May 14, 2026 Planning & Zoning Commission

[CALL TO ORDER & ROLL CALL]

[00:00:04]

06:00. CALL TO ORDER THE REGULARLY SCHEDULED MEETING OF THE BEDFORD PLANNING AND ZONING COMMISSION FOR TODAY, THURSDAY, MAY 14TH, 2026. ROLL CALL PLEASE. ROGER GALLENSTEIN.

PRESENT. KATE BARLOW. PRESENT. TOM JACOBSEN. PRESENT.

BRUCE EMERY CHAIRMAN. PRESENT.

AARON LEE. PRESENT. MIKE INGRAHAM. PRESENT. PLEASE RISE FOR THE INVOCATION AND STAY STANDING FOR THE PLEDGE OF ALLEGIANCE.

OUR HEAVENLY FATHER, THANK YOU FOR WATCHING OVER US THIS EVENING AS WE SERVE OUR FELLOW CITIZENS OF BEDFORD.

GUIDE OUR THOUGHTS WITH YOUR WISDOM AS WE MAKE DECISIONS TO BENEFIT OUR ENTIRE COMMUNITY.

WATCH OVER OUR FIRST RESPONDERS AND OUR MILITARY FOLKS AS WE SAY.

IN JESUS NAME, AMEN. PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL.

GREETINGS, COMMISSIONERS. GOOD TO SEE EVERYBODY THIS EVENING. WE HAVE APPROVAL OF THE MINUTES FROM THE MEETING OF APRIL

[APPROVAL OF MINUTES ]

MINUTES APPROVED FROM OUR MEETING OF THE 23RD OF APRIL.

OUR ITEM FOR CONSIDERATION THIS EVENING IS TO CONSIDER MAKING A RECOMMENDATION TO CITY COUNCIL REGARDING A SITE PLAN.

[2. Consider making a recommendation to City Council regarding a site plan Lot 1R-3 Block 1 of the Gateway Village Addition for a drive-through restaurant use located to the west of North Industrial Blvd, approximately 400 feet north of Airport Fwy, commonly known as 213 N. Industrial Blvd. (SITE-26-1)]

LOCATED TO THE WEST OF NORTH INDUSTRIAL BOULEVARD, APPROXIMATELY 400FT NORTH OF AIRPORT FREEWAY, COMMONLY KNOWN AS 312 NORTH INDUSTRIAL BOULEVARD.

THIS IS CASE SITE-26-1. WE BRING YOU THANK YOU. NORTH INDUSTRIAL BOULEVARD, SITE-26-1.

BRING YOU STAFF WES MORRISON. THANK YOU, MR. CHAIR.

COMMISSION MEMBERS, THIS IS A SITE PLAN. THE PROPERTY IS LOCATED IN HEAVY COMMERCIAL AND THE MASTER HIGHWAY CORRIDOR OVERLAY, WHICH IS WHY YOU'RE SEEING THE SITE PLAN BEFORE YOU TONIGHT. OBVIOUSLY THE SITE IS MOST PEOPLE KNOW THE AREA.

IT'S THE FUTURE HOME OF MARKET GATEWAY, WHICH IS GOING TO HOUSE SEVERAL DEVELOPMENTS.

THIS IS A LITTLE OUT. WE'LL TRY TO STEP BACK THE THERE'S PLACES THE LOT IN QUESTION IS FLAT.

NO VEGETATION THERE. CURRENTLY BUILDING PUBLIC INFRASTRUCTURE TO GO TO THE SITE.

ACCESS FROM THE SITE IS GOING TO BE FROM INTERNAL STREETS WITHIN THE SHOPPING CENTER THROUGH MUTUAL ACCESS EASEMENTS.

I WANT TO KIND OF ZOOM OUT A LITTLE BIT AND I PUT THIS IN YOUR STAFF REPORT, BUT IT WAS PROBABLY HARD TO SEE. SO I THOUGHT I'D KIND OF BLOW IT UP HERE. JUST TO KIND OF GIVE YOU AN IDEA AS TO WHERE THINGS ARE. THE YELLOW BOX IS THE SITE IN QUESTION, AND YOU'LL SEE THE PROPERTY AS IT GOES BACK TO THE WEST.

YOU'LL SEE WHERE SPROUTS IS LOCATED. THE TWO RETAIL BUILDINGS, THOSE ARE CURRENTLY UNDER CONSTRUCTION RIGHT NOW. AND THEN YOU'LL SEE THE SURROUNDING THE TWO OTHER PARCELS ON THE FRONTAGE ROAD THERE.

