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HomeMy WebLinkAbout06-15-26 PC Minutes * M I N U T E S * JOINT PUBLIC HEARINGS PLANNING COMMISSION CITY COUNCIL City Council Chambers June 15, 2026 A Joint Public Hearing of the Planning Commission and City Council was held on June 15, 2026 and called to order at 3:15 p.m. with the following members present: Commission Members present: Acting Chair Lauren Mason Commissioner Hamza Jabbar Commissioner Shawn Javed Commissioner Taher Quraishi Commissioner Mark Sonnier II Alternate Commissioner Rogers Sorrell, Jr. (voting) Commission Members absent: Commissioner Johnny Beatty Commissioner Darius Linton Commissioner Bill Little Chair Lynda Kay Makin Alternate Commissioner Eddie Senigaur Councilmembers present: Mayor Roy West Mayor Pro Tem A. J. Turner Councilmember Chris Durio Councilmember Joey Hilliard 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 $$$ June 15, 2026 APPROVAL OF MINUTES Commissioner Jabbar moved to approve the minutes of the Joint Public Hearings held on May 18, 2026. Commissioner Sonnier seconded the motion. The motion to approve the minutes carried 6:0. REGULAR MEETING No items for consideration. JOINT PUBLIC HEARINGS Mayor West called the Joint Public Hearings of June 15, 2026 to order at 3:18 p.m. and explained the purpose of the Joint Public Hearing process. Mayor West then turned the meeting over to Acting Chair Mason to conduct the Joint Public Hearings. 1)PZ2026-920: Request for approval of a Specific Use Permit to allow an automotive repair shop within an NC (Neighborhood Commercial) zoning district. Applicant: Jose Sanchez Location: 1109 Harriot Street Mrs Engman presented the staff report. Jose Sanchez is requesting approval of a Specific Use Permit to operate an auto repair shop at 1109 Harriot Street. The subject property previously received an approved Specific Use Permit for the same use with conditions in October 2021. Due to the previou c!_`UbQd_bmc!VQY\\ebU!d_!S_\]`\\i!gYdX!dXU!S_^TYdY_^c!_V!dXU!K`USYVYS!McU!HUb\]Yd)!dXU! City Council revoked the permit in February 2023. A Certificate of Occupancy was issued in 2024. During a subsequent review of the property's use and applicable regulations, it was determined that a Specific Use Permit is required. Since 2023, the property has undergone substantial cleanup and improvements, including the removal of inoperable vehicles and general site enhancements. The tenant proposes to operate an automotive repair business offering services including brake repair, suspension work, alignments, tire rotations, tire repair and air and tire services. Slides of the site plan, subject property, and surrounding area were shown. Staff recommended approval with the following conditions: 1. Maximum of eleven (11) vehicles to be on the property at any given time, including customer and employee parking. 2. All auto repair must be conducted inside the shop. 3. 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. 6$ $ Planning Commission $$$ June 15, 2026 4. Shall meet all requirements by Water Utilities for water and sanitary sewer services, re-treatment and/or F.O.G. program. Y^S\\eTY^W!Q^i!bUaeYbU\]U^dc!_V!dXU!:Ydimc!RQS\[V\\_g)!` Nineteen (19) 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 property owner was present. Delores Cantu, 4625 Prairie Avenue, Beaumont, Texas addressed the Commission. Mr. Sanchez stated that the applicant, Jose Sanchez, is her new tenant and will maintain the property. She further stated that the former tenant did not take care of the property. She also stated that Mr. Sanchez is ill and unable to attend t meeting, however, an employee _TQimc of Mr. Sanchez is present. Orlando Lopez, employee of Jose Sanchez, unknown street address on Milam Street, Beaumont, Texas, addressed the Commission. Mr. Lopez stated that he has worked for Mr. Sanchez for two years and they are attempting to keep the property clean. He further stated that the business is currently in operation. The public hearing on this item was opened. Vernon Durden, 16436 Westbury Road, Beaumont, Texas addressed the Commission. Mr. Durden stated that former conditions required by the City have not been met. He further stated that twenty- two vehicles are currently located on the property, with two vehicles parked along the roadway. Mr. Durden also stated that the condition of the subject property has affected the sale of his and neighboring properties. He stated that the business has not abided by the City required conditions and he is opposed to the request. The property owner was given an opportunity to speak in rebuttal. Ms. Cantu stated that she is unaware of the number of vehicles currently located on the lot. She further stated that the new