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22 East Broad Street Newnan, GA 30263 www.coweta.ga.us
770-254-2635 Fax - 770-254-2606
To: Coweta County Board of Commissioners
From: Robert L. Tolleson, Director of Planning
Date: February 4, 2016
Subject: Rezoning request – Gertrude Nalls Smith
Applicant Representative: Jim Mottola
Location: 3.82 ± acres SE corner of Lora Smith Rd & SR 34 E
RC (Rural Conservation) to C-6 (Minor Commercial Shopping District)
Petition # 002-16
“4th” Commission District
Tax I.D. # 109 6027 017 & 018 _________________________________________________________________________________
The subject property is located at the southeast corner of SR 34 East and Lora Smith Road. The request is
to rezone a total of 3.82 ± acres from RC (Rural Conservation) to C-6 (Minor Commercial Zoning
District). The subject parcel is currently undeveloped.
The conceptual site plan incorporates a shopping development proposing retail services and shopping
with the potential of a fast foot establishment. The total square footage proposed incorporates
approximately 9,000 sq. ft. of development.
The applicant has filed a variance request to reduce the buffer requirements and will be considered under
Petition ZA 002-16.
A brief description of staff comments regarding this request are as follows:
Building Department
After reviewing the above referenced project, we do not have a problem with the rezoning
request.
Tax Assessor
Taxes are current.
Water and Sewer Authority The Coweta County Water Authority has no objections.
Fire Department The Fire Marshal’s Office has reviewed the application for the subject site. We have no
objections to the rezoning request with the following stipulations the applicant needs to be aware
of.
1. The restaurant (assembly occupancy classification) is to be separated by a 2 hour fire rated
wall from the future retail businesses (retail is mercantile occupancy classification); if the
building is sprinkled it will require a 1 hour fire rated separation wall. Reference the
International Building Code 2012 Edition Table 508.3.3
2. If the occupant load of the restaurant is 100 or more and serves alcohol, it will fall under the
jurisdiction of the GA State Fire Marshal’s Office. Reference O.C.G.A 25-2-13 (b) (1) (G)
3. The Fire Marshal’s Office will approve the location of all fire hydrants; post indicator valves
(PIV) and fire department connections (FDC).
4. Fire department access will be approved by the Fire Marshal’s Office.
5. Building construction plans will need to be submitted to the Fire Marshal’s Office for review.
6. Shop drawings for the kitchen hood and duct system, and kitchen suppression system are to be
submitted to the Fire Marshal’s Office for review. A light test on the duct system and a balloon
test on the suppression system are to be witnessed by the Fire Marshal’s Office.
Environmental Health The Coweta County Environmental Health Dept. has no objection to the rezoning request for the
above referenced project. The project will be served by municipal sewer. A food service facility
will require a food service permit. If you have any questions, please contact our office.
Development Review After review of the application and conceptual site plan of the above referenced, the Development Review Division
offers the following comments on the proposal:
1. Most of this site lies within the White Oak Creek Watershed Protection District. It is greater than 200-ft to
a regulated waterway.
2. The proposed buffer must be established to provide a visual screen between the development property and
the adjacent residential properties. This may require substantial planting. A buffer evaluation will be
required at the permitting phase if approved.
3. In regards to the Buffer Encroachment variance, If the adjacent church does not have any objection to the
encroachment then neither does this office. As a matter of record, the church was required to implement a
buffer on its own property boundary at the time is was constructed because this property was zoned
residential.
4. This property lies with a Quality Development Corridor District (QDCD). Some of the building photos
submitted do not meet the current architectural requirements of the QDCD
Georgia Department of Transportation
The proposed right-in, right-out drive on SR 34 does not meet our spacing standards from Lora
Smith Road or the church driveway, so we would not permit that drive. However, we are willing
to compromise and would allow a right-in only drive at the same location with an eastbound
deceleration beginning at Lora Smith.
