The Henry County Board of Commissioners voted Nov. 4 to deny rezoning case RZ21-38, a proposed mixed-use development called the Bennett that would have allowed up to 270 apartment units with commercial frontage along Highway 2081.

Planning staff described the 21.379-acre site north of Highway 2081 at International Avenue as split-zoned and said the new comprehensive plan adopted in October 2023 designates the property as urban residential. Staff recommended approval of an MU (mixed-use) zoning with conditions, including a minimum clubhouse size, prohibited uses along the commercial frontage (no gas stations, tattoo or body-piercing shops, vape shops, nail salons, automobile washes) and restrictions on drive-through fast-food restaurants except for a coffee shop.

Applicant attorney Jeff Haymore and Nicholas Ashdown of TELUS Partners presented the Bennett as consistent with the urban residential designation and described a revised site plan with 270 apartment units, 10,200 square feet of office/retail, a 2,600-square-foot coffee shop, a clubhouse and resort-style amenities. Ashdown said the project would include a mix of units: about 45% one-bedroom units (approximately 144 units), 99 two-bedroom units and 27 three-bedroom units spread across six buildings.

Public-safety and engineering comments were raised: the police department flagged a need for two additional officers to serve 270 units, and the fire department noted access and remoteness issues and the presence of wetlands and stream buffers that could require a variance. Chief Black said staff would seek to ensure at least 26-foot-wide streets within the apartment portion and that commercial frontage would follow fire standards.

During deliberations, Commissioner Lewis said he "just don't [sic] see any real value added to the community" and moved to deny the rezoning; Commissioner Johnny Wilson seconded. The motion to deny carried; the transcript records that at least two commissioners abstained, though the abstaining members were not identified in the record. The applicant asked for reconsideration and a tabling to allow further meetings with the commissioner; commissioners indicated prior requests had been made and the matter stood as voted.

Because the project faces site constraints identified by staff and the fire department (wetlands and required variances) and because several commissioners expressed concerns about community value and insufficient information, the board declined to change the zoning at this meeting.