[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6121576,"mediaKeyId","2700913-0ae044a1438b77021792963b3b857e93","parentId",2700913,"title","Henry County advisory board recommends denying code change and rezoning tied to 1,277‑acre 'Grove' master plan","audioSeconds",5957,"startMs",171000,"endMs",6128000,"viewUrl","/Search/View?dp=1&key=2700913-0ae044a1438b77021792963b3b857e93&start=171&end=6128","thumbnailUrl","https://assets.pipeline.soar.com/2700913-0ae044a1438b77021792963b3b857e93/thumbnail_171000.jpg","articleUrl","/articles/6121576/Henry-County/Georgia/Henry-County-advisory-board-recommends-denying-code-change-and-rezoning-tied-to-1277acre-Grove-master-plan","mediaUrl","https://secure.pipeline.soar.com/6121576-f3c68f874a13ba9a414315188acb72d7/orig.mp4?Expires=1771169223&Signature=QExvHkKJpTVv1k8cmeCLc1Do7DSyXlDqVROMPbKnZ6gwFAgrmvDUyrkbCstrsofNJaFYqD7FmCoD0sMbwtUKSf~XrPAtxXLrKrA~TWWtR4NZXlfR~5pFis6fRkwqz0No2bRBBKUmJnrBUqsnxe6VCq~ykLxdxtgG1mP36vr79O7xc1lHdNCIpCvCxhfy8952ttFoSZ5qYsgObwZVUs7dMJbaT1J5T8OwkEIBFTsqOWmEZ2Gq2TCiliwcK-QfGromIkBJxI82FQWuJ5LKJIc6VlVn-pEH1aOhExk~l4JcMzpniN6uvXKlu-F-KawCsYSESlm3ZHRVYzY9THsz-gu0PA__&Key-Pair-Id=KUT5TJCACFTXG","author","Henry County","date","2025-01-09T00:00:00Z","article","The Henry County Zoning Advisory Board voted to recommend denial of a Unified Land Development Code amendment (ULDC AM 2403) and, separately, to recommend denial of a rezoning (RZ 24‑27) tied to a proposed 1,277.621‑acre master planned development called The Grove.

Planning staff presented the ULDC amendment as a countywide change to allow development agreements in places where the current code prohibits them, including land inside resource protection areas. The applicant, identified in materials as Henry County Land Company LLC and represented at the meeting by a vice president of Geosam Capital, said the amendment would allow a 40‑year development agreement for The Grove and enable uses not currently permitted in mixed‑use zoning.

The issue matters because the amendment would change long‑standing limits on development agreements in areas the county and agencies treat as sensitive. The Grove proposal as presented later in the meeting would rezone roughly 1,277.6 acres west of Highway 1941 and Lake Talmadge to a single MU (mixed‑use) district and, in the applicant's materials, include: 3,400 single‑family homes, 3,700 multifamily units, more than 2,000,000 square feet of commercial space, a 180‑room hotel, 150 acres of open space and an extensive trail network. Planning staff noted the rezoning had been designated a development of regional impact by the Atlanta Regional Commission and that water and sewer feasibility studies had been done with both Henry County and Clayton County water authorities.

Planning staff told the board the proposed ULDC changes would alter these code sections: residential land uses and base zoning districts (section 2.03.02), nonresidential land uses (2.03.03.03), accessory uses (2.03.04) and requirements for development agreements (section 12.02.014). Staff also said the amendment aligns with planned updates to the county's ULDC scheduled after a rewrite now under way.

Public comment at the meeting was lengthy and sharply focused on water, stormwater and public‑safety impacts. Several speakers said the county's existing water infrastructure could not support The Grove without major upgrades and that costs and risks could fall to existing ratepayers. Connie Snow of Conserve Henry told the board: \"the negative impact on our water system will put safety welfare and health of the citizens for both Henry County and Clayton County at risk.\" Other speakers, including members of local watershed groups, raised sedimentation, dam safety and downstream flood risks. A representative for the Talmadge family, whose property directly abuts the Grove site, urged cautious development and said the family supported the project, calling it a \"great asset to the community.\"

The applicant repeatedly emphasized private investment and phased build‑out, saying parts of The Grove would be built over decades and that the developer is prepared to fund feasibility studies and many off‑site improvements. The applicant said it had discussed design and buffers with Clayton County Water Authority and included a water‑quality consultant on its team.

