Nov 16, 2023 Special Planning & Zoning Commission

[CALL TO ORDER & ROLL CALL]

[00:00:14]

MIC] CALL] FULL CROWD.

INVOCATION. PLEASE RISE.

ALMIGHTY GOD, OUR HEAVENLY FATHER, SEND DOWN UPON THESE PLANNING AND ZONING COMMISSIONERS IN OUR CITY OF BEDFORD THE SPIRIT OF WISDOM, CHARITY AND JUSTICE.

THAT WITH STEADFAST PURPOSE THEY MAY FAITHFULLY SERVE IN THEIR OFFICE TO PROMOTE THE WELL-BEING OF BEDFORD RESIDENTS, THROUGH JESUS CHRIST OUR LORD.

AMEN. AMEN.

RIGHT.

ARE YOU GOING TO START OFF ON THIS?

[1. Conduct a public hearing and consider making a recommendation to City Council regarding an amendment to Section 4.18(I) entitled Master Highway Corridor Overlay District – Development Standards of Appendix B of the Code of Ordinances entitled Zoning Ordinance. ]

FIRST AGENDA ITEM IS A TEXT AMENDMENT TO THE ZONING ORDINANCE.

IT'S A THE ESSENTIALLY IT'S CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING AN AMENDMENT TO SECTION 4.18, ENTITLED MASTER HIGHWAY CORRIDOR OVERLAY DISTRICT DEVELOPMENT STANDARDS, APPENDIX B OF THE CODE OF ORDINANCES ENTITLED ZONING ORDINANCE. A LITTLE BIT OF BACKGROUND.

MASTER HIGHWAY CORRIDOR OVERLAY WAS ORIGINALLY ADOPTED BACK IN 1989.

IT'S BEEN AMENDED A FEW TIMES.

THE GOAL BEHIND THE CORRIDOR IS TO PRETTY MUCH PROTECT AND ENHANCE THE APPEARANCE OF THE HIGHWAY, 121 183 CORRIDOR.

THE CORRIDOR REGULATES THINGS SUCH AS PROHIBITS CERTAIN USES.

ADDS ADDITIONAL REGULATIONS ON OTHER USES.

REGULATES TRAFFIC, PARKING, TRAFFIC CIRCULATION, AS WELL AS LANDSCAPING AND OTHER DEVELOPMENT STANDARDS SUCH AS EXTERIOR BUILDING MATERIALS AND COLORS AND ARCHITECTURAL STANDARDS.

ARCHITECTURAL STANDARDS IS WHAT WE'RE GOING TO TALK ABOUT TONIGHT.

THE CURRENTLY, THE WAY THE CODE READS IS THAT THE ANYTHING ANY BUILDING UNDER FIVE 5000FT² OR SMALLER REQUIRES A PITCHED ROOF.

AND SINCE I'VE BEEN HERE, THAT'S BEEN A LITTLE BIT OVER TWO YEARS NOW, WE'VE RUN INTO A LOT OF CONCERNS FROM APPLICANTS AND JUST AN ENFORCEMENT ISSUE WITH ENFORCING THIS PITCHED ROOF ON BUILDINGS UNDER 5000FT².

MOST USES THAT FALL WITHIN THE CORRIDOR ARE AUTO DOMINATED USES THAT ARE SMALLER, SO THAT WOULD REQUIRE THEM TO ALL BE PITCHED ROOFS.

AND THEN IT WOULD ALSO IT'S JUST NOT THE TYPICAL DESIGN THAT YOU SEE TODAY IN BUILDINGS.

AND SO STAFF IS PROPOSING AN AMENDMENT TO ESSENTIALLY STRIKE THE FIRST SENTENCE OF THAT SECTION.

AND I'LL GET INTO THAT A LITTLE BIT MORE DETAIL.

BUT I'VE GOT SOME PICTURES I WANT TO SHOW THAT AS YOU DRIVE THROUGH THE CORRIDOR, YOU'LL SEE THE MAJORITY OF THE BUILDINGS ARE FLAT ROOFS.

THERE'S THE INTERSECTION OF MURPHY, AND 121 IS A PITCHED ROOF FOR A CONVENIENCE STORE.

IT DOES MEET THE LETTER OF THE ORDINANCE, HOWEVER, IF YOU LOOK AT OTHER CONVENIENCE STORES JUST ABOUT THROUGHOUT THE CORRIDOR, OTHER FAST FOOD PLACES, OTHER SMALLER BANKS, WHATNOT, NONE OF THEM MEET THE PITCHED ROOF REQUIREMENT.

THESE PICTURES GIVE YOU SOME IDEA OF WHAT THAT LOOKS LIKE, OBVIOUSLY.

WELL, THE THREE TOP PICTURES THERE ARE ALL WITHIN THE COURT, WITHIN THE CITY LIMITS OF BEDFORD AND WITHIN THE CORRIDOR.

AND THEN WE GAVE YOU SOME OTHER PICTURES OF NEARBY CITIES THAT ARE JUST UP THE ROAD OR JUST DOWN THE ROAD THAT ARE ALL FLAT ROOFS.

SO FLAT ROOFS IS NOT AN UNCOMMON STYLE OF ARCHITECTURE THAT YOU SEE THROUGHOUT THE CORRIDOR.

SO STAFF IS AGAIN RECOMMENDING THAT WE STRIKE THE FIRST TWO SENTENCES OF THAT SECTION.

SO ESSENTIALLY WE WANT TO MAINTAIN THAT ALL MECHANICAL EQUIPMENT IS STILL SCREENED.

[00:05:01]

WITH THAT I CAN ANSWER ANY QUESTIONS THAT YOU HAVE.

MR. CHAIRMAN. WES I'VE BEEN AROUND LONG ENOUGH.

I REMEMBER WHEN THAT CAME INTO BEING.

I SPECIFICALLY REMEMBER A WAFFLE WAY THAT'S STILL THERE.

I'M SORRY. A WAFFLE HOUSE AT THE CORNER OF CHEEKS SPARGER AND 121, AND THEY HAD TO GO IN WITH A PITCHED ROOF, AND THE COUNCIL AT THAT TIME FELT THAT THAT WAS MORE ESTHETICALLY PLEASING THAN THE FLAT ROOFS THAT YOU SEE, THE ONES THAT YOU JUST MENTIONED.

AND THOSE ARE MORE RECENT VINTAGE.

DID THOSE GET SOME TYPE OF A WAIVER OR WE DIDN'T HOLD THEM TO THE LETTER OF THE LAW.

WE DIDN'T HOLD THEM TO THE LETTER OF THE LAW.

OKAY. AND I'M GOING TO PUT YOU ON THE SPOT.

I KNOW THE COUNCIL AT THAT TIME FELT THAT THE PITCHED ROOF WAS MORE ESTHETICALLY PLEASING.

OKAY. DO YOU HAVE AN OPINION ONE WAY OR ANOTHER, OR IS IT? AND THERE WERE SOME OTHER THINGS.

YOU KNOW THE WALMART HAD SOME BRICK.

THEY'RE NOT PAVERS, BUT IT WAS TO ADD AND THAT'S STILL A REQUIREMENT LIKE ENTRYWAY PAVERS ON THE PAVEMENT.

THAT'S ALL STILL A REQUIREMENT.

WITH REGARD TO PITCHED ROOF AT ONE TIME PITCHED ROOFS, I MEAN I IN IN OTHER CAPACITIES THAT I'VE DONE THROUGHOUT MY CAREER, PITCHERS HAS BEEN ALWAYS A HOT TOPIC WHEN YOU'RE GOING IN ADJACENT TO RESIDENTIAL BECAUSE THEY WANT THE ROOFS TO MATCH THE STYLE OF ROOFS TO MATCH.

AS YOU'RE GOING INTO A RESIDENTIAL DEVELOPMENT, I DON'T KNOW IF I'VE EVER SEEN A PITCHED ROOF REQUIREMENT IN A COMMERCIAL CORRIDOR LIKE WE'RE TALKING ABOUT HERE.

BUT YOU'RE RIGHT, PITCHED ROOFS AT ONE POINT IN TIME WERE WERE A POPULAR ITEM TO REQUIRE.

I THINK AS ARCHITECTURAL TRENDS HAVE CHANGED, IT'S YOU'RE SEEING MORE AND MORE FLAT ROOFS AND SMALLER BUILDINGS TOO BECAUSE FOOTPRINTS ARE SMALLER. RIGHT. WHAT ARE THE OTHER CITIES SURROUNDING US? WHAT'S COLLEYVILLE DOING? WHAT'S SOUTHLAKE DOING? WHAT'S GRAPEVINE DOING? OR DO YOU KNOW? I LOOKED AT EULESS GRAPEVINE, COLLEYVILLE, HURST AND NORTH RICHLAND HILLS.

I FOUND NONE OF THEM THAT HAD A REQUIREMENT ALONG A COMMERCIAL CORRIDOR OF A PITCHED ROOF.

AND THIS DOES REQUIRE IF WE WOULD GO WITH THIS CHANGE, IT DOES REQUIRE SCREENING FOR THE HVAC EQUIPMENT OR ANY EQUIPMENT.

NONE OF THAT CHANGES. THAT'S CORRECT.

