2026-03-19 · Boards & Commissions · Agenda Packet · Planning Commission · Agenda Packet

STOCKBRIDGE PLANNING COMMISSION BOARD MEMBERS Trameka Walker, Chair Vacant, Vice-Chair Planning Commission Meeting Agenda March 19, 2026 6:30 PM Meeka Douglas Sharonda Gardner Lisa Glenn Darryl Thompson ADMINISTRATION Ryan Anderson Community Development Director Veronica Green Chief Planner Linda Logan Senior Planner, Secretary Gordon Linton, Senior Planner Brennen Reilly, GIS Analyst / Planner II Valerie Ross, Attorney STOCKBRIDGE CITY HALL 4640 NORTH HENRY BLVD. STOCKBRIDGE, GA 30281 Website: www.stockbridgega.org Phone: 770-389-7900 Fax: 770-389-7912 AGENDA PLANNING COMMISSION MEETING CITY OF STOCKBRIDGE THURSDAY, MARCH 19, 2026 6:30 PM I. CALL TO ORDER II. INVOCATION III. PLEDGE OF ALLEGIANCE IV. ROLL CALL V. WELCOME TO NEW BOARD MEMBERS AND STAFF INTRODUCTIONS VI. ADOPTION OF THE AGENDA VII. APPROVAL OF MINUTES 1 December 2, 2025 Summary Minutes VIII. ELECTION OF OFFICERS IX. TRAINING FOR PLANNING COMMISSION BOARD MEMBERS Item # 1 - Three-Part Training Presented by: X. PUBLIC HEARING Item # 1 - VARIANCE CASE #VR-2026-01. (Property is located in Council District 2.) Consideration of a variance application for the request of two variances, as are listed below, for Parcel #S20-03003000 on Wilson Avenue to allow for the construction of a new single-family detached dwelling. Property Owners: Laura Bernal Gopar and Luis A. Gopar-Carmona. Applicant: Jerry Robinson. The property is located in Land Lot 36 of District 12, and it contains 0.613 +/- acres. ~ Variance Request #1: Reduce the front yard setback from the required 50 feet to 25 feet within the SR (Suburban Residential) zoning district. ~ Variance Request #2: Reduce the rear yard setback from the required 40 feet to 20 feet within the SR (Suburban Residential) zoning district. Presented by: Linda Logan XI. PROJECT UPDATES XII. STAFF COMMENTS XIII. BOARD COMMENTS XIV. ADJOURN 1 City of Stockbridge Mission: To provide visionary leadership and superior municipal services that enhance the quality of life for citizens while creating a welcoming business atmosphere focused on sustainability and expansion of tourism and cultural events. SUMMARY MINUTES PLANNING COMMISSION THURSDAY, DECEMBER 2, 2025 AT 6:30 p.m. ___________________________________________________________________________________ BOARD MEMBERS: Trameka Walker, Chairperson Stanley Dumas Harold Thibodeaux David Planchon Anthony Mitten ADMINISTRATION: Ryan Anderson, Community Dev. Director Valerie Ross, City Zoning Attorney Veronica Green, Chief Planner Linda Logan, Senior Planner / PC Secretary Gordon Linton, Senior Planner Jarvis Richardson, Planning Intern ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- I. CALL TO ORDER—Made by Chairperson Walker at 6:30 p.m. II. INVOCATION—Given by Stanley Dumas. III. PLEDGE OF ALLEGIANCE—Done in unison. IV. ROLL CALL: Present: Absent: ~ Trameka Walker _____X_____ __________ ~ Stanley Dumas _____X_____ __________ ~ Harold Thibodeaux _____X_____ __________ ~ David Planchon _____X_____ __________ ~ Anthony Mitten _____X_____ __________ City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 2 A quorum of members was achieved. V. ADOPTION OF THE AGENDA A motion was made by David Planchon to adopt the agenda, and Stanley Dumas seconded the motion. A vote was taken, and the agenda was unanimously adopted. VI. APPROVAL OF MINUTES – June 26, 2025 Summary Minutes. A motion was made by David Planchon to approve the minutes, and Harold Thibodeaux seconded the motion. A vote was taken, and the minutes were unanimously adopted. ______________________________________________________________________ VII. FINAL PLAT CASE #FP-2025-01. (Council District 5) Consideration of the proposed final plat for the creation of a mixed residential subdivision (with townhomes and single-family detached homes) on property at 1448 and 1468 Flippen Road. The final plat has been approved by the Community Development Staff, and it now requires the Planning Commission Chairman’s signature prior to being officially recorded at Henry County Superior Court. Property Owners of 1448 Flippen Road: William K. Reichert and Brenda A. Reichert. Property Owner of 1468 Flippen Road: Willard D. Gilreath. Applicant: Land Buyers of America, LLC. Agent: Michael Kaner. The property is located in Land Lots 11 and 12 of District 6, and it contains 21.771 +/- acres. Staff Presentation—A PowerPoint presentation was made by Jarvis Richardson, Community Development Intern. He provided a brief background on the recent annexation and rezoning of the property at 1448 and 1468 Flippen Road, and he described the developer’s proposed development of a mixed residential development on the property, to be named “Hanover Park.” Then he explained the need for the signatures of the Chairperson on several hard copies of the final plat for the subdivision. Ryan Anderson stated that the signatures would take place after the conclusion of the meeting. Board Action—Stanley Dumas made a motion to approve the final plat, and Harold Thibodeaux seconded the motion. A vote was taken, and the final plat was unanimously approved. After the conclusion of the meeting, Chairperson Walker signed each of the four sets of hard copies of the final plat. Two copies were to be given to the applicant, and two copies were to be kept in the Planning & Zoning Office. _____________________________________________________________________ City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 3 VIII. SPECIAL USE PERMIT CASE #SP-2025-04. (Council District 4.) Consideration of a request for a special use permit for a portion of the property at 4498 North Henry Boulevard to allow the development and operation of a quickserve restaurant with drive-through windows and / or lanes. Property Owner: City of Stockbridge. Applicant: Royal TH, LLC. Agent: Battle Law, PC. Proposed Business: Tim Wharton’s, a coffee restaurant. Zoning District: C-2 (General Commercial). The property is located in Land Lot 61 of District 12 within the Stockbridge City Limits, and it contains 1.32 +/- acres. The applicant intends to develop only a 0.8-acre portion of the property. Staff Presentation—Gordon Linton gave a PowerPoint presentation of this case. He explained that a special use permit was required because the property is located within the Downtown Village Overlay District, which requires a special use permit for establishments having drive-through facilities. Board