Development & Engineering/Transportation Planner
The applicant is requesting the rezoning of approximately 3.82-acres at the southeast corner of
SR 34 East and Lora Smith Road. The subject property is currently zoned RC (Rural
Conservation). The applicant is requesting rezoning to C-6 (Minor Commercial) for a shopping
development proposing retail services with the potential for a fast food establishment, all totaling
9,000 sq. ft. Full site access is proposed on Lora Smith Road and a right in/right out access is
proposed on SR 34 East.
Below are trip generation estimates using the ITE Trip Generation Manual, 8th Edition for
Specialty Retail Center (Land Use 814):
Land Use
(ITE Code)/Size
Unit of
Measure Weekday
(#Enter &
Exit)
AM Peak
(#Enter &
Exit)*
PM Peak
(#Enter &
Exit)*
Saturday
(#Enter &
Exit)
Sunday
(#Enter &
Exit) Specialty Retail
Center (814)
9,000
sq. ft.
398
(199/199)
62
(30/32)
45
(25/20)
378
(189/189)
184
(92/92)
*Weekday peak hours varied between 7:00 a.m. to 9:00 a.m. and 4 p.m. to 6 p.m.
ANTICIPATED IMPACT: Low-to-Moderate
The following are a list of road improvement projects in the vicinity of the subject property that
are either planned or programmed for construction:
Lora Smith Road at SR 34 Intersection Improvements: Installing a traffic signal and a
right turn lane at this intersection. Construction scheduled to begin in February. Included
in the Coweta County SPLOST program and the Coweta County Joint Comprehensive
Transportation Plan (CTP) Update (#M17) (short range).
SR 154 Widening: Widening from US 29 to SR 34. Included in the ARC’s Plan 2040
Regional Transportation Plan and the Coweta County Joint Comprehensive
Transportation Plan (CTP) Update (#C1) with construction scheduled between 2021-
2030 (mid-range).
The current functional classification of Lora Smith Road is a “Major Collector” and SR 34 is a
“Principal Arterial.”
The following additional comments are offered:
1) The proposed development shall be coordinated with the intersection improvements to
Lora Smith Road at SR 34 that is currently underway.
2) The proposed site access and associated improvements along Lora Smith Road shall be
approved and permitted by the Transportation & Engineering Department.
3) Access onto SR 34 will require a permit from the Georgia D.O.T.
4) The applicant/developer shall meet the requirements of the Coweta County Soil Erosion,
Sedimentation, and Pollution Control Ordinance.
5) The applicant/developer shall meet the requirements of the Coweta County Wetlands
Protection and Floodplain Ordinances.
6) Stormwater management shall be provided for in accordance with the Coweta County
Stormwater Management Ordinances.
Comprehensive Planner
The proposed rezoning is located in the Commercial Corridor and Employment Center
Commercial/Office character areas. On the Future Development Map (FDM) these character
areas are recommended for development of retail space, offices, and mixed use including
commercial services and residential lofts or upper story apartments. The Commercial Corridor
character area is found along SR 34, SR 34 Bypass, SR 16, and US 29 South.
The subject property is located within an established Commercial Corridor between the Newnan
city limits and Thomas Crossroads. Land uses along this stretch of SR 34 East are primarily
commercial; however, the entrances to single family subdivision developments are found and
churches and day care centers have also developed. A few frontage lots are undeveloped. The
property is on the east side of the intersection of SR 34 East and Lora Smith Road. Businesses
and larger commercial developments are located along SR 34 East within one-half mile radius
east or west of the subject property. Churches have been developed adjacent to the subject
property on the east and south; and another is located across Lora Smith Road from the subject
property. Small office businesses are located opposite the property on SR 34 East. Also on the
north side of SR 34 East, and to the west, an office park has been developed.
The subject property is also within the Quality Development Corridor District (QDCD), an
overlay district along this section of SR 34 East with minimum standards for architecture,
landscaping, and site layout. The proposed location of the C-6 zoning district and the proposed
commercial uses are consistent with the envisioned character of the Commercial Corridor during
the 2006-2026 period of development.
