2026-08-10 · City Council · Agenda Packet · Regular Council Meetings · Agenda Packet

STOCKBRIDGE CITY COUNCIL Mayor Jayden L. Williams At-Large Council Meeting Agenda August 10, 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, AUGUST 10, 2026 6:00 PM CALL TO ORDER INVOCATION PLEDGE OF ALLEGIANCE ROLL CALL ADOPTION OF THE AGENDA ADOPTION OF THE MINUTES 1 Adopt Work Session Minutes Dated July 01, 2026 2 Adopt Council Meeting Minutes Dated July 13, 2026 3 Adopt Special Called Meeting Minutes Dated July 17, 2026 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. OLD BUSINESS 4 Council Consideration on previously reviewed and discussed Pedestrian Bridge Consent Agenda Justification - Presented by: William Smith PUBLIC HEARING 5 ZONING MODIFICATION CASE #ZM-2026-01. (Council District 4.) Consideration of a major zoning modification request for the property at 111 Old Conyers Road to provide for changes to the previously-approved site plan for a mixed-use development, which included 160 apartment units plus groundfloor commercial space within a four-story mid-rise building, plus an underground parking garage. The development was approved via three cases by City Council on July 8, 2024. The cases included: 1) Comprehensive Plan Amendment Case #CP-2024-02, which changed the property’s future land use Page | 3 designation from Low-Density Residential to Special Purpose; 2) Rezoning Case #RZ-2024-02, which rezoned the property from SR (Suburban Residential) to PUD (Planned Unit Development); and 3) Variance Case #RZ2024-01, which allowed the approvals of three variances, as are listed below. The previous applicant for CP-2024-02, RZ-2024-02, and VR-2024-01 was Charlie Hightower, on behalf of First National Land Trust, LLC. The previouslyapproved development was not built, and now, a new applicant wishes to build a revised development. 1. Previously-Approved Variance Request #1—Variance to reduce the parking requirements according to the number of bedrooms per apartment unit, whereby studio and one-bedroom apartment units would have only 1.00 parking spaces instead of the required 1.25 parking spaces per unit, and twobedroom units would have only 1.25 parking spaces per unit instead of the required 1.75 parking spaces per unit. 2. Previously-Approved Variance Request #2--Variance to modify the groundfloor retail square footage requirement by changing the residential-to-retail space ratio from the required ratio of 75%/25% to a proposed ratio of 87.5%/12.5%. 3. Previously-Approved Variance Request #3--Variance to increase the project density from twenty-four (24) units per acre to twenty-nine (29) units per acre. The current applicant for ZM-2026-01 is Marlon Burton of Morgan, Jackson & Powell, Inc., who proposes to build a mixed-use development with 200 apartment units and 15,000 square feet of retail/commercial space within a sixstory building, plus a parking garage. For such purpose, he requests the following two zoning modifications: 1. Zoning Modification Request #1--An increase in the maximum number of residential units from 160 units to 200 units; and 2. Zoning Modification Request #2--An increase in the maximum building height from four (4) stories to six (6) stories. The zoning and future land use designation of the property would not change. The front portion of the property is located within the Parkway Mixed-Use (PMU) Overlay District. The current property owner is Solutions Development, LLC. The property is located in Land Lot 68, District 12, and it contains 6.71 +/acres within the Stockbridge City Limits. - Presented by: Ryan Anderson 6 REZONING CASE #RZ-2026-01. (Council District 4.) Consideration of a rezoning application for the property at 112 Old Conyers Road to rezone the property from the C-3 (Heavy Commercial) District to the RR (Rural Residential) District to better align the zoning of the property with the existing bed-and-breakfast operations, and to access residential resources. There are no plans to change the current operations or property footprint of the bed-and-breakfast inn that was established in 2018. Applicant: Anita Johnson. Property Owner: Marvin Johnson. Property Location: District 12, Land Lot 68, within the Stockbridge City Limits. Property Size: 3.734 +/- acres. - Presented by: Ryan Anderson August 10, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900 Page | 4 7 SPECIAL USE PERMIT CASE #SP-2026-01. (Council District 4.) Consideration of a special use permit application for the property at 112 Old Conyers Road to allow a special use permit for a bed-and-breakfast inn within the RR (Rural Residential) District. There are no plans to change the current operations or property footprint of the bed-and-breakfast inn that was established in 2018. Applicant: Anita Johnson. Property Owner: Marvin Johnson. Property Location: District 12, Land Lot 68, within the Stockbridge City Limits. Property Size: 3.734 +/- acres. - Presented by: Ryan Anderson 8 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2026-01. (Council District 4.) Consideration of a Comprehensive Plan amendment application to change the future land use designation of the property at 4231 North Henry Boulevard from Low-Density Mixed-Use to Heavy Industrial to allow for the further development of natural resources that are associated with the existing surrounding rock quarry, pursuant to Section 3.2.25 of the Stockbridge Unified Development Code (UDC). Applicant: Vulcan Lands, Inc., c/o Vulcan Materials Company. Agent: Jack