Jodeco Road development requests RS zoning

The Henry County zoning advisory board meets on Thursday, January 28, at 6:30 pm. The board will consider a rezoning request for 28 acres off Jodeco Road. The meeting will be held online.

The Reservoir Group of McDonough, GA requests a rezoning from RA (residential agricultural) to RS (residential suburban). The applicant is represented by Moore Bass Consulting.

Concept site plan (Moore Bass Consulting photo)

The applicant is proposing sixty-one single-family detached lots and twenty-six townhomes for a total of 87 dwelling units. The RS zoning district allows for two uses out of the following: single-family housing, townhomes or duplexes.

The proposed development has entrances off Lewis Drive and Cook Lane. Both streets take access off Jodeco Road. If Henry County approves the request, then a traffic impact study will evaluate both intersections with Jodeco Road for possible turn lanes and minimum sight distance.

Students from the proposed development would attend Pate’s Creek Elementary, Dutchtown Middle, and Dutchtown High Schools. Dutchtown High and Middle are both proposed for additions in the upcoming education SPLOST referendum.

Staff Evaluation

Planning staff consider nine criteria points when evaluating a rezoning request. Criteria point 1 is consistency with the comprehensive plan. The subject property has a designation of medium-density residential on the future land use map. Henry County defines medium-density residential as up to six net units per acre. The applicant’s request has 5.29 net units per acre, and therefore is consistent with the comprehensive plan.

Other criteria points consider the request’s conformity to the unified land development code, property’s suitability and physical condition for development, and potential impact upon adjacent property owners. The staff report states an increase in traffic would be one impact on adjacent property owners; however, appropriate zoning conditions can mitigate it.

Separate from this rezoning request, Henry County is actively developing an update to its impact fee program. The primary purpose of the update is to adopt a transportation impact fee for the first time on new development.

Recommended Conditions

Planning staff recommend approval of the rezoning request with twenty-two conditions. Some of the proposed conditions include the following:

  • Limits the number of units to 87, with single-family residential and fee-simple townhomes as the approved uses.
  • Requires divided median (boulevard-style) entrances with monument-based signage and a water feature at each entrance.
  • Provides for an HOA that maintains all lawn care within the development, governed by a board that includes at minimum two (2) single-family home owners and two (2) townhome owners.
  • Requires single-family homes to be a minimum of 2,000 square feet. All lots which back up to HE Cook subdivision shall be a minimum of 2,500 sq ft with an enclosed back porch. All single-family homes shall have a minimum two-car garage and a covered front porch.
  • Requires street trees, street lights and sidewalks along the frontage of Jodeco Road, Lewis Drive and Cook Lane.
  • Provides an amenity package with, at minimum, a pool, fire pit and grilling area, and dog park. Pocket parks shall be provided throughout the community.

The zoning advisory board makes a recommendation only on the rezoning request. The board of commissioners will consider the request at a later date to make a final decision.

Credit for the featured image to Henry County.

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