NEGRC completes review of 216-acre housing development on Chicken Lyle Road

The latest proposal requests the construction of 652 units of single-family detached homes on a 216-acre site in unincorporated Barrow County. The development would include three different typical lot sizes, with minimum lot widths ranging from 38’ to 50’ and minimum lot areas ranging from 3,600 to 5,500 square feet.

According to the UDC, developments of the size proposed by the applicant are obligated to provide amenities including six acres of active play area, seven athletic courts, a 4,500 square foot pool or pools, a 6,520 square foot clubhouse and 3 acres of gathering area. However, the proposed conditions submitted by the developer seek relief from these requirements. Instead, the applicant proposes a one-acre active play area, two athletic courts, 1,500 square foot of pool or pools, a 600 square foot water play and lounge, a 2,500 square foot clubhouse and one acre of gathering area for the development.

Concerns have also been raised regarding the project’s alignment with existing zoning regulations and its potential impact on the surrounding environment. The proposed density exceeds recommendations for the area, and the sewer expansion required by the project conflicts with efforts to limit development pressure in the region.

Environmental considerations are also at the forefront of discussions. The site, containing seven streams and lying partially within a 100-year flood zone, poses challenges for sustainable development. While the proposal includes measures to protect natural resources, questions remain about its long-term ecological impact.

Additionally, within the letter of intent, the applicant requested permission to clear the required 50-foot buffer around the perimeter of the site. The intention is to replant it once grading is complete.

A traffic impact study projects significant new daily trips generated by the development, raising concerns about road safety and infrastructure capacity.

It is also noted in the county planning staff’s review of the proposal that the traffic study submitted with the application fails to account for the intersections at Chicken Lyle Road and Rockwell Church Road, as well as Maddox Road and Rockwell Church Road.

Proponents of the project point to its potential economic benefits. The developer estimates a build-out value of $240 million by 2030, with annual tax revenue projected to reach $3 million in property taxes and $850,000 in sales tax. Prior to approval, NEGRC recommends the county measure the life cycle costs of the infrastructure needed to serve this project to ensure that they would not be committing to more maintenance expenses than the new tax revenue can cover.

During its April 18 meeting, the Barrow County Planning Commission agreed with planning staff’s recommendation to deny the variance request for amenities and approve the change in conditions pertaining to the original rezoning case with a list of 18 conditions. Voting unanimously for both.

The Board of Commissioners will review the proposal and make a final decision over the matter during its May 14 meeting.