HomeMy WebLinkAboutPZ2023-179DATE: May 15, 2023
TO: Planning Commission
FROM: Demi Engman, Planning Manager
SUBJECT: To consider a request for Preliminary Plat approval of Emerald Point Subdivision,
Beaumont, Jefferson County, Texas.
FILE., PZ2023-179
STAFF REPORT
Faust Engineering and Surveying-, Inc. is requesting approval to the Preliminary Plat of Emerald
Point Subdivision located at 6820 Griffing Road just west of Guess Elementary School. The
subdivision proposes to create twenty (20) residential lots along the proposed Joanna Road off
Griffing Road, Road, water and sanitary sewer service will be provided with extension of city
services on Griffing Road. Storm service will be routed to a detention pond and then metered
out to a roadside ditch on Griffing Road. The detention pond and tie-in will be designed for
net -zero impact. The developer intends to install 5' sidewalks along Griffing Road and 4'
sidewalks within the subdivision as the homes are built.
Faust Engineering and Surveying, Inc. request a waiver to the lot depth of 100" on Lot 10 and
11. In order to work with the spirit of the ordinance, they have widened Lot 10 and 11 to
allow the buildable area to be equivalent or greater than the minimal area required by
ordinances and the typical lots in this proposed subdivision.
Section 26.03.008(a)(2) states, "'Streetlights shall be installed at a// intersections and at
additional locations not less than two hundred (200) feet apart. Locations shall be designated
so as to provide an average separation of approximately two hundred fifty (250 feet.
Variations shall occur only where lot widths and or other conditions necessitate." Address
condition #1.
Sec. 26.03.001(2) states, "Land which the planning commission finds to be unsuitablefor
subdivision or development due toflooding, improper drainage ... shall not be subdivided or
de eloped unless adeq ua te m e th o ds are form u /a ted by the developer and app ro ve d b y plan n in g
com m ission th a t will salve the problems created by the unsuitable land conditions." Address
condition 42.
Staff recommends approval with the following conditions:
1. Provide proposed streetlight locations.
2. Provide Secondary Drainage System for overland flow up to 100-year on all drainage
plans and construction plans shall include 10-err and 100-yr HGLs.
This item was sent to all interested parties.
Exhibits are attached.
GENERAL INFORMATION/PUBLIC UTILITIES
PROPERTY OWNER:
LOCATION:
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES:
FLOOD HAZARD ZONE:
URROUNUNG LAND USES:
NORTH:
Commercial
EAST:
Residential
SOUTH:
Residential
WEST-
Residential
COMPREHENSIVE PLAN:
STREETS:
DRAINAGE:
WATER & SANITARY
SEWER SERVICE:
Faust Engineering and Surveying, Inc.
Rami Khdeir
6820 Griffin g Road
RS (Residential Single Family Dwelling)
5.72 acres, more or less
Vacant
"X" - Areas determined to be outside 500-year
floodplain
RS (Residential Single Family Dwelling)
RS
RS
RS
Stable Area
Griffins Road — Major Collector with a 60'
right-of-way and a 25'pavement width.
Joanna Road — Proposed Residential Street with
a 50' right-of-way and a 27' pavement width.
Curb & gutter
Extension of City
water and
Sanitary Sewer
B.E MONT
Planning &C*mMawrty 06w1ppment
Property Information
SUBDIVISION APPLICATION
X Preliminary Plat Amended Plat
Mal Plat Replat
Minor Plat Vacate Plat
SubdWon Canna
Address tocaUian
Emerald Point
Griff ng Road
OkKk(s).
if of Aues:
If of Lots, kv of VAILS.
4.87 Acres
20
flicant Information
Name: cbmpmy'
Aaron Ward Faust Engineering and Surveying Inc.
Ma[LngAddrew Mr. state: 7jp:
5550 Eastex Freeway., Suite 0 Beaumont Texas 77708
Phone: Ernal:
409-813-3410 aaron@fausteng-com
Owner Information
Name; camp any:
Rami Khdeir
FAVUrq Address: CRY: statt., 2]p:
7865 Quail Court Beaumont Texas 77713
Phone; EmW:
409-225-0256 ramil979@aol.com
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AppTantVgnature
Date
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Date
Applicant
check (V)Check
City
(v)
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, Ic)t and street boundary lines referenced to Texas State Plane Coordinate Systern.