THIS ZOOMS INTO THE SITE A LITTLE BIT MORE, SHOWS WHERE THE ACCESS POINTS ARE TO THE SITE.

THEY'RE PROVIDING THEIR LANDSCAPE BUFFER IN ACCORDANCE WITH THE MASTER HIGHWAY CORRIDOR OVERLAY, AND THEY'RE MEETING ALL THE REQUIREMENTS. EVEN WITH THE DRIVE-THROUGH BEING ADDED TO THE MASTER HIGHWAY CORRIDOR OVERLAY.

PLANNING HERE YOU SEE THE THEY'RE COMPLYING WITH THE BUFFER, THE CONTINUOUS HEDGE, THE STREET TREES, THEY'RE MAINTAINING EXISTING TREES IN THAT RIGHT OF WAY ARE IN THAT BUFFER YARD AND ADDING ADDITIONAL AS WELL.

BUILDING ELEVATIONS MEET THE REQUIREMENTS OF THE OVERLAY. THE OF AN EARTH TONE COLORS SITE PHOTOS THERE YOU SEE AGAIN, I FEEL LIKE MOST PEOPLE ARE FAIRLY FAMILIAR WITH THE SITE, BUT YOU CAN SEE SPROUTS AND THE TWO RETAIL BUILDINGS THERE UNDER CONSTRUCTION.

THE I WAS OUT ON THE CHIPOTLE SITE JUST EARLIER THIS WEEK, AND THE SITE'S EVEN MORE SMOOTHED OUT NOW THAN, THAN WHAT IT WAS WHEN THESE PICTURES WERE TAKEN. SITE PLAN MEETS ALL THE REQUIREMENTS OF THE ZONING ORDINANCE AND THE MASTER HIGHWAY CORRIDOR OVERLAY, AND STAFF RECOMMENDS APPROVAL. I CAN ANSWER ANY QUESTIONS YOU HAVE. WES ARE WE JUST CALLING IT A DRIVE-THROUGH BECAUSE IT HAS A DRIVE-THROUGH FUNCTION.

[00:05:02]

IS IT GOING TO BE A TYPICAL CHIPOTLE WITH INDOOR SEATING? AND YEAH. AND THAT'S THE WAY THE ZONING ORDINANCE CLASSIFIES THE USE RESTAURANT WITH A DRIVE-THROUGH.

SO THAT'S WHY I'M USING THAT TERMINOLOGY. OKAY.

AND SO THIS MAYBE IF I CAN GET THIS TO WORK THE APPLICANT INDICATE WHETHER THEY'RE GOING TO KEEP THE EXISTING CHIPOTLE ON CENTRAL? I'M JUST CURIOUS, WE THAT DIDN'T COME UP IN THE REVIEW OF THIS.

HOWEVER, I'M PRETTY SURE THAT IS GOING TO BE THE CASE.

OKAY. I WAS WONDERING WHETHER THE DRIVE-THROUGH HAD ANY.

HIGH SCHOOL ONE, THE APPLICANT HERE. IS THIS THE OWNER OF THE PROPERTY THAT SPROUTS AND EVERYTHING? IS THIS? NO. OKAY. NO, THIS IS A DIFFERENT APPLICANT.

SO DOES THE PEOPLE THAT ARE BUILDING THE SPROUTS.

THEY OWN THE GROUND THOUGH, RIGHT? THEY ARE. I DON'T KNOW IF THEY'RE I DON'T I DON'T KNOW IF THIS IS GOING TO BE A LEASE OR IF THEY'RE IF CHIPOTLE IS LEASING THE PROPERTY OR IF THEY'RE BUYING IT FROM THE CORRECT, I DON'T KNOW.

SECONDLY, FROM A LANDSCAPE PURPOSE, I REALIZE WE DON'T KNOW WHAT THE OTHER TWO PARCELS ON EITHER SIDE OF THIS WOULD BE.

WILL THERE BE POSSIBLY SOME GUIDANCE TO WHERE THE LANDSCAPING LOOKS SOMEWHAT UNIFORM ACROSS THE THREE PLATS? ABSOLUTELY. WE'LL WORK WITH FUTURE APPLICANTS.

