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HomeMy WebLinkAbout01-26-26 PC Minutes * M I N U T E S * JOINT PUBLIC HEARINGS PLANNING COMMISSION CITY COUNCIL City Council Chambers January 26, 2026 A Joint Public Hearing of the Planning Commission and City Council was held on January 26, 2026 and called to order at 3:03 p.m. with the following members present: Commission Members present: Chair Lynda Kay Makin Commissioner Johnny Beatty Commissioner Hamza Jabbar Commissioner Shawn Javed Commissioner Darius Linton Commissioner Lauren Mason Commissioner Mark Sonnier II Commissioner Janelle Templeton *arrived at 3:06 p.m. Alternate Commissioner Eddie Senigaur (not voting) Alternate Commissioner Rogers Sorrell, Jr. (not voting) Commission Members absent: Commissioner Bill Little Councilmembers present: Mayor Roy West Councilmember Cory Crenshaw Councilmember Chris Durio Councilmember Mike Williams Also present: Sharae Reed, City Attorney Demi Engman, Director of Planning & Community Development Elayna Luckey, Planner II Catherine Saur Allen, Recording Secretary Kenneth Williams, City Manager Chris Boone, Assistant City Manager APPROVAL OF MINUTES Commissioner Jabbar moved to approve the minutes of the Joint Public Hearings held on December 15, 2025. Commissioner Beatty seconded the motion. The motion to approve the minutes carried 7:0. 1 $ Planning Commission $$$ January 26, 2026 REGULAR MEETING 1) PZ2025-385: Request for approval of an Abandonment to a portion of the unimproved right-of-ways for Ocean Street and Rainbow Street. Applicant: Zach Rowe, Leavins Engineering & Design, LLC Location: 9cVR!SVXZ__Z_X!Re!Raac`iZ^ReV\]j!.1-p!_`ceY!`W!eYV!Z_eVcdVTeZ`_d!Re!<`c\]Vj! Avenue and HTVR_!LecVVe!R_U!KRZ_S`h!LecVVe!VieV_UZ_X!e`!eYV!_`ceY!Raac`iZ^ReV\]j!5/-p MYZd!ZeV^!hRd!eRS\]VU!Sj!eYV!Raa\]ZTR_epd!cVbfVde+ 2) PZ2025-426: Request for approval of a Preliminary Plat of Vision Village, Phase 1, Beaumont, Jefferson County, Texas. Applicant: Emmanuel Baptist Church of Jesus Christ Location: 2695 S. Major Drive Mrs. Engman presented the staff report. Emmanuel Baptist Church of Jesus Christ is requesting approval of the Preliminary Plat for Vision Village, Phase I. The property is located just south of 2695 S. Major Drive. The proposed roadway would extend approximately 715 feet to the east and include a temporary cul-de-sac and two (2) lots. The overall master plan shows a total of ninety- five (95) residential lots and two (2) lots intended for church use. All development must comply hZeY!eYV!<Zejpd!k`_Z_X!T`UV+ The plat was first proposed in 2006 and amended in 2008 and 2013. It was amended again and approved in 2022, at which time infrastructure construction began. However, the infrastructure was not completed and has not been dedicated to the City. It should be noted, prior to acceptance of water or sewer utilities, the lines must be fully retested and inspected to ensure they meet the City of Beaumont Water Department compliance and standards. Slides of the plat, subject property, and surrounding area were shown. Staff recommended approval with the following conditions: Streetlights shall be installed in accordance with Section 26.03.008 of the City of Beaumont 52 Code of Ordinances. 62 LYR\]\]!RUU!R!a\]Re!_`eV!deReZ_X)!neV^a`cRcj!Vc`dZ`_!T`_ec`\]!^VRdfcVd!^fde!cV^RZ_!Z_!a\]RTV! until aVc^R_V_e!^VRdfcVd!RcV!VdeRS\]ZdYVU+o 72 LYR\]\]!RUU!R!a\]Re!_`eV!deReZ_X)!nR\]\]!ac`aVcej!`h_Vcd!hZ\]\]!SV!cVbfZcVU!e`!T`_decfTe!R!1p!`c!2p!ZW! required wide concrete sidewalk adjacent to the street, located 4 feet from the back of curb. At street intersections, if Raa\]ZTRS\]V)!dZUVhR\]\\d!RcV!e`!Z_T\]fUV!T`_decfTeZ`_!`W!R!2p!hZUV! 6$ $ Planning Commission $$$ January 26, 2026 landing to tie-in with concrete access ramps. If any lot is not developed within five (5) jVRcd!`W!cVT`cUReZ`_!`W!eYV!WZ_R\]!a\]Re)!eYV!TfccV_e!