Norcross planning staff is recommending rezoning a commercial property with a history of code violations along Western Hills Drive that would allow for a new neighborhood grocery store.
The city’s planning and zoning board discussed the rezoning of 6011 Western Hill Drive, near the intersection of Norcross Tucker Road and Jimmy Carter Boulevard (SR 140), at its April 1 meeting.
The applicant, JSL Property Management, is requesting a rezoning from office-institutional (O-I) to neighborhood business (C1), remaining in the mixed-use and commercial land-use category. The change would allow the operation of a neighborhood-scale grocery store with produce and household items.
New Norcross grocery store
Situated within walking distance of some of Norcross’ largest single-family neighborhoods, the Western Hills Drive property’s conversion into a grocery store intends to serve nearby residents.
With most of the existing fresh food options in southeast Norcross near Interstate 85, a local farther north along Jimmy Carter Boulevard could be more convenient for traffic-weary residents.
A proposed floor plan shows a small retail store with fresh fruits and vegetables, frozen foods, canned goods, hair and dental care, with two checkout counters and storage.
According to data from the Gwinnett County Tax Accessor’s Office, JSL Property Management bought the 0.83-acre property from a previous owner in 2024 for $660,000. The property had last sold for $249,000 in 2016.
County data says the 3,166-square-foot building, which resembles a single-story residence, was first constructed in 1962.
History of the property
Last year, the Norcross Code Enforcement Division cited the property owner for four violations, including two for overgrown vegetation in June and August. In both cases, city staff said the property appeared to be vacant, but compliance was met on schedule.
In late June, the property was cited for a violation after the address appeared on a city list of business licenses that had not been renewed. Because the building was vacant, the code enforcement officer terminated the case.
Last December, code enforcement issued a zoning violation after an inspector found several vehicles with expired tags in the parking lot and spoke to people on the property.
“We knocked on the door, and a female came out stating she lives on the property,” the officer wrote. “She did advise other people did live on the property as well and that the owner was trying to rent out the front portion of the property to a business.”
Regardless of the current rezoning, the property can not be residential without a special permit. As of mid-March, the property had no pending violations.
Mitigating neighborhood impact
Because of an abutting single-family home and subdivision, city staff recommends planting eight to 10 evergreen trees along the eastern property line. A minimum 50-foot buffer and building setback are also recommended as a part of the rezoning to protect the neighborhood.
The site is surrounded on three sides by higher intensity commercial land uses, including a hotel across the street and small-scale offices to the west.
As a part of any rezoning, the city can require conditions that mitigate community impacts and site concerns. One example is an engineer’s requirement that the property’s stormwater runoff ditch be cleaned. The city arborist also identified two large pines for removal because of beetle infestations
The Norcross City Council will not vote on the rezoning proposal until May 4, but has a discussion scheduled for the April 20 policy work session.