OKAY. YOU'RE JUST GOING TO STRIKE THE FIRST SENTENCE OUT OF THAT PARAGRAPH? IT'S ACTUALLY THE FIRST TWO SENTENCES.

YES, SIR. WES, JUST A HISTORY LESSON ON THE SCREENING PROCESS ABOUT TWO DECADES AGO. HEB SCHOOL DISTRICT FLOATED A BOND, AND THEY RAN OUT OF MONEY, AND THEY DIDN'T HAVE ENOUGH MONEY TO SCREEN ALL THE AC UNITS THAT ARE ON THEIR BUILDINGS.

THAT'S NOT GOING TO HAPPEN, IS IT? I CAN'T SPEAK FOR THE SCHOOL DISTRICT.

I'M JUST TELLING YOU, I CAN JUST TELL YOU WHAT THE REQUIREMENTS ARE.

OF COURSE, SCHOOL DISTRICTS ARE A LITTLE BIT DIFFERENT ANIMAL BECAUSE THEY.

I THINK WE'VE GOT A GOOD RELATIONSHIP WITH OUR SCHOOL DISTRICT AND THEY TRY TO FOLLOW ALL OF OUR RULES.

BUT IF YOU REALLY PUSH IT AND FRITZ MAY CORRECT ME IF I'M WRONG, BUT IF YOU REALLY PUSH IT, I THINK SCHOOL DISTRICTS CAN DO WHAT THEY PLEASED TO DO IN MOST CASES.

THE ANSWER WE GOT FROM STAFF WAS, WELL, THEY RAN OUT OF MONEY.

THAT'S JUST TO UNDERSTAND.

NO I UNDERSTAND.

SO OF COURSE WE'RE TALKING MAINLY PRIVATE DEVELOPMENT HERE, SO WE WOULDN'T HAVE TO WORRY ABOUT THAT.

WHAT? YEAH. WHERE YOU ARE.

CORRECT. SO SCHOOL DISTRICTS USUALLY SINCE THEY HAVE THE POWER OF EMINENT DOMAIN CITIES CAN'T ZONE SCHOOLS INTO A CERTAIN DISTRICT.

BUT WHEN IT COMES TO ESTHETIC THINGS LIKE SCREENING FOR MECHANICAL EQUIPMENT.

ABSOLUTELY. SCHOOL DISTRICTS CAN COMPLY.

THERE'S AN ATTORNEY GENERAL OPINION FROM ABOUT TEN YEARS AGO OUT OF MANSFIELD, ACTUALLY.

OKAY. YEAH.

THIS IS A PUBLIC HEARING.

WE DID DO NEWSPAPER NOTICE.

SO I WILL..

IS THIS IN ANY WAY, YOU'RE BRINGING THIS UP NOW BECAUSE OF THE APPLICANT WE'RE GOING TO HAVE LATER ON OR ARE YOU JUST IT WAS JUST IT'S A COMBINATION.

IT'S BEEN SOMETHING THAT'S BEEN ON OUR RADAR.

THIS APPLICATION DID PUSH THAT A LITTLE BIT FASTER.

BUT I WILL TELL YOU, THERE'S PROBABLY 2 OR 3 OTHER USERS THAT ARE NOT THIS APPLICANT NEXT ON YOUR AGENDA THAT ARE WATCHING THIS ITEM AS WELL.

OKAY. AND THEIR FEELING IS THEY DON'T WANT TO DO IT BECAUSE OF COST.

I DON'T THINK ANYBODY HAS SAID COST.

I THINK IT'S JUST THEIR IT'S AN ARCHITECTURAL STYLE AND TREND THAT THEY'RE DOING THAT JUST ISN'T ISN'T KEEPING WITH WHAT PITCHED ROOFS AREN'T KEEPING UP WITH THE TREND.

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ANYBODY LIKE TO SPEAK TO THIS ISSUE? THE PUBLIC HEARING IS OPEN. WOULD ANYBODY LIKE TO SPEAK TO THIS ISSUE? PUBLIC HEARING IS CLOSED.

I HEAR A MOTION.

I MOVE THAT WE APPROVE, STRIKING THE FIRST TWO SENTENCES OF SECTION 4.18, THE MASTER HIGHWAY CORRIDOR OVERLAY.

I'LL SECOND. I'M STARTING WITH MR. GALLENSTEIN. AYE.

MAGNANIMOUS.

ALL RIGHT, YOUR NEXT ITEM IS

[2. Conduct a public hearing and consider making a recommendation to the City Council regarding a Planned Unit Development Amendment to the Bedford Commons PUD for Lot 2A1, Block 1 Bedford-Arlington Road LTD SUB and on Lot A1, Block 1 Dallas Federal Addition approving a development plan for three proposed lots allowing a restaurant with a drive-through on each lot. The 2-acre site is located on the northwest corner of Airport Freeway and Central Drive and is commonly known as 1937 Airport Freeway and 1851 Central Drive. (PUD-23-7)]

THIS IS IN RELATION TO APPROVING A DEVELOPMENT PLAN FOR THREE PROPOSED LOTS.

COMMONLY IT'S KNOWN AS 1937 AIRPORT FREEWAY IN 1851 CENTRAL DRIVE.

MOST PEOPLE RECOGNIZE IT AS THE OLD CHEDDAR SITE THERE AT THE CORNER OF CENTRAL AND AIRPORT FREEWAY.

AGAIN, LOCATION THERE.

THE A LITTLE BIT OF BACKGROUND ON THE SITE IN 82.

THE SUP WAS APPROVED FOR CHEDDAR'S RESTAURANT IN 2012.

A COMMUNICATION TOWER WAS APPROVED FOR THE, THAT'D BE THE NORTH EAST CORNER OF THE PROPERTY, AND THEN IN 2013 AND AMENDED AGAIN IN 2015 BEDFORD COMMONS WAS REGULATIONS APPLY TO THIS PROPERTY.

PROPERTY IS LOCATED WITHIN A HIGHWAY MIXED USE CHARACTER ZONE OF BEDFORD COMMONS.

IT IS SEEN AS THE FRONT DOOR OF BEDFORD COMMONS, AND DRIVE THRU RESTAURANTS WITH OR DRIVE THRU RESTAURANTS ARE ALLOWED BY RIGHT IN THIS CHARACTER ZONE.

APPLICANT HAS SUBMITTED A DEVELOPMENT PLAN.

ESSENTIALLY IT SHOWS THE THREE LOTS THERE RESTAURANT WITH DRIVE THRU SERVICE ON EACH LOT .

ACCESS. ONE CHANGE TO THE SITE IS CURRENTLY THERE ARE TWO ACCESS POINTS ON AIRPORT FREEWAY.

THE APPLICANT IS PROPOSING TO REDUCE THAT DOWN TO ONE ACCESS POINT, AND THEN MAINTAIN THE TWO ACCESS POINTS ON THE TEXAS HARLEY WAY.

ALSO, THAT'S IMPORTANT IS WE THE APPLICANT IS PROVIDING A MUTUAL ACCESS AGREEMENT TO THE RESTAURANT TO THE WEST, WHICH IS BUFFALO WILD WINGS. SURROUNDING SITE.

SURROUNDING PROPERTIES.

RESTAURANT TO THE WEST THAT WE JUST MENTIONED.

BUFFALO WILD WINGS, OFFICE SPACE TO THE NORTH, AND THEN DRIVE THROUGH RESTAURANTS ACROSS CENTRAL DRIVE TO THE EAST.

WE NOTIFIED NON PROPERTY OWNERS OF THE REQUEST AND WE RECEIVED NO RESPONSE IN FAVOR OR AGAINST THE REQUEST.

WITH THAT, I CAN ANSWER ANY QUESTIONS THAT YOU HAVE.

CHAIRMAN. WES, LET ME ASK YOU.

I UNDERSTAND IT CONFORMS WITH BEDFORD COMMONS, BUT IT APPEARS THAT THEY WANT TO DO EVENTUALLY THREE FAST FOOD RESTAURANTS. AM I CORRECT ON THAT? THAT IS CORRECT. THAT'S WHAT WE'RE GOING.

THAT DRIVE THRU RESTAURANTS? YES, SIR. RESTAURANTS? YES, SIR.

AND IS THERE ANY REASON THAT I GUESS THE APPLICANT WILL WILL EXPLAIN TO US WHY THEY WANT TO DO OR MULTIPLE APPLICANTS MAYBE WANT TO DO THREE DRIVE THRU RESTAURANTS RATHER THAN A SIT DOWN RESTAURANT, OR EVEN A COMBINATION OF ONE BUILDING AND TWO RESTAURANTS IN IT.

I'M GOING TO BE REAL HONEST WITH YOU, I NEVER HEAR ANY BEDFORD CITIZEN SAY, BOY, WE NEED MORE FAST FOOD RESTAURANTS.

AND THIS IS THE MAIN CORRIDOR GOING INTO BEDFORD, CENTRAL AND 121.

I DON'T KNOW. I MEAN, WE COULD DEBATE THERE ARE SOME OTHERS.

AND SO LIKE I SAID, I HEAR A LOT OF PEOPLE TALK ABOUT FINE DINING.

I KNOW MY WIFE AND I WILL GO TO COLLEYVILLE, SOUTHLAKE, EVEN TO EULESS, YOU KNOW, BECAUSE THERE'S A LIMITED AMOUNT IN BEDFORD.