WE'VE ACTUALLY FOR THE LOT TO THE SOUTH. WE'VE ACTUALLY ALREADY TALKED TO THEM.

THAT POTENTIAL USER. AND WE'VE EXPRESSED WE'VE SHARED THIS LANDSCAPE PLAN WITH THEM AND SAID THE LANDSCAPE NEEDS TO BE CONSISTENT GOING THROUGHOUT.

OKAY BECAUSE I THOUGHT ABOUT THAT ABOUT THE, YOU KNOW, THE POPEYE'S AND THE BUSINESS OVER THERE BY H-E-B.

OKAY. THANK YOU. ONE MORE. THE SPROUTS AND THE WHAT'S THE OTHER ONE? THE, THE TWO RETAIL CENTERS OR THE RETAIL BUILDINGS.

ARE THEY, WHERE ARE THEY ON THAT MAP, IF I MAY ASK, ARE THEY THOSE TWO LARGE? I REALLY NEED A POINTER IS WHAT I NEED. CAN I THANK YOU. FOR CHRISTMAS SO THIS IS THE SPROUTS BUILDING AND I AM I NOTHING BUNDT CAKES HASN'T SUBMITTED A BUILDING PERMIT YET SO I DON'T KNOW EXACTLY WHERE THEY'RE GOING.

BUT THEY'RE GOING IN ONE OF THESE TWO IF I CAN GET MY MOUSE BACK.

THEY'RE GOING IN ONE OF THESE TWO BUILDINGS HERE. I.

THAT ONE AT THE TOP? THERE'S ONE HERE. THERE'S A RETAIL BUILDING HERE.

AND THEN THERE'S SPROUTS. THEY'RE GOING TO THEY'RE GOING TO GO EITHER IN THIS ONE TO OR THIS ONE THAT'S SPROUTS RIGHT HERE I APOLOGIZE, BUT LAST NIGHT COUNCIL MEETING DID DISCUSS THE DEMOLITION OF THE BUILDING ON THE FRONTAGE OF 180.

THIS ONE RIGHT HERE. YEAH. SO THAT WILL MAKE THE SPROUTS MORE VISIBLE FROM THE HIGHWAY.

GOOD, GOOD LOOK FOR EVERYTHING OUT THERE. THAT'S GREAT NEWS.

THANK YOU. BUT SOMETHING COULD BE REPLACING THE ONE THAT WILL BE DEMOLISHED YES. I BELIEVE THERE WERE DEED RESTRICTIONS FILED ON THOSE PROPERTIES THAT WOULD ONLY REQUIRE THEM TO BE ONE STORY.

YEAH.

ACCESS TO THE DRIVE THROUGH, RESTRICTING ACCESS TO THE DUMPSTER DURING CERTAIN TIMES OF THE DAY, THOSE BEING RIGHT NEXT TO EACH OTHER.

I SEE THAT THE DOOR KIND OF OVERLAPS THE DRIVE THROUGH THERE STAFF HAD A LITTLE BIT OF CONCERN THERE, BUT THERE'S REALLY NOT FOR THEIR FUNCTIONALITY.

IT WAS, IT WAS TOUGH TO FIGURE OUT WHERE TO GO.

SO IT'S JUST SOMETHING THAT THE RESTAURANT OPERATOR IS GOING TO HAVE TO MANAGE TO MAKE SURE THEY DON'T BLOCK.

DON'T LIKE THE FOOD. IT'S EASY TO JUST TOSS IT, I GUESS YES [LAUGHTER]. SO. ANY OTHER QUESTIONS? JUST ONE QUICK ONE WAS THERE ANY CONCERN ABOUT TRAFFIC PATTERN AT ALL DUE TO THE FACT THAT THERE'S A HIGH SCHOOL RIGHT OVER THERE, AS WELL AS A GIANT CHURCH, AS WELL AS ALL THESE OTHER FUNCTIONS THAT WAS THERE A STUDY DONE ON THAT? SO THERE WAS TRAFFIC. SO ALL THE ENTRANCES WERE STUDIED WHEN THE OVERALL MARKET AT GATEWAY WAS DONE.

YOU'LL NOTICE THIS DOES NOT HAVE AN EXIT OUT ONTO 157 FOR THAT REASON.

TXDOT MANAGES THESE DRIVE APPROACHES. SINCE 157 IS A TXDOT ROADWAY.

