City Council - Regular Meeting

We're good, Susan? Yes, ma'am. Okay, may we have the roll call, please?

Chair Macon?

Here.

Commissioner Beatty?

Present.

Commissioner Jabbar? Absent. Commissioner Javad? Absent. Commissioner Linton?

Here.

Commissioner Little? Here. Commissioner Mason? Here. Commissioner Karishi?

Here.

Commissioner Saunier is absent. Alternate Commissioner Senegar, absent. Alternate Commissioner Sorrell, absent.

Okay. Thank you. Has everyone had an opportunity to review the minutes? If so, do we have a motion or any corrections?

I move to approve the minutes from June. Second.

We have a motion to approve and a second. All in favor say aye. Aye. Any opposed? Motion carries. Okay, we're going to start with PZ2026-171. Staff, please. Good afternoon.

Saltech surveyors, on behalf of the property owner, Percy Pitzer, are seeking approval of a replat of lot 14 and a portion of lot 15, block 2, Langham's Place subdivision into tracks 14A and 14B, Langham's Place subdivision, Beaumont, Jefferson County, Texas. The intent of the replat is to adjust the interior lot line. Staff recommends approval of the request with the following conditions that number one shall remove the setback lines from the plat and number two shall remove surveyor note one from the plat prior to final recordation. Staff did send 21 property owner notices and we received zero in favor and zero in opposition. The area outlined in red is the area under review. And this is the plat. And this is a little bit zoomed in. We do have the applicant present.

Okay, thank you. Any questions of staff? Okay. Is the applicant in the audience? If you'll please come forward and give us your name and address, please.

I represent that we can steven towns and on behalf of Mister pitcher and I've been working on this for the applicant in your dress of thirty one twenty four and all for nature's thank you Bradley offer the it's 2 properties that are separate anyways I think if you pass by you wouldn't know they were said they were just one property because it's There's two separate buildings on it already, and it's just an effort to split it just as two plaids.

Okay. Are there any questions of the applicant?

32 buildings there and we're just putting the tracks to make it fit what's there correct there's 2 separate businesses that run to say and there's 2 separate parking lots if you were to pass by it it looks like 2 separate properties he's just that the property owner just wants to be able to have more. I get be able to maybe separate the one business from the other and this is it's a very large property so it's it's a I think it fits within all the the codes and all that as far as size was.

Okay. Thank you. Okay. Thank you, sir.

Thank you.

Is there anyone who would like to speak in favor or in opposition? None heard. The public hearing is now closed. Is there a discussion or a motion?

Motion to approve with two conditions. Second.

Okay. We have a motion to approve in a second. All in favor say aye. Aye. Any in opposition? No. Motion carries. Thank you. Okay, we have PZ2026-189. Demi?

Access surveyors on behalf of the property owner, Harry Burley, are seeking approval of a replat of a portion of lot one, block one, Paddington Place addition, and all of track 31A, plat D, 23, Bigner League survey into lots one and two, HLB addition number one, Beaumont, Jefferson County, Texas. The intent of the plat is to divide one lot into two. Staff recommends approval of the request. We did send 45 property owner notices. We received one in favor and zero in opposition. The area in red is the area under review or outlined in red. Here's the plot. And then a zoom into the area.

Okay. And I think we need to do a correction on the other one. It was approved with the two conditions. Okay. Thank you. Okay. Any questions of staff? Okay. Public hearing is now open. Is the applicant in the audience? Yes, sir. If you'll give us your name and address, please.

Good evening, commissioners. My name is Colby Bracken. I'm with Access Surveyors. Our address is 11025 Old Voth Road here in Beaumont, Texas. Okay.

Do you have any additional information you'd like to add? Not at the moment. Okay. Any questions of the applicant? Okay. Thank you.

Thank you, commissioners.

Absolutely. Thank you. Is there anyone who would like to speak in favor or in opposition? None heard. Public hearing is now closed. Do we have a motion or a discussion?

Motion to approve.

Okay, we have a motion to approve and a second. All in favor say aye.

Aye.

Any in opposition? None. Motion carries. PZ2026-192. Staff report, please, Demi. Yes, ma'am.

Zach Rowe of Levens Engineering and Design on behalf of Juman Development Group and LSJ Trucking are requesting to abandon a portion of the unimproved right-of-way to both Tillery Road and Sacramento Avenue, located in Beaumont, Jefferson County, Texas. Juman Development Group and LSJ Trucking are the sole landowners abutting the said right-of-ways and seeking abandonment of them to acquire real property for use in development of their business operations. Planning staff does recommend approval of the request with the following condition. Number one, if approved, the applicant shall obtain an appraisal and title search report for the property to be abandoned at their expense. Appraisal and title search report must be submitted to the planning offices along with proof that payment has been arranged prior to the item being placed on the city council agenda. The area outlined in red is the area under review. The survey or the meets and bounds. Zoom in and then we do have the applicant present.

Okay. Any questions of staff? Okay. And is the applicant in the audience? Yes, sir. Get your name and address, please.

Zach Rowe with Leavens Engineering and Design, 3250 East Texas Freeway, Beaumont.

Do you have any additional information you'd like to share?

No, ma'am. I'd be happy to answer any questions, though.

Okay. Any questions of the applicant?

No.

Okay, thank you.

Thank you.

Demi, was there notice sent out on this one too?

So this one, it doesn't require notice, but the landowner that applied or the applicant applying is the sole landowner on both sides. So if it's approved, it would basically go to the same landowner.

Okay, do we need a public hearing on this then?

I would, yes.

We do, okay. All right. Is the applicant in the audience? No. That was you. I'm sorry. It's the public hearings now open. Is there anyone who would like to speak in favor or in opposition? None heard. Public hearing is now closed. Do we have a discussion or a motion?

Motion to approve with the one condition. Second.

Okay. We have a motion to approve With the condition and a second all in favor say aye.

Aye.

Any in opposition? Motion carries. Thank you. And I understand item number five, which is PZ2026-201 has been tabled.

