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Home My WebLink AboutPacket DATE: August 18, 2025 TO: Planning Commission and City Council FROM: Demi Engman, Director of Planning and Community Development SUBJECT: Consider a request for a Specific Use Permit to allow a retail Liquor store within a GC-MD-2 (General Commercial —Multiple Family Dwelling-2) District. FILE: PZ2025-237 STAFF REPORT Nadia Figueroa Morfin requests a Specific Use Permit to open a retail Liquor store to be located at 4515 N Major Drive, Suite A. The GC-MD-2 (General Commercial- Multiple Family Dwelling- 2) zoning district requires a Specific Use Permit for all new proposed land uses. The store will sell a variety of ales and spirits, mixers and other retail products. Planning staff recommends approval of the request with the following condition: 1. Shall comply with all applicable Building and Fire codes. Please note that final occupancy approval is subject to review and acceptance of submitted plans and field inspections to verify compliance with applicable codes. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners_ 17 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being plat RS-5, Tracts 5, 5A, 6 & 17, D. Easley Survey, Abstract 20, Beaumont,Jefferson County, Texas, Containing 5.35 acres, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 28-26.E, ZONING ORDINANCE) Application Application is in is not in Comments compliance compliance Attached Conditions: 1. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, or significantly diminish or impair property values within the immediate vicinity; X 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; X 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; X 4. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments; X 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; X 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; X 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and, X 8. That the proposed use is in accordance with the Comprehensive Plan. X GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Nadia Figueroa Morfin PROPERTY OWNER: Phuc N Le LOCATION: 4515 N Major Drive, Suite A EXISTING ZONING: GC-MD-2 (General Commercial—Multiple Family Dwelling-2) PROPERTY SIZE: -5.35 acres, more or less EXISTING LAND USES: Commercial FLOOD HAZARD ZONE: X—Area determined to be outside the 500 year floodplain. SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Commercial GC-MD-2 (General Commercial- Multiple Family Dwelling-2) EAST: Commercial GC-MD-2 SOUTH: Vacant A-R (Agricultural-Residential) WEST: LNVA Canal GC-MD (General Commercial-Multiple Family Dwelling) COMPREHENSIVE PLAN: Neighborhood Growth Unit STREETS: N. Major Drive—Major Arterial with a 165' right-of-way and a total of 80' in pavement width. DRAINAGE: Open ditch WATER: 6" water line SANITARY SEWER SERVICE: 8" Sanitary sewer line PROPERTY OWNERS NOTIFIED WITHIN 200 FEET L& M MUTUAL INVESTMENT LLC MACK(BEAUMONT) LLC RANKIN NICK G LE'S BEAUMONT FAMILY INVESTMENTS II LP LOWER NECHES VALLEY AUTHORITY LE'S BEAUMONT FAMILY INVESTMENTS II LP STONELEIGH ON MAJOR LLC LE'S BEAUMONT FAMILY INVESTMENTS II LP ASAS DEVELOPMENT LLC LAUMONT Planning & Community Development Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type: Specific Use Permit Tag Name: SUP-Liquor Store in G2 (8/18) Case#: PZ2025-237 Initiated On: 7/17/2025 12:06:24PM Location: 4515 N MAJOR DR, BEAUMONT, 77713 Individuals listed on the record: Applicant NADIA FIGUEROA MORFIN Home Phone: 4097903890 2817 Windsor Lane Work Phone: Port Neches,TX 77651 Cell Phone: 4097903890 E-Mail: mikesliquor2@gmail.com Property Owner phuc n Le Home Phone: 855 flicker street Work Phone: Bridge City,TX 77611 Cell Phone: 4092013248 E-Mail: lbfmanagementllc@yahoo.com Case Type:Planning and Zoning Page 1 of 3 Case#: PZ2025-237 Printed On:7/28/2025 • KIAUl ) j1T Planning &Community Development Legal Description PL RS-5 70 TR 5 ABST 20 D Easley Associated survey: Daniel Easley Survey,Abstract 20 (+4.98 acres) Number of Acres 0.99 Proposed Use Retail liquor store to go only That the specific use will be The proposed liquor store use will be compatible with and not compatible with and not injurious to injurious to the use and enjoyment of other property in the area.The the use and enjoyment of other store will operate strictly within Texas state hours and will sell only property, nor significantly diminish or sealed, off-premise beverages, ensuring no on-site consumption. This impair property values within the use is consistent with nearby commercial activity and is not immediate vicinity expected to significantly diminish or impair property values in the immediate vicinity. That the establishment of the specific The establishment of the liquor store will not impede the normal and use will not impede the normal and orderly development and improvement of surrounding vacant property. orderly development and improvement The store is designed to occupy an existing retail space in a of surrounding vacant property; commercial plaza, allowing adjacent properties to continue developing in a manner consistent with the city's growth and zoning plans. That adequate utilities,access roads, Adequate utilities, access roads,drainage, and all necessary drainage and other necessary supporting facilities are already in place to serve the liquor store.The supporting facilities have been or will property is located within a developed retail plaza with proper be provided infrastructure to accommodate the proposed use without burdening city services. The design, location and arrangement The design, location, and