Question—Harold Thibodeaux asked Mr. Linton for an explanation of the overlay district, and Mr. Linton responded. Applicant’s Presentation—Josh Mahoney of Battle Law spoke on behalf of the applicant. He said that this would be a great economic development opportunity because it meant that a dormant tract of land could finally be activated. Staff Comment—Ryan Anderson said that the applicant has met all of the requirements. Board Questions and Comments—David Planchon said that he was not familiar with Tim Horton’s. He asked whether customers would be making a right turn out of the property. Mr. Mahoney replied that he was not sure. Stanley Dumas said that there used to be a Huddle House on North Henry Boulevard (and David Planchon remembered it), and that this would be a good complement. Trameka Walker asked whether there would be competition with the other nearby coffee shops. She asked how this one would stand out from the others. Mr. Mahoney said that Tim Horton’s wanted to establish a better presence in the Southeast. Public Hearing—There were no public speakers for this case. Board Action for SP-2025-04—Anthony Mitten motioned to approve SP-2025-04 and David Planchon seconded the motion. A vote was taken, and the case was unanimously approved. City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 4 IX. ZONING MODIFICATION CASE #ZM-2025-02. (Council District 4.) Consideration of a request for a zoning modification to Rezoning Case #RZ-202302 for property at 258 and 264 Valley Hill Road, plus Parcel #S08-01020000, for the purposes of 1) increasing the number of subdivision lots from 16 to 28, and 2) changing the location and types of amenities to be included within the subdivision. Zoning District: SR (Suburban Residential). Property Owners: Claudia Perez Granados (for 258 Valley Hill Road) and Alejandro Granados Encinales (for 264 Valley Hill Road and Parcel #S08-01020000). Applicants: Claudia Perez Granados and Alejandro Granados Encinales. Agent: Jacqueline Funicello. The property is located in Land Lot 92 of District 12 within the Stockbridge City Limits, and it contains 17.062 +/- total acres within three parcels, as are described below. • 258 Valley Hill Road (Parcel #S09-06010000)--Contains 2.2492 +/- acres. • 264 Valley Hill Road (Parcel #S08-01010000)--Contains 6.5254 +/- acres • Unaddressed Parcel (Parcel #S08-01020000)--Contains 8.2874 +/- acres). Staff Presentation—Gordon Linton gave a PowerPoint presentation. He explained that the applicant was previously approved (via RZ-2023-02) to build a subdivision with 16 single-family detached homes, but that now, he was seeking a zoning modification for two reasons: 1) to increase the number of homes to 28; and 2) to change the types of amenities to be provided and to locate them at the rear of the property instead of at the front. Mr. Linton read through the Staff’s long list of recommended conditions of approval. Board Questions and Comments—Anthony Mitten asked the applicant whether the adjacent homes to the east were located in the City, and whether they were served by City sewer. Ryan Anderson said that he was unsure, but that Henry County probably required lots with more than one acre to be on public sewer. Stanley Dumas needed confirmation that those properties were annexed into the City. Harold Thibodeaux asked whether the City had any requirements that the adjacent properties have public sewer. Mr. Anderson said that that was a Public Works question, and that it was outside of the scope of the staff’s review. Applicant’s Presentation—Alejandro Grenados of 264 Valley Hill Road said that he wanted to modify his previous approval (via RZ-2023-02) since he received an approval letter from Public Works regarding the sewer line extension that he obtained from an adjacent property owner. Board Questions—Harold Thibodeaux clarified that now that the applicant had obtained a sewer easement for a sewer line extension, that enabled him to build more homes. Mr. Grenados confirmed that. Mr. Thibodeaux asked the applicant whether he had talked with any of the neighbors about his proposal. Mr. Grenados said that he has eliminated the pickleball courts, clubhouse, and pool. Veronica Green said that the project already had rezoning approval. Linda Logan clarified that this is a zoning modification case, whose purposes are 1) to increase the City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 5 number of lots and homes; and 2) to relocate the amenities to the rear, even though a zoning condition required them to be located at the front of the property. Anthony Mitten asked whether the applicant had talked with the neighbors. Trameka Walker asked about the proposed home prices. Mr. Grenados said that they would be priced from $350,000 to $380,000. Public Hearing: 1. Susan Grosvenor of 310 Valley Hill Road—Ms. Grosvenor said that she is the largest landowner adjacent to the subject property, and that the applicant never had contacted her (no call or letter). She said that the proposed amenities would be located literally right outside of her door. She spoke about potential traffic from so many homes, mosquitoes from the detention pond, and noise from the amenities. 2. Mary Elliott of 181 Valley Hill Road and 21 North Davis Drive—Ms. Elliott said that she did not receive a letter to notify her of this case. She said that this subdivision was going to have 16 houses on good-sized lots, and that was going to be a lot nicer than having the proposed 28 houses on smaller lots. She would love to have public sewer, but no one has offered that to her. Board Questions and Comments—Harold Thibodeaux said that he understood people’s issues about this development, but that this Board does not have the final say. Board Action—David Planchon motioned to approve ZM-2025-02 (with staff’s recommended conditions) and Harold Thibodeaux seconded it. A vote was taken, and the case was approved, 3-1, with Anthony Mitten being opposed. X. ANNEXATION CASE #AX-2025-02. (Property would be located in Council District 5.) Consideration of a request for the annexation, using the 100 percent annexation method, of the property at 2220 Jodeco Road (off Feucht Drive), plus the adjacent Parcel #052-01020001, from unincorporated Henry County into the Stockbridge City Limits. Purpose: To allow for the construction of a multifamily (apartment) development. Property Owner: Kenneth J. Butcher as representative for Glenn D. Cook, Carol J. Cook, Julia A. Cook, Bryan Cook, and Debra C. Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb, Attorney with the law firm of Smith, Gambrell & Russell, LLP. The property is located in Land Lot 51 of District 6, and it contains two parcels, as are listed below, with 24.995 + / total acres. ~ 2220 Jodeco Road -- Contains 21.494 +/- acres. ~ Parcel #052-01020001 – Contains 3.501 +/- acres. City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 6 Staff Presentation—Gordon Linton gave a joint presentation for AX-2025-02, CP-2025-03, and RZ-2025-04. He first gave an overview of the proposed apartment development, then he presented the purpose and recommendations for each case. He also read into the record the Staff’s recommended zoning conditions for RZ-2025-04. Mr. Linton said that there would be 321 total units, at a density of 12.84 units per acre. The buildings would be three stories high, and their facades would be constructed of a mixture of stone and siding. The existing large lake in the center of the property would be the focal point of the site. The lake would be surrounded by walking paths. The proposed amenities would include a meditation garden, a dog park, a clubhouse, and a pool. The development would have its primary access from the Western Parallel Connector via an easement. Board Questions and Comments—The Board’s questions and comments pertained to all three cases. Anthony Mitten asked whether this was a standalone project. Ryan Anderson said that the property must be contiguous to the Stockbridge City Limits. Mr. Mitten said that he wanted the area to remain commercial. Mr. Anderson said that the property did not have the required frontage to be commercial. Applicant’s Presentation—Arthur Lynn of Emory Equity made a presentation. He said that he proposed to build 321 units on a 5-acre site, with 5 acres of lake and 5 acres of federally-protected land. The average rent would be $1,700 to $2,000. There would be be an “elevated wetlands walking bridge.” No belowmarket-rent apartments would be included. Construction would begin in 2027 and be completed in 2029. Mr. Lynn gave a short video presentation. The proposed name of the project was “The Baldwin at Serene Lake.” Public Hearing—There were no public speakers for AX-2025-02, CP-2025-03, and RZ-2025-04. Board Questions and Comments—Trameka Walker asked Mr. Lynn whether the rent prices would increase by the time of the completion. Mr. Lynn replied that they would be at market rate. Board Action for AX-2025-02—The Board members took a separate vote for each case. For AX-2025-02, Stanley Dumas made a motion to approve, and Harold Thibodeaux seconded the motion. A vote was taken, and AX-2025-02 was approved, 3-1, with David Planchon being opposed. XI. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-03. (Property would be located in Council District 5.) Consideration of a request for a Comprehensive Plan Amendment for property at 2220 Jodeco Road (off Feucht Drive), plus the adjacent Parcel #05201020001, if and after the property is annexed into the Stockbridge City Limits. City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 7 The property currently has the Henry County future land use designation of “HighDensity Mixed-Use”, and the applicant requests that it be assigned the City of Stockbridge’s future land use designation of “High-Density Residential.” Purpose: To allow for the construction of a multifamily (apartment) development. Property Owner: Kenneth J. Butcher as representative for Glenn D. Cook, Carol J. Cook, Julia A. Cook, Bryan Cook, and Debra C. Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb, Attorney with the law firm of Smith, Gambrell & Russell, LLP. The property is located in Land Lot 51 of District 6, and it contains two parcels, as are listed below, with 24.995 + / - total acres. ~ 2220 Jodeco Road -- Contains 21.494 +/- acres. ~ Parcel #052-01020001 – Contains 3.501 +/- acres. A joint staff presentation, applicant’s presentation, public hearing, and Board questions and comments were held for AX-2025-02, CP-2025-03, and RZ-202504. Separate votes were taken by the Board for each case. Board Action for CP-2025-03—Anthony Mitten made a motion to approve CP2025-03 and Stanley Dumas seconded the motion. A vote was taken, and CP2025-03 was approved, 3-1, with David Planchon being opposed. XII. REZONING CASE #RZ-2025-04. (Property would be located in Council District 5.) Consideration of a request for the rezoning of the property at 2220 Jodeco Road (off Feucht Drive), plus the adjacent Parcel #052-01020001, if and after the property is annexed into the Stockbridge City Limits. The property’s current Henry County zoning district is ‘C-3’ (Heavy Commercial), and the applicant requests that the property be assigned the City of Stockbridge’s zoning district of ‘MFR’ (“Multiple Family Residential”). Purpose: To allow for the construction of a multifamily (apartment) development. Property Owner: Kenneth J. Butcher as representative for Glenn D. Cook, Carol J. Cook, Julia A. Cook, Bryan Cook, and Debra C. Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb, Attorney with the law firm of Smith, Gambrell & Russell, LLP. The property is located in Land Lot 51 of District 6, and it contains two parcels, as are listed below, with 24.995 + / - total acres. ~ 2220 Jodeco Road -- Contains 21.494 +/- acres. ~ Parcel #052-01020001 – Contains 3.501 +/- acres. A joint staff presentation, applicant’s presentation, public hearing, and Board questions and comments were held for AX-2025-02, CP-2025-03, and RZ-202504. Separate votes were taken by the Board for each case. City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 8 Board Action for RZ-2025-03—Anthony Mitten made a motion to approve RZ2025-03 (including the Staff’s recommended conditions) and Harold Thibodeaux seconded the motion. A vote was taken, and RZ-2025-03 was approved, 3-1, with David Planchon being opposed. ------------------------------------------------------------------------------------------------------------------XIII. PROJECT UPDATES To be presented by the Community Development Staff. No action is required. There were no project updates. XIV. STAFF COMMENTS To be presented by the Community Development Staff. No action is required. Ryan Anderson mentioned the upcoming Planning Commission party, to be held on December 18, 2025. He also said that Stanley Dumas and David Planchon were resigning their positions as Planning Commissioners. They both expressed their appreciation for the opportunity