A new RaceTrac opened in Greensboro in August, and it appears Madison will follow suit in a year or so.
On Oct. 14, the Madison City Council approved a map amendment and a zoning variance that will allow for a new RaceTrac travel center on the east side of Hwy. 441, just south of I-20.
The development will consist of an 8,100 sq. ft. convenience store with 22 fuel pumps, six for trucks. It will utilize two full-access driveways along Hwy. 441 and is expected to be completed by 2026.
The map amendment rezones a 2.57-acre tract located on Eatonton Road just south of I-20 from General Commercial District (C-3) and Estate Lot Residential (R) to Interstate Commercial District (C-4). According to the developers, the total acreage of the properties involved in the development is approximately 8 acres, with 40 percent devoted to green space.
Madison’s Planning & Zoning Commission reviewed the map amendment request on Aug. 15 and voted 5-0 to recommend approval.
The lot had been zoned Estate Lot Residential (R) since 2005, with the frontage rezoned to General Commercial District (C-3) in 2016.
The developers also asked for a maximum lot width variance from 300 feet to 563.46 feet, which the Planning and Zoning Commission also gave the green light. Developers argued that the Race-Trac market's footprint satisfies the ordinance's intent, which seeks to preclude extremely long buildings on the roadside.
Attorney Julie Sellers of the law firm Dillard/Sellers, speaking on behalf of the developers, said RaceTrac has been in business since 1934 and has grown into the second-largest private company in Georgia.
“The use that we fit under is technically truck stop,” Sellers said. “But I want to clarify that we’re not a truck stop. It’s closer to a truck fuel station. This is really a RaceTrac market that provides snacks, soft drinks [and] fuel for passenger vehicles, as well as a diesel component.”
Sellers added that RaceTrac does not provide showers or overnight parking like Pilot and Love’s.
“Another benefit of approval would certainly be a new investment of tax revenue in an area of town designated for this heavier commercial use,” Sellers said.
According to city documents, the Developments of Regional Impact (DRIs) review process was completed on Sept. 18.
In response to the DRI report, the developers have indicated that a “two-stage vapor recovery system will be utilized and bi-annual equipment inspections conducted to minimize the release of air pollutants during refueling.”
According to Sellers, a traffic study was undertaken before the zoning change request with positive results.
Councilman Eric Joyce expressed concern about the additional daily trips to RaceTrac as revealed by the survey and also the complications caused by Pierce Dairy Road, which terminates in the area, also noting that the P&Z was not privy to the traffic study or the DRI analysis when evaluating the proposal.
However, Joyce also told the council that city engineer Aaron Wadley said the development would not significantly increase traffic on Main Street or downtown Madison.
“I wanted to point out to staff and councilmembers that if we approve this, it puts a greater burden on looking at traffic and elements that come later,” Joyce said. “The next application that comes in, we need to pay close attention to traffic. We're not getting it back in once the genie is out of the bottle.”
According to city documents, trip distribution numbers indicated the following:
• Approximately 30% to/from the west on I-20;
• Approximately 35% to/from the east on I-20;
• Approximately 20% to/from the north on US 441;
• pproximately10% to/from the south on US 441;
• And approximately 5% to/from the west on Pierce Dairy Road. Staff reports said, “It does not appear the zoning proposal will result in use, which could adversely affect existing infrastructure, including without limitation: streets, transportation facilities, utilities, schools, police and fire protection, and municipal personnel. The zoning proposal appears to be moderately consistent with the Comprehensive Plan.”
The vote for approval was unanimous.
The development will also be reviewed by the Corridor Design Commission moving forward.