Zoning Board Considers a Townhomes Request on Jonesboro Road

Twenty acres at Jonesboro Road and Chambers Road, west of I-75, was a hot subject at last Thursday’s monthly zoning board meeting. The latest proposal to develop the site, this time looking at a townhomes development, is the second request to rezone it since 2021.

The zoning advisory board recommended denial of the rezoning request. The board of commissioners must consider the request at a future meeting.

Jonesboro Road at Chambers Road Townhomes

Pulte Homes Company of Alpharetta, GA is the applicant behind the latest rezoning request. They are seeking to rezone the 21.5 acres from C-2 and OI to R-5. Their project would construct a townhomes development.

First, here is a look at the property’s recent history:

The board will presumably consider the request sometime in 2025.

About the Proposal

The proposed development would build 174 townhomes. The townhomes project is located at the southeast corner of Jonesboro Road and Chambers Road.

Some may be wondering how townhomes can build in the R-5 zoning district since it is a single-family zoning. In June 2023, the Henry County Board of Commissioners approved updated standards for multi-family housing. These standards now allow townhomes and cluster homes in the R-5 zoning district.

The project has 174 total units. There are 63 rear-entry units and 111 front-entry units. All units would be 24’ wide. The county’s future land use map supports high-density mixed-use on the property. This category is intended for development with 8-20 net units per acre. The project’s net density is 10.20 units per acre.

The applicant is proposing a modern farmhouse style for the buildings’ architecture. In addition, the property is within the highway corridor overlay district. This provides enhanced requirements for building exterior materials, landscaping and a pedestrian path along the road frontage.

Planning staff are recommending approval, based on their review of the request. Staff have recommended a condition to delay issuing any building permits until January 1, 2027. This is based on the county expects the Jonesboro Road widening to be open by late 2027 at the latest.

Pulte Homes Presentation

Garen Smith, Pulte Group Division Vice-President of Land Acqusition based in Atlanta, presented on behalf of the applicant. He opened “I believe this is the best use considering all of the changes this property has gone through over the years.”

Smith continued the proposed townhomes would be similar to an under-construction community, Embry, in Johns Creek. They are two and three-story buildings. The square footage ranges from 1,900 square feet to 2,300 square feet. The target consumer groups are move-down buyers and empty nesters, as well as single adults and first-time home buyers. The estimated price point starts in the mid-$400 thousands.

The concept site plan has several pocket parks. Amenities include a pavilion, fire pit and dog park. Members of the zoning board asked Smith about additional amenities, such as a pool. According to Smith, the amenities are what’s surrounding the site. He referenced the nearby commercial shopping centers and convenient access to I-75. Smith described potential residents as “lock and leave-type residents” who engage with their surrounding community. For these reasons, they excluded a pool or other similar amenities from the project.

Residents Opposition

Residents from the Jonesboro Road community spoke in opposition to the project. Some excerpts include the following:

• “On August 26, I attended a town hall meeting about public safety. The police chief stated the jail is presently overcrowded. Chief Ireland also said most of the police calls are coming from the Jonesboro Road shopping centers. We have outgrown what public safety can handle. In 2025, when our ISO rating is reviewed again, all of our insurance ratings will go up. I ask you why would we put more things when public safety cannot handle what we already have?’ shared Cynthia Jewell.
• “I have a concern of high-density. This is craziness. It looks like greed. When you look at the overall site plan, it looks like they are trying to shove as much as possible. We don’t have the infrastructure to keep up with it. We have to slow down [the growth] somehow. Density is the issue.” added Brooke Winfrey.
• “I oppose this. It said there are no modular facilities at Dutchtown. I have five kids and there are modular facilities at Dutchtown Elementary. We have some they are planning to bring to Dutchtown Middle. This does not help us out in any bit.” shared Malachi McCormick.

“After years of going back and forth, I’m surprised that the builder came up with this.“

• Kimberly Johnson, president of Telfaire subdivision HOA, remarked “The Telfaire subdivision does not support this. This would be the fourth development on that small stretch of road off Chambers Road.
• Mickey Cross spoke “that area on Chambers Road is already congested. We already have three or four apartment and townhome [projects] that are brand-new in the area. For $450 thousand dollars, seniors cannot afford it. I’m sure a young family couldn’t either. I’m a nurse and Piedmont Henry is already maxed out. You have to drive out of the county to go to a hospital.”
• “When this first came about, I was opposed to anything. After years of going back and forth, I’m surprised that the builder came up with this. It looks like they are trying to put as much as they can on there with no amenities,” said Angie Collins. “You need some amenities, such as a pool and clubhouse. Pickleball has become very popular. I’m concerned about the green space that’s not there. It looks like they tried to take every inch of potential land and put a home on it.”

ZAB Decision

Kevin Richardson, the district 5 appointee on the zoning board, made a motion to recommend denial. That motion received a second from Jim Risher. The zoning board unanimously voted to recommend denial.

The zoning advisory board provides a recommendation only. The board of commissioners must consider the request during a future meeting. There, the board will hold a public hearing before considering whether to approve or deny the rezoning request. That meeting is not yet scheduled.

Featured image shows residents lined up to speak in opposition to townhomes at Jonesboro Road and Chambers Road, October 10, 2024. Clayton Carte photo.