to serve the City of Stockbridge. XV. BOARD COMMENTS Trameka Walker thanked Mr. Dumas and Mr. Planchon for their service, and she wished everyone a Merry Christmas and a Happy New Year. XVI. ADJOURNMENT Stanley Dumas made a motion to adjourn the meeting, and Harold Thibodeaux seconded the motion. A vote was taken and the meeting was unanimously adjourned. The adjournment took place at 8:46 p.m. City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025 Planning Commission Training 2026 February 2, 2026 Why are you here? Planning Commission: Training Purpose • To get a clear understanding of your role and responsibility as a Planning and Zoning Commissioner • To learn the elements of good decision making • To learn how to prepare for a meeting and the dynamics of an effective public meeting Kudos to you for your willingness to serve! Three Part Training Planning Commission: Training Focus Part 1: The Planning Commission • Role, Authority, Powers and Duties Part 2: Basis for your Recommendation and Making your Recommendation • The role of the Comprehensive Plan and Future Land Use Map • Staff’s role and the staff report Part 3: Meeting Procedures • Preparing for the meeting • Conducting the meeting and the public hearing • How to properly make motions [Roberts Rule of Order] • Legal Perspective CITY OF STOCKBRIDGE PLANNING COMMISSION TRAINING PART ONE: MEETING PROCEDURES Planning Commission Meeting RESIDENTIAL ZONING TRENDS  Mixed-Use Developments​  Balanced Neighborhoods​  Flexible Design for Environmentally Challenged Properties​  Pedestrian Environments​  Major Corridors​  North Henry Boulevard​  Walt Stephens Road​  Rock Quarry Road​  Flippen Road​  Davis Road STOCKBRIDGE SUBDIVISIONS  Stockbridge contains 9,131 total housing units across five Council Districts.​  The housing inventory includes single-family homes, townhomes, multifamily apartments, and mixed-use residential developments.​  Housing growth and unit distribution vary significantly by district, reflecting different development patterns and planning needs.​ PLANNING COMMISSION: STRUCTURE 1 2 Six members, resident of Stockbridge; nominated by the Mayor Four-year terms; serve only two full; remainder of the expired term 3 Officers: Chair, Vice-Chair & Secretary to the Board 4 Quorum: At least four members; chair will vote only in the instance of a tie vote All commissioners must complete planning training within one year of appointment ELECTION OF OFFICERS 1st regular meeting in January, Planning Commission must elect from its membership a Chair and Vice Chair. The Chair and Vice Chair serve for a term of one year or until the expiration of their term, with the Chair eligible for re-election to additional consecutive year. CHAIR POWERS AND DUTIES Duties  Presides over the Planning Commission Meeting  Placing items on the agenda as requested by the Planning Commission  Reviewing the draft agenda  Exercise general supervision over the business, papers, and property of the Commission  Execute all formal documents on behalf of the Commission Powers  Recognize members of the Planning Commission, staff and citizens desiring to speak during meetings  May rule out of order and admonish any person that makes personal, derogatory or disrespectful comments about Commission members, staff or participants  Call for a recess  Call emergency and special meeting STOCKBRIDGE PLANNING COMMISSION BYLAWS BYLAWS 01 02 03 Adopt the Comprehensive Plan Recommend Development Code Amendments Provide recommendations for specified development applications CITY OF STOCKBRIDGE PLANNING COMMISSION TRAINING-PART TWO: MEETING PROCEDURES Planning Commission Meeting I. PREPARING FOR THE MEETING (Slide #1) A. Receipt of Electronic Meeting Materials from the Planning Commission Secretary—About one week prior to the meeting. 1. Notifications--Meeting Date, Time, and Place 2. Meeting Agenda—Lists items to be discussed at the meeting. 3. Summary Minutes from the Previous Meeting—Needs to be reviewed for accuracy prior to the meeting. 4. Copies of Zoning Staff Reports, Maps, Site Plans, and Other Materials—Need to be reviewed prior to the meeting. PREPARING FOR THE MEETING (Slide #2) B. Site Visits to Properties for Zoning Cases This is optional, but encouraged. C. Receipt of Hard Copies of Materials A folder of meeting materials will be given to each Board member just prior to the start of the meeting. D. Chairperson’s Script Prepared by the Planning Commission Secretary for the Chairperson, who will use it to direct the meeting. A. Chairperson--Directs the meeting and ensures that the Conducts the meeting according to the published agenda. II. CONDUCTING THE MEETING B. Planning Commission Secretary: 1.Takes the roll call (four members are required for a quorum) 2. Takes notes of the discussion. 3. Records votes that are taken by the Board members. 4. Intervenes for clarification, errors and ensures proper action is taken III. DISCUSSION OF ZONING CASES AND OTHER ITEMS A. Staff Presentation A Community Development Staff member gives a PowerPoint presentation of the applicant’s proposal, case facts, and staff analyses. B. Staff Recommendation Can be for approval, denial, approval with conditions, or deferral. C. Applicant’s Presentation May be made by the applicant or the applicant’s representative, such as an attorney. D. Board Questions and Comments Directed to both the Staff and the applicant. E. Public Hearing Public speakers must fill out a speaker’s card prior to speaking. Each speaker is allowed only three (3) minutes to speak. III. DISCUSSION OF ZONING CASES AND OTHER ITEMS F. Board Questions and Comments Board members may have additional questions and comments prior to voting. G. Board Action: 1. A board member makes a motion to approve, deny, approve with conditions, or defer the case. The motion is seconded by another board member, then a vote is taken. The vote becomes a recommendation to the City Council, who has the final say. 2. Motions must be made according to the Robert’s Rules of Order. A. City’s Zoning Attorney V. LEGAL MATTERS Attends the meeting to ensure that all proceedings and votes occur according to the following: 1. Planning Commission’s Bylaws. 