2026-06-08 · City Council · Agenda Packet · Regular Council Meetings · Agenda Packet

STOCKBRIDGE CITY COUNCIL Mayor Jayden L. Williams At-Large Council Meeting Agenda June 8, 2026 6:00 PM Mayor Pro Tem Elton Alexander Council District 5 Councilmember LaKeisha Gantt Council District 1 Councilmember Antwan Cloud Council District 2 Councilmember Kyle D. Berry, Sr. Council District 3 Councilmember Yolanda Barber Council District 4 CITY MANAGER STOCKBRIDGE CITY HALL Shawn Edmondson 4640 NORTH HENRY BLVD. INTERIM CITY CLERK Cassandra Lester CITY TREASURER Frank Milazi CITY ATTORNEY Quinton G. Washington Megan McCulloch STOCKBRIDGE, GA 30281 Website: www.stockbridgega.org Phone: 770-389-7900 Fax: 770-389-7912 Translation and Interpretation Services are available with (7) days prior notice. Please contact the City’s HR Manager at 770-389-7908 for assistance. AGENDA COUNCIL MEETING CITY OF STOCKBRIDGE MONDAY, JUNE 8, 2026 6:00 PM CALL TO ORDER INVOCATION PLEDGE OF ALLEGIANCE ROLL CALL ADOPTION OF THE AGENDA ADOPTION OF THE MINUTES 1 Adoption of the May 11, 2026 City Council Meeting Minutes 2 Adoption of the May 26, 2026, Work Session Minutes PUBLIC COMMENTS - All persons wishing to speak for public comment must sign in with the City Clerk prior to the beginning of the meeting. You must sign your name, address, and phone number. You will be able to address the Mayor and Council for three (3) minutes. Speakers must respect all members of the elected body, officials, and staff. Defamation, unruliness and/or swearing will not be tolerated while meetings are in session. CEREMONIAL REVIEW: The following oaths and proclamations were issued for the Month of June 2026: Oath of Office for City of Stockbridge Municipal Court Judge Wanda Dallas Municipal Court Clerk Week: June 8–12, 2026 World Blood Donor Day: Sunday, June 14, 2026 Juneteenth: Friday, June 19, 2026 Father’s Day: Sunday, June 21, 2026 Steve and Marjorie Harvey Foundation Proclamation Caribbean American Heritage Month Homeowners Month Pride Month OLD BUSINESS Page | 3 3 AMPHITHEATER HOURS OF OPERATION: Council consideration of an ordinance establishing an inclement weather policy at the VyStar Amphitheater. Any such ordinance would be limited in scope to allow a concert to continue, if delayed due to inclement weather, until midnight. Such ordinance will require an amendment to the City Noise Ordinance (Code of Ordinances § 11.26, et seq.) - Presented by: Megan McCulloch 4 AMPHITHEATER RENTAL POLICY: Council consideration to approve the 2026 Amphitheater Rental Policy. - Presented by: Charisma Webster 5 VARIANCE CASE #VR-2026-01. (Council District 2) Consideration of a variance application for two setback variances on Parcel #S20-03003000 on Wilson Avenue to allow for the construction of a new singlefamily detached dwelling. Applicant: Jerry Robinson of BAC Construction. Zoned: SR. Property size: 0.613 +/- acres. Variance Request #1--Reduce the front yard setback from the required 50 feet to 25 feet. Variance Request #2-Reduce the rear yard setback from the required 40 feet to 20 feet. - Presented by: Ryan Anderson 6 APPEAL CASE #AP-2026-01. (Council District 4) Consideration of an appeal of the completed Zoning Verification Letter (ZVL) for two parcels at the southwest corner of East Atlanta Road and Stagecoach Road, including Parcel #047-01016001 with 2.64 acres and Parcel #02802021005 with 10.88 acres. Applicant / Property Owner: Samir Patel. Agent: Newton Galloway, Attorney. The ZVL was completed on March 27, 2026, and the applicant filed the appeal on April 19, 2026. - Presented by: Ryan Anderson NEW BUSINESS 7 CITY OF STOCKBRIDGE BUS STOP LOCATION MAP: Henry County Transit Department is introducing public transit service along a fixed route from McDonough to Stockbridge with defined stops for passengers to load and unload and requires an executed MEMORANDUM OF UNDERSTANDING. - Presented by: Shawn Edmondson 8 PATH FOUNDATION MASTER SERVICE AGREEMENT WITH CITY OF STOCKBRIDGE: Council consideration to approve the Master Services Agreement (MSA) for coordination between PATH and the City of Stockbridge. - Presented by: Decius Aaron June 8, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900 Page | 4 9 NEW PROJECT MANAGER CLASSIFICATION: Council consideration approving a new Project Manager classification within the City Manager’s Office. - Presented by: Dwayne Pollock 10 RECEIPT OF FISCAL YEAR 2026 GRANT AWARDS: Council consideration to officially accept all grants awarded to the city in the 2026 fiscal year in order to be compliant with grant requirements. - Presented by: Frank Milazi MAYOR'S COMMENTS (Mayor Jayden L. Williams) EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts) ANNOUNCEMENTS OF UPCOMING MEETINGS & EVENTS City Council Meetings are held on the second Monday of each month, and Work Sessions are held the last Tuesday of the month at the Stockbridge City Hall - City Council Chamber. Meeting times and dates may change. Please visit www.stockbridgega.org for updates. The City of Stockbridge adheres to the Americans with Disabilities Act (ADA). If you need auxiliary services to participate in the meetings, please contact City Hall at 770-389-7900 in advance. ADJOURNMENT June 8, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900 CITY COUNCIL MEETING SUMMARY MINUTES MONDAY MAY 11, 2026 6:00 P.M. Mayor & City Council Mayor Jayden L. Willams At-Large Mayor Pro Tem Elton Alexander – Council District 5 Councilmember LaKeisha Gantt – Council District 1 Councilmember Antwan Cloud – Council District 2 Councilmember Kyle D. Berry, Sr. – Council District 3 Councilmember Yolanda Barber – Council District 4 Administration Shawn Edmondson – City Manager Frank Milazi – City Treasurer Cassandra Lester – Interim City Clerk Quinton Washington – City Attorney Megan McCullough – Associate Attorney 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. Mayor Jayden L. Williams call the City Council Meeting to order at 6:04 PM. The invocation and The Pledge of Allegiance were led by Councilmember Kyle Berry. All councilmembers were present and a quorum was established. Councilmember Barber requested two amendments to the agenda: (1) a directive to staff to continue research on a shopping carts ordinance, and (2) a directive to staff to continue research on a "Code Cares" or similar program. The motion to amend failed for lack of a second. Motion to adopt the agenda as presented was made by Councilmember Gantt; seconded by Mayor Pro Tem Alexander. The motion passed 5–0. ADOPTION OF THE MINUTES Approval of the Work Session Summary Minutes April 28, 2026 Approval of the City Council Summary Minutes April 13, 2026 Approval of the Planning Retreat Summary Minutes Day 1 – March 4, 2026 Approval of the Planning Retreat Summary Minutes Day 2 – March 5, 2026 Approval of the Planning Retreat Summary Minutes Day 3 – March 6, 2026 1|P a ge Before the vote, Councilmember Barber requested two amendments to the meeting minutes. The first addressed the Planning Retreat minutes of March 4, 2026, which she stated did not reflect her discussion regarding the use of parking meters during the city's concerts and other events. The second pertained to the April 28, 2026 Work Session minutes, which she stated did not capture her final comments during the vote on the Flock LPR/PTZ camera item, specifically, that supporting documents and the contract had not been provided to council prior to or during that meeting. Mayor Pro Tem Alexander clarified for the record that there was no council consensus to implement paid parking meters downtown, though he had no objection to reflecting that Councilmember Barber raised the topic. Councilmember Barber emphasized that she was requesting reflection of the topics she raised, not a record of any vote or consensus. Councilmember Gantt noted that the full discussion—including any rebuttal regarding whether documents were or were not provided—should also be reflected in the minutes in totality. Motion to amend the minutes to include Councilmember Barber's comments from the March 4, 2026 Planning Retreat and the April 28, 2026 Work Session, along with all related council discussion, was made by Councilmember Barber and seconded by Councilmember Berry. The motion passed 5–0. Motion to approve the Work Session Summary Minutes for April 28, 2026; the City Council Summary Meeting Minutes for April 13, 2026; and the Planning Retreat Summary Minutes for Day 1 through Day 3 (March 4–6, 2026), inclusive of the revisions made by Councilmember Barber was made by Councilmember Gantt; seconded by Councilmember Cloud. The motion passed 5–0. PUBLIC COMMENTS Six people presented Public Comments: Audrey Holmes (206 Hunting Court, Spivey Ridge) described the impact of construction activity on neighboring residents, noting that heavy machinery operated directly at the property line with no advance notice to homeowners, removing the tree line that had previously provided privacy and visual screening. She expressed a sense of disrespect as a taxpaying resident and requested that a security boundary be established between the construction site and the subdivision. Linda Stanley (7940 Christian Court, Lake Spivey) expressed that she no longer felt safe or at peace in her home of nearly 31 years, citing strangers traversing her yard. She requested that the city provide a resolution to restore safety and peace to the subdivision. 2|P a ge Evelyn Dixon (267 Spivey Ridge Circle, Lake Spivey) acknowledged and thanked the council for its prior communication regarding the postponement of a town hall meeting on the Tranquil Trails development and for providing a FAQ document. However, she stated that several important questions remained unaddressed, particularly regarding what she characterized as a substantial modification from the 2022 conceptual plan— specifically, the increase from four to six apartment buildings. While acknowledging that the total unit count reportedly remained unchanged, she argued that more buildings represented a material design revision with implications for density, site layout, traffic flow, green space, buffer placement, and parking. She formally requested clarification, updated impact assessments, and supporting documentation to be provided before the rescheduled town hall. Mike Adams (224 Hunting Court, Lake Spivey) presented a visual slideshow showing before-and-after photographs of the tree buffer behind his property. He documented the clear-cutting of mature trees up to and reportedly in some cases over the property line by construction equipment. He shared a quote from a Facebook post attributed to a community page stating that the developer would be required to replant the mandated buffer with trees and install a fence along the property line, and expressed hope that this would be enforced. Cathy Walker (200 Hunting Court, Lake Spivey) addressed what she described as a pattern of transparency and accountability failures. She referenced the city's own FAQ document, which she said identified changes between the 2022 approval and current construction involving building count, site layout, parking, stormwater systems, amenities, commercial relocation, and the removal of townhomes from the original concept. She stated that substantial and major modifications to approved zoning conditions require review and approval by the mayor and council before permits are issued, and questioned whether this process had been followed and who approved the changes. She also raised concerns about the last-minute scheduling and cancellation of the town hall meeting and called for consistent, direct communication from elected officials—particularly the District 1 councilmember whose constituents are directly affected. Kay Adams (224 Hunting Court, Lake Spivey) appealed to the council on behalf of longterm homeowners, asking that they consider the impact of the development on property values. She expressed a preference for owner-occupied housing over rental units, citing differences in investment and stewardship. She raised specific concerns about trash dumpster placement near the residential fence line and strongly requested a substantial buffer—not minimal landscaping, but multiple rows of fast-growing, mature trees—to restore the visual and practical separation that existed before construction. QUARTERLY REPORTS – BOARDS & COMMITTEES Downtown Development Authority Quarterly Report – 1st Qtr. 2026 Warren Washington, Vice Chair of the Downtown Development Authority (DDA), presented the first quarter 2026 report. He reports financially, the DDA maintained stable balances across its three primary accounts. 3|P a ge The operating account recorded $15,000 in inflows with controlled expenses, the project account maintained a balance exceeding $145,000 after a $15,000 strategic transfer to support operations, and the facade grant account had approximately $18,000 in grantrelated outlays supporting local business improvements. On the governance side, the DDA advanced the process of securing legal counsel, improved compliance procedures, and continued board training. The DDA is also developing a new internal grant program to expand facade improvement support to all downtown businesses— both exterior (up to $15,000) and interior (an additional $15,000 or more). Key project initiatives included preparations to bring a formal request to council for a Daddy King statue and related cultural identity anchors in downtown, efforts toward downtown boundary expansion, alleyway redevelopment, streetscape improvements, and coordination on major city-led investments including the amphitheater, a STEM school, and roadway enhancements. Mayor Pro Tem Alexander commended the DDA and highlighted the progress towards the revitalization of the MLK Senior corridor, citing new businesses including ABA Therapy, Downtown Social, and a new clothing retailer as evidence of forward momentum. Councilmember Barber asked about the timeline for the downtown boundary expansion vote, and Mr. Washington indicated it should occur by the next council meeting. Councilmember Barber specifically requested that Stockbridge Lakes Bed and Breakfast be added to the boundary expansion map. Mr. Washington acknowledged this was the first time the matter had been brought to the DDA's attention, and Councilmember Barber directed City Manager Edmondson and Mr. Anderson to ensure the property is included. Citywide Development Authority Quarterly Report – 1st Qtr. 2026 No representative was present to deliver this report. Youth Council Quarterly Report – 1st Qtr. 2026 The Stockbridge Youth Council (SYC) quarterly report was presented by Mackenzy Edwards (Mayor Pro Tem, SYC; Eagles Landing High School), Houleymatou Diallo (Member at Large, Dutch Town High School), and Sharika Zellers (Advisory Committee Student Liaison). The council reported on a full slate of first-quarter activities centered on the 2026 initiative theme of "well-being," encompassing social, physical, mental, and spiritual health. Activities included an MLK Day of Service cleanup with Mayor Pro Tem Alexander on Campground Road, a Winter Wonderland Teen Skate Night with over 300 student participants, a leadership retreat in February focused on brand-building and entrepreneurship, participation in the Shades of Melanin African American History Celebration, a community breakfast with the Stockbridge Police Department aimed at bridging the gap between teenagers and law enforcement, participation in the A.D. King 4|P a ge March to Selma representing the City of Stockbridge alongside students from other counties and Atlanta University Center institutions, and the third annual Youth Entrepreneurship Expo held at the Merle Manders Conference Center with over 50 youth vendors. The SYC reported a starting budget of $31,900 for the year, with $17,832.81 remaining as of the report date, accounting for expenditures through the period including the police dinner in April and upcoming costs for the senior banquet and awards ceremony. Remaining planned expenditures include beautification activities, health and wellness initiatives through the summer, and a school supply drive in July. Councilmember Gantt commended the SYC for its activity level and encouraged the council to explore fundraising to support attendance at the National League of Cities (NLC) conference, noting that other youth councils have done so, sometimes with contributions from participating families. Mrs. Zellars noted that fundraising for NLC travel is already being discussed and that with the budget now supporting growth from 15 to 20 student members, recruitment and fundraising will be major focuses in the upcoming school year. Mayor Williams praised the SYC's representation at the AD King trip, highlighting that the staff at the AD King Foundation commended Stockbridge's scholars as among the best who attended. CEREMONIAL REVIEW Mayor Pro Tem Alexander read and presented the following proclamations on behalf of the City of Stockbridge. National Public Works Week Proclamation; Asian American & Pacific Islander Heritage Month Proclamation. Mayor Williams also noted that the City of Stockbridge won the competition against Jonesboro as part of the "Move with Mayor" Initiative. NEW BUSINESS Appeal Case #AP-2026-01 (Council District 4) Consideration of an appeal of the completed Zoning Verification Letter (ZVL) for two parcels at the southwest corner of East Atlanta Road and Stagecoach Road, including Parcel #047-01016001 with 2.64 acres and Parcel #028-02021005 with 10.88 acres. Applicant/Property Owner: Samir Patel. Agent: Newton Galloway, Attorney. Community Development Director Ryan Anderson presented the staff report. He explained that the applicant's attorney, Newton Galloway, filed a ZVL application on March 27, 2026, and the same day staff confirmed the zoning on the subject property as PUD (Planned Unit Development). The applicant contends the property is zoned PTD (Plan Town Development) based on a 2001 rezoning ordinance and an associated development agreement for the Pine Grove community. The applicant's intent is to develop a mixed-use project including a gas station/convenience store, additional retail, and townhomes. 5|P a ge Staff's position is that the PTD designation was effectively replaced when the city adopted a new Unified Development Code (UDC) and zoning map in March 2022, converting all PTD-, MUD-, and TND-zoned properties to the new PUD classification. Under PUD, a gas station is a special use requiring council approval; under PTD, the applicant contends it would be permitted by right. Mr. Anderson detailed a complex 26-year history of the property, including its 2000 annexation, its 2001 rezoning to PTD with an associated development agreement, the applicant's purchase in 2018, a 2020 Planning Commission approval of a recombination plat that was never recorded, multiple applications filed and withdrawn or stalled since 2021, and the 2022 UDC rewrite that reclassified the property to PUD. He noted that in 2025 the applicant himself submitted a special use permit application acknowledging PUD zoning, which staff viewed as an admission consistent with staff's current position. Staff's recommendation was denial of the appeal, confirmation that the property is zoned PUD, confirmation that the Pine Grove development agreement no longer applies, and direction that the applicant must record the recombination plat, apply for a special use permit for the gas station, and file a comprehensive plan amendment before the project may proceed. Attorney Newton Galloway presented on behalf of the applicant, tendering a 567-page evidentiary record to the clerk for inclusion in the official record. He argued the matter is a quasi-judicial proceeding under OCGA 36-66-3-1.2 and the city's UDC Section 10.30.1. He contended that the 2001 development agreement—recorded in Henry County Superior Court records and binding on successors—vests the property in PTD zoning and controls over any subsequent changes to city regulations by virtue of its own terms (Section 13, "Future Changes in Development Standards"). He argued the agreement contained no termination date, was expressly amended as late as 2019 when the city itself used the agreement to release the Pine View residential tract while explicitly preserving the agreement's force as to the commercial tract. He stated the commercial tract was never notified of the 2022 rezoning, that no party speaking for the commercial tract consented to the Pine View amendment, and that the development agreement remained in the chain of mister Patel's title. Attorney Galloway also recounted a lengthy history of applications dating to 2020 that, in his characterization, had never been brought forward to the council for a vote, and questioned whether the council was aware any of these applications had been pending. He acknowledged that at various points his client filed for a special use permit under PUD but stated this was done in good faith to try to move the project forward after being told the development agreement was void—a characterization he disputes. Councilmember Gantt raised the point that due to the volume of materials presented she would seek to table the item pending review by legal counsel. 