Policies for development within the Commercial Corridor are set forth below:
Encourage nodal development with clear physical boundaries and transitions.
Discourage strip development.
Redevelop strip malls as a series of interconnected, pedestrian-scale, mixed-use
developments.
Discourage premature land use transitions from residential to commercial uses.
Buffer existing residences along the highway from incompatible uses.
Limit driveway spacing along the highway frontage and align driveways wherever
possible.
Encourage shared driveways and inter-parcel access for adjacent commercial uses.
When residential conversion to commercial uses is allowed adjacent to other residences,
maintain the residential scale and appearance of the converted structure.
Require double-fronting lots or a parallel residential lane when new residential property
is developed abutting the highway.
Require residential subdivisions accessing the highway to be interconnected and to
provide at least two entrances.
Provide safe facilities for pedestrians, school buses, and bicyclists using the road right-of-
way.
Create safe, convenient pedestrian and bicycle connections to the neighborhoods and
subdivisions that are adjacent to the commercial corridors.
Building siting, building materials, architecture, signage, parking, and lighting should
reinforce a residential scale.
Extent of the Commercial Corridor district should be contained over the next 20 years to
increase the viability of the Employment Center and Village Center character areas.
Service areas, service bays, outdoor storage areas, drive-throughs, car washes, and
automobile service, including gasoline pumps, should not be visible from public streets.
The following Comprehensive Plan 2006-2026 goals and objectives apply:
SP-12: Promote development that is sensitive to the land and gives consideration to adjoining,
existing, and planned development, as well as the overall community.
Guide appropriate residential and non-residential infill development and
redevelopment in a way that complements surrounding areas.
Discourage “leapfrog” development across undeveloped areas.
SP-21: Promote nodal and clustered commercial development and discourage continuous and
scattered commercial activity along major thoroughfares.
SP-22 Discourage the extension of continuous and scattered commercial activity along major
highways and other transportation routes.
SP-23 Encourage use of buffer zones (parks, paths, and mixed-use commercial districts)
between incompatible residential and commercial uses.
H-3: Maintain and enhance the integrity and nature of existing residential neighborhoods.
H-4: Achieve a level of quality in safety, maintenance, and arrangement of the residential
environment; which will lead to improved living conditions for all residents of Coweta
County.
H-5: Protect residential areas from encroachment of incompatible uses including odor, light,
and noise.
Planning & Zoning
The C-6 zone is established to provide and encourage proper grouping and development
of those office, retail and service establishments which generate moderate volumes of traffic to
ensure the best interest of public safety, welfare and convenience. Such establishments shall be
located on or will have ready access to a minor or major arterial road or state highway, and will
provide adequate parking for high-capacity traffic volumes.
The proposed site is at the southeast corner of SR 34East and Lora Smith Road. The current site
contains two parcels which are heavily forested. The property is surrounded to the west, south,
and east by church campuses including Resurrection Lutheran, Korean Methodist and Newnan
Church of Christ. State Route 34 East runs to the north with a CPA office across the divided
highway as well as another forested lot. The site is in the Quality Development Corridor
District.
Article 29. Section 294. Standards of Review. In ruling on any application for a zoning map
amendment, the Board of Commissioners shall act in the best interest of the health, safety,
morals, and general welfare of the County. In doing so, the Board will consider the fourteen
factors established by the Coweta County Zoning and Development Ordinance. The Standards
of Review Analysis are attached to this document and incorporated herein.
1. The existing land use pattern
The existing land use pattern to the south & west is RC (Rural Conservation) and contain
church campuses. The property to the north, across SR 34 E, is the site of a CPA office and
a forested lot. The property to the east is zoned C-2(Neighborhood Business) and contains a
church campus. By the fall of 2016, a traffic signal will be installed at the intersection of
Lora Smith Road & SR 34E. 2. The possible creation of an isolated district unrelated to adjacent and nearby districts
While the proposed development is located adjacent to RC, the uses are not typical
residential uses. Church campuses have become complex organizations that operate more
similar to a business with office hours and traffic on a daily basis. Hours of operation are
typically daily as offices are open, some have daycares and others are used for classrooms,
bible study, etc. This is more in alignment with the activities of a shopping area than a
single family residence. 3. The population density pattern and possible increase or overtaxing of the load on public facilities
including, but not limited to, schools, utilities and streets
According to our Transportation & Engineering Department, the anticipated traffic impact
of the development is low to moderate. Any additional infrastructure required will be at the
developers’ expense.
