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Home My WebLink AboutCU2016-34` IU V I E T E X A S CITY OF GRAPEVINE CONDITIONAL USE APPLICATION Form "A" PART 1. APPLICANT INFORMATION Name of applicant/ agent:/company/contact Ten50 BBQ / Preston Evans Street address of applicant/ agent: 8350 N. Central Expressway, Suite 1300 City / State / Zip Code of applicant / agent: Dallas, Texas 75206 Telephone number of applicant/ agent: Fax number of applicant/agent 214-891-3231 214-891-3203 Email address of applicant/agent Mobile phone number of applicantlagent preston ten50bbq.com 214-542-5100 PART 2. PROPERTY INFORMATION Street address of subject property 1333 William D. Tate Avenue Legal description of subject property (metes & bounds must be described on 8 1/2" x 11 " sheet) Lot 4A Block 1 Addition Hayley Addition Size of subject property 0.33 Acres 14,475 SF Square footage Present zoning classification: Proposed use of the property.- roperty.PCD PCDDistrict Full Service Restaurant Circle yes or no, if applies to this application Outdoor speakers Yes No Minimum / maximum district size for conditional use request. Minimum land area of 20,000 SF Zoning ordinance provision requiring a conditional use: Section 36. PCD Planned Commerce Development District PART 3. PROPERTY OWNER INFORMATION Name of current property owner., Grapevine Towers Ltd. Street address of property owner.- wner8350 8350N. Central Expressway, Suite 1300 City / State / Zip Code of property owner: Dallas, Texas 75206 Telephone number of property owner: Fax number of property owner: 214-891-3220 214-891-3203 ❑ Submit a letter describing the proposed conditional use and note the request on the site plan document ❑ In the same letter, describe or show on the site plan, and conditional requirements or conditions imposed upon the particular conditional use by applicable district regulations (example: buffer yards, distance between users) ❑ In the same letter, describe whether the proposed conditional use will, or will not cause substantial harm to the value, use, or enjoyment of other property in the neighborhood. Also, describe how the proposed conditional use will add to the value, use or enjoyment of other property in the neighborhood. ❑ Application of site plan approval (Section 47, see attached Form "B'). ❑ The site plan submission shall meet the requirements of Section 47, Site Plan Requirements, ❑ All conditional use and conditional use applications are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. ❑ All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. ❑ Any changes to a site plan (no matter how minor or major) approved with a conditional use or conditional use permit can only be approved by city council through the public hearing process. ❑ 1 have read and understand all the requirements as set forth by the application for conditional use or conditional use permit and acknowledge that all requirements of this application have been met at the time of submittal. PART 4. SIGNATURE TO AUTHORIZE CONDITIONAL USE REQUEST AND PLACE A CONDITIONAL USE REQUEST SIGN ON THE SUBJECT PROPERTY Preston Evans Print Applicant's Name: pplica s Signature: The State ofc County Of i—`-> _k iG Before Me on this day personally appeared > yea c (notary) (applicant) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. (Seal) Given under my hand and seat of office this day of Z t.` mac? D. _� Mµ i°� ,ile<.,r LISA MARIE SUTLER Notary Public, State of Texas ,+l{� Comm. Expires 01-11.2021 Nota A For State Of Texas Notary iD 5293194 Grapevine Towers Ltd. by John T. Evans, manager Print Property Owners Name: The State Of` lZeA =Ats Signature: County Of t Dom_ Before Me _ i `J U .. i on this day personally appeared4 t scy (notary) (property owner) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. (Seal) Given under my hand and seal of office this Tf�—_ day o LISA MARiE BUTLER Notary Public, State of Texa Comm. Expires 01-11-2021 Notary ID 5293194 NotaryIn d For State Of Texas Sam GRP VINE, �T E K A S VIrl ITY OF VI NE SITE PLAN APPLICATION Form "B" PART 1. APPLICANT INFORMATION Name of applicant/ agent:/company/contact Preston Evans Street address of applicant / agent: 8350 N. Central Expressway, Suite 1300 City / State / Zip Code of applicant / agent: Dallas, Texas 75206 Telephone number of applicant / agent: Fax number of applicant / agent: 214-891-3231 214-891-3203 Email address of applicant/agent Mobile phone number of applicant/agent preston ten50bbq.com 214-542-5100 Applicant's interest in subject property: Agent PART 2. PROPERTY INFORMATION Street address of subject property 1333 William D. Tate Avenue Legal description of subject property (metes & bounds must be described on 8 9/2"x 11"sheet) Lot 4A Block 1 Addition Hayley Addition Size of subject property 0.33 Acres 14,475 Square footage Present zoning classification: Proposed use of the property: PCD District Full Service Restaurant Give a general description of the proposed use or uses for the proposed development: A full service restaurant specializing in barbecue Zoning ordinance provision requiring a conditional use: Section 36. Planned Commerce Development District PART 3. PROPERTY OWNER INFORMATION Name of current property owner. Grapevine Towers Ltd. Street address of property owner. 8350 N. Central Expressway, Suite 1300 City / State / Zip Code of property owner: Dallas, Texas 75206 Telephone number of property owner., Fax number, of property owner: 214-891-3220 214-891-3203 cult9•34 ❑ Attach a final plat, or replat, of the approved subdivision by city council showing property boundary lines, dimensions, easements, roadways, rail lines, and public rights -of way crossing and adjacent to the tract ( 1 blueline copy) ❑ if a master development plan is required, attach a statement showing the proposed use substantially conforms to the master development plan. ❑ Submit a site plan showing all information required by Section 4T E., Site Plan review requirements (see attached requirements). ❑ Provide all required information demonstrating compliance with all conditions imposed on any conditional use, site plan zoning, or conditional use zoning. ❑ All site plans must conform to the approved concept plan. Any changes to a site plan, approved with a conditional use or a conditional