No, it's the next one, 206.

206. Okay. Okay. Okay. All right. Staff report on PZ2026-201.

Whiteley Infrastructure Group, on behalf of property owner Amna Pasha, are seeking approval of a replat of Lot 1, Block 39, Gulf Terrace Addition into Lots 1A and 1B, Block 39, Gulf Terrace Addition, Beaumont, Jefferson County, Texas. The intent of the replat is to divide one lot into two. Staff recommends approval of the request. The area outlined in red is the area under review. Plot. And close up. And we do have the applicant present.

Did you give us the favor in opposition on that one?

In favor.

Okay.

Oh, I'm so sorry.

Yeah.

I'm so sorry. SID 19 property owner notices received zero in favor, zero in opposition.

Okay. Got it. Okay. Thank you. And is the applicant in the audience? Yes, sir. If we could get your name and address, please.

Tom Rowe with Whiteley Infrastructure Group, 655 Langham Road, Unit 14 here in Beaumont. So this is in the Gulf Terrace neighborhood, and so it's just some new developments, some new homes to be built in that neighborhood that's been out there for a long time. So pretty simple little replat.

Okay. Any questions of the applicant?

Thank you. Thank you.

Okay. Public hearing is now open. Is there anyone who would like to speak in favor or in opposition? Okay, none heard. Public hearing is now closed. Do we have a motion or discussion?

Motion to approve. Second.

Okay, we have a motion to approve and a second. All in favor say aye. Aye. Any in opposition? None heard. Motion carries. Thank you. Okay, so it's PZ2026-206 is tabled. Yes, ma'am. Correct. Okay. Okay, moving on to PZ2026-208.

Access Surveyors, on behalf of property owner Carl Glasper, has requested approval of a replat of lots 2 and 3, track 4, block 7. William Reppin Subdivision into lots 2A and 3A, track four, block seven, William Reppin Subdivision, Beaumont, Jefferson County, Texas. This property is located within the city's extraterritorial jurisdiction and meets the minimum requirements of the city subdivision code. As such, staff recommends approval of the request. We did send 11 property owner notices. We received zero in favor and zero in opposition. The area outlined in red I'm so sorry. Let's go to this one. The area outlined in red is the area under review. Here's the plot. And a zoom in of the plot. We do have the applicant present.

Okay. Jimmy, can you talk a little bit about the extraterritorial jurisdiction?

Yes, ma'am. So from our property line or our city boundary lines going five miles out, that is the city's extraterritorial jurisdiction. The applicable codes in that area are our subdivision standards. And so that's why they're before us today.

Okay. Thank you. Any questions of staff? Okay. And is the applicant in the audience?

If you can again give us your name and address. Gladly. My name is Colby Bracken with Access Surveyors, 11025 Old Voth Road, Beaumont, Texas. This replant, it's an adjustment of lot lines between two neighbors. One of the neighbors wants some of the other neighbor's property. So we are in the ETJ and we wanted to be within the subdivision regulations. So here we are.

Okay. Any questions? Thank you, Colby.

Thank you, commissioners, staff.

Public hearing is now open. Is there anyone who would like to speak in favor or in opposition? None heard. Public hearing is now closed. Do we have a discussion or a motion?

Motion to approve.

Second.

Okay, we have a motion to approve and a second. All in favor say aye. Aye. Any in opposition? None. Motion carries. Thank you. Okay. And we have to wait a short amount of time for the official meeting of the joint with the city council. Okay. Thank you.

How's it going, man? Oh, my. What's going on?

Madam Chair, it's 3.15 and we have a quorum.

Wonderful.

Thank you.

Mayor?

Point meeting with quorum of the City Council and the Planning Commission.

Mayor West? Mayor Pro Tem Turner? Absent. Council Member Crenshaw? Absent. Council Member Durio?

Here.

Council Member Hilliard?

Here.

Council Member Sherwood? Is absent. Council Member Williams?

Here.

Thank you.

Thank you, Mayor. Okay, PZ2026-79, Demi.

Good afternoon, Mayor and Council.

This was a request that was tabled for three months at the April 2026 Planning Commission meeting to allow the applicant time to provide additional details regarding the request. No additional information was provided to planning staff at the time that this packet was prepared, and the request remains as originally submitted. Casa Alvarez is requesting approval to rezone the properties located at 1800 Tulane and 1800 and 1900 Pope Street from residential single-family dwelling to neighborhood commercial or a more restrictive zoning district. The purpose of the rezoning is to allow for future occupancies such as churches, faith-based community centers, women and children support facilities, as well as daycares and early learning centers. According to the Comprehensive Plan of Beaumont, the property is located within a conservation revitalization area, which are built up areas where a significant portion of the area is experiencing influences such as incompatible land uses, dilapidated and derelict structures, a deteriorating or poor public infrastructure, and a decline in population in the number of housing units and businesses. Immediate actions are needed to prevent continued deterioration and to reverse the repair process. to reverse and repair those conditions. As such, this request aligns with the comprehensive plan. The proposed rezoning could facilitate adaptive reuse of the vacant school site to provide access to essential community and personal services. As such, staff recommends approval of the request. We did send 86 property owner notices and we received zero in favor and nine in opposition. Opposition expressing concerns regarding the likelihood of property taxes increasing, potential for noise, pollution, and safety in their neighborhood. The area outlined in red on the screen is the area under review. This is the subject property. Continued. Continued. Properties to the south. South and west. West. North. Northeast. And east. As you can see, it's pretty surrounded by an existing neighborhood. We do have the applicant present.

Okay. Any questions of staff?

Yes. Do the applicant already own the property? I guess we'll ask him when he comes up. This is the property the applicant already owns? Yes. Okay.

And, Demi, the last time it was tabled was the property owner was not present at the meeting, correct?

Was not present, and there was a lot of questions. Right. And so tabled to find out more information on what the proposed use would be if rezoned.

Okay. And another question is, besides the things that you listed, the churches, faith, faith, community, daycares and other things, there's many, many other things that can be placed in that, correct?

