The Henry County zoning board considered what may be the largest development in county history. Representatives from Geosam Capital Group presented their concept for The Grove, a mixed-use project with 7,160 units on 1,277 acres, at the January zoning board meeting.
The proposed development is located off US Highway 19 / 41 north of Hampton. The development group is looking to rezone the property. They are also asking Henry County to approve a development agreement.
An Overview of The Grove
The Grove proposes to build a variety of housing, retail and other uses. An overview of the project includes the following:
- 3,400 single family units, including homes, townhomes and age-restricted homes,
- 3,760 apartments
- 7,160 total units
- 2 million+ square feet of commercial
- Mixed-use village center
- 180 room full-service hotel
- 150 acres of open space
- 7 acres dedicated for civic use (police, fire)
- 8 miles of trails
- 35 pocket parks
- 6 amenity areas
The number of housing units would be greater than Locust Grove and Hampton combined. According to the census bureau, those cities have an estimated 5,853 households. In addition, the commercial space would be greater than the Mall of Georgia. The Mall of Georgia measures 1.845 million square feet.
The project’s build-out time, if approved, is an estimated 25 to 40 years.
The Grove Presents at Zoning Board
Geosam Capital representatives shared their concept plan at the January 9 zoning board meeting. Their project requires three approvals by Henry County to move forward:
- amend the county’s development code to expand the use of development agreements, specifically to use these agreements in the watershed protection district,
- rezone the subject property from various existing zonings to mixed-use zoning, and
- approve a development agreement between Henry County and the developer.
Members of the zoning board had a plethora of questions about the project. Questions touched on the traffic and school impacts, as well as how the developer determined the number of apartments. The applicant has completed a traffic study, as part of a development of regional impact (DRI) review. The study recommended traffic improvements that they must complete. In addition, they are in discussions with the school system about possibly providing land for an elementary school. Lastly, the number of apartments was recommended by the original architect, Nelson. The company has experience in large mixed-use projects.
Questions arose whether Henry County Water Authority can provide adequate water and sewer service. According to Geosam, they intend to receive water and sewer service through Clayton County Water Authority. The company has completed feasibility studies with both agencies.
The board lastly asked about conservation efforts next to Lake Talmadge. The applicant has engaged a third-party consultant to advise on water quality. They are proposing to follow all watershed quality standards from Clayton County Water Authority.
Several community members spoke in opposition to the project. “The current infrastructure is not planned to handle this development,” remarked Connie Snow. “My concern is before anything is done, we have something that is going to elevate Henry County, not take away from Henry County,” added Angie Collins. Other speakers, including representatives from Walnut Creek Watershed Coalition and High Falls Towaliga Watershed Alliance, touched on water quality concerns.
ZAB Decision
After The Grove’s presentation and subsequent public hearing, the zoning advisory board recommended denial on the project. The board of commissioners will consider the request at a later date. That meeting is not yet scheduled.
Featured image shows the Grove concept layout. Geosam Capital photo.