use, can only be approved bL city council through the eublic hearing process. PART 4. SIGNATURE TO AUTHORIZE FILING OF A FINAL SITE PLAN Preston Evans Print Applicant's Name: /Applicapes Sign tore: The State Of cis County Of�jq Before Me L A -5Q 0r 1- i� �� on this day personally appeared $' 1; 46, v_ (notary) (applicant) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. (Seal) Given under my hand and seal of office this —'day of u<ar ~ , A.D. 19i tt 4�v�LISA MARIE BUTLER vii�All, Notary Public, State of Texas 4' ,•� Comm, Expires 01-11-2021 taryln or State Of Texas Notary ID 5293194 Grapevine Towers Ltd. by John T. Evans, manager Print Property Owners Name: Property wner's Sig ure The State Of� County Of L _ Before Me L�-S ,. Va ate: "i" 2 on this day personally appeared _,5CAA,� (notary) (property owner) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. (Seal) Given under my hand and seal of office this day of ' A. D. _Zoic LISA MARIE BUTLER Notary Public, State of Texan i� COMM, ExplrOS 01.11.2021 Nota d For State Of Te s,.m,. _ °+ri arae`` Natiarw in 5293194 GuItP •3y ACKNOWLEDGEMENT All Conditional Use and Special Use Applications are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. Any changes to a site plan (no matter how minor or major) approved with a conditional use or a special use permit can only be approved by city council through the public hearing process. Any application for a change in zoning or for an amendment to the zoning ordinance shall have, from the date of submittal, a period of four months to request and be scheduled on an agenda before the Planning and Zoning Commission and City Council. If after said period of four months an application has not been scheduled before the Commission and Council said application shall be considered withdrawn, with forfeiture of all filing fees. The application, along with the required filing fee may be resubmitted any time thereafter for reconsideration. Delays in scheduling applications before the Planning and Zoning Commission and City Council created by city staff shall not be considered a part of the four month period. I have read and understand all of the requirements as set forth by the application for conditional use or special use permit and acknowledge that all requirements of this application have been met at the time of submittal. Signature of Applicant Date: 11/7/16 Signature of Date: 11/7/16 ] Mr�F1 TJ F� NOV 7 2016 Cut(P-34 ILL UMINA TION PLAN An illumination plan to include a site photometric (including illuminated signs) and all fixture details shall be submitted as part of the site plan review process. Applications will not be accepted without this requirement. I hereby acknowledge that an illumination plan has been included as a part of this submittal. Applicant Signature Date: 11/7/16 Property Owner Signature Date: 11/7/16 aut(P-34 PLATTING VERIFICATION This verification statement must be signed prior To the submittal of this conditional use application It has been determined that the property described below does require platting or replatting and the applicant has been instructed on this procedure. It has been determined that the property described below is currently platted or does not require platting or replatting at this time. Address of subject property 1333 William D. Tate Avenue Legal description of subject property Public Works Department Lot 4A, Block 1, Hayley Addition Date This form must be signed by the public works department and submitted along with a completed application to the planning and zoning department 0:\ZCU\1 Forms\app.cu.doc www.grapevinetexas.gov 012308 NOV 72116 M NOVEMBER 1 .. WILLIAM •, • • All sheets • Please change the address to 1333 William D. Tate Avenue. Master Site Plan • Please provide a heavier line weight for the subject site. • Please add the following notes: o Conditional Use request CU16-34 is a request to amend the previously approved site plan of CU07-08 SPRC, CU06-50 (Ordinance 2006-28) for a planned commercial center, specifically to allow the possession, storage, retail sales and on -premise consumption of alcoholic beverages (beer, wine and mixed beverages) outside dining, and outdoor speakers in conjunction with a restaurant. o The entire site is the premise. o All the requirements of the Grapevine Soil Erosion Control Ordinance shall be met during the period of construction. • Please verify the parking calculation. The parking requirement for the occupant load including the waiting and storage areas in conjunction with the quantity of seats proposed exceeds the quantity of parking spaces available. • Within the signature block please revise the address to 1333 William D. Tate Avenue and add the case number of CU 16-34. Complete Site Plan • Please provide a site plan which shows the full extent of the subject site and include the site data of the subject lot. Detailed Site Plan • Please dimension the distance of the restaurant to the south property line. • Please label any existing or proposed fence adjacent to the east property line. • Please verify the existing/proposed refuse enclosure(s). If refuse containers will be shared please note that on the sheet. • Please label the location of the proposed monument sign and dimension to the distance to nearest property line. The minimum required setback is ten (10) feet. Landscape Plan, • Please provide a chart/table on the landscape plan sheet which details the requirements found in Section 53 of the City of Grapevine Zoning Ordinance regarding, interior, perimeter and non- vehicular open space landscaping. • A Protected Tree Removal Permit is required for the requested removal of protected trees. Please contact the Planning Division. • Please show the location of the proposed monument sign and dimension the distance to the nearest property line. The minimum required setback is ten (10) feet. Floor Plan • Please label all alcohol storage area(s), point-of-sale(s) and all dining/consumption areas. • Please dimension the mezzanine dining area. • Please provide a graphic scale in addition to the numeric scale. Exterior Elevations • Please depict how the smokers, mechanical, electrical, including air conditioner units shall be screened from public view. • The sign depicted above the canopy is not permitted. Please