AND I ACTUALLY LIKE THIS PARTICULAR COMPANY.

I LIKE THEIR FOOD.

[00:15:01]

BUT I JUST QUESTIONED THE FACT THAT WE'RE GOING WITH FAST FOOD AT OUR MAJOR CORRIDOR.

I REALIZE WE HAVE ON THE OTHER SIDE WE HAVE TWO.

ONE HAPPENS TO BE A CHICKEN.

AND I THINK THE THE OTHER PROPOSAL COMING UP IS FOR A DIFFERENT CHICKEN RESTAURANT.

SO I'M JUST WONDERING IF THE APPLICANT IS PRESENTING IT AS OR GOING TO PRESENT IT AS THREE EVENTUALLY.

WHY THIS COULDN'T BE A SIT DOWN OR IT'S LARGE ENOUGH.

YOU COULD PUT TWO RESTAURANTS IN THERE, I WOULD GUESS.

SO THAT'S JUST I'M JUST THROWING THAT OUT THERE.

I'LL LET THE APPLICANT SPEAK TO SPECIFICS AS TO WHY I WILL SAY THAT.

AGAIN. IN MY EXPERIENCE, I BELIEVE THE DAYS OF SIT DOWN RESTAURANTS ARE BECOMING LESS AND LESS ON HIGHWAY CORRIDORS AND MORE ON PLACES AND SO I THINK THAT'S ONE I THINK THAT'S ANOTHER TREND THAT'S CHANGING.

BUT I'LL LET THE APPLICANT SPEAK TO THEIR PLAN FOR THE PROPERTY.

OKAY. I'D LIKE TO ADD TO WHAT ROGER SAID.

BEFORE ROGER BOYTER LEFT, HE AND I HAD A LONG CONVERSATION ABOUT THE ROLE OF PLANNING AND ZONING, AND HE SAID, YOU KNOW, BUSINESSES CAN CHECK ALL THE BOXES.

BUT HE SAID, WE ALSO HAVE TO CONSIDER BEST USE.

AND THAT PIECE OF LAND IS AN ENTRYWAY INTO BEDFORD.

AND WE HAVE THE MAKINGS OF A RESTAURANT DISTRICT WITH SEVERAL OF THE OTHER RESTAURANTS THERE.

AND I JUST DON'T SEE THREE FAST FOOD DRIVE THRU RESTAURANTS BEING THE ANSWER TO OUR NEEDS, ESPECIALLY WHEN THERE'S ALREADY TWO CHICKEN PLACES ACROSS THE STREET AND A COFFEE SHOP ON THE OTHER SIDE OF THE FREEWAY, I BELIEVE THIS IS OUR LAST OPPORTUNITY TO COMPLETE THAT CORRIDOR.

LIKE ROGER SAYS AND OFFER OUR CITIZENS.

I HATE TO SAY FINE DINING, BUT MORE OF A SIT DOWN DINING EXPERIENCE.

IF YOU LOOK AT PAPPADEAUX, THEY'RE GENERALLY PRETTY BUSY, BUT THAT'S PROBABLY THE NICEST RESTAURANT WE HAVE.

AND THIS IS A GREAT STRIP OF LAND WITH SEVERAL OTHER RESTAURANTS THAT WE CAN BUILD UPON OUR DINING EXPERIENCE. SO I WOULD HATE TO SEE THREE FAST FOOD RESTAURANTS OCCUPY THAT SPACE.

THAT IS WHY THIS IS A DEVELOPMENT PLAN AND THIS IS A PUBLIC HEARING.

WELL, I WOULD I WOULD ECHO WHAT ROGER AND MR. SMITH JUST ALSO SAID.

THIS IS A VALUABLE PIECE OF PROPERTY FRONTING ON AN EVER LIMITED SPEED PLACE OF OUR HIGHWAY CORRIDOR.

AND IT'S VERY, VERY IMPORTANT.

AND AGAIN, THE NOTION OF BEDFORD COMMONS WAS FOR A VIBRANT, WALKABLE COMMUNITY.

AND I DON'T SEE THIS ACTUALLY SUPPORTING THAT.

AND JUST BY CLARIFICATION, WE HAVE RIGHT NOW SIX CHICKEN RESTAURANTS IN BEDFORD, ALL WITHIN TWO MILES.

SO I JUST SEE THAT IF ANYTHING ELSE, THIS MIGHT SIMPLY CAUSE ONE OR MORE OF OUR CHICKEN RESTAURANTS TO GO OUT OF BUSINESS.

SO THAT'S MY TAKE ON THE ON ONE OF THE RESTAURANTS IN THIS THREE PART EFFORT.

I'D REALLY JUST LIKE TO ECHO WHAT EVERYONE HAS SAID.

YEAH, WE HAVE ENOUGH FAST FOOD RESTAURANTS AND WE CAN DO BETTER.

UH, I FOR ONE, LIKE CUSTARD, AND..

I DO TOO. SO.

AND THERE IS NOT ONE IN THE BEDFORD AREA OR IN BEDFORD PER SE.

MY ONLY CONCERN IS THAT I DON'T THINK THAT THIS.

A SINGLE RESTAURANT HELPS THE TRAFFIC SITUATION IN ANY WAY OR IMPROVES.

I DON'T THINK IT MAKES A HILL OF BEANS, WHETHER THERE'S ONE RESTAURANT HERE OR WE GO FURTHER INTO BEDFORD COMMONS IN THE MAJOR AREA OF BEDFORD COMMONS AND PLACE RESTAURANTS IN THAT LOCATION, I THINK THAT'S MORE WALKABLE, DRIVABLE, BIKEABLE THEN THIS LOCATION IS.

THE ONLY CONCERN THAT I HAVE WITH THIS LOCATION IS THE ENTRANCE ON FRONTAGE ROAD ON THE FRONTAGE ROAD 183

[00:20:06]

I THINK THE ENTRANCE WAY IS TOO SMALL.

A LOT OF PEOPLE LIKE TO TAKE THEIR HALF OUT OF THE MIDDLE, AND I'D LIKE TO JUST SEE IF THIS GOES FORWARD, GIVING CONSIDERATION TO MAKING A LARGER TURN THERE OFF OF 183.

ALTHOUGH THERE MAY BE RESTRICTIONS WITH THE HIGHWAY AND THINGS LIKE THAT.

THAT'S THE ONLY COMMENT THAT I HAVE HERE.

WITH RESPECT TO THE DRIVE APPROACH, THE YOU'RE EXACTLY RIGHT, THERE'S GOING TO BE A COMPLICATIONS WITH TXDOT ON THAT.

SO THAT'S WHY I THINK THE APPLICANT IS TRYING TO LEAVE THAT ONE UNSCATHED.

UH, I'D LIKE TO ASK ANDREA.

YES, SIR. FROM AN ECONOMIC DEVELOPMENT STANDPOINT, WHICH YOU'RE IN CHARGE OF, HOW DOES THIS PLAY INTO THE OVERALL SCHEME OF THINGS ? CITYWIDE, BEDFORD COMMONS WIDE, BOTH? JUST BOTH IN YOUR EXPERIENCE AND TRYING TO BRING ECONOMIC DEVELOPMENT TO THE CITY WHERE YOU HAD ONE RESTAURANT THAT WENT OUT OF BUSINESS AND SPENT SITTING EMPTY FOR SOME TIME AND TRYING TO REDEVELOP THAT PARTICULAR PIECE OF PROPERTY.

THE MARKET HAS CHANGED IN RESTAURANTS FROM WHAT I HAVE SEEN AS WE'RE WORKING ON BOTH BEDFORD COMMONS TO GET THAT DEVELOPED AND THE CAMPUS WEST SITE, WHICH ARE TWO VERY DIFFERENT SITES.

CAMPUS WEST HAS EXTREME VISIBILITY ALONG THE HIGHWAY, ALONG INDUSTRIAL BOULEVARD.

BEDFORD COMMONS, A LITTLE MORE OFF THE BEATEN PATH.

IN WORKING ON BOTH OF THOSE PROJECTS AND TALKING TO DEVELOPERS AND RESTAURANT DEVELOPERS, THE TRENDS IN RESTAURANTS HAVE DRASTICALLY CHANGED.

CONSTRUCTION COSTS, TRENDS IN THE WAY WE EAT AND WE GET FOOD ARE DIFFERENT SINCE COVID AS WELL.

AND THE WHAT YOU SEE HERE TONIGHT IS A RESULT OF THE CHANGING ENVIRONMENT.

SO WHILE WE'RE STILL FOCUSED ON GETTING THOSE UNIQUE SIT DOWN TYPE RESTAURANTS, WE ARE FOCUSING THAT ON DEEPER INTO THE BEDFORD COMMONS AREA. SO THESE TYPES OF USES REALLY RELY ON THAT HIGHWAY FRONTAGE, THE ACCESSIBILITY, THE VISIBILITY OF IT AND THOSE OTHER RESTAURANTS AS WES KIND OF ALLUDED TO, THEY'RE LOOKING FOR A PLACE, AN ENVIRONMENT, AND BEDFORD COMMONS WITHIN THAT AREA REALLY SUITS THAT A LITTLE BIT BETTER FOR SOMETHING LIKE THAT.