4. The cost of the County and other governmental entities in providing, improving, increasing or
maintaining public utilities, schools, streets and other public safety measures
Capacity is available to support the needed utilities via the Coweta County Water &
Sewerage Authority. 5. The possible impact on the environment, including but not limited to drainage, soil erosion and
sedimentation, flooding, air quality and water quality
All requirements of the Stormwater, Floodplain and Wetland Ordinance shall be required in
addition to the submittal of an Erosion and Sedimentation Plan.
6. Whether the proposed zoning map amendment would have an adverse impact on the value, use,
enjoyment, or potential development of adjacent property
As noted, the surrounding properties to the west, south and east are church campuses with various activities
taking place daily. This proposed commercial request will be located along the Major Corridor Gateway of
SR 34 East as the 4lane provides heavy traffic through this area, the nearby Thomas Crossroads intersection
and other office/commercial development in the nearby areas.
7. Whether there are substantial reasons why the property cannot be used in accordance with existing
regulations
The SR 34 East Corridor is a 4 lane divided highway with heavy traffic. The subject property contains two
corner lots which will have a traffic light in place by Fall 2016. The surrounding church campuses as well as
the elementary and middle school down Lora Smith, provide heavy traffic not typical of a residential lot.
Many years back, this corner was part of the residential area of Coweta. However, much growth in the
eastern areas of our County with schools and job traffic has changed the development pattern for this area.
One would be hard-pressed to find anyone interested in placing a single family residence on the corner at this
point in Coweta’s growth.
8. The aesthetic effect of existing and future use of the property as it relates to the surrounding area
Coweta County development regulations applicable to the proposed project address
Commercial Corridor development. The Quality Development Corridor Overlay District
provides a mechanism to meet the development goals for exceptional landscaping,
architectural, and design standards for allowed uses. 9. The possible effects of the proposed zoning map amendment on the character of a zoning district, a
particular piece of property, neighborhood, a particular area, or the community
This proposed development as submitted is consistent with the recommended character area
of development for this location. In addition, the proposed uses are consistent with the
Commercial Corridor character area. 10. The relation that the proposed zoning map amendment bears to the purpose of the overall zoning
scheme, with due consideration given to whether or not the proposed change will help carry out the
purposes of those zoning regulations
The goals of the Comprehensive plan, as denoted in the Commercial Corridor, are
supported thru this proposed development. 11. The consideration of the preservation of the integrity of residential neighborhoods shall be considered
to carry great weight
Where commercial land uses develop adjacent to existing residential land uses, the
comprehensive plan recommends that residential areas be protected from incompatible
levels of noise, traffic, odors, and commercial lighting. 12. In those instances in which property fronts on a major thoroughfare and also adjoins an established
residential neighborhood, the factor or (of) preservation of the residential area shall be considered to
carry great weight
The subject property is bordered by major collector and a minor arterial roads. In addition,
architectural standards, landscaping and design standards will be incorporated through the
Quality Development Corridor Overlay District ensure the development goals of the
character areas are met. 13. Any other factors relevant to the balancing of interests in promoting the public health, safety, morality,
or general welfare against a right to unrestricted use of property
The subject property is also within the Quality Development Corridor District (QDCD), an
overlay district along this section of SR 34 East with minimum standards for architecture,
landscaping, and site layout.
14. Whether the proposed zoning map amendment is consistent or inconsistent with the County’s
comprehensive land use plan and the County’s development goals and objectives
. The proposed location of the C-6 zoning district and the proposed commercial uses are
consistent with the envisioned character of the Commercial Corridor during the 2006-2026
period of development.