revise the sign accordingly. • Please provide a graphic scale in addition to the numeric scale. • The existing pole sign adjacent to William D. Tate Avenue may not be altered to increase the height or area. Please revise the sign depiction accordingly. • Wall signs and on -premise signs will require an approved sign permit from Building Inspections. Please contact Manda Pancholy — Plans Examiner at 817.410.3165 for answers to any questions regarding sign permits. Also provide the type of construction. Please note the following Fire Department comments. Please direct all questions regarding the following comments to Randie Frisinger — Deputy Chief at 817.410.4400: o Provide fire sprinklers and fire alarm details on the outside dining areas. Please note the following preliminary Engineering Department comments. Please direct all questions regarding the following comments to Paul Lee — Civil Engineer at 817.410.3136: o Grease trap is not permitted within an easement. o Additional details may be needed regarding the refuse container location. The above comments must be reflected in the revised submittal, for the next public hearing. Please submit the revised documents to the Department of Development Services at 200 South Main Street. The revised submittal shall include: One (1) Mylar of each sheet (minimum size 22" x 34") thirty (30) reduced sorted (collated sets) copies at 11" x 17" three hole punched, stapled and z -folded (fold the right edge to the left edge and then fold the right edge in half to form a z -fold). If these revisions are made and submitted at the correct time, you will be scheduled for the next available agenda. If you have any questions please contact Albert L. Triplett, Jr. at (817) 410-3155. M From: John Evans <John jtevans.com> Sent: Sunday, December 04, 2016 6:10 PM To: Bowles, Mark; Albert Triplett Cc: Preston Evans (preston ten50bbq.com); Abaya, Lance; Martin, Alex Subject: RE: Message from KMBT_C652DS Donald Sopranzi will be sending the master site plan over on Monday morning which will show the parking provided and requires. This should show the other pertinent info as to seats for Ten50 also. Mark, I need you to mark the landscape plan with what is existing now and ADD the needed trees on the North property line where the fir trees were previously. All we need to show is one tree for every 50 feet along that property line. I believe there are two existing trees on the north side so assuming there is approximately 200 feet along that property line, I believe we should only have to add 2 trees. These will need to be shown on the landscape plan that you send to Albert no I COMPANY John T. Evans 11 . President . 21.4.891.3220 m. 214.769.1080 f. 214.891.3203 8350 N Central Expy . Suite 1300 I Dallas, TX 75206 d www.itevans.com This email may contain information that is confidential or attorney-client privileged and may constitute inside information. The contents of this email are intended only for the recipient(s) listed above. if you are not the intended recipient, you are directed not to read, disclose, distribute or otherwise use this transmission. If you have received this email in error, please notify the sender immediately and delete the transmission. Delivery of this message is not intended to waive any applicable privileges. From: Bowles, Mark [ma ilto: mark. bowles gff.com] Sent: Thursday, December 01, 2016 5:03 PM To: Albert Triplett Cc: John Evans; Preston Evans (preston ten50bbq.com); Abaya, Lance; Martin, Alex Subject: RE: Message from KMBT C652DS Albert, As requested, please find enclosed our in progress landscape site plan for the 4A lot that the Ten50 BBQ project is associated with. As well, John Evan requested that I forward you the enclosed master site plan. With regard to the landscape site plan and if you need to discuss or ask questions, give me a call on my cell phone. 214-458-9795. Thank you for your help!! Mark Bowles, ASLA PLA GFF Landscape ,,associate C Land,,cape Leader 2808 Fairmount, Suite 300 Dallas, .,t 75201 214/303-1500 phone 214/303-1512 fax Visit our website: °,t Like us an : °.. Follow (is on From: Albert Triplett [mailto:atri Ip ett(c-ograpevinetexas.gov] Sent: Wednesday, November 30, 2016 2:34 PM To: Bowles, Mark Subject: FW: Message from KMBT C652DS Mr. Bowles, attached are two recently approved cases in the area and the most recent landscape plan revision for the subject site. I have not received the site plan for the Ten50 BBQ for the entire site yet. Have you been in touch with the civil for the site plan? Thank you. Albert L. Triplett Jr. Planner 11 City of Grapevine 200 S. Main Street Grapevine TX 76051 817.410.3155 From: atriplett@grapevinetexas.gov [mailto:atriplett@grapevinetexas.gov] Sent: Wednesday, November 30, 2016 2:23 PM To: Albert Triplett <atriplett@grapevinetexas.gov> Subject: Message from KMBT C652DS "This e-mail and any attachments contain confidential and privileged information. If you are NOT the intended recipient, please notify the sender promptly by return e-mail and delete this message and any attachments. Any action taken with this message by persons other than the intended recipient is prohibited. By the use of any attachment, the intended recipient accepts all risks associated with such use, including unintended electronic viruses and will indemnify GFF from any claim of damage arising from use or transfer of the attachment. Certain attachments are copyrighted instruments of service of GFF and governed by the requirements of the AIA documents." r-11 I • �- V From: Bowles, Mark < mark. bowl es gff.com > Sent: Thursday, December 01, 2016 5:03 PM To: Albert Triplett Cc: John Evans (John jtevans.com); Preston Evans (preston ten 50bbq.com); Abaya, Lance; Martin, Alex Subject: RE: Message from KMBT - C652DS Attachments: L-100 LANDSCAPE SITE PLAN.pdf, 105-23-16 MASTER SP -master planl.pdf Albert, As requested, please find enclosed our in progress landscape site plan for the 4A lot that the Ten50 BBQ project is associated with. As well, John Evan requested that I forward you the enclosed master site plan. With regard to the landscape site plan and if you need to discuss or ask questions, give me a call on my cell phone. 