Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 04 Super District 06
Application of QuikTrip Corporation for a Special Land Use Permit (SLUP) to allow a drive-through facility (car wash) in an activity center in the C-1 (Local Commercial) zoning district, at 4733, 4773 and 4775 Memorial Drive.
Body
PETITION NO: N9-2026-0447 SLUP-26-1248016
PROPOSED USE: Drive through facility (car wash).
LOCATION: 4733, 4773 and 4775 Memorial Drive, Decatur, Georgia 30032
PARCEL NO. : 18 012 13 033, 18 012 13 015, 18 012 13 001
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of QuikTrip Corporation for a Special Land Use Permit (SLUP) to allow a drive-through facility (car wash) in an activity center in the C-1 (Local Commercial) zoning district.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (April 2026) Denial.
PLANNING COMMISSION: (May 5, 2026) Denial.
PLANNING STAFF: (May 2026) Denial_rev. 05.15.2026
STAFF ANALYSIS: The applicant requests a Special Land Use Permit (SLUP) to allow a drive-through facility (car wash) in the Town Center character area in the C-1 (Local Commercial) zoning district. Fuel pumps and convenience stores (beer and wine sales) currently exist on the site pursuant to SLUP-20-1244236 (alcohol outlet) and SLUP-20-1244237 (fuel pumps) approved in 2020-21. The applicant now proposes to expand the site by constructing a 120-foot automated tunnel “Bubble Bath” car wash. Given that the site is already developed and operating, the request represents an incremental expansion rather than new development. While the proposed car wash is consistent with the existing commercial use, the subject site is located within the Town Center (TC) Character Area and along the Memorial Drive Corridor Small Area Plan (SAP). The TC Character Area envisions a concentration of moderate- to high-intensity residential and commercial uses that function as a focal point for surrounding communities and reduce reliance on automobile travel (pg. 33). In contrast, the proposed use reinforces an auto-oriented development pattern and does not fully advance these objectives. The SAP emphasizes revitalization through vibrant business activity and the creation of a distinct sense of place. As part of the approval of SLUP-20-1244236 (alcohol outlet) and SLUP-20-1244237 (fuel pumps) approved in 2020-21, (14) states, “Future development of the residual lot(s) created from combination of the listed subject properties, regardless of ownership, must be consistent with the Memorial Drive Revitalization Corridor Plan.” The proposed expansion and assemblage of parcels provide sufficient area to accommodate the use. Based on the submitted site plan “QuikTrip Bubble bath No.61808 Sheet 02” (revised and submitted on 4/22) requirements of Section 2.24.1 (C-1-Dimensional requirements) are mostly met, including: open space (45.2%), 50-foot undisturbed buffer adjacent to the single-family residential neighborhood to the southeast, and Section 6.1.5 (Off-street parking). The Applicant has stated two (2) variances will be sought; 1) Front building setback variance (20ft-60ft is allowed, proposed 103 ft +-); and 2) Wall height variance (12ft is allowed, proposed 16ft-17’ once the final wall plans are produced. The applicant did not display compliance with the Supplemental Regulations in Section 4.2.13 (A) required queuing capacity, it appears to be adequate. Additionally, Section 5.4.3 (Streetscape elements and dimensions) sidewalk dedication and landscape strip (Table 5.1 specifies 20ft is required) are not displayed per submitted landscaping plan “QuikTrip Bubble bath No.61808 Sheet 04”. The site fronts Memorial Drive, a Major Arterial and Georgia State Route (Transportation Division comments enclosed). Proposed hours of operation are 8:00 AM to 7:00 PM in winter and 8:00 AM to 9:00 PM otherwise, with no overnight operations. The enclosed tunnel design is expected to minimize external impacts. While potential impacts related to traffic, noise, odor, dust, and vibration are mitigated through building placement, orientation of service areas toward the Corridor, the proposal amends a condition to limit furthering auto-oriented uses in a TC Character Area and SAP. Therefore, based on review of A-N (rezone criteria) staff recommend ”Denial”. However, should the Board of Commissioners consider approval of the proposal, Staff recommends consideration of the attached conditions to improve site functionality, visual character, compatibility with adjacent properties, and pedestrian-oriented design features.
PLANNING COMMISSION VOTE: (May 5, 2026) Denial 8-0-0. Commissioner Osler moved, Commissioner Costello seconded for Denial, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (April 2026) Denial 6-2-1.