2. State Zoning Procedures Law. B. Police Presence A Stockbridge police officer attends all public meetings to ensure that order is maintained, especially during public hearings. ROBERT’S RULES OF ORDER FOR MEETINGS The Robert’s Rules of Order are universally-accepted guides for conducting meetings. They contain the following: 1. Robert’s Rules Cheat Sheet 2. Procedure for Handling a Main Motion 3. How to Accomplish What You Want to Do in Meetings ROBERT’S RULES—CHEAT SHEET PROCEDURE FOR HANDLING A MAIN MOTION PROCEDURE FOR HANDLING A MAIN MOTION (Slide #2) HOW TO ACCOMPLISH WHAT YOU WANT TO DO IN MEETINGS (Slide #1) HOW TO ACCOMPLISH WHAT YOU WANT TO DO IN MEETINGS (Slide #2) HOW TO ACCOMPLISH WHAT YOU WANT TO DO IN MEETINGS (Slide #3) HOW TO ACCOMPLISH WHAT YOU WANT TO DO IN MEETINGS (Slide #4) HOW TO ACCOMPLISH WHAT YOU WANT TO DO IN MEETINGS (Slide #5) HOW TO ACCOMPLISH WHAT YOU WANT TO DO IN MEETINGS (Slide #6) CITY OF STOCKBRIDGE PLANNING COMMISSION TRAINING PART THREE: MEETING PROCEDURES Planning Commission Meeting Variances VARIANCES  Planning and Zoning Commission – Review and make RECOMMENDATIONS to approve, approve with conditions, or deny  Requires a public hearing  Requires a public hearing notice, a sign to be posted on the property and a letter to be mailed to all property owners within 500-feet of the property [30 days before the public hearing]  If denied, an application for the same variance can not be considered again until at least 6 months or if new information not previously considered is submitted by the petitioner the 6 months can be waived. If an application is denied by the P&Z Staff, the applicant may appeal the decision.  If denied, the applicant can file an appeal with Henry County Superior Court within 30 days of the decision.  Variances expire after 3 years, if not used. Variance Section 10.1 What is a variance? A variance is a request for relief from regulations in the city’s zoning ordinance [Chapter 10 ]. Two types of variances: • Variance- relief from certain zoning ordinance provisions. • Administrative variance - relief from a minimum setback requirement, not to exceed 10% of such requirement, as long as there are no objections from adjacent property owners. Special Use Permit SPECIAL USE PERMIT  What is a Special Use Permit? Uses that are not classified as permitted uses in zoning districts and therefore only allowed by a Use Permit.  Special Use Permit: In the interest the public health, safety, and welfare, the city council may exercise limited discretion in evaluating the site proposed for a use that requires a special use permit. In exercising such discretion pertaining to the subject use, the city council shall consider each of the following: Special Use Permits Considerations: 1. Whether the proposed use is consistent with the comprehensive land use plan adopted by the city council; 2. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed; 3. Whether the proposed use may violate local, state and/or federal statutes, ordinances or regulations governing land development; 4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets; 5. The location and number of off‐street parking spaces; 6. The amount and location of open space; 7. Protective screening; 8. Hours and manner of operation; 9. Outdoor lighting; and 10. Ingress and egress to the property. In granting such permits, conditions may be attached as are deemed necessary in the particular case for the protection or benefit of neighbors to ameliorate the effects of the proposed development/use. SPECIAL USE PERMITS  Special Use Permit o Planning Commission – Review and make a RECOMMENDATION to the Mayor and City Council o City Council – Makes the FINAL decision o Requires a public hearing notice and sign posted on the property [30 before the public hearing] o 10 Use Permit Considerations [Section 9.2.4] o Conditions may be attached as deemed necessary o All use permits expire eighteen (18) months from the date of approval by the City Council or as otherwise conditioned unless a LDP, building permit, business license or CO has been issued. REZONING REZONING  What is a rezoning? An action or process to change the zoning classification assigned to a property for the purposes of land use.  Planning and Zoning Commission – Review and make a RECOMMENDATION to the Mayor and City Council  City Council – FINAL decision  A public hearing notice and a sign must be posted on the property no fewer than 15 days and no more than 45 days before the public hearing  Impact Analysis Questions  Conditions may be attached as deemed necessary COMPREHENSIVE PLAN AMENDMENT WHAT IS A COMPREHENSIVE PLAN AMENDMENT?  Provides a vision for the future of the community along with steps that are needed to make that vision a reality. It is the basis for land use regulations.  Planning and Zoning Commission – Review and make a RECOMMENDATION to the Mayor and City Council  City Council – FINAL decision  Requires a public hearing notice and sign posted on property [no fewer than 30 days no more than 45 days before the public hearing]  Impact Analysis Questions  Conditions may be attached as deemed necessary MODIFICATIONS (MINOR AND MAJOR) WHAT IS A MAJOR MODIFICATION?  Requested changes to zoning conditions, include allowable uses, maximum density, or compatibility requirements.  Planning and Zoning Commission – Review and make a RECOMMENDATION to the Mayor and City Council (Section 9.2.3)  City Council – FINAL decision  Requires a public hearing notice and sign posted on property [30 days no later than 45 days before the public hearing]  Conditions may be attached as deemed necessary An action or process to change the zoning classification assigned to a property for the purposes of land use. WHAT IS A MINOR MODIFICATION? Director of Community Development– Review and render a decision Conditions may be attached as deemed necessary TRAINING TO BE CONTINUED Basis for your Decision and Making your Decision The role of the Comprehensive Plan and Future Land Use Map Staff’s role and the staff report Legal Perspective Henry County, GA Overview Legend Parcels Roads 147 ft Parcel ID Property Address District S20-03003000 Class Residential Owner Acreage 0.61 Address City/Stockbridge BERNAL GOPAR LAURA & GOPAR-CARMONA LUIS A 103 ROSENWALD CIR STOCKBRIDGE, GA 30281 Land Value: Building Value: Misc Value: Total Value: $18,000 $0 $0 Last 2 Sales Date Price Reason Qual 4/21/2023 $18,000 LM Q 1/1/1945 $0 U U $18,000 Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are depicted on recorded plats available at the Henry County courthouse or can be determined by employing the services of a licensed surveyor. Date created: 2/12/2026 Last Data Uploaded: 2/12/2026 1:13:26 AM Developed by LETTER OF INTENT BAC Construction Inc 110 Walter Way Unit 1963 