6|P a ge Attorney Galloway stated he had no objection to tabling to the next regular council meeting. Motion to table Appeal Case #AP-2026-01 to the next regular council meeting to allow council and legal counsel time to review the submitted documentation was made by Councilmember Gantt and seconded by Councilmember Cloud. The motion passed 4–0–1. Councilmember Barber abstained. Council Consideration For A Resolution Establishing A Council Voting Member As Intergovernmental Representative Councilmember Gantt presented a resolution to formalize the appointment of a voting council member as a liaison and representative at intergovernmental meetings, mediations, litigation proceedings, and other significant external meetings where city interests are negotiated. She explained the policy is not uncommon among municipalities and is consistent with how the city has already been operating such as with Mayor Pro Tem regularly attending such meetings alongside the mayor, but to ensure that a voting member of the governing body is always present and able to bring discussions back to the full council a resolution should be in place. She emphasized that the representative would not have independent authority to vote or make binding decisions on behalf of the council but would serve as an informed liaison. Mayor Williams sought clarification on whether this function was simply the existing role of the Mayor Pro Tem. Councilmember Gantt explained it extends beyond that position so that any voting council member may serve in the role when the Mayor Pro Tem is unavailable. Councilmember Barber objected and questioned each council members asking if they had been involved in directing legal counsel to draft the resolution and noting she had not been included in the discussions. She expressed concern that the resolution was another effort to diminish the authority of the mayor, stating that in her tenure since January 2020, the mayor had always served as the city's representative in intergovernmental matters. She further noted she is the only council member not currently serving as a liaison to any board. Councilmember Gantt responded that the resolution was based on needs arising from experience, including instances where a non-voting staff member had been sent in place of an elected official, and cited several past situations including litigation/mediation, SPLOST/LOST negotiations with other counties and cities that require negotiation as examples where this policy would have applied. Gantt reiterated that the resolution is standard municipal practice and is consistent with the council's city manager–council form of government. 7|P a ge Clarifying that the liaison has mandatory attendance requirements and the liaison can be appointment by a majority council vote each time. Motion to approve the Resolution of the Mayor and City Council of the City of Stockbridge appointing a council member to serve as City Intergovernmental Representative, establishing duties, authorities, and reporting requirements of such representative, and for other lawful purposes was made by Councilmember Gantt and seconded by Mayor Pro Tem Alexander. The motion passed 4–1-0. Councilmember Barber opposed. EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts) Motion to adjourn to executive session for the purposes of litigation, personnel, real estate, and cybersecurity was made by Councilmember Gantt and seconded by Councilmember Cloud. The motion passed 5–0. The council returned from executive session at approximately 8:53 PM. Motion to end the executive session and return to regular session was made by Mayor Pro Tem Alexander; seconded by Councilmember Berry. The motion passed 5–0. ADJOURNMENT Motion to adjourn made by Councilmember Gantt; Seconded by councilmember Berry The motion passed 5-0. The meeting adjourned at 8:55 p.m. Respectfully submitted by: ______________________________ ______________________________ Cassandra Lester, Interim City Clerk Jayden L. Williams, Mayor 8|P a ge CITY COUNCIL WORK SESSION SUMMARY MINUTES TUESDAY MAY 26, 2026 6:00 P.M. Mayor & City Council Mayor Jayden L. Willams At-Large Mayor Pro Tem Elton Alexander – Council District 5 Councilmember LaKeisha Gantt – Council District 1 Councilmember Antwan Cloud – Council District 2 Councilmember Kyle D. Berry, Sr. – Council District 3 Councilmember Yolanda Barber – Council District 4 Administration Shawn Edmondson – City Manager Frank Milazi – City Treasurer Cassandra Lester – Interim City Clerk Quinton Washington – City Attorney Megan McCullough – Associate Attorney 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. The Work Session Meeting of the Stockbridge City Council was called to order by Mayor Jayden L. Williams at 6:02 PM. The invocation was delivered by Councilmember Kyle D. Berry, Sr., followed by the Pledge of Allegiance. Interim Clerk Lester called the roll. A quorum was established. Councilmember Cloud arrived at 6:04 PM, and Councilmember Gantt arrived during executive session approximately at 8:36 PM. Motion to adopt the agenda was made by Mayor Pro Tem Alexander and seconded by Councilmember Berry. The motion passed 3-0. The following amendments to the agenda were added during the meeting: Add Item 8 (Amphitheater Operating Hours) Motion to amend the agenda to add discussion regarding the Amphitheater Operating Hours made by Mayor Pro Tem Alexander, seconded by Councilmember Cloud. The motion passed 4-0 Add Item 9 (Amphitheater Rental Policy) Motion to amend the agenda to add discussion of the Amphitheater Rental Policy, made by Councilmember Barber seconded by Councilmember Berry. The motion passed 4-0 1|Page Review of the Minutes Review the May 11, 2026 City Council Meeting Minutes. The May 11, 2026 City Council Meeting Minutes were presented for review. Public Comments Two public comments were received. Charlene Woodruff presented photographs alleging that a developer trespassed on and disturbed her property, cutting down mature hardwood trees, and described resulting adverse impacts to her quality of life. Kathy Walker summarized ongoing community concerns regarding the development, including unanswered questions about changes made since the original 2022 approval, the absence of a buffer restoration plan, and pending inquiries from the Attorney General's office. Following public comments, Councilmember Barber moved to direct staff to plant mature cypress trees to restore the buffer for affected homeowners. The motion did not receive a second and therefore died. Mayor Williams noted that the City Manager had been directed to mail updated information and a fact sheet to affected residents within the coming week. New Business Invitation to Bid (ITB) American Tank Maintenance Council considered approval of the fifth renewal of ITB No. 16RFP101216-DRR with American Tank Maintenance, LLC for the Full-Service Tank Maintenance Program in the amount of $61,419.00, funded from Water Department Budget Account No. 505-44200-522210. Staff confirmed there is no price increase under this renewal and that the Procurement Department recommends approval given the limited number of qualified vendors in Georgia and the benefit of fixed long-term costs. Motion to approve was made by Mayor Pro Tem Alexander and seconded by Councilmember Berry. The motion passed 4-0. Prime Contractors, Inc Council considered approval of a change order with Prime Contractors, Inc. in the amount of $219,594.79 for the installation of water, sewer, and fire main for the new Maintenance Shop, funded from SPLOST VI Account No. 321-42200-541318. The change order was necessitated by a fire line requirement that was not identified at the outset of the project. Motion to approve was made by Mayor Pro Tem Alexander and seconded by Councilmember Cloud. The motion passed 4-0. (Amphitheater Operating Hours) Motion to amend the agenda to add discussion regarding the Amphitheater Operating Hours made by Mayor Pro Tem Alexander, seconded by Councilmember Cloud. The motion passed 4-0 Dianna Hunt & Associates, Inc Council considered approval of a contract amendment with Dianna Hunt & Associates, Inc. to provide right-of-way acquisition services for approximately 43 parcels associated with the Tye Street Multi-Use Path Project, increasing the contract from $40,000.00 to $107,500.00, funded 2|Page from TSPLOST Account No. 335-42200-541404. The amendment was necessary due to a miscalculation of services required to secure the easements. Motion to approve was made by Councilmember Cloud and seconded by Councilmember Berry. The motion passed 4-0. Rock Quarry Rd. Widening – Water and Sewer Utility Relocation Council considered approval for the City to contract with the Henry County Water Authority (HCWA) to supply labor, materials, and coordination for the relocation of City water and sewer facilities in conflict with the Rock Quarry Road widening project, in the amount of $617,085.95, funded from SPLOST VI Account No. 321-43300-541405. The Service Delivery Strategy permits the City to contract with HCWA for this work, and the relocation will serve as an infrastructure upgrade. The Rock Quarry Road widening project is a GDOT project estimated for completion in 2028. Motion to approve was made by Mayor Pro Tem Alexander and seconded by Councilmember Cloud. The motion passed 4-0. Resolution Approving a Memorandum of Understanding for a Martin Luther King Sr., aka "Daddy King Statue." Council considered a resolution approving a Memorandum of Understanding (MOU) between the City of Stockbridge and the Downtown Development Authority (DDA) for a phased approach to the design and construction of a statue honoring the legacy of Martin Luther King Sr. The DDA is not requesting financial support from the City at this time. The MOU establishes permission for the DDA to study the use of Municipal Park for the statue site, with the City retaining final approval authority over all design and construction decisions. Public charrettes and council input are planned as part of the first phase. The disposition of the existing statue at Municipal Park was identified as a matter to be addressed in Phase 1. Motion to approve was made by Mayor Pro Tem Alexander and seconded by Councilmember Cloud. The motion passed 3-1. Barber Opposed Councilmember Barber opposed with the following comments for the record: "Members of this governing body, the newest members, are going to have to realize they will have to answer for all of the decisions that they're making. You're making decisions based on half information that you're being given. You're making decisions that are affecting my district. This governing body is making a whole lot of decisions about my district but yet they're not spending much time in their own districts where their residents and business owners can hold them accountable for their decisions. You can't keep making decisions about my district and not hear from me. You're hear from me every time. But eventually, the 2 well, 3 newest members of this governing body are gonna realize they are being manipulated. I jumped that ship years ago. I will stand on my own 10 toes down on every decision that I make. Every one of them. You can't keep making decisions in my district affecting the people in my district and not be held accountable for it. That's all." 2026 Budget Amendment No. 1 City Treasurer Frank Milazi presented Budget Amendment No. 1 for Fiscal Year 2026, increasing the total adopted budget from $34,768,690 to $37,880,690, an increase of $3,112,000. The primary driver of the increase is a $3,000,000 land acquisition line added to the General Fund. Additional changes included: removal of phone expenses from the Governing Body budget (relocated to IT); a $257,200 increase to HR for workers' compensation and general liability expenses; a $50,800 increase in Economic Development for unbudgeted contractual services; a $50,000 increase in Community Development equipment; and internal 3|Page reallocation of expenses within the Police Department, Municipal Court, and City Clerk's Office with no net change to their respective budgets. Mr. Milazi also announced that the City had received three recent grants, including two new law enforcement vehicles (EVs) and a bulletproof vest grant, which will be formally presented to Council for acceptance at a future meeting. Council discussion also highlighted the City's improved financial position, including an approximately $15,000,000 fund balance (approximately 50% of the operating budget, well above the GMA-recommended 25–30%), and a total of approximately $21,000,000 recovered following prior Department of Justice audit findings. The City Treasurer received recognition for the City receiving a Government Finance Officers Association (GFOA) award for fiscal year 2024 . Motion to approve 2026 Budget Amendment No. 1 was made by Mayor Pro Tem Alexander and seconded by Councilmember Berry Discussion: Councilmember Barber asked the governing body to vote on the Amphitheater Rental Policy as a separate item and to table that item until the next council meeting. Mayor Pro Tem Alexander made a point of order to vote on 2026 Budget Amendment No. 1, removing the Amphitheater Rental Policy and voting on each item separately. seconded by Councilmember Berry. The motion passed 3-0-1. Barber Abstained Councilmember Barber abstained, citing the inability to locate the adopted FY 2026 budget on the City's website for reference. (Amphitheater Rental Policy) Motion to amend the agenda to add discussion of the Amphitheater Rental Policy, made by Councilmember Barber seconded by Councilmember Berry. The motion passed 4-0 Operating Hours of the Amphitheater Mayor Pro Tem Alexander raised the issue of amphitheater operating hours in the context of the May 24 concert, during which inclement weather caused a delayed start and a hard cutoff at 11:00 PM, resulting in abbreviated performances. He proposed amending the noise ordinance to allow a midnight end time in cases of inclement weather or force majeure, an 11:30 PM limit for shows running late due to operational factors, with the standard 11:00 PM curfew remaining the default. Council discussion acknowledged competing interests between concertgoers, the City's fiscal responsibility, and the quality of life of nearby residents. Councilmember Barber opposed any extension of concert hours, citing the impact on homeowners in the surrounding district. Councilmember Berry expressed support for a compromise that would allow reasonable weather-related grace periods without significantly extending disruption to residents. City Attorney Megan McCulloch noted that any change would require formal enactment, including amendment of the noise ordinance and public notice, and confirmed she would prepare a more complete draft ordinance for a future meeting. No formal action was taken on this item. Amphitheater Rental Policy Councilmember Barber noted that the Council has never formally approved or adopted an amphitheater rental policy and moved to table the item to the next regular council meeting to 4|Page allow for a full presentation by the City Manager and amphitheater management staff. The motion to table resulted in a 2-0-2 vote (two in favor, two abstaining) and therefore failed. Mayor Pro Tem Alexander subsequently moved to adopt a temporary rental fee schedule as recommended by staff, to take effect immediately, with a full presentation from City Events staff and the City Manager at the next regular meeting for final action. Motion to adopt a temporary amphitheater rental fee schedule pending formal review at the next council meeting was made by Mayor Pro Tem Alexander and seconded by Councilmember Berry. The motion passed 3-1, with Councilmember Barber opposed. Executive Session Council convened to Executive Session for the purpose of discussing personnel matters. Motion to adjourn to Executive Session was made by Mayor Pro Tem Alexander and seconded by Councilmember Berry. The motion passed 4-0. Motion to end Executive Session was made by Councilmember Berry and seconded by Councilmember Cloud. The motion passed 5-0. Action from Executive Session Upon returning to open session, Council voted to appoint Wanda Dallas as Municipal Court Judge. Motion to appoint Wanda Dallas as Municipal Court Judge was made by Councilmember Gantt and seconded by Councilmember Berry. The motion passed 4-1, Barber opposed. Adjournment Motion to adjourn was made by Mayor Pro Tem Alexander and seconded by Councilmember Berry. The motion passed 5-0. The meeting was adjourned at 9:16 pm. Respectfully submitted by: ______________________________ ______________________________ Cassandra Lester, Interim City Clerk Jayden L. Williams, Mayor 5|Page 6/8/26 ✔ Megan McCulloch, Charisma Webster Legal / Events Council consideration of an ordinance establishing an inclement weather policy at the VyStar Amphitheater. Any such ordinance would be limited in scope to allow a concert to continue, if delayed due to inclement weather, until midnight. Such ordinance will require an amendment to the City Noise Ordinance (Code of Ordinances § 11.26, et seq.) This item for consideration was requested by a consensus of council after a concert with multiple artists was cut short due to inclement weather. ✔ 0 Council consideration of an ordinance establishing an inclement weather policy at the VyStar Amphitheater. Any such ordinance would be limited in scope to allow a concert to continue, if delayed due to inclement weather, until midnight. Such ordinance will require an amendment to the City Noise Ordinance (Code of Ordinances § 11.26, et seq.) Approval if limited in scope. STATE OF GEORGIA COUNTY OF HENRY CITY OF STOCKBRIDGE ORDINANCE NO. ______ AN ORDINANCE OF THE CITY OF STOCKBRIDGE, GEORGIA, AMENDING CHAPTER 11.26 (NOISE REGULATIONS) AND CHAPTER 7.12 (AMPHITHEATER OPERATIONS) OF THE CITY OF STOCKBRIDGE CODE OF ORDINANCES TO ESTABLISH A LIMITED AMPHITHEATER DELAY EXCEPTION FOR CERTAIN WEATHER-RELATED, PUBLIC SAFETY, AND OTHER UNCONTROLLABLE EVENT DELAYS; TO PROVIDE FOR ADMINISTRATIVE APPROVALS AND CONDITIONS; TO PROVIDE FOR ANNUAL LIMITATIONS; TO PROVIDE FOR REPEAL OF CONFLICTING ORDINANCES; TO PROVIDE FOR CITY ATTORNEY AUTHORITY; TO PROVIDE FOR SEVERABILITY; TO PROVIDE FOR AN EFFECTIVE DATE; AND FOR OTHER LAWFUL PURPOSES. WHEREAS, the City of Stockbridge (“City”) is a municipal corporation duly organized and existing under the laws of the State of Georgia is charged with providing public services to residents located within the corporate limits of the City; and WHEREAS, the City owns and operates the VyStar Amphitheater at the Bridge (“Amphitheater”), a premier outdoor venue for concerts and community events that serves residents and visitors while contributing to the City's cultural and economic vitality; and WHEREAS, the City Council recognizes that certain Amphitheater events may occasionally experience significant delays caused by severe weather, public safety incidents, emergency response activities, technical failures affecting safe event operations, or other circumstances beyond the reasonable control of the City and event organizers; and WHEREAS, the Mayor and City Council recognize the need to balance operational flexibility in responding to such unforeseen delays with the protection of public health, safety, welfare, and the quality of life of nearby residents; and WHEREAS, the City desires to establish a narrowly tailored framework allowing limited extensions of Amphitheater operating hours under specified conditions and approvals; NOW, THEREFORE, THE MAYOR AND CITY COUNCIL OF THE CITY OF STOCKBRIDGE, GEORGIA HEREBY ORDAIN AS FOLLOWS: Page 1 of 4 SECTION 1. AMENDMENT TO CODE OF ORDINANCES § 11.26.100 – EXEMPTIONS. The Mayor and Council hereby amend the City Code of Ordinances § 11.26.100 to include the following: 16. Limited Amphitheater Delay Exception. (A) Notwithstanding any other provision of this Chapter, amplified sound associated with events conducted at the City-owned amphitheater may continue until no later than 12:00 midnight on Fridays and Saturdays when authorized by the City Manager, or designee, pursuant to the City's Amphitheater Extended-Hour Operations provisions. (B) Such authorization may be granted only when a scheduled event has experienced a material delay due to severe weather, public safety incidents, emergency response activities, technical failures affecting safe event operations, or other circumstances beyond the reasonable control of the City and event organizer. (C) Event organizers shall make reasonable efforts to conclude performances by 11:30 p.m. Any operation beyond 11:30 p.m. shall be limited to the minimum time reasonably necessary to safely conclude the event, and in no event shall amplified sound continue beyond 12:00 midnight. (D) No more than twelve (12) event days may receive extended-hour approval during any calendar year. For purposes of this subsection, each calendar day on which an extendedhour authorization is granted shall count as one event day regardless of whether such authorization is associated with a multi-day event, festival, or series of performances. SECTION 2. AMENDMENT TO THE CODE OF ORDINANCES – ESTABLISHMENT OF § 7.12.020 AMPHITHEATER EXTENDED-HOUR SPECIAL EVENT OPERATIONS. The Mayor and Council of the City of Stockbridge hereby further amend the City Code of Ordinances to establish § 7.12.020 to be titled “Limited Amphitheater Extended-Hour Operations”. This section shall read as follows: Sec. 7.12.020. Amphitheater Extended-Hour Special Event Operations. (A) Purpose. The purpose of this Section is to authorize limited extensions of amphitheater operating hours when significant delays occur due to severe weather, public safety incidents, or other circumstances beyond the reasonable control of the City and event organizers, while preserving the health, safety, welfare, and quality of life of nearby residents. (B) Standard Operating Hours. Unless otherwise authorized pursuant to this Section, all amplified sound, performances, and event operations at the City amphitheater shall comply with all applicable provisions of the City Code, including the City's noise regulations and any operating hour limitations. Page 2 of 4 (C) Authorized Limited Extension. Notwithstanding any other provision of the Code of Ordinances, the City Manager or designee may authorize a temporary extension of amplified sound, performances, and event operations until no later than 12:00 midnight on Fridays and Saturdays when the requirements of this Section have been satisfied. 