arrangement of driveways and parking of all driveways and parking spaces spaces provide for safe and convenient movement of both vehicles provides for the safe and convenient and pedestrians. The liquor store will use the existing parking lot, movement of vehicular and pedestrian which has been planned to safely accommodate customer traffic traffic without adversely affecting the general public or adjacent developments. That adequate nuisance prevention Adequate nuisance prevention measures will be in place to control measures have been or will be taken any potential offensive odor,fumes,dust, noise, or vibration. Since all to prevent or control offensive odor, products are prepackaged and consumed off-site, and no production fumes, dust,noise and vibration takes place on the premises, the operation is inherently quiet and clean, minimizing any potential disturbances to neighbors. That directional lighting will be Directional lighting will be provided and shielded appropriately to avoid provided so as not to disturb or disturbing or adversely affecting neighboring properties. Existing adversely affect neighboring exterior lighting for the plaza is already in compliance and ensures properties the area remains safe and welcoming without creating light pollution. That there are sufficient landscaping There is sufficient existing landscaping and screening to maintain and screening to insure harmony and harmony and compatibility with adjacent properties. The liquor store compatibility with adjacent property will maintain the property's current appearance and contribute to the orderly and attractive character of the retail plaza. Case Type: Planning and Zoning Page 2 of 3 Case#: PZ2025-237 Printed On:7/28/2025 KFAUMONT Planning & Community Development That the proposed use is in The proposed use is in accordance with the city's comprehensive accordance with the Comprehensive plan,which allows for retail and commercial development in this area. Plan A liquor store operating within state and local regulations supports the economic activity envisioned in the plan while serving community needs. Notes: Case Type:Planning and Zoning Page 3 of 3 Case#:PZ2025-237 Printed On:7/28/2025 Nadia Figueroa 4515 N Major Dr,Beaumont,TX 77713 I Email: [Your Email Address] I Phone: (409) 790-3890 July 15, 2025 City of Beaumont Planning&Community Development P.O. Box 3827 Beaumont,TX 77704 RE: Specific Use Permit Application for Liquor Store at 4515 N Major Dr, Beaumont,TX 77713 To Whom It May Concern: I am submitting this letter as part of my application for a Specific Use Permit(SUP) for the property located at 4515 N Major Dr, Beaumont,TX 77713.This letter outlines the proposed use of the property and the activities and processes that will take place on the premises,in accordance with the City of Beaumont's SUP application requirements. Proposed Use: Operation of a retail liquor store. Processes and Activities Involved: • -The business will operate Monday through Saturday, from 10:00 AM to 10:00 PM. • -The site will include an existing retail space approximately 1,500 square feet with customer area, checkout counter, display shelves,and storage area. • -Activities on the property will include retail sales of packaged alcoholic beverages to customers for off-site consumption. • - Parking,loading areas, and pedestrian access will be provided in compliance with city requirements. • - Landscaping and screening buffers will be installed where applicable, in accordance with city ordinances. Zone Requested (if applicable): N/A(if no rezone is requested). Nadia Figueroa 4515 N Major Dr,Beaumont,TX 77713 I Email: [Your Email Address] I Phone: (409) 790-3890 Additional Details: • - Drainage and natural features on the site will be maintained or improved as required by city standards. • -All required landscaping, fencing, and screening will conform to Sections 28.04.006 and 28.03.006 of the zoning ordinance. • - Proposed signage will comply with Sections 28.04.003 or 28.03.021,as applicable. I am committed to complying with all applicable city regulations and to working with the Planning&Community Development staff to ensure this project is a positive addition to the community. Please feel free to contact me at(409) 790-3890 or [your email] should you need additional information or clarification regarding this application. Thank you for your time and consideration. Sincerely, Nadia Figueroa LED LIGMTWG.SnbWlgnurg auWrfn tnwma.a•,, Q3/. 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ICu.Yd.) 20211nternatlonal Residential Code �IIIIII I�'�III�` ou6o Posna+e E Tom/ 2J21].25 0.21 IBRO.RI IWUSO*ill� 2021 International Fuel Gas Code Y. w["m ss 1= 2021 Beaumont Plumbing Code • e _ •Value ad riled t or fill fenny after Than I.0 2021 International Property Maintenance Code .,o. Fe 1 by ca. 2021 International Methanol Code .e.....,. 2021 International Fire Code DUMPSTE0.ENCLOSURE DETAIL n 2020 National Electrkal Cade ,.o+•," s NT$ 20201CC 6W Standard for Residential Construction in Nigh Wind Regions Code Additional questions may be directed to the Building Codes Division at 409eso3100.Please note that all codes have localamendments- C—1 PZ2025-237: Request for approva' -` a Specific Use Permit to allow E -`ail Liquor store N within a GC-NI6-2 (General Comn....,:ial-Multiple Family Dwelling-2) „..,trict. Applicant: Nadia Figuero Morfin Location: 4515 N Major Drive, Suite A 0 200 W Feet Legend \\ 1./. m, PZ2025-237 All dllhhk AI 1 i II 011...../ ` _- NORTHWESTAll 1111111111111111111111111to_rism 1111111"11111 11111 11111 ---_ --- - ■ AIM �n WESTHAVEN-- - i iNI