[{"_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",6543578,"mediaKeyId","3457733-a4bcb0aecf594015532e6f1c3b0b7286","parentId",3457733,"title","Planning commission approves replat and site plan for drive‑through restaurant at 3700 Cheeksbarger Road","audioSeconds",2206,"startMs",142000,"endMs",2348000,"viewUrl","/Search/View?dp=1&key=3457733-a4bcb0aecf594015532e6f1c3b0b7286&start=142&end=2348","thumbnailUrl","https://assets.pipeline.soar.com/3457733-a4bcb0aecf594015532e6f1c3b0b7286/thumbnail_142000.jpg","articleUrl","/articles/6543578/Bedford/Tarrant-County/Texas/Planning-commission-approves-replat-and-site-plan-for-drivethrough-restaurant-at-3700-Cheeksbarger-Road","mediaUrl","https://secure.pipeline.soar.com/6543578-f0fc1a834fdccaa5e4dcd4ba5fe5048d/orig.mp4?Expires=1771136755&Signature=fv22hoCnjj8hzBH5bPZBHuAeNHAdXV0ULZYrmenctwWdALCUIZO~y5m96R9R9QTIAppvVPxC7x6Hk7ksVMMHwS7A0yc-6qBMg-L2RyjmnPyyUlClG7p-HnIXZunLxiT62sWinVv5mmpzphsJWqVnP2cGa6wFwpOgvAjR50wWfLPsS9NiD4GFm6NXsCm7hy7-ECEx7P7rJqcpzBIaRLyLDJD1ywg3e2kJRkMr5rGZNXD7lGAOtZbrgWJNBadQYidX3PVMLmPLq9LV6NvCCdZPh49alWXMKJQdpRmDpLFx~HtGBCoS7w7HahwP~MzqKD0Nuw21PUEFMFsA-0p1LZ9Mtw__&Key-Pair-Id=KUT5TJCACFTXG","author","Bedford","date","2025-05-22T00:00:00Z","article","The Bedford Planning and Zoning Commission approved a replat of Lot 5, Block 1 of the Walmart Addition and recommended a site plan for a 2,571‑square‑foot drive‑through restaurant at 3700 Cheeksbarger Road during its May 22 meeting.

Staff said the overall property is 1.51 acres and the portion under consideration for the restaurant is about 0.694 acres. The replat divides the existing parcel so the western portion can be developed; the proposed building would sit on the southeast corner of that new lot. Staff reported the restaurant is permitted in the Heavy Commercial and Master Highway Corridor overlay zoning districts and that the site plan meets the requirements of Section 5.4 of the zoning ordinance, including parking and landscaping.

Why it matters: the site fronts a heavily traveled corridor and will use a signalized drive approach tied to adjacent development. Commissioners raised concerns about how the restaurant’s traffic will interact with a larger grocery store (H‑E‑B) and the corridor’s new signals, and about the placement and screening of landscaping, trees and the dumpster.

Key details
- Use and size: a 2,571 sq. ft. drive‑through restaurant (presented as Popeyes). Staff said the ordinance requires 18 parking spaces; the developer presented 21 including accessible spaces.
- Replat: the replat divides Lot 5, Block 1 (Walmart Addition) so the western parcel can be developed; the commission approved Plat 24‑4.
- Overlay requirements: the Master Highway Corridor overlay requires site plan approval by city council after a recommendation from planning and zoning; drive‑through lanes must be behind the restaurant building, which the plan shows.
- Landscaping: staff said the landscape plan meets Section 5.4 and the overlay’s buffer requirements, including a 30‑foot buffer facing Cheeksbarger Road and a five‑foot sidewalk easement to formalize a worn pedestrian path.
- Access and traffic: the replat grants mutual access from the Walmart entrance and proposes a signalized driveway onto Cheeksbarger Road. City engineer Joe Schweitzer said the H‑E‑B engineers performed a corridor traffic impact analysis and that the proposed restaurant isn’t expected to be the primary driver of congestion; he added the city’s signals use camera detection and can be coordinated. Schweitzer introduced himself as \"Joe Schweitzer. I am the director of public works and currently acting city engineer.\" He and staff said the timing of the new signal is controlled by the larger H‑E‑B development and could occur on a different schedule than this site’s construction.