tenant, Mr. Sanchez, is attempting to keep the property clean, unlike the previous tenant. Ms. Cantu also stated that all previous City violations have been addressed. Ms. Cantu stated that she agrees to the conditions recommended by staff. Brief discussion followed concerning owner responsibility relating to the number of vehicles located on the property. The public hearing on this item was closed. Mrs. Engman described the timeline of the Certificate of Occupancy and Specific Use Permit, along with recourse available should the recommended conditions not be met. Vernon Durden approached the podium to speak. Acting Chair Mason and Assistant City Attorney Engman stated that the public hearing was closed for comment, however, Mr. Durden continued to speak out of order. 7$ $ Planning Commission $$$ June 15, 2026 Further discussion followed concerning the number of parking spaces located on the property. Commissioner Jabbar moved to approve the request for a Specific Use Permit to allow an automotive repair shop withing an NC (Neighborhood Commercial) zoning district, as requested in PZ2026-92, with the following conditions: 1. Maximum of eleven (11) vehicles to be on the property at any given time, including customer and employee parking. 2. All auto repair must be conducted inside the shop. 3. 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. 4. Shall meet all requirements by Water Utilities for water and sanitary sewer services, including a-treatment and/or F.O.G. program. ^i!bUaeYbU\]U^dc!_V!dXU!:Ydimc!RQS\[V\\_g)!`bU Commissioner Quraishi seconded the motion. The motion to approve the request carried 5:1 (Sorrell). 2) PZ2026-126: Request for approval of a Rezoning from GC-MD (General Commercial- Multiple Family Dwelling) District to R-S (Residential-Single Family Dwelling) District. Applicant: Steven Humphrey Location: 3405 Magnolia Avenue Mrs. Engman presented the staff report. Steven Humphrey is requesting approval to rezone a property located at 3405 Magnolia Avenue from GC-MD (General Commercial-Multiple Family Dwelling) District to R-S (Residential-Single Family Dwelling) District. The purpose of the request is to allow construction of a single-family home. According to the Comprehensive Plan the property is located within a Conservation Revitalization These are built up areas where a significant portion of the area is experiencing influences 8bUQ)!k such as incompatible land uses, dilapidated and derelict structures, a deteriorating or poor public infrastructure, and a decline in population and in the number of housing units and businesses. l! This request appears to align with the Comprehensive Plan of Beaumont. Slides of the site plan, subject property, and surrounding area were shown. Planning staff recommended approval of the request. Twenty-five (25) 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. 8$ $ Planning Commission $$$ June 15, 2026 The applicant was present. Steven Humphrey, 1378 Messina Court, League City, Texas addressed the Commission. Mr. Humphrey stated that he purchased two lots with each unknowingly being zoned differently. He further stated that he wishes to construct a single-family home on the property. The public hearing on this item was opened and closed without comment. Commissioner Sonnier moved to approve the request for a Rezoning from GC-MD (General Commercial-Multiple Family Dwelling) District to R-S (Residential-Single Family Dwelling) District, as requested in PZ2026-126. Commissioner Jabbar seconded the motion. The motion to approve the request carried 6:0. 3) PZ2026-147: Request for approval of a Specific Use Permit to allow an automotive and tire repair shop within an NC (Neighborhood Commercial) zoning district. Applicant: Brianna Ledezma Location: 3268 Highland Avenue Mrs. Engman presented the staff report. Brianna Ledezma is requesting approval of a Specific Use Permit to operate an automotive and tire repair shop at 3268 Highland Avenue. The subject property previously used as an automotive repair shop. However, the business has been closed for several years, and the property has since been use for personal storage. Since that time, the property has undergone substantial cleanup and improvements, including the removal of inoperable vehicles and general site enhancements. The current applicant is a new tenant and proposed to operate an automotive and tire repair shop offering automotive services to the local community. Slides of the site plan, subject property, and surrounding area were shown. Staff recommended approval with the following conditions: 1. Shall submit a parking plan to be approved by the Public Works Director. 2. All automotive work shall be conducted within the enclosed building. 3. 