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Garland council denies specific-use permit for used-goods retail at 3338 Broadway Boulevard
Summary
The Garland City Council voted to deny a request for a specific-use permit (SUP) to allow used-goods retail (thrift-store) operations at 3338 Broadway Boulevard, Suite 314, after debate over whether the use fits the city’s community-retail vision. The planning commission had recommended a five-year permit; staff recommended denial.
The Garland City Council on Feb. 18 denied a request for a specific-use permit to operate a used-goods retail (indoor thrift) store at 3338 Broadway Boulevard, Suite 314.
The applicant, Leitron Thomas, sought permission for the use in a property zoned Community Retail (CR). Thomas told the council his operation would be “the Saks Fifth Avenue of thrift stores,” saying the business provides community benefits including student work opportunities and outreach programs. "We do give back to the community," Thomas said, and described the store as a place that draws both students and nearby seniors.
City planning staff recommended denial, citing the city’s comprehensive-plan vision for the neighborhood services area and saying the thrift-store use was not a “highest and best” fit for the CR zoning. The plan commission, by contrast, recommended approval for a five-year SUP; Thomas had initially sought a 20-year permit. Planning staff told council the lease area is about 6,536 square feet and that the commission and staff had reached different conclusions on how the use fits the future land-use map.
Council members debated the tradeoff between allowing a tenant to occupy a space that has been vacant for years and preserving the city’s stated zoning vision for South Garland. Council Member Hedrick and others noted the space has been largely vacant for several years; Ken Phan, representing the landlord, told council the suite had been vacant “for a couple years” before the applicant’s interest and that large spaces are difficult to lease.
Several council members said they sympathized with Thomas’s community work but remained concerned about long-term land-use outcomes. "Everything that you've said ... does not change the fact that you're going to be running a thrift store," Mayor Pro Tem Moore said when moving to deny the SUP. Mayor Pro Tem Moore moved denial; Council Member Bass seconded. The motion to deny prevailed with Council Members Dutton and Ott recorded in opposition.
The council record shows staff received fewer than 10 response letters on the case, with two in favor and one in opposition; exact numbers were described as "not specified" by staff. The plan commission recommended a five-year time limit for the SUP; staff recommended denial because the use did not align with the comprehensive-plan objectives for the neighborhood services designation.
The council’s action denies the SUP request; the applicant cannot operate the proposed used-goods indoor retail use at that location under the current zoning. No direction to staff or follow-up tasks were recorded in the meeting minutes.
Thomas and his supporters argued the business would create jobs and serve students and seniors; planning staff and several council members argued the City’s land-use plans aim to attract different commercial uses to that corridor.
The denial is final as recorded at the Feb. 18 meeting; the council did not adopt any alternative time-limited approval or conditions during the discussion.
