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Plan Commission denies SUP and zoning change for convenience store with fuel pumps at 4151 N. Garland Ave.
Summary
The Plan Commission voted unanimously to deny a developer's request for a planned-development rezoning, a convenience-store use, and a special-use permit for fuel pumps for a 2.66-acre site at 4151 North Garland Avenue.
The Plan Commission voted unanimously to deny an application (case Z2418) seeking a planned-development rezoning to permit a convenience store with an attached shopping center and a 25‑year special-use permit (SUP) for fuel pumps at 4151 North Garland Avenue.
Staff told the commission the 2.66‑acre site sits at the corner of Arapahoe Road and North Garland Avenue and is currently in Planned Development (PD 1635) with an MF‑1 base zoning. Staff recommended denial, saying the proposed fuel pumps are inconsistent with the comprehensive‑plan guidance for the tract and that the shopping‑center concept lacks pedestrian‑oriented design, with parking located toward the front rather than behind buildings. "Staff recommends denial," the staff presenter said.
The applicant, Tharmandeep Toor, described an early concept for a convenience store with additional retail tenants (a salon, bakery/donut shop or smoothie outlet) and said the team had completed a traffic impact analysis and preliminary engineering work. "We're willing to make it more pedestrian friendly and we're willing to accommodate all those changes so that it's easier for people to walk in and come in for some like retail," Toor said. He also said the design under consideration would include six fuel pumps.
Commissioners questioned site layout, canopy size and compatibility with the neighborhood. One commissioner said the proposed pump canopy — roughly measured in the meeting as about 50 by 100 feet — and the building footprint raised concerns about scale and proximity to existing stations on Garland. A commissioner also asked about drainage and runoff adjacent to a nearby creek; staff replied that concept‑plan stage submittals get only preliminary engineering review and that detailed drainage controls must be confirmed at the site‑permit stage.
A motion to deny the application was made and seconded; the motion passed unanimously.
Votes at a glance: motion to deny the zoning change and SUP for Z2418 (deny per staff recommendation) — motion passed unanimously.
The commission proceeded to its next agenda item after the vote. The applicant may return with a revised concept or a different application that addresses pedestrian orientation, canopy placement and engineering requirements.