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. 4. Shall meet all requirements by Water Utilities for water and sanitary sewer services, -flow, pre-treatment and/or F.O.G. program. Y^S\\eTY^W!Q^i!bUaeYbU\]U^dc!_V!dXU!:Ydimc!RQS\[ Nineteen (19) 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. 9$ $ Planning Commission $$$ June 15, 2026 Brief discussion followed concerning parking spaces on the lot. The applicant was present. Brianna Ledezma, 628 Garland Avenue, Beaumont, Texas addressed the Commission. Ms. Ledezma stated that she is preparing a parking plan for the property. She further stated that tires will be situated on indoor racks. Ms. Ledezma indicated that the business will specialize in tire sales, maintenance, and repair, with the potential addition of oil changes if permitted. The applicant stated that indoor service capacity ranges from four to six vehicles, with zero external vehicle storage. The public hearing on this item was opened and closed without comment. Commissioner Quraishi moved to approve the request for a Specific Use Permit to allow an automotive and tire repair shop within an NC (Neighborhood Commercial) zoning district, as requested in PZ2026-147, with the following conditions: 1. Shall submit a parking plan to be approved by the Public Works Director. 2. All automotive work shall be conducted within the enclosed building. 3. 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. 4. Shall meet all requirements by Water Utilities for water and sanitary sewer services, -flow, pre-treatment and/or F.O.G. program. Y^S\\eTY^W!Q^i!bUaeYbU\]U^dc!_V!dXU!:Ydimc!RQS\[ Commissioner Javed seconded the motion. The motion to approve the request carried 6:0. 4) PZ2026-148: Request for approval of a Specific Use Permit to allow a pediatric behavioral health clinic specializing in autism services within an RCR-H (Residential Conservation Revitalization-Historic) zoning district. Applicant: Alexander Torres th Location: 575 N. 7 Street Mrs. Engman presented the staff report. Alexander Torres on behalf of Golden Triangle ABA Services, LLC, is requesting approval of a Specific Use Permit to allow a behavioral health clinic th specializing in autism services for children to be located at 575 N 7 Street within an RCR-H (Residential Conservation Revitalization-Historic) Zoning district. The proposed clinic will provide Applied Behavior Analysis (ABA) therapy for children ages 2 and older who have been diagnosed with Autism Spectrum Disorder. Services will include one- on-one therapy, small-group sessions, social skills training, parent education, and clinical assessments. The clinic will operate Monday through Friday from 8:00 a.m. to 5:00 p.m. Slides of the site plan, subject property, and surrounding area were shown. :$ $ Planning Commission $$$ June 15, 2026 Staff recommended approval of the request with the following conditions: 1. Construction plans must meet all requirements by Water Utilities for water and sanitary -treatment, and/or cUgUb!cUbfYSUc)!Y^S\\eTY^W!Q^i!bUaeYbU\]U^dc!_V!dXU!:Ydimc!RQS\[V\\_g)!`bU F.O.G. program. 2. Any construction shall be in compliance with all applicable building and fire codes. Twenty (20) notices were mailed to property owners within two hundred (200) feet of the subject property. Zero (0) responses were received in favor and zero (0) were received in opposition. Brief discussion followed concerning specifics of the request relating to the property zoning district. The applicant was present. Alexander Torres, 118 Wood Manor Lane, Sour Lake, Texas addressed the Commission. Mr. Torres stated that the business will provide services to the autism community of children 2-8 years of age. He added that while he lacks formal experience, he provides dedicated, one-on-one therapy to his autistic child. The public hearing on this item was opened and closed without comment. Commissioner Jabbar moved to approve the request for a Specific Use Permit to allow a pediatric behavioral health clinic specializing in autism services within an RCR-H (Residential Conservation Revitalization-Historic) zoning district, as requested in PZ2026-148, with the following conditions: 1. Construction plans must meet all requirements by Water Utilities for water and sanitary -treatment, and/or cUgUb!cUbfYSUc)!Y^S\\eTY^W!Q^i!bUaeYbU\]U^dc!_V!dXU!:Ydimc!RQS\[V\\_g)!`bU F.O.G. program. 2. Any construction shall be in compliance with all applicable building and fire codes. Commissioner Sorrell seconded the motion. The motion to approve the request carried 6:0. 