SO THIS IS THE WAY OF THE WORLD NOW IN A SENSE.

WHAT I'VE SEEN AND I SORRY.

THANK YOU VERY MUCH. I APPRECIATE YOUR INSIGHT ON THAT.

SURE. GOOD WORK ON IT.

THANK YOU SIR. ANDREA, LET ME ASK YOU A QUESTION.

I THINK KERRY WAS NEXT.

GO AHEAD. I GET AROUND DALLAS FORT WORTH A LOT.

AND WHAT I SEE IS RESTAURANTS THAT PIGGYBACK ONTO EACH OTHER SO THAT YOU'VE GOT THREE, 4 OR 5 RESTAURANTS LINED UP AND THEY ARE ON MAJOR, MAJOR THOROUGHFARES.

183 IS PROBABLY ONE OF THE BUSIEST THOROUGHFARES IN DFW WITH A LOT OF TRAFFIC, AND IT IS BEDFORD'S BEST ACCESS.

I'M GOING TO ARGUE WITH YOU THAT BEDFORD COMMONS IS GOING TO BE A PLACE FOR RESTAURANTS BECAUSE IT HAS.

OH, ABSOLUTELY. IT HAS NO ACCESS POINT OFF OF A MAJOR FREEWAY.

SO IF BEDFORD IS GOING TO STAND AND CREATE A RESTAURANT DISTRICT, OUR BEST HOPE IS ALONG THIS 183 CORRIDOR.

BUT IT HAS TO BE DONE WITH FINE DINING OR SIT DOWN RESTAURANTS.

SO I AM CERTAINLY NOT HERE TO ARGUE, AND I DON'T WORK FOR THE APPLICANT THAT'S COMING THROUGH.

I CAN SIMPLY SHARE WHAT I SEE THAT COMES ACROSS MY DESK WHEN I'M TALKING TO FOLKS IN THE DEVELOPMENT WORLD AS FAR AS RESTAURANTS FOR THESE TWO PARTICULAR SITES.

SO AGAIN, MY SCOPE OF THE RESTAURANT INDUSTRY IS, IS WHAT I'M DEALING WITH WITH THESE TWO PROPERTIES AND THEN OBVIOUSLY WITHIN THE COMMUNITY ITSELF. SO AGAIN, I AM NOT A RESTAURANT EXPERT.

I CAN ONLY CONVEY WHAT I WITNESSED AND WHAT WE SEE AND THE INTERACTIONS THAT WE HAVE.

AND THAT'S I'VE CONVEYED.

THAT'S ALL I CAN SAY. AND AGAIN, WE'RE STRIVING FOR, FOR OBVIOUSLY THOSE UNIQUE DINING DESTINATION PLACES AS MUCH AS WE CAN GET THEM.

BUT AGAIN, WE ALSO HAVE SERVICES AND NEEDS OF THE COMMUNITY THAT ALL HAVE TO BE MARRIED UP WITH ECONOMICS, FINANCING, ACCESS AND AGAIN, WILLING DEVELOPERS TO PUT THOSE THINGS IN THE COMMUNITY.

[00:25:01]

AND IT DOES APPEAR THAT GRAPEVINE IS SORT OF LEAVING US IN THE DUST.

THEY HAD A BIG STRIP OF LAND ALONG 121 THAT HAS 3 OR 4 RESTAURANTS, AND NOW THEY'RE ADDING A VELVET TACO, A SLIDER PLACE.

THEY'VE GOT FOUR RESTAURANTS JUST UP MAIN STREET THAT ARE KIND OF LIKE WHAT I WAS SAYING, AND THAT THEY CLUSTER RESTAURANTS TOGETHER AND IT BECOMES A DESTINATION.

CORRECT. AND THOSE ARE BUILDING OFF OF WHAT HAS BEEN INITIATED AND STARTED IN THAT AREA.

AGAIN. WE ARE STILL WORKING TO ESTABLISH THAT.

IF WE LEAVE THESE TWO, THREE FAST FOOD PLACES, I DON'T THINK WE ACCOMPLISHED THE MISSION.

ANDREW, LET ME JUST ASK YOU SOMETHING.

THAT'S YOU GET TO GET ON TO THE HEARING AND MAYBE WE'LL FIND MORE INFORMATION THAT COMES OUT.

WELL, THIS IS SOMETHING MAYBE ANDREA CAN ANSWER.

I'VE SEEN THINGS LIKE WOOD & GRAIN THAT YOU'RE FAMILIAR WITH, WE'RE BOTH FAMILIAR WITH, AND I'VE SEEN COMBINATIONS, AND I THINK THAT'S WHAT TERRY'S TALKING ABOUT.

THERE'S A WOOD & GRAIN, AND THEN THERE'S X AND Y AND Z, ALL IN A SINGLE BUILDING.

THERE'S A SIMILAR SETUP TO THAT IN COLLIERVILLE AT THE CORNER OF GLADE AND HERITAGE.

OKAY, THERE IS BRUNCH DISTRICT, AND I'M TRYING TO THINK CHELSEA, SOMETHING I CAN'T REMEMBER.

AND THAT'S WHAT I'M SEEING, I'M NOT SEEING ONE MAYBE HUGE RESTAURANT, BUT I'M SEEING ONE BUILDING HOUSING MULTIPLE SIT DOWN RESTAURANTS.

AND I THINK THAT'S WHAT TERRY WAS TRYING TO POINT OUT.

AND I'LL JUST LEAVE IT AT THAT.

AND I WOULD I WOULD LET THE APPLICANT SPEAK TO THIS AGAIN.

YOU KNOW, IT IS OWNED BY A PRIVATE DEVELOPER THAT WORKED WITH THE CHEDDAR'S AND NOW IS WORKING WITH THESE GROUPS.

SO THIS IS SOMETHING THAT WAS INITIATED BY THE OWNER AND THE DEVELOPER, AND I'LL LET THEM TALK AS TO AS TO WHY THINGS LOOK, THE WAY THEY LOOK AND THE REASON THEY'RE HEADING IN THAT DIRECTION. OKAY.

ALL RIGHT. LET'S OPEN THE PUBLIC HEARING.

IS THE DEVELOPER HERE? CAN YOU SPEAK TO THE PROJECT? GOOD EVENING, COUNCIL MEMBERS. MY NAME IS JAKE FEARS.

I'M A CIVIL ENGINEER AT JHF ENGINEERING.

I'M HERE REPRESENTING THE DEVELOPER THIS EVENING.

YEAH. I WANT TO SPEAK IN A COUPLE OF THINGS REGARDING THE SITE PLAN AND THE PROPOSED USES AND SO FORTH.

FIRST OFF, THE EXISTING SITE WAS A SIT DOWN RESTAURANT THAT I GUESS FELL OUT OF FAVOR AND IT WAS NO LONGER SUPPORTING BUSINESS.

AND SO IN ORDER TO DEVELOP THAT PROPERTY, WE LOOKED AROUND FOR USES THAT WOULD WORK AND COMPLEMENT THE THE BEDFORD COMMONS AREA. AND THESE THREE UNIQUE DRIVE THRU RESTAURANTS, YOU KNOW, CAME, CAME ABOUT.

AND I THINK WE'RE TRYING TO MEET THE PEDESTRIAN FRIENDLY AREA TOO.

TWO OF THE THREE HAVE VERY BIG OUTDOOR DINING AREAS THAT KIND OF PROMOTE COMING IN, AND MORE OF A PEDESTRIAN FRIENDLY AREA AT YOUR ENTRANCE TO THE COMMONS.

AND AS THE PREVIOUS LADY HAD DISCUSSED POST COVID, I THINK THE DINING EXPERIENCES HAS CHANGED QUITE A BIT.

VERY FEW PEOPLE LIKE TO CONGREGATE TOGETHER INSIDE OF A LARGER BUILDING, AND THESE THE DRIVE THRU OPTION HAS BEEN VERY SUCCESSFUL THROUGHOUT. AND ALSO THE DRIVE THRU METHOD KIND OF SETS THE BAR FOR RESTAURANTS FOR FURTHER DEVELOPMENT.

YOU KNOW, A RESTAURANT COMING IN A NEW SIT DOWN RESTAURANT IS A MUCH BIGGER INVESTMENT.

AND IF THEY DON'T SEE THAT THE SMALLER RESTAURANTS ARE BEING SUPPORTED, THEN THEY WON'T MOVE FORWARD.

AND SO IT KIND OF TESTS THE WATERS, IF YOU WILL, FOR THE DEVELOPMENTS AS THEY GO FORWARD.

SO THAT'S THE REASON THE THE CHANGE IN IN THE DINE IN TO THIS, THIS DRIVE THRU USE.

AND AGAIN WE'RE TRYING TO ADHERE TO THE PEDESTRIAN FRIENDLY AREA.

I BELIEVE YOU HAD A QUESTION REGARDING THE DRIVE THE ROADWAY FRONTAGE THERE IN 121.

I BELIEVE CURRENTLY IT MEETS THE THE MINIMUM STANDARD FOR 24 WIDTH FIRE LANE.

AND LIKE I SAID, WE'RE RESTRICTED BY TEX.

BUT IN THE PROCESS OF CLOSING THE OTHER ONE WE CAN MAKE A WIDENING THING.

