Planning commission splits on multiple rezonings; recommends denial for McElroy convenience store, advances data-center plan

The Spalding County Planning Commission on Tuesday took a string of votes on rezoning and special-exception requests, recommending denial of a proposed convenience store and fuel site at Williamson Road and Ropers Attila Road, approving a separate rezoning on Manley Road while postponing site-plan approval, and forwarding a large data-center proposal with conditions. Several other applications were approved with staff stipulations or tabled to a later meeting.

The most contentious agenda item was a 12.5-acre rezoning request from McElroy Reynolds LLC to allow a 10,000-square-foot convenience store with gasoline and diesel sales and future retail/office space. Dozens of nearby residents packed the hearing to oppose the project, citing traffic and safety concerns on two-lane roads, loss of rural character, and possible effects on property values. After more than an hour of public comment and discussion, the commission voted to recommend denial to the Board of Commissioners.

The commission’s staff report and several commissioners said the application conflicted with the county’s rural character and community-crossroads standards. Numerous speakers said the intersection is still rural and not suitable for the scale proposed. “We wanted a place with land, a farmhouse where we could raise our children,” said Chase Alexanian, a nearby resident, describing why his family moved to the area. A motion to deny the petition passed and the commission forwarded its recommendation of denial to the July 24 Board of Commissioners meeting.

Separately, the commission approved a rezoning request for a 36.28-acre tract on Manley Road submitted by Manley Road Investment Group LLC to change split zoning to C-1 (Highway Commercial). The applicant’s rezoning was approved as a zoning-only action; the commission explicitly declined to approve the site plan, leaving traffic, lot-subdivision and access details for later review. Hobie (Hobie) Davenport, a resident who spoke at the public hearing, asked that buffers and a “10‑foot solid barrier” be required adjacent to houses on Dunwoody Circle; staff confirmed minimum buffers are ordinance-directed and the commission noted the site-plan review will be the time to tighten landscaping and setback conditions.

A separate application, Guru Bande LLC’s request to rezone 390 Airport Road from C-1 to C-1B to allow U-Haul rental activity, was recommended for denial. The commission noted the parcel sits in a suburban-transition character area under the comprehensive plan and that rezoning to the heavier commercial category would intensify uses in a location the plan envisions transitioning toward residential uses. Applicant Patrick Decameron said he wanted to park two 10-foot trucks on site; commissioners expressed continuing concerns over space and soil/septic constraints and voted to recommend denial to the Board of Commissioners.

The commission reviewed two overlay-district site-plan matters. Ariana Enterprises’ proposed convenience store with pumps on Birdie Road was reviewed under the North Expressway Improvement District; the commission approved the site concept to proceed to the Board of Commissioners provided the applicant addresses staff comments about façade materials (brick/veneer percentages), metal fencing around stormwater detention, and front-easement landscaping. For a proposed Dairy Queen at the Tri County Crossing overlay, the commission approved moving the application forward but noted the chain will likely need variances to meet some overlay requirements; commissioners asked the applicant to return with variance requests so architectural items can be addressed in conjunction with variances.

In the special-exception docket, the commission approved an in-home day-care request by Denise Rowland, conditioned on compliance with Georgia Bright from the Start rules, submission of state inspections to Community Development, and an annual county business license. Conversely, the commission voted to deny a special-exception request for an expansion of a religious worship campus on Manley Road (a temple expansion). Commissioners cited concerns about prior encroachments and the difficulty of monitoring future additions; that item will go to the Board of Commissioners with a recommendation of denial.

A large proposal from 585 Spalding Investments LLC for a 127.45-acre C-1C rezoning and a related special-exception request for a data-center campus also moved forward. Commissioners approved the rezoning and then heard the special-exception application. The commission attached numerous conditions including compliance with AKB (Arthur K. Bolton) overlay height limits, onsite buffers and undisturbed stream setbacks, requirements for an acoustic/noise study, encouragement of closed-loop water cooling when feasible, full utility-availability documentation for relevant utilities at the time of land‑disturbance permitting, and a decommissioning plan that would govern removal of facilities if they cease operation. The commission’s recommendation on the special exception included the additional decommissioning language; staff will include the conditions in the package for the July 24 Board of Commissioners meeting.

Several Mill-Village‑overlay removal requests and similar applications were tabled at the applicant’s request and will return to a future agenda. The commission also advanced several code amendments and new zoning standards for future action and accepted text changes to clarify review procedures, the airport overlay, and data-center standards.

Votes at a glance - McElroy Reynolds LLC (2409C), Williamson Road: Commission voted to recommend denial to the Board of Commissioners after extensive public opposition; staff and multiple speakers urged denial. (Recommendation: deny) - 585 Spalding Investments LLC (2522Z / 2508S): Rezoning to C-1C approved; special exception for a data‑center campus advanced with conditions requiring utility availability letters at land‑disturbance permitting, buffer and setback protections, noise study, closed‑loop water cooling when feasible, and a formal decommissioning plan; staff to forward both items to the Board of Commissioners. (Rezoning: recommend approval; Special exception: recommend approval with conditions) - Manley Road Investment Group LLC (2504ZZulu): Rezoning to C-1 approved (zoning only); site-plan approval deferred pending further submissions and conditions including buffers and utility clearances. (Rezoning: approved; site plan: deferred) - Guru Bande LLC (2519Z), 390 Airport Road: Commission recommended denial to the Board of Commissioners. (Recommendation: deny) - Ariana Enterprises LLC (North Expressway review): Site-plan/overlay review approved to advance to the Board of Commissioners provided staff comments on materials, fencing and landscaping are addressed. (Advance with stipulations) - Tri County Crossing overlay (restaurant/Dairy Queen): Approved to advance; applicant directed to pursue required variances and return with adjustments. (Advance with stipulations/variances needed) - Denise Rowland (2507S) in‑home day-care: Approved with standard state‑licensing and county business‑license conditions. (Recommend approval) - MollyHome/temple expansion (2506S): Special exception for expansion denied; recommendation to Board of Commissioners. (Recommendation: deny) - Multiple Mill Village overlay removal petitions: Tabled at applicants’ requests; to be re‑noticed when applicants are ready.

The commission’s recommendations are advisory; final decisions on the rezonings and special exceptions go to the Spalding County Board of Commissioners. Most forwarded items are scheduled for the July 24 Board meeting in the same room.

Ending The meeting closed after additional code‑cleanup and data‑center standard amendments were discussed and forwarded. Staff will prepare the commission’s findings and the conditions described above for the Board of Commissioners’ July meeting.