1. Event organizers shall make reasonable efforts to conclude all performances by 11:30 p.m. Any extension beyond 11:30 p.m. shall be limited to the minimum time reasonably necessary to safely conclude the event, and in no event shall operations continue beyond 12:00 midnight. (D) Annual Limitation. No more than twelve (12) event days may receive extendedhour approval during any calendar year. For purposes of this subsection, each calendar day on which an extended-hour authorization is granted shall count as one event day regardless of whether such authorization is associated with a multi-day event, festival, or series of performances. (E) Administrative Approval. The City Manager may authorize an extended-hour operation only upon determining that: 1. The event has experienced a material delay resulting in a delayed start, delayed resumption, or interruption of the scheduled performance caused by severe weather, public safety incidents, emergency response activities, technical failures affecting safe event operations, or other similar emergency or safetyrelated circumstances beyond the reasonable control of the City and event organizer; 2. The delay would otherwise substantially impair the ability of the scheduled performance or event to be completed; 3. Appropriate operational plans are in place regarding security, parking, traffic management, sanitation, and crowd control; 4. The event organizer agrees to comply with all applicable City operational requirements and conditions of approval; and 5. The extension is necessary to safely conclude the event. The City Manager, or designee, shall document the basis for each approval granted under this Section. (F) Operational Conditions. As conditions of approval, the City may require: 1. Enhanced security staffing; 2. Traffic control measures; 3. Parking management plans; 4. Sound mitigation measures where reasonably practicable; 5. Modified ingress and egress procedures; 6. Emergency management coordination; and 7. Compliance with all applicable permits, licenses, and public safety directives. (G) No Vested Right. Authorization of extended-hour operations under this Section shall constitute a revocable operational approval and shall not create a vested right for any promoter, operator, performer, or event organizer. Approval of one event shall not Page 3 of 4 create any entitlement or expectation of approval for any future event. The approval or denial of an extended-hour authorization for any event shall not establish a precedent requiring approval or denial of any future request. (H) Enforcement Authority. The City reserves the right to suspend, revoke, or deny future extended-hour approvals for violations of City ordinances, operational requirements, public safety directives, or conditions of approval. SECTION 3. ADMINISTRATIVE IMPLEMENTATION. The City Manager or designee is hereby authorized and directed to develop administrative procedures and take all actions reasonably necessary to ensure consistent implementation and administration of this Ordinance. SECTION 4. REPEAL OF CONFLICTING PROVISIONS. All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 5. CITY ATTORNEY’S AUTHORITY. Pursuant to the City's charter and with explicit consent of the City Council, the City Attorney is duly authorized to make requisite amendments to all contracts, ordinances, resolutions, and documents, as may be necessary, in order to secure conformity with the express intent of the City Council and to ensure adherence to all pertinent laws and ordinances of the City. SECTION 6. SEVERABILITY. Should any section or provision of this Ordinance be declared invalid or unconstitutional by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. SECTION 7. EFFECTIVE DATE. This Ordinance shall become effective immediately upon its adoption. SO ORDAINED THIS _________ DAY OF _______________, 2026. ______________________ Jayden Williams, Mayor ATTEST: APPROVED AS TO FORM: _______________________ Cassandra Lester, Interim City Clerk _______________________ Quinton G. Washington, City Attorney Page 4 of 4 Stockbridge Amphitheater Outside Rental Fee Schedule Policy Adoption & Market Alignment Council Presentation | April 2026 Events Department DECISION FRAME Policy objective: convert ad hoc rentals into a predictable business model A high-level rental structure must protect the public asset while remaining administratively simple. 1 2 3 4 Recover costs Reduce risk Protect asset Standardize terms Recommended Policy Position • Outside rentals should carry a defined base rate, scaled impact charges, actual cost recovery for City-required services, and limited public-benefit pricing pathways. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule DECISION CONTEXT Current State vs. Proposed State The proposed structure creates a consistent operating model and reduces case-by-case negotiation pressure. Current State Proposed State • Case-by-case rental discussions • Limited distinction between small and large events • City service costs can be difficult to isolate • Higher staff burden and inconsistent expectations • Standardized outside rental schedule • Attendance-based facility impact surcharge • Actual cost recovery for public safety and operations • Clear administrative authority and financial controls Strategic result: a defensible policy that protects taxpayers and makes expectations clear for external renters. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule PROPOSAL Recommended base rental fee schedule Base fee covers event-day facility use, standard utilities, and limited load-in/load-out. City-required services are billed separately. Rental Day Recommended Fee Policy Rationale Monday – Thursday $10,000 Lower-demand use window Friday $15,000 Weekend event demand Saturday $18,000 Premium event demand Sunday $17,500 Weekend demand with operational reset Important Clarification • The base rental fee is not intended to absorb police, EMS, fire marshal, traffic control, cleanup, or specialized event costs. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule FACILITY IMPACT SURCHARGE Scale fees with verified event impact Large private events should contribute proportionately to facility wear, sanitation demand, traffic burden, and operational support. Attendance / Footprint Surcharge Purpose Included Baseline impact covered by rental fee 2,001 – 3,500 attendees $3 per attendee Moderate impact scaling 3,501 – 5,000 attendees $5 per attendee High impact scaling 0 – 2,000 attendees Verification Standard • Attendance should be verified through ticketing data, settlement reports, or documentation acceptable to the City. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule FINANCIAL CONTROLS Cost recovery and risk controls should be nonOutside rentals should not shift private event costs onto taxpayers or internal operating budgets. negotiable City Services Billing Standard Deposits • Police / security • EMS / medical • Fire marshal, if required • Traffic control and barricades • Sanitation and cleanup • Actual cost + 15% administrative fee • Clear estimates provided in advance • Final reconciliation after event • 30% non-refundable reservation deposit • $10K–$25K security/damage deposit • Final payment due 14 days prior Policy Principle Cost recovery protects the City’s financial position without restricting legitimate third-party use of the facility. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule PRICING PROPOSAL Community & Non-Profit Access Creates an intentional public-benefit pathway while protecting baseline City costs. Weekday Rate Weekend Rate Eligibility Controls • $5,000 – $7,500 • Best suited for lower-impact community events • City services billed separately • $7,500 – $12,500 • Reflects higher demand and operational impact • Reduced deposit: $5K–$10K • 501(c)(3) or public-benefit documentation • City Manager approval • No automatic waiver of safety costs Policy Position: Balance community access with fiscal responsibility; reduced rental rates should not become an unfunded City subsidy. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule PROGRAMMING INCENTIVE Kids & Family Show Pricing Proposal Encourages daytime utilization and family-friendly programming without undermining the standard rental structure. Recommended Rate Attendance Treatment Operating Assumptions • Flat rental: $7,500 – $12,500 • Designed for youth and family-oriented programming • Earlier event hours encouraged • Surcharge waived up to 3,000 attendees • Standard surcharge applies above 3,000 • Verified attendance still required • Lower security footprint where appropriate • Family-focused event plan required • City services billed separately Strategic Benefit: Activates the venue beyond premium night concerts and expands access for families, youth organizations, and school-age audiences. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule MARKET COMPARISON Regional market context supports a structured municipal model Comparable venue data should be used as directional support, not as a one-for-one pricing match. Venue / Model Published or Reported Signal Implication for Stockbridge Mable House Barnes Commercial: greater of 10% gross or $3,200/day; cap noted Validates revenue-sensitive pricing for commercial rentals Wolf Creek Current rental page directs inquiries; 2019 model was $15K + $15/ticket Supports base fee + scaled impact concept $10K–$18K base + attendance surcharge More predictable, transparent, and administratively defensible Stockbridge Proposed Market Position Stockbridge should not underprice a premium public asset; the recommended model remains competitive while improving cost recovery and transparency. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule COMPARABLE VENUE SIGNAL Wolf Creek benchmark supports a scaled-fee approach Wolf Creek is a useful regional signal because it is a public-sector amphitheater with a large event footprint. 2019 Publicly Reported Model Current Public Information Stockbridge Application • $15,000 flat rental fee • $15 per ticket • Promoter responsible for security, concessions, ushers, and other needs • City of South Fulton rental page directs inquiries • Published current fee table not clearly posted • Use benchmark as directional context only • Use base rental fee for certainty • Use surcharge for event impact • Keep City service costs separate Bottom line: the strongest policy lesson is not the exact number—it is the structure: base fee + scaled use + separate service costs. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule FINANCIAL IMPACT Projected revenue logic The model improves predictability while allowing revenue to scale with actual event impact. Base Revenue Impact Revenue Cost Recovery • Guaranteed rental income by day of week • Protects the City even if attendance is lower than projected • Creates a minimum cost-recovery floor • Large events pay proportionately • Surcharge reflects wear, staffing pressure, sanitation, and traffic impact • Avoids one-size-fits-all pricing • Police, EMS, fire marshal, traffic control, cleanup • Actual cost + 15% administrative fee • Protects taxpayers from subsidizing private rentals Bottom Line: The City maintains competitive pricing while formalizing cost recovery, risk controls, and public-benefit access. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule IMPLEMENTATION Recommended Council action Adopt the fee schedule and authorize staff to administer the program consistently. Step Action Responsibility 1 Adopt the outside rental fee schedule Mayor and Council 2 Finalize application, agreement, and event checklist City Manager / Legal / Venue Staff 3 Apply deposits, insurance, service estimates, and final payment controls Venue Staff / Finance 4 Reconcile actual City service costs after each event Finance / Public Safety / Operations Recommended Motion Approve the Stockbridge Amphitheater Outside Rental Fee Schedule as presented and authorize the City Manager or designee to implement administrative procedures. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule SOURCES Appendix: supporting references and policy notes Sources are included to support public discussion and protect the City from relying on unsupported market claims. Source Used For Mable House Barnes Amphitheatre Published rental rate structure and commercial rental model City of South Fulton: Wolf Creek Rentals Current rental contact / inquiry status Atlanta Journal-Constitution, 2019 Historical Wolf Creek rental fee model reported after Fulton County action City policy recommendation Stockbridge-specific pricing, deposits, cost recovery, and public-benefit access model Policy Note Comparable rates change over time; the City should review the schedule annually or after the first full season of rentals. City of Stockbridge | Stockbridge Amphitheater Outside Rental Fee Schedule June 8, 2026 ✔ Charisma Webster Events Department Council consideration to approve the 2026 Amphitheater Rental Policy. This policy is necessary to establish fiscal accountability, secure new revenue streams, and provide a professional, standardized framework for all future venue rentals. ✔ 0 ✔ Council consideration to approve the 2026 Amphitheater Rental Policy. Staff requests that Council review and approve the proposed schedule. Upon approval, the Department of Events will immediately update all rental applications, marketing collateral, and digital onboarding materials to reflect the new rates. JUNE 8, 2026 ✔ Ryan Anderson Community Development VARIANCE CASE #VR-2026-01 (Council District 2). Consideration of a variance application for two setback varriances on Parcel #S20-03003000 on Wilson Avenue to allow for the construction of a new single-family detached dwelling. Applicant: Jerry Robinson of BAC Construction. Zoned: SR. Property size: 0.613+/- acres. Variance Re- quest #1--Reduce the front yard setback from the required 50 feet to 25 feet. Variance Request #2--Reduce the rear yard setback from the required 40 feet to 20 feet. City Council deferred this case at their May 11, 2026 meeting The property is long and narrow. The existing setbacks would leave only a tiny, triangular-shaped building area, making it infeasible to build the house. Staff Recommendation: Approval, with three conditions. City Council Action on April 13, 2026: Deferral to request that the applicant meet with members of the community. The applicant participated in a Neighborhood Meeting on April 23, 2026, and provided a Summary of the proceedings of the meeting. ✔ $0.00 VARIANCE CASE #VR-2026-01. APPROVAL, WITH THREE CONDITIONS. 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 Neighborhood Meeting Summary Date: April 23, 2026 Time: 6:30 PM Location: Trinity United Methodist Church, Wilson Ave, Stockbridge, GA 30281 Purpose: An informal meeting to inform community residents about a variance request and development proposal for a single-family residence. Attendees: • • • • Kenneth Bank (neighborhood spokesperson / host) Jerry Robinson (general contractor) Laura and Luis Gopar (property owners) Five community residents Meeting Overview: After introductions, Mr. Bank outlined the ground rules, keeping the discussion focused on a Q&A format to clarify the proposed land and structure use. He then invited me to explain the variance request. Variance Requests (from my letter of intent dated December 10, 2026, submitted to Planning & Zoning): • • Front setback: reduce from 50 ft to 25 ft Rear setback: reduce from 40 ft to 50 ft These variances are needed to allow construction of a proposed single-family residence. Resident Questions & Responses: 1. How do you plan to use the structure if the variance is approved? 2. Where do you currently live, and do you own your existing property? 3. Do you plan to rent the new structure or live in it? 4. Do you plan to rent your old home once the new one is built? 5. Did you know a variance would be required before submitting a building application? 6. What size house will be built? Does the requested setback accommodate that size? 7. Will the new house have any overhang? If so, can the footprint be reduced? 8. Have you considered buying the parcel to the rear of the lot? Will you accommodate future sidewalk implementation? All questions were answered to the attendees’ satisfaction. Concessions Requested by Residents: 1. Consider reducing the home’s footprint if feasible (discuss with Planning & Zoning). 2. Stake the actual house footprint, including setbacks and property line markings (to be completed by April 25). Owner’s Response: The property owner and I agreed to both requests. Conclusion: The meeting was cordial, respectful, and productive. All concerns were addressed, and everyone present agreed that the variance process could move forward. Jerry Robinson BAC Construction Inc General Contractor 678.520.9509 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 POWERPOINT PRESENTATION FOR VARIANCE CASE #VR-2026-01 Planning Commission Meeting—March 19, 2026 City Council Meetings—April 13, 2026 & June 8, 2026 CITY OF STOCKBRIDGE COMMUNITY DEVELOPMENT DEPARTMENT Ryan Anderson, Director FACTS ABOUT THE SUBJECT PROPERTY Property Location: Parcel #S20-03003000, located on the east side of Wilson Avenue and the north side of Wilson Street. Property Owners: Laura Bernal Gopar & Luis A. Gopar-Carmona. Council District: 2 (Councilmember Antwan Cloud). Bordering Roads: Wilson Avenue to the west and Wilson Street to the south (corner lot). (See the aerial photograph.) Current Zoning: SR (Suburban Residential). (See the Zoning Map.) Future Land Use Designation: Medium-Density Mixed-Use. (See the Future Land Use Map.) Property Conditions: The property is long and narrow, with 0.613 +/- acres, and it is currently vacant. (See the aerial photo.) AERIAL PHOTOGRAPH for PARCEL #S20-03003000 Showing the Property Location, Size, and Shape BOUNDARY SURVEY (Prepared by Scanlon Engineering Services, Inc. on 4/17/23) ZONING MAP FOR VR-2026-01 FUTURE LAND USE MAP FOR VR-2026-01 CASE PURPOSE (Slide #1) Applicant: Jerry Robinson of BAC Construction (the builder). Proposed Development: New single-family detached dwelling with 2,294 total heated square feet. Purpose of Case: Applicant requests to reduce the required front and rear yard setbacks in order to have sufficient land area on which to build the home. Need for Case: The subject property is narrow and has an irregular shape. Sign Posting—The zoning sign was posted on the subject property on March 4, 2026. (See the aerial photo.) POSTING OF ZONING SIGN ON THE SUBJECT PROPERTY (View Toward the South)—March 4, 2026 CASE PURPOSE (Slide #2) Required Setbacks—The setback requirements in the SR district are stated in Section 2.4.2 (B) of the Stockbridge Unified Development Code (UDC). They are as follows: ~ 50 feet for the front yard setback. ~ 10 feet for the side yard setback. ~ 40 feet for the rear yard setback. Reason for Variance Requests--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 to allow him to deviate from these setback requirements: Variance Request #1—To reduce the front yard setback from the required 50 feet to 25 feet. Variance Request #2—To reduce the rear yard setback from the required 40 feet to 20 feet. (No variance is needed for the side yards since they would meet the required 10 feet.) PROPOSED DEVELOPMENT (Slide #1) Proposed Construction--A new single-family detached dwelling (home). Site Location—To be built in the northern portion of the property, which is the widest. (See the Proposed Site Plan.) Required Dwelling Size: At least 1,500 square feet in the SR district. Proposed Dwelling Size: 2,294 total square feet, with 1,370 heated square feet on the first floor and 924 square feet on the second floor. (See the Proposed Site Plan.) Required Setbacks: ~ They must be at least 50 feet in the front, 40 feet in the rear, and 10 feet on the sides. (See the Site Plan Enlargement #1.) ~ Due to the irregular shape and size of the property, the use of these setbacks would leave only a tiny, triangular area left to build the home on. PROPOSED DEVELOPMENT (Slide #2) Proposed Setbacks: ~ Shown on the submitted site plan, prepared by BRC Land Services on 01/28/26. (See the Site Plan Enlargement #1.) ~ Proposed reduction of the front and rear yard setbacks by 50 percent each. ~ Variance Request #1—Reduce the front yard setback from the required 50 feet to 25 feet. (The new Building Line would be 25 feet, and the actual setback would be 27.31 feet.) ~ Variance Request #2—Reduce the rear yard setback from the required 40 feet to 20 feet. (The new Building Line would be 20 feet, and the actual setback would be 21.31 feet.) (See the Site Plan Enlargement #2.) ~ No variances are needed for the side yard setbacks, since they would be 12.97 feet, which is more than the required 10 feet. ~ The proposed footprint of the home is shown in the shaded area. Comparison of Required Versus Proposed Setbacks--The applicant’s proposed setbacks would significantly enlarge the available buildable area for constructing the proposed home. (See the Site Plan Enlargement #3.) PROPOSED SITE PLAN— Shows Proposed Home on Northern Portion of Site (Prepared by BRC Land Services on 01/28/26) SITE PLAN ENLARGEMENT #1--REQUIRED SETBACKS :: SITE PLAN ENLARGEMENT #2--PROPOSED SETBACKS SITE PLAN ENLARGEMENT #3—SETBACK COMPARISONS ANALYSIS OF VARIANCE REQUESTS (Slide #1) Required Criteria—Section 10.1.3 of the UDC lists seven (7) criteria to be used in analyzing variance requests. It states that a variance may be granted upon a finding that all seven of these criteria are met. 