Commissioner questions and developer responses
Commissioners pressed the applicant on plant selections, tree spacing and drought‑tolerance (for example, recommending Texas lantana over more frost‑sensitive varieties), and on the root volumes available for proposed Monterey oaks. The applicant’s civil engineer explained topography and compact site dimensions constrained tree placement and dumpster location; he said the dumpster was placed to minimize disruption to drive‑through flow while providing employee access. Commissioners suggested shifting parking to give more soil volume to two trees near the entry.

Traffic and timing
Commissioners repeatedly raised the timing and coordination of a new traffic signal tied to the H‑E‑B development across the road. Staff and the applicant said the restaurant could be constructed before the H‑E‑B signal is in place; the driveway could initially function as an unsignalized wide driveway until signalization occurs. Staff stressed that the signal lies within a multi‑jurisdictional corridor project and that Euless and Colleyville are participating in certain elements of the corridor work.

Votes and motions
- Replat (Plat 24‑4): motion to approve the replat passed unanimously. (Commission record: motion and second made on the record; tally recorded as unanimous.)
- Site plan (Site‑24‑2 / Popeyes at 3700 Cheeksbarger Road): motion to approve the site plan passed unanimously after discussion and staff findings that the plan met zoning and overlay standards.

Next steps
The commission’s site plan recommendation will go to the City Council for final approval under the Master Highway Corridor overlay process; the replat is approved by the commission as recorded and will be processed per city procedures. Council review and any required construction permits or inspections will follow.

Quotes (from meeting)
\"The site plan meets all the requirements of section 5.4 of the zoning ordinance and staff recommends approval,\" staff said during the presentation.

Ending
Commissioners approved both the replat and the site plan with the record showing unanimous votes; staff and the applicant will coordinate timing and any outstanding engineering or landscaping follow‑up before the project advances to permitting and council review.","mediaType","Video","parentTitle","Bedford - Planning & Zoning Commission - May 22, 2025","oneSentenceSummary","The Bedford Planning and Zoning Commission approved a replat of Lot 5, Block 1 of the Walmart Addition and recommended approval of a site plan for a 2,571‑square‑foot drive‑through restaurant at 3700 Cheeksbarger Road during its May 22 meeting.","taxTitle","Bedford, Tarrant County, Texas","taxId",50915,"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},6543563,"Commission approves zoning amendments to regulate short‑term rentals, adds 1,000‑foot spacing rule and special‑exception process",483,5455000,5938000,"/Search/View?dp=1&key=3457733-a4bcb0aecf594015532e6f1c3b0b7286&start=5455&end=5938","https://assets.pipeline.soar.com/3457733-a4bcb0aecf594015532e6f1c3b0b7286/thumbnail_5455000.jpg","/articles/6543563/Bedford/Tarrant-County/Texas/Commission-approves-zoning-amendments-to-regulate-shortterm-rentals-adds-1000foot-spacing-rule-and-specialexception-process","https://secure.pipeline.soar.com/6543563-82464adb54ce008937e6e109389807ce/orig.mp4?Expires=1771136755&Signature=dbF7vIZKYNF1ZjfQDAMzu4XuQI31GP5VSs18JyQ1vTjQVv9eYYwuyHdIs-u~seJ6enYnbMLwJX7-ha7fNyBYoQy3rRXiwPKwZrTsBc1e7CH1ez4ZXfjKq8sXa~OmKVIaBiEKoFl8F2xWaU46jlxXNWETJ~i4AjnPvqFDlayhX5D0IGTFjIkkfcM9uUJcStYM04gY6ZbgWMpLZoJObrVXcP6d8bBLgTJHzsMxsA43Q0XNtsOWvGUVLN45A-s-nTLkNx9uR2GAwhSFfHKYxvtOuatvqaVb36RJh5UCG82vQbT6JyvHXThRNpf00HxFKqAy0ceRv-U04CBmmYOieKJ0YQ__&Key-Pair-Id=KUT5TJCACFTXG","The Bedford Planning and Zoning Commission approved May 22 a text amendment to Appendix B of the City’s Zoning Ordinance to create a separate short‑term rental use and to add development standards and procedures for permitting short‑term rentals.