Yes, we'll go ahead and pass around. And we printed about 30 copies. So anyone that would like a copy, these are all the permitted uses in neighborhood commercial should it be rezoned. On the back of the paper are uses that would require a specific use permit. So it's a conditional use. And so those will be coming around as well. Yeah, here's... And again, we do have the applicant here, so maybe they can detail some of their proposals.

Thank you. I think everyone has a copy of the neighborhood commercial. Is the applicant in the audience? Yes, please come forward and give us your name and address, please.

My name is Edgar Alvarez. I live in 2022 Stone Canyon in Humboldt, Texas.

Okay. Do you have additional information you'd like to share with us, like what you plan to do with this property?

Yes, ma'am. The original idea is to repair the three schools and bring it back to the community. That way we can bring to the Bowman community opportunities of work and employment. As of today, we spend $200,000 in property taxes, over $3 million worth of repairs. And I got all the proofs of the abatement that has been done in every school, asbestos abatement, more remediation on the company. And I've been working little by little to bring it back to its original design.

How long have you owned the property?

I purchased this property, the three of them, back in June 27 of 2019. Okay. And I'm the only owner.

Okay. No. And what specifically do you plan to do with this?

Just, as I say, repair it and bring it back to the community for employment and for the people to use the schools again.

Okay, but specifically, is it going to be a daycare?

Is it going to be... One of the properties used to be used as a daycare, and everything is in the original design for daycare. The second one used to be an elementary school, the big one in Pope, and the third one in Tulane, it was a school. I don't know what kind of school it was, but We didn't change absolutely nothing on the interior of the building. It's still the same.

I think what the problem was last time is your neighbors did not know what you specifically were going to do.

I understand. The problem is I live almost three hours away from here, and I'm handicapped, so I got a lot of surgeries in my body. It is hard for me to travel all the way to here.

Okay. So what is your plan with the property? I mean, I get you're restoring it to whatever, but who is your tenant you're trying to bring in? Are you trying to open a school, or what are you trying to do?

Like you said, the original is the school, daycare, elementary school, private school, anything that we can use those buildings for. I got it in the market for seven years without success, and I've been paying for all the repairs and maintenance ever since.

Do you have an idea? Do you specialize in something in Houston that you're trying to bring to here?

Well, I'm a builder, sir. I'm a professional builder, and it's what I do for a living. Mold, asbestos, abatement, and I'm a builder. We work for a lot of communities in Houston. I work currently for 17 schools in Houston, Texas. So when I purchased these properties, that was the original idea, to repair them and put them back to the original status. And the market in Bowman is really bad for us. Like I said, I invest all my savings money in these properties. Hopefully we can rent it, but that is the original plan. Schools, daycares, whatever we can bring back to the community.

I know the other commissioner asked this question. Let me ask you specifically.

Yes, sir.

Do you have a tenant? No, sir. Are you willing to open as a school or are you going to put it out on the market to rent it after repairing, completing your repairs?

I just hired a different broker which specializes in schools and also churches. I don't do that for a living. Like I said, I'm just an investor that invests all my savings in these properties, hoping that we can lease it and get something back. But unfortunately, no, it's been seven years. We try and try and nothing happens. but I got a lot of money invested in these properties, like I said, and we've been in compliance and repairs and paying my taxes, but we haven't planned and do anything bad, like nightclubs or anything like that, or casinos, absolutely not. The idea is for schools. Schools is the number one target. Okay.

Thank you, sir. Yes, ma'am. I'm sorry, one more question.

When you bought it originally, what was your intent?

The same, the plan hasn't changed. Actually, when the three properties were out for auction, it was requested to bring a work plan. And since I work for Bowman doing more remediation and asbestos, we make a work plan stating exactly what we were trying to do, which is be in compliance with MEPs and then repairs. And we got the deal. We purchased the properties. We pulled permits for asbestos abatement, more remediation, and then little by little in the cosmetics. It hasn't changed at all. It's been the schools, all my applications through the construction permit department, it's been the same schools and schools only.

So really, if you got this rezoning and then you were able to sell it, A future buyer then could come in and do any one of these.

Definitely. Yes. Also, we've been having conversations with nonprofit organizations, the veterans, single moms, abused women in the state of Texas, but nothing has been in. We haven't concluded anything so far. It's just conversations. Actually, we got it in the market for 30 cents of a dollar per school, and we have no offers yet. But meanwhile, I've been paying for all my obligations and keep the properties clean as much as possible.

Thank you, sir.

Yes, ma'am.

Jimmy, can you go back to the picture of the place? There. Thank you. Okay. The public hearing is now open. If anyone would like to speak in favor or in opposition, you have a three-minute time limit. So if anyone would like to speak, please come forward and give us your name and address.

My name is Reverend Armstead Holmes. My address is 3375 North Willowwood Lane.

Yes, sir.

I do own property in that area, and my concern is... I heard the gentleman talking, but it wasn't nothing specific about, you know, he said he had it on the market to do some things with it, but it wasn't nothing specific. Now, I do understand there was a nursery at that school, I mean, at that school some years ago, and just before I received this first letter for the rezoning, I understand that that school was no longer there. It moved out by a day or two after I received this zoning letter. So I am against rezoning for the purpose of the people that's living in the community. Most of them are on fixed income and they are just barely able to make it. So rezoning will cause their home taxes to go up as well as their rent. So if they're barely making it, it's going to put a hardship on the people. And so that's my concern. And then since I'm not sure, you know, I'm listening to the vagueness of what he's saying and putting it on the market. It seemed to be a little uncertain of what he's trying to do with it. That's my opinion of it. And so I am against rezoning that community.

Thank you, Reverend. Yes, sir. Hi, may we get your name and address, please?

Charles Sterling, 4415 Folsom Drive. Thank you. I couldn't hardly understand what the gentleman was talking about, what he was planning on doing with the property. Can somebody tell me exactly what he said?

At the end of the public hearing, we can have him come back and clarify.