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 survey, the 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. The southern end of the subject property is only an estimated 15 feet deep. ANALYSIS OF VARIANCE REQUESTS (Slide #2) 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 shows 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. ANALYSIS OF VARIANCE REQUESTS (Slide #3) 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. ANALYSIS OF VARIANCE REQUESTS (Slide #4) 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. ~ 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. ANALYSIS OF VARIANCE REQUESTS (Slide #5) 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. 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. 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 & June 8, 2026 (City Council Meetings) 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 JUNE 8, 2026 ✔ Ryan Anderson Community Development APPEAL CASE #AP-2026-01. Consideration of an appeal of the completed Zoning Verification letter (ZVL) for two parcels at the southwest corner of East Atlanta Road and Stagecoach Road, including Parcel #047-0016001 with 2.64 acres and Parcel #029-02021005 with 10.88 acres. Applicant: Newton Galloway, Attorney. Property Owner: Samir Patel. The ZVL was completed on March 27, 2026, and the applicant filed the appeal on April 19, 2026. The City Council deferred this case at their May 11, 2026 meeting. Mr. Patel wants to build a gas station, a commercial building with several tenants, and townhomes on the property. The ZVL states that the property is zoned as PUD, but the applicant believes that it is still zoned as PTD (a PUD predecessor) and that it is still governed by a 2001 Development Agreement. PUD zoning requires a Special Use Permit for a gas station and convenience store, while the PTD zoning did not. The Planning Commission had approved the recombination of the two parcels into one parcel on February 27, 2020, but the applicant still has not submitted a copy of the recorded plat; yet, the site plan shows only one parcel. Staff Recommendation: Denial. ✔ $0.00 APPEAL CASE #AP-2026-01. DENIAL. Henry County, GA Overview Legend Parcels Roads 588 ft Parcel ID Property Address District 028-02021005 Class C Owner Acreage 10.88 Address City/Stockbridge PATEL SAMIR 1400 OLD CONYERS RD STOCKBRIDGE GA 30281 Land Value: Building Value: Misc Value: Total Value: $272,000 $0 $0 Last 2 Sales Date Price Reason Qual 1/22/2019 $250,000 n/a Q n/a $ n/a n/a $272,000 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: 11/27/2024 Last Data Uploaded: 11/27/2024 3:43:06 AM Developed by Henry County, GA Overview Legend Parcels Roads 588 ft Parcel ID Property Address District 047-01016001 Class C Owner Acreage 2.64 Address City/Stockbridge PATEL SAMIR 1400 OLD CONYERS RD STOCKBRIDGE GA 30281 Land Value: Building Value: Misc Value: Total Value: $230,000 $0 $0 $230,000 Last 2 Sales Date Price Reason Qual 2/7/2018 $0 OTHER U 5/2/2003 $300,000 n/a U 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: 11/27/2024 Last Data Uploaded: 11/27/2024 3:43:06 AM Developed by 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 Veronica Green, Chief Planner DATE: May 11, 2026 & June 8, 2026 SUBJECT: Staff Report for Appeal Case #AP-2026-01: Parcel #047-01016001 and Parcel #028-02021005 on East Atlanta Road and Stagecoach Road (Council District 4) I. INTRODUCTION The applicant for Appeal Case #AP-2026-01 has filed an appeal against a Zoning Verification Letter (ZVL) that was completed on March 27, 2026 for his property at the southwest corner of East Atlanta Road and Stagecoach Road (Parcel #047-01016001 and Parcel #028-02021005). The applicant / owner, Samir Patel, is represented by his attorney (the agent), Newton Galloway, who filed the appeal (SAGES Case #APPEAL2026.04.0885) on April 20, 2026. Mr. Galloway submitted his ZVL application on March 27, 2026 (SAGES Case #ZVL-2026.03.0757), and the ZVL was completed by the Planning & Zoning Staff on the same day. The completed ZVL stated that the property is zoned as PUD (Planned Unit Development), whereas Mr. Galloway sought confirmation that the property is zoned as PTD (Planned Town Development). Mr. Patel proposes to build a mixed-use development on the property, including a gas station, convenience store, additional retail tenants, and townhomes. Mr. Galloway contends that these uses are allowed under PTD, but the current Stockbridge Unified Development Code (UDC) requires that properties which are located within the PMU (Parkway Mixed-Use) Overlay District be approved for a Special Use Permit to allow for a gas station and convenience store. A. Applicant’s Requested Form of Relief. Attorney Galloway’s requested form of relief in his appeal application is as follows: Reissuance of the Zoning Verification Letter that confirms the zoning on the Subject Property is PTD pursuant to the Development Agreement for Pine 2 Grove Community, LLC, entered December 21, 2021, amended January 9, 2002. B. Applicant’s Justification for the Appeal. Mr. Galloway contends that the subject property is zoned as PTD (Planned Town Development), rather than PUD, on the basis of the approval of Rezoning Ordinance #01-105, which rezoned the property from RA (Residential-Agricultural) to PTD (Planned Town Development) on November 19, 2001 as part of a larger tract for the Pine Grove Community containing 149.47 acres. He also believes that the associated Development Agreement for Pine Grove, which was authorized by the adoption of Resolution #01-17 on the same date, still governs the subject property. The Development Agreement, which was adopted on December 21, 2001 and was amended on January 9, 2002, allowed for the adoption and development of a Master Plan to include commercial and residential development. Mr. Galloway stated that the subject property is located within an area of the Master Plan that was designated for commercial development, and that the applicant now wishes to build such commercial development. He further cited, below, Section 13 of the Development Agreement to justify its continued applicability, to the subject property; and stated that Section 8.36.050(2) of the PTD Ordinance allows gas stations as a permitted use; and stated that the layout of the buildings on the proposed site plan complies with what is shown on the Master Plan within the Development Agreement. All development regulations, guidelines, standards, rules, and conditions of the City of Stockbridge and Henry County in effect as of the date of this Agreement and the regulations, guidelines, standards, rules, and conditions of this Agreement shall control over any future changes in the City of Stockbridge and Henry County regulations, guidelines, standards, rules, and conditions. II. DESCRIPTION OF THE SUBJECT PROPERTY The subject property consists of two parcels at the southwest corner of East Atlanta Road and Stagecoach Road, as are shown by the two aerial photographs below. Samir Patel is the owner of both parcels, which are undeveloped. Parcel #047-01016001 to the east contains 2.64+/- acres and Parcel #028-02021005 to the west contains 10.88 +/- acres. The Stockbridge Planning Commission approved the recombination of the two parcels into one parcel, upon the applicant’s request, on February 27, 2020 (six years ago). However, the Henry County Tax Assessors’ records still show the property as consisting of two parcels. The Planning & Zoning Office has not received a copy of a recorded plat, which the Tax Assessors’ Office will need as a basis for updating their records to show the property as being only one parcel. The City’s current Zoning Map shows both parcels as being zoned as PUD, and they are located within the Parkway Mixed-Use (PMU) Overlay District. The table within Section 2.4.13(B) of the UDC lists the types of permitted retail and business uses in the PUD district as being any use that is permitted in the OI, C-1, and C-2 districts. Section 3 2.5.2(C)(1)(a) for the PMU Overlay District identifies gas stations as “select uses”, and Section 3.2.14 states that gas stations are a “special use” within the C-2 zoning district, although they are a permitted use in the C-3 zoning district. The parcels have the future land use designation of Low-Density Residential, which does not allow commercial uses. This information is shown by the map excerpts below. 4 PARCEL #047-01016001 WITH 2.64+/- ACRES PARCEL #028-02021005 WITH 10.88 +/- ACRES 5 EXCERPT FROM THE CURRENT ZONING MAP Subject Parcels 6 EXCERPT FROM THE CURRENT OVERLAY DISTRICT MAP EXCERPT FROM THE CURRENT FUTURE LAND USE MAP Light Orange—Low-Density Residential Medium Orange—Medium-Density Residential 7 III. HISTORY OF THE PROPERTY A. Events in 2000 and 2001. On August 21, 2000, the subject property was annexed into the Stockbridge City Limits from unincorporated Henry County as part of a larger 14947+/- tract of land via Ordinance #200-00, and it was assigned the zoning district of RA (Residential-Agricultural) via Rezoning Ordinance #00-82. One year later, on November 19, 2001, the property was rezoned via Rezoning Case #RZ-01-26 and Ordinance #01105 from RA to PTD (Planned Town Development), with the requirement that a development agreement be prepared. Resolution #01-17 on the same date authorized the approval of an associated Development Agreement for the Pine Grove Community, which included a Master Development Plan. The agreement was made between the City of Stockbridge, property owners Edward H. Whiddon and Carole M. Whiddon, and the developer, China States Construction and Engineering Corporation, along with various other property owners. The Development Agreement specified various terms and conditions for the development of the property for a single-family residential component, a townhome component, and a commercial / retail component. Page 4 stated that the “validity and enforceability of this Agreement is conditional upon the City rezoning the Property to the zoning classification as follows: . . . [the] property . . . shall be rezoned from the R-A zoning classification to the PT (Planned Town Development zoning classification.” Further, Page 13 of the Development Agreement stated that the “rules, regulations and conditions of the Zoning Ordinance of the city shall apply to the acres of the Property designated commercial or retail within the Planned Town Development Classification.” Thus, it is important to note that the Development Agreement was prepared on the basis of the property being zoned as PTD, not PUD. Further, the existing two parcels comprising the subject property, in their current configurations, did not exist at the time of the rezoning of the parent property to PTD and the preparation of the Pine Gate Development Agreement. That means that the parcels were later subdivided from the parent property; thus, the PTD zoning, as well as the Pine Gate Development Agreement, no longer apply to the subject property. B. Events in 2019. On April 11, 2019, a Development Agreement for the Pine View Subdivision was approved by the Stockbridge City Council after the Pine View Subdivision had been “substantially developed” as a subdivided tract from the original Pine Grove Community. The agreement was made between the City and Drapac Group 32, LLC. It stated that Pine View was previously governed by the Development Agreement for Pine Grove under a Master Development Plan, but that “subsequent events” caused the Master Development Plan to be divided into “three separate” projects—Pine Grove, Pine View, and a Commercial Tract (including the subject property). With the adoption of the new Development Agreement for Pine View, Pine View was “released” from the control of the Pine Grove Development Agreement. However, the Pine Grove Development Agreement would remain “in full force and effect” for both the Pine Grove Community and the Commercial Tract, including the subject 8 property. However, as was stated above, since the subject property was rezoned in 2022 from PTD to PUD, and since the two parcels in their current configurations were subdivided from the original Pine Gate tract, the terms of the Pine View Development also no longer apply to the subject property. C. Events in 2020. On February 27, 2020, the Stockbridge Planning Commission approved the recombination of two parcels of land into one parcel for the owner of the subject property, Samir Patel. This included Parcel #047-01016001 with 2.64 +/- acres in Land Lot 100 of District 12 (located at the southwest corner of East Atlanta Road and Stagecoach Road) and Parcel #028-0202005 with 10.88 +/- acres in Land Lot 101 of District 12 (located at the southeast corner of Stagecoach Road and Woodall Road). The Planning & Zoning Division, however, has not received a copy of a recorded plat, and the Henry County Tax Assessors’ records still show the property as being two parcels rather than one. D. Events in 2021. Samir Patel had filed two applications to be heard by the Stockbridge Planning Commission on December 21, 2022. These included Comprehensive Plan Amendment Case #CP-2021-02 and Rezoning Case #RZ-2021-02. The applicant was represented by Sibley-Miller Surveying, the Agent. The purpose of CP-2021-02 was to change the subject property’s future land use designation from Low-Density Residential to Low-Density Vertical Mixed-Use, and the purpose of RZ-2021-02 was to allow the rezoning of the property from PTD to MUND (Mixed-Use Neighborhood Development) to allow for the development of a gas station, several commercial buildings, and a townhome community. However, the applicant withdrew both applications prior to the meeting, and the cases have not been revived since then. E. Events in 2022. On March 14, 2022, the Stockbridge City Council adopted a new Zoning Map and a new Overlay Districts Map, which included new zoning districts. The map adoptions coincided with the adoption of an updated Unified Development Code (UDC). One of the new zoning districts was the PUD (Planned Unit Development). One of the new zoning districts was the PUD (Planned Unit Development), which replaced the former PTD, MUNC, and TND districts. This caused the zoning of the subject property to change from PUD to PTD. F. Events in 2023. A pre-meeting was held in the Levi Conference Room of City Hall on December 4, 2023. Attending the meeting were the applicant, his attorney, the City Manager, and members of the Planning & Zoning Staff. G. Events in 2025. On June 18, 2025, the applicant submitted into SAGES (Case #SPEC-2025.06.0822) an application for a Special Use Permit for the purpose of requesting to build a gas station on the subject property. A survey and site plan were submitted, along with a Letter of Intent. H. Events in 2026. On March 27, 2026, the applicant applied for a Zoning Verification Letter (ZVL), and the ZVL was completed by the Planning & Zoning Staff on the same day. Then on April 20, 2026, the applicant filed an appeal. The appeal case, #AP-2026- 9 01, is scheduled to be heard by the City Council on May 11, 2026. IV. PROPOSED DEVELOPMENT As part of the applicant’s Special Use Permit application, the applicant submitted a site plan that was prepared by Sibley-Miller Surveying & Planning, Inc. as Project #B202085, which was dated 8/28/2024 with the title, “Master Development Plan: Samir Patel; 13.524 Platted Acres.” It showed a proposed mixed-use development that would include a gas station, a retail building, a commercial building, and 35 townhomes within seven (7) buildings at the rear. A gas station and convenience store would be located in the center building, and there would be six (6) business spaces altogether. The convenience store would have approximately 5,000 square feet. Although the proposed site plan encompasses both of the applicant’s parcels, the applicant has submitted a survey of only the smaller parcel adjacent to East Atlanta Road (where the gas station and commercial uses would be built), and the application is only for the smaller parcel. However, the applicant must either build the gas station and commercial uses separately from the townhomes on the small parcel only, or the applicant must have a recombination plat recorded so that the two parcels can be combined to form one parcel and the proposed site plan for both the commercial and residential uses may be used for both parcels. The applicant makes the statements below in his Letter of Intent, which signifies his acknowledgement that the property is zoned as PUD, and that a Special Use Permit (formerly known as a Conditional Use Permit) would be required to build a gas station on the property. However, the applicant also stated his belief that his proposed retail and commercial uses, as well as the townhomes, are allowed by right under the existing PUD zoning, and that only the proposed gas station requires a special use permit (f.k.a. conditional use permit). “The Owner / Applicant seeks rezoning from PUD to C-2/Conditional zoning . . . “ “Both tracts are currently zoned PUD. The Owner / Applicant presented a development plan for both tracts under PUD zoning.” “Because the development will include a gas station, conditional use approval is required under either PUD or C-2.” 10 APPLICANT’S PROPOSED SITE PLAN V. THE P.U.D. (PLANNED UNIT DEVELOPMENT) ZONING DISTRICT The City’s current PUD (Planned Unit Development) District was born on March 14, 2022 when the City adopted its new Unified Development Code (UDC), along with its new Zoning Map and Overlay District Map (which also merged other zoning districts), per Ordinance #OR22-497. At that time, changes were made to some of the existing zoning districts and new ones were added. Section 2.3 provides the following explanation: During the preparation of this new unified development code, some zoning districts were retained, some districts were converted to new districts or combined with other districts, some districts were eliminated, and new districts were added. Section 2.3(B) of the UDC provides the “City of Stockbridge Zoning District Conversion Chart”, which lists the previous zoning districts and the new zoning districts. A portion of the Chart is reproduced below. It shows that the PTD district, along with the MUND and TND districts, were merged to form the new PUD district. Thus, the PTD district no longer exists within the City of Stockbridge. 11 City of Stockbridge Zoning District Conversion Chart ______________________________________________________________________ Previous Zoning District Designation Zoning District Designation Under This Unified Development Code Three Mixed-Use Districts: New Mixed-Use District: PTD, Planned Town Development District MUND, Mixed-Use Neighborhood Dev. District TND, Traditional Neighborhood Development PUD-Planned Unit Development Section 2.4.14 of the UDC lists numerous requirements for PUD zoning. Among them are the following: 1. Area. The minimum area that is required for a PUD District shall be three (3) contiguous acres of land. 2. Uses. Each PUD final development plan must include at least two (2) different uses and / or two (2) types of varied housing options. F. PUD Master Development Plan Approval Request. A master development plan which incorporates the comments and modifications made by the community development department in its review of the preliminary concept plan shall be submitted with the application for rezoning. VI. COUNCIL ACTIONS ON OTHER PROPERTIES HAVING DEVELOPMENT AGREEMENTS In recent years, the Stockbridge City Council has been consistent in its treatment of properties that were subject to development agreements. For zoning modification cases, in which the applicants sought to make major changes to a previouslyapproved site plan but to maintain the same zoning district, the Council enforced or modified the terms of the existing development agreements. But for rezoning cases, in which the applicants sought to change the zoning of the property altogether, the Council gave the applicants a fresh start, free from the terms of the development agreements. Examples of these cases are listed below. Council Treatment of Zoning Modification Cases for Properties Whose Development Agreements Were Enforced or Modified: 1. ZM-2020-01 for Parcel #013-01019000 on Walt Stephens Road at Speer Road. The terms of a 1996 Development Agreement for Brentwood Subdivision (formerly Aberdeen Village) were enforced for this parcel, where Pulte Group proposed to build a mixed residential development on 155.2 acres. 12 2. ZM-2022-01 for Parcel #S07-01006005 on Brush Creek Court. The terms of the Brush Creek Commons Development Agreement from 2001 were modified to allow Pivotol Enterprises, LLC to build its proposed townhome development on this parcel within the existing MFR (Multiple Family Residential) zoning district on this parcel with 15.895 +/- acres. 