[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6525485,"mediaKeyId","3409804-542f9f04182a80167f335aa592455662","parentId",3409804,"title","Cherokee County weighing zoning text changes, special-use permits for gas stations and car washes amid 90-day moratorium","audioSeconds",2301,"startMs",396000,"endMs",2697000,"viewUrl","/Search/View?dp=1&key=3409804-542f9f04182a80167f335aa592455662&start=396&end=2697","thumbnailUrl","https://assets.pipeline.soar.com/3409804-542f9f04182a80167f335aa592455662/thumbnail_396000.jpg","articleUrl","/articles/6525485/Cherokee-County/Georgia/Cherokee-County-weighing-zoning-text-changes-special-use-permits-for-gas-stations-and-car-washes-amid-90-day-moratorium","mediaUrl","https://secure.pipeline.soar.com/6525485-7e466382b505aa4354b470cec19cf5cc/orig.mp4?Expires=1770535061&Signature=gUiFD33PrE045WH6PGSl1EIq7JXyDQyAsAmL3KrbGpP00GOFM1hnUYycoExwm8RYYuDsmWozpt5fI44b4TLRvEDMmjbBMM2VFTTGoMhy~moLI3TRs~egzgl1WQFnTqJGs7HRjxw9Hg~8H-Snkr6u1qbnWD5eZ-YAXZ1HYgs5qjRzBk8A1dbZWe9ejrAFHejy5mfxOQtcV9a4DXWaiSV7fwDQIyqT91ItqeKgCy~BCwgVIlNjnrC79rjLt9tUxvfR79xO9JkYGxR5jvPawFi7m1-uGiv8HnGlIHYvaS0GhV5OhGTIquT3V6nrEkIwYkYCns-aD9y282TPOmSG6KUl-A__&Key-Pair-Id=KUT5TJCACFTXG","author","Cherokee ","date","2025-05-20T15:00:00Z","article","Cherokee County planning staff presented draft zoning-text amendments to address a recent surge of gas stations and car washes countywide and asked the Board of Commissioners for direction as staff prepares a public hearing on the changes.

The board adopted a 90-day moratorium on new applications for gas stations, car washes and associated convenience stores on April 1; that moratorium is set to expire around June 30. Thomas, planning staff, said the staff proposal is intended to clarify definitions and add use conditions to the zoning ordinance so the county can better manage where and how these businesses locate.

The draft work includes two new definitions — for “car wash” and for “gasoline station” — lifted from NAICS (Census industry classifications) language and local examples, and a set of six proposed supplemental regulations. Thomas summarized the intent: “So we're looking at reviewing the impact of gas stations. Those could be with or without convenience stores as well as car wash facilities. And we'll review kind of how many and where they're located in each of your districts.”

Why it matters: commissioners said rapid growth of these uses — concentrated along Highway 92 and Bells Ferry Road, particularly in District 4 — could bring environmental and neighborhood impacts the county wants to limit through zoning tools rather than allowing unfettered commercial buildout. Commissioner Ragsdale said the objective is preservation: “my intent was just to try and preserve, the look of 92 as best we can from now and into the future.”

What staff proposed

- Add explicit definitions to Article 4 for “car wash” (facilities that clean, wash, polish or wax vehicles by conveyor, handwash, in-bay automatic, self-service or similar methods) and “gasoline station” (establishments retailing vehicular fuels, which may include convenience stores, accessory vehicular maintenance, and car washing). Truck stops would be captured under the gasoline-station definition.

- Make gas stations and car washes special uses in General Commercial (GC) zoning and apply supplemental regulations (proposed new section 7.7.3H). If located in other commercial or light-industrial zoning where these uses are already permitted, the current allowances would remain unless the county amends those provisions.

- Six draft use conditions (staff-presented text):
1) Fuel pumps, pump canopies and ancillary service equipment shall meet primary building setbacks for the zoning district (intended to clarify canopy setback interpretation).
2) Ancillary service equipment shall not directly abut the primary street or right-of-way (separation or landscaping is required).
3) Any structure containing ancillary equipment shall use similar architectural features/materials as the primary structure and use muted colors (staff noted this language is partly drawn from current ordinance text).
4) Minimum lot size of 2 acres for the use in GC (staff called this a discussion point to allow commissioners’ feedback).
5) A traffic-control plan that includes a fire-apparatus turnaround.
6) Freestanding accessory structures (examples listed: ice machines, vending, unattended donation/drop boxes, recycling bins, ATMs, propane kiosks) shall not be located closer to the primary street/right-of-way than the principal structure.

