Harbins-Alcovy Small Area Plan

The eastern portion of unincorporated Gwinnett County is one of the County’s last predominantly undeveloped areas, where many residents maintain a rural lifestyle on larger tracts of land. With the planned Rowen development, this area is poised to experience an increase in residential and commercial growth. This presents an important opportunity to thoughtfully balance future development with the preservation of the community’s rural character and agricultural heritage. 

Collaboration with the diverse community of residents, businesses, and stakeholders who live, work, and visit the area is essential to the success of this small area plan. The plan is organized around three main components. 

1. Growth and Conservation Plan 

This component focuses on preserving the existing rural and natural landscape through a balanced approach to growth and conservation. It will: 

• Identify areas suitable for residential development that transition sensitively to rural and natural environments while supporting economic growth.  

• Establish strategic locations for commercial and mixed-use development that provide local services, support employment, and promote fiscally sustainable growth — particularly as it relates to Rowen.  

• Define conservation areas to protect rural landscapes, character, and critical environmental resources. 

2. Future Development Map 

This component will establish land use recommendations that align with the 2045 Unified Plan and are informed by the Growth and Conservation Plan. It will: 

• Clarify land use expectations across Harbins-Alcovy, specifying growth and conservation areas.  

• Guide future zoning map amendments, Unified Development Ordinance updates, and infrastructure planning.  

• Strengthen coordination between the Unified Plan, the UDO, and the County’s capital improvement programs, with consideration of infrastructure capacity and fiscal impacts. 

3. Conceptual Development Scenarios 

This component will illustrate how future growth can occur in a way that supports community character, economic vitality, and responsible land use. It will: 

• Demonstrate appropriate land use mixes, including development intensity, building form, and site design, with thoughtful transitions between higher- and lower-intensity areas.  

• Visualize potential outcomes through 3D massing models and renderings.  

• Incorporate multimodal connectivity and enhancements to the public realm.