Well, the reason why I'm asking this is I kind of heard something about school and a daycare. And the question is, if he's talking about doing a school and a daycare, it was already a school in the beginning. And it also was a daycare in the beginning. Then why do we have to rezone something that was already standard? That's one question. The second question is, after you all give him the approval to do whatever he want to do, how is this going to affect the property owners in that area? Can somebody talk to me? Because I'd like to know because, I mean, we're assuming it's going to do it to the Texas. The Texas has already gone up already once. So if he don't need a permit to have something he's already have, why are we here to rezone? Because it was a school and a daycare. Is that what he said, somebody was going to make it a school?

We'll get him to clarify that when he comes back. All right.

But anyway, until he can really tell me something, I'm opposed to it. Because you got to make a better understanding of what you're planning on doing and why it's necessary to raise the taxes. And I'm asking you, is he going to raise our taxes? Can somebody tell me yes or no?

It's going to be a city council thing. Oh, this is not the council members? No, I'm talking about taxes. We don't deal in taxes. So that's not something we can address.

Okay. So, you know, it would be nice if we had somebody here to explain. Exactly what's going to happen after you all agree to let him do what he want to do. OK. But as far as I am, I'm opposed because he's vaguely because I can't understand what he's saying. And I wish he was spoke up a little louder and closer to the mic. But thank you. Thank you, Mr. Sterling.

Yes, ma'am.

I own several pieces of property there in that area. And since I've purchased a property there, I've seen improvements. And to bring in a school is fine. A daycare is fine. There was a daycare there and it was closed just a couple of days before we came to the first hearing. So what's the use? And he's talking about the expense that it costs him to keep the property up. It costs the homeowners their expenses to keep their property up. And we have new families moving in there with kids. So going commercial, and the school is not that far from the resident there, so that's kids, if it's going to be commercial, then he can put anything he wants there. And the kids' safety for walking to and from school is going to be a jeopardy. So I'm against it. Thank you, ma'am.

Yes, ma'am.

My name is Marva Holmes, and I live at 3375 North Willowood Lane, and I'm here on behalf of the property that my mother had at 1805 Tulane. It's her property. And I'M OPPOSED OF THE REZONING BECAUSE THE TAX IS ALREADY HIGH OVER THERE IN THAT AREA. AND PLUS, THE REZONING, WE DON'T KNOW EXACTLY WHAT IS GOING TO BE THERE, AND IT'S A GREAT CONCERN OF MINE FOR THE OTHER PEOPLE THAT LIVES IN THAT NEIGHBORHOOD, THE CHILDREN AND ALL THAT. REZONING, YOU CAN PUT ANYTHING YOU WANT TO THERE AFTER IT'S DONE. AFTER REZONING IS DONE, ANYTHING COULD BE PUT IN THAT AREA AND IT COULD CAUSE PROBLEMS AND BE DETRIMENTAL TO EVERYONE THAT'S LIVING IN THAT AREA. THAT INCLUDES SAFETY OF THE CHILDREN THAT LIVES THERE BECAUSE REZONING, IT COULD, IT'S JUST ANYTHING. IT COULD ANYTHING ONCE IT'S REZONED TO, ONCE IT'S REZONED FROM RESIDENTIAL TO COMMERCIAL. SO I AM CONCERNED ABOUT THAT IN THAT AREA IN THE TWO LANE and also the Pope Street, I own Pope Street also, and I'm concerned about those two areas. Okay.

Thank you, Ms. Holmes. Yes, ma'am. Can we get your name and address, please?

Yes, my name is direct the sterling a little bit 4415 Folsom drive here in Beaumont I do have property on to lane. As I stated the last time, I was raised in that neighborhood, which is a good neighborhood. It's a safe neighborhood. We also have a police officer that lives on that street. My concern is why does it have to be rezoned? When it's rezoned, we don't know what's coming. I'm like my husband. I couldn't hear very well because he wasn't speaking loud enough for me to hear everything. But some of the things I did make out that he wants to put a school there. There's a school right down the street. There are stores. We're not too far from a shop, shopping facilities. So we don't know. He still didn't tell us exactly what he wants to put there. And I think I also heard something about him leasing it out or giving it to somebody else to sell it, rather, to somebody else, if I'm not mistaken. But my concern is... Once you do that, you never really know what neighbors you're going to get in. And we have in that neighborhood, there's people that's been living there for years. So we're kind of satisfied. My whole family, as I stated, grew up there. So I'm against, I'm opposed to rezoning. It's just not right. It's just not right. That's my opinion. Thank you.

Thank you, Ms. Sterling. Is there anyone else who would like to speak in favor or in opposition? Can we ask our city attorney to give us, there's been some concerns about it can be zoned and anything can be put in. Can you clarify that to the audience? Sure.

Better question for our planning director, but the types of uses that are permitted currently are listed on the front page of the sheet. And then once you flip it over, types that are permitted with a specific use permit. So it is limited on the sheet to those items. I believe it's currently just residential.

That's right. So it used to be an old school. When it was built, it had a daycare built in. That's why it's grandfathered in the residential single family zoning district. And that's why the public has seen a daycare in that area. One of the things is, I believe, let me get my mouse over there, go this way. I believe this area, and Elena, correct me if I'm wrong, this is the daycare area that was built for this school to support the school back in the day. So that is the area where the daycare has been that everyone's referring to. One of the things is that the daycare, if they wanted to go in over here, they would not be able to, or even down here, they would not be able to due to the zoning. It's not technically grandfathered in that part of the area. So I believe one of the ideas behind the rezoning was to provide some flexibility. But again, this is the reason for the public hearing is for this opportunity for the public to speak, for the applicant to speak on their request. So this is part of the process for sure.

So to that point, if this board decides to, and if it's ratified by council to be rezoned neighborhood commercial, the front page would be what they would be able to do by right. And then the back page, they would have to come back to the Planning Commission to seek a specific use permit for any additional uses on the back page. Thank you.

So because it was grandfathered in, do we know how old this building is?

I don't have that information on the top of my head.

