Hwy 278 & Elks Club Rd (/Alcovy Crossing Dr) Intersection Rezoning Request

Rezoning Request

Also Known As: Morgan Farms
Case Number: REZ24-000001
Planning Commission Meeting: Tues. Feb. 27, 2024, 7:00 PM, Historic Courthouse
Board of Commissioners Meeting: Tues. Mar. 5, 2024, 7:30 PM, Historic Courthouse

Rezoning Request: Change from Agricultural Residential (AR) to Community Oriented Residential Development – Planned Residential Commercial (C.O.R.D.- PRC)
Location: Near Hwy 278, Elks Club Road, and Alcovy River; Intersection of 278 and Alcovy Crossing Drive
Parcel Size: 90 acres (approximately)

Commissioner: District 5 – Ronnie Cowan
Rezoning Status: Pending
Future Land Use Map (FLUM) Request: Approved, Click to Review Past Request

Courthouse Meetings

Members of the community are encouraged to attend and comment at the Planning Commission and Board of Commissioner (BoC) meetings.

Both meetings occur on the Covington Square at:

On Tuesday, February 27, 2024, at 7:00 PM the developers will propose Rezoning to the Planning Commission. In the PDF below, you can find the recommendations made by the Staff if the Rezoning is approved. The Planning Commission can make further recommendations to the BoC and Recommend, Not Recommend, or Table the request.

On Tuesday, March 5, 2024, at 7:30 PM the Board of Commissioners will hear the case for the Rezoning request. The BoC can approve or deny the changes recommended by the Planning Commission. The BoC can also approve the Rezoning if the Planning Commission does not recommend it, and vice-versa.

Rezoning Request PDF

Computers: the PDF is visible below. Phones and tablets: click here to download the PDF.

Please visit https://saveeastnewton.org/wp-content/uploads/2024/02/rez-00000-morgan-farms-pc-final.pdf to read the full PDF, especially the Conclusion section.

I will take more pictures of the PDF later.

Some excerpts from the 29 page PDF above:

Findings (page 3- 4)

D. WHETHER THE ZONING PROPOSAL WILL RESULT IN A USE WHICH WILL OR COULD CAUSE AN EXCESSIVE BURDENSOME USE OF EXISTING STREETS, TRANSPORTATION FACILITIES, UTILITIES, OR SCHOOLS.

FINDING: The proposed mixed development will add increased use to existing infrastructure and facilities. The applicant is proposing 203 single family units, 163 townhomes and 54,950 sf of commercial space. The traffic study report states that there will be a total of 298 A.M. peak hour trips, 410 P.M. peak hour trips and 434 school P.M. peak hour trips. If the development is developed with recommended conditions this should reduce any excessive burdens on the area. While the City of Covington has indicated that they have sewer in the vicinity the developer will be responsible for the cost of sewer connectivity.

F. WHETHER THERE ARE OTHER EXISTING OR CHANGING CONDITIONS AFFECTING THE USE AND DEVELOPMENT OF THE PROPERTY WHICH GIVE SUPPORTING GROUNDS FOR EITHER APPROVAL OR DISAPPROVAL OF THE ZONING PROPOSAL.

FINDING: Existing zonings, current residential trends in the area, the adopted land use
policies, and the Character Areas support this request for residential development. However, the current underlying zoning or AR with a DN FLUM allows for 1 ac min lot sizes. The applicant is requesting a higher density which could have some implications for existing conditions.

G. WHETHER THE ZONING PROPOSAL WILL PERMIT A USE WHICH CAN BE
CONSIDERED ENVIRONMENTALLY AVERSE TO THE NATURAL RESOURCES,
ENVIRONMENT AND CITIZENS OF NEWTON COUNTY.

FINDING: The proposed development/use is not considered environmentally adverse in
terms of affecting natural resources, the environment, or the citizens of
Newton County. Care should be taken however since it is located in the
Alcovy watershed and fronts on the already busy thoroughfare of Hwy 278.

Character Area (page 5)

Conservation & Recreation Area

The areas designated as Conservation and Recreation are characterized by environmental resources that need the highest level of protection and strict conservation programs. Development is limited to mitigate potential negative impacts on these resources. Some areas within this designation may be suitable for park and trail facilities, offering residents and visitors access to waterfronts and
greenspace throughout the county.

Appropriate Land Uses
Land uses recommended for this area include Agricultural/Forestry (AF), and Park/Recreation/Conservation (PRC).

Appropriate Zoning
Zoning recommended for Conservation character areas may include some Agricultural (A) and a range of protection overlays: Open Space Conservation Overlay, River Corridor Protection Overlay, Watershed Protection Overlay, and Wetlands Protection Overlay

Traffic Study (page 8)