After staff and applicant presentations and public comment, a member of the advisory board moved to deny the ULDC amendment; the motion carried. The board then moved to deny the rezoning request RZ 24‑27; that motion also carried.

What the board decided is a recommendation: the Henry County Board of Commissioners makes the final decision on both the ULDC amendment and the rezoning/development agreement. Planning staff repeatedly reminded the advisory board that its role is advisory and that the commission will review any recommendation, the development agreement text and associated documents in subsequent hearings.

The advisory board's votes leave the Grove proposal facing additional hurdles at the county level; if the Board of Commissioners chooses to take up the ULDC amendment or the rezoning again, the issues raised at this meeting ' especially water, stormwater and long term infrastructure funding ' are likely to figure prominently in public testimony and in interagency review.

Details at a glance: the developer requested a 40‑year development agreement tied to the rezoning; staff listed the ULDC sections proposed for amendment; the rezoning was flagged as a DRI by the Atlanta Regional Commission and staff noted the project could generate an estimated 5,000 students at full build‑out.

Board action on both items was a recommendation to deny; the Board of Commissioners will make the final determinations.","mediaType","Video","parentTitle","Zoning Advisory Board Meeting | January 9, 2025","oneSentenceSummary","The Henry County Zoning Advisory Board voted to recommend denial of a Unified Land Development Code amendment (ULDC AM 2403) and, separately, to recommend denial of a rezoning (RZ 24‑27) tied to a proposed 1,277.621‑acre master planned development called The Grove.","taxTitle","Henry County, Georgia","taxId",12817,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6121557,"Planning board installs officers, welcomes a new district representative",90,27000,117000,"/Search/View?dp=1&key=2700913-0ae044a1438b77021792963b3b857e93&start=27&end=117","https://assets.pipeline.soar.com/2700913-0ae044a1438b77021792963b3b857e93/thumbnail_27000.jpg","/articles/6121557/Henry-County/Georgia/Planning-board-installs-officers-welcomes-a-new-district-representative","https://secure.pipeline.soar.com/6121557-aa9e25d3c4d6d4f0fdb102bdbec240ad/orig.mp4?Expires=1771169223&Signature=c~rrKZ5aoyCrsHbnFCvihgpbvUdpfqFMiHtSc9ER9ZKljJ1pKm~JVD7aABTHVzis0sOnt85vjlh-F~DFMkKjsB5np3dNnIfKMmnkFNdblqk5DQ39xSVTMdyjP-50DWxJ5TMpQyhza01HOka6p1yGd~g-ZOW~ftXtubmqCXEnef5GWqgU~EDoxAb3unqDJmDBBL1owqkymOV6946Gd5UccqZsIX3Sz0jZPq7LDI8Wi~3ou2juxSiOHqteVvoDDBmaT22l-pFvSgQyzI8ZlGFhYjL-AA-YodUf38O9XodTme4YBa9JnsK5nLVMqt1IF0TnnWxeS899NKPJjvZP28WWKw__&Key-Pair-Id=KUT5TJCACFTXG","At the start of the meeting the advisory board completed officer nominations for 2025 and acknowledged a new board member.

Board members nominated Don Randolph for advisory board chair, Landon Nelson for vice chair and Kamal Asalam for secretary of the zoning advisory board; each nomination received a second and carried. Planning staff also welcomed Robert Kolpak as the District 4 representative to the Zoning Advisory Board.

Those procedural actions were recorded at the start of the public hearing and the board then proceeded to the public hearing items described above.","The advisory board completed officer nominations and welcomed a new representative to the Zoning Advisory Board. Don Randolph, Landon Nelson and Kamal Asalam were nominated to officers positions and the board welcomed Robert Kolpak as the District 4 representative.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6121562,"Advisory board approves conditional use for commercial kennel at Noah's Ark site with limits",1015,9022000,10037000,"/Search/View?dp=1&key=2700913-0ae044a1438b77021792963b3b857e93&start=9022&end=10037","https://assets.pipeline.soar.com/2700913-0ae044a1438b77021792963b3b857e93/thumbnail_9022000.jpg","/articles/6121562/Henry-County/Georgia/Advisory-board-approves-conditional-use-for-commercial-kennel-at-Noahs-Ark-site-with-limits","https://secure.pipeline.soar.com/6121562-b9f6495b17cef11a031c421a6fe6b185/orig.mp4?Expires=1771169223&Signature=QN7O5YA8CEFVX6SKzPoUdJaCXzFId7Kx3lBVdzlkCsR-4KA6OXpflvqj0nxW0r7pO3~oeKKn6uRXaB4uwxyHKaOiRHTHksJhVnTqmiHftG~cr42OWtM4lkri8guWDQBzF7mF0Z6AIs0ip5407VkR3zhBYfv2OP0dZERy3ivS~BGnDWtRBXfkOmn75VmlRcJYHGPp13~TYJLrSbL9agnLZ-RORzYwUZHQpSHeJgjKB8qqy29b3SjlO8I2JtmRr1PWBrovCRhRHmIY-ooWk7wd~O-WSGoltr4UhHbXvKvJcVtGaI3VGGXajwGQbxRAdngOmSMYiSJOW3Y2ZNl4LiJDeg__&Key-Pair-Id=KUT5TJCACFTXG","The Henry County Zoning Advisory Board approved a conditional use (CU 24‑08) permitting a commercial kennel at 712 L.G. Griffin Road, the Noah's Ark Sanctuary property, subject to conditions the board adopted during the hearing.

