Developer proposes three large warehouses on Old Atlanta Highway; residents and regional review raise traffic and environmental concerns

UFORD Development presented a proposal on April 1 to rezone multiple parcels off Old Atlanta Highway to M‑1 light industrial for three proposed warehouses (one building shown at approximately 552,000 sq. ft., a second at about 1.11 million sq. ft., and additional space across the site). The developer said the full project could generate property-tax revenue and employ many workers; project representatives said they will pursue required approvals including U.S. Army Corps of Engineers review for stream impacts and GDOT coordination for road improvements.

Planning staff and the Northeast Georgia regional commission (DRI) review raised multiple concerns. The site is adjacent to the Yellow River and includes intermittent streams and floodplain areas; staff noted required riparian/impervious buffers (50-foot impervious buffer along perennial streams, additional undisturbed vegetated riparian buffers) and that one proposed building (Building B) is shown near or impacting an intermittent stream. The DRI report and staff review highlighted potential impacts to downstream water quality, erosion risk, and habitat, and recommended low-impact-design measures (bioswales, rain gardens, detention ponds) to mitigate stormwater. The applicant’s traffic study estimated about 3,105 daily trips for the full development, with an increase of about 257 AM peak-hour trips and 259 PM peak trips; the study cited potential level-of-service impacts at Old Oxford Road/Access Road and Crowell Road/Access Road and recommended lane/turn-lane controls at the Old Atlanta Highway access and improvements to Hawkins Drive, where two access points are proposed.

Developer representatives said they have coordinated with the county on fire access and anticipate the Army Corps and state agency reviews for wetlands and stream impacts. They also said detention ponds, bioswales and other stormwater controls are proposed to meet state and federal runoff requirements.

Residents and local groups strongly opposed the plan in public comment. Dave Norton, co‑founder of Save East Newton, urged commissioners to consider stream and river impacts and warned the project would exert regional transportation pressure; neighbor Eddie Goddard described local road geometry, limited bridge and interchange access and narrow Hawkins Drive and said he feared heavy vehicle traffic and effects on wildlife and neighborhood safety. Additional neighbors cited concerns about noise, safety, traffic, and that existing empty warehouses in the county show demand uncertainty.

At the meeting Commissioner Henderson moved to deny the rezoning; the motion was recorded on the floor. The transcript shows the motion made and extensive public opposition, and then the meeting advanced to subsequent agenda items; the transcript does not show a full roll-call vote on that motion in the provided excerpt. Planning staff reiterated that compliance with buffers, Army Corps of Engineers approvals and transportation improvements would be required for development to proceed.

Because the proposal involves wetlands, floodplain and state and federal nexus, the applicant will need approvals from multiple agencies (U.S. Army Corps of Engineers, Georgia EPD/Soil & Water, GDOT) and must complete mitigation and stormwater controls before building permits could be issued.