`h_Vc!dYR\]\]!T`_decfTe!eYV!dZUVhR\]\\+o Shall provide the Engineering Office with a copy of an approved permit issued by the Texas 82 Department of Transportation permitting Emannuel Drive to tie-in to Major Drive prior to issuance of a construction permit. All related drainage easements associated with Phase I of Vision Village must be filed and 92 recorded prior to issuance of a construction permit. Installation of infrastructure, including the lift station and force main, water and wastewater :2 lines, shall comply with all State and local regulations and are subject to approval by the City Engineer prior to issuance of a construction permit. Individual grinder pumps shall only have a single connection or be subjected to the full <2 requirements of the TAC Title 30 §217.61, per TAC Title 30 §217.61(i). Manhole on Major Drive must meet City and TCEQ requirement. Force main must be =2 capped at future lift station location. Shall submit drainage calculations and plans in accordance with State and local regulations >2 and are subject to approval by the City Engineer prior to issuance of a construction permit. The applicant was present. Don King, of Fitz and Shipman, 1405 Cornerstone Ct, addressed the Commission. He stated that they have been working on this for years and as time has passed, they are having to reapply. He added that they agree with the conditions and look forward to moving forward with the project. Discussion followed concerning the details of Phase I and the timeline being one to two years. The public hearing on this item was opened at 3:12 p.m. th Sam Parigi, 445 N 14 St, addressed the Commission. He stated that he owns adjacent property and had some concerns about water and sewer but was in favor of the request. The applicant addressed the Commission in rebuttal. He stated that any water and sewer concerns will be addressed with the engineer. The public hearing was closed. Commissioner Mason moved to approve the request for a Preliminary Plat of Vision Village, Phase 1, Beaumont, Jefferson County, Texas, as requested in PZ2025-426, with the following conditions: Streetlights shall be installed in accordance with Section 26.03.008 of the City of Beaumont 52 Code of Ordinances. 7$ $ Planning Commission $$$ January 26, 2026 62 LYR\]\]!RUU!R!a\]Re!_`eV!deReZ_X)!neV^a`cRcj!Vc`dZ`_!T`_ec`\]!^VRdfcVd!^fde!cV^RZ_!Z_!a\]RTV! until permanent measu cVd!RcV!VdeRS\]ZdYVU+o 72 LYR\]\]!RUU!R!a\]Re!_`eV!deReZ_X)!nR\]\]!ac`aVcej!`h_Vcd!hZ\]\]!SV!cVbfZcVU!e`!T`_decfTe!R!1p!`c!2p!ZW! required wide concrete sidewalk adjacent to the street, located 4 feet from the back of curb. At street intersections, if applicable, sid VhR\]\\d!RcV!e`!Z_T\]fUV!T`_decfTeZ`_!`W!R!2p!hZUV! landing to tie-in with concrete access ramps. If any lot is not developed within five (5) jVRcd!`W!cVT`cUReZ`_!`W!eYV!WZ_R\]!a\]Re)!eYV!TfccV_e!`h_Vc!dYR\]\]!T`_decfTe!eYV!dZUVhR\]\\+o Shall provide the Engineering Office with a copy of an approved permit issued by the Texas 82 Department of Transportation permitting Emanuel Drive to tie-in to Major Drive prior to issuance of a construction permit. All related drainage easements associated with Phase I of Vision Village must be filed and 92 recorded prior to issuance of a construction permit. Installation of infrastructure, including the lift station and force main, water and wastewater :2 lines, shall comply with all State and local regulations and are subject to approval by the City Engineer prior to issuance of a construction permit. Individual grinder pumps shall only have a single connection or be subjected to the full <2 requirements of the TAC Title 30 §217.61, per TAC Title 30 §217.61(i). Manhole on Major Drive must meet City and TCEQ requirement. Force main must be =2 capped at future lift station location. Shall submit drainage calculations and plans in accordance with State and local regulations >2 and are subject to approval by the City Engineer prior to issuance of a construction permit. Commissioner Sonnier seconded the motion. The motion to approve the request carried 8:0. JOINT PUBLIC HEARINGS Mayor West called the Joint Public Hearings of January 26, 2026 to order at 3:15 p.m. and explained the purpose of the Joint Public Hearing process. Mayor West then turned the meeting over to Chair Makin to conduct the Joint Public Hearings. 