It's been there since I've been alive.

We've been there a while. Not very long. For, you know, the zoning code went into effect in 1981. So if it were built before then, which I believe that it probably were, then all the zoning uses at the time are considered grandfathered per our legal non-conforming clauses in our zoning code. Okay.

So, Demi, I have a question. Let's say that he wants to reopen the school exactly Daycare on the right, school and everything else. Exactly. Can you do that today?

So the school's been closed a while. It would probably require a specific use permit. Not impossible, but a conditional approval. So it would have to come back before planning commission and before the city council before it could open to the public.

But if we deny it today, let's say we deny today for this, you know, commercial deal, he can't come back to us for how long?

A year.

A year. Okay.

Question for you, Demi. Okay. You said that the daycare was grandfathered, so he could only use the daycare for daycare at this point. What can he do with the rest of the property?

That's the issue that he's having is that it's residential single family. So it's very limited on what exactly you can do there. Residential single family is single family homes. I believe with a specific use permit, you maybe could have an event center there. But again, it's very, very limited. I thought a school or a church could go anywhere. A church, no, a church could go there with a specific use permit.

Okay.

It's just conditional approval. And a school could go there with an SUP. That's right. Sorry, didn't mean to.

So his options is if this wasn't to get rezoned, he's going to put a daycare or special use permits to put the school back in place.

There may be a couple outliers. Commissioner, but he could only put the daycare in that section that was used for daycare in that limited area. So the rest of the property would not be eligible for daycare. It's only that small portion of the property. Great.

Damien, quick question. You said it's a year that he had. He can't come back within a year.

Right. Can't request the same.

The same.

The same.

But he could come back and ask for a special use for it.

For anything that would require a specific use permit in RS. So like off the top of head, what I know is a church, a school, possibly an event center or a miscellaneous amusement recreational services and the permitted use table breaks out a lot of that. All of those three things can possibly be considered there with a specific use permit. And it would go through the same process PROCESS AS TODAY. THERE WOULD BE PROPERTY OWNER NOTICES AND THEN BEFORE PLANNING COMMISSION AND CITY COUNCIL.

OKAY, ONE MORE QUESTION. COULD HE, IF THIS WAS TABLED AGAIN TODAY, THEN THAT ONE YEAR WOULD NOT APPLY, IS THAT CORRECT?

IT WOULD BE ON THE DAY OF THE RULING. It'd be on the day of the ruling, so like if you today said no and then it goes to council and they say no from that council ruling, it's a year's time.

No, no, I'm talking about... To answer your question, Commissioner, if you tabled it today, that doesn't start the tolling. The deadline or the tolling for the one-year period doesn't attach until there's been a final ruling by council.

So if it was tabled...

at this point they would come back in six months if he had something and make the same application again yes sir i know i know but yes sir so the application if you if you table it the application is stands until it's until it's adjudicated he does have some other um civil civil things that he could force but until this commission makes a ruling

or he could withdraw at this point.

He could, yes, sir.

Okay. Okay, so I have a, I'm sorry. So I have a question for Demi just to make, try to be as clear as we can. So the things that are listed in the application that it says purpose of rezoning is to allow for future... Occupancy such as churches faith-based community centers women and children support facilities as well as daycares and early learning centers Those things can't go into an RS by right He would have to have an SUP for some of those some of those can't go at all Right a daycare can only go where the daycare where the day yes where that blue is essentially this neighborhood commercial the most restrictive option that would also allow these things to go in by right and

So, you could consider other residential districts. So, there's residential medium density. There's residential highest density. Now, considering any of those, it should be noted that in RMH or residential highest density and RMM, the medium density apartments could be considered in there. So, that would just be, you know, something to consider there. But yes, there are certain things on this list, the permitted uses list, that RMH could consider with a specific use permit, although it's more limited than neighborhood commercial. And RMH apartments would be allowed by right.

So the commercial uses would be more restricted, but you could have apartments where you could not now.

That's right. I have a question for the opposition, the individuals that are opposed to this. As I look at all of these entities, is there anything on here that you all would like to see in your community? Because this doesn't seem like These are bad commercial activities. So what is it on this list that you don't particularly like? If we narrowed it down. Someone like to speak to that?

One of the main reasons.

And you're Mr. Sterling, correct? Yes.

One of the main reasons is when you re-district, when you change the zoning, if something happens to the people property that's around in that area, you know, it's the main thing about it. And like I said, forestate it. If he was gonna do a school, there's a school, it was already a school, grandfathered. If it's a daycare, there's already a daycare, grandfathered. Why is it necessary to rezone? And that is the main thing.

What about a medical lab or a dental lab? Would that be something that you always... And that's what I'm trying to explain now.

The purpose... All these good things on here, I didn't look at it all. Rezoning is the main thing. Rezoning. It's going to change things. It's not the only thing. If you give it to somebody else and they come in with this new tobacco stuff and...

And other kind of businesses. Well, that wouldn't be permitted. The only things that are permitted are the things that are on this list.

Well, the last time we was up here, it was a possibility that it could slip in without y'all knowing it.

This same page was distributed to everyone at the previous.

She mentioned that it could happen if somebody else would take control over it. They could do whatever they want to do without being approved because you can rezone the area. Rezoning is going to bring a whole lot of difference to the public people in that area. And like I said just before, Without the rezoning, each one of my properties I own, the taxes have gone up. Now, I can eat some of the taxes and won't do that to the people that's in the houses. But even the people in the houses that is not renting from other folks, can they eat it? They don't have a job like I did. And that's just the main thing. And not totally the main things because that isn't talked about whenever you bring in new things. I'm sorry, taking up. Whenever you bring something in, a little difference, other things creep in along with it.

Mr. Sterling, I'm sorry, your three minutes is up, sir. Okay. Thank you very much. Okay. Mr. Sterling. Sir, no, sir. I'm sorry. The public hearing is closed. We're going to have Mr. Alvarez come back and speak. He has opposition, so.

My question, and before Mr. Alvarez speak, is I take it that from the opposition that you all just want to know specifically what's going in before zoning?