What changed
Staff explained the current short‑term rental program was adopted in 2021 as a registration and inspection program in the City Code (outside the zoning ordinance). The amendment moves the short‑term rental definition into the zoning ordinance, adds a short‑term rental row to the zoning land‑use chart, and creates Section 6.16 with development standards. The primary new standard is a spacing requirement: a new short‑term rental may not be permitted within 1,000 feet of an existing short‑term rental (distance is measured by the ordinance method the staff described). The amendment also creates a special‑exception process: applicants who seek to operate a short‑term rental inside the 1,000‑foot buffer can apply to the Zoning Board of Adjustment for a special exception with demonstration of hardship.

Existing rentals and nonconformity
Staff noted the city already has roughly 35–40 registered short‑term rentals. The text amendment includes a nonconforming‑use clause so existing legally operating rentals do not have to cease but will be treated as nonconforming if they fall within the new spacing limitation; the nonconforming clause sets conditions for continuation.

Commission discussion and rationale
Commissioners asked why the amendment included a special‑exception pathway rather than an absolute prohibition; staff said the exception provides a process for hardship claims while keeping the default standard as the 1,000‑foot spacing rule. Commissioners asked for clarity about enforcement and how the rule would apply to new owners and to closely spaced existing properties; staff explained that new owners would need to apply for a special exception if the property falls within the buffer.

Votes and next steps
- Motion to approve the zoning text amendment to Appendix B (definitions, schedule of permitted uses, permitted uses section 3.2c and new Section 6.16 SHORT TERM RENTALS) passed on the commission record and will go to City Council on June 24 for final action.

Ending
Staff will transmit the amendment to City Council for final consideration at the scheduled council public hearing; staff noted they will continue enforcement and registration work under the city’s short‑term rental program while the zoning change becomes part of the code.","Planning commissioners approved an amendment to the zoning ordinance creating a dedicated short‑term rental use, adding development standards (including a 1,000‑foot minimum distance between short‑term rentals), a special‑exception pathway to the Zoning Board of Adjustment and a nonconforming clause for existing registered rentals.",{"_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},6543568,"Commission approves rezoning of 3300 Brown Trail to R‑7,500 amid neighbor concerns about compatibility",2039,3407000,5446000,"/Search/View?dp=1&key=3457733-a4bcb0aecf594015532e6f1c3b0b7286&start=3407&end=5446","https://assets.pipeline.soar.com/3457733-a4bcb0aecf594015532e6f1c3b0b7286/thumbnail_3407000.jpg","/articles/6543568/Bedford/Tarrant-County/Texas/Commission-approves-rezoning-of-3300-Brown-Trail-to-R7500-amid-neighbor-concerns-about-compatibility","https://secure.pipeline.soar.com/6543568-cd2ed95cde985e8281b46da9c8bbc2fc/orig.mp4?Expires=1771136755&Signature=WJf6C6QZPBu3oCPndekXd-4ASwGZq8SSVh4ZZioMfdUxT-XYE4Ri0tRv~1GQYIbDk-ubiFxOQsov9b9nTq1mlcPwe9HNZ~5TdkSn-0H06s2m7qFv9IQceA6g-AuQQIFMuykKM~AmXqIRYWep23v04vveDQViMFxrOr9U5agykVlfKgZN2x0Pt9Hdftj0phGHl9j5-6Zh2NhL27A45ZwOEa0mdY-WiPwu2e1FTqD0eBbgCBqmOS47nTrhDKV5ipHLIkOBeuqga2lU8SfQBiGpurlXaUrwfkUeLWeZj5uIOznDz4aJBm1g5d12QXYv1L4hdwdiXrbnDaLlAX6U0QZOOA__&Key-Pair-Id=KUT5TJCACFTXG","The Bedford Planning and Zoning Commission unanimously approved a rezoning request on May 22 to change the zoning of 3300 Brown Trail from R‑15,000 (minimum 15,000‑square‑foot lots) to R‑7,500 (7,500‑square‑foot lots).

