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Planning commission approves Dutch Brothers drive-through at Rivermont Station
Summary
The Johns Creek Planning Commission approved a rezoning amendment and variance allowing a 950‑sq‑ft drive‑through Dutch Brothers at 8483 Holcomb Bridge Road, granting a frontage variance and requiring conditions for pedestrian crossings, screening, and parking. Vote: 4–0.
The Johns Creek Planning Commission on March 4 approved a rezoning amendment (RZ‑24‑0012) and concurrent variance (VC‑24‑0009) to permit a 950‑square‑foot, drive‑through‑only Dutch Brothers coffee shop at 8483 Holcomb Bridge Road in the Rivermont Station shopping center.
Planning staff analyst Ruchi Agarwal summarized the proposal and staff recommendation for approval. Agarwal said the proposal would demolish an emissions testing station and an ATM and construct the coffee shop on a 10.428‑acre parcel. “The request is for a 950 square foot drive through only coffee shop with covered outdoor patio and a concurrent variance to allow for the reduction in out parcel frontage from 200 feet to 108.42 feet along Holcomb Bridge Road,” Agarwal told the commission.
Applicant representative Alex Brock (Smith Gambrell Russell) described the design as a prototypical Dutch Brothers location with a single pickup window, two drive‑through lanes and stacking capacity for up to 15 vehicles. Brock said the proposal includes sidewalks to improve pedestrian connectivity and that elevations comply with Johns Creek facade requirements. “These elevations will comply with the City Of Johns Creek requirements for facade materials and elevations,” Brock said.
Staff reported traffic estimates of 358 daily trips, including about 80 morning and 30 evening peak‑hour trips, noting many would be pass‑by trips by motorists already on Holcomb Bridge Road. The plan provides 13 parking spaces onsite for the outparcel and maintains existing interior access to the shopping center and the 65‑foot zoning buffer and 20‑foot improvement setback along the adjacent residential subdivision.
Commissioners questioned site details including the extent of new sidewalks, a remaining sidewalk gap near the bank that may require coordination with the city of Roswell, roof drainage and downspout visibility, rooftop equipment screening, and dumpster screening. Brock and staff said the project would screen utilities and screening walls would enclose service areas; staff recommended several conditions addressing signage, crosswalks and screening.
Commissioner Michael Katzen moved to approve RZ‑24‑0012 and VC‑24‑0009 as presented; the motion was seconded and passed 4–0. The approval sends the commission’s recommendation to the mayor and city council as required by Johns Creek procedure.