I THINK WE CAN LOOK THAT AS AN OPTION.

MR. CHAIRMAN, LET ME JUST ASK BEFORE YOU YOU LEAVE.

IS THE DEVELOPER HERE OR YOU'RE THE ENGINEER? I'M THE ENGINEER. THAT'S CORRECT. IS THE DEVELOPER HERE TONIGHT? HE IS NOT HERE TONIGHT. NO, SIR.

THAT'S SAD. LET ME JUST ASK YOU ANOTHER QUESTION.

NO MATTER WHAT THIS WAS, YOU'RE A CIVIL ENGINEER, RIGHT? YOUR P. YES, SIR.

SO WHATEVER THE DEVELOPER CHOSE TO BUILD THERE, YOU COULD PRETTY MUCH DESIGN.

THAT'S CORRECT. I'M NOT TALKING THE EMPIRE STATE BUILDING.

YOU KNOW WHAT I'M TRYING TO SAY? OKAY, THAT'S MY QUESTION.

SO WHETHER IT'S A DRIVE THRU OR A SIT DOWN RESTAURANT, YOU EITHER COULD OR HAVE DONE THOSE IN THE PAST.

CORRECT? OKAY.

THANK YOU. I HAVE A QUESTION, TO YOUR POINT YOU SAID THIS IS A PEDESTRIAN FRIENDLY BECAUSE IT HAS SOME OUTDOOR SPACES.

[00:30:09]

THAT'S NOT A PLACE WHERE I'M GOING TO BRING MY KIDS AND LET THEM RUN AROUND, BECAUSE THERE'S A GIANT PARKING LOT.

I THINK THERE'S AN OPPORTUNITY HERE TO DESIGN SOMETHING LIKE THIS TO THE POINT OF I LIKE CUSTARD, BUT I WOULD RATHER HAVE ONE SIDE THAT IS FACING THE INSIDE OF THE COMMONS.

THAT'S ACTUALLY LIKE A SPACE THAT THERE'S NOT A BUNCH OF CARS.

I DON'T HAVE TO WALK THROUGH CARS TO GET TO THE FRONT.

HERE'S MY GATHERING SPACE.

THE OTHER SIDE, THE HIGHWAY SIDE CAN BE WHERE ALL THE CARS ARE, AND THIS IS WHERE THE DRIVE THROUGH AREAS ARE SEPARATING.

LIKE HERE'S A CORRIDOR VERSUS HERE'S A GATHERING SPACE.

AND IT'S AN OPPORTUNITY FOR THE DESIGN TO ACTUALLY BE THE FRONT OF BEDFORD COMMONS, TO BE ABLE TO REALLY START THAT WALKABILITY.

IF EVERYTHING IS ON ONE SIDE WHERE I'M NOT WALKING THROUGH A PARKING LOT TO GET FROM BUSINESS TO BUSINESS.

SO I THINK THERE'S AN OPPORTUNITY TO THINK ABOUT A DESIGN.

I THINK THAT'S A GREAT IDEA.

AND ONE OF THE RESTRICTIONS OF THIS SIDE IS THAT BEDFORD, THERE'S A 30 FOOT LANDSCAPE BUFFER ALONG 183 THERE.

SO EVERYTHING IN THE SITE KIND OF GETS PUSHED FURTHER AGAINST TEXAS HARLEY WAY THERE TO THE NORTH.

BUT YEAH, IF THAT EVERYTHING COULD SHIFT BACK, YOU COULD MAKE A MORE ENHANCED PEDESTRIAN CORRIDOR THROUGH THERE.

I THINK THAT'S A GREAT IDEA.

I HAVE A QUESTION. SO WHAT MADE THE DEVELOPER CHOOSE THREE FAST FOOD RESTAURANTS AS? FOR THIS SITE.

I THINK THE THE FAILED SIT DOWN RESTAURANT IS WHAT KIND OF, YOU KNOW, YOU HAD A SIT DOWN RESTAURANT IN THAT AREA THAT WAS WAS NOT BEING SUCCESSFUL OR DIDN'T DIDN'T FUNCTION ANYMORE AND SO WENT TO MARKET AND DISCUSSED, YOU KNOW, WHAT WAS WORKING, WHAT WAS TRENDING AT THE TIME.

AND AS THE PREVIOUS EDC PERSON DISCUSSED IS THE THE SIT DOWN RESTAURANTS ARE JUST, YOU KNOW, THEY'RE NOT MOVING OR COMING IN THOSE PLACES.

THEY DON'T WANT TO GO, JUST A NEW AREA THAT REALLY HASN'T BEEN TESTED.

AND SO THE THE DRIVE THRU COMPONENT IS, HAS BEEN A POST COVID, YOU KNOW, GO TO AND IT WITH THE TRAFFIC ALONG THIS PARTICULAR CORRIDOR IT SEEMED LIKE A PERFECT FIT.

YOU KNOW I WILL SAY THE STRONG RESTAURANTS SURVIVE.

YOU LOOK AT THE PAPPA'S FAMILY AND THEY TEND TO PIGGYBACK THEIR RESTAURANTS.

THEY'VE DONE IT IN FORT WORTH WHERE THEY'VE GOT 2 OR 3 CONCEPTS.

THEY'VE DONE IT OFF NORTH WEST HIGHWAY, WHERE THEY'VE GOT 2 OR 3 CONCEPTS, AND I SEE THEM AT OTHER CITIES WHERE THEY'VE GOT SEVERAL CONCEPTS, AND I SEE THOSE PARKING LOTS FULL. IF I LOOK AT A COFFEE SHOP AND I LOVE ANDY'S CUSTARD AND ANOTHER CHICKEN PLACE.

I DON'T SEE THAT PRIME PIECE OF REAL ESTATE GENERATING THE KIND OF SALES AND TAX REVENUE THAT IT COULD IF IT HAD A STRONG RESTAURANT OPTION, AND MAYBE CHEDDAR'S FAILED.

MAYBE CHEDDAR'S FAILED, BUT THAT DOESN'T MEAN A SIT DOWN DINING RESTAURANT WILL FAIL.

YOU TRY AND GET RESERVATIONS IN DALLAS OR FORT WORTH FOR FINE DINING.

GOOD LUCK, THEIR FULL.

SO I DISAGREE THAT SIT DOWN RESTAURANTS ARE PASSÉ.

LET ME ASK YOU ANOTHER QUESTION.

ON THE SAME. YOU SAID THE DEVELOPER IS NOT HERE.

IS THERE A REASON HE'S NOT HERE? I BELIEVE HE'S OUT OF TOWN THIS EVENING.

OKAY. WHEN YOU THOUGHT IT WOULD HAVE BEEN GOOD TO COME.

OH, YEAH. YOU'RE KIND OF STUCK.

YOU'RE THE ENGINEER, BUT HE'S THE GENTLEMAN THAT'S PUTTING UP THE MONEY, RIGHT? THAT'S CORRECT. AND I THINK WE HAD THIS PREVIOUSLY ON ANOTHER ITEM THAT CAME BEFORE THIS.

AND THEN THE DEVELOPER SHOWED UP THE SECOND MEETING.

BUT YOU'RE TRYING TO ANSWER QUESTIONS FOR THE DEVELOPER THE BEST THAT YOU CAN.

CORRECT. AND YOU'RE AN ENGINEER.

YOU'RE NOT THE DEVELOPER.

RIGHT. I THINK YOU CAN SEE THERE'S SOME REAL CONCERN HERE.

YES, SIR, ABOUT WHAT YOU'RE PROPOSING.

AND I'LL JUST LEAVE IT AT THAT.

YEAH. I MEAN, YOU'RE CORRECT.

IT WAS ORIGINALLY SCHEDULED FOR PREVIOUS THURSDAY, AND THE DEVELOPER WAS TO BE HERE AND THEN PUSHED TO THIS WEEK.

THIS DAY IS WHAT CAUSED THE CONFLICT.

BUT YEAH, I MEAN, THE DEVELOPER WORKS WITH MANY DIFFERENT USERS, TENANTS, DRIVE THROUGH, SIT DOWN AND THIS PARTICULAR AREA WITH THE LOCATION OF 183 SUITED VERY WELL FOR A DRIVE THROUGH TYPE, STYLE, LOCATION. HE DISCUSSED IT WITH OTHER SIT DOWN RESTAURANTS THAT DID NOT HAVE ANY MOVEMENT.

GO AHEAD. I HAVE ANOTHER COMMENT FOR THIS IS FOR THE BENEFIT, HOPEFULLY THE REST OF THE COUNCIL.

[00:35:06]

THEY ARE BOTH SIT DOWN RESTAURANTS AND THEY ARE DRIVE THROUGH RESTAURANTS.

I THINK THAT MIGHT BE THE KIND OF FUTURE THAT WE'RE THAT WE'D LIKE TO SEE.

AS A MATTER OF FACT, THE RESTAURANTS THAT WE PATRONIZE IN EULESS, PANERA, PIE FIVE, FIVE GUYS, OUTBACK HAVE BOTH.

AND I THINK THAT THAT IS NOT A BAD CONSIDERATION FOR FOR BEDFORD AS WE LOOK FORWARD.