Staff background and site context
Planning staff said the 20,621‑square‑foot parcel formerly housed a city pump station and has been vacant for about a decade. The site carries an easement to maintain a storm siren on the northeast corner; staff said that easement will continue to be honored and must be accommodated in any future development. The property is surrounded primarily by R‑7,500 zoning with some R‑9,000 and R‑15,000 parcels nearby; staff said the proposed rezoning would make the parcel consistent with most surrounding lots and that utilities are available.

Applicant and neighbor comments
Luis Perez of Innova Design Group, speaking for the applicant and developer team, said the developer intends to build two single‑family houses and that the design team seeks to fit new homes into the existing neighborhood. The developer’s representative (Mr. Culberson) said the team intends to build quality homes and not speculative homes that clash with neighbors’ expectations.

Neighbor Dale Cuthbertson, who lives next door at 3206 Brown Trail, said the storm siren must remain accessible and asked that landscaping and vegetation along the frontage be maintained; he also flagged address numbering and construction‑related disturbances from recent gas‑line work.

Commission discussion
Commissioners expressed concern that rezoning alone does not provide architectural controls: plats are reviewed administratively and the city does not require building elevations as part of the rezoning/plat sequence. Commissioners explored whether the applicant would be willing to pursue a Planned Unit Development (PUD) or similar mechanism to attach design standards to the rezoning; the applicant said a PUD would add studies and costs (for example, a tree survey) but did not rule out working with staff to provide design guidance. Staff confirmed a PUD is an available option but would require a new application process.

Votes and motions
- Motion to approve rezoning ZC25‑2 (R‑15,000 to R‑7,500) passed unanimously.

Key details and next steps
- Parcel size: 20,621 sq. ft. (per county records).
- Storm siren: active easement on the northeast portion of the site will remain and must be accommodated in future development.
- If the developer wants design standards that bind future building elevations, a PUD approach would be required and would trigger additional submittal requirements (e.g., tree survey, site plan and design standards).

Ending
The commission approved the rezoning to R‑7,500; platting and any site work will proceed administratively subject to standard subdivision and building permit reviews, unless the applicant requests a PUD to secure design standards.","The commission voted unanimously to rezone 3300 Brown Trail from R‑15,000 to R‑7,500. Commissioners and nearby residents discussed the property’s history as a former city pump station, a storm‑siren easement that will remain in place, and the possibility of using a planned‑development approach to secure architectural/design standards.",{"_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},6543574,"Commission OKs specific‑use permit for dog training facility at 3225 Harwood Road with no‑overnight‑boarding condition",1047,2355000,3402000,"/Search/View?dp=1&key=3457733-a4bcb0aecf594015532e6f1c3b0b7286&start=2355&end=3402","https://assets.pipeline.soar.com/3457733-a4bcb0aecf594015532e6f1c3b0b7286/thumbnail_2355000.jpg","/articles/6543574/Bedford/Tarrant-County/Texas/Commission-OKs-specificuse-permit-for-dog-training-facility-at-3225-Harwood-Road-with-noovernightboarding-condition","https://secure.pipeline.soar.com/6543574-9b0e206fd09cdcc3aeb6756ae55b3218/orig.mp4?Expires=1771136755&Signature=fzkFjjF8LfyOU4LHEvzMiBxudPAAcLCR08A2WCpQPiXCwwlKI3mZRTIDb8X9wivyWEH9S8IORInIJgd5aFcGGYwUjZwqMT0IemHlDFJH05qxxj3g-rx5OIFlpbzRlqwjWFDPRKpfZjNM1A0hA3wVjlqU4fwDopYj~yuFtFo4vIGEpZdzTG0qNmlo1xl1f6UL3CDKiMrZS3Qqz5sc2D8I6kPRoElxRBuQeX9WYYQx4QJJFEvKPBHLCdqGCrnb6LI7u2KVJod6Lx~8zQhMCkz4dO35ezzUrhzRyU-DNb8KFNKjH7r7sCunG7B9DkBVh5v4xRTq~NakC1p1JGn8~9D~aw__&Key-Pair-Id=KUT5TJCACFTXG","The Bedford Planning and Zoning Commission on May 22 voted to recommend approval of a specific‑use permit (SUP 25‑4) to allow a dog training facility, classified as a kennel use, at 3225 Harwood Road, Suite B.