Planning staff reported the property is zoned RA (residential agricultural) and that Section 4.301(e) of the ULDC allows commercial kennels in RA by conditional use subject to supplemental standards. Staff noted environmental‑health review found the existing septic would support the use. The applicant, Penny Baker, told the board she intends to lease the existing facility and initially board small dogs and cats with modest expansion later; she said the facility and a fenced yard already exist on site.

In discussion the board attached conditions that limit the conditional use to the existing kennel structure and any additions directly connected to it; require the operator to maintain a business license; and cap the number of animals allowed. The board ultimately approved the permit with a cap of 25 animals total (dogs and cats combined), limited to the existing kennel footprint and connected additions, and with standard permit and health requirements. The conditional use remains tied to the site zoning (it does not change the underlying RA zoning); the approval includes the board's record condition that the use will expire if the business ceases or is sold so that future operators must secure approvals.

The applicant and staff said the proposed operation would start small (applicant stated an initial plan of roughly 10–15 small dogs and 5–6 cats) and that any future expansion of capacity or footprint would require additional permits.

Board action: motion to approve CU 24‑08 with conditions passed; staff will record the conditions and proceed with permit and compliance review.","The board approved a conditional use allowing a commercial kennel to operate at the Noah's Ark Sanctuary property on LG Griffin Road, conditioned to the existing kennel footprint and a maximum number of animals; the board set a condition limiting the total animals on site.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6121565,"Advisory board approves three front‑setback variances in Woodsley subdivision",421,7568000,7989000,"/Search/View?dp=1&key=2700913-0ae044a1438b77021792963b3b857e93&start=7568&end=7989","https://assets.pipeline.soar.com/2700913-0ae044a1438b77021792963b3b857e93/thumbnail_7568000.jpg","/articles/6121565/Henry-County/Georgia/Advisory-board-approves-three-frontsetback-variances-in-Woodsley-subdivision","https://secure.pipeline.soar.com/6121565-a1704c7845fb9f87525bea39293b985c/orig.mp4?Expires=1771169223&Signature=PQxIpCTOgzlMMucxifuZ2T5WpzejJ-jtrRn6XFOR1m~-imkLTrWlws1xPgJjI61fUdajhBDjVxtY3flo~Bs0YOlrk4GZgWryCUjcIwd0cwZBDww-EhUyW3ZCJW32hqc9YZQXsHcrqvOLGk2joaQ97SUCDMEIFyJlOfGPDqDNAgm7C1WW1NvAkRGG3kZrxzPX3EczbCgPKteADLJc0f-jWu3k-d4sWNVTAa2I57q47MxjQm1qScaI6ABIAceWd0vi7QRD5IaAfCElHTjt4zeKw0b3umRXm37LP37cI7S-3hXcpjNtrj6CAGENVWN9UbC23rMgcd-76pFUUNr9H-hl~A__&Key-Pair-Id=KUT5TJCACFTXG","The Henry County Zoning Advisory Board approved three variance requests from Splendid Development LLC to reduce front yard setbacks from 40 feet to 30 feet for three buildable lots in the Woodsley subdivision.

Planning staff recommended approval for the three similar requests, noting that state water buffers at the rear of each lot reduce the buildable area and that the requested front setback reduction is consistent with the subdivision's final plan as amended. The lots cited in the applications are: 220 Galway Lane (0.405 acres), 224 Galway Lane (0.306 acres) and 216 Galway Lane (0.279 acres).

