Newman City hears proposal to annex 122.64 acres for EverHour Phase Two; agreement caps density at 235 homes and requires per‑lot road payments

Newman City officials on Wednesday reviewed a developer proposal to annex and rezone 122.64 acres off Greentop Road for Phase Two of the EverHour subdivision, a single‑family residential project the city says would be limited to 235 homes under an intergovernmental agreement reached with Kawita County and the developer.

City staff summarized the application as a request by NCTI LLC (represented by attorney Chuck Connorly) to annex land currently zoned County RC and rezone it to Planned Residential Development (PDR) if the city approves annexation. The applicant proposes three housing "pods": a ranch pod of about 28 homes averaging 1,800 sq ft, a traditional pod of about 160 homes averaging 2,500 sq ft, and an estate pod of about 47 homes averaging 3,000 sq ft. Minimum lot sizes were described as approximately 8,200 square feet; floor areas were said to start at about 1,600 sq ft. Connorly said sales prices would range roughly from the low $300,000s to the low $600,000s and that rentals would be capped at 10 percent of units.

"Our part of that frankly is just simply to contribute money towards the improvements," Connorly said, describing the agreement that he said limits the maximum number of units to 235 and commits the developer to "almost $7,000 per lot for traffic improvements," money intended to fund intersection work identified in the regional review.

Why it matters: City staff said the combined two phases triggered a Development of Regional Impact (DRRI) review and that the Georgia regional transportation authority (referred to in the presentation as Greta) recommended specific intersection improvements. Kawita County initially objected to the proposal over density and traffic; staff told council the county withdrew its objection after the three parties negotiated an agreement that was included in the council packet.

Planning commission and past history: Staff told the council the matter previously appeared in 2015 and was withdrawn; phase one of EverHour (about 300 units) was annexed in 2023. The city packet included the DRRI notice of decision and a November agreement among the city, county and developer that, according to staff, dismissed arbitration. The planning commission held a public hearing and voted unanimously, 6‑0, to deny the proposed annexation/rezone, a recommendation staff summarized for the council.

Questions from council centered on whether the city remains free to impose additional conditions, the timing and enforceability of the $6,950 per‑lot contributions to county road projects, and connectivity and traffic mitigation. Staff explained the agreement establishes a maximum density the county will not oppose (235 units) but does not force the city to annex; if the city annexes it can approve a lower density or add conditions that fall within the city’s jurisdiction.

Councilors also asked the applicant for detail on on‑site design and amenities. Connorly said phase two would share amenities with phase one (a single, integrated HOA and shared pool, cabana, pickleball courts and trails), that the project plans a 25‑ft vegetated buffer along the western property line and about 30 percent green space, and that garages would be a minimum two‑car size. On noise abatement for lots near railroad tracks, council members requested further detail; the applicant described setbacks, buffers and other standard measures but did not present a final noise‑mitigation plan during the session.

Council members raised whether a 10 percent rental cap would be adequate given the development’s size; a council member suggested a lower cap (for example 20 percent), and Connorly said the applicant would "consider it" but did not make that commitment at the meeting.

No final action: The work session concluded with council discussion but no formal vote on the annexation or rezoning. The item remains pending; staff materials in the packet include the signed agreement with Kawita County and the DRRI findings that the applicant and staff referenced.

What remains open: Council members asked staff and the developer to confirm exact buffer/setback dimensions at property lines that abut existing county neighborhoods, to clarify the timing for payment and implementation of the county road improvements tied to the per‑lot contribution, and to provide more detail on noise mitigation for lots near the railroad. The planning commission record and the November agreement are included in the city packet, according to staff.