Neighbors push back on proposed Smithonia Road rezoning for large church; planners recommend conditions

Planning staff presented a rezoning request for a 30‑acre portion of a 71‑acre property along Smithonia Road that straddles Athens‑Clarke and Winterville jurisdictions. The applicant seeks Commercial Rural zoning to accommodate a church campus; staff and the Planning Commission recommended approval with conditions to limit the approved use to church functions, apply AR lighting standards, and cap lot coverage for the rezoned portion at 20%.

Residents asked the commission to deny the rezoning or require much smaller development. Kristen Owens, who lives adjacent to the property, said she expected a small rural church and instead saw examples of large warehouse‑style campuses used by the applicant elsewhere. "I am asking either that they come down on the size that they want quite a bit or to not come in there at all," she said.

Annie Cheatham, who lives on Charlie Bolton Road, warned that rezoning a 30‑acre tract to commercial would set a precedent and cause loss of greenbelt character and dark skies. She said the proposal suggested nearly 6 acres of impervious surface for building and parking and urged the commission to preserve the rural corridor.

Planning staff said the request is compatible with the comprehensive plan and that the proffered conditions were intended to protect rural character and limit the scope of commercial activity. Commissioners acknowledged community concerns and said they would review the proffered conditions while considering the item at the voting meeting.