The Planning & Zoning Department submits the following highlighted Factors of Review:
1) Based on staff comments and recommended conditions, the proposed use should not have
any adverse effect on public facilities. (Standards 3,7,11, 12,)
2) The proposed commercial land use is consistent with the intent of the Comprehensive
Plan, and Commercial Corridor Character Area. (Standards 1, 2, 8, 9, 10, 13, 14)
3) The subject property will have ready access to minor arterial and major collector road
systems. (Standards 3, 4, 7, 12, 13).
4) The property lies within the Quality Development Corridor District which will
incorporate enhanced architectural requirements, landscaping and design standards for
the Commercial Corridor (Standards 7, 8, 9, 10, 11, 12, 13, 14)
Should the Board of Commissioners choose to approve this request, the Planning & Zoning
Department is recommending that the applicant meets the following conditions:
1. Lighting shall be established so adjacent properties and roadways are not adversely
affected, and to preclude glare onto or direct illumination of adjacent properties and
streets.
2. The development shall meet the requirements of the Article 26. Quality Development
Corridor Overlay District unless a variance is granted through the normal variance
process. In addition, the display of products/goods & shopping carts outside of store
shall be strictly prohibited.
3. The store building shall meet the requirements of the Coweta County Fire Marshall.
4. The site will be served via public water & sewer.
5. The proposed development shall be coordinated with the intersection improvements to
Lora Smith Road at SR 34 that is currently underway.
6. The proposed site access and associated improvements along Lora Smith Road shall be
approved and permitted by the Transportation & Engineering Department.
7. Access onto SR 34 will require a permit from the Georgia D.O.T.
8. The applicant/developer shall meet the requirements of the Coweta County Soil Erosion,
Sedimentation, and Pollution Control Ordinance.
9. The applicant/developer shall meet the requirements of the Coweta County Wetlands
Protection and Floodplain Ordinances.
10. Stormwater management shall be provided for in accordance with the Coweta County
Stormwater Management Ordinances.
11. The proposed buffer shall meet the requirements of Article 25 with the exception of the
Planning Director’s ability to review the existing vegetation unless a variance is granted
through the normal variance procedure.(Please note ZA 002-16 has been filed and will be
considered in conjunction at this Public Hearing.)
The Public Hearing for this request is tentatively set for Tuesday, March 1, 2016.
RLT/abw
Staff Comments Attached
Tax Assessors Environmental Health Comprehensive Planner
Building Department Development and Engineering
Development Review Transportation Planner Water and Sewerage Authority Fire Department
22 East Broad Street Newnan, GA 30263 www.coweta.ga.us
770-254-2635 Fax - 770-254-2606
Petition # 002-16
Dear Property Owner:
The Coweta County Commissioners will hold a Public Hearing on an application by Gertrude
Nalls Smith for property located on the southeastern corner of SR 34East and Lora Smith Road:
Tax ID# 109 6027 017 & 018 - 3.82 acres
The applicant is requesting to amend the current zoning as follows:
From: RC (Rural Conservation)
To: C-6 (Minor Commercial Shopping District
For: Retail shopping/services and fast-food restaurant
The time and meeting place for this hearing will be 6:00 p.m., March 1, 2016 in the County
Commissioner’s Meeting Room, second floor, above the Tax Assessor’s Office, in the County
Administration Building, 37 Perry Street, Newnan, Georgia.
Please find attached for all individuals who wish to speak for or against a rezoning matter, an
Audience Participation/Rezoning Hearing Disclosure Form that must be completed and
submitted to the County Clerk at least five (5) days prior to the Public Hearing.
Should you desire further information concerning this zoning application, please feel free to
contact the Coweta County Planning Department at (770) 254-2635.
As set forth in the Americans with Disabilities Act of 1990, the Coweta County government does
not discriminate on the basis of disability, and will assist citizens with special needs given proper
notice (48 hours). For information, please call (770)254-2608.
