Commissioners approve rezoning and amended conditions to allow homes for people with disabilities; developer to form HOA

The Hall County Board of Commissioners on Feb. 13 approved two related zoning items to permit a residential project intended primarily to serve people with disabilities and to amend conditions on an adjacent nonprofit services site.

Seth Barnes, the applicant, sought rezoning for a roughly 13.81-acre tract at 5552 Bogus Road to allow a residential subdivision and also asked to amend zoning conditions on a 20.29-acre parcel at 6000 Wellspring Trail to permit an expansion of services for the nonprofit operating on the site. Planning staff said the Bogus Road application previously had been before the Planning Commission and was returned to the board for decision.

Nut graf: Commissioners approved a reduced scope of the housing plan and added conditions aimed at ensuring the development’s stated mission — family-style homes for people with special needs — is preserved. The approvals include a requirement for a homeowners association (HOA) to vet purchasers, a stipulation that two houses be reserved for missionaries in training, and a county commitment to waive fees for a potential return application to add additional lots if the project meets its community objectives.

Seth Barnes told the board he intends the project to provide family-style housing and care options rather than multifamily or institutional settings. "We would have an HOA sort of set up where there would be a board overseeing the governance of the community, and that's how we intend to go through an application process for everybody that comes in," Barnes said.

Supporters of the project spoke in public comment. Randy Owens said the development would help people who need stable community housing: "This is one of the dreams that I've been dreaming about, that I'd be able to live on my own and be part of the community," Owens said. Peggy Bollinger told commissioners her daughter has special needs and said the project offered an option for families seeking long-term care placements.

Commission discussion focused on enforceability and scale. Commissioners and staff agreed conditions should require an HOA to screen buyers and that the county would initially approve lots 1–10 and lot 12 as depicted on the plan; commissioners said they would consider the remaining lots later if the community and project goals were being met. The board also approved amending zoning conditions on the adjacent Wellspring Trail parcel, removing a reference to a "15‑lot" development to allow flexibility for the services site to support the housing project.

Actions taken: The board approved the Bogus Road rezoning for lots 1–10 and lot 12 with conditions including establishment of an HOA to vet buyers, reservation of two houses for missionary trainees (to be owned by Adventures and Missions as stated by the applicant), and a waiver of fees should the applicant return to request the remaining lots. The board separately approved amended conditions on the Wellspring Trail parcel, striking the phrase "15 lot" from condition language to align the services site with the residential project.

Ending: The developer said construction will proceed in phases, with the first phase focused on the 10 homes along Flores Drive and the corner lot; Barnes estimated the initial phase would take a couple of years and that the developer would return to the board if additional lots are sought.