3. ZM-2024-01 for Parcel #S07-01006005 on Brush Creek Court. The terms of the Brush Creek Commons Development Agreement from 2001 were further modified from the ZM-2022-01 approval to allow Pivotol Enterprises, LLC to build Phase 1 of its proposed townhome development on this parcel within the existing MFR (Multiple Family Residential) zoning district on this parcel with 15.895 +/- acres. Council Treatment of Rezoning Cases for Properties Whose Development Agreements Became Not Applicable: 1. RZ-2019-04 and RZ-2020-01 by TPA Residential for Parcel #032-01026000 on Hudson Bridge Drive. The terms of a Walmart Development Agreement and Master Plan for this parcel, which was annexed into the City of Stockbridge in 2002, were determined to be not applicable in rezoning this parcel, containing 20.367+/- acres, from C-2 to MUND to allow for a development with townhomes and commercial uses. The applicant withdrew its RZ-2019-04 application and returned to file RZ-2020-01 for a purely townhome development, but that application was denied by City Council. 2. RZ-2022-08 for Parcel #032-01026000 on Hudson Bridge Drive. The terms of The terms of a Walmart Development Agreement and Master Plan for this parcel, which was annexed into the City of Stockbridge in 2002, were determined to be not applicable in rezoning this parcel, containing 20.367+/- acres, from C-2 to MUND to allow Carter Acquisitions, LLC to rezone the property from C-2 to MFR to build an apartment community on 20.367+/- acres. 3. RZ-2024-01 for Parcel #032-01026000 on Hudson Bridge Drive. The terms of The terms of a Walmart Development Agreement and Master Plan for this parcel, which was annexed into the City of Stockbridge in 2002, were determined to be not applicable in rezoning this parcel, containing 20.367+/- acres, from C-2 to MUND to allow Lennar Georgia, LLC, to rezone the property from C-2 to MFR to build a townhome community on 20.367 +/- acres. 4. RZ-2023-05 for Three Parcels on Davidson Parkway at Walter Way. The terms of a 2003 Development Agreement with DRA Development for Northbridge Crossing were determined to be not applicable upon the rezoning of this property from C-3 to PUD to allow the applicant, D. R. Horton, Inc., to build a mixed-use development, Branford Crossing, on 78.864+/- acres. 13 VII. CONCLUSIONS Based on the foregoing information, the following conclusions are drawn for Appeal Case #AP-2026-01: 1. The subject property still consists of two parcels, even though the Planning Commission approved their recombination into one parcel. That is because the applicant apparently has not had the recombination plat recorded so that the Tax Assessors’ Office can update its property tax records. Yet, the applicant proposes building his proposed development over both parcels to include both the commercial and residential uses. His Special Use Permit application must therefore include a site plan for both parcels, even though the gas station would only be built on the smaller parcel. 2. The property’s future land use designation of Low-Density Residential does not allow commercial uses; thus, a Comprehensive Plan amendment would be needed. 3. The enforcement of the Development Agreement for the Pine Grove Community, as including the subject property (which was part of the commercial component), as well as the Development Agreement for the subsequent Pine View Subdivision, were based on the property being zoned as PTD, not PUD; thus, both Development Agreements no longer apply to the subject property. 4. The existing two parcels comprising the subject property, in their current configurations, did not exist at the time of the rezoning of the parent property to PTD and the preparation of the Pine Gate Development Agreement. That means that the parcels were later subdivided from the parent property. Thus, the PTD zoning and the Pine Gate Development Agreement no longer apply to the subject property. 5. Although the Development Agreement for the Pine View Subdivision, which was prepared after most of the Pine View Subdivision had been developed, stated that its terms are still in force for the remainder of the original Pine Grove property (including the subject property, representing the “Commercial Tract”), that was based on the property being remained zoned as PTD. 6. When the new Zoning Map and Overlay Map were adopted by City Council on March 14, 2022 via Ordinance #OR22-497, it included the new PUD zoning district, which replaced the former PTD zoning district (as well as the former MUND and TND zoning districts). Therefore, the PTD zoning district no longer exists. Further, the new Zoning Map showed the subject property as now being zoned as PUD. 7.The City Council has consistently enforced the terms of development agreements for properties whose applicants sought zoning modifications rather than rezonings for their properties, whereas the City Council has determined that development agreements for properties whose applicants sought to rezone their properties were no longer applicable. 14 8. In the applicant’s Special Use Permit Application, he acknowledges that the property is zoned as PUD. VIII. STAFF RECOMMENDATIONS In view of the conclusions above, the Staff makes the following recommendations for Appeal Case #AP-2026-01: 1. DENIAL of the applicant’s appeal via AP-2026-01. 2. Confirmation of the accuracy of the Zoning Verification Letter that was prepared for the subject property on March 27 2026, which states that the subject property is zoned as PUD. 3. Confirmation that the Development Agreement for the Pine Grove Community, the Development Agreement for the Pine View Subdivision, and the PTD Ordinance all no longer apply to the subject property. 4. Confirmation that the applicant must take the following actions in developing the subject property if the proposed development project is to include a gas station, other commercial uses, and residential uses all within a combined site plan encompassing both parcels: a. Have a recombination plat recorded to enable the property to become one parcel. b. Apply for a Special Use Permit for the proposed gas station. c. Apply for a Comprehensive Plan amendment to assign a new future land use designation to the property to allow for both commercial and residential uses at the appropriate density. Project/Case # ZVL-2026.03.0757 Parcel Number(s): Location Details: 047-01016001, 028-02021005 Corner of East Atlanta Road and Stagecoach Road Zoning Verification Letter Request Zoning Case Number: Ordinance Case Number: A Zoning Verification Letter (ZVL) is a statement from the Community Development Department – Planning, Zoning, & GIS Division located at 4602 North Henry Boulevard, Stockbridge, GA, 30281 that identifies and describes the zoning district in which a property is located and may include information about the permitted uses in the zoning districts. The letter is also used to submit to lenders for financing or for state/federal agencies. The Community Development Department – Planning, Zoning, & GIS Division will assist you in verifying the zoning of a parcel or parcels of land. Your Zoning Verification Letter will be completed within seven (7) business days upon receipt of the following items: Completed ZVL application Payment for $200 per parcel made payable to the City of Stockbridge. Survey or site plan of the property that identifies the property parcel size. Applications can be emailed to planning@stockbridgega.org. Should you need copies of building records or Certificates of Occupancy you must file an Open Records Request with the office of the City Clerk. Requestor Name: First Name Last Name Samir Patel (ZVL will be addresses and forwarded to this person) Company Name None Email fmsuperiwala@gmail.com Phone # (404) 717-6695 Zip: Mailing Address 247 Eagles Landing Way City: McDonough Subject Property Case Name: East Atlanta/Stagecoach Road Development Create your own case name. State: Georgia 30253 Current Use: District: Vacant District 4 Finder. Proposed Use: Commercial Shopping Center Development, Convenience Store, Gas Station Please refer to the SagesGov Council District Number of Parcels: 2 Describe the proposed use of building or property in a complete descriptive narrative and add any other information that would be necessary. The proposed commercial development lies on approximately 13.524 acres (the "Subject Property") located at the intersection of East Atlanta Road and Stagecoach Road in the northeast corner of the City of Stockbridge. The Subject Property is part of a larger tract that was zoned by Resolution 01-17 (the "Rezoning Resolution") on November 19, 2001. The Rezoning Resolution approved zoning development of the Pine Grove Community, LLC, a mixed use development. The Subject Property was zoned PTD (Planned Town Development)(Development Agreement, Section 2(a)). The Subject Property is part of the commercial development area. Rezoning was conditioned upon the execution of a Development Agreement between the Whiddons/China State (Owners/Developer) and City of Stockbridge. The Development Agreement was executed on December 21, 2001. The Applicant's request for a Zoning Compliance letter is set forth in more detail in documents attached hereto. https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 1/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 2/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 3/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 4/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 5/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 6/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 7/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 8/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&appi… 9/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 10/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 11/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 12/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 13/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 14/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 15/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 16/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 17/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 18/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 19/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 20/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 21/22 https://search.gsccca.org/Imaging/HTML5Viewer.aspx?id=73564940&key1=16399&key2=41&county=75&countyname=HENRY&userid=68902&app… 22/22 Page 1 of 3 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. ACTION MINUTES PLANNING COMMISSION THURSDAY, February 27, 2020 at 6:30 p.m. BOARD MEMBERS: Askia Abdullah--Chairperson Shirley Wallace--Vice Chair Stanley Dumas Kathleen Nelson Harold Thibodeaux ADMINISTRATION: Camilla Moore, Community Dev. Director Linda Logan, Senior Planner Melinda Davies, GIS Tech. / Planner Gordon Linton, Planning Intern Michael Williams, City Attorney I. CALL TO ORDER – Made by Chairman Abdullah at 6:34 p.m. II. INVOCATION – Led by Harold Thibodeaux. III. PLEDGE OF ALLEGIANCE – Done in unison by everyone. IV. ROLL CALL: Present Absent ~ Askia Abdullah ___X___ _______ ~ Stanley Dumas ___X___ _______ ~ Kathleen Nelson ___X___ _______ ~ Shirley Wallace ___X___ _______ ~ Harold Thibodeaux ___X___ _______ With all members present, a quorum was achieved. City of Stockbridge Planning Commission Action Minutes for February 27, 2020 1 Page 2 of 3 V. ADOPTION OF THE AGENDA – A motion to adopt the Agenda was made by Shirley Wallace and seconded by Harold Thibodeaux. The Agenda was unanimously adopted. VI. APPROVAL OF MINUTES – November 7, 2019 Action Minutes. A motion to approve the Minutes was made by Shirley Wallace and seconded by Harold Thibodeaux. The Minutes were unanimously approved. VII. NEW BUSINESS: 1. Recombination Plat for Property at the Southwest Corner of East Atlanta Road and Stagecoach Road – Proposal to combine two existing parcels of land for the purpose of allowing a new mixed-use development project. The applicant is Samir Patel. The recombined tract of land would have 13.52 acres. The two parcels include the following: a. Parcel # 047-01016001 with 2.64 acres of land in Land Lot 100 of District 12 -Located at the southwest corner of East Atlanta Road and Stagecoach Road. b. Parcel # 028-0202005 with 10.88 acres of land in Land Lot 101 of District 12 – Located at the southeast corner of Stagecoach Road and Woodall Road. This case was presented by Linda Logan. She gave a visual PowerPoint presentation that she had prepared. It included slides which showed aerial views of the subject property, an identification of the boundaries of the two parcels, street views of the property from several directions, maps of the parcels, a list of project information, and conclusions. She also explained that the larger parcel is zoned ‘PTD’ and that the City is assigning the PTD zoning classification to the smaller parcel so that both parcels can have the same zoning, thereby allowing them to be combined. However, the property will need to be rezoned later to allow for the applicant’s proposed project. A representative of the applicant was present. He identified himself as George Harper of Paramount Engineering (located at 11 East Broad Street in Newnan, Georgia; 30263). He came to the podium and made a few comments. Shirley Wallace brought up the issue of possible negative impacts of the proposed development on the adjacent small cemetery to the south of the property. Ms. Logan said that that issue could be addressed during the consideration of any forthcoming rezoning application. A motion to approve the recombination plat application was made by Stanley Dumas and seconded by Harold Thibodeaux. The motion passed by a vote of 41, with Ms. Wallace voting in opposition. City of Stockbridge Planning Commission Action Minutes for February 27, 2020 2 Page 3 of 3 VIII. STAFF COMMENTS – Ms. Logan announced the next scheduled Planning Commission meeting date of March 26, 2020. She mentioned that the rezoning case of RZ-2019-04, which was previously withdrawn by the applicant, had been resubmitted (as RZ-2020-01), and would be heard at the next meeting. IX. BOARD COMMENTS – Board members briefly discussed RZ-2019-04. X. ADJOURN – A motion to adjourn the meeting was made by Stanley Dumas and seconded by Shirley Wallace. The motion was unanimously approved. Adjournment occurred at 7:55 p.m. City of Stockbridge Planning Commission Action Minutes for February 27, 2020 3 APPEAL CASE #AP-2026-01: Appeal of a Zoning Verification Letter For Parcel #047-01016001 and Parcel #028-02021005 On East Atlanta Road and Stagecoach Road Council District 4 CITY COUNCIL MEETING June 8, 2026 Community Development Department Ryan Anderson, Director INTRODUCTION (Slide #1) The applicant for Appeal Case #AP-2026-01 has filed an appeal against a Zoning Verification Letter (ZVL) that was completed on March 27, 2026 for his property at the southwest corner of East Atlanta Road and Stagecoach Road (Parcel #047-01016001 and Parcel #028-02021005). The applicant / owner, Samir Patel, is represented by his attorney (the agent), Newton Galloway, who filed the appeal (SAGES Case #APPEAL-2026.04.0885) on April 20, 2026. Mr. Galloway submitted his ZVL application on March 27, 2026 (SAGES Case #ZVL-2026.03.0757), and the ZVL was completed by the Planning & Zoning Staff on the same day. The completed ZVL stated that the property is zoned as PUD (Planned Unit Development), whereas Mr. Galloway sought confirmation that the property is zoned as PTD (Planned Town Development). Mr. Patel proposes to build a mixed-use development on the property, including a gas station, convenience store, additional retail tenants, and townhomes. Mr. Galloway contends that these uses are allowed under PTD, but the current Stockbridge Unified Development Code (UDC) requires that properties which are located within the PMU (Parkway Mixed-Use) Overlay District be approved for a Special Use Permit to allow for a gas station and convenience store. INTRODUCTION (Slide #2) A. Applicant’s Requested Form of Relief. Attorney Galloway’s requested form of relief in his appeal application is as follows: Reissuance of the Zoning Verification Letter that confirms the zoning on the Subject Property is PTD pursuant to the Development Agreement for Pine Grove Community, LLC, entered December 21, 2021, amended January 9, 2002. B. Applicant’s Justification for the Appeal. Mr. Galloway contends that the subject property is zoned as PTD (Planned Town Development), rather than PUD, on the basis of the approval of Rezoning Ordinance #01-105, which rezoned the property from RA (Residential-Agricultural) to PTD (Planned Town Development) on November 19, 2001 as part of a larger tract for the Pine Grove Community containing 149.47 149.47 acres. He also believes that the associated Development Agreement for Pine Grove, which was authorized by the adoption of Resolution #01-17 on the same date, still governs the subject property. The Development Agreement, which was adopted on December 21, 2001 and was amended on January 9, 2022, allowed for the adoption and development of a Master Plan to include commercial and residential development. INTRODUCTION (Slide #3) Mr. Galloway stated that the subject property is located within an area of the Master Plan that was designated for commercial development, and that the applicant now wishes to build such commercial development. He further cited, below, Section 13 of the Development Agreement to justify its continued applicability, to the subject property; and stated that Section 8.36.050(2) of the PTD Ordinance allows gas stations as a permitted use; and stated that the layout of the buildings on the proposed site plan complies with what is shown on the Master Plan within the Development Agreement. All development regulations, guidelines, standards, rules, and conditions of the City of Stockbridge and Henry County in effect as of the date of this Agreement and the regulations, guidelines, standards, rules, and conditions of this Agreement shall control over any future changes in the City of Stockbridge and Henry County regulations, guidelines, standards, rules, and conditions. DESCRIPTION OF THE SUBJECT PROPERTY Location--Two parcels at the southwest corner of East Atlanta Road and Stagecoach Road, owned by Samir Patel: ~ Parcel #047-01016001 to the east contains 2.64+/- acres. ~ Parcel #028-02021005 to the west contains 10.88 +/- acres. Recombination of Parcels—Approved by the Planning Commission on February 27, 2020, but still shown as two parcels since a copy of a recorded plat has not been received by Staff, and Tax Assessors’ records have not been updated. Base Zoning--The current Zoning Map shows both parcels as being zoned as PUD. The table within Section 2.4.13(B) of the UDC lists the types of permitted retail and business uses in the PUD district as being any use that is permitted in the OI, C-1, and C-2 districts. Overlay District—The parcels also lie within the PMU (Parkway Mixed-Use) Overlay District, where Section 2.5.2(C)(1)(a) identifies gas stations as being “select uses”, and Section 3.2.14 states that gas stations are a “special use” within the C-2 zoning district, although they are a permitted use in the C-3 zoning district. Future Land Use Designation--Low-Density Residential, which does not allow commercial uses. AERIAL PHOTO FOR PARCEL #047-01016001 Contains 2.64 +/- Acres AERIAL PHOTO FOR PARCEL #028-02021005 Contains 10.88 +/- Acres EXCERPT FROM THE CURRENT ZONING MAP EXCERPT FROM THE CURRENT OVERLAY DISTRICT MAP EXCERPT FROM THE CURRENT FUTURE LAND USE MAP Light Orange—Low-Density Residential Medium Orange-Medium-Density Residential HISTORY OF THE PROPERTY (Slide #1) A. Events in 2000 and 2001. On August 21, 2000, the subject property was annexed into the Stockbridge City Limits from unincorporated Henry County as part of a larger 149-47+/- tract of land via Ordinance #200-00, and it was assigned the zoning district of RA (Residential-Agricultural) via Rezoning Ordinance #00-82. One year later, on November 19, 2001, the property was rezoned via Rezoning Case #RZ-01-26 and Ordinance #01-105 from RA to PTD (Planned Town Development), with the requirement that a development agreement be prepared. Resolution #01-17 on the same date authorized the approval of an associated Development Agreement for the Pine Grove Community, which included a Master Development Plan. The agreement was made between the City of Stockbridge, property owners Edward H. Whiddon and Carole M. Whiddon, and the developer, China States Construction and Engineering Corporation, along with various other property owners. HISTORY OF THE PROPERTY (Slide #2) The Development Agreement specified various terms and conditions for the development of the property for a single-family residential component, a townhome component, and a commercial / retail component. Page 4 stated that the “validity and enforceability of this Agreement is conditional upon the City rezoning the Property to the zoning classification as follows: . . . [the] property . . . shall be rezoned from the R-A zoning classification to the PT (Planned Town Development zoning classification.” Further, Page 13 of the Development Agreement stated that the “rules, regulations and conditions of the Zoning Ordinance of the city shall apply to the acres of the Property designated commercial or retail