Nichols of James, Bates, Brannan, Groover, LLP. Property Owner: Ekstedt Properties, LLC. Property Location: District 12, Land Lot 62. Property Size: 1.377 +/- acres. - Presented by: Ryan Anderson 9 REZONING CASE #RZ-2026-02. (Council District 4.) Consideration of a rezoning application to rezone the property at 4231 North Henry Boulevard from the C-2 (General Commercial) District to the HI (Heavy Industrial) District to allow for the further development of natural resources that are associated with the existing surrounding rock quarry, pursuant to Section 3.2.25 of the Stockbridge Unified Development Code (UDC). Applicant: Vulcan Lands, Inc., c/o Vulcan Materials Company. Agent: Jack Nichols of James, Bates, Brannan, Groover, LLP. Property Owner: Ekstedt Properties, LLC. Property Location: District 12, Land Lot 62. Property Size: 1.377 +/- acres. - Presented by: Ryan Anderson 10 SPECIAL USE PERMIT CASE #SP-2026-02. (Council District 4.) Consideration of a special use permit application for the property at 4231 North Henry Boulevard to allow for the development of natural resources, including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery, within the HI (Heavy Industrial) District. Applicant: Vulcan Lands, Inc., c/o Vulcan Materials Company. Agent: Jack Nichols of James, Bates, Brannan, Groover, LLP. Property Owner: Ekstedt Properties, LLC. Property Location: District 12, Land Lot 62. Property Size: 1.377 +/- acres. - Presented by: Ryan Anderson NEW BUSINESS 11 Request For Proposals (RFP) No. 2026-00074: City of Stockbridge Comprehensive Residential Waste Collection & Disposal Services. Start date of the contact will be February 1, 2027. - Presented by: Decius Aaron August 10, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900 Page | 5 12 Council Consideration to approve the Walt Stephens Trail Project Service Agreement: Council Consideration to approve the Walt Stephens Trail Project Service Agreement. The PATH Design Team (PATH) will provide full professional services for surveying, landscape architecture, engineering, permitting, contract administration, and construction management for the 1.1mile, ten (10) foot wide, concrete multi-use trail along Walt Stephens Road. - Presented by: Decius Aaron 13 Contract Approval For On-Call Professional Planning Services With T.S.W. Design: Council consideration of a resolution authorizing the approval of an oncall professional planning services contract with TSW Design to provide planning, zoning, redevelopment, transportation, housing, and related planning services on an as-needed basis for the City of Stockbridge. The contract will enable the City to efficiently obtain specialized planning expertise through task orders to support current and future planning initiatives. - Presented by: Ryan Anderson 14 Council Consideration to Expand DDA Boundaries The Downtown Development Authority (DDA) of the City of Stockbridge has adopted a resolution requesting that the Mayor and City Council approve an expansion of the official Downtown Development Authority District boundaries. The proposed expansion incorporates additional parcels contiguous to the existing downtown district to better align the DDA's jurisdiction with current redevelopment opportunities and the City's long-term economic development objectives. - Presented by: William Smith MAYOR'S COMMENTS (Mayor Jayden 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 August 10, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900 CITY COUNCIL WORK SESSION MEETING SUMMARY MINUTES WEDNESDAY, JULY 1ST, 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. Call to Order The Work Session Meeting of the Stockbridge City Council was called to order by Mayor Jayden L. Williams at 6:02 PM. Invocation The invocation was delivered by Mayor Williams and was followed by the Pledge of Allegiance. Roll Call Interim Clerk Lester called the roll. A quorum was established. Councilmember Gantt arrived at approximately 6:03 PM. Councilmember Berry arrived at approximately 6:08pm Adoption of the Agenda Mayor Williams called for a motion to adopt the agenda. Councilmember Barber asked to remove the following item from the consent agenda for discussion. 1|Page # 3: CITY OF STOCKBRIDGE TAD EXPANSION: SEEKING COUNCIL APPROVAL FOR A RESOLUTION TO EXPAND THE TAD MAP TO INCLUDE LARGE COMMERCIAL PARCELS IN THE REDEVELOPMENT AREAS THAT WERE NOT INCLUDED IN THE TAX ALLOCATION DISTRICT Motion to adopt the agenda as amended by Mayor Pro Tem Alexander; Seconded by Councilmember Cloud. The motion passed 4-0. Review of the Minutes Review the June 8th City Council Summary Minutes – No Action. Public Comments One Public Comment: Kathy Walker of 200 Hunting Court. Ms. Walker expressed concerns about recent construction where grading resulted in the removal of mature trees. She emphasized that young replacement trees cannot adequately replace this lost natural buffer. Walker voiced her disappointment when Councilwoman Yolanda Barber’s requests to bring this issue back for public discussion were ignored by the council. She commended Elton Alexander for his recent town hall. Ms. Walker highlighted a sewer smell noticed in the community. She reports that she was told came from the developer letting their license expire. She continued that meetings intended to address these concerns were canceled which raises serious questions about communication, oversight, transparency, and responsiveness from city officials. Presentation CITY OF STOCKBRIDGE TAD APPLICATION: SEEKING COUNCIL APPROVAL FOR A RESOLUTION TO SUBMIT APPLICATION TO THE HENRY COUNTY BOARD OF EDUCATION FOR COMMITMENT TO PARTICIPATE IN THE TAX ALLOCATION DISTRICT #1 Economic Development Director William Smith presented an overview of Tax Allocation District #1 and the process by which the City of Stockbridge would submit a formal application to the Henry County Board of Education requesting their commitment to participate in the district. Council and staff discussed the background of the TAD, with Smith clarifying that a TAD is not a built-in tax increase. Rather, as property values within the designated area increase, the incremental tax revenue generated above the established base value is captured and reinvested into the redevelopment area to fund improvements and attract capital. After the presentation the discussion moved into expanding the Tax Allocation District map to include large commercial parcels in the redevelopment areas that were not included in the Tax Allocation District #1. Continued discussion touched on the legal framework underpinning the TAD expansion. It was noted that once a redevelopment area is formally established under state law, the city gains redevelopment powers, including the authority to create a TAD, but only 2|Page within that designated area. The expansion resolution would bring in large commercial parcels that were not captured in the original TAD #1 boundary. Mr. Smith clarified “Before we present anything to the Board of Education, we wanted to expand the TAD within that boundary to give it maximum impact, the application that we put together that will go to the Board of Education, it does include those parcels. But we did not want to send the application until we have permission and consent from you all about what you want to afford – so making sure that having all those parcels included is something you want to afford.” Motion to approve the TAD application made by Mayor Pro Tem Alexader; Seconded by Councilmember Gantt. The motion passed 4-1. Councilmember Barber opposed. CITY OF STOCKBRIDGE TAD EXPANSION: SEEKING COUNCIL APPROVAL FOR A RESOLUTION TO EXPAND THE TAD MAP TO INCLUDE LARGE COMMERCIAL PARCELS IN THE REDEVELOPMENT AREAS THAT WERE NOT INCLUDED IN THE TAX ALLOCATION DISTRICT #1 This item was discussed in the above presentation. New Business TEXT AMENDMENT CASE #TX-2026-03. (CITYWIDE) CONSIDERATION OF AN ORDINANCE TO AMEND TITLE 9, CHAPTER 9.09 OF THE STOCKBRIDGE MUNICODE TO ALLOW VARIOUS CHANGES TO BE MADE FOR LICENSING AND REGULATION Business Services Manager Uneeda Smith-Sellars presented the proposed text amendment and explained that the revisions were intended to strengthen enforcement of occupational tax and business licensing requirements by establishing a graduated penalty structure for businesses that fail to comply with City regulations. Council discussed the effectiveness of the existing fee schedule and whether the current penalties provided sufficient incentive for businesses to comply. It was noted that some businesses have found it more economical to pay repeated fines than to obtain or renew the required business license, thereby undermining the City's enforcement efforts. Staff clarified that when a Code Compliance Officer issues a citation, the matter proceeds to Municipal Court where the judge has discretion to enforce the ordinance and may grant additional time for compliance. Staff further explained that courts generally rely upon the penalty schedule established by ordinance and that a clearly defined tiered fine structure would provide greater consistency in enforcement. Councilmembers discussed implementing escalating fines rather than imposing the same penalty for repeated violations. Members expressed concern that maintaining a flat $300 penalty for each offense failed to deter continued noncompliance. Staff recommended adopting a graduated penalty schedule that would increase with each subsequent violation while remaining within the limits authorized under Georgia law. 3|Page During discussion, staff advised that municipal ordinance penalties are subject to statutory limitations and recommended establishing a maximum administrative penalty of $1,800, after which the business license would be subject to revocation. Staff further recommended authorizing the City Manager to revoke a business license upon reaching the maximum penalty threshold, with reinstatement requiring approval by the City Council after exhaustion of the administrative and judicial enforcement processes. Following discussion, Council reached consensus that the initial penalty should be increased substantially to encourage prompt compliance and reduce repeat violations. Approved Tiered Fee Schedule Council approved the following graduated penalty schedule for businesses failing to comply with occupational tax and business licensing requirements: Violation Approved Fine First Violation $600 Second Violation (after 30 days) $1,200 Third Violation $1,800 After Third Violation Business License Subject to Suspension/Revocation Under the approved amendment, once the business reaches the maximum penalty of $1,800, the business license becomes subject to suspension or revocation. Reinstatement of the license would require further action by the City Council following the applicable administrative process. Motion to approve the proposed revisions and incorporating the revised graduated fee schedule as follows: • First violation: $600 • Second violation (after 30 days): $1,200 • Third violation: $1,800 • Upon the third unpaid violation, the business license shall become subject to suspension or revocation. Made by Councilmember Gantt; Seconded by Mayor Pro Tem Alexander; The motion passed unanimously 5-0. 