Sincerely,
Robert L. Tolleson
Director of Planning
RLT/abw
22 East Broad Street Newnan, GA 30263 www.coweta.ga.us
770-254-2635
July 7, 2015
Gertrude Nalls Smith
1101 Lora Smith Rd
Newnan, GA 30265
RE: Rezoning Application
RC (Rural Conservation) to C-6 (Minor Commercial Shopping District)
Petition # 002-16
Dear Applicant:
The following comments and issues were provided for the Board of Commissioners
consideration in deciding your request. The memorandum regarding this rezoning is attached for
your information.
Please call should you have any questions regarding this review.
The time and place for the Public Hearing will be at 6:00 P.M., March 1, 2016 in the County
Commission Meeting Room, second floor, above the Tax Assessors Office, in the County
Administration Building, 37 Perry Street, Newnan, Georgia.
**** Please note: This letter is a zoning analysis from the Coweta County Planning Department.
Its intent is to inform the Board of Commissioners of current zoning regulations, and to assist
them in making the best possible decision in the interest of the applicant and the citizens of
Coweta County.***
Sincerely,
Robert L. Tolleson
Director of Planning
Attachment: Letter
cc: James Van Mottola
RLT/abw
PROPERTY OWNERS WITHIN 250 FEET OF SUBJECT PROPERTY
Lora Smith Road/SR 34 East
Newnan, GA
Tax I.D. # 109 6027 017 & 018
COMMISSIONER DISCLOSURE STATEMENT
Conflict of Interest in Zoning Actions Act
Disclosure of Financial Interests
Under State guide lines, please complete this form and submit it to the Planning
Department at least seven (7) days prior to the Rezoning Hearing upon which you are
authorized to vote.
Rezoning Petition Number: 002-16
Name of owner or applicant: Gertrude Nalls Smith
I, the undersigned, hereby certify that I and/or members of my family
(circle one)
DO/DO NOT have an interest in the real property and/or the business entity involved in
the rezoning petition listed above. Any interest, which I and/or a member of my family may
have in said rezoning petition, has been described in the space provided below.
_____________________ _____________________________
DATE SIGNATURE
____________________________
Title
Explanation
(Please print or type)
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
Notice of Public Hearing
Rezoning Petition # 002-16
Gertrude Nalls Smith Applicant Notice is hereby given that the Board of Commissioners of Coweta County, Georgia will
conduct a Public Hearing on the 1st day of March 2016 at 6:00 o’clock P.M. at the County Commissioner’s Meeting Room, on the second floor above the Tax Assessors Office in the County Administration Building, 37 Perry Street, on the amendment to the Zoning Ordinance of Coweta County, Georgia to wit:
Be it ordained by the Board of Commissioners of Coweta County, that the Zoning
Ordinance and Zoning Map of said county be amended to change the following described property from:
RC (Rural Conservation) to
C-6 (Minor Commercial Shopping District) 3.82±acres For Retail Shopping/Services/Fast-food restaurant
Legal Description of Subject Property
All that tract or parcel of land, containing 3.82 acres, lying and being in Land Lot 27 of the Sixth Land District of Coweta County, Georgia. Located within the southeastern corner of SR 34 East and Lora Smith Road.
This ordinance shall take effect and be in force from and after its adoption, the Public welfare demanding it. All ordinances and parts of ordinances in conflict herewith are repealed. This notice is given pursuant to Georgia Law.
Board of Commissioners
Coweta County, Georgia All individuals, whom wish to speak for or against a rezoning matter, must complete and submit a Participation Disclosure Form to the County Clerk at least five (5) days prior to the Public Hearing. Disclosure Form and petition numbers may be obtained from the County Planning Department, 22 East Broad Street, Newnan, Georgia, (770) 254-2635. Copies of the proposed may be obtained at the Coweta County Planning Department between the hours of 8:00 a.m. and 5:00 p.m., Monday thru Friday.
As set forth in the Americans with Disabilities Act of 1990, the Coweta County Government does not discriminate on the basis of disability and will assist citizens with special needs given proper notice of 48 hours. For information, please call (770) 254-2608.
