1. What is “The Falls at Mink Livsey”?
“The Falls at Mink Livsey” is the marketing name associated with a proposed residential subdivision on an approximately 100.55-acre tract at 4077 Mink Livsey Road, Snellville, GA 30039, in unincorporated Gwinnett County. The parcel is identified in county records as Map/Parcel R6003 164. The most recent publicly filed matter tied to the site is a stream-buffer variance case (SBV2025-00007) heard by the Gwinnett County Board of Construction Adjustments & Appeals in 2025.
2. Where exactly is the parcel?
The site sits on Mink Livsey Road in the Centerville area of southern Gwinnett County, with a Snellville ZIP code (30039). County GIS lists the parcel as approximately 100.55 acres. The site is in unincorporated Gwinnett County, which means Gwinnett County — not the City of Snellville — has jurisdiction over its zoning and land use.
3. Who owns the land, and who is the developer?
About the Land Owner
According to Gwinnett County’s public tax parcel record, the parcel is owned by CENTZIL PARTNERS LP. The development applicant of record in the most recent Gwinnett County filing (SBV2025-00007) is Bill Schroeder, the principal behind Schroeder Holdings, LLC of Alpharetta and Katherine Reeves Investments, LLC.
About the Developer
Schroeder Holdings, Centzil Partners LP, Centzil Management LLC, and related entities have been publicly connected to this site before: they were co-plaintiffs in Schroeder Holdings, LLC et al. v. Gwinnett County, the lawsuit that followed Gwinnett’s 2019 denial of a rezoning application for this same tract. That case was decided by the Georgia Court of Appeals in 2023.
Sources: Gwinnett qPublic parcel record (owner: CENTZIL PARTNERS LP); BCAA Minutes, 9/10/2025 (PDF); Schroeder Holdings, LLC v. Gwinnett County (Ga. Ct. App. 2023)
4. What is being proposed on the land?
The current publicly filed application before the Gwinnett County Board of Construction Adjustments & Appeals (BCAA) describes the proposed use simply as “Residential Development” on 100.55 acres, with a variance request to allow “Encroachment into County and State buffers” — i.e., permission to build closer to streams or state waters than Gwinnett’s and Georgia’s standard stream-buffer protections allow.
For historical context: in 2019 the same developer sought to rezone the tract to permit approximately 150 homes. Whether the current proposal matches, exceeds, or trims that density will depend on the formal rezoning application on file with Gwinnett County Planning & Development.
Sources: BCAA Official Minutes, 9/10/2025 (PDF); BCAA Agenda, 11/12/2025 (PDF); AJC: “Gwinnett commissioners deny 150-home project after neighbors object”.
5. What happened the last time this tract was proposed for development?
Schroeder Holdings filed a rezoning application in May 2019 to allow a 150-home residential development on the same ~100-acre tract. After a public hearing in October 2019, the Gwinnett County Board of Commissioners denied the rezoning on December 4, 2019 by a 3–2 vote. Commissioners Jace Brooks, Ben Ku, and Marlene Fosque voted against the rezoning; Commissioner Tommy Hunter and Chairman Charlotte Nash voted in favor. Residents of roughly a dozen surrounding neighborhoods spoke in opposition, citing heritage, environmental, traffic, and school-capacity concerns.
The denial was “without prejudice,” which under Gwinnett’s procedures means the owner may return with a new application in the future. The owner and related entities then sued the County; the case went up to the Georgia Court of Appeals, which ruled in 2023.
Sources: AJC, December 4, 2019; Schroeder Holdings, LLC v. Gwinnett County, Ga. Ct. App. A22A1585 (2023).
6. What is the current approval status?
As of the latest public record Save Mink Livsey has been able to confirm, the active public filing for the site is the stream-buffer variance request SBV2025-00007:
• September 10, 2025: Heard by the Gwinnett County Board of Construction Adjustments & Appeals (BCAA) and tabled (by 5–0 vote) to the November meeting.
• November 12, 2025: Listed again on the BCAA agenda as “Old Business.”
Any residential development of this scale in unincorporated Gwinnett County will generally require a separate rezoning action by the Gwinnett County Board of Commissioners, in addition to any buffer variances, stormwater and land-disturbance permits, and plat approvals. A buffer variance alone does not approve a subdivision.
For the most up-to-date case status, residents can search the Gwinnett County ZIP portal.
Sources: BCAA Minutes, 9/10/2025 (PDF); BCAA Agenda, 11/12/2025 (PDF); Gwinnett Rezoning / SUP Process.
7. How does the Gwinnett rezoning and variance process work?
In broad strokes, a typical path for a subdivision like this in unincorporated Gwinnett County involves three distinct tracks:
Rezoning application filed with Gwinnett County Planning & Development, reviewed by the Planning Commission at an advertised public hearing, and then acted on by the Board of Commissioners at a second public hearing. The Board can approve, approve with conditions, deny, or defer.
Stream-buffer / state-waters variances (such as SBV2025-00007) heard by the Board of Construction Adjustments & Appeals, and, where state waters are involved, also reviewed by the Georgia Environmental Protection Division (EPD).
Engineering, stormwater, land-disturbance, and plat approvals administered by Gwinnett Planning & Development after any rezoning and variances are decided.
Each public hearing in the first two tracks is an opportunity for residents to submit written comments or speak in person.
Sources: Gwinnett Rezoning / SUP Process; Gwinnett Stream Buffer Variance Guidelines (PDF); Georgia EPD State Waters Buffer Variance notices.
8. A Note On This FAQ
This page summarizes what the Save Mink Livsey Coalition has been able to verify from public records as of April 20, 2026. Case details can change quickly as new applications are filed or hearing dates are set. If you spot something that needs updating, please let us know through the coalition’s contact form, and we’ll correct it and note the update here. Nothing on this page is legal advice.