Board approves North Ola mixed-use rezoning for age-restricted community plus commercial space with conditions including 5% rental cap

The Henry County Board of Commissioners on Wednesday approved a rezoning and associated conditions for the North Ola project, a mixed-use development along North Ola/State Route 81 that combines an age-restricted residential community and a commercial corridor.

The applicant (Avalon) requested rezoning of approximately 115.08 acres from RA (residential-agricultural) to MU (mixed-use) for the proposed Villages at Ola: an age-restricted (55-plus) residential neighborhood with 234 single-family units and about 37.19 acres reserved for commercial development, including roughly 216,000 square feet of commercial space. The applicant presented revised plans and elevations showing afarmhouse-inspired architectural approach and extensive on-site amenities: gated entry, walking trails, clubhouse and pool, tennis/pickleball courts, pocket parks and a golf-cart-friendly internal circulation.

Michelle Howell of Avalon and the project architect described multiple changes since an earlier concept, including replacing previously planned single-family and duplex units with a 55-and-over community, expanding the commercial component, and setting minimum heated-floor areas and lot sizes that exceed code minimums. Counsel and the applicant said the housing price point for the 55-plus homes is expected in the mid-$300,000s and up.

County staff and Commissioner Anglin said the project fits the North Ola vision and that the applicants worked with staff and the community on design changes. Staff noted the site falls in the highway corridor overlay district and that improvements to State Route 81 and McDonough Parkway are already planned or underway; Rocky Romero of Henry County DOT explained multi-phase widening projects on SR 81 with different timelines, including a nearer-term phase and a longer federal-design phase that could take several years.

Public commenters both supported and opposed the request. Supporters praised the farmhouse aesthetic and on-site amenities; opponents cited concerns about traffic, school capacity, air and water infrastructure, and the pace of regional growth. Commissioner Anglin emphasized that the proposal had been adjusted to reduce impacts on schools by making the residential portion age-restricted and by adding more commercial acreage to offset trip generation.

The board approved the rezoning and accompanying comprehensive-plan amendments with a set of conditions that included a clarified site-plan date to match materials presented at the meeting and a rental cap. The motion that passed included a rental restriction of 5% for residential units, the change of a referenced plan date to 05/28/2025, and required upgraded exterior materials and other project conditions agreed with staff. Commissioners also asked the developer to consider vinyl alternatives and additional buffering and privacy measures for rear yards; staff and counsel agreed to incorporate those conditions.

What was decided and why: The board found the proposed mixed-use rezoning consistent with the countys village/future land-use goals for the corridor after applicant revisions and community engagement. The approval included standard and project-specific conditions intended to increase material quality, limit future conversion to rentals and address neighborhood impacts.

Next steps: The developer will proceed to permitting and site engineering consistent with the approved conditions. County staff will ensure the developer submits final plans that reflect the meetings approved site plan and conditions before building permits are issued.