If you’re a fan of waffles at any hour of the day, you might soon have another Waffle House option in Coweta County. Waffle House, Inc. has submitted a rezoning request to the Coweta County Board of Commissioners for a new location at the intersection of GA Highway 16 and Poplar Road in Newnan. The Board will hold a public hearing on this proposal on Tuesday, March 18, 2025, at 6:00 PM at the Commission Chambers, 37 Perry Street, Newnan, GA.
Location Details
The proposed site, known as “Tract B,” spans 0.97 acres at the northeast corner of Poplar Road and SR 16. Currently, it’s zoned C-6 (Commercial Minor Shopping) with conditions from a previous rezoning in 2021. Waffle House is now asking to remove those conditions, keeping the C-6 classification to pave the way for a 2,000-square-foot restaurant.
What’s in the Site Plan?
Here’s a snapshot of the Waffle House plan:
Restaurant Size: 2,000 sq. ft.
Parking: 28 parking spaces
Access: A full-access driveway shared with the neighboring property (Tract A)
Environmental Considerations: A stormwater pond along the western property line and a 50-foot buffer along the northern boundary next to residential zoning
The shared driveway between Tract A and Tract B will streamline traffic flow in the commercial development. Additionally, Waffle House plans to build a six-foot decorative opaque fence along the northern property line to provide a visual barrier for nearby residences.
Traffic and Transportation Requirements
Given the site’s location at a busy intersection, the Georgia Department of Transportation (GDOT) and Coweta County Public Works have outlined necessary road improvements, including:
A 230-foot left-turn lane along SR 16
A 250-foot right-turn lane at the proposed driveway
A yield-controlled channelized right-turn at the site’s southbound driveway
A contribution to the $150,000 cost for a channelized right-turn lane at SR 16 and Marion Beavers Road
These upgrades are crucial, as traffic studies show that the intersection’s Level of Service (LOS) could drop to Level F (the lowest rating) during peak hours without improvements.
Community and Development Considerations
The proposed Waffle House site is surrounded by a mix of uses:
North: A 10-acre tract with a 1-acre homesite (Rural Conservation)
East: Tract A (C-6 zoning) and Crossroads Church campus (Industrial zoning)
West and Northwest: Convenience stores and retail centers (C-6 zoning)
Southwest: Rural Conservation zones
To address community concerns, the developer must:
Maintain a 50-foot landscaped buffer along the northern boundary
Implement stormwater management solutions per county codes
Use full cutoff lighting fixtures to reduce glare on adjacent properties
Work with the county to address concerns like odor, glare, and noise
How This Fits Into Growth Plans
While the Coweta County Comprehensive Plan doesn’t directly support the intense commercial use of the C-6 district for this spot, it does classify the area as part of a “Crossroads Community” and within the Growth Priority Tier.
Key considerations from the plan include:
Supporting small-scale commercial development to meet local needs
Preserving the rural aesthetic in architectural designs
Including pedestrian and bicycle infrastructure
Providing adequate buffers to protect existing communities from adverse impacts
Given the site’s access to water, sewer, and major roadways, development pressure is expected to rise. The Waffle House proposal aligns with the Growth Priority Tier’s ability to handle commercial projects where infrastructure exists.
The public hearing on March 18, 2025, is the next major step. If approved, Waffle House must obtain a land disturbance permit within 18 months. Failure to meet this deadline could lead to the property’s rezoning status being reconsidered.
The proposed Waffle House could provide a 24/7 dining option at a key intersection in Newnan, complementing nearby commercial and retail developments. However, with increased traffic concerns and the need to balance growth with the community’s rural charm, the rezoning request’s approval is far from guaranteed.
Residents and stakeholders are encouraged to share their views at the upcoming public hearing to help shape the future of this corner of Coweta County.
Love waffles? Hate traffic? The decision is coming soon. Stay tuned for updates after the March 18 meeting.
You can also click this link to see the submitted plans and documents with Coweta County.