THANK YOU. MY COMMENT IS THE I THINK THE TREND IS FOR MORE DRIVE THRU THAT'S BEEN CHANGING OVER THE YEARS, PARTICULARLY WITH THE APPS THAT YOU CAN NOW PREORDER.

YOU CAN GET THROUGH CHICK FIL A VERY QUICKLY.

ABSOLUTELY. WITHOUT HAVING TO DO ANYTHING OTHER THAN SAY, I'VE GOT A MOBILE ORDER AND OFF YOU GO.

AND I THINK THE TREND IS MOVING THAT WAY.

I WAS SORRY TO SEE CHEDDAR'S GO.

IT WAS A SCRATCH KITCHEN.

THERE WAS I DON'T THINK IF THAT FAILED, I WOULD SUSPECT THAT JUST ABOUT ANY OTHER RESTAURANT WOULD COME ACROSS THE SAME THING THERE.

SO I DON'T SEE WITH THE TREND MOVING.

I DON'T WANT TO SAY THE COUNCIL'S GETTING TOO OLD, BUT THE I THINK THE TREND IS MOVING MORE TOWARDS FAST FOOD DRIVE THRU. I THINK THIS SITE LENDS ITSELF TO THAT RATHER THAN OTHER SITES THAT I'VE SEEN.

GLADE. THE DEVELOPMENT AT GLADE IS NOT DIRECTLY ON 121.

IT'S OFF. THERE ARE PLENTY OF SIT DOWN PLACES AND THINGS LIKE THAT THERE, BUT THAT IT'S AWAY FROM THE HIGHWAY.

AND I THINK THIS LENDS ITSELF WELL TO THIS INTERSECTION AND GOING FORWARD WITH FAST FOOD, SO LONG AS YOU CAN GET IN AND GET OUT. YES, SIR.

MR. CHAIR, I KNOW WE'RE IN A PUBLIC HEARING, BUT MAYBE THERE'S SOME OTHER PEOPLE WANT TO SPEAK TO THIS.

AND THEN I'D MAKE A RECOMMENDATION THAT WE MAY WANT TO TABLE THIS UNTIL WE CAN ACTUALLY GET THE DEVELOPER HERE AND ANSWER SOME OF THE QUESTIONS.

YES, SURE. LET'S SEE IF ANYONE ELSE WANTS TO SPEAK.

THAT'S JUST A SUGGESTION I CAN'T YES.

STILL A PUBLIC HEARING. SO.

THAT. WELL, REPRESENTATIVES, I'D SAY A COUPLE WORDS.

EVERYBODY. WILL WINKELMAN.

DALLAS, TEXAS.

I'M REPRESENTING THE CIVIL FOR BOJANGLES IF WE GET PAST THIS STEP.

AGAIN, I'M NOT HERE OTHER THAN JUST TO EXPLAIN A COUPLE OF THINGS THAT I FIND MIGHT BE RELEVANT TO THIS CASE.

I'VE DONE A LOT OF DEVELOPMENT, OBVIOUSLY, IT'S MY PROFESSION ALL AROUND THE PLACE, ALL ALL OVER DFW AND EVEN NORTH SOUTH.

THIS SPECIFIC SPOT IS BASICALLY WHAT WE CALL IT'S ON A HARD CORNER.

OKAY, SO MOST OF THE TIME THOSE VELVET TACOS, IF YOU LOOK IN GRAPEVINE OR WHATNOT, THEY'RE NOT ON A HARD CORNER.

THEY'RE OFF THE SERVICE ROAD JUST LIKE YOUR THE BUFFALO WILD WINGS OR THE SUSHI PLACES RIGHT, RIGHT DOWN THE WAY.

IT'S NOT RIGHT OFF THE HARD CORNER, OKAY? THE HARD CORNERS ARE USUALLY A MORE EXPENSIVE PROPERTY, WHICH USUALLY LENDS ITSELF MORE TO THE DRIVE THRUS THAT CAN RUN THROUGH A LOT MORE BUSINESS FASTER AND MAKE A LOT MORE REVENUE FASTER.

SO IF YOU LOOK AT THIS SPOT ACROSS THE STREET, CHICK FIL A, OKAY, IF YOU KEEP GOING DOWN THE ROAD, I THINK IN BEDFORD ROAD THERE'S A BURGER KING. KEEP GOING DOWN THE ROAD ON THE HARD CORNER, THERE'S A TACO BELL, THERE'S A TACO BUENO.

SO LIKE I SAID, IT'S JUST IT'S THE TREND OF THE HARD CORNERS USUALLY WANT TO HAVE THE ECONOMICS OF BEING FAST.

LOTS TO ORDER IN AND OUT SO YOU CAN COME AND GO.

AND LIKE I SAID, THOSE ARE THE PLACES THAT I, THAT I HEARD THE COUNCIL SAY.

I MEAN, THE SON OF A BUTCHER, THE VELVET TACO AND GRAPEVINE, IF YOU WANT TO, IF YOU PULL THOSE UP AND LOOK ON THEM, THEY'RE FURTHER DOWN THE SERVICE ROAD.

THEY'RE NOT RIGHT THERE ON A HARD CORNER.

SO THAT'S, THAT'S THAT'S THE DEVELOPMENT TREND AND HOW THAT WORKS JUST TYPICALLY AROUND DFW.

AND I WOULD SAY EVEN FURTHER THAN THAT OKAY.

THOSE THOSE THOSE IT'S THAT'S THAT'S HOW THE ECONOMICS WORKS A LITTLE BIT THERE.

SO ANYWAYS JUST JUST WANTED TO LET ME ASK YOU A QUESTION.

YES. CHEDDAR'S WAS THERE FOR OVER 35 YEARS AND IT WAS A HARD CORNER

[00:40:01]

WHY WAS IT SUCCESSFUL FOR 35 YEARS? MAYBE THE TREND HAS CHANGED, BUT IT CERTAINLY SEEMS LIKE THAT HARD CORNER DIDN'T AFFECT IT FOR 35 YEARS PLUS.

I DON'T KNOW CHEDDAR'S I KNOW IT'S NOT THERE NOW.

YOU THINK YOU CAN OVERSATURATE THE MARKET WITH TOO MUCH OF THE SAME PRODUCT? I'M NOT SAYING ANYTHING AGAINST BOJANGLES OR SOMEBODY MENTIONED HOW MANY CHICKEN RESTAURANTS THERE WERE WITHIN A CERTAIN AREA.

I WOULD POINT OUT THAT A PRETTY NICE RESTAURANT FAILED THERE.

I WOULD SAY THE MARKET PRETTY MUCH DICTATES ANYTHING.

I MEAN, IF YOU WANT, IF EVERYBODY REALLY LIKES CUSTARD, THERE'D BE THERE'D BE 50 CUSTARD PLACES.

I LIKE FRIED CHICKEN. PEOPLE SEEM TO LIKE FRIED CHICKEN.

THAT'S WHY THERE'S SIX PLACES.

THAT'S WHY THERE'S LOTS OF FRIED CHICKEN.

RESTAURANTS WOULD BE MY ONLY $0.02 ON THAT.

SURE, BUT I'M SURE THAT THESE PLACES HAVE DONE THEIR DUE DILIGENCE.

IF THEY BELIEVE THAT THEY WERE GOING TO FAIL, THEY WOULDN'T.

THEY WOULDN'T GO.

I AGREE WITH YOU. I DON'T DISAGREE, BUT I'VE SEEN OVERSATURATION OF GAS STATIONS OF CERTAIN TYPES OF FOODS.

AND THEN ALL OF A SUDDEN, 3 OR 4 YEARS DOWN THE ROAD, THEY'RE VACANT.

SURE. AND THAT'S AND KEEP IN MIND, THIS IS A PRIME CORRIDOR FOR US.

RIGHT. LIKE I SAID, YOU GUYS KNOW YOUR CITY WAY BETTER THAN I DO.

I JUST WAS ONLY POINTING OUT A COUPLE THINGS THAT I HAD SEEN IN MY PROFESSION AND THE THE GEOGRAPHICAL DIFFERENCES IN THIS SPOT THAT I THOUGHT MIGHT BE USEFUL FOR YOUR KNOWLEDGE. THAT'S ALL I WAS SAYING.

WE USED TO HAVE MORE ENTRANCES INTO BEDFORD, BUT THE HIGHWAY DEPARTMENT, WHEN THEY REDESIGNED 121, TOOK AWAY A NUMBER OF THOSE SO UNDERSTOOD.

WE'RE LIMITED. UNDERSTOOD.

HAVE A QUESTION. SIR. WHERE'S YOUR CLOSEST BOJANGLES TO THIS LOCATION, A COUPLE MILES.

DO YOU KNOW? EULESS CLOSET OR LITTLE ELM? LANCASTER, A COUPLE MILES.

OKAY. THAT'S MORE THAN A COUPLE MILES.

IT'S MORE THAN A COUPLE OF MILES.

IT'S IN EULESS. IT'S OFF 360, I BELIEVE.

YEAH 360.

IS THAT CORRECT? I'M NOT INTIMATELY FAMILIAR WITH THAT ONE.

I JUST I CAN LOOK IT UP HERE IN A SECOND AND LET YOU KNOW IT'S.

IT'S A TOWN OVER.

I WOULD SAY OKAY.

OKAY. THANK YOU GUYS.