[00:10:02]

ALSO, AND IT DOESN'T SHOW UP ON THIS SITE PLAN, BUT THIS SPINE ROAD HERE GOES ALL THE WAY INTO THE RESIDENTIAL PORTION, WHICH WILL HAVE A SIGNALIZED INTERSECTION. OKAY.

IS THAT LIKE A LITTLE SIDEWALK BETWEEN THE TWO GREEN PORTIONS? THAT IS CORRECT. THEY'RE REQUIRED. SO THEY'LL HAVE A SIDEWALK OUT OF 157, AND THEY'RE REQUIRED TO HAVE PEDESTRIAN ACCESS INTO THE DEVELOPMENT.

AND THAT'S WHAT THAT IS. WAS THERE ANY DISCUSSION WITH STAFF ABOUT POTENTIALLY MAKING THE FLOW OF THE PARKING LOT ONE WAY IN ORDER TO ACCOMMODATE THE DRIVE-THROUGH TRAFFIC FLOW, NOT GETTING BACKED UP ON EACH OTHER? I, IF SO, I WASN'T A PART OF THOSE CONVERSATIONS.

AND I, I MEAN, THEY'RE MEETING THE DRIVE AISLE WITH SO AND THEY'RE MEETING FIRE LANE WIDTHS AND EVERYTHING.

SO THAT'S THE ONLY REQUIREMENTS I HAVE. YEAH.

FAIR ENOUGH MAYBE. OKAY. COMMISSIONERS YOUR PLEASURE.

THIS IS CASE SITE-26-1. I'LL MAKE A MOTION TO APPROVE SITE PLAN.

CASE NUMBER, SITE-26-1. SECOND. ALL IN FAVOR? UNANIMOUSLY PASSES TO APPROVE SITE PLAN ON THIS CASE.

THANK YOU, WES. THANK YOU. AND THEN YOU HAVE ADDITIONAL

[UPDATE OF DEVELOPMENT PROJECTS]

THE LIST HERE. THAT WAS IN YOUR PACKET. THE, AND I'M JUST GOING TO START WITH THE HIGHLIGHTED SECTION AT THE BOTTOM OF PAGE ONE OF THIS UPDATE. THE, THE HUB, WHICH IS WHAT CAME IN FOR AN SUP FOR THE OUTDOOR SEATING AND PICKLEBALL COURTS.

COUNCIL CONDUCTED THEIR PUBLIC HEARING. THEY TOOK YOUR RECOMMENDATION.

AND SO THE OUTDOOR SEATING WAS APPROVED WITH THE CONDITIONS THAT YOU ALL PLACED ON IT FOR SCREENING.

AND THE PICKLEBALL COURTS WERE NOT. THE SCHUMAC ESTATES FUNNEL PLAT THAT WAS APPROVED HERE.

YOU ALL HAVE FINAL APPROVAL ON PLATS. WE'RE AWAITING THE APPLICANT TO SUBMIT INFRASTRUCTURE PLANS FOR THAT.

SAME FOR BROWN TRAIL ESTATES THAT WAS APPROVED.

NOTHING FURTHER. NO FURTHER APPROVAL ACTION NEEDED ON THAT ONE.

AND THEN THE RETAIL SHOPPING OR THE RETAIL CENTER SITE PLAN THAT WAS ACROSS THE STREET FROM FUTURE H-E-B NEXT DOOR TO POPEYES THAT WAS APPROVED BY COUNCIL AT TUESDAY NIGHT'S MEETING. THE SIGN ORDINANCE THAT Y'ALL REVIEWED WAS APPROVED BY COUNCIL AT TUESDAY NIGHT'S MEETING AS WELL.

I THINK EVERYBODY IS WELL AWARE H-E-B GROCERY STORE IS OPENING ON MAY 20TH.

IF YOU DON'T WANT TO GO TO H-E-B GROCERY STORE, I WOULD ADVISE STAYING AWAY FROM THE AREA FOR A FEW DAYS.

AND THEN KOZY HOTEL. I KNOW IT MADE SOME, SOME NEWS LAST WEEK, BUT THAT'S FORMERLY THE HOLIDAY INN. AND SO THAT IS SCHEDULED TO OPEN. THEIR HOPE.

THEIR GOAL IS FOR JUNE 1ST. I KNOW THERE WAS SOME COMMOTION.