A representative of Splendid Development told the board the three lots were purchased recently and that state waters were identified during the development permit review, triggering the need for adjusted setbacks. Board members discussed uniformity of placement in the cul‑de‑sac and adopted motions to approve each variance with the staff conditions.

The variances were approved by motion and second during the meeting; approval is subject to the conditions listed in the staff reports and will be enforced at permit review.","The Zoning Advisory Board approved three variance requests to reduce front yard setbacks from 40 to 30 feet for single‑family lots in the Woodsley subdivision. Applicants said state waters at the rear of the lots constrain buildable area and that the variances create consistent setbacks within the cul‑de‑sac.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6121571,"Advisory board denies rezoning for planned 204‑unit active‑adult townhome project off Anvil Block Road",1810,6133000,7943000,"/Search/View?dp=1&key=2700913-0ae044a1438b77021792963b3b857e93&start=6133&end=7943","https://assets.pipeline.soar.com/2700913-0ae044a1438b77021792963b3b857e93/thumbnail_6133000.jpg","/articles/6121571/Henry-County/Georgia/Advisory-board-denies-rezoning-for-planned-204unit-activeadult-townhome-project-off-Anvil-Block-Road","https://secure.pipeline.soar.com/6121571-4b9973ad783ffb34056e5d24533b5ba0/orig.mp4?Expires=1771169223&Signature=mwTGeUbiq7Rk6~ENs6y7P6FaXVX54daP2Npf9iV~EIwdCyC6oqe1IhUSbGPPhDnGR~iUIWoGWbYJ8qK8EDXKF0cdvhithRUEVj7Jgi7PFth5WggUTwvOO5JzO2bzgBY5Gql--6XP7MWjR6CalZt12T1dm7FtHvjP~UeR4FvPznpNKZ7Hf3zYtIgJul534ckVdku3wXg6YjiU45a2vKb8l3pRS8VW2fp2h3CHpUWI9RMjwasBjjVW6RntmwoN6XWtMFRE4FgFabCA-P-5lUOKSjMFNXYsbpkWymV7nGplqzmzdkaAy~pXf~M2BGbUuzkap~83fAIWV49d8jo~nvIPBg__&Key-Pair-Id=KUT5TJCACFTXG","The Henry County Zoning Advisory Board voted to deny a rezoning request (RZ 24‑17) that would have allowed an active‑adult, fee‑simple townhome community on about 43.78 acres south of Anvil Block Road and west of Bowden Road.

Planning staff presented the item and recommended approval subject to conditions, reporting that the requested RM zoning would yield a net density of 6.95 dwelling units per acre, below the Low Density Mixed Use allowance of 8 du/acre in the county's comprehensive plan. Staff also noted required compliance with highway corridor overlay and multifamily design standards.

Michelle Battle, representing Ryan Homes, told the board the project is intended to supply a gap in active‑adult housing near existing retail and medical services and described design elements such as a pool, pavilion, pickleball courts and a dog park. Battle said the product is a two‑story townhome with a primary bedroom on the main floor.

Public comment included neighbors and community groups who opposed townhomes and urged single‑family, ranch‑style options for older residents. Connie Snow of Conserve Henry told the board: \"most senior citizens prefer to live in homes without stairs.\" Several speakers said the area already has multiple townhome developments and that seniors in the neighborhood prefer single‑story living.

After presentations and public comment, a motion to deny the rezoning passed.

Details: the developer proposed 204 fee‑simple townhome units marketed to older adults (55+). Staff recommended approval with conditions, including that elevations be \"conceptually consistent\" with those presented. The advisory board rejected the rezoning; the matter will move to the Board of Commissioners for final action.","The Zoning Advisory Board voted to deny a rezoning request from residential‑agricultural to multifamily residential for a 43.78‑acre site proposed for a 204‑unit active‑adult townhome community. The board cited community opposition on housing type and concerns about compatibility with surrounding single‑family areas.","actionData","errors"]

Article not found

Henry County advisory board recommends denying code change and rezoning tied to 1,277‑acre 'Grove' master plan

Planning board installs officers, welcomes a new district representative

Advisory board approves conditional use for commercial kennel at Noah's Ark site with limits

Advisory board approves three front‑setback variances in Woodsley subdivision

Advisory board denies rezoning for planned 204‑unit active‑adult townhome project off Anvil Block Road