214-458-9795. Thank you for your help!! Mark Bowies, ASLA PLA GF F 1-andscape Associate I Landscape Leader 2808 Fairmount, Suite 300 Dallas, TX 75201 214/303-1500 phone 214/303-1512 fax Visit Wreve bsite: Like us on Follow us on From: Albert Triplett [mailto:atriplett@grapevinetexas.gov] Sent: Wednesday, November 30, 2016 2:34 PM To: Bowles, Mark Subject: FW: Message from KMBT—C652DS Mr. Bowles, attached are two recently approved cases in the area and the most recent landscape plan revision for the subject site. I have not received the site plan for the Ten50 BBQ for the entire site yet. Have you been in touch with the civil for the site plan? Thank you. Albert L. Triplett Jr. Planner 11 City of Grapevine 200 S. Main Street Grapevine TX 76051 817.410.3155 From: atriplett@grapevinetexas.gov [m.aiIto:atripIett@grapevinetexas.gov] Sent: Wednesday, November 30, 2016 2:23 PM To: Albert Triplett <atriplett@grapevinetexas.gov> Subject: Message from KMBT C652DS "This e-mail and any attachments contain confidential and privileged information. If you are NOT the intended recipient, please notify the sender promptly by return e-mail and delete this message and any attachments. Any action taken with this message by persons other than the intended recipient is prohibited. By the use of any attachment, the intended recipient accepts all risks associated with such use, including unintended electronic viruses and will indemnify GFF from any claim of damage arising from use or transfer of the attachment. Certain attachments are copyrighted instruments of service of GFF and governed by the requirements of the AIA documents." Albert Tridett From: John Evans <John jtevans.com> Sent: Wednesday, December 07, 2016 7:16 AM To: Albert Triplett Cc: Lance Abaya; Debra Cox; Mark Bowles; Preston Evans; Jim Dewey Jr.; Donald Sopranzi Subject: Re: Ten 50 Barbeque - Grapevine (JDJR Project 105-23-16) Thanks Albert, I will check these out today Sent from my iPhone On Dec 6, 2016, at 2:17 PM, Albert Triplett <gt 11!Lqtt ra virL xaq,.ZQy,> wrote: Mr. Evans, attached is the landscape plan we spoke about with the planter islands circled in pink. Albert L. Triplett Jr. Planner 11 City of Grapevine 200 S. Main Street Grapevine TX 76051 817.410.3155 From: Debra Cox [rnailto:debrap Sent: Monday, December 05, 2016 11:58 AM To: Albert Triplett <,, eAs vineta -- :.goLv> Cc: Lance Abaya <1ance.atL qyg_ gfLqoqi>; Mark Bowles <mark. bowles gff,.cg_m >; John Evans _ Subject: Ten 50 Barbeque - Grapevine (JDJR Project 105-23-16) Albert — Attached is the revised Site Plan set per your discussion with Jim Dewey. Thank you, Debra Cox Project Coordinator JDJR Engineers & Consultants, Inc. 2500 Texas Drive, Suite 100 Irving, Texas 75062 Phone: (972) 252-5357 Fax: (972) 252-8958 <SKMBT—C652D 161206141 OO.pdf> Albert Triplett From: Preston Evans <preston ten50bbq.com> Sent: Thursday, December 01, 2016 6:17 PM To: Bowles, Mark Cc: Albert Triplett; John Evans (John jtevans.com); Abaya, Lance; Martin, Alex Subject: Re: Message from KMBT_C652DS Thank you Mark. Preston T. Evans Ten50 BBQ 214.542.5100 Sent from my iPhone On Dec 1, 2016, at 5:03 PM, Bowles, Mark <mark.bowlesCa ff.com> wrote: Albert, As requested, please find enclosed our in progress landscape site plan for the 4A lot that the Ten50 BBQ project is associated with. As well, John Evan requested. that I forward you the enclosed master site plan. With regard to the landscape site plan and if you need to discuss or ask questions, give me a call on my cell phone. 214-458- 9795. Thank you for your help!! Mark Bowles, ASLA PLA GFF Landscape Associate I Landscape Leader 2808 Fairmount, Suite 300 Dallas, TX 75201 214/303-1500<tel:214%2F303-1500> phone 214/303-1512<tel:214%2F303-1512> fax Visit our website: www. fg f.com<http://www.gff.com/> I Like us on Facebook<https://www.facebook.coin/GFFinc> I Follow us on Twitter<https://twitter.com/GFF inc> Just call us GFF<htip://blog.gff.com/just-call-us-g > From: Albert Triplett[mailto:atriplettCgrapevinetexas.gov] Sent: Wednesday, November 30, 2016 2:34 PM To: Bowles, Mark Subject: FW: Message from KMBT C652DS Mr. Bowles, attached are two recently approved cases in the area and the most recent landscape plan revision for the subject site. I have not received the site plan for the Ten50 BBQ for the entire site yet. Have you been in touch with the civil for the site plan? Thank you.. Albert L. Triplett Jr. DECEMBER 6. 2016 1333 WILLIAM D. TATE AVENUE •UE� LOT 4A, BLOCK+ • .... EQUE SUPPLEME1,1TAL■ , • Please note the following Fire Department comments. Please direct all questions regarding the following comments to Randie Frisinger — Deputy Chief at 817.410.4400: o Provide fire sprinklers and fire alarm details on the outside dining areas. o Provide fire sprinklers throughout. o No patio fire effects allowed without additional review. o No wood storage adjacent to smokers. o Repaint all fire lanes to the site and around the site. o Provide clear. and unobstructed view of the address sign on the building from the fire lane. o Provide fire alarm system throughout for an assembly occupancy for occupant notification and fire sprinkler monitoring. The above comments must be reflected in the revised submittal, for the next public hearing. Please submit the revised documents to the Department of Development Services at 200 South Main Street. The revised submittal shall include: One (1) Mylar of each sheet (minimum size 22" x 34") thirty (30) reduced sorted (collated sets) copies at 11" x 17" three hole punched, stapled and z -folded (fold the right edge to the left edge and then fold the right edge in half to form a z -fold). If these revisions are made and submitted at the correct time, you will be scheduled for the next available agenda. If you have any questions please contact Albert L. Triplett, Jr. at (817) 410-3155. 