3)PZ2025-369: Request for approval of a Specific Use Permit to allow an apartment complex in a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District. Applicant: Woda Cooper Development, Inc. Location: 7155 Calder Avenue MYZd!ZeV^!hRd!eRS\]VU!Re!eYV!Raa\]ZTR_epd!cVbfVde+ 4) PZ2025-383: Request for approval of a Specific Use Permit to allow a second dwelling 8$ $ Planning Commission $$$ January 26, 2026 in an R-S (Residential-Single Family Dwelling) District. Applicant: Aby Azurdia Location: 3810 Baldwin Drive Mrs. Engman presented the staff report. Aby Azurdia, on behalf of Eder Matias, is requesting a Specific Use Permit to allow a second dwelling unit on the property located at 3810 Baldwin Drive, which is zoned R-S (ResidentialSingle-Family Dwelling). The second dwelling is intended to m be used as an accessory dwelling unit. A Specific Use Permit is required when an accessory dwelling unit is not occupied by a family member of the person living in the main dwelling, in accordance with Section 28.04.008(b)(6) of the Beaumont Code of Ordinances. Mr. Azurdia intends for the accessory dwelling unit to be occupied by individuals who are not family members. The accessory building was converted into a second dwelling unit without the required permits or a Specific Use Permit. Slides of the site plan, subject property, and surrounding area were shown. The Planning staff recommended approval of this request with the following condition: 1. Shall obtain all applicable building permits and any required inspections through the Building Codes Department. Seventeen (17) notices were mailed to property owners within two hundred (200) feet of the subject property. Zero (0) responses were received in favor and zero (0) were received in opposition. The applicant was not present. The public hearing on this item was opened and closed at 3:17 p.m. without comment. Commissioner Jabbar moved to approve the request for a Specific Use Permit to allow a second dwelling in an R-S (Residential-Single Family Dwelling) District, as requested in PZ2025-383, with the following condition: 1.Shall obtain all applicable building permits and any required inspections through the Building Codes Department. Commissioner Sonnier seconded the motion. The motion to approve the request carried 8:0. 5) PZ2025-386: Request for approval of a Rezoning from an RM-H (Residential-Multiple Family-Highest Density) District to GC-Md (General Commercial-Multiple Family Dwelling) and GC-MD-2 (General Commercial-Multiple Family Dwelling-2) Districts. Applicant: Zach Rowe, Leavins Engineering & Design, LLC Location: Approximately 46.7 acres west and south of 4195 Milam Street 9$ $ Planning Commission $$$ January 26, 2026 MYZd!ZeV^!hRd!eRS\]VU!Re!eYV!Raa\]ZTR_epd!cVbfVde+ 6) PZ2025-412: Request for approval of a Specific Use Permit to allow a cocktail bar within a GC-MD (General Commercial-Multiple Family Dwelling) District. Applicant: Tyler Wharton Location: 2533 Calder Avenue Mrs. Engman presented the staff report. Tyler Wharton is requesting approval of a Specific Use Permit to allow a cocktail bar located at 2533 Calder Avenue. The full-service bar will occupy Unit 1 of the building and include twenty-seven (27) parking spaces. All business activities will take place inside the building, with no amplified sound outdoors. Slides of the site plan, subject property, and surrounding area were shown. The Planning staff recommended approval of the request with the following conditions: 1. The establishment and property premises shall remain in compliance with the building code, fire code, zoning code, offenses and nuisance code, health and sanitation code and all other applicable codes of the city. 2. Construction plans must meet all requirements by Water Utilities for water and sanitary -flow, pre-treatment and/or dVhVc!dVcgZTVd)!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejpd!SRT\\ FOG program. 3. Center program and LYR\]\]!V_c`\]\]!Z_!eYV!:VRf^`_e!I`\]ZTV!=VaRce^V_epd!KVR\]!MZ^V!