I KNOW THERE WAS SOME COMMOTION ON THE WONDERFUL FACEBOOK SOCIAL MEDIA THAT I THINK IS THE DEVIL, BY THE WAY. BUT ANYWAY, I DIGRESS. [LAUGHTER].

THE THEY GOT ALL THEIR PERMITS. THE INFORMATION THAT WAS SHARED ON SOCIAL MEDIA WAS NOT ACCURATE.

IF YOU HAVE ANY QUESTIONS ABOUT THE PERMITTING PROCESS FOR THAT HOTEL PLEASE SEE ME AFTERWARD. I'LL BE GLAD TO SHARE IT WITH YOU. I WOULD GIVE MOLLY ANOTHER AWARD FOR HER POST. SHE DESERVES MANY AWARDS. SO WITH THAT, I HAVE NOTHING FURTHER.

[LAUGHTER]. PREFERABLY ON THE 19TH. I DO UNDERSTAND THAT THERE WILL BE SECURITY THE NIGHT OF THE 19TH.

FOR ALL THE PEOPLE THAT ARE CAMPING OUT IN THE PARKING LOT TO BE FIRST ON THE WEDNESDAY THE 20TH SO.

OKAY, THE 18TH, THEN. YOU GET SOMETHING TO BE FIRST? I DON'T KNOW, BUT FOR ANYBODY THAT'S INTERESTED, THE CITY POSTED ON THE WEBSITE AND OUT TODAY ALL THE DETAILS ABOUT WHAT'S HAPPENING OVER THERE SO. THAT'S AWESOME THAT'S GOING TO BE A WONDERFUL TRANSFORMATION.

I KNOW WE ALL DEALT WITH THAT. SO I'M LOOKING FORWARD TO THAT ONE.

HAS THE WORK STARTED ON THE ONE ON THAT SHOPPING CENTER REDOING THAT THEY'RE ADDING THE OUTDOOR NO, THEY HAVE NOT. THEY HAVE NOT RECEIVED THEIR BUILDING PERMIT YET. I THINK THEY'RE LOOKING FOR CONTRACTORS.

[00:15:03]

YOU SAW THAT PROBABLY LATE 2025, I THINK. ONE MORE THING SINCE WE HAVEN'T SEEN YOU IN A WHILE, THE TOWNHOMES ON CUMMINGS, [LAUGHTER] WHICH EVERYBODY SEEMS TO LIKE TO PICK ON.

I KNOW THERE HAVE BEEN. I THINK THERE'S ANOTHER CONTRACTOR THAT WE'RE WORRIED ABOUT THE SIDEWALKS.

ANY UPDATE ON WHEN THAT MIGHT BE DONE? SO THAT IS NOT LISTED ON YOUR UPDATE, Y'ALL.

I KNOW I CAN'T TALK ABOUT ANYTHING THAT'S NOT POSTED ON YOUR AGENDA, BUT REAL QUICK TO ANSWER THAT QUESTION.

[LAUGHTER]. THE CONTRACTOR IS WORKING THROUGH SOME DIFFICULTY ON THEIR SIDE.

IT'S A HOLD UP ON THEIR SIDE, BUT THEY ARE TRYING TO GET THROUGH IT.

IT'S JUST A GENERAL I UNDERSTAND. CAN YOU STRAY A LITTLE BIT AND TALK ABOUT THE TWO HOUSES OF THE QUARTER? I CANNOT. [LAUGHTER]. DO YOU KNOW WHERE I'M GOING? I DO, AND I CAN'T TALK. THAT'S NOWHERE CLOSE TO AN UPDATE, SO I CAN'T REALLY [LAUGHTER] I CAN'T I CAN'T STRETCH THAT ONE.

I'VE GONE SO LONG. I CAN STRETCH SO MUCH BEFORE JENNIFER THROWS SOMETHING AT ME.

FAIR ENOUGH [LAUGHTER].

I JUST NEED A MOTION FOR ADJOURNMENT, PLEASE, BEFORE I GET IN TROUBLE.

[LAUGHTER]. WE HAVE ONE MORE MOTION TO HANDLE.

I MOVE THAT WE ADJOURN. I'LL SECOND. ALL THOSE IN FAVOR? YES YOUR NEXT REGULARLY SCHEDULED MEETING WILL BE MAY 28TH. AND WE DO HAVE AN ITEM THAT WE ARE ADVERTISING FOR THAT.

THANK YOU SIR.

* This transcript was compiled from uncorrected Closed Captioning.