1 Albert Trielett .From: Creel, Jonathan <jonathan.creel gff.com> Sent: Wednesday, December 07, 2016 4:17 PM To: Albert Triplett Subject: RE: Ten50 BBQ Attachments: Response to Comments.docx; FLOOR PLAN -0I -FLOOR PLAN.PDF;'ELEVATIONS-SHT 6 OF 10.pdf, ELEVATIONS-SHT 7 OF 10.pdf Hey Albert, Here are the architectural sheets that have been revised. Let me know if you have questions or additional comments. Also, when do we need to get the final hard copy submission to you? Thanks, From: Albert Triplett [mailto:atriplett@grapevinetexas.gov] Sent: Tuesday, December 6, 2016 11:44 AM To: Creel, Jonathan Cc: Randie Frisinger Subject: Re: Ten50 BBQ Mr. Creel, please note the supplemental Fire Department comments. -Please acknowledge your receipt of this email and attachment. Thank you. Albert L. Triplett Jr. Planner II City of Grapevine 200 S. Main Street Grapevine TX 76051 817.410.3155 "This e-mail and any attachments contain confidential and privileged information. If you are NOT the intended recipient, please notify the sender promptly by return e-mail and delete this message and any attachments. Any action taken with this message by persons other than the intended recipient is prohibited. By the use of any attachment, the intended recipient accepts all risks associated with such use, including unintended electronic viruses and will indemnify GFF from any claim of damage arising from use or transfer of the attachment. Certain attachments are copyrighted instruments of service of GFF and governed by the requirements of the AIA documents." 1 December 2, 2016 Ms. Christine Lopez Fort Worth Star Telegram P.O. Box 1870 Fort Worth, Texas 76102 RE: Grapevine Account # CIT 25 Dear Ms. Lopez, VLAFACSIMILE 817-390-7361 817-390-7520 Please find enclosed the following for publication on Sunday, December 4, 2016, in the Northeast Edition of the Neighborhood Extra Section of the Fort Worth Star Telegram. (One time only) Item Notice of Public Hearing CU1 6-34 — Ten5O 1313Q Meeting Date December 20, 2016 As always, your assistance is greatly appreciated. If you have any questions please contact me at (817) 410-3155. y erel, 42fff Sii V u s 6Y anoBja t t e Planning Technician E CITY OF GRAPEVINE, TEXAS On Tuesday evening, December 20, 2016 at 7:30 P.M. in the City Council Chambers, 2nd Floor, 200 South Main Street, Grapevine, Texas, the City Council and Planning and Zoning Commission of the City of Grapevine will hold a public hearing to consider the following items: CU16-34 — Ten50 BBQ — submitted by John T Evans Company for property located at 1333 William D Tate Avenue and platted as Lot 4A, Block 1, Hayley Addition. The applicant is requesting a conditional use permit to amend the previously approved site plan for a planned commercial center, specifically to allow the possession, storage and retail sales and on -premise consumption of alcoholic beverages (beer, wine and mixed beverages) outside dining, outdoor speakers in conjunction with a restaurant. The property is currently zoned HC Highway Commercial and is owned by Grapevine Towers Ltd. After all parties have been given an opportunity to speak, the public hearing will be closed and the Commission and the City Council will deliberate the pending matters. Please contact Development Services Department concerning any questions, 200 S Main Street, Grapevine, Texas 76051 or PO Box 95104, Grapevine, Texas 76099, 817-410-3155. A copy of the site plan for all the above referenced requests is on file with the Development Services Department. FA Susan Batte From: Lopez, Christine <clopez star-telegram.com> Sent: Friday, December 02, 2016 3:05 PM To: Susan Batte Subject: Re: Grapevine Notice ad received Christine Christine Lopez Legal Classified Representative Phone: 817-390-7522 On Fri, Dec 2, 2016 at 2:29 PM, Susan Batte <sbatte grevinetexas.gov> wrote: Please see attached a copy has been faxed also just in case you do not receive this email. Star -Telegram 808 Urockmonon Sc. FORT WORTH. TX 76102 (917) 390-7761 FederW Tax ID 26.2674582 Bill To: CITY OF GRAPEVINE SECRETARY PO BOX 95104 GRAPEVINE, 7X 76099-9704 C1 12 0 fi di 1 1z Th, Customer ID: CIT25 Invoice Number: 339001311 Invoice Date.- 12/4/2016 Terms: Net due in 21 days Due Date: 12/31/2016 PO Number: Order Number: 33900131 Sales Rep: 073 Description-, CITY OF GRAPEVI Publication Date: 12/412016 M Remit To: Star -Telegram P.O. BOX 901051 FORT WORTH, TX 76101-2051 Customer ID: Customer Name: Invoice Number. Invoice Amount: PO Number Amount Enclosed: CIT25 CITY OF GRAPEVINE SECR 339001311 $96.02 V'�11 CU18-34,31.xln PAYTON REALTY MGMT LTD ETAL PO BOX 1662 EULESS 76039 440 W STATE 114 HWY PAYTON-WRIGHT ADDITION Block 1 R Lot 1 R2 UNITED STATES POSTAL SERVICE 78008TEKXK8DNSFVVYSTE400 DALLAS 75247 1251WILLIAM DTATE AVE USPOSTAL SERV AODN(GPV)Block 1Lot 1R AHAC|NC 8526[BJFVVY DALLAS 75240 1271WILLIAM DTATE AVE H/A/LEYADDITION Block 1 Lot 1R1~~� ONCORELECTRIC DELIVERY {}C}LLC POBOX 210071 DALLAS 75221 131OBALL ST BALL STSUBSTATION ADDITION Bloc k1Lot 1*�~� ONE TRIPLE OLLC 8350NCENTRAL EXPVVYSTE130O DALLAS 75206 10O0VVSTATE 114HVVY HAYLEYADDITION Block 1Lot 3R3°~~~ BR|NKERTEXAS LP 6820LBJFVV\'STE200 DALLAS 75240 0O0VVSTATE 114HVVY H/YLEYADDITION Block 1 Lot5RA K4ACGFAPELP 6820LBJFVVY DALLAS 75240 78OVVSTATE 114HVVY H/Y/LEYADDITION Block 1 Lot5RB1°~� CONSTRUCTION DEVELOPMENT LTD 10OOONCENTRAL EXPVVYSTE4OO DALLAS 75331 0OOVVSTATE 114HVVY HAYLEYADDITION Block 1Lot 3R4~�� DNCDRELECTRIC DELIVERY C<]LLC POBOX 21Q071 DALLAS 75221 132OBALL GT FOSTER, AHEIRS SURVEY Abstract 518Tract 5A07~-� R4PPASRESTAURANTS INC 13A3QNORTHWEST FVVY HOUSTON 77040 800VVSTATE 114HVVY HAyLEYADDITION Block 1Lot 8^-' PC|CHANGCHINESE BISTRO 7670EPINNACLE PEAK RD SCOTTSDALE 85255 050VVSTATE 114HVVY HAYLEYADDITION Block 1Lot SRB2 AIMPROVEMENT ONLY �~- RK(]EN|GSEDER|VFAMILY LP 5801SCOOPER ST ARLINGTON 76817 12O1WILLIAM DTATE AVE HAYLEYADDITION Block 1 Lot 2A3 GRAPEVINE TOWERS LTD 835ONCENTRAL E)<PVVYSTE130O DALLAS 75208 1301WILLIAM DTATE AVE HAYLEYADDITION Block 1 Lot 4A *~~ |N-N-OUTBURGEF<S 135O2HAMBURGER LN BALDVV|NPARK 01706 1303WILLIAM [}TATE AVE HAYLEYADDITION Block 1Lot 2A2�~ 114GVTOWERS LLC 835ONCENTRAL EXPVVYSTE1300 DALLAS 75200 1401WILLIAM DTATE AVE H/0'LEYADDITION Block 1 Lot 2A1 ARELLAN{}.EULAL|{} 1524BELLA|REDR GRAPEVINE 70051 1524BELL4!REDR BELLA<READDITION-GRAPEVINE Bloc k10Lot 15`~~/ AMERICAN PENSDNSERVICE INC POBOX 320 SALT LAKE CITY 84110 1508BELLA|REDR BELLAiREADDITION-GRAPEVINE Bloc k1ULot 14~~� COVEY, JAMES KENNETH 1426BELLA|REDR GRAPEVINE 70051 1425BELLA|REOR BELLA|READDITION-GRAPEVINE Bloc k11Lot 8— JDHN8ON.CLYOENE 812VVSUNSET 8T GRAPEVINE 78051 1420BELLA|REOR BELLA|FlEADDITION-GRAPEVINE Bloc k11Lot 5, -- ,-~J{}HNSON'KENNETH JOHNSON, KENNETH 812VVSUNSET 3T GRAPEVINE 70051 1433BELLA|REDR BELLA|READDITION-GRAPEVINE Bloc k11Lot 4 ~/ JSPROPERTIES LLC 3813GRANDV|EVVDR GRAPEVINE 70051 