[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6101236,"mediaKeyId","2809743-c90d7694bfe5a2ff8cf6542d680676c6","parentId",2809743,"title","Staff proposes downtown planning study, seeks grant to update Beaumont comprehensive plan","audioSeconds",729,"startMs",1280850,"endMs",2009985,"viewUrl","/Search/View?dp=1&key=2809743-c90d7694bfe5a2ff8cf6542d680676c6&start=1280&end=2009","thumbnailUrl","https://assets.pipeline.soar.com/2809743-c90d7694bfe5a2ff8cf6542d680676c6/thumbnail_1280850.jpg","articleUrl","/articles/6101236/Beaumont/Jefferson-County/Texas/Staff-proposes-downtown-planning-study-seeks-grant-to-update-Beaumont-comprehensive-plan","mediaUrl","https://secure.pipeline.soar.com/6101236-e3888c618ff6dc74e881f560b5750d28/orig.mp4?Expires=1771166034&Signature=ne0An8cYHIdkrCgi6s5UR-WAAZybLernvAvHKOjHb3abRbKVKcNXs3vGnf4LPzzzgLXOYWAbUlefviW7CRYW~i9R1-NlP5BDdBFwUH1nepBp9LYHVpj2VTA5pW0qS0JLg-OquYCBJbccjF1NGQuf82CmJfdJT5u8Si4Xq942XY2VDH1O8EWSdfQc1oYDTALh4Lgtpi0xD9HgUmDPrQEFHW8w-i4cvTLSq5w~GQ7JMJk591qZRN7Od-EuuSO-OYc0NsrYLqx4lvLNozed0ndX3veb7dSE9Dc5qLwSb7T-hikZOj5oBRFCrCoowl3kORUNlIWsd3pm~rB2F~lpqUM4mw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Beaumont, Texas","date","2025-03-17T00:00:00Z","article","City planning staff urged commissioners and council members to begin a planning study for downtown revitalization rather than immediately designating an \"entertainment district,\" and said the city has applied for grant funding to support a comprehensive plan update.

Staff noted the city’s comprehensive plan has not been updated since February 2003 and said planning studies can guide whether downtown should pursue an entertainment, innovation, cultural or other type of district. \"A comprehensive plan is a long range plan for a community's future,\" staff said, describing the plan's role in shaping land use, transportation, housing and economic development. Staff recommended a planning study be completed first and used to evaluate specific‑use permits and rezoning requests in the downtown area.

Staff said a planning study could be completed by existing planning staff, but a full comprehensive plan update is a multi‑departmental process that would benefit from outside consultant support. The city has submitted an application to the Texas General Land Office (GLO) seeking about $300,000 to fund a comprehensive plan update; if awarded, staff said the city would have 24 months to complete the plan. \"We've submitted an application to the GLO for about $300,000 and we're hopeful to receive that money,\" staff said.

Staff pointed to recent and planned public investments—restoration of Riverfront Park, improvements to Calder Avenue, acquisition and demolition of 555 Main Street, facade grant incentives through the Main Street program—and said those investments are intended to attract private investment. Staff also said a hotel feasibility study is underway with results expected in April.

Council and commission members asked procedural and scope questions about boundaries, funding and community engagement. Staff said a district, if pursued later, would likely be concentrated to a small area within the Central Business District rather than the entire downtown footprint, and that public input would be built into any planning or comprehensive plan process. One council or commission member told staff, \"Sounds like a great idea.\" Another asked specifically whether the community would be involved; staff replied it would and that staff plans to invite property owners and tenants to meetings.

Staff recommended initiating a planning study to guide downtown policy and to seek the comprehensive plan grant; no formal vote was recorded on the planning study during the joint session, but council and commission members expressed general support in the discussion recorded on March 17.","mediaType","Video","parentTitle","Planning Commission Meeting Mar 17, 2025 | City of Beaumont, TX","oneSentenceSummary","City planning staff recommended initiating a downtown planning study before establishing any entertainment district and said the city applied to the Texas General Land Office for about $300,000 to fund a comprehensive plan update; staff said the city will conduct community engagement and anticipates a hotel feasibility study in April.","taxTitle","Beaumont, Jefferson County, Texas","taxId",2805,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6101241,"Commission approves specific‑use permit for Tejas Liquor at new Major Drive shopping center",161,978065,1139470,"/Search/View?dp=1&key=2809743-c90d7694bfe5a2ff8cf6542d680676c6&start=978&end=1139","https://assets.pipeline.soar.com/2809743-c90d7694bfe5a2ff8cf6542d680676c6/thumbnail_978065.jpg","/articles/6101241/Beaumont/Jefferson-County/Texas/Commission-approves-specificuse-permit-for-Tejas-Liquor-at-new-Major-Drive-shopping-center","https://secure.pipeline.soar.com/6101241-cf23287aa689d7611d9b4194abcef63d/orig.mp4?Expires=1771166034&Signature=fjt-gNMgQiFFkQPz4yu51xSw30W0b8RrA1-PB7sWvUkwHvXccTlJQtjB~LpwDQhpYsRjwrBDwqzZqOod9I3zIYaJe-X-FJcgzdj1oSgRLJS0U7H8Pc7zz5R7YmxOit9KCVSoZ7cbIFjbhXNWL7drgiruiTC8HnVzm2aEpBrx1lVQe17fiHqhlYwFsBfQP1QEEny0m-KvgGWFPJirStUvIxuQLpK26C9hosQj5oPTmMmZoVwvpjUE9-U1HUI24PMjKHQ13j5e-Jo5wFKKEw08Vfd~ZE8aLMyDP2rVzff4Nji3Te7Lm1iX3YGDRE7miBB50YxNEREPGr26M-uR-ebczA__&Key-Pair-Id=KUT5TJCACFTXG","The Beaumont Planning Commission approved a specific‑use permit (file PZ202541) on March 17, 2025, to allow a retail liquor store, Tejas Liquor, to operate at 3100 North Major Drive, Suite 2100. Approval was subject to two staff conditions.