I believe to summarize the opposition, it's split between wanting to know what's going to go in, and there's some uncertainty about what's going to go in, and there's also a concern about whatever you put there that's commercial would increase their property taxes. So I think it's a two-part concern.

Okay.

Okay. Mr. Alvarez, there's been opposition, and if you could also speak up a little bit more so everyone can hear. Can you please address the issues that everyone has spoken about?

I'm going to try my best. Okay, so as I said earlier, the main goal is to repair its original status because it's cheaper for me to invest that kind of money. I already invested over $5 million in these properties without anything in return, which is really bad for me. I heard these gentlemen, their concerns about the taxes going up. That's nothing I can do to help them. Like I said, to me and the group that I hire to promote these properties to go back to the schools. If I go with something different, I had to do different repairs or had to go and make applications for different types of construction, which at this point, I got no money to do that. I already spent $200,000 in property taxes alone myself in this town that I try to bring jobs to this community with us. As far as the maintenance, I hope they can say or at least say thanks because we have been keeping the properties clean. We mow the yard at least twice a month so the properties are clean. You can go anytime you see it. And I got all the bills to prove you that I've been paying since day one. Everything that we've been doing in every single property is to repair only. Nothing. We haven't changed absolutely nothing on the structure of the properties. And it's easy to tell. We've been upgrading the electrical systems, the plumbing system, and the most important thing, the asbestos. We removed the asbestos. I got the paperwork, and it's clean of asbestos for the safety of the kids. My main focus as an investor, as a human being, is not to put in risk any of the occupants in these buildings. If I'm I'm trying to remember what are they complaining about their property taxes? I got nothing to do with it that we pay taxes every single one of us and they keep racing because the property in Texas is is going up everywhere not just in Bowman and But again, and I'm going to make it clear, my main goal is schools again because it's the simplest thing to do at this point. Otherwise, it's going to be a totally different game. If we got an application in regards to different type of businesses, I had to submit my application and get the okay in the occupancy department. I know that. But at this present time, we haven't got absolutely no interest in any other businesses. We got acres, couple of acres they want to get in. But unfortunately, their financials is terrible. So we can trust in these people. And the other applications we got for the schools, they're really, really poor. My main goal is the schools, hopefully, the neighbors understand that it's schools only. Like he said, it's been schools. I don't know why they got a problem with having a school again and it's been there forever. The only difference that this time is going to be updated and clean and bring jobs to this community. I think it's the most important thing at this point. It's not about me. It's about the community, which I haven't received any help from Bowman City to do any repairs on my properties.

Does anyone have any other questions of Mr. Alvarez?

So your whole intent is to open a school, correct? Yes, sir. Hey, Demi, so the SUP that I'm talking about would solve that, correct?

Yes, sir.

It would restrict him just to build the schools. Everybody would be happy. He gets his school, he gets his daycare, and the community is happy, correct?

Yes.

So would you reconsider maybe reapplying as a SUP for just the school?

Like I said, all the permits that we've All the permitting has been for schools only. If I got a different application, I can bring it to you and we can submit it for consideration. But I don't have anything to bring into the table right now.

Well, no, the reason I'm saying that is the current application you have is for commercial use. Yes, sir. Commercial. Yes, sir. Which is different from what you're saying. Am I wrong, Demi? For schools?

So in the application, they wrote down for occupancies such as churches, faith-based community centers, women, children's support facilities, so like social services. daycares, learning centers. So neighborhood commercial would aid in trying to do those things. Daycares are not permitted by right in residential single family. This instance, however, it's grandfathered in that area that has the blue roof. I'll go to it again over here. This area, Lord, sorry, has been used as a daycare. So prior to 1981, when the zoning code was adopted, so it can still operate as a daycare. All the rest of the area is RS or zoned as RS going back to this area. So in order to foster or achieve his goal of having social services, churches, all of those kinds of things, specifically more of the social service side. Churches and single family housing can be there, school can be there with specific use permit, but to achieve the social services portion of it, of rezoning would be necessary because those are not allowed by right currently.

Any other questions, so have you have you hired a firm to help you? Locate a business.

Yes, I use century 21 for the first five years The last year I didn't know one was to take him because the risk and also for them to travel all the way to Bowman it was hard I just hired Iglesias group and what they do like I said, they work for nonprofit organizations and We just hired him a couple months ago. It is hard for me to explain to you guys how hard it is for me to tell you what kind of business if I don't have anything. My goal is schools. Number one is the schools. If I got something else different, I will bring it to your attention and see how we can impact the community. But obviously, I'm not going to bring anything that it brings or put on risk anyone. Obviously, I'm a father. I've got grandkids. And I understand the concerns. But again, there's nothing to do with me about their property taxes. They're complaining about their taxes. Everybody else is paying taxes no matter what.

Thank you, Mr. Alvarez. Yes, ma'am. Let me clarify just for my sake and others. So if he withdraws his application and see what his options are and bring something concrete when he has somebody, rent from you, and then withdrawing maybe is the best option right now, in my opinion? Or we table? We're confusing you, but if we make a decision, then he has to wait one year to bring for specific use?

Specifically for a rezone from RS to neighborhood commercial. Nothing would bar him from applying for an SUP or something like that.

And just keeping me wait, it's $40,000 a year in taxes with zero occupancy so Okay, thank you.

Mr. Alvarez Okay, that was a lengthy discussion Do we have a motion our discussion motion to approve?

I have one more question for Demi. I have one more question for Demi. So if we're looking at the parts in red on this map with the colors, Is neighborhood commercial one of the colors that shows up here? Is it the orange or the pink? It's not.

So the purple that's along Magnolia, that is general commercial multifamily dwelling district. I don't recommend that at that site. You could do general commercial multifamily dwelling district two, which requires a specific use permit for everything, but that greatly opens up how many uses can go there. So I don't recommend that.

Is there any other neighborhood commercial that we're seeing on these colors online?