IS THERE ANYBODY ELSE FROM THE AUDIENCE THAT WOULD LIKE TO SPEAK ON THIS? GOOD EVENING, JOSH BRON WITH ANDY'S FROZEN CUSTARD.

CONSTRUCTION PROJECT MANAGER.

YES? I NEED YOUR ADDRESS TO GO WITH YOUR NAME.

I'M SORRY. CONSTRUCTION PROJECT MANAGER.

ADDRESS? OH. SPRINGFIELD, MISSOURI.

OKAY. WELCOME.

THANK YOU. YEAH.

I'D JUST LIKE TO SAY ANDY'S IS EXCITED ABOUT THIS SITE, AND WE FEEL LIKE WE ACTUALLY KIND OF FIT SOME OF YOUR GUYS GOALS FOR THIS CITY.

FAMILY'S A BIG, IMPORTANT THING FOR US.

AND AS YOU GUYS MENTIONED, OR IT WAS MENTIONED, OUR OUTDOOR GATHERING SPACE FOR KIDS IS AN IMPORTANT FEATURE.

WE FEEL LIKE WE OFFER OUT THERE, AND WE ALWAYS TAKE GREAT CARE AND CONSIDERATION AND TRYING TO ADDRESS SAFETY OF KIDS FENCING OFF OUR PATIOS TO KIND OF LITTLE KIDS GET EXCITED WHEN THEY GET A LITTLE SUGAR, LIKE TO RUN AROUND.

SO. TRY TO KEEP THAT IN MIND AT ALL TIMES.

WE FEEL LIKE IT'S A IT'S A GOOD SITE FOR US, KIND OF COMPLEMENTARY WITH ADJACENT CONCEPTS AS WELL.

GIVEN TRAFFIC CONCERNS AND PEAK BUSINESS HOURS.

OUR PEAK BUSINESS HOURS ARE A LITTLE BIT LATER IN THE EVENING, SOME OF CHICKEN CONCEPTS A LOT OF TIMES.

AND SO OUR TRAFFIC HOURS CAN OFFSET A LITTLE BIT.

I DON'T KNOW IF YOU GUYS HAVE ANY SPECIFIC OTHER QUESTIONS.

YES SIR. I LOVE ANDY'S.

I THINK WE'D LOVE TO HAVE YOU IN OUR CITY.

I'M JUST NOT CERTAIN.

ARE YOU GOING TO HAVE SPEAKERS OUT THERE? WE YOU CAN ORDER.

OH, SO PERSONALIZED TOUCH IS A BIG PART OF OUR ORDER.

SO WE ACTUALLY TAKE ORDERS.

WE DON'T WE DON'T DO DRIVE THROUGH SPEAKERS.

WE RUN OUT FACE TO FACE, TAKE THE ORDERS ON AN IPAD.

IT'S A LITTLE BIT MORE OF A PERSONAL TOUCH.

AND THEN WE HAVE THE WALK UP WINDOWS ON THE PATIO.

YES. THIS IS AMAZING.

YEAH. THANK YOU I APPRECIATE THAT.

THANK YOU, THANK YOU.

ANOTHER. HI, I'M HILARY MCKONE, DIRECTOR OF CONSTRUCTION FOR BOJANGLES.

MY ADDRESS IS IN ORLANDO, FLORIDA.

I JUST WANTED TO COME UP AND SAY SOME OF THE SAME THINGS THIS GENTLEMAN JUST SAID ABOUT US BEING REALLY EXCITED THAT WE WANT TO BE HERE IN BEDFORD.

WE PUT A LOT OF WORK AND A LOT OF THOUGHT INTO HOW TO DO THIS.

WE'RE EXCITED TO BE IN TEXAS.

WE ALSO HAVE A OUTDOOR AREA FENCE, YOU KNOW, WITH A RAILING TO MAKE SURE THE TODDLERS DON'T RUN OFF INTO THE STREET.

[00:45:07]

AND I JUST WANTED TO SEE IF YOU HAD ANY QUESTIONS FOR BOJANGLES.

WELL, THE ONLY THING I CAN COMMENT IS THE SAME WITH THE OTHER GENTLEMAN, AND I THINK YOU'VE HEARD IT FROM AT LEAST SOME OF THE PEOPLE UP HERE.

IT'S NOT YOUR PRODUCT PER SE, IT'S THE LOCATION.

AND SO I THINK A LOT OF US APPRIZED THAT LOCATION.

AND SO IT'S NOT THAT BOJANGLES SHOULDN'T MOVE INTO BEDFORD.

IT'S JUST IS THAT THE RIGHT IS THIS THE HIGHEST AND BEST USE OF THAT PROPERTY? THAT'S EXACTLY RIGHT.

GOTCHA. AND YOU'VE HEARD THAT BEFORE.

YES, I HAVE. I CERTAINLY HAVE.

ANYTHING ELSE? I DO HAVE A QUESTION.

DO YOU HAVE OTHER LOCATIONS THAT HAVE DIFFERENT LAYOUTS? YES, WE HAVE OTHER LOCATIONS THAT HAVE DIFFERENT ARCHITECTURAL.

IF YOU GO TO EULESS, YOU'LL SEE THAT ONE HAS SORRY, HAS A LOT OF STONE ON THE BUILDING AS..

I MEAN LIKE IT'S NOT, ARE THEY ALL BUILDINGS SURROUNDED BY A PARKING LOT DRIVE THROUGH? YEAH. OKAY, THAT'S WHAT I WAS WONDERING BECAUSE I DREW EVERYONE ELSE'S POINT.

YES, I THINK THAT THIS WOULD NOT BE THE BEST FOR THAT.

BUT IF YOU FLIPPED ALL OF THESE 90 DEGREES AND MADE A SHARED OUTDOOR AREA, THAT MAKES IT A GATHERING SPACE, WHICH IS SUPPOSED TO BE THE POINT OF BEDFORD COMMONS, FROM WHAT I UNDERSTAND.

SOMETHING THAT COULD BRING PEOPLE THERE THAT WOULD MAKE MORE SENSE THAN I HAVE TO WALK THROUGH A DRIVE THROUGH TO GET INTO A BUILDING.

BECAUSE EVEN IF IT'S A YOU'RE SAYING I HAVE A GATE FOR TODDLERS, THAT'S NOT THE SAME AS CREATING A COMMUNITY SPACE.

SO I THINK THERE'S AN OPPORTUNITY TO BE CREATIVE IN THE WAY THAT THESE ARE NORMALLY BUILT, TO BUILD SOMETHING THAT WOULD HOPEFULLY MAKE EVERYBODY FEEL LIKE, OH, THIS COULD ACTUALLY BE A DOOR.

IT MAY BE A FAST FOOD, BUT IF THERE'S STILL WHAT IS THE WORD? I'M LOOKING FOR A CASUAL DINING OPTION IN ADDITION TOO.

WE DO WE DO HAVE SEATING INSIDE.

SO WE'RE NOT JUST A DRIVE THRU ONLY WE DO HAVE SOME SEATING IN THERE.

YEAH. SO I THINK THAT THAT WOULD BE AN OPPORTUNITY WHERE YOU GUYS COULD HAVE SOME OUTDOOR SPACE IN ADDITION TO.

SO IT BECOMES A COMMUNITY SPACE.

I THINK MAYBE THE COMMITTEE WOULD BE MORE OPEN TO THAT AS A DIFFERENT DESIGN.

OKAY. THANK YOU.

ALL RIGHT. THANK YOU. ANYBODY ELSE? LAST ONE COMING.

KEN HIGGINBOTHAM, 2613 BEDFORD ROAD.

I MEAN, JUNIPER COURT IN BEDFORD.

I JUST THIS IS MY FIRST MEETING AND I THOUGHT THIS WAS LIKE AN OVERALL VIEW.

I DIDN'T KNOW IT WAS GOING TO BE ON THIS SPECIFIC TOPIC, BUT I'M WITH MR. SMITH. THE COMMONS WAS GOING TO BE A PREMIER PLACE.

I DIDN'T KNOW THIS IS PART OF THE COMMONS, BUT I DON'T THINK CHEDDAR'S FAILED BECAUSE THEY WERE BAD RESTAURANT OR BECAUSE THEY WERE IN A BAD LOCATION.

THEY HAD A LOT OF PROBLEMS. THEY WERE THERE A LONG TIME.

I THINK THEY HAD A LEASE AGREEMENT.

THEY DIDN'T HAVE THE ORIGINAL PARKING THERE.

THEY HAD TO TEAR DOWN THE TOWER.

THEY GOT SOME ADDITIONAL PARKING, BUT I DON'T THINK THEY FAILED BECAUSE IT WAS A BAD LOCATION OR BECAUSE A SIT DOWN RESTAURANT WOULDN'T MAKE IT IN THAT LOCATION.

SO I STILL THINK THIS IS A GREAT PLACE FOR A REALLY NICE RESTAURANT.

AND I THINK MAYBE IF WE COULD GET A PAPPA'S STEAK OR A PAPPA'S SOMETHING IN THAT LINE, THAT IT WOULD PROBABLY MAKE IT.

I WOULD LOVE TO SEE ANDY'S.