1513BELLA|REDR BELLA|FlEADDITION-GRAPEVINE Bloc k11 Lot 1— K4|LLER.RICHARD H 7017SHARPS DR PLANO 75025 1505BELLA|RE D0 BELLA|READDITION-GRAPEVINE Bloc k11Lot 2~ MILLER, HARVEY D 2847CANYON DR GRAPEVINE 78051 1501BELLA|REDR BELLA|READDITION-GRAPEVINE Bloc k11Lot 3~- k4ARLER.JEFFREY 1403BELLA|REDR GRAPEVINE 78051 1403BELLA|REOR BELLA|READDITION-GRAPEVINE Bloc k11Lot 0— K4UEHLSTE|N'JOHNNY F 1417BELLA|REDR GRAPEVINE 76051 1417BELLA|REDR BELLA1READDITION-GRAPEVINE Bloc k11Lot 7' - 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If you cannot or do not wish to attend the hearing, the attached form is provided for your convenience. If owners of more than 20% of the property within 200 feet of the subject tract object to the case, a 3/4 vote of the City Council is required to approve the request. The public hearing is to consider an application submitted by John T Evans Company for property located at 1333 William D Tate Avenue and platted as Lot 4A, Block 1, Hayley Addition. The applicant is requesting a conditional use permit to amend the previously approved site plan for a planned commercial center, specifically to allow the possession, storage and retail sales and on -premise consumption of alcoholic beverages (beer, wine and mixed beverages) outside dining, outdoor speakers in conjunction with a restaurant. The property is currently zoned HC Highway Commercial and is owned by Grapevine Towers Ltd. A copy of the site plan is on file with the Department of Development Services or online with the City Council packets at http://grapevinetexas.gov/index.aspx?nid=89 72 hours prior to the meeting. Hearing Procedure: When: 7:30 PM, TUESDAY, DECEMBER 20, 2016 What: JOINT PUBLIC HEARING GRAPEVINE CITY COUNCIL & PLANNING AND ZONING COMMISSION Location: A-ING: COUNCIL CHAMBERS, 2nd FLOOR • •N'S DELIBERATION SESSION,FLOOR 00 S. MAIN STREET, GRAPEVINE, TEXAS Applicant and Other Speakers' Presentation. Public Input, Neighborhood Associations, Property Owners within 200 feet, Interested Citizenry. Questions from City Council and Planning and Zoning Commission for Applicants, City Staff and Guests Present. File #: CU 16-34 TEN50 BBQ WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON MONDAY, DECEMBER 19, 201 Procedure to Respond: As (a Property Owner within 200 feet of the subject tract) or (an interested citizen), I (approve) (protest) and/or (have the following comments) Print Name and Address, or Lot, Block and Subdivision: Signature: Phone No.) Telephone: (817)410-3155 Direct questions and mail responses to: Planning Technician Department of Development Services City of Grapevine P.O. Box 95104 Grapevine, Texas 76099 CC it # Pz item 4, 6- - TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION FROM: BRUNO RUMBELOW, CITY MANAGER �) N SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR I kyl INN 9 104 Ba 971-119 1 1 0 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF CONDITIONAL USE APPLICATION CU16-34 TEN50 BBQ APPLICANT: Preston Evans PROPERTY LOCATION AND SIZE: The subject property is located at 1333 William D. Tate Avenue and is platted as Lot 4A, Block 1, Hayley Addition. The property contains 172,358 square feet (3.956 acres) and has approximately 40 feet of frontage along the West State Highway 114 service road and 47 feet of frontage along William D. Tate Avenue. REQUESTED CONDITIONAL USE AND COMMENTS: The applicant is requesting a conditional use permit to amend the previously approved site plan of CU06-50 (Ord. 2006-28) for a Planned commercial centerspecificallyto allow the possession, storage, retail sales and on -premise consumption of alcoholic beverages (beer, wine and mixed beverages) outside dining and outdoor speakers in coniunction with a restaurant. The Hayley Addition planned commercial center was initially established by the City Council in the fall of 1987 which allowed for a planned shopping center, a convenience store with gasoline sales and off -premise beer sales, KFC and Wendy's restaurants, the Movies 8 Theater, and three pole signs. This request will be the culmination of the commercial development on the subject property from inception to the present. With this request the applicant intends to develop a 6,500 square foot restaurant on the last remaining pad site immediately adjacent to the southeast of the Uncle Julio's restaurant. Total seating capacity for the restaurant will be 295 seats -171 seats inside the restaurant and 98 seats on the ground floor outdoor patio area and 26 seats on the second floor mezzanine located on the north side of the restaurant adjacent to Uncle Julio's existing outdoor dining area. Two waiting areas for patrons awaiting seating will be located in an outdoor patio area at the main entry as well as inside to the south of the main entry. Total parking required for the new restaurant is 119 spaces with 119 spaces being provided. The entire parking demand for both Uncle Julio's and Ten50 BBQ is 245 spaces; 245 have been provided by a combination of 195 spaces available on site and 49 excess parking spaces from three lots within 300 feet of the subject site (Lots 5R -A, 5R -B1, and 5R-B2A i.e.Chili's, Brick House and P.F. Changs) which will be utilized to meet the required parking of the subject site. The applicant is also requesting three outdoor television monitors for sports broadcasts and 16 outdoor speakers for background music on the patio areas—two speakers at the entry, eight on the ground level dining and six located on the mezzanine. Also proposed is a new 100 -square feet in size, ten feet in height monument sign located at the East State Highway 114 entry and utilization of an existing 20 foot multi -tenant pole sign located at the William D. Tate Avenue entrance. PRESENT ZONING AND USE: The property is currently zoned "HC" Highway Commercial District with a planned commercial center designation. The subject site is developed as the Uncle Julio's restaurant with an additional pad site for a future restaurant. The site was rezoned in 1984 from "R-1" Single Family District and 1-1" Industrial District to "HC" Highway Commercial District. The site plan of CU87-07 for a Planned Commercial Center was approved October 20, 1987 to allow a Kentucky Fried Chicken restaurant, a Wendy's restaurant, a Mobil station and the Movies 