Planning staff described the proposed business hours as Monday through Saturday, 10 a.m.–9 p.m., closed Sundays, and said the store would sell beer, wine, spirits and nonalcoholic beverages. Staff recommended approval subject to: (1) construction plans meeting all water utilities requirements for water and sanitary sewer services, including any backflow/pre‑treatment program requirements; and (2) compliance with all applicable building and fire codes. Staff reported the city mailed 42 property‑owner notices and received two in favor and five in opposition; opposition comments cited existing liquor stores, proximity to single‑family homes and concerns linking liquor stores to crime.

Tahira Shafi, who identified her address as 3100 North Major Drive, and Kareem Tejani, identified as a manager/operator for the chain, spoke on behalf of the applicant. Tejani said the operator manages multiple stores in the region. \"We run and operate 18 liquor stores in Beaumont area and, throughout the Harding County in Orange County,\" he said. He also said the company's locations have not generated police complaints. When asked about security, Tejani said, \"Yes, we do\" plan to install a security camera system.

With no public comment during the hearing, a commissioner moved to approve the specific‑use permit with the two staff conditions; a second was recorded and the motion passed. The chair announced, \"The ayes have it.\" The permit allows the liquor store to operate subject to compliance with the listed construction and code requirements.

The staff presentation noted the site is part of a newly developed shopping center, listed in the record as ownership \"G C M D 2,\" which may generate future applications for other uses; staff said similar requests for the property will likely return to the commission.","The commission approved a specific‑use permit (PZ202541) to allow Tejas Liquor to operate in Suite 2100 at 3100 North Major Drive with two conditions requiring compliance with water utilities, and building and fire codes; staff reported 2 letters in favor and 5 opposed among 42 notices sent.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6101249,"Planning commission denies rezoning request for lawn‑service property after applicant fails to appear",123,713110,836425,"/Search/View?dp=1&key=2809743-c90d7694bfe5a2ff8cf6542d680676c6&start=713&end=836","https://assets.pipeline.soar.com/2809743-c90d7694bfe5a2ff8cf6542d680676c6/thumbnail_713110.jpg","/articles/6101249/Beaumont/Jefferson-County/Texas/Planning-commission-denies-rezoning-request-for-lawnservice-property-after-applicant-fails-to-appear","https://secure.pipeline.soar.com/6101249-2e9e5ad26de5151a5a1160f94a0ec5db/orig.mp4?Expires=1771166034&Signature=XCvzzwT2o58jlkPhjwC~S2gUtNvu5g4gu3eFH9Xkcl466HXuR47IV8OjZmBk7DXTd1xAVQmyfZRmILremrehDHwb3dpGr9RUWhmACmM0Lz7sABmgZ3twDwmKe07Kg-V-9JxxGAbPw6FJHFNfeuKNyZ9j9egki3ylNWe4QHJK0rGpS0naPNMLocjsHooFjV4QNbibd5pd65~ttDvneO2LikcnHdiwIN6lpjoKH~ZrZIfnng8A3GDIRPvphnoLvhADWfDIhS223xt37VBz~cud7n8kQhB6aALf9-Zz6AL6A-gooQqwtGggAejGIxkVnMRqC6WiBw4FsuQZ4AdRk0zajQ__&Key-Pair-Id=KUT5TJCACFTXG","The Beaumont Planning Commission voted to deny a rezoning request for a one‑acre property at 6690 Rebecca Lane during its March 17, 2025 meeting after the applicant did not appear to present the application.

Planning staff reported that the applicant, identified in records as Mr. Lucas, requested rezoning from residential single‑family to a general commercial/multiple‑family dwelling district (or a more restrictive district) following a zoning compliance notice for his business, Lucas Lawn Service and Landscaping. Staff said the business began operating in early 2025, employs \"3 to 5\" people, maintains office hours 8:00 a.m. to 4:30 p.m., and that the owner previously worked for Allco.

Staff recommended denial, saying the proposed rezoning would likely constitute spot zoning by introducing a high‑density commercial use into a predominantly single‑family area, and that the request is inconsistent with the Beaumont comprehensive plan, which staff described as designating the area a \"stable\" neighborhood. \"If we were to approve this rezoning request, it could result in spot zoning, introducing a high density commercial use into a predominantly single family, residential single family area,\" staff said.

