The Beaumont Planning and Zoning Commission, meeting jointly with the City Council on Dec. 16, approved an amended specific-use permit to construct a gated third driveway for deliveries at 31100 North Major Drive but denied a separate application for a drinking-place permit for Building C, Suite 5, following substantial public opposition.

Planning staff told the joint public hearing that the shopping-center development had an original SUP approved by City Council in February 2017 and an amendment in April 2023 to shift driveway placement. The developer sought a further amendment to allow a third driveway — gated and intended for delivery trucks — and a separate SUP to permit a drinking place that would operate from noon to 2 a.m. on some nights. Staff recommended approval of the driveway amendment with five conditions, including compliance with building and fire codes, water-utility requirements, directional lighting to protect nearby residences, and a requirement that the five-foot sidewalk be constructed on private property unless TxDOT grants written permission to place it in TxDOT right of way.

Developer representative Haney Thome of Golden Triangle Consulting Engineers said the project has TxDOT approval for the driveway placement and that the delivery gate would have keypad access and be used only for deliveries. "We have an approval from TxDOT," Thome said. He said the site’s drainage ties into DD6 infrastructure and would not affect the neighborhood drainage. The developer also confirmed plans for an eight-foot fence and landscaping buffer along the south and east property lines to provide privacy for adjacent homes.

Neighbors objected at length, saying the proposed driveway is too close to the Village Drive turn lane, will bring delivery trucks and trash containers adjacent to backyard fences, and could increase noise and rodent problems. Several residents described damaged fences and standing water behind their properties from ongoing construction activity. Rob Jones, president of the Fairfield Homeowners Association, and multiple residents said speeding on North Major Drive and a nearby event center already create safety concerns at the Village Drive intersection.

Applicants for the drinking-place SUP, Dion Lowe and Alicia Ramsey, described plans for a lounge-style, seated establishment aimed at working adults rather than a nightclub, with security and staff trained to avoid over-serving patrons. Ramsey said the business would not be "a club… the hip hop loud music type scene." The business proposal listed 3,690 square feet for the suite and an expected initial staff of 14–16.

After hearing neighbors’ concerns and applicants’ remarks, a motion to deny the drinking-place SUP carried by voice vote. The commission then voted to approve the driveway amendment with the five staff conditions; the driveway amendment passed with a voice vote and the recorded motion referenced the staff conditions. Commissioners discussed the possibility of requiring masonry fencing but did not add that to the motion; staff noted the approved building plans already call for an eight-foot fence and a 29-foot buffer along the residential edge.

The commission asked the developer to follow up directly with residents about damaged fences and other construction impacts. The driveway amendment will be effective once required construction and permitting steps are completed and the applicant complies with the five listed conditions.