Applicant and proposed operations
Colin McCaskill, owner of The Dog Wizard, told the commission his business has operated mobile‑only in the area since September 2024 and that he took the lease of Suite B on March 1. McCaskill said the facility would provide private lessons, small group classes and day training by appointment, and that the owner expects to operate primarily Monday–Friday, 9 a.m.–6 p.m., with appointments on Saturday by request. He said staffing would be 1–2 people on site and that the business would limit class sizes to six dogs. McCaskill described the operation as appointment‑based and not a drop‑in daycare.

Boarding and noise mitigation
McCaskill said the business currently uses two kennels in the leased space and could install up to two additional kennels to support \"board and train\" programs; he said the most dogs boarded at one time would be four, and that any boarding would be limited to client dogs enrolled in training programs rather than general public boarding. He explained planned noise reduction measures including an interior sound wall separating the training area from the kennel area and acoustic panels.

Commission action and conditions
Commissioner Roger (recorded in the transcript as Roger Galenstien) moved an amendment to the approval to make the SUP contingent on \"no overnight boarding\" for the general public; the amendment passed 5–2. The commission then approved the SUP with that amendment. Commissioners discussed enforceability of the restriction and asked staff to finalize precise wording before the item goes to City Council.

Key details
- Use classification: kennel—breeding, training or boarding (requires SUP in the light commercial zoning district).
- Location: 3225 Harwood Road, Suite B, Harwood Oaks Plaza; proposed indoor training area only—no exterior kennel runs.
- Hours proposed: Monday–Friday, 9 a.m.–6 p.m.; Saturday by appointment.
- Staffing: 1 on opening, up to 3 by year end (applicant projected 1–2 initially, up to 3 later).
- Boarding: limited to client dogs in board‑and‑train programs; applicant said up to 4 dogs at any one time and 2 existing indoor kennels with capacity to install up to 2 more.

Votes and motions
- Amendment (no overnight public boarding): passed 5–2.
- Final approval of SUP 25‑4 as amended: approved by the commission (vote recorded on the record as approved; amendment incorporated). Staff said precise enforcement wording will be finalized prior to council action.

Quote (from meeting)
\"I respectfully request your recommendation for approval of our special use permit,\" applicant Colin McCaskill said when presenting his business plan.

Ending
The commission recommended the SUP to City Council with a condition prohibiting overnight boarding of non‑client animals; staff will prepare final language for the council packet and discuss enforcement mechanisms before council consideration.","The Planning and Zoning Commission recommended approval of a specific‑use permit for a dog training facility (The Dog Wizard) at 3225 Harwood Road. The commission amended the approval to prohibit overnight public boarding; the amendment passed 5–2 and the SUP was approved as amended.","actionData","errors"]

Article not found

Planning commission approves replat and site plan for drive‑through restaurant at 3700 Cheeksbarger Road

Commission approves zoning amendments to regulate short‑term rentals, adds 1,000‑foot spacing rule and special‑exception process

Commission approves rezoning of 3300 Brown Trail to R‑7,500 amid neighbor concerns about compatibility

Commission OKs specific‑use permit for dog training facility at 3225 Harwood Road with no‑overnight‑boarding condition