Commissioner questions and board direction

Commissioners asked staff to clarify several implementation points rather than finalize strict standards immediately. Discussion points the board asked staff to address included:
- Whether the 2-acre minimum is appropriate and how it would affect large grocers with accessory pumps (e.g., Kroger) versus stand-alone stations. Commissioners noted that making GC a special-use zone allows applicants to seek variances if needed.
- Whether the architectural and color standards would apply to fuel canopies and, if so, how far those standards can reasonably be applied to metal canopy roofs versus canopy columns and trims. Commissioners discussed examples (e.g., racetrack/QT branded canopies) and asked staff to review Forsyth and other nearby jurisdictions for approaches to canopy materials and allowable colors.
- How accessory items (vending, ice machines) should be treated when they function as de facto signage or attractors when located next to the street; staff clarified the draft intends to prohibit freestanding accessories from being closer to the road than the principal building.
- Whether to include a distance-based spacing requirement between stations; commissioners indicated spacing requirements can be arbitrary and favored case-by-case review through the special-use permit process rather than a fixed separation standard.

Next steps and timing

Staff said it will: gather acreage data on recent convenience-store-with-pump projects, review other counties’ canopy/color standards, refine the draft text, and return a revised draft at the next work session before a public hearing. Thomas told the board the public hearing is being scheduled for June 17, ahead of the moratorium expiration; the county can extend the moratorium if needed. One commissioner said the board should require public hearings (i.e., full review) for projects in GC to ensure the special-use process actually allows community scrutiny.

No ordinance changes were adopted at the meeting. Instead, the board gave staff direction to perform analyses and return a revised set of text amendments and a recommended special-use approach before the June 17 public hearing.

Ending note

Commissioners emphasized they want to preserve the visual character of Highway 92 while allowing large grocers and national brands to operate where appropriate; they asked staff to provide measurable data (recent site acreages, example projects) and comparable jurisdiction language on canopies and color schemes to guide final text amendments.","mediaType","Video","parentTitle","Cherokee - Board of Commissioners Work Session - May 20, 2025","oneSentenceSummary","Cherokee County planning staff proposed draft zoning definitions and supplemental use conditions intended to limit the rapid growth of gas stations and car washes along Highway 92 and other corridors; commissioners directed staff to refine the text, gather acreage and design examples, and scheduled a public hearing for June 17 as an April 1 moratorium nears expiration.","taxTitle","Cherokee County, Georgia","taxId",12793,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6525479,"Commissioners debate partisan balance on Cherokee County elections board as reappointments move forward",476,3270000,3746000,"/Search/View?dp=1&key=3409804-542f9f04182a80167f335aa592455662&start=3270&end=3746","https://assets.pipeline.soar.com/3409804-542f9f04182a80167f335aa592455662/thumbnail_3270000.jpg","/articles/6525479/Cherokee-County/Georgia/Commissioners-debate-partisan-balance-on-Cherokee-County-elections-board-as-reappointments-move-forward","https://secure.pipeline.soar.com/6525479-0d2cfc34f37ca5329d3cd31d34f08d52/orig.mp4?Expires=1770535061&Signature=ANPTBQX9lhJIz0K8mF9D2ePXpBKimAqzNZLT2Bp2skvRNxomrMRSVZImGTXQVlwmW9uTtWT9Msi~UHFj1bg38fMeVgg0ndUgi4W6gz3Wck-2e0WKmO7QemcChagAZYskUpIZCncfUVJt0q5rup2rybzfOx56gPOpC4MTXeHMPdUOd-7EyEXM~ndIjJ9v19TUwtEA9bQm5lPU74FGBCwRpmMNoF26HXvtjhDVnW8o~xmZu-BPCNQZVL65ldRNiVGWsQPWoVhgh5dG6QE5sLz2~LoeOQ6zcHg1bpbHlbMP4EyAOsCiTLsQsfxlibiww65Qpaji481F9C23mD8s32kZlg__&Key-Pair-Id=KUT5TJCACFTXG","Cherokee County commissioners debated whether the county’s Elections Board should be politically balanced to reflect neutrality or adjusted to more closely mirror recent voter turnout after the parties submitted candidate lists for upcoming vacancies.

County staff reported both parties had supplied five candidates each, including incumbents whose terms were expiring. Two current members — Julie Glade and John Wallace — told the board they wished to be reappointed; staff said both parties’ slates included those incumbents. Commissioners discussed public feedback they had received about representation and the role of the elections board.