6785209509 bac@bac-constructioninc.com February 26, 2026 Stockbridge, Georgia Planning & Zoning Commission 4602 N Henry Blvd Stockbridge Ga 30281 RE: Letter of Intent & Variance Request for Property at 0 Wilson Ave, Parcel ID S20-03003000 Dear Members of the Planning & Zoning Commission, I am writing to formally submit a Letter of Intent and request a variance from the regulations of the Unified Development Code (UDC) for the property located at 0 Wilson Ave, legally known as Parcel ID S20-03003000. The purpose of this variance is to allow for reduction in existing lot setbacks.: • • • "A reduction in the required front-yard setback from 50 feet to 25 feet for the proposed construction of a new single-family residence." "A reduction in the required rear-yard setback from 40 feet to 20 feet for the proposed construction of a new single-family residence." Side-yard setback no change. Property and Project Description: The subject property is a residential lot, S20-.3003000 parcel within the Unified Development Code (UDC), specifically section 4.3.2. I am proposing to construct a new single-family residence. Justification for Variance: I believe this request meets the standard for a variance based on the following practical difficulties or unique circumstances associated with this specific property, as outlined in the City/Town zoning ordinance: 1. Unique Physical Circumstances: The property possesses unique conditions not generally found in the surrounding area, such as, an irregular lot shape, significant topographic constraints (steep slope, rock outcropping), an existing non-conforming structure, or unusual dimensions]. These conditions create a practical difficulty in complying with the strict application of the UDC standards for my intended use. 2. No Material Detriment: The requested variance will not alter the essential character of the neighborhood. The proposed project, "will be consistent in scale, materials, and design with adjacent properties" or "will be screened from view and will not create noise, traffic, or privacy impacts". It will not be materially detrimental to nearby properties or to the public welfare. 3. Preservation of Property Rights: The strict application of the UDC regulations would result in an unnecessary hardship, depriving me of reasonable use of my property. The variance sought is the minimum necessary to achieve a reasonable use. 4. Consistency with UDC Intent: The variance, if granted, will allow a project that remains consistent with the broader purposes and intent of the Unified Development Code, which is to, "promote thoughtful development, enhance the streetscape, or support viable business operations". I have attached preliminary site plans, drawings, and photographs to illustrate the existing conditions and the proposed work. I am committed to working with your staff to ensure the project meets all other applicable codes and standards. I respectfully request that the Planning & Zoning Commission consider this variance request at your next available public hearing. I am available to answer any questions and to provide additional information as needed. Thank you for your time and consideration. Sincerely, Jerry Robinson BAC Construction Inc. Owner Attachments: • • • • Site Plan Building Elevations/Renderings (if applicable) Photographs of Property Any other supporting documents REVISION APPLICATION BAC Construction Inc 110 Walter Way Unit 1963 6785209509 bac@bac-constructioninc.com I respectfully request that the Planning & Zoning Commission consider this variance request at your next available public hearing. I am available to answer any questions and to provide additional information as needed. Thank you for your time and consideration. Sincerely, Jerry Robinson BAC Construction Inc. Owner Attachments: CRUSHED STONE CONSTRUCTION EXIT EXIT DIAGRAM X X X X X X ENTRANCE ELEVATION Ds1 Ds3 X X X X X Ds2 SILT FENCE - TYPE SENSITIVE SIDE VIEW FRONT VIEW 1 TO: Stockbridge Mayor and City Council Stockbridge Planning Commission FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division CC: Ryan Anderson, Community Development Director DATE: March 19, 2026 (Planning Commission Meeting) and April 13, 2026 (City Council Meeting) SUBJECT: Staff Report for Variance Case #VR-2026-01 for Parcel #S2003003000 on Wilson Avenue (Council District 2) PURPOSE The applicant for Variance Case #VR-2026-01, Jerry Robinson of BAC Construction, Inc., proposes to construct a new single-family detached dwelling on Parcel #S20-03003000 on Wilson Avenue within the City of Stockbridge. The subject property is located in Land Lot 36 of District 12, and it has 0.613 +/- acres, according to the applicant’s submitted survey of the property. It is not located in any subdivision. The property is vacant and it has an elongated, tapered shape, as is shown by the aerial photograph. The property is bounded by Wilson Avenue to the west and Wilson Street to the south. The aerial photo and the submitted survey show the presence of a dirt driveway traversing the lower portion of the property. The driveway provides access to a house at 130 Wilson Avenue, which is a land-locked property. The current zoning of the property is SR (Suburban Residential), which has the following minimum required setbacks: 50 feet for the front yard setback, 10 feet for the side yard setback, and 40 feet for the rear yard setback. Because of the irregular shape and dimensions of the lot, the applicant has experienced difficulty in complying with the front and rear yard setbacks. The applicant has therefore requested two variances: ~ Variance Request #1--Request for a variance from Section 2.4.2 (B) of the Stockbridge Unified Development Code (UDC) to allow a reduction in the required front-yard setback from 50 feet to 25 feet for the proposed construction of a new single-family residence. ~ Variance Request #2--Request for a variance from Section 2.4.2.(B) to allow a reduction in the required rear-yard setback from 40 feet to 20 feet for the proposed City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 2 construction of a new single-family residence. AERIAL PHOTOGRAPH OF THE SUBJECT PROPERTY (PARCEL #S20-03003000 ON WILSON AVENUE) City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 3 CASE FACTS TABLE DESCRIPTIVE FACTOR FINDINGS Proposed Development New single-family detached dwelling. Property Location Parcel Identification Parcel Acreage Land District and Land Lot Council District Applicant West side of Wilson Avenue Parcel S20-03003000 0.613 +/- total acres. District 12, Land Lot 36. 