Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• The council demonstrates a pattern of approving industrial projects that align with existing land-use patterns or revert properties to industrial classifications to match surrounding heavy industrial areas in unincorporated Cobb County .
• Negotiated conditions for industrial support sites often include specific safety upgrades, such as requiring UL 2085 series insulated fuel tanks and fire marshal approval prior to business licensing .
• The city is receptive to annexing industrial land that maintains its existing heavy industrial character, effectively expanding the municipal industrial tax base .

Denial Patterns

• Residential or mixed-use projects proposed within major industrial employment centers face consistent denial due to potential conflicts with existing heavy freight traffic and industrial operations .
• The council has shown a willingness to deny retail or pawn-related licenses if they fail to meet strict state or local distance requirements, showing no leniency for code ambiguity .

Zoning Risk

• Land-Use Protection: There is a significant risk for developers seeking to convert industrial (OD) or office (OI) lands to residential uses; the city recently denied a 250-unit development specifically to preserve Highlands Parkway as an industrial employment hub .
• Policy Shifts: The city is currently revamping its sign ordinance, maintaining a moratorium on new freestanding signs greater than 25 feet in height while the legal review is underway .

Political Risk

• Economic/Industrial Balance: While the council supports business growth, there is a clear ideological divide regarding "downzoning" industrial areas to residential; some members favor housing choices, but the majority prioritize the integrity of the Comprehensive Plan .
• Elections: Special runoff elections for State Senate District 35 have recently influenced meeting agendas and community outreach focus .

Community Risk

• Environmental Justice: Organized opposition is high for industrial projects near the Chattahoochee River (Riverview Road); residents have voiced concerns regarding benzene emissions, fire/explosion risks, and threats to water quality .
• Quality of Life: Neighborhood coalitions are active in protesting truck traffic, noise from night deliveries, and the impact of industrial operations on property values .

Procedural Risk

• Traffic Study Delays: High-volume projects (e.g., drive-thrus) face significant procedural delays or deferrals if current traffic studies are not provided upfront, as the council views approving without this data as "backwards" .
• Administrative Continuity: The recent retirement of the long-term City Administrator and the appointment of interim leadership may lead to short-term procedural adjustments .

Key Stakeholders

Council Voting Patterns

• Consistent Industrial Supporters: The majority of the council (6-1 margin) consistently votes to uphold heavy industrial zoning rights for existing operators, provided they meet safety conditions .
• Industrial Skeptics/Environmental Focus: Councilwoman Susan Wilkinson often raises concerns regarding truck traffic congestion and proximity to residential zones .
• Swing Votes: Councilman Oglesby has occasionally moved to approve developments that staff recommended for denial, provided they include community proffers like traffic signals .

Key Officials & Positions

• Mayor Derek Norton: Generally supports economic development but has expressed "significant discomfort" with projects lacking comprehensive traffic impact data .
• Mike Jones (Interim City Administrator): Now also serves as a regular member of the License and Variance Board, centralizing administrative oversight .
• Joey Staubs (Planner II): A frequent presenter on rezoning cases who emphasizes consistency with the 2040 Comprehensive Plan and LCI studies .

Active Developers & Consultants

• MKSK: The primary consulting firm for the Downtown Development Plan and the upcoming Comprehensive Plan update .
• Kevin Moore (Attorney): Represents multiple applicants for high-density and mixed-use projects, frequently negotiating stipulations with staff .
• Croy Engineering: Manages major city infrastructure and civil engineering reviews for new developments .

Analysis & Strategic Insights

• Industrial Preservation Momentum: Smyrna is currently prioritizing the protection of its industrial corridors against residential encroachment. The denial of the 250-unit Wood Partners project despite proffers for affordable housing and traffic signals indicates that "Employment Land" designations in the Comprehensive Plan are being treated as a hard barrier.
• Entitlement Friction Signals: Any project involving fuel storage or hazardous materials will trigger maximum community friction. Although the council recently approved an Aerrow Waste SLUP , it was done under the premise of maintaining existing rights on heavy industrial land rather than a welcoming of new intensity.
• Flex Industrial Opportunity: The approval of rezonings from Office-Distribution (OD) to General Commercial (GC) for multi-tenant retail suggests a strategic pathway for converting older flex-industrial assets into higher-yield retail/service hubs, provided no structural expansion is required.
• Recommendations:
• Site Positioning: Avoid sites on Highlands Parkway for residential use; these are strictly reserved for industrial/office employment .
• Stakeholder Engagement: Developers must engage with neighboring HOAs (e.g., Williams Park or Belmont Station) early, as the council is highly responsive to "uninformed" resident complaints .
• Sequencing: Traffic studies should be commissioned and shared with the city's transportation engineer well before the Planning and Zoning hearing to avoid costly deferrals .
• Watch Items:
• Comp Plan Update: The upcoming update by MKSK will be the definitive moment for any proposed shifts in industrial land use.
• Traffic Calming Committee: Watch for new requirements regarding road mill and overlay if construction vehicles degrade city streets .