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Home My WebLink About05-18-26 PC Minutes * M I N U T E S * JOINT PUBLIC HEARINGS PLANNING COMMISSION CITY COUNCIL City Council Chambers May 18, 2026 A Joint Public Hearing of the Planning Commission and City Council was held on May 18, 2026 and called to order at 3:00 p.m. with the following members present: Commission Members present: Chair Lynda Kay Makin Commissioner Johnny Beatty Commissioner Shawn Javed Commissioner Darius Linton Commissioner Bill Little Commissioner Lauren Mason *arrived at 3:02 pm Commissioner Taher Quraishi Commissioner Mark Sonnier II Alternate Commissioner Rogers Sorrell, Jr. (non-voting) Commission Members absent: Commissioner Hamza Jabbar Alternate Commissioner Eddie Senigaur Councilmembers present: Mayor Roy West Councilmember Cory Crenshaw Councilmember Joey Hilliard Councilmember Mike Williams Also present: Chase Engman, Assistant City Attorney Demi Engman, Director of Planning & Community Development Elayna Luckey, Planner II Susan Smith, Recording Secretary 1 $ Planning Commission $$$ May 18, 2026 APPROVAL OF MINUTES Commissioner Linton moved to approve the minutes of the Joint Public Hearings held on April 20, 2026. Commissioner Sonnier seconded the motion. The motion to approve the minutes carried 7:0. Commissioner Mason not yet present. REGULAR MEETING No items for consideration. JOINT PUBLIC HEARINGS Mayor West called the Joint Public Hearings of May 18, 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. 1)PZ2026-140: Request for approval of a Specific Use Permit to allow a dialysis center within a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) zoning district. Applicant: Jimmy Smith Location: 3100 N. Major Drive, Building 3 Mrs. Engman presented the staff report. Jimmy Smith on behalf of Fresenius Medical Care is requesting a Specific Use Permit to allow a dialysis center to be located at 3100 N Major Drive, Building 3, Suite 500. The GC-MD-2 (General Commercial- Multiple Family Dwelling-2) zoning district requires a Specific Use Permit for all new proposed land uses. The project will create an approximate 9,000 square foot outpatient hemo-dialysis center with treatment areas and office space. The hours of operation will be 4:00 a.m. to 10:00 p.m. and will serve as a secondary location for Fresenius in Beaumont. Slides of the site plan, subject property, and surrounding area were shown. Planning staff recommended approval of the request with the following condition: 1. Shall comply with all applicable Building and Fire codes. 2. Construction plans must meet all requirements by Water Utilities for any water and sanitary -treatments, dVhVc!Z^ac`gV^V_ed*!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejnd!SRT\\W\]`h*!acV and/or F.O.G program. Twelve (12) 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. The response in favor stated that the business will be a great addition to the area. 6$ $ Planning Commission $$$ May 18, 2026 th A representative of the applicant was present. Sherick Morris, 50 N. 11 Street, Beaumont, Texas addressed the Commission. Ms. Morris stated that this will serve as a secondary location for Fresenius Medical Care due to the increase in the number of patients. She further stated that the dialysis facility provides life-saving treatment for individuals with kidney failure. Ms. Morris stated that she agrees to the conditions recommended by staff. The public hearing on this item was opened and closed without comment. Commissioner Linton moved to approve the request for a Specific Use Permit to allow a dialysis center within a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District, as requested in PZ2026-140, with the following conditions: 1. Shall comply with all applicable Building and Fire codes. 2. Construction plans must meet all requirements by Water Utilities for any water and sanitary -treatments, dVhVc!Z^ac`gV^V_ed*!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejnd!SRT\\W\]`h*!acV and/or F.O.G program. Commissioner Sonnier seconded the motion. The motion to approve the request carried 8:0. 