No, not necessarily, but the comprehensive plan supports it, given that that area is experiencing blight. Reinvestment would be good. Also, bringing uses that support neighborhood amenities, such like on this sheet, one of the things that I've seen, food stores. That's your grocery stores, pharmacies, bookstores, legal services, nursing facilities, retail stores could be some shopping, beauty and barber shops. But anything that is more intense such as a gas station or a liquor store or an automotive repair shop or something like that has to get a specific use permit before they can establish. That's one of the reasons that staff really looked into this property specifically because it is an old institutional facility. And a lot of our city is experiencing some of that with the older BISD schools that are vacant. People are wanting to reinvest in them. So trying to look at it carefully to bring neighborhood amenities to the neighborhoods that are easily accessible. Neighborhood commercial would support that. But again, that's why we're here today is for the public hearing, for the public process.

My real question was, you know, I didn't want to, if we approved this, are we in danger of spot zoning because we're sticking neighborhood commercial in the middle?

It would be in danger of spot zoning if the comprehensive plan did not support it whatsoever. Okay, that's the difference.

Okay, thank you.

We're discussing. I know. What I think I'm hearing is if you withdrew, you don't run into the one-year... where it's totally shut down if the vote was against you. Would you consider, I mean, am I hearing that right? You'd rather not?

No, no, no, no, sir. Just this is a discussion among us.

Okay, that's what I'm hearing.

Yeah.

Okay.

Okay. We have a motion to approve. Is there a second?

My motion to approve.

Is there a second? Okay. We don't have a second on that. Okay. Is there another motion?

A motion to disapprove. Second.

Okay. We have a motion to disapprove and a second. All in favor say aye. Aye. Let's do a show of hands. Okay, the motion to decline is approved. Okay, moving on to File PZ2026-196. Demi? Yes, ma'am.

Haney Tomei is requesting a specific use permit to allow a food truck park to be located at 5980 Concord Road within a GCMD2, General Commercial Multiple Family Dwelling District 2 zoning district. The site is intended to create a vibrant family-friendly dining space that brings diverse culinary options to citizens. The food truck park will be open Monday through Sunday, 7 a.m. to 11 p.m. Staff recommends approval of the request with the following conditions. Number one, CONSTRUCTION PLANS MUST MEET ALL REQUIREMENTS BY WATER UTILITIES FOR WATER FOR ANY WATER AND SANITARY SEWERS IMPROVEMENTS INCLUDING ANY REQUIREMENTS OF THE CITY'S BACKFLOW PRE-TREATMENT AND OR FOG PROGRAM NUMBER TWO CONSTRUCTION SHALL COMPLY WITH DRAINAGE DISTRICT NUMBER SIX'S DRAINAGE CRITERIA Number three, all lighting installed shall be directionally shielded away from the residential properties to the east and south. And number four, the business premises, operations, and any construction or alterations shall comply with applicable federal laws and regulations, state law, and applicable codes and ordinances of the City of Beaumont. Staff sent out 10 property owner notices. We received zero in favor and zero in opposition. The area outlined in red is the area under review. This is an aerial image. Site plan, subject property in north, east, south, and west. And I believe the applicant is present. Yes. Just one moment, ma'am. We had this a couple of months ago, right? Why is this? That was for a rezoning to GCMD2, and now they're here for their specific use permit to open a food truck park.

Thank you very much.

Okay. Any questions of staff?

Thank you. Yes, ma'am.

Good afternoon, Commission and also Council. My name is Karen Warren. I'm with Golden Triangle Consulting Engineers, representing the owners for the food truck park. Can we get your address, please? 85 I-10 Frontage Road, Beaumont, Texas. Thank you. Which you already have the letter and the information on this. project. The food truck park will have also amenities such as restrooms for people. There will also be a commissary which is also very important for food truck park with all the required requirements of the health department for each of these trucks. There's also going to be a outdoor seating and permanent restroom facility PAVED PARKING AND, OF COURSE, A COVERED AREA WITH GRASS SO FAMILIES AND PEOPLE IN THE NEIGHBORHOOD CAN COME AT ALL TIMES TO GET A VARIETY OF FOOD, NOT JUST ONE TYPE OR THE OTHER. IT'S GOING TO BE SOMETHING PRETTY NICE FOR THAT AREA, FOR THAT NEIGHBORHOOD.

WHAT ABOUT YOUR SECURITY IF IT'S OPEN UNTIL 11 O'CLOCK AT NIGHT?

I'm sure that with security, because it's going to be an RV park area and because it has a commissary and other things, there will be staff. I'm not sure if it's going to be a specific security company, but there will be staff available.

I'm sorry. Could you clarify? Was this for an RV park or a food truck?

Oh, I'm sorry. I said RV, but I meant food truck park. Sorry. Okay. I'm used to saying RV with park, not food truck. Park. Okay. Any questions of the applicant?

Thank you. Thanks. The public hearing is now open. Is there anyone who would like to speak in favor or in opposition? None heard. Public hearing is now closed. Do we have a motion or a discussion?

Motion to approve.

Okay. We have a motion to approve and a second with the four conditions.

With four conditions.

Yes. All in favor say aye.

Aye.

Any in opposition? No. None heard. Motion carries. Thank you. PC 2026-198.

Zach Rowe with Levin's Engineering and Design on behalf of H&E Chemicals Corporation is requesting a specific use permit to allow a water treatment product manufacturing facility within a light industrial zoning district. H&E currently operates a leased facility outside of the city limits. However, they are wanting to purchase property at $4,000. 775 South Martin Luther King Jr. Parkway for the purpose of manufacturing, storage, packaging, distribution, and logistics of chemical products used in water treatment, environmental technologies, and industrial applications serving local, regional, and national markets. Staff recommends approval of the request with the following conditions. Number one, construction plans must meet all requirements by water utilities for any water and sanitary sewer improvements, including any requirements of the city's backflow, pretreatment, and or fog program. Number two, water and sewer capacity assessments through water utilities shall be completed and approved prior to approval of permits. Number three, the business premises operations in any construction or alterations shall comply with applicable federal laws and regulations, state laws and applicable codes and ordinances of the City of Beaumont. Number four, any proposed modification or addition of driveways will require approval of TxDOT and an approved TxDOT permit shall be required with the submittal for any city permits. The staff did send out 19 property owner notices. We received zero in favor and zero in opposition. The area outlined in red is the area under review. Aerial image. Site plan. This is the subject property. Northwest. Properties to the east. Southwest. and Southeast and we do have the applicant present. Okay, thank you. Any questions of staff?

