Planning and Zoning Tables Rezoning Request for Kroger Marketplace Parcels after Hours of Debate

The Hoschton City Planning and Zoning Commission on a split vote agreed to table a rezoning application for two parcels within the Town Center Marketplace to a future meeting after extended public comment and commissioner discussion.

The application, filed as Z-25-1 by Southeastern Development / SEK Christian LLC, requested rezoning of Lot 11 (1.32 acres) and Lot 12 (1.06 acres) from C-2 (general commercial, highway-oriented) to C-3 (commercial, motor vehicle services and repair) to allow a car wash on Lot 11 and a Valvoline quick oil-change facility on Lot 12. The preliminary plat for the Town Center Marketplace was approved on 04/23/24.

The commission heard developer and engineer presentations and more than a half-dozen public speakers. Torben, identifying himself as a representative of Southeastern Development, said the parcels “will be developed for a car wash and the other for an oil change facility” and argued the uses “align with the city's vision for growth and economic development.”

Nearby residents and local business owners raised traffic, noise, and compatibility concerns. Michael Beck, a Creekside Village resident and former HOA president, said the proposed car wash “would be a terrible idea as far as the inflow and outflow of traffic” and noted the parcels sit near schools, parks and townhomes. Mike, owner of Hensley Automotive, said he supports a car wash and was less concerned about an oil-change shop, saying local service businesses provide jobs and “competition's good.”

City staff and the project engineer addressed environmental and operational concerns. The city planner told the commission staff had “recommended approval of the rezonings” but flagged potential conditions: enhanced visual buffering between the facilities and nearby townhomes, further study of environmental and utility impacts—particularly water use for a car wash—and limiting permitted C-3 uses so the rezoning would not allow unrelated heavy motor uses. Trevor Evans, the project's engineer with RLR, said stormwater ponds will be covered by a maintenance agreement held by the overall property owners association and that “the burden of maintaining those ponds to the proper condition will be on the folks within that REA.”

Engineers and the developer described operational safeguards for the oil-change facility: there will be no underground storage tanks, oil products will be stored “self contained in the lower level of the facility,” and service centers will use oil-water separators and external groundwater-control systems. The developer also said the proposed Valvoline facility is expected to operate as a quick-lube model, not a full-service repair shop. When asked about water use for the car wash, the developer said the car wash “will be” a belt-fed system and confirmed it will use a recycled water system, but could not provide a detailed daily water-usage figure at the hearing.

Commissioners debated whether approving C-3 in this retail-focused Kroger development would constitute spot zoning and could deter higher-end restaurants and walkable downtown uses planned for the town-center area. Commissioner Acevedo referenced section 4.12 of the zoning ordinance noting C-3 districts are “intended to be located near, adjacent, or within industrial areas,” and said allowing motor services within the Kroger retail center could be considered spot zoning.

After discussion, a motion to deny the rezoning garnered 2 votes in favor, 3 opposed and 1 abstention and failed. A later motion to approve resulted in a deadlocked vote. The commission then voted to table the application; the item will return at the next scheduled meeting.

The commission also asked staff to collect specific technical information before the next hearing, including detailed water-usage estimates for the proposed car wash and potential noise- and visual-buffering measures.

What happens next: the rezoning application Z-25-1 remains active but tabled. The commission did not adopt any ordinance change tonight; staff will provide requested data and the commission will consider the item at a future meeting.