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 regulatiGns placed on the approval of plat shown clearly on map
Checklist of items required on Preliminary Plat map:
1. Title or name of plat, meridian north point vicinity map and name and signature of owner.
2. Written evidence of ownership.
3. Scale of m a P shown on ma P, 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.
S. Existing and proposed streets with street names.
V(—
6. Plan of subdivision with blocks, lots, alleys, easements, building lines, parks and dimensions.
J(
7. Location of existing and proposed sewers, water, gas mains, as well as storm and drainage easements.
M
8. Topography if the surface is markedly uneven.
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9. Boundaries and elevations of a I I areas located in the flood hazard.
N A
10. Location of all existing pipeline easements with size, type of product and pressure.
11. Name of registered surveyor/engineer responsible for preparing the plat.
v"F
12. List of all restrictive covenants, conditions, and limitations tGgovern property being subdivider.
_V914N,
InT rrti
Sf&rt;tuVre of re-sporsfbfe 0&jiver/Surveyor Date
lip p-11cat on Acceptance:
5 Fgk3are Date
PLANNING & COMMUNITY
DEVELOPMENT
T 409.880.3100
F 409.880.3133
.PO Box 387 1 Beaumont, TX
FAUST���� �ng and Surveying, Inc.
Professional Engineers and Professional Surveyors Telephone (409) 813-3410
5550 eastexFreeway, Suite o
Beaumont, Texas rrroo
Surveying Firm Registration No, zmmz+nu
Engineering Firm Registration No, 4800
April 19,2023
City of Beaumont Planning and Zoning
QOlMain Street
Beaumont, Texas 777U1
To Whom It May Concern:
Attached for consideration is a Preliminary Plat for Emerald Point, a proposed 20 lot subdivision
on Gri0Ong Road, Emerald Point is a subdivision containing 4.87 acres ofland including e 0.85 acre
tract to be designated fora detention pond. Road, water, and sanitary sewer service will be
prov ded vv|Lh the extension of the city services on GhfOng Road. Storm service will be routed to
a detention pond and then metered out to a roadside ditch on Griffing Road. The detention pond
and tie-in will be designed fornet'naro impact.
Asapart ofour preliminary plat, vveare requesting the Planning Commission waive one item
with the approval ofthis preliminary plat:
1. We are requesting the Planning Commission waive the requirement for a mean lot
depth of1OOfeet on Lot lO and Lot 12. In order to work with the spirit ofthe ordinance,
we have widened Lot lO and Lot ll to eUovv a building area equivalent orgreater than
the minimal area required by the subdivision ordinance and the typical lots in this
proposed subdivision.
|nsummary, regarding the right of way variance request:
�e����i��h���U��d�me�\��pub)���h�����
orinjurious tootherproperUes.ThevahancewiUonk/affec\LotDJandLotl1,whichvviU
have awider building area.
- The conditions upon which the request for avariance bbased are unique to the property
for which the variance is sought and are not applicable generally to other property. Given
the narrow shape of the parent tract and detention requirements, our lot depth is limited
but the lot areas exceed the minimal subdivision requirement.
Because of the particular physical surroundings, shape ortopographical conditions of the
specific property involved, a particular hardship to the owner would result, ao
distinguished from a mere inconvenience, if the strict terms of these regulations are
enforced. Due to the narrow shape of the parent tract and detention requirements, this
project would not move forward without this variance. This would result in a large
financial loss tothe owner.
' The variance will not in any significant vvey vary the provisions of the zoning ordinance
zoning map, or comprehensive plan. It would only have minimal impact, as it is only
pertaining to the ordinance regarding mean lot depth' This would be offset by the
increased lot vv\d1h^ which would provide a building area equivalent or greater than
typical lots featured /nthis proposed subdivision,
Per your mqu\rements,,wehave attached the following items:
l) 2copies ofthe signed Preliminary Plat.
2) lcopy ofthe Signed Subdivision Application.
3) lcopy ofthe current deed.
Thank you for your assistance >nthis matter. |fyou have any questions, | can bereached bv
telephone at4O9'D13-34lO.
For the Firm,,
Richard F.Faus� P.E.
Registered Professional Land Surveyor No. 4782
Registered Profess\o)na|Eng(nnerNo. 5O10B
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Z2023-179: Request for a Preliminary Plat approval of Emerald Point Subdivision, Beaumont, Jefferson
aunty, Texas.
,pplicant: Faust Engineering and Surveying, Inc.
acation: 6820 Griffing Road
0 100 200
1.i -L I Feet
Lege n d
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PZ2023-1 7
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