2) PZ2026-141: Request for approval of a Specific Use Permit to allow a new classroom building within an RM-H (Residential Multiple Family-Highest Density) District. Applicant: John Montag Location: 4108 Delaware Street Mrs. Engman presented the staff report. John Montag on behalf of All Saints Episcopal School is requesting a Specific Use Permit to allow a new classroom to be built at the existing school located within an RM-H (Residential Multiple-Family-Highest Density) zoning district at 4108 Delaware Street. The construction and renovation of an approximately 16,000 square foot facility will serve students from pre-kindergarten through eighth grade and primarily support the dTY``\]nd!9ce!R_U! Music Programs. Slides of the site plan, subject property, and surrounding area were shown. Planning staff recommends approval of the request with the following condition: 1. Shall comply with all applicable Building and Fire codes. 2. Parking lot construction shall comply with typical parking lot detail required by Engineering. 3. Construction plans must meet all requirements by Water Utilities for any water and sanitary -treatments, dVhVc!Z^ac`gV^V_ed*!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejnd!SRT\\W\]`h*!acV and/or F.O.G program. 7$ $ Planning Commission $$$ May 18, 2026 Sixty-eight (68) notices were mailed to property owners within two hundred (200) feet of the subject property. Six (6) responses were received in favor, two (2) were received in opposition, and one (1) neutral. The responses in opposition expressed concerns of traffic and parking of construction vehicles. The neutral response stated that they wished to attend the meeting in order to express concerns. The applicant was present. John Montag of Merriman Holt Powell Architects, 3900 Essex Lane, Suite 200, Houston, Texas addressed the Commission. He stated that the new building will serve as a facility for Art, Music, and Spanish Language. Mr. Montag further stated that there will be no expansion of the school and will only be moving classrooms from an existing building nd!TRaRTZej to the new building. Mr. Montag stated that he agrees to the conditions recommended by staff. Further discussion followed concerning specifics of the request relating to ingress/egress and the location of the parking area for construction vehicles and equipment. The public hearing on this item was opened. The following individuals addressed the Commission with concerns of year-round increase in traffic and traffic safety as it relates to ingress/egress of the neighborhood: Dana Archibald, 30 Sandlewood Trail, Beaumont, Texas Polly Chesson, 19 Sandlewood Trail, Beaumont, Texas Beverly Hatcher, 7 Sandlewood Trail, Beaumont, Texas (provided photos illustrating traffic safety concerns) John Smithey, 4095 Diane Street, Beaumont, Texas The public hearing on this item was closed. The applicant was given an opportunity to speak in rebuttal. Mr. Montag stated that year-round traffic issues relating to the school are out of scope of the project. He, therefore, spoke to traffic as it relates to construction of the new classroom building. Mr. Montag further stated that construction of the classroom building will take approximately ten months to complete. The Commission inquired whether Mr. Montag's associates could assist adjacent property owners in mitigating continuous traffic disruptions. Attorney Engram cautioned the Commission that discussing year-round traffic issues was outside the scope of the current agenda item. Commissioner Sonnier moved to approve the request for a Specific Use Permit to allow new classroom building within an RM-H (Residential Multiple Family-Highest Density) District, as requested in PZ2026-141, with the following conditions: 1. Shall comply with all applicable Building and Fire codes. 2. Parking lot construction shall comply with typical parking lot detail required by Engineering. 8$ $ Planning Commission $$$ May 18, 2026 3. Construction plans must meet all requirements by Water Utilities for any water and sanitary -treatments, dVhVc!Z^ac`gV^V_ed*!Z_T\]fUZ_X!R_j!cVbfZcV^V_ed!`W!eYV!<Zejnd!SRT\\W\]`h*!acV and/or F.O.G program. Commissioner Javed seconded the motion. The motion to approve the request carried 8:0. 