2 (Councilmember Antwan Cloud). Jerry Robinson of BAC Construction, Inc. Property Owners Laura Bernal Gopar & Luis A. GoparCarmona. Existing Zoning SR (Suburban Residential). Surrounding Zoning SR (Suburban Residential). Future Land Use Designation Medium-Density Residential Property Conditions Parcel shape--elongated and variable. Surface--level and wooded. Current Use Undeveloped, although a dirt driveway traverses the property near the southern end and provides access to a house at 130 Wilson Avenue, which is a landlocked parcel. ~ North—Vacant land and a church. ~ South—Several houses along Wilson Street. ~ East—Several houses along Carrie Mae Lane, within the Silent Avenue Subdivision, including the house at 130 Wilson Avenue. ~ West—Several houses along Wilson Avenue, plus a small beauty salon. March 4, 2026. Surrounding Land Uses Posting of Zoning Sign City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 4 CITY OF STOCKBRIDGE 2026 ZONING MAP LEGEND: Yellow—SR (Suburban Residential). Pink—C1 (Neighborhood Commercial). Black Star—Subject Property. City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 5 CITY OF STOCKBRIDGE 2026 FUTURE LAND USE MAP LEGEND: Light Orange—Medium-Density Residential Lilac—Downtown District Light Blue—Public/Institutional Black Star—Subject Property. City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 6 BOUNDARY SURVEY (Prepared by Scanlon Engineering Services, Inc. on 4/17/23) City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 7 PROPOSED DEVELOPMENT The applicant proposes to build a new single-family detached dwelling on the subject property, which would be a permitted use within the SR (Single-Family Residential) zoning district. The new home would have 2,294 total heated square feet, including 1,370 square feet on the first floor and the remaining 924 square feet on the second floor. The home would be situated on the northern portion of the property, which has the largest area. Required Setbacks. In the SR district, the required setbacks are 50 feet for the front yard setback (from Wilson Avenue), 10 feet for the side yard setbacks, and 40 feet for the rear yard setback. The applicant’s proposed site plan on the next page shows these required setbacks and the first-floor footprint of the proposed home. The locations of the required setbacks would leave only a tiny, triangular-shaped area on which to build the home. The front and rear yard setbacks would both be substantially exceeded. This is shown by Site Plan Enlargement #1 on the following page, which shows the required setbacks. Proposed Setbacks. The applicant submitted a site plan, which was prepared by BRC Land Services on 01/28/26. It shows that, in order to have sufficient land area on which to build the proposed home, the applicant has proposed reducing the front and rear yard setbacks by 50 percent each. That is, the front yard setback would be reduced from the required 50 feet to 25 feet (the subject of Variance Request #1) and the rear yard setback would be reduced from the required 40 feet to 20 feet (the subject of Variance Request #2). Site Plan Enlargement #2 depicts these variance requests. The proposed footprint of the home is shown in the shaded area. The proposed new Building Lines of 25 feet and 20 feet, respectively, are shown, and the actual setbacks would be 27.31 feet in the front yard and 21.31 feet in the rear yard. The required 10-front side yard setbacks would be met; thus, no variance would be needed for the side yard setbacks. The side yard setback on the northern side of the home would actually be 12.97 feet. Comparison of Required Versus Proposed Setbacks. Site Plan Enlargement #3 shows both the required and the proposed setbacks for the front and rear yards. The applicant’s proposed setbacks would significantly enlarge the available buildable area for constructing the proposed home. City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 8 PROPOSED SITE PLAN— Shows Location of Proposed Home On the Northern Portion of the Property (Prepared by BRC Land Services on 01/28/26) City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 9 SITE PLAN ENLARGEMENT #1— SHOWS THE REQUIRED SETBACKS Required Setbacks: ~ 50 feet in the front ~ 10 feet on the sides ~ 40 feet in the rear City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 10 SITE PLAN ENLARGEMENT #2— SHOWS THE PROPOSED SETBACKS Proposed Setbacks: ~ 25 feet in the front (Variance Request #1) ~ 10 feet on the sides (no variance) ~ 20 feet in the rear (Variance Request #2) City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 11 SITE PLAN ENLARGEMENT #3— SHOWS BOTH THE REQUIRED SETBACKS AND THE PROPOSED SETBACKS City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 12 ANALYSIS OF VARIANCE REQUESTS The applicant has submitted a Variance application to request two variances, as are listed below, for the development of a proposed single-family dwelling on Parcel #S2003003000 on Wilson Avenue. In both variance requests, the applicant is seeking permission to forego compliance with a particular requirement within the Unified Development Code (UDC) regulations. Each variance request has been analyzed by the Planning and Zoning Staff and is discussed below. 1. Variance Request #1—Reduce the front yard setback from the required 50 feet to 25 feet. 2. Variance Request #2—Reduce the rear yard setback from the required 40 feet to 20 feet. _______________________________________________________________________________________________________ 10.1.3 - Criteria to be considered for deciding variances. A variance may be granted only upon a finding by the mayor and city council that all the following conditions are met: A. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question exist due its size, shape, or topography that are not found on other properties in the same zoning district; B. A literal interpretation of the provisions of this unified development code would deprive the applicant of rights commonly enjoyed by owners of other properties located in the same zoning district; C. Granting the variance requested will not confer upon the property owner any special privileges that are denied to other owners of property in the same zoning district; D. The variance will be consistent with the purposes and intent of this unified development code, will be compatible with uses on neighboring properties, and will serve the public welfare; E. The extraordinary circumstances are not the result of actions of the applicant; F. The variance is the minimum relief that will allow the legal use of the land, building or structure; and G. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the same zoning district. _________________________________________________________________________________________________________ City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 13 Analysis of Variance Criteria Since both variance requests are for the reduction of setbacks rather than any other matter, they may be addressed together within each criterion below. A. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question exist due its size, shape, or topography that are not found on other properties in the same zoning district; The subject property has an irregular shape and a very narrow depth. According to the applicant’s submitted survey, the subject property has a frontage on Wilson Avenue of 519.81 feet, and its greatest depth of 119.81 feet is at the northern end of the property. These dimensions differ significantly from those of most of the other lots along Wilson Avenue, which have an estimated average of 110 feet of frontage and a depth of 200 feet, according to the aerial photographs from the Henry County Tax Assessors’ website. The southern end of the subject property is only an estimated 15 feet deep. B. A literal interpretation of the provisions of this unified development code would deprive the applicant of rights commonly enjoyed by owners of other properties located in the same zoning district; The required front yard setback is 50 feet in the SR district, and the required rear yard setback is 40 feet. That means that there must be at least 90 feet of land area, from the front (at Wilson Avenue) to the rear, on which to build a house. Since the deepest area at the northern end of the property has 119.81 feet, that would leave only 29.81 feet, from the front to the rear, on which to build a house. But the property tapers quickly to the south, leaving even less land area on which to build. The applicant’s site plan showing the required setbacks indicates that only a tiny triangular-shaped area would be left on which to build the proposed house. It would therefore not be possible to meet the setback requirements. C. Granting the variance requested will not confer upon the property owner any special privileges that are denied to other owners of property in the same zoning district; The applicant wishes to construct a single-family dwelling on the subject property, just as most of the other properties within the surrounding neighborhood also have single-family dwellings. Without the requested variances, it would not be physically possible to construct a dwelling. Although the proposed house would have 2,294 total heated square feet, only 1,370 square feet would be located on the first floor, and the remaining 924 square feet would be on the second floor. The applicant therefore would be reducing the size of the first floor (the footprint of the house) in order to leave more land area for the front and rear yard setbacks. City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 14 D. The variance will be consistent with the purposes and intent of this unified development code, will be compatible with uses on neighboring properties, and will serve the public welfare; The subject property is located within the SR zoning district, which allows singlefamily detached dwellings. The applicant’s proposed single-family detached dwelling would be compatible with the other single-family detached dwellings in the surrounding neighborhood. The development of the property would therefore represent a positive addition to the neighborhood. Further, since a standard parking space is 20 feet long, the proposed front yard setback of 25 feet would allow any parked car on a driveway off Wilson Avenue to avoid protruding into the street, and no sidewalk is present on the east side of Wilson Avenue. E. The extraordinary circumstances are not the result of actions of the applicant; The applicant did not create the dimensions of the subject property, and the applicant has reduced the size of the footprint of the proposed home in order to not require even greater reductions in the front and rear yard setbacks. F. The variance is the minimum relief that will allow the legal use of the land, building or structure; and Due to the irregular dimensions and shape of the subject property, the requested variances appear to be the only possible relief to enable the property to be developed with a single-family detached dwelling as an allowable use. G. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the same zoning district. The applicant proposes to build a type of use (a single-family detached dwelling) that is permitted within the property’s zoning district, Suburban Residential. STAFF CONCLUSION As a result of the foregoing analysis, the Planning and Zoning Staff has reached the conclusion that the applicant’s requests for front and rear yard setbacks are reasonable and should be granted for the following reasons: 1. The applicant proposes to develop an acceptable type of use on the property. 2. The irregular shape and dimensions of the property represent a significant hardship for developing the property, making it impossible to meet the required setbacks/ City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026 15 VI. STAFF RECOMMENDATION Based on the Staff Conclusion above, the Planning and Zoning Staff therefore recommends the APPROVAL OF BOTH VARIANCE REQUESTS, with the following three conditions: 1. Size of Dwelling—The proposed single-family detached dwelling shall have at least 1,500 total square feet of heated space in order to meet the minimum required dwelling size within the SR district. 2. Site Plan--The proposed development shall be constructed according to a revised site plan that is very similar to the submitted one, entitled “0 Wilson Avenue”, which was prepared by BRC Land Services as Job No. 025-0024 on 01/28/2026 and revised on 02/24/2026. The revised site plan shall show a driveway in an acceptable location off Wilson Avenue, having a length that would not cause parked vehicles to protrude into the street. 3. Dwelling Facades—The facades of the dwelling shall be constructed of materials which comply with the requirements of the Stockbridge Unified Development Code. City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026