<cZ^V maintain annual subscriptions thereafter or employ security patrols during operating hours. Twenty-six (26) notices were mailed to property owners within two hundred (200) feet of the subject property. One (1) response was received in favor and zero (0) were received in opposition. The letter in favor stated that they were in favor as long as adequate parking was available. Brief discussion followed concerning the hours of operation with staff deferring to the applicant for that information. The applicant was present. Tyler Wharton, 2467 Calder Avenue, Beaumont, Texas addressed the Commission. He stated that he intended the hours of operation to be 4:00 p.m. to 11:00 p.m. Thursday through Saturday. He stated that he has not owned a bar before but owns several properties and does rent to bars. He intends to keep the business small with 3 employees and plans to serve food in the future. He hopes to open around May. He added that he owns some of the nearby properties which could be used for parking if needed. Further discussion followed concerning the entrance and exit of the business. The public hearing on this item was opened and closed at 3:27 p.m. without comment. Commissioner Sonnier moved to approve the request for a Specific Use Permit to allow a cocktail :$ $ Planning Commission $$$ January 26, 2026 bar within a GC-MD (General Commercial-Multiple Family Dwelling) District, as requested in PZ2025-412, with the following conditions: 1. The establishment and property premises shall remain in compliance with the building code, fire code, zoning code, offenses and nuisance code, health and sanitation code and all other applicable codes of the city. 2. Construction plans must meet all requirements by Water Utilities for water and sanitary sewer services, including a-flow, pre-treatment and/or _j!cVbfZcV^V_ed!`W!eYV!<Zejpd!SRT\\ FOG program. 3. LYR\]\]!V_c`\]\]!Z_!eYV!:VRf^`_e!I`\]ZTV!=VaRce^V_epd!KVR\]!MZ^V!<cZ^V!<V_eVc!ac`XcR^!R_U! maintain annual subscriptions thereafter or employ security patrols during operating hours. Commissioner Linton seconded the motion. The motion to approve the request carried 8:0. 7) PZ2025-419: Request for approval of a Specific Use Permit to allow a restaurant within a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District. Applicant: Kyle Mulvey, Pape-Dawson Location: 3209 Shannon Avenue Mrs. Engman presented the staff report. Kyle Mulvey of Pape-Dawson, is seeking approval of a Specific Use Permit to allow a quick service restaurant to be located at 3209 Shannon Avenue. The property was approved by the Planning Commission and City Council in November of 2025 to be rezoned from R-S (Residential-Single Family Dwelling) to GC-MD-2 (General Commercial Multiple-Family Dwelling-2). The GC-MD-2 zoning district requires a Specific Use Permit for all new land uses. To better screen the commercial use from the existing residential properties to the southwest, Planning recommends a 6-foot-wide landscaping buffer along the western edge of the property extending south the length of the building and drive-thru area. The buffer should include either one Class A tree or two Class B trees every 25 linear feet, with a minimum of 3 feet between trees. -of-way. Na!e`!0!WVVe!`W!eYV!cVbfZcVU!\]R_UdTRaZ_X!SfWWVc!^Rj!SV!\]`TReVU!hZeYZ_!eYV!<Zejpd!cZXYe Slides of the site plan, subject property, and surrounding area were shown. The Planning staff recommended approval of the request with the following conditions: 1. Construction plans must meet all requirements by Water Utilities for water and sanitary -flow, pre-treatment and/or dVhVc!dVcgZTVd)!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejpd!SRT\\ FOG program. 2. Shall be in compliance with Section 28.04.006 Landscaping and screening requirements of eYV!:VRf^`_e!<`UV!`W!HcUZ_R_TVd)!Z_T\]fUZ_X!Z_deR\]\]ReZ`_!`W!R!3p!hZUV!\]R_UdTRaZ_X!SfWWVc! along Shannon Avenue <$ $ Planning Commission $$$ January 26, 2026 3. Shall maintain the site, including but not limited to trash receptacles, in strict compliance with the offenses and nuisances code, health and sanitation code, and all other applicable codes of the city. 4. A 6-foot-wide landscaping buffer shall be installed along the western edge of the property, extending south the full length of the building and drive-thru area, to screen the commercial use from the existing residential properties to the southwest. The buffer shall include either one Class A tree or two Class B trees every 25 linear feet, with a minimum spacing of 3 feet between trees. Up to 3 feet of the required landscaping buffer shall be permitted within -of-way. eYV!