One commissioner said the board should reflect the political division of the electorate, noting concerns about underrepresenting voters from one party. Another commissioner argued the elections board functions like referees and should be independent rather than controlled by the winning side; he said an ideal board would have nonpartisan or balanced membership so no party dominates administration of elections.

Commissioners acknowledged a recurring operational dispute over whether to perform sample hand counts before local certification, an issue that has been raised in the past three years. Staff said scheduling and workload during the post-election certification period make voluntary pre-certification hand counts difficult for county personnel, and County elections staff have been exploring whether state law could allow postponing local certification to permit those counts.

Action: the board indicated it would proceed with appointments on the agenda and vote that night; discussion did not change the immediate appointment process. No final change to board composition or policy was adopted during this meeting.","Board discussed reappointments and the desired partisan composition of the County Board of Elections after receiving candidate lists from both parties; commissioners expressed competing views about whether the panel should mirror recent voter turnout or remain politically balanced to act as neutral referees.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6525483,"Cherokee County commissioners tentatively back planning for transportation sales tax referendum; cities’ cooperation highlighted",451,2709000,3160000,"/Search/View?dp=1&key=3409804-542f9f04182a80167f335aa592455662&start=2709&end=3160","https://assets.pipeline.soar.com/3409804-542f9f04182a80167f335aa592455662/thumbnail_2709000.jpg","/articles/6525483/Cherokee-County/Georgia/Cherokee-County-commissioners-tentatively-back-planning-for-transportation-sales-tax-referendum-cities-cooperation-highlighted","https://secure.pipeline.soar.com/6525483-fc34bc4c2293a4fe961733d27aeca9db/orig.mp4?Expires=1770535061&Signature=JS9nFdkAS6EyBPtgNhJxciseZCifcYJh50Kw3-UwLvL91pB~BfQ-A2RffBLYIkqv3dFTUQBlhjtS~JOfFA4AgnC97MiMHeavYOQXf~6fkpR30AvTbR~TG3jcuxWhylv2qDr64zFcKqwjlvCF3yEvsaylSlsH3pY~liJhwxf5qI394Zl58faJN2Eykupq38VHyi5wYnFgFwaLWkaKTq6m6hk6DQmkSmgZqpBNYCWNOZOL73dI8IeyltqwlGt2r9j5VfiNO5bOvl4f58n8IT3oBUAWRZBOyB1Lhneun7BXOXhM~xBFKzi5i39EFz62v1slCekw25cJGKuGvw1cv69ulQ__&Key-Pair-Id=KUT5TJCACFTXG","Cherokee County commissioners discussed next steps for a possible transportation special-purpose local option sales tax (T-SPLOST) to accelerate road projects and address growth-management needs.

Commissioners said they favor a modest, half-percent sales-tax option and a five-year term that would generate revenue for road maintenance and small-to-medium capital projects. One commissioner framed the proposal as a means to accelerate the county’s road program: “I still like the half percent. ... It would allow us to expand our plans at least somewhat 1 or 2 more small to medium projects per year,” he said.

Board members emphasized that city cooperation will be important. County staff reported two available options if cities do not reach agreement: negotiate intergovernmental agreements (IGAs) with cities, or apply the statutory fallback formula that allocates proceeds based on each jurisdiction’s road expenditures over the previous three years. Commissioners asked staff to prepare a timeline, a draft resolution, and a consolidated project list for public review.

Why it matters

Commissioners described roads and growth management as two of Cherokee County’s top priorities, saying additional revenue is needed to keep pace with development. They discussed election timing (five-year vs. six-year term, overlap with other elections) and agreed not to make a final commitment at this meeting but to begin preplanning steps, including outreach to city mayors and managers.

Next steps

County leadership agreed to begin outreach with municipal leaders, compile a draft project list and timeline, and return with a proposed resolution and legal guidance. Commissioners asked the county manager and staff to prepare steps and a schedule for the remainder of the year. No final resolution or ballot action was taken at this meeting.","Board discussed moving forward with a transportation SPLOST (T-SPLOST) proposal to fund roads and growth management, favored a five-year half-percent option, and agreed to open talks with cities and prepare timelines and project lists before any formal resolution.","actionData","errors"]

Article not found

Cherokee County weighing zoning text changes, special-use permits for gas stations and car washes amid 90-day moratorium

Commissioners debate partisan balance on Cherokee County elections board as reappointments move forward

Cherokee County commissioners tentatively back planning for transportation sales tax referendum; cities’ cooperation highlighted