within the Planned Town Development Classification.” Thus, it is important to note that the Development Agreement was prepared on the basis of the property being zoned as PTD, not PUD. Further, the existing two parcels comprising the subject property, in their current configurations, did not exist at the time of the rezoning of the parent property to PTD and the preparation of the Pine Gate Development Agreement. That means that the parcels were later subdivided from the parent property; thus, the PTD zoning, as well as the Pine Gate Development Agreement, no longer apply to the subject property. HISTORY OF THE PROPERTY (Slide #3) B. Events in 2019. On April 11, 2019, a Development Agreement for the Pine View Subdivision was approved by the Stockbridge City Council after the Pine View Subdivision had been “substantially developed” as a subdivided tract from the original Pine Grove Community. The agreement was made between the City and Drapac Group 32, LLC. It stated that Pine View was previously governed by the Development Agreement for Pine Grove under a Master Development Plan, but that “subsequent events” caused the Master Development Plan to be divided into “three separate” projects—Pine Grove, Pine View, and a Commercial Tract (including the subject property). With the adoption of the new Development Agreement for Pine View, Pine View was “released” from the control of the Pine Grove Development Agreement. However, the Pine Grove Development Agreement would remain “in full force and effect” for both the Pine Grove Community and the Commercial Tract, including the subject property. However, as was stated above, since the subject property was rezoned in 2022 from PTD to PUD, and since the two parcels in their current configurations were subdivided from the original Pine Gate tract, the terms of the Pine View Development also no longer apply to the subject property. HISTORY OF THE PROPERTY (Slide #4) C. Events in 2020. On February 27, 2020, the Stockbridge Planning Commission approved the recombination of two parcels of land into one parcel for the owner of the subject property, Samir Patel. This included Parcel #047-01016001 with 2.64 +/acres in Land Lot 100 of District 12 (located at the southwest corner of East Atlanta Road and Stagecoach Road) and Parcel #028-0202005 with 10.88 +/- acres in Land Lot 101 of District 12 (located at the southeast corner of Stagecoach Road and Woodall Road). The Planning & Zoning Division, however, has not received a copy of a recorded plat, and the Henry County Tax Assessors’ records still show the property as being two parcels rather than one. HISTORY OF THE PROPERTY (Slide #5) D. Events in 2021. Samir Patel had filed two applications to be heard by the Stockbridge Planning Commission on December 21, 2022. These included Comprehensive Plan Amendment Case #CP-2021-02 and Rezoning Case #RZ-2021-02. The applicant was represented by Sibley-Miller Surveying, the Agent. The purpose of CP-2021-02 was to change the subject property’s future land use designation from Low-Density Residential to Low-Density Vertical Mixed-Use, and the purpose of RZ2021-02 was to allow the rezoning of the property from PTD to MUND (Mixed-Use Neighborhood Development) to allow for the development of a gas station, several commercial buildings, and a townhome community. However, the applicant withdrew both applications prior to the meeting, and the cases have not been revived since then. E. Events in 2022. On March 14, 2022, the Stockbridge City Council adopted a new Zoning Map and a new Overlay Districts Map, which included new zoning districts. The map adoptions coincided with the adoption of an updated Unified Development Code (UDC). One of the new zoning districts was the PUD (Planned Unit Development), which replaced the former PTD, MUND, and TND districts. This caused the zoning of the subject property to change from PUD to PTD. HISTORY OF THE PROPERTY (Slide #6) F. Events in 2023. A pre-application meeting was held in the Levi Conference Room of City Hall on December 4, 2023. Attending the meeting were the applicant, his attorney, the City Manager, and members of the Planning & Zoning Staff. G. Events in 2025. On June 18, 2025, the applicant submitted into SAGES (Case #SPEC-2025.06.0822) an application for a Special Use Permit for the purpose of requesting to build a gas station on the subject property. A survey and site plan were submitted, along with a Letter of Intent. H. Events in 2026. On March 27, 2026, the applicant applied for a Zoning Verification Letter (ZVL), and the ZVL was completed by the Planning & Zoning Staff on the same day. Then on April 20, 2026, the applicant filed an appeal. The appeal case, #AP2026-01, was heard by the City Council on May 11, 2026, and it was deferred to June 8, 2026 after the applicant submitted a large number of documents for review. PROPOSED DEVELOPMENT (Slide #1) As part of the applicant’s Special Use Permit application, the applicant submitted a site plan that was prepared by Sibley-Miller Surveying & Planning, Inc. as Project #B202085, which was dated 8/28/2024 with the title, “Master Development Plan: Samir Patel; 13.524 Platted Acres.” It showed a proposed mixed-use development that would include a gas station, a retail building, a commercial building, and 35 townhomes within seven (7) buildings at the rear. A gas station and convenience store would be located in the center building, and there would be six (6) business spaces altogether. The convenience store would have approximately 5,000 square feet. Although the proposed site plan encompasses both of the applicant’s parcels, the applicant has submitted a survey of only the smaller parcel adjacent to East Atlanta Road (where the gas station and commercial uses would be built), and the application is only for the smaller parcel. However, the applicant must either build the gas station and commercial uses separately from the townhomes on the small parcel only, or the applicant must have a recombination plat recorded so that the two parcels can be combined to form one parcel and the proposed site plan for both the commercial and residential uses may be used for both parcels. PROPOSED DEVELOPMENT (Slide #2) The applicant makes the statements below in his Letter of Intent, which signifies his acknowledgement that the property is zoned as PUD, and that a Special Use Permit (formerly known as a Conditional Use Permit) would be required to build a gas station on the property. However, the applicant also stated his belief that his proposed retail and commercial uses, as well as the townhomes, are allowed by right under the existing PUD zoning, and that only the proposed gas station requires a special use permit (f.k.a. conditional use permit). “The Owner / Applicant seeks rezoning from PUD to C-2/Conditional zoning . . . “ “Both tracts are currently zoned PUD. The Owner / Applicant presented a development plan for both tracts under PUD zoning.” “Because the development will include a gas station, conditional use approval is required under either PUD or C-2.” APPLICANT’S PROPOSED SITE PLAN (Encompasses Both Parcels) THE P.U.D. DISTRICT (Slide #1) The City’s current PUD (Planned Unit Development) District was born on March 14, 2022 when the City adopted its new Unified Development Code (UDC), along with its new Zoning Map and Overlay District Map (which also merged other zoning districts), per Ordinance #OR22-497. At that time, changes were made to some of the existing zoning districts and new ones were added. Section 2.3 provides the following explanation: During the preparation of this new unified development code, some zoning districts were retained, some districts were converted to new districts or combined with other districts, some districts were eliminated, and new districts were added. THE P.U.D. DISTRICT (Slide #2) Section 2.3(B) of the UDC provides the “City of Stockbridge Zoning District Conversion Chart”, which lists the previous zoning districts and the new zoning districts. A portion of the Chart is reproduced below. It shows that the PTD district, along with the MUND and TND districts, were merged to form the new PUD district. Thus, the PTD district no longer exists within the City of Stockbridge. City of Stockbridge Zoning District Conversion Chart _________________________________________________________________________ Previous Zoning District Designation Zoning District Designation Under This Unified Development Code ________________________________________________________________________ Three Mixed-Use Districts: New Mixed-Use District: PTD, Planned Town Development District MUND, Mixed-Use Neighborhood Dev. District PUD, Planned Unit Development TND, Traditional Neighborhood Development ________________________________________________________________________ THE P.U.D. DISTRICT (Slide #3) Section 2.4.14 of the UDC lists numerous requirements for PUD zoning. Among them are the following: 1. Area. The minimum area that is required for a PUD District shall be three (3) contiguous acres of land. 2. Uses. Each PUD final development plan must include at least two (2) different uses and / or two (2) types of varied housing options. (in addition, the table within Section 2.4.13(B) lists the types of permitted retail and business uses as being any use that is permitted in the OI, C-1, and C-2 districts. F. PUD Master Development Plan Approval Request. A master development plan which incorporates the comments and modifications made by the community development department in its review of the preliminary concept plan shall be submitted with the application for rezoning. COUNCIL ACTIONS ON OTHER PROPERTIES HAVING DEVELOPMENT AGREEMENTS (Slide #1) In recent years, the Stockbridge City Council has been consistent in its treatment of properties that were subject to development agreements. For Zoning Modifications—Enforced or modified the development agreement terms: 1. ZM-2020-01 for Parcel #013-01019000 on Walt Stephens Road at Speer Road—Enforced the terms of a 1996 development agreement for Brentwood Subdivision, where Pulte Group proposed to build a mixed residential development on 155.2 acres in MFR. 2. ZM-2022-01 for Parcel #S07-01006005 on Brush Creek Court, Original—Modified the terms of the 2001 development agreement for Brush Creek Commons to allow Pivotol Enterprises to build a townhome development on 15.895 +/- acres in the MFR district. 3. ZM-2024-01 for Parcel #S07-01006005 on Brush Creek Court, Phase 1—Further modified the terms of the 2001 development agreement to allow Pivotol Enterprises to build Phase 1 of Brush Creek Commons. COUNCIL ACTIONS ON OTHER PROPERTIES HAVING DEVELOPMENT AGREEMENTS (Slide #2) For Rezonings—Gave a fresh start, free from the development agreement terms: 1. RZ-2019-04 & RZ-2020-01 for Parcel #032-01026000 by TPA Residential on Hudson Bridge Drive—The terms of a Walmart Development Agreement and Master Plan for this parcel, which was annexed into the City of Stockbridge in 2002, were determined to be not applicable in rezoning this parcel, containing 20.367+/- acres, from C-2 to MUND to allow for a development with townhomes and commercial uses. The applicant withdrew its RZ-2019-04 application and returned to file RZ-2020-01 for a purely townhome development, but that application was denied by City Council. 2. RZ-2022-08 for Parcel #032-01026000 on Hudson Bridge Drive—The same action was taken for Carter Acquisitions, LLC, who sought to rezone the property from C-2 to MUND to build an apartment community on 20.367 +/- acres. COUNCIL ACTIONS ON OTHER PROPERTIES HAVING DEVELOPMENT AGREEMENTS (Slide #3) For Rezonings—Gave a fresh start, free from the development agreement terms. 3. RZ-2024-01 for Parcel #032-01026000 on Hudson Bridge Drive—The same action was taken to allow Lennar Georgia, LLC to rezone the property from C-2 to MFR to build a townhome community on 20.367 +/- acres. 4. RZ-2023-05 for Three Parcels on Davidson Parkway at Walter Way. The terms of a 2003 Development Agreement with DRA Development for Northbridge Crossing were determined to be not applicable upon the rezoning of this property from C-3 to PUD to allow the applicant, D. R. Horton, Inc., to build a mixed-use development, Branford Crossing, on 78.864+/- acres. CONCLUSIONS (Slide #1) Based on the foregoing information, the following conclusions are drawn for Appeal Case #AP-2026-01: 1. The subject property still consists of two parcels, even though the Planning Commission approved their recombination into one parcel. That is because the applicant apparently has not had the recombination plat recorded so that the Tax Assessors’ Office can update its property tax records. Yet, the applicant proposes building his proposed development over both parcels to include both the commercial and residential uses. His Special Use Permit application must, therefore, include a site plan for both parcels, even though the gas station would only be built on the smaller parcel. CONCLUSIONS (Slide #2) 2. The property’s future land use designation of Low-Density Residential does not allow commercial uses; thus, a Comprehensive Plan amendment would be needed. 3. The enforcement of the Development Agreement for the Pine Grove Community, as including the subject property (which was part of the commercial component), as well as the Development Agreement for the subsequent Pine View Subdivision, were based on the property being zoned as PTD, not PUD; thus, both Development Agreements no longer apply to the subject property. 4. The existing two parcels comprising the subject property, in their current configureations, did not exist at the time of the rezoning of the parent property to PTD and the preparation of the Pine Gate Development Agreement. That means that the parcels were later subdivided from the parent property. Thus, the PTD zoning and the Pine Gate Development Agreement no longer apply to the subject property. CONCLUSIONS (Slide #3) 5. Although the Development Agreement for the Pine View Subdivision, which was prepared after most of the Pine View Subdivision had been developed, stated that its terms are still in force for the remainder of the original Pine Grove property (including the subject property, representing the “Commercial Tract”), that was based on the property being remained zoned as PTD. 6. When the new Zoning Map and Overlay Map were adopted by City Council on March 14, 2022 via Ordinance #OR22-497, it included the new PUD zoning district, which replaced the former PTD zoning district (as well as the former MUND and TND zoning districts). Therefore, the PTD zoning district no longer exists. Further, the new Zoning Map showed the subject property as now being zoned as PUD. CONCLUSIONS (Slide #4) 7. The City Council has consistently enforced the terms of development agreements for properties whose applicants sought zoning modifications rather than rezonings for their properties, whereas the City Council has determined that development agreements for properties whose applicants sought to rezone their properties were no longer applicable. 8. In the applicant’s Special Use Permit Application, he acknowledges that the property is zoned as PUD. STAFF RECOMMENDATIONS (Slide #1) In view of the conclusions above, the Staff makes the following recommendations for Appeal Case #AP-2026-01: 1. DENIAL of the applicant’s appeal via AP-2026-01. 2. Confirmation of the accuracy of the Zoning Verification Letter that was prepared for the subject property on March 27 2026, which states that the subject property is zoned as PUD. 3. Confirmation that the Development Agreement for the Pine Grove Community, the Development Agreement for the Pine View Subdivision, and the PTD Ordinance all no longer apply to the subject property. STAFF RECOMMENDATIONS (Slide #2) 4. Confirmation that the applicant must take the following actions in developing the subject property if the proposed development project is to include a gas station, other commercial uses, and residential uses all within a combined site plan encompassing both parcels: a. Have a recombination plat recorded to enable the property to become one parcel. b. Apply for a Special Use Permit for the proposed gas station. c. Apply for a Comprehensive Plan amendment to assign a new future land use designation to the property to allow for both commercial and residential uses at the appropriate density. J a yd en L . W i l l i a ms MAYOR L a Kei s h a G a n Di s t r i c t 1 A n twa n C l o u d Di s t r i c t 2 Kyl e D. B er r y, S r. City of Stockbridge Planning & Zoning Division Of Community Development 4640 North Henry Boulevard Stockbridge, GA 30281 Di s t r i c t 3 Yolanda B arber Ryan Anderson DIRECTOR D i s tri ct 4 E lton A lexander Shawn Edmondson Ma yo r P r o Te m /D i s tri ct 5 CITY MANAGER 3/27/2026 RE: ZONING VERIFICATION LETTER FOR PARCELS #047-01016001, 028-02021005 Dear Mr. Patel, This letter is in response to your request for verification of zoning for the properties identified by Parcel IDs #047-01016001 and 02802021005. Based on the City of Stockbridge’s official zoning map, the subject properties are zoned as PUD (Planned Unit Development) and falls within the PMU (Parkway Mixed Use) Overlay District, which supersedes the PUD designation in the event of any conflict. Further information about the PUD and PMU districts, including a list of all permitted and special uses, can be found on Pages 50 and 59, respectively, of the Stockbridge Unified Development Code (UDC), or at the link above. Under current zoning regulations, two of the three proposed uses, i.e., convenience stores and gasoline service centers, are allowable on the properties of interest, provided that the applicant receives a special use permit for each proposed use pursuant to Section 3.2.14. of the Stockbridge UDC. Furthermore, the proposed use of a shopping center development allows any retail or commercial use permitted in either the C1 (Neighborhood Commercial), C2 (General Commercial), or OI (Office Institutional) Districts, subject the conditions listed under the PMU Overlay District. For a succinct summary of generally allowable uses for each zoning district, please see Section 3.1. of the Stockbridge UDC. Please note that this letter serves only as a verification of compatible zoning, and it is possible your use may require meeting additional State and local regulations before obtaining a business license. Further requirements may be needed to approve the use at this location, such as permits from agencies, including, but not limited to, the State of Georgia Department of Community Health, Fire Inspection, etc. This zoning verification excludes other information which may apply to the subject property, such as grandfathered uses without a City Council ruling; official interpretations by any entity or official other than the City Council; variances, interpretations, and conditional uses granted by any entity or official other than the City Council; special restrictions on certain uses within the general zoning ordinance; setbacks, buffers, and construction standards in the general zoning ordinance; and requirements and restrictions imposed in the general zoning ordinance by any overlay district. Please note that zoning codes and regulations are subject to change. If you have any questions concerning this matter or if I can be of any further assistance, please contact me at 678-833-3332 or via email at breilly@stockbridgega.org. Respectfully, Brennen Reilly, GIS Analyst/Planner II https://stockbridgega.org/departments/community-development JUNE 8, 2026 ✔ Ryan Anderson Community Development APPEAL CASE #AP-2026-01. Consideration of an appeal of the completed Zoning Verification letter (ZVL) for two parcels at the southwest corner of East Atlanta Road and Stagecoach Road, including Parcel #047-0016001 with 2.64 acres and Parcel #029-02021005 with 10.88 acres. Applicant: Newton Galloway, Attorney. Property Owner: Samir Patel. The ZVL was completed on March 27, 2026, and the applicant filed the appeal on April 19, 2026. The City Council deferred this case at their May 11, 2026 meeting. Mr. Patel wants to build a gas station, a commercial building with several tenants, and townhomes on the property. The ZVL states that the property is zoned as PUD, but the applicant believes that it is still zoned as PTD (a PUD predecessor) and that it is still governed by a 2001 Development Agreement. PUD zoning requires a Special Use Permit for a gas station and convenience store, while the PTD zoning did not. The Planning Commission had approved the recombination of the two parcels into one parcel on February 27, 2020, but the applicant still has not submitted a copy of the recorded plat; yet, the site plan shows only one parcel. Staff Recommendation: Denial. ✔ $0.00 APPEAL CASE #AP-2026-01. DENIAL. MEMORANDUM OF UNDERSTANDING BETWEEN CITY OF STOCKBRIDGE AND HENRY COUNTY, GEORGIA THIS MEMORANDUM OF UNDERSTANDING (“MOU”) is made and entered into this ________ day of ______________, 2026 (“Effective Date”), by and between the City of Stockbridge, Georgia, a municipality established under the Laws of the State of Georgia (“City”) , and Henry County, Georgia, a political subdivision of the State of Georgia (“County”), known collectively as the “Parties,” and clarifies the roles and responsibilities of the Parties regarding the public transit service along the fixed route. WHEREAS, County, acting by and through its Henry County Transit Department, is introducing public transit service along a fixed route from McDonough