I'D LIKE TO SEE THESE FOLKS COME IN HERE AND AND MAYBE BUILD IN A BETTER SPOT OR A DIFFERENT SPOT, BUT THIS IS MY FIRST.

I HEARD OF IT, BUT I'D LIKE TO SEE SOME REALLY NICE PLACES OR RESTAURANTS IN THIS PLACE.

BESIDES FAST FOOD, WE'VE GOT A LOT OF TRAFFIC ISSUES.

NOT CHICK FIL A CAME IN, DID A GREAT JOB.

THAT'S A GREAT PLACE, AND THEY MOVED TRAFFIC THROUGH THERE.

BUT THAT'S MY $0.02 WORTH.

SO THANK YOU, THANK YOU, THANK YOU.

MR. CHAIRMAN, IF I CAN, I JUST WANT TO REMIND THE COMMISSION WHAT THE APPLICATION IS BEFORE YOU.

THE APPLICATION IS A DEVELOPMENT PLAN.

THE LAND USES ARE ALLOWED BY THE ZONING ORDINANCE OR IN THE PUD.

SO THE ISSUE IS NOT THE LAND USE.

IT'S THE ISSUE IS THE SITE PLAN, THE DEVELOPMENT PLAN.

SO I'VE HEARD A COUPLE OF CONCERNS REGARDING SITE LAYOUT AND THAT KIND OF STUFF.

THAT'S WHAT WE CAN TALK ABOUT WHEN WE START TALKING ABOUT INDIVIDUAL USES, INDIVIDUAL RESTAURANT TYPES.

SO THAT KIND OF STUFF, WE'RE REALLY OUTSIDE OF OUR PURVIEW HERE.

SO I JUST WANT TO KEEP EVERYBODY ON THE KIND OF WHAT WE'RE SUPPOSED TO BE TALKING ABOUT.

ALSO, IF YOU'D LIKE, I DID JUST TALK TO THE APPLICANT.

I KNOW IT'S NOT THEIR PREFERENCE, BUT IF YOU WOULD LIKE FOR TO TABLE AND ALLOW US TO WORK WITH THE APPLICANT ON SOME OF THE SITE PLAN CONCERNS, WE CAN DO THAT.

[00:50:02]

LET ME. SORRY. SO THE CONCEPT OF HIGHEST AND BEST USE DOESN'T APPLY BECAUSE OF THE WAY THIS IS ZONED.

YEAH, IT'S ZONED BEDFORD COMMONS.

AS I SAID, DRIVE THRU RESTAURANTS ARE ALLOWED.

OKAY. BUT THE QUESTION WAS? THE QUESTION IS, IS DO YOU LIKE THE SITE THE WAY THE SITE IS LAID OUT.

THAT'S WHAT THE, SO THE OVERALL USE HAS ALREADY BEEN DECIDED FOR THE SITE.

THIS IS PUDS COME IN TWO PHASES RIGHT? SO YOU'RE LOOKING PER BEDFORD COMMONS PUD ESTABLISHED LAND USES THAT WERE ALLOWED.

AND THEN THE SITE PLAN IS THE SECOND PHASE.

AND SO THAT'S WHAT WE'RE DOING HERE TONIGHT.

CLOSE THE PUBLIC HEARING.

HEAR ANY MOTIONS? MR. CHAIRMAN, I'M GOING TO MAKE A MOTION ON ZONING CASE NUMBER PUD 23-7 TO TABLE.

I'LL SECOND. MR. CHAIRMAN, IF YOU DON'T MIND.

IF THAT MOTION IS GOING TO BE ENTERTAINED, I'D ASK THAT YOU REOPEN THE PUBLIC HEARING AND CONTINUE IT TO A DATE AND TIME CERTAIN YOUR NEXT MEETING, WHICH WILL BE THURSDAY.

THIS WILL BE IN DECEMBER, EARLY DECEMBER.

DECEMBER 14TH, I BELIEVE.

DECEMBER 14TH AT SIX AGAIN.

MR. CHAIRMAN, CAN I ASK THE ATTORNEY A QUESTION? BECAUSE WE DID THIS ONCE BEFORE AND RATHER THAN TABLE YOU SAID EXTEND THE PUBLIC HEARING.

CAN YOU EXPLAIN THE LEGAL REASON FOR US WHY WE WOULD DO THAT? YOU ARE TABLING THE ITEM, BUT THERE ARE SPECIFIC PROCEDURES IN THE ZONING STATUTE THAT HAVE TO BE FOLLOWED OR THE ZONING IS NOT VALID.

AND ONE OF THOSE IS YOU HAVE TO SEND NOTICE TO PEOPLE THAT INSTEAD OF HAVING TO RE-NOTICE THE PUBLIC HEARING, YOU KEEP IT OPEN UNTIL EVERYBODY HERE, WHEN THE NEXT HEARING IS GOING TO WHEN IT'S GOING TO CONTINUE TO.

SO ARE WE GIVING THEM ENOUGH TIME BASED ON WHAT THEY'VE HEARD FROM US, TO POSSIBLY RECONFIGURE AND ALSO GET THE DEVELOPMENT? THAT IS A QUESTION FOR THE APPLICANT AND THE BECAUSE YOU KIND OF INDICATED A DATE, I THINK.

DID I HEAR A DATE? I JUST SUGGESTED THE NEXT MEETING, BUT IT'S PERFECTLY ACCEPTABLE TO PUSH THAT FURTHER OUT IF NEEDED.

OKAY. IT'S FINE.

SO I GUESS SPECIFICALLY TO RECONFIGURE IT WAS THERE A SITE, A SPECIFIC SITE PLAN CONCERN THAT THE COUNCIL HAS THAT TO ADDRESS? TO CHANGE THE SITE IS THAT YOUR CONCERN? YOU HAVE A SITE PLAN. CONCERN? YEAH. WHAT? TERRY? TERRY SHAKING HIS HEAD, I THINK HE'S.

I THINK THERE'S JUST SOME CONCERN.

WE'RE SOMEWHAT CONSTRAINED BASED ON THE ZONING, AS WES TOLD US, BUT.

I'M TRYING TO PHRASE THIS PROPERLY.

YOU KNOW, THIS WHOLE CONCEPT OF JUST DRIVE THRUS.

OKAY, MAYBE THERE'S GOING TO BE THREE RESTAURANTS.

MY UNDERSTANDING THIS A BOJANGLES AND A COFFEE PLACE, RIGHT? THAT'S CORRECT. AND I'VE HEARD FROM MY FELLOW COMMISSIONER, YOU KNOW, MAYBE IF YOU COULD DO SOME KIND OF BUILD IT AROUND A GREEN SPACE, IS THAT A FAIR WAY OF STATING IT, MAKING IT PEDESTRIAN FRIENDLY, FRIENDLY? THERE JUST IS A LOT OF CONCERN ABOUT THIS MAIN ENTRYWAY INTO BEDFORD.

AND I'M NOT, I'M NOT A DESIGNER, I'M NOT AN ENGINEER.

I'M NOT A DEVELOPER.

BUT I THINK YOU'VE GATHERED THAT FROM A LOT OF THE COMMISSIONERS, SO I'LL LET THEM SPEAK ON THEIR OWN.

GUYS THE PUBLIC HEARING IS CLOSED.

YES. OKAY. YES IT IS.

I'M SORRY. SO WE HAVE A MOTION AND A SECOND.

WAS THE QUESTION THAT THEY COULD GET BACK IN TIME WITH THE MONTH.

YEAH, THAT WAS THE QUESTION.

THE QUESTION IS WHEN WE CAN GET BACK.

IF WE IT IF THEY'RE ABLE TO DO WHAT WE'RE ASKING THEM TO DO.

THE ATTORNEY GAVE I THINK THE NEXT MEETING, WHICH IS ONLY IS THAT TWO WEEKS AWAY.

OKAY. FOUR WEEKS.

IS IT FOUR WEEKS? SO THE APPLICANT IF I CAN.

THE APPLICANT IS GOOD WITH THE DECEMBER 14TH MEETING.

SO IF THAT IS THE MOTION, THEN.

AND IF WE HAVE A SECOND JUST TO CLARIFY, MR..

GALLENSTEIN SECOND OR MR. GALLENSTEIN MADE THE MOTION. WHO WAS THE SECOND? THANK YOU. ALL IN FAVOR, RAISE YOUR HAND.

[00:55:05]

ALL RIGHT. THAT PASSED 5 TO 2.

THANK YOU. AND JUST FOR THE PUBLIC'S BENEFIT, I KNOW WE'VE GOT SOME PUBLIC WALKING IN FOR THE 6:00 MEETING.

WE'RE GOING TO TAKE A LITTLE BIT OF.

MR. CHAIRMAN, IF YOU WANT TO ADJOURN, IF THERE'S NOTHING ELSE FURTHER ON THIS ITEM, WE CAN ADJOURN, AND THEN WE'LL TAKE ABOUT A 5 OR 5, TEN MINUTE BREAK, AND THEN WE'LL RECONVENE AT THE WORKSHOP.

I JUST NEED A MOTION TO ADJOURN.

YEAH. MOTION TO ADJOURN.

I MOVE TO ADJOURN. SECOND.

ALL IN FAVOR? ALL IN FAVOR? YEAH. IT PASSES.

OKAY.

* This transcript was compiled from uncorrected Closed Captioning.