The staff report noted 13 property‑owner notices were sent and that the city received zero responses in favor and zero in opposition. The applicant was not present at the March 17 meeting; staff reasserted its recommendation to deny the rezoning.

A commissioner moved to deny the request and a second was recorded. The commission voted in favor; the chair announced, \"The ayes have it.\" The record shows the motion carried and the rezoning request was denied.

The denial leaves the property in its current residential zoning; any future application for commercial use would need to address staff concerns about compatibility with the comprehensive plan and neighborhood character.","The planning commission denied a rezoning request (PZ2025‑25) that would have changed 6690 Rebecca Lane from single‑family residential to a commercial/multiple‑family district; staff said the request conflicts with the Beaumont comprehensive plan and may constitute spot zoning.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6101251,"Planning commission conditionally approves Whispering Heights Phase 2 preliminary plat",262,104095,366545,"/Search/View?dp=1&key=2809743-c90d7694bfe5a2ff8cf6542d680676c6&start=104&end=366","https://assets.pipeline.soar.com/2809743-c90d7694bfe5a2ff8cf6542d680676c6/thumbnail_104095.jpg","/articles/6101251/Beaumont/Jefferson-County/Texas/Planning-commission-conditionally-approves-Whispering-Heights-Phase-2-preliminary-plat","https://secure.pipeline.soar.com/6101251-2fae677b5e52b9cc2cfe99a187ef263d/orig.mp4?Expires=1771166034&Signature=KSoKKedRsm6WHV~ESuyiw9Q64P1DQfu4fEiDvmZ6n6a4y-T6l1cJrukDcgu7Y~ST0ALYXTUmdFieirt1QWDRZ9yhLWgMVC3ZdRp18ATTueGMPupvxrmdgqJVS~YgX9-~QHz0XvSLh7U0fkPobo3ghAZ9SHbrasOvcAV47kP1bnRmxW7rS2BBv3Kme9bwkUX2fLLtvibzQo-kyZMTDtY33~~0q~b4FbkT-2n6NrpMiQajW4ESizAv-fbs~7KDvFnj-2echr7b64dOLpfsO-aeIrP876xCwseQ3JKyLQ5~~ORHknta3vTHnh9nQ3CItULZ3yMFeUfLaFXqkQkQUocYhw__&Key-Pair-Id=KUT5TJCACFTXG","The Beaumont Planning Commission voted to conditionally approve the preliminary plat for Whispering Heights Phase 2 (file PZ202547) on March 17, 2025, moving the project forward with five conditions.

Planning staff told the commission the applicant, identified in the record as Fits and Shipman, is seeking reapproval of a preliminary plat that previously received conditional approval in April 2022 but exceeded the two‑year time limit in the city’s subdivision review process. \"Fits and Shipman is requesting approval of the preliminary plat for Whispering Heights phase 2,\" staff said during the meeting.

The project covers 5.5 acres north of Rayhan Wood Street and would create 18 single‑family residential lots on a new local street that would extend Mumtaz Drive and connect to Point Parkway. Planning staff said the proposed residential streets would have a 50‑foot right‑of‑way with 27 feet of pavement width, and that water and sewer would be provided by extension of City Utilities.

Bernadino Churstand, identified in the record as the engineer of record for the developer, told the commission construction plans have already been submitted and work is underway; he said the preliminary plat simply expired during the two‑year window. \"My name is, Bernadino Churstand with bits and shipment here in Beaumont,\" he said. \"The construction plans have already been submitted, and they're actually under construction. It's just a 2 year span for the preliminary plat has expired.\"

Planning staff recommended approval subject to five conditions: correct Mumtaz Drive right‑of‑way and pavement width to meet section 26.03 0.002 subpart 4 of the city code; space street lights to meet subdivision ordinance requirements; revise the street layout plan to meet city ordinance requirements; relocate sanitary sewer service connections to avoid overlap with telecom and energy easements for certain blocks as shown on the submitted plans; and submit an updated master plan prior to plat recordation.

A commissioner moved to approve PZ202547 and a second was recorded. The commission voted in favor; no opposing votes were recorded and the chair declared, \"The ayes have it.\" The motion approved the preliminary plat with the five staff conditions.

The commission’s approval is conditional; staff instructions require applicants to return with a final plat and construction plans that comply with the listed conditions before recordation.

Notes: the staff presentation referenced the city's code of ordinances time limit for preliminary plats (section 26.02 0.002 c) and the subdivision street standards noted above.","The Planning Commission approved preliminary plat PZ202547 for Whispering Heights Phase 2, a 5.5-acre, 18-lot residential addition, with five staff conditions tied to right-of-way, street lighting, construction plans, utility connections and an updated master plan.","actionData","errors"]

Article not found

Staff proposes downtown planning study, seeks grant to update Beaumont comprehensive plan

Commission approves specific‑use permit for Tejas Liquor at new Major Drive shopping center

Planning commission denies rezoning request for lawn‑service property after applicant fails to appear

Planning commission conditionally approves Whispering Heights Phase 2 preliminary plat