<Zejpd!cZXYe Twenty-four (24) notices were mailed to property owners within two hundred (200) feet of the subject property. Two (2) responses were received in favor and zero (0) were received in opposition. There was also a letter received asking for the location but did not state if it was in favor or opposition. The applicant was present. Kyle Mulvey of Pape-Dawson, 2107 CityWest Boulevard, Houston, Texas addressed the Commission. He stated that he agreed to the conditions and that the restaurant would be a Taco Bell and the timeline depends on the process but hoped for it to move quickly. The public hearing on this item was opened and closed at 3:32 p.m. without comment. Commissioner Linton moved to approve the request for a Specific Use Permit to allow a restaurant within a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District, as requested in PZ2025-419, with the following conditions: 1. Construction plans must meet all requirements by Water Utilities for water and sanitary -flow, pre-treatment and/or dVhVc!dVcgZTVd)!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejpd!SRT\\ FOG program. 2. Shall be in compliance with Section 28.04.006 Landscaping and screening requirements of eYV!:VRf^`_e!<`UV!`W!HcUZ_R_TVd)!Z_T\]fUZ_X!Z_deR\]\]ReZ`_!`W!R!3p!hZUV!\]R_UdTRaZ_X!SfWWVc! along Shannon Avenue 3. Shall maintain the site, including but not limited to trash receptacles, in strict compliance with the offenses and nuisances code, health and sanitation code, and all other applicable codes of the city. 4. A 6-foot-wide landscaping buffer shall be installed along the western edge of the property, extending south the full length of the building and drive-thru area, to screen the commercial use from the existing residential properties to the southwest. The buffer shall include either one Class A tree or two Class B trees every 25 linear feet, with a minimum spacing of 3 feet between trees. Up to 3 feet of the required landscaping buffer shall be permitted within -of-way. eYV!<Zejpd!cZXYe =$ $ Planning Commission $$$ January 26, 2026 Commissioner Sonnier seconded the motion. The motion to approve the request carried 7:0:1 (Jabbar). 8) PZ2025-427: Request for approval of a Specific Use Permit to allow a vehicle storage facility within a GC-MD (General Commercial-Multiple Family Dwelling) District. Applicant: Hani Tohme Location: 1213 Liberty Avenue Mrs. Engman presented the staff report. Hani Tohme, on behalf of property owner Kareem Ribhi Asfour, requests approval of a Specific Use Permit to operate a Vehicle Storage Facility at 1213 Liberty Street. The SUP is required to increase vehicle storage at the site from ten (10) to twenty- one (21) vehicles. The proposed hours of operation are Monday through Friday, 8:00 a.m. to 5:00 p.m.; however, the owner and authorized personnel will have 24-hour, seven-day access to the facility. Slides of the site plan, subject property, and surrounding area were shown. The Planning staff recommended approval of the request with the following conditions: 1. The applicant shall comply with Article 6.08 Tow Trucks, Towing Companies, and Tow Truck Operators of the Beaumont Code of Ordinances. 2. The establishment and property premises shall remain in compliance with the building code, fire code, zoning code, offenses and nuisance code, health and sanitation code and all other applicable codes of the city. 3. All repossessed or towed items must be located within the enclosed area and shall not be stored on any right-of-way. 4. If applicable, any lighting installed on the property shall deflect away from neighboring properties. 5. The sidewalk along Liberty Street abutting the property shall be unearthed and repaired prior to issuance of a Certificate of Occupancy. 6. All landscaping shall be installed and maintained in accordance with Section 28.04.006 of the Beaumont Code of Ordinances. 7. Shall comply with drainage criteria set forth in Drainage District No. 6, drainage manual. 8. Any future construction plans must meet all requirements by Water utilities for water and -flow, pre-treatment dR_ZeRcj!dVhVc!dVcgZTVd)!