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After heavy public opposition, commissioners deny rezoning for proposed warehouses on Old Atlanta Highway
Summary
The board voted to deny REZ25-000001, a request to rezone roughly 175 acres on Old Atlanta Highway to M-1 for three industrial warehouses, following concerns cited in a DRI review about impacts on the Yellow River, streams, traffic and nearby residents.
The Newton County Board of Commissioners on April 1 denied a rezoning request (REZ25-000001) that would have rezoned about 175 acres along Old Atlanta Highway from single-family residential to M-1 light industrial for three large warehouses.
Planning staff and the submitted DRI (development-of-regional-impact) analysis raised multiple concerns: potential impacts to the Yellow River and associated wetlands, the fact that one proposed building would affect an intermittent stream, and traffic impacts on nearby intersections — particularly Old Oxford Road and the Access Road near the I-20 Almond Road interchange. Staff outlined required buffers including 75-foot transitional buffers to adjacent properties and 50-foot impervious buffers along perennial streams; the project would have required approvals from state and federal agencies including the U.S. Army Corps of Engineers for any stream impacts.
Developer representatives said the project would create Class A industrial space and bring significant property taxes and employment opportunities. "We found this property because the future land use map was industrial for this property," said Austin (last name provided by speaker) of the developer, adding that the team had experience mitigating creeks with Army Corps approvals on similar projects.
Residents and property owners testified in opposition, citing safety and traffic risks on narrow local roads, proximity of the project to the Yellow River and wetlands, and impacts on wildlife. Several speakers said local roads already see heavy truck traffic and cited recent traffic fatalities on the Access Road. Dave Norton and others urged denial, telling the board the proposal risked water quality and community safety. Resident Eddie Goddard described Old Atlanta and Hawkins Drive as narrow and unsuited to increased truck traffic and said expanding access would require removal of homes and substantial roadwork.
Commissioner Henderson moved to deny the rezoning, citing environmental and traffic concerns and community opposition; the motion to deny passed on a voice vote.
Why it matters: The site lies adjacent to the Yellow River watershed; opponents and regional reviewers warned that large-scale industrial development could stress streams, floodplains and downstream water users. The board’s denial halts the applicant’s immediate plan to construct warehousing at that site.
What’s next: The developer may revise designs, undertake additional environmental mitigation and resubmit, or identify alternative sites. Any future plan that affects streams or wetlands will require state and Army Corps reviews and likely traffic improvements approved by GDOT and county transportation staff.