to Stockbridge with defined stops for passengers to load and unload (See Exhibit “A,” Fixed Route Map, attached hereto and incorporated herein); and WHEREAS, the service will travel along various streets owned by the City; and WHEREAS, such service will require signs delineating the bus stops to be placed within the City-owned right-of-way; and WHEREAS, the City desires such services for the use of its citizens, and desires to assist the County with the placement of bus stop signs. NOW, THEREFORE, for and in consideration of the mutual promises and the covenants contained herein, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows: I. Purpose This Memorandum of Understanding (MOU) is intended to provide a framework for cooperation between County, acting through its Henry County Transit Department, and the City in locating bus stop signs within right-of-way owned by the City where required to provide fixed route transit service. Per City of Stockbridge Title 12 – Unified Development Code, Chapter 4 Development Standards, Section 4.8.22 – Encroachment on public rightsof-way, structures are prohibited in the City-owned right-of-way. This MOU serves as an agreement between the City and the County to allow bus stop signs in city owned rights-ofway. II. Background The City of Stockbridge Title 12 – Unified Development Code, Chapter 4 Development Standards, Section 4.8.22 – Encroachment on public rights-of-way states the following: No building, structure, fence, service area, parking facility/area, loading area, except driveways shall be permitted to encroach on public-right-of-way. All permanent structures or inorganic objects that are placed near, but not within the right-of-way, shall be located as to not obstruct, hinder, or impede the view or movement of pedestrian and vehicular traffic as to become a nuisance, danger or hazard to the public. It is a standard transit industry practice to place bus stop signs within public right-of-way to identify designated transit locations and alert motorist awareness of transit activity and anticipate stops. Additionally, permanent signs increase safety during boarding and disembarking. Therefore, County is requesting a variance from the City to install bus stop signs within City-owned rights-of-way. III. Roles and Responsibilities County or their designated contractor(s) will be responsible for: • • • Fabrication of all bus stop signs Installation of all bus stop signs as to not obstruct, hinder, or impede the view or movement of pedestrian and vehicular traffic as to become a nuisance, danger or hazard to the public Ongoing maintenance of all bus stop signs Henry County Transit will design and install all bus stop signs in compliance with the Atlanta Regional Commission Regional Unified Bus Stop Signage Installation Plan Set, dated March 2018. City will be responsible for: • IV. Permitting Henry County Transit to install bus stop signs in city owned right-of-way Term The term of this MOU shall be from the Effective Date of this MOU, as stated above, until such time as the fixed route transit service, as contemplated in Exhibit “A,” ceases to operate. However, this MOU shall automatically renew on an annual basis on the anniversary date of this MOU. V. Termination This MOU shall automatically terminate upon the cessation of the fixed route transit service, as contemplated in Exhibit “A.” VI. Notices All notices, demands and request which may be required to be given by one Party to the other shall be in writing and shall be deemed to have been properly given when postage sent prepaid by registered and certified mail (with return receipt requested) addressed as follows: VII. City: ___________________________ ___________________________ ___________________________ County: Kevin Johnson, Deputy County Manager 140 Henry Parkway McDonough, GA 30253 With copy: Taleim Salters, Transit Director 530 Industrial Parkway McDonough, GA 30253 Amendments and Modifications Changes to this MOU may be requested by any Party at any time by written notice to the other Parties’ signatory of this MOU. Such changes are mutually agreed upon by and between the Parties and shall be incorporated in written amendments to this MOU executed in the same manner as original MOU approval. VIII. Governing Law This MOU shall be governed by the laws of the State of Georgia. IX. Waiver and Enforceability In the event that the terms and conditions of this MOU are not strictly enforced by either party, such non-enforcement will not act as or be deemed to act as a waiver or modification of this MOU, nor will such non-enforcement prevent such party from enforcing each and every term of this MOU thereafter. If any term or provision of this MOU is held invalid or unenforceable, the remainder of this MOU will be considered valid and enforceable to the fullest extent permitted by law. X. Entire Agreement This MOU constitutes the final agreement between the parties. It is the complete and exclusive expression of the parties’ agreement on the matters contained in this MOU. All prior and contemporaneous negotiations and agreements between the parties on the matters contained in this MOU are expressly merged into and superseded by this MOU. The provisions of this MOU cannot be explained, supplemented or qualified through evidence of trade usage or a prior course of dealings. In entering into this MOU, neither party has relied upon any statement, representation, warranty or agreement of any other party except for those expressly contained in this MOU. There are no conditions precedent to the effectiveness of this MOU, other than any that are expressly stated in this MOU. [SIGNATURES ON THE FOLLOWING PAGE] IN WITNESS WHEREOF, the Parties state and affirm that the signatories hereto are duly authorized to bind their respective entities designated below as of the day and year indicated. Jayden Williams, Mayor Date Attest: ______________________ City Clerk Carlotta Harrell, Chair Attest: ____________________________ Stephanie Braun, County Clerk Date Creekwood Estates Southbridge Sunset Hills Dove Rest N Hen E A tlanta Rd Maple Grove Ridge r y B lv Bridgewood d 675 5 6 7 138 Old South 3 138 8 9 Stockbridge 10 2 Pinehurst 75 11 75 Lake Spivey Golf Club 13 Lake Spivey Lake Spivey Estates Eagle's Landing Country Club Lake Jodeco 16 Chestnut Lake Estates Vantor, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/ NASA, USGS, EPA, NPS, USDA, USFWS Henry County Transit Fixed Route Stops Proposed in Stockbridge Right-of-Way (2, 3, 11 ,13 & 16) and GDOT Right-of-Way (5 - 10) Note: All stops will be a bus stop sign only. Legend Stops Direction NB SB 0 0.5 1 2 Miles ¯ June 08, 2026 ✔ Shawn Edmondson Executive Proposed Agreement: Henry County Transit Route Stops Agreement between city of Stockbridge and Henry County Transit Department on Proposed bus route for Stockbridge. Buses and routes are to managed and maintained by Henry County Transportation, not the city of Stockbridge. Attachments include a MOU and a proposed Henry County Transit Fixed Route Stop map. ✔ N/A ✔ MASTER AGREEMENT TO MASTER PLAN, DESIGN AND MANAGE THE CONSTRUCTION OF TRAILS IN THE CITY OF STOCKBRIDGE, GEORGIA This MASTER AGREEMENT TO MASTER PLAN, DESIGN AND MANAGE THE CONSTRUCTION OF TRAILS IN THE CITY OF STOCKBRIDGE (“Agreement”), made this ________ day of __________________2026, by and between the City of Stockbridge, Georgia, a municipal corporation of the State of Georgia, (“City”) and the 'PATH Foundation, Inc. ("PATH"), shall constitute the terms and conditions of a Master Agreement under which PATH shall provide for the planning, designing and construction management of greenway trails in the City. WHEREAS, the City Council has determined that the presence of a greenway trail network throughout the City will provide an alternative transportation system which will enhance the air quality, reduce highway congestion, reduce fossil fuel consumption, promote health and public safety, and generally improve the quality of life in Stockbridge, Georgia; and WHEREAS, the City Council has further determined that the introduction of a greenway trail system will promote economic growth, appreciation of property values, and tourism in the City; and WHEREAS, PATH Foundation was formed and organized in 1991 as a 501(c)(3), nonprofit organization with a mission to develop a system of interlinking multi-use trails through metro Atlanta for commuting and recreational uses; and WHEREAS, PATH has a lean administrative structure, and a demonstrated record of trail planning, design and construction on numerous projects involving the metro Atlanta area; showing its ability to complete projects on schedule, under budget, while leveraging significant local funding; and WHEREAS, PATH’s area of expertise includes without limitation, planning, routing, detailed design, project management, coordination, land or easement acquisition, financing and performance of any or all other acts necessary or incidental to successful completion of greenway trails, cycle tracks, shared-use paths and other high-quality bicycle and pedestrian projects; and NOW THEREFORE, for and in consideration of the mutual covenants and agreements set forth herein, the value and sufficiency of which are hereby acknowledged, the City and PATH hereby agree as follows: ARTICLE I. MASTER AGREEMENT This Agreement is a master agreement that sets forth the basic terms and conditions pursuant to which PATH shall perform work for the City. The particular terms for each project shall be approved by City Council and agreed to by both parties as set forth in an agreement relating to such project (“Project Agreement”). Each Project Agreement shall incorporate the terms of this Agreement to the extent they are not inconsistent with the terms and conditions of the Project Agreement. ARTICLE II. CONTRACT TIME A. The term of this Master Agreement shall commence upon execution and shall expire at midnight on the first date of which all Project Agreements have expired or terminated; provided, however, that in no event shall the term of this Master Agreement exceed five (5) years from the date of execution. Following expiration as provided above, the parties may extend this Agreement upon mutually agreeable terms and conditions. B. If at any time this Master Agreement is determined by a court of competent jurisdiction to be subject to the provisions of O.C.G.A. § 36-60-13, then the term of this Master Agreement shall revert to an annual term subject to renewal by agreement of the parties, unless it is terminated by the City with thirty (30) days’ written notice to PATH. C. The parties hereto agree that to the extent that the term of any Project Agreement exceeds one (1) years, then the Project Agreement shall comply with the provisions of O.C.G.A. § 36-60-13. ARTICLE Ill. PAYMENT A. Services. If applicable, the City shall pay PATH for basic services based on the schedule set forth in the applicable Project Agreement. B. Reports and Invoices. PATH shall submit monthly reports and invoices to the City which reference the relevant Project Agreement, indicate items with unit cost, percentage of work completed to date, amount previously billed, current month's invoice, all relevant supporting documentation and such other documentation as may be requested by the City’s Finance Director. C. Payment upon Termination. In case of termination of this Agreement or any Project Agreement before the completion of the work, PATH will be paid only for work completed as of the date of termination as determined by the City, if PATH is being paid for any services under the Project Agreement(s). ARTICLE IV. SCOPE OF WORK A. Obligations of PATH. PATH agrees to provide all services necessary to: 1. Identify property to be acquired by the City to implement particular projects in accordance with this Agreement and any Project Agreement, and oversee coordination of such acquisition (including, but not limited to, conducting meetings with property owners, coordinating creation of acquisition plats and legal description with surveyor), as may be requested by the City. Page 2 of 8 2. Assist City personnel in seeking and obtaining funding for trail projects. 3. Provide expertise and guidance to the City during all phases of greenway trail development for which a Project Agreement has been approved. 4. When an approved Project Agreement is in place, act as single point source of responsibility, as the City's designee, acting under the supervision of a representative of the City (“City Representative”), during the preliminary planning of greenway trails as well as any construction and development which is covered by a Project Agreement. 5. Provide adequate professionally certified staff to effectively supervise all initial planning phases of trail development and any pending Project Agreements. B. Obligations of the City. The City agrees to: 1. Identify staff members from the Special Projects, Traffic Engineering, Parks, and Public Works Departments, as well as essential personnel from other Departments and allocate time for them to represent the City during initial planning phases and the execution of Project Agreements. 2. Make City maps, studies, plans, etc., available to the design team at no charge during the development of trails; provided, however, that the City makes no representations or warranties as to the accuracy of said maps, studies, plans, etc. 3. Make City-owned right-of-way available for the development of greenway trails, subject to review and approval of routes by the City Council. 4. Use its best efforts to acquire property identified by PATH as necessary to implement particular projects in accordance with this Agreement and any Project Agreement. 5. Provide facilities for and co-host public meetings, as required, during the planning and design of the trail system. 6. Provide in-kind services to the design and construction team as specified in each Project Agreement. These services may include plan review, permits and inspections, dumping fees at City-owned facilities where the facility accepts the items tendered, pick up of vegetative debris at roadside, street signs and striping, and water and/or sewer tap fees if irrigation and restrooms are installed. 7. If applicable, furnish funding for the project as set forth in the Project Agreement. Page 3 of 8 ARTICLE V. GENERAL CONDITIONS A. Accuracy of Work. PATH shall be responsible for the accuracy of the work and any error and/or omission made by PATH in any phase of the work under this Agreement; provided, however, PATH shall not be responsible for ongoing routine maintenance of any project constructed under this Agreement. B. Additional Work. If PATH is asked by the City to perform work beyond the scope of this Agreement or any individual Project Agreement for which payment is desired, PATH shall notify the City in writing, state that the work is considered outside the basic scope of work of this Agreement, give a proposed cost for the additional work, and obtain approval in writing from the City prior to performing such additional work. The City shall in no way be held liable for any work performed under this section which has not first been approved in writing by the City. C. Ownership of Documents. Absent a provision to the contrary in a Project Agreement, all documents are and remain the property .of the City, and PATH agrees that the City may reuse any and all documents described herein in its sole discretion without first obtaining permission of PATH and without any payment of any monies to PATH therefor; provided, however, any reuse of the documents by the City on a different site shall be at its risk, and PATH shall have no liability where such documents are reused on another project. D. Successors and Assigns. The City and PATH each binds itself and its partners, successors, executors, administrators, and assigns to the other party to this Agreement and to the partners, successors, executors, administrators, and assigns of such other party, in respect to all covenants of this Agreement. Except as above stated, neither the City nor PATH shall assign, sublet, subcontract, or transfer its interest in this Agreement without the written consent of the other. Nothing herein shall be construed as creating any personal liability on the part of any officers or agents of the City, nor shall it be construed as giving any right or benefits hereunder to anyone other than the parties to this Agreement. E. Licenses, Standards, and Qualifications. PATH shall meet any and all licensing requirements, standards and/or other qualifications necessary to perform the work described in Article IV A herein. F. Termination of this Agreement. The City or PATH may unilaterally terminate this Agreement, in whole or in part, for convenience, or because of failure of either of them to fulfill the obligations herein in any respect. The termination of this Agreement shall have no effect on the term of any and all Project Agreements; provided, however, that the City may unilaterally terminate any or all Project Agreements, in whole or in part, for its convenience, or because of PATH's failure to fulfill its obligations therein in any respect. The City or PATH shall terminate by delivering to the other party, with at least thirty (30) days’ written notice, a Notice of Termination specifying the nature, extent, and effective date of termination. PATH shall be paid for services rendered up to the date of termination, if applicable, in accordance with the schedules set out in the applicable Project Agreement. The Notice of Termination shall be sent to PATH and the City, addressed as follows: Page 4 of 8 If to PATH: PATH Foundation, Inc. 160I West Peachtree Street Atlanta, Georgia 30309 If to the City: City of Stockbridge 4640 North Henry Blvd. Stockbridge, GA 30281 Attention: City Manager – Shawntez Edmondson With a copy to: Quinton G. Washington City Attorney, City of Stockbridge 260 Peachtree Street Suite 1600 Atlanta, Georgia 30303 All notices sent to the above address shall be binding upon PATH unless said address is changed by PATH in writing to the City. G. Indemnification Agreement. To the fullest extent permitted by law, PATH shall indemnify, defend, and hold harmless the City from and against any third-party claims, causes of action, liabilities, injuries, damages, losses, and expenses, including but not limited to, attorney’s fees, arising out of or resulting from PATH’s gross negligence or willful misconduct. The indemnity obligations contained in this paragraph shall survive the expiration or termination of this Agreement. To the fullest extent permitted by law, the City shall indemnify, defend, and hold harmless PATH, its members, partners, successors, assigns, officers, directors, agents, representatives, and employees from and against any claims, causes of action, liabilities, injuries, damages, losses, and expenses, including but not limited to, attorney’s fees, arising out of or resulting from the performance of work or services under this Agreement, including but not limited to, third party claims for property damage or personal injury, or Hazardous Substances or Environmental Conditions. Notwithstanding the foregoing, the City shall not be obligated to indemnify, defend, or hold harmless PATH from any claims, causes of action, liabilities, injuries, damages, losses, or expenses arising from PATH’s gross negligence or willful misconduct. The indemnity obligations contained in this paragraph shall survive the expiration or termination of this Agreement. H. Insurance. At the time of execution of this Agreement, PATH shall furnish Certificates of Insurance from companies doing business in Georgia or written evidence or selfinsurance that is acceptable to the City covering: 1. Statutory Workers' Compensation Insurance and Employer’s Liability with limits of at least $1,000,000 each accident/$1,000,000 each employee by disease and $1,000,000 policy limit by disease. Include an Alternate Employer’s Endorsement listing Page 5 of 8 the City as the alternate employer or proof that PATH is not required to provide such coverage under Georgia law. PATH agrees to confirm that all subcontractors likewise carry statutory Workers’ Compensation insurance, and to provide confirmation of such to the City. This policy shall contain a waiver of subrogation in favor of “City of Stockbridge, Georgia, its appointed and elected officials, departments, agencies, boards, commissions, officers, agents, employees and volunteers” for losses arising from work performed under this Agreement by or on behalf of PATH. 2. Professional liability insurance on the services in this Agreement with a minimum limit of one million dollars ($1,000,000). 3. Comprehensive liability insurance covering all operations and automobiles: a. With minimum limits of $100,000/$300,000 bodily injury; and b.With minimum limits of $100,000 property damage. 