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejpd!SRT\\ and/or FOG program. >$ $ Planning Commission $$$ January 26, 2026 Twenty-three (23) notices were mailed to property owners within two hundred (200) feet of the subject property. Zero (0) responses were received in favor and one (1) was received in opposition. The letter in opposition stated there were concerns about criminal activity and blight. The applicant was present. Hani Tohme of Golden Triangle Consulting Engineers, 85 Interstate Frontage Road, Suite 204-A, Beaumont, Texas addressed the Commission. He stated that this location is currently allowed by right to have 10 vehicles and they are requesting to expand this number to up to 30 vehicles. He added that the property is surrounded by warehouses and auto mechanics so it will be similar business. He also added that there will be monitored security cameras and fencing to prevent criminal activity and to improve the appearance. He does agree to the conditions. Further discussion followed concerning the placement and number of the vehicles. It was th suggested to add a 9 condition to add the limit of 30 vehicles. The public hearing on this item was opened at 3:40 p.m. Mark Lewis, 6695 Windwood, addressed the Commission. He stated that he owns property to the north and northeast of the subject property and that this was originally supposed to be a taxicab company, but the cabs were abandoned at the property and not maintained so it became a junkyard. He wanted to know what the material of the lot would be. Finally, he stated that he is opposed because it does not add value to the property and there are already problems with the homeless. The applicant spoke in rebuttal. He stated that he understands the concerns but that it will not turn into a junkyard because that will not make the owner any money. He added that there will be an 8-foot privacy fence, the landscape will be improved and the surface will be either asphalt or concrete which will not cause dust. He also added that there are new owners who did not own the cab company and they will improve the property. The public hearing was closed. Brief discussion followed concerning the procedure should vehicles be abandoned on the property. Commissioner Linton moved to approve the request for a Specific Use Permit to allow a vehicle storage facility within a GC-MD (General Commercial-Multiple Family Dwelling) District, as requested in PZ2025-427, with the following conditions: 1. The applicant shall comply with Article 6.08 Tow Trucks, Towing Companies, and Tow Truck Operators of the Beaumont Code of Ordinances. 2. The establishment and property premises shall remain in compliance with the building code, fire code, zoning code, offenses and nuisance code, health and sanitation code and all other applicable codes of the city. 3. All repossessed or towed items must be located within the enclosed area and shall not be stored on any right-of-way. 54$ $ Planning Commission $$$ January 26, 2026 4. If applicable, any lighting installed on the property shall deflect away from neighboring properties. 5. The sidewalk along Liberty Street abutting the property shall be unearthed and repaired prior to issuance of a Certificate of Occupancy. 6. All landscaping shall be installed and maintained in accordance with Section 28.04.006 of the Beaumont Code of Ordinances. 7. Shall comply with drainage criteria set forth in Drainage District No. 6, drainage manual. 8. Any future construction plans must meet all requirements by Water utilities for water and sanit-flow, pre-treatment Rcj!dVhVc!dVcgZTVd)!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejpd!SRT\\ and/or FOG program $ ; and, with the following added condition: 9. Shall not exceed thirty (30) vehicles on site. Commissioner Javed seconded the motion. The motion to approve the request carried 8:0. OTHER BUSINESS 9) Review and receive an update on the condition approval of a Specific Use Permit for the continued operation of a charter school located at 4055 Calder Avenue (PZ2025-217). Mrs. Engman presented an update that the plan has been effective in clearing the traffic. Lieutenant Jason Schmoker, 255 College, addressed the Commission. He stated that the plan has improved the traffic problems, but the police department will continue to monitor the situation. THERE BEING NO FURTHER BUSINESS, THE MEETING ADJOURNED AT 3:52 P.M. 55$ $