Planning commission recommends council approve Take 5 drive‑through despite staff opposition

The Parker Planning Commission voted 6–1 to recommend that the town council approve a Take 5 Oil Change use by special review on a small parcel in the Harding Heights subdivision.

Planning staff recommended denial, saying the drive‑through, auto‑oriented business model does not align with the Parker 2035 master plan and the 2019 Parker Road corridor plan. "Because the proposal is entirely auto oriented and lacks a pedestrian component, staff finds it inconsistent with the purpose and intent of the MC Zoning District," said Elizabeth Stewart, community development staff, during the public hearing.

The proposal applies to a parcel created with the Harding Heights subdivision in 2024; the applicant said the site’s developable footprint is only about 0.58 acres. Applicant representative Jim Gamble of Clay County Development said the franchise operator, Take 5 (a Driven Brands brand), runs low‑impact, fast service centers and has adapted the site in response to staff requests. "We utilize modern environmental controls with no underground storage pits or tanks," Gamble said, and noted the operator averages 30–50 customers per day and typically staffs 15–20 employees.

Bridal Harding, real estate manager for Kwik Trip Corporation, urged approval and said Kwik Trip’s investment in the nearby site included pedestrian infrastructure and deed restrictions that limit competing uses. "There’s not many users who can realistically go on a 0.5‑acre parcel," Harding said, and she encouraged the commission to approve the application.

Commissioners split on the question of planning vision versus parcel realities. Several members said they supported the corridor plan’s goals of creating pedestrian‑oriented mixed‑use development but worried the tiny parcel and existing covenants make such a use unlikely in the near term. Commissioner Ruth Anne, who made the motion to recommend approval subject to the submitted conceptual site plan and materials, said the project would dress up a vacant lot and could bring customers to nearby businesses.

The commission approved the motion to recommend town council approval subject to the Use by Special Review materials submitted to the community development department on 08/25/2025 being the approved materials. The roll call vote was Nick: Aye; Brett: Yes; Angela: Aye; Ruth Anne: Aye; Eric: Aye; Jenny: Yes; Chair Gould: No. The recommendation now moves to the town council for final action.

Planning staff also noted that technical site plan reviews (utilities, fire marshal, drainage) are approved pending the use‑by‑special‑review decision. Town staff announced a separate coordination effort with Douglas County to expand the Link On Demand transit service into parts of Parker in spring; the commission adjourned after brief staff announcements.