4. Commercial General Liability insurance covering liability arising from premises, operations, products-completed operations, personal and advertising injury, and liability assumed under an insured contract (including the tort liability of another assumed in a business contract) with limits of at least $1,000,000 each occurrence. The City of Stockbridge, Georgia, its elected and appointed officials, employees, volunteers, boards, and authorities shall be named as an “Additional Insured” on this policy. PATH may meet the insurance limits set forth herein with any combination of primary and umbrella/excess liability insurance. This insurance shall apply as primary and non-contributory insurance with respect to any other insurance of self-insurance programs afforded by the City. All insurance provided by PATH shall be written by companies that have a rating of A-VII or better by the A.M. Best Company. By requiring insurance herein, the City does not represent that coverage and limits will necessarily be adequate to protect PATH and such coverage and limits shall not be deemed as a limitation of PATH’s liability to the City under this Agreement. PATH waives all rights against the City, its elected and appointed officials, employees, volunteers, boards, and authorities for recovery of damages to the extent these damages are covered by commercial general liability, auto liability (or under any applicable auto physical damage policy), Workers’ Compensation or commercial umbrella liability insurance maintained pursuant to this Agreement. Certificates of insurance shall be executed in accordance with the following provisions: Page 6 of 8 1. Certificates to contain policy number, policy limits and policy expiration date of all policies issued in accordance with this Agreement; 2. applies; 3. Certificates to contain the location and operations to which the insurance Certificates to contain the following clause: “Re: Change or Cancellation. Policy will not be changed or cancelled without ten (10) days’ prior notice to the City of Stockbridge, as evidenced by return receipts of registered or certified letters.” I. Non-Discrimination. During performance of this Agreement, PATH shall not discriminate against any employee or applicant for employment because of race, color, religion, sex, sexual orientation, gender, national origin, age, disability, or military or veteran status, or any other status or classification protected by applicable federal, state and local laws. This practice shall apply to all terms and conditions of employment, including but not limited to, hiring, placement, promotion, termination, layoff, recall, transfer, leave of absence, compensation, and training. PATH shall undertake equal employment opportunity efforts to ensure that applicants and employees are treated without regard to their race, color, religion, sex, sexual orientation, gender, national origin, age, disability, or military or veteran status, or any other status or classification protected by applicable federal, state and local laws. PATH's equal employment opportunity efforts shall include, but not be limited to, all terms and conditions of employment, including but not limited to, hiring, placement, promotion, termination, layoff, recall, transfer, leave of absence, compensation, and training. PATH shall, in all solicitations or advertisements for employees placed by, or on behalf of PATH, state that all qualified applicants will receive consideration for employment without regard to their race, color, religion, sex, sexual orientation, gender, national origin, age, disability, or military or veteran status, or any other status or classification protected by applicable federal, state and local laws. PATH shall cause the foregoing provisions to be inserted in all subcontracts for any work covered by the Agreement so that such provisions will be binding upon each subcontractor, provided that the foregoing provisions shall not apply to contracts or subcontracts for standard commercial supplies or raw materials. J. City Representative. The City shall designate the City Representative through whom PATH will contact the City. The City Representative shall be consulted and his/her written recommendation obtained before any request for additional work is presented to City Council. All payments to PATH shall be submitted to and approved by the City Representative in accordance with the payment provision set forth herein. Page 7 of 8 K. PATH's Status. The relationship between the City and PATH shall be that of owner and independent contractor. Nothing contained in this Agreement shall be construed to constitute PATH or any of its employees, agents or subcontracts as a partner, employee or agent of the City or as the City's exclusive contractor for greenway trail development. The City may, in its sole discretion, engage other contractors for greenway trail development within the City. L. Sole Agreement. This Agreement constitutes the sole agreement between the parties. No representations oral or written not incorporated herein shall be binding on the parties. No amendments or modifications of this Agreement or any Project Agreement shall be enforceable unless approved by action of the City Council. All Project Agreements shall be approved by action of the City Council. M. Governing Law. The governing law of this Agreement shall be laws of the State of Georgia. Venue for any action arising under this Agreement shall lie exclusively in Henry County, Georgia. N. No Waiver of Immunity. Nothing in this Agreement shall be construed as a waiver of the City’s sovereign or governmental immunity, which is hereby expressly reserved. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed on the day and date hereinabove written. CITY OF STOCKBRIDGE: PATH FOUNDATION, INC.: ____________________________ Shawntez Edmondson City Manager, City of Stockbridge ____________________________ Greta DeMayo Executive Director, PATH Foundation, Inc. ATTEST: ATTEST: _____________________________ Cassandra Lester Interim City Clerk, City of Stockbridge _____________________________ APPROVED AS TO FORM: _____________________________ Quinton G. Washington City Attorney, City of Stockbridge Page 8 of 8 June 8, 2026 ✔ ✔ Decius T. Aaron Public Works Council consideration to approve the new Master Services Agreement (MSA) for coordination between PATH and the City of Stockbridge. PATH has added their new joint “Indemnification Agreement” text which is the only change they are suggesting for the new MSA with Stockbridge. The City Council has determined that the presence of a greenway trail network throughout the City will provide an alternative transportation system which will enhance the air quality, reduce highway congestion, reduce fossil fuel consumption, promote health and public safety, and generally improve the quality of life in Stockbridge. ✔ $0 ✔ This Agreement is a master agreement that sets forth the basic terms and conditions pursuant to which PATH shall perform work for the City. The particular terms for each project shall be approved by City Council and agreed to by both parties as set forth in an agreement relating to such project (“Project Agreement”). Each Project Agreement shall incorporate the terms of this Agreement to the extent they are not inconsistent with the terms and conditions of the Project Agreement. Public Works recommend approval. DEPARTMENT Events Executive Police Finance Executive Finance Executive Permitting Police City Clerk Human Resources Executive Executive Executive Public Works Executive Executive Unassigned Executive CITY OF STOCKBRIDGE FY26 APPROVED PAY AND CLASSIFICATION LISTING REPORTS TO City Manager City Manager Police Major Treasurer/Finance Director City Manager Treasurer/Finance Director City Manager Community Development Director Police Chief Mayor & Council Human Resources Director City Manager City Manager City Manager City Manager Mayor & Council City Manager Unassigned Mayor & Council CLASS TITLE Events Manager Information Technology Director Police Captain Accounting Manager Communications Manager Procurement Manager Project Manager Fire Marshal Police Major City Clerk Human Resources Manager Human Resources Director Economic Development Director Community Development Director Public Works Director Treasurer/CFO Police Chief Unassigned City Manager Pay Grade 117 117 117 117 117 117 117 118 118 119 119 120 120 120 120 121 123 124 125 Min $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 74,171.44 74,171.44 74,171.44 74,171.44 74,171.44 74,171.44 74,171.44 79,363.44 79,363.44 84,918.88 84,918.88 90,863.21 90,863.21 90,863.21 90,863.21 97,223.63 111,311.33 119,975.84 127,440.35 Mid $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 94,568.59 94,568.59 94,568.59 94,568.59 94,568.59 94,568.59 94,568.59 101,188.39 101,188.39 108,271.58 108,271.58 115,850.59 115,850.59 115,850.59 115,850.59 123,960.13 141,921.95 152,204.20 162,486.44 Max $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 114,965.73 114,965.73 114,965.73 114,965.73 114,965.73 114,965.73 114,965.73 123,013.34 123,013.34 131,624.27 131,624.27 140,837.97 140,837.97 140,837.97 140,837.97 150,696.63 172,532.57 185,032.55 197,532.54 City of Stockbridge Class Specifications Job Title: Project Manager Job Summary: Under the administrative direction of the City Manager, directs, manages, supervises, and coordinates the activities and operations of the City’s capital improvement program with a primary focus on projects funded through Special Purpose Local Option Sales Tax (SPLOST), Transportation Special Purpose Local Option Sales Tax (TSPLOST), and Floating Local Option Sales Tax (FLOST). Oversees all phases of project delivery, including planning, design, procurement, construction, and closeout; ensures compliance with applicable laws, regulations, and funding requirements; coordinates assigned activities with other departments and outside agencies; and provides highly responsible and complex administrative support to the City Manager. Provides direct supervision to the Management Analyst and oversight of contractors, consultants, and project teams. Class Characteristics: This is the full-performance exempt classification level. Major Duties: The following duties are typical for this classification. Incumbents may not perform all of the listed duties and/or may be required to perform additional or different duties from those set forth below: • Assumes management responsibility for assigned capital improvement programs and projects, including SPLOST, TSPLOST, and FLOST initiatives. • Manages and participates in the development and implementation of goals, objectives, policies, and priorities for assigned programs; recommends and administers policies and procedures. • Plans, directs, coordinates, and reviews project work plans; assigns work activities, projects, and programs; reviews and evaluates work products, methods, and procedures. • Develops and executes project plans including scopes, schedules, budgets, specifications, and resource allocations. • Monitors and evaluates project progress through design review, field inspections, meetings, and reporting; ensures projects remain on schedule and within budget. • Administers and oversees procurement processes including invitations to bid (ITB), requests for proposals (RFP), and contract development. Project Manager | 06/03/2026 | Page 1 of 4 City of Stockbridge • • • • • • • • • • • Class Specifications Administers contracts and monitors performance of consultants, contractors, and vendors. Ensures compliance with federal, state, and local laws, ordinances, and funding requirements related to capital projects and special tax programs. Oversees and participates in the development and administration of project budgets; monitors expenditures and implements adjustments. Prepares technical, administrative, and financial reports including project updates, compliance reports, and presentations for executive leadership and City Council. Serves as liaison with departments, external agencies (including GDOT), contractors, and the public. Responds to and resolves difficult and sensitive inquiries and complaints related to capital projects. Reviews engineering and architectural plans and specifications; ensures compliance and recommends value engineering solutions. Supervises, trains, motivates, and evaluates assigned personnel, including the Management Analyst; provides or coordinates staff training and professional development. Maintains accurate records and documentation related to project planning, execution, and compliance. Attends and participates in professional meetings; maintains awareness of industry trends, regulations, and best practices. Performs other related duties as assigned. Knowledge, Skills and Abilities Required by the Position: • Principles and practices of program and project management. • Principles and practices of municipal budget preparation and administration. • Principles of supervision, training, and performance evaluation. • Principles and techniques of public infrastructure construction and capital project delivery. • Applicable federal, state, and local laws, ordinances, and regulations. • Public procurement and contract administration practices. • Methods and techniques of research, analysis, and reporting. • Proficiency with personal computers and Microsoft Office applications. Project Manager | 06/03/2026 | Page 2 of 4 City of Stockbridge Class Specifications • Oversee and participate in the management of complex capital improvement programs. • Plan, organize, and direct the work of staff and project teams. • Select, supervise, train, and evaluate personnel. • Analyze problems, identify alternative solutions, and implement recommendations. • Interpret and apply applicable laws, regulations, and policies. • Prepare clear and concise technical, administrative, and financial reports. • Communicate clearly and concisely, both orally and in writing. • Establish and maintain effective working relationships with those contacted in the course of work. • Exercise sound independent judgment and decision-making. Supervisory Controls: The work of this position is performed under the general supervision of the City Manager. Guidelines: Guidelines include City and departmental manuals, policies and procedures, codes, and ordinances. Complexity: This position provides effective, professional leadership, positioning the City to meet the community’s current and future needs through appropriate technologies and services. The principal duties of the position are performed in a general office environment. Personal Contacts: Contacts that typically occur with co-workers, elected officials, vendors, contractors, developers, local and state government agencies, and the general public. Purpose of Contacts: Contacts typically occur in order to give and exchange information, solve problems, resolve conflicts and provide services. Physical Demands: This work is performed indoors in an office setting and involves occasional light lifting. Work Environment: This work is performed indoors in an office setting. Supervisory and Management Responsibility: This position will supervise the work of the Administration – Management Analyst. May oversee Project Manager | 06/03/2026 | Page 3 of 4 City of Stockbridge Class Specifications consultants, contractors, and project teams. Minimum Qualifications: This position requires a Bachelor’s degree from an accredited college or university in civil engineering, construction management, public administration, business administration, or a related field. Five (5) years of progressively responsible experience in project management, capital projects, engineering, or public administration. Experience managing publicly funded capital projects (e.g., SPLOST, TSPLOST, FLOST, or similar programs. Preferred Education & Experience: Master’s degree in civil engineering, construction management, public administration, business administration, or a related field and one (1) to three (3) years of progressively responsible professional supervisor, analytical or consulting experience. Professional Engineer (PE), Engineer-in-Training (EIT), or Project Management Professional (PMP) designation. Experience in municipal government project management. Experience in infrastructure, transportation, stormwater, or utility projects. Licensures and Certifications: Possession of a valid driver’s license. Project Manager | 06/03/2026 | Page 4 of 4 City of StockBridge Organizational Chart - effective 06/04/2026 City of Stockbridge Residents Mayor & Council Boards & Authorities Executive Assistant to Mayor & Council Treasurer/CFO City Attorney City Clerk Grants Admin. Admin Asst. Deputy City Clerk Records Coordinator Accounting Manager Utilities Manager Procurement Manager Payroll Specialist Auditor Mun. Court Judge Budgt. Manager City Manager Account - AR Contract Spec. Community Dev. Director Executive Ass. Project Manager Events Director Mangemt Analyst Amphitheater Executive Ass. Recept. M. Manders Conf. Center Coordinator Events Dept. Police Chief Economic Dev. Director Executive Ass. Comm. Manager Comm. Specialist Executive Ass. Economic Dev. Coord. Downtown Human Resources Dir. HR Manager HR Generalist HR Coord. Dev. Manager Contracted Services Appointed Position New Position Vacant Position Solicitor HR ASS. Techs (2) (Publ Works) Downtown Mktg. Specialist Public Works Dir Public Works Assist. Dir. Executive Ass. IT Director Network Admin Help Desk Tech Court Admintr Dep. Court Clerk Court Assistant 06/08/2026 ✔ ✔ Dwayne Pollock City Administration Council approval to establish a new Project Manager classification within the City Manager's Office. This position is designed to strengthen the City’s capacity to effectively plan, manage, and deliver capital improvement projects funded through Special Purpose Local Option Sales Tax (SPLOST), Transportation Special Purpose Local Option Sales Tax (TSPLOST), and Floating Local Option Sales Tax (FLOST) programs. The Project Manager will be responsible for overseeing all phases of capital project delivery, including planning, design, procurement, construction, and project closeout. The position will ensure projects are completed on time, within budget, and in compliance with all applicable federal, state, and local requirements. ✔ $132,000 - Executive Budget Salary Fund ✔ Approval of the creation of the Project Manager classification reporting to the City Manager. ~Improve oversight and execution of SPLOST, TSPLOST, and FLOST-funded projects ~Enhance coordination between departments, contractors, and external agencies ~Strengthen compliance, reporting, and financial accountability for capital programs ~Provide dedicated leadership and supervision for project-related functions Funding Source: Executive Budget 100-15100-511100 (Salaries) Approval of the creation of the Project Manager classification reporting to the City Manager. Additionally, this position will provide direct supervision of the Management Analyst position, enhancing coordination, accountability, and operational efficiency within the City Manager’s Office. The creation of this classification aligns with the City’s ongoing commitment to improving project delivery, strengthening fiscal oversight of voter-approved funding programs, and supporting strategic infrastructure investments. Funding Source: Executive Budget 100-15100-511100 (Salaries) CITY OF STOCKBRIDGE GRANTS ADMINISTRATION FISCAL YEAR 2026 AWARDED GRANTS 1. GA Office of Highway Safety (HEAT) – police officers, vehicles - $268,928.00 2. GA Office of Highway Safety (HEAT) FY27 application submitted pending approval – enforcement hours for officers - $129.313.60 3. Office of Congressman David Scott - appropriation City of Stockbridge for Willow Springs Sewer Line Replacement - $746,868 4. Office of Congressman David Scott - appropriation City of Stockbridge for Willow Springs Water Line Replacement - $746,868 5. Patrick Leahy Bulletproof Vest Partnership (BVP) Program - $4,884.92 6. Georgia Power EV Infrastructure is pending with $300,000 as the maximum amount TOTAL AMOUNT AWARDED = $2,196,862.52 City of Stockbridge AGENDA ITEM MEETING DATE June 8, 2026 X FUNDING SOURCE RESOLUTION GENERAL FUND ORDINANCE FUND BALANCE CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST PUBLIC HEARING ARPA PRESENTATION GRANT BID SELECTION/AWARD HOTEL/MOTEL TOURISM TASK ORDER COUNCIL INITIATIVE CHANGE ORDER PARTNER/SPONSOR BUDGET AMENDMENT DEPARTMENT FUND BALANCE BUDGET TRANSFER BONDING PAYMENT APPROVAL ACCOUNT TRANSFER FROM: OTHER ACCOUNT TRANSFER TO: PRESENTER: DEPARTMENT: Frank S. Milazi Finance ITEM/PROJECT/EVENT: Council consideration of accepting all grants awarded to the City of Stockbridge for FY2026. Specific grants and funding amounts are listed on page 2 of this agenda form. BACKGROUND INFORMATION: Request Council to accept all Grants awarded to the city in 2026 Fiscal year APPROVALS: CITY MANAGER___________________________ Frank S. Milazi CITY TREASURER____________________________________ FINANCIAL IMPACT N/A AMOUNT $ Quinton Washington CITY ATTORNEY____________________________________ GRANTS ADMIN.___________________________________ ATTACHMENTS: 1 ITEM/PROJECT/EVENT: The city has been able to have applied and awarded grants for various services in different departments. Council must officially accept these awards in order to be compliant with grant requirements. GA Office of Highway Safety (HEAT) – police officers, vehicles - $268,928.00 GA Office of Highway Safety (HEAT) FY27 application submitted pending approval – enforcement hours for officers - $129.313.60 Office of Congressman David Scott - appropriation City of Stockbridge for Willow Springs Sewer Line Replacement - $746,868 Office of Congressman David Scott - appropriation City of Stockbridge for Willow Springs Water Line Replacement - $746,868 Patrick Leahy Bulletproof Vest Partnership (BVP) Program - $4,884.92 Georgia Power EV Infrastructure is pending with $300,000 as the maximum amount For a total amount of $2,196,862.52 BACKGROUND INFORMATION: STAFF RECOMMENDATION: Approval. Staff Signature______________________________ 2