Okay, and the applicant? Yes, sir, if we can get your name and address.

Zach Rowe, Leavens Engineering and Design, 3250 East Texas Freeway, Beaumont. I don't have any additional information to add from what staff has already provided other than affirming for you that the owner is willing to comply with the conditions.

What are the hours of operation?

Continuous or the hours? You'd be open 7 to 3.

Okay.

We'd be closed any days? Every day? Weekdays?

Okay. Okay. Any questions of the applicant? Thank you.

Thank you.

Public hearing is now open. Is there anyone who would like to speak in favor or in opposition? None heard. Public hearing is now closed. Do we have a motion or discussion? Motion to move with four conditions. Second. Okay. We have a motion to approve with the four conditions and a second. All in favor say aye.

Aye.

Any in opposition? None heard. Motion carries. Mayor? I'm sorry, we have other business. My apologies.

I'll be super quick. I'll try to be at least. So the City of Beaumont developed some special district guidelines, and we wanted to establish some framework for evaluating and approving those special districts. Special districts are like public improvement districts. municipal utility districts, tax increment reinvestment zones, and municipal management districts to support strategic growth and development, and also to provide guidelines of expectations to developers should they want to come to Beaumont and establish something like this. They need to be high quality. developments and or they need to provide extreme public benefit or community benefit when they're considering these. So real quick, a summary of each tax increment financing tool. So a public improvement district is a financing tool that's authorized under Chapter 372 of the Texas Local Government Code. which allows property owners within a defined area to fund public improvements and services through special assessments on their property. Those assessments are levied by the city, but they are not collected to the city. That is for the developer. The assessments can pay for infrastructure such as roads, drainage, water, sewer, utilities, parks, landscapings, amenities. PIDs are commonly used to help finance new residential and mixed use developments without requiring the city to fund improvements through general tax revenues. So that's what a PID is, a public improvement district. A municipal utility district, or what you commonly hear as a MUD, is a special purpose governmental entity created under the Texas Constitution and regulated primarily by the TCEQ to finance, construct, operate, and maintain public infrastructure. MUDs typically provide essential services such as water, wastewater, drainage, and in some cases, roads, parks, recreational facilities for developing areas. To pay for those improvements and services, MUDs may issue bonds. and levy property taxes and user fees on the properties that are located within that defined area. You usually see muds in the ETJ or the extraterritorial jurisdiction. They can be inside city limits, but like a mud that is close by here is the Meeker Water Utility District. Those are what muds are. A municipal management district is a special purpose district that's authorized under Chapter 375 of the Texas Local Government Code, and that helps fund improvements and services within a defined commercial or mixed use area. MMDs provide enhanced services such as landscaping, streetscape improvements, security marketing. They're kind of their own little city within a city, and they have their own board that governs it. A tax increment reinvestment zone, or a TERS, is an economic development tool authorized under chapter 311 of the tax code, which uses the increase in property tax revenue generated by the new development or redevelopment within a designated area to fund public improvements. As property values rise, that increment is then taken into a fund essentially, and it builds so that it can, It can be used for those kinds of improvements that are identified on a financing plan. A TERS does not create a new tax. We do intend to post our special districts and guidelines on the city's planning webpage for public review and also if developers are looking at it. Again, this is not something that by right allows anyone to just establish one. This is for if developers are considering it, they can navigate here and get a better understanding of what the city of Beaumont expects should they be wanting to propose to implement a district or create a district in our city. Okay. Any questions for me?

I have a question. In the guidelines, are you guys going to have the mud dissolve eventually?

Yes, so each is different. I believe a PID expires after 40 years. But really, you would only want to consider a PID for how long a mortgage would be. So you should only really consider for 30 years, for example. Like a PID would be a extra special assessment that's levied on top of the city tax. Again, that tax does not go to the city. The city is a pass-through back to the developer and that is basically to fund higher amenity things, like if they have a splash pad that's within there. Also, it has to be open to the public. It couldn't be like a private development. Or if they have higher amenities like trail systems and those kinds of things, it's meant to be... Well, a good example, but on a much larger scale, the woodlands, right? The developments that you see in Houston, those are what PIDs would support.

What are the standards for a high-quality developer?

Like development, you mean?

Developer. You said high-quality developer? No, sir.

I said development.

Development. Yeah. What's a high-quality development?

Yeah, so like something that goes beyond the standard. So right now in our subdivision code, you don't have to implement a park. You don't have to have a splash pad. You don't have to have a trail system outside of sidewalks. You don't have to have... a neighborhood or a community pavilion or things like that, amphitheater if you want. Whatever the developer's vision is, you don't have to have those things in the city's subdivision code right now. So if they were wanting to bring forward a plan that it meets the city subdivision code but does not exceed more i can't imagine that it would be supported to us levy an extra assessment for something like that but that's one of the reasons that we wanted to to be able to set standards that if something were to be considered it would be a high quality development or something of community benefit like if the um if For example, if the developer was able to deliver housing at a threshold that people can actually attain, like home ownership, like at, let's say, 100 to 115,000, something that someone can actually afford as a younger family, fixed income, something like that, then maybe that would be something of great community benefit. But it would have to be an extraordinary package that they're bringing to us. That's essentially what the guidelines are for. Okay. Did I answer that? Yeah. Okay. But it's not developer. It's development. I want that to be very clear. All right. Any other questions?

Great information. Thank you.

And again, that'll be posted on the city's planning webpage for everyone to review or look at.

Mayor, I think we're close.

Thank you.