8 Theater. An amendment to the landscape plan of CU88-10 for the Movies 8 Theater was approved in February 1989. CU89-09 amended the planned commercial center, allowing a Colter's Bar-B-Que with on - premise sales and consumption of alcoholic beverages and a 40 -foot pole sign in August 1989. E Conditional use permit CU89-13 (Ord. No. 89-69) allowed a 483 square foot expansion of the former Wendy's restaurant and the addition of a Chili's Restaurant with on -premise sales and consumption of alcoholic beverages, and a 40 -foot pole sign along State Highway 114 West. Conditional use permit CU89-21 (Ord. No. 90-11) approved revisions of the pole sign elevations. Conditional use permit CU91-09 (Ord. No. 91-31) amended a previously approved conditional use (CU87-07) for the establishment of a Payless Shoe Source and amended CU89-13, adding 10,703 square feet to the existing Chili's restaurant site for additional parking. Conditional use permit CU89-14 allowed for the development of a Waffle House with a 40 - foot pole sign in November 1989. Conditional use permit CU89-17 approved the development of Tia's Tex-Mex restaurant with on -premise sales and consumption of alcoholic beverages and a 40 -foot pole sign along State Highway 114 West. Conditional use permit CU91-14 allowed the development of Macaroni Grill with on -premise sales and consumption of alcoholic beverages and a 40 -foot pole sign in the place of Tia's Tex-Mex restaurant. Conditional use permit CU91-17 provided for the development of Midas Muffler and a future office /retail building on Lot 1 R-2. The specific changes were approved on February 18, 1992 to the location and size of proposed planter islands. Conditional use permit CU92-02 approved the development of Grady's American Grill on -premise sales and consumption of alcoholic beverages and a 40 -foot pole sign on March 24, 1992. Conditional use permit CU92-12 allowed Grady's American Grill to amend the approved floor plan and building elevations. Conditional use permit CU92-19 approved the addition of a second drive-through window for the existing Wendy's Restaurant. Conditional use permit CU93-02 approved the development of Tia's Tex-Mex Restaurant with on -premise sales and consumption of alcoholic beverages and a 40 -foot pole sign in May 1993. Conditional use permit CU93-10 approved the development of a Radio Shack in October 1993. Conditional use permit CU94-05 approved the development of Boxies Cafe with on - premise sales and consumption of alcoholic beverages in April 1994. Conditional use permit CU94-20 approved a revision to the floor plan of Boxies Cafe, a rearrangement of the building elevations and the addition of either a monument or 20 -foot pole sign. Conditional use permit CU95-03 (Ord. No. 95-11) included changes to the floor plan and exterior elevations of the building on Lot 3 and a reconfiguration of the existing floor plan and building elevations of an existing restaurant in conjunction with a new La Madeleine restaurant on -premise sales and consumption of alcoholic beverages. Conditional use permit CU96-30, approved in November 1997, allowed modifications to the exterior fagade of Chili's Restaurant. Conditional use permit CU97-44 (Ord. No. 97-100) revised the sign height and sign elevation for Tia's Tex-Mex in September 1997. Conditional use permit CU97-49, approved in October 1997, approved a 730 square foot expansion of Macaroni Grill. Conditional use permit CU02-39 (Ord. 02-78) was approved by Council at their October 15, 2002 meeting and allowed for changes in the floor plan and building elevation modifications to the former Grady's restaurant that was remodeled for and converted into a P.F. Changs restaurant. At the February 15, 2005 meeting Council approved a conditional 3 use permit (CU05-04) to amend the site plan of the planned commercial center associated with the Hayley Addition specifically to extensively remodel the Grapevine Movies 8 building for restaurant and retail uses—the project never moved beyond the planning stages. Conditional use permit CU06-08 (Ord. 06-28) was approved by Council at their April 18, 2006 meeting and allowed the demolition of the former Grapevine Movies 8 building in order to construct a new Uncle Julio's restaurant. On October 26, 2006 conditional use permit CU06-50 approved revisions to the elevations and fire lane location of the Uncle Julio's restaurant. On March 28, 2007, conditional use permit CU07-08 approved a valet parking drop off area and the relocation of the handicap accessible parking spaces for Uncle Julio's. At the June 19, 2007 meeting, Council approved a conditional use permit (CU07-12) to allow a new restaurant (Red's Patio Grill) into the former Tia's restaurant on the subject site. The intent was to subdivide the restaurant for two tenants with Red's occupying 5,646 square feet with a seating capacity of 223 seats. The remaining 2,823 square feet of the Tia's building would accommodate a future restaurant yet to be named. The proposal never moved beyond the initial planning stages. At the March 16, 2010 meeting Council approved a conditional use permit (CU10-03) for a 10,565 square foot Pappadeaux Seafood Kitchen on the former Tia's Tex-Mex restaurant that will be demolished to make way for the new restaurant. Additional acreage (approximately one acre) was absorbed into the site from the adjacent former Payton - Wright Ford property to enlarge the site to accommodate the larger structure and to provide adequate parking. A new 40 -foot pole sign was also approved as part of the request. Conditional use request CU10-08 was approved by Council at the May 18, 2010 meeting which allowed for the development of a 13,208 square foot multi -tenant retail building and a 3,701 square foot, 120 seat restaurant with drive-through service, outside dining, and two, 40 -foot pole signs. At the July 20, 2010 meeting a new conditional use request was approved on the subject site (CU10-18) which simply subdivided the lot into two lots separating the multi -tenant building and the drive-through restaurant. At the September 21, 2011 meeting, Council approved a revision to the subject property (CU11- 23) amending the planned commercial center relative to the In -and -Out drive-through restaurant—specifically increasing