5) PZ2026-163: Request for approval of a Specific Use Permit to allow a parking lot for motorcycle training within a GC-MD-2 (General Commercial-Multiple Family Dwelling- 2) zoning district. Applicant: Better Built Metal Buildings, LLC Location: 1215 Denton Drive Mrs. Engman presented the staff report. Better Built Metal Buildings, LLC, on behalf of Harley Davidson, is requesting approval of a Specific Use Permit to allow a parking lot for motorcycle driver training to be located at 1215 Denton Drive within a GC-MD-2 (General Commercial- Multiple Family Dwelling-2) zoning district. <$ $ Planning Commission $$$ June 15, 2026 The proposed lot will be a controlled environment where newly licensed riders can receive hands- on operational training and safety instruction prior to operating motorcycles on public roadways. The property will be designed to promote rider safety, confidence and responsible operations of motorcycles within our community. It should be noted, the subject property is located between two existing nursing care facilities to the north and south. While the proposed use involves motorcycle-related activities, the application does not include information regarding proposed measures to mitigate potential noise impacts on adjacent sensitive land uses. As a result, staff is unable to evaluate the potential effects of noise generated by the proposed operation on nearby residents and facility occupants. Slides of the site plan, subject property, and surrounding area were shown. Planning staff recommended denial of the request. Mrs. Engman presented a video provided by the applicant. Eight (8) 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. Brief discussion followed concerning fencing requirements. The applicant was present. Tate Floyd of Better Built Metal Buildings LLC, 9730 Old Highway 62, Orange, Texas addressed the Commission. Mr. Floyd stated that the training motorcycles generate minimal noise and confirmed that administrators from adjacent nursing homes favor the proposal. He further stated that a natural landscaping buffer exists along the property line. A representative of the property owner was present. Geno Demauro of Cowboy Harley-Davidson, 1150 Interstate 10 South, Beaumont, Texas addressed the Commission. Mr. Demauro stated that the motorcycles generate little noise. He further stated that due to a lack of similar course offerings by other Beaumont businesses, a waiting list of prospective students already exists. Mr. Demauro also stated that ten is the maximum number of students and the bikes used are specific to the academy. He further noted that classes will be held 10:00 a.m. until sundown Tuesday-Saturday. Further discussion followed concerning the existing landscaping buffer as it relates to noise levels of the motorcycles. The public hearing on this item was opened and closed without comment. Mrs. Engman discussed voting options available to the Commission. Commissioner Javed moved to table the request to the July 2026 meeting for a Specific Use Permit to allow a parking lot for motorcycle training within a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) zoning district, as requested in PZ2026-163, in order that the applicant can provide letters of no objection from administrators of the neighboring nursing homes. =$ $ Planning Commission $$$ June 15, 2026 Commissioner Quraishi seconded the motion. Further discussion followed concerning adding a condition requiring the applicant to provide letters from the adjacent nursing homes north and south of the subject property prior to the item being placed on the City Council agenda. The public hearing was re-opened. Floyd Tate inquired as to the possibility of providing letters of no objection as a condition of the Specific Use Permit. Further discussion followed relating to the number of students allowed to participate in each class. The public hearing was closed. Commissioner Javed withdrew his motion to table the request to the July 2026 meeting for a Specific Use Permit to allow a parking lot for motorcycle training within a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) zoning district, as requested in PZ2026-16, in order that the applicant can provide letters of no objection from administrators of the neighboring nursing homes. Commissioner Javed moved to approve the request for a Specific Use Permit to allow a parking lot for motorcycle training within a GC-MD-2 (General Commercial-Multiple Family Dwelling- 2) zoning district, as requested in PZ2026-163, with the following added condition: 1. The applicant shall provide letters from the adjacent nursing homes north and south of the subject property prior to the item being placed on the City Council agenda, Commissioner Jabbar seconded the motion. The motion to approve the request carried 6:0. OTHER BUSINESS None. THERE BEING NO FURTHER BUSINESS, THE MEETING ADJOURNED AT 4:18 P.M. >$ $