3) PZ2026-142: Request for approval of a Rezoning from RM-H (Residential Multiple Family-Highest Density) District to GC-MD (General Commercial- Multiple Family Dwelling) or a more restrictive zoning district. Applicant: Hani Tohme Location: 5980 Concord Road Mrs. Engman presented the staff report. Hani Tohme, on behalf of the property owner is requesting approval or a Rezoning of approximately three (3) acres of land located at 5980 Concord Road from RM-H (Residential Multiple-Family-Highest Density) to GC-MD (General Commercial- Multiple Family Dwelling) or a more restrictive zoning district. The purpose of the request is to allow for the proposed development of a food truck park. these are built 9TT`cUZ_X!e`!eYV!<`^acVYV_dZgV!I\]R_!eYV!ac`aVcej!Zd!\]`TReVU!hZeYZ_!R!LeRS\]V!9cVR*!l up areas which are generally characterized by good to excellent structural conditions and neighborhoods that are free from blighting influences such as incompatible land uses, dilapidated and delict buildings and a deteriorated or poor public infrastructure. Vacant parcels which may exist are good to excellent development areas. m!!<`^^VcTZR\]!UVgV\]`a^V_e!R\]`_X!eYZd!T`ccZU`c!Zd! appropriate given its proximity to Concord Road and the Eastex Freeway, with consideration encouraged to ensure compatibility with nearby residential uses to the north and east. Slides of the site plan, subject property, and surrounding area were shown. Staff recommended approval of a Rezoning from RM-H (Residential Multiple Family-Highest Density) District to GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District, which would require a Specific Use Permit for future development. Ten (10) 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 present. Hani Tohme, 85 Interstate Frontage Road, Suite 204-A, Beaumont, Texas addressed the Commission. Mr. Tohme stated that various businesses surround the property of the proposed food truck park. He further stated that this will be the first food truck park in Beaumont and it will create a community environment for families. Mr. Tohme provided the definition of food truck park and noted that 10 to 12 food trucks will remain stationary, utilizing a shared commissary and operating under fixed restaurant-style hours. He also stated that the food truck park will provide a variety of food cultures to the area. Mr. Tohme noted that his client has no objection to the recommended GC-MD-2 zoning designation. 9$ $ Planning Commission $$$ May 18, 2026 Further discussion followed concerning specifics of the request as it relates to the GC-MD-2 zoning recommendation. The public hearing on this item was opened and closed without comment. Commissioner Quraishi moved to approve the request for a Rezoning from RM-H (Residential Multiple Family-Highest Density) District to GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District, as requested in PZ2026-142. Commissioner Linton seconded the motion. The motion to approve the request carried 8:0. OTHER BUSINESS 4) Review and receive an update on the conditional approval of a Specific Use Permit for the continued operation of a charter school located at 4055 Calder Avenue (PZ2025-217). Mrs. Luckey presented an update that the plan has been effective in clearing the traffic. She reported that the hub-busing service will be discontinued. Student affected by the change will transition into the queueing system. She also stated that the next scheduled update will be presented to the Commission at the September 21, 2026 meeting. Principal Melissa Vines of Harmony Science Academy, 270 Talpa Trail, Lumberton, Texas addressed the Commission. Ms. Vines stated that the queueing system at the Market Basket location has assisted tremendously. She further stated that the number of students utilizing the hub- buses has dwindled, therefore, the service will be discontinued. Ms. Vines also noted that enrollment has remained below 700 students as required by the Specific Use Permit. Lieutenant Jason Schmoker, 255 College Street, Beaumont, Texas, addressed the Commission. He stated that the traffic plan is working and the police department will continue to monitor the situation. Lt. Schmoker further stated that the Traffic Unit Office has received no complaints of traffic issues. Colby Anderson of the City of Beaumont Public Works Department, 801 Main Street, Beaumont, Texas addressed the Commission. He stated that the Public Works Department has received no complaints of traffic issues. Mrs. Engman extended a birthday greeting to her daughter, Laney. THERE BEING NO FURTHER BUSINESS, THE MEETING ADJOURNED AT 3:55 P.M. :$ $