the size of the lot, relocating a pole sign, and relocating drive access to the center from William D. Tate Avenue. Council approved at their November 15, 2011 meeting a conditional use permit (CU11-31)for a 3,634 square foot 172 seat pizza restaurant (Grimaldi Pizza) with on -premise alcohol beverage sales and outdoor patio seating and two outdoor speakers. At the December 18, 2012 meeting, a conditional use permit (CU12-47) was approved on the subject site to allow outside dining and one outside speaker for a restaurant tenant (Jimmy John's) within the multi -tenant building on lot 2A-1. City Council at the November 18, 2014 meeting approved conditional use permit CU14-42 (Ord. 2014-72) to allow outside dining and drive-through service in conjunction with a restaurant (Starbucks). The Site Plan Review Committee at the October 5, 2016 meeting approved conditional use permit CU16-27 to revise the building elevations, landscaping, parking, and allow a forty foot pole sign in conjunction with a 4 professional office use (Texas Direct Auto). SURROUNDING ZONING AND EXISTING LAND USE: NORTH: "GU" Governmental Use District, and "R-7.5" Single Family District - United States Post Office, and Bellaire Addition. SOUTH: "CC" Community Commercial District — State Highway 114 and Crossroads Planned Commercial Center EAST: "HC" Highway Commercial District and "R-7.5" Single Family District — Former Payton -Wright Ford/Grapevine Suzuki automobile dealership formerly occupied by Northgate Construction, Ball Street substation and Bellaire Addition. WEST: "CC" Community Commercial District — Jack in the Box, Arby's restaurants, Verizon Wireless, Jo -Ann's, Petco and Town Center planned commercial center. The subject tract is located within "Zone A" Zone of Minimal Effect and "Zone B" Middle Zone of Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" Map. Few activities will be affected by aircraft sounds in "Zone A" except for sound sensitive activities such as auditoriums, churches, schools, hospitals, and theaters. The applicant's proposal is an appropriate use in this noise zone. In "Zone B", the following uses may be considered only if sound treatment is included in building design: multifamily apartments, motels, office buildings, movie theaters, restaurants, personal and business services. Single-family residential and sound sensitive uses such as schools and churches should avoid this zone. The applicant's proposal is an appropriate use in this noise zone. MASTER PLAN APPLICATION: The Master Plan designates the subject property as Commercial land use. The applicant's proposal is in compliance with the Master Plan. THOROUGHFARE PLAN APPLICATION: The Thoroughfare Plan does not designate the service road of West State Highway 114 as a local thoroughfare. William D. Tate Avenue is designated a Type "C" Major Arterial with a minimum 80 -feet of right-of-way developed as four lanes with a center left turn lane. A December 22, 2016 Preston Evans Ten50 BBQ 8350 N Central Expressway #1300 Dallas, TX 75206 RE: GRAPEVINE FILE #CU16-34 To Whom It May Concern, !-.s This letter is to verify that your request for a conditional use permit located at 1333 William D Tate Avenue and platted as Lot 4A, Block 1, Hayley Addition to amend the previously approved site plan for a planned commercial center, specifically to allow the possession, storage, retail sales and on - premise consumption of alcoholic beverages (beer, wine and mixed beverages) outside dining and outdoor speakers in conjunction with a restaurant was approved by the City Council on December 20, 2016. A copy of the approved site plan and ordinance are enclosed. On December 20, 2016, the Planning and Zoning Commission recommended the City Council approve the request as stated above. approvedAny changes to a site plan with a conditional use or a special use (no matter how minor or major) can only be approved by city councilthrough public . process. No Conditional Use Permit shall be valid for a period longer than one (1) year from the date on which the City Council grants the Conditional Use, unless within such one (1) year period: (1) a Building Permit is obtained and the erection or alteration of a structure is started, or (2) an Occupancy Permit is obtained and a use commenced. The City Council may grant one additional extension not exceeding one (1) year, upon written application, without notice or hearing. No additional extension shall be granted without complying with the notice and hearing requirements for an initial application for a Conditional Use Permit. Please do not hesitate to contact us if we may be of further assistance (817)410-3155. Sincer ly, Susan Batte Planning Technician DEVELOPMENT SERVICES DEPARTMENT The City of Grapevine - P.O. Box 95104 a Grapevine, Texas 76099 - (817) 410-3154 Fax (817) 410-3018 ® www.grapevinetexas.gov November 7, 2016 Address and Legal Description Ten50 BBQ 1333 William D. Tate Avenue, Grapevine, Texas 76051 LOT 4A, BLOCK 1 HAYLEY ADDITION CITY OF GRAPEVINE, TARRANT COUNTY P� � m � 11 T m November 7, 2016 Proposed Conditional Use Description Ten50 BBQ is a full-service restaurant specializing in Central Texas style barbecue. The following is a brief overview of what differentiates us from other barbecue restaurants. Authentic Texas barbecue served with a heaping side of Texas hospitality. That's what you'll find at Ten50. We know, there are plenty of barbecue places out there, so what's so great about Ten50? Ten50 offers a real Central Texas -style barbecue experience right here in Big D. Our pit masters are hard at work 24 hours a day, so when we say our premium meats are slow - roasted for 12 to 16 hours, you can hang your hat on it. You pick the meat you see cooking right in front of you using charcoal we make ourselves from hickory, oak, pecan and mesquite. Add any of our fresh, never frozen, made from scratch sides and one of our warm, buttery, melt -in - your -mouth yeast rolls, and you'll taste why Ten50 is the real deal. And what kind of Texan would we be if we didn't offer you a big of serving of our rich, creamy banana pudding or homemade butter crust pie to finish off your meal? You can't beat that with a stick. Ten50 is Texas comfort food done right. 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