4|Page COUNCIL CONSIDERATION OF A RESOLUTION APPROVING THE PROPOSED FLOST DISTRIBUTION SCHEDULE AND AUTHORIZING EXECUTION OF AN INTERGOVERNMENTAL AGREEMENT WITH HENRY COUNTY AND THE MUNICIPALITIES THEREIN City Attorney Megan McCulloch presented a resolution for Council's consideration approving the proposed Floating Local Option Sales Tax (FLOST) distribution schedule and authorizing the mayor to execute an intergovernmental agreement with Henry County and the participating municipalities. She explained that the proposed distribution allocates 13.28% of the municipal share to the City of Stockbridge based on an agreedupon formula utilizing 2004 population data and Georgia Municipal Association guidance, with an adjustment recognizing Hampton's population growth. Mayor Pro Tem Alexander provided additional context regarding the purpose of the legislation established under Senate Bill 33, explaining that the proposed 1% sales tax would be dedicated exclusively to reducing property taxes and would require voter approval during the November referendum. Alexander noted that, if approved by voters, the measure could substantially reduce the City's property tax millage while also providing county property tax relief for residents. He emphasized that the sales tax revenues could only be used for property tax reduction and that implementation would occur only if approved by voters. Mayor Pro Tem Alexander then thanked Henry County officials and the municipalities for collaboratively reaching the proposed distribution agreement. During discussion, Council clarified that the projected FLOST revenue would replace property tax revenue rather than generate additional revenue for the City. Staff further explained that the proposed funding structure would allow visitors and non-residents contributing through sales taxes, including hotel guests and travelers, to help offset local property taxes. Council discussed the anticipated financial benefits to both city and county taxpayers. Motion to approve made by Mayor Pro Tem Alexander; Seconded by Councilmember Berry. The motion passed 5-0. FIRST READING OF AN ORDINANCE ESTABLISHING A BLIGHT TAX Community Development Director Ryan Anderson & City Attorney Megan McCulloch presented the proposed Blighted Property Tax Ordinance, explaining that the ordinance is intended to establish a process for identifying and taxing qualifying blighted properties within the City of Stockbridge. The proposal defines blighted property through specific criteria and establishes the legal authority under state law to implement a Community Redevelopment Tax Program. Revenues generated from the tax would be dedicated exclusively to community redevelopment activities. Staff outlined the proposed enforcement process, which includes property identification, inspection, technical review, determination by the appropriate code enforcement officials, notification to the property owner, and formal designation as blighted. 5|Page Once designated, qualifying properties would be subject to a tax rate equal to ten (10) times the City's adopted millage rate, with revenues deposited into a Community Redevelopment Fund. In addition, designated properties would be placed on a public Blighted Property Registry and assessed an annual $1,500 regulatory fee. The City Attorney advised Council that revisions were still being made to merge staff's administrative recommendations with the draft ordinance presented to Council. She recommended postponing action until a second reading to ensure the ordinance was fully refined and consistent. Council expressed strong support for creating stronger enforcement mechanisms to address long-standing blighted properties throughout the city, including vacant commercial buildings, abandoned hotels, stalled construction projects, and neglected residential properties that are not owner-occupied. Councilmembers emphasized the need for an efficient enforcement process that complies with state law while minimizing unnecessary administrative delays. Discussion also included: • Clarification that the ordinance targets non-owner-occupied residential properties, commercial, industrial, and vacant structures, rather than primary residences. • The importance of establishing clear legal definitions of blight to support enforcement. • Concerns that property owners have historically paid existing fines without correcting violations, prompting discussion about whether the tax penalty should be increased beyond the proposed ten-times millage rate. Staff noted that state law permits penalties of up to twenty-five (25) times the adopted millage rate. • An estimated enforcement timeline of approximately 30 to 90 days, depending on property conditions, compliance efforts, and procedural requirements. Following discussion, Council agreed additional revisions were appropriate before adoption. A motion was made and seconded to advance the proposed Blighted Property Tax Ordinance to a second reading following incorporation of staff and legal revisions. Motion to move this to a second reading made by Mayor Pro Tem Alexander; Seconded by Councilmember Gantt. The motion passed 5-0. FIRST READING OF AN ORDINANCE ESTABLISHING SHOPPING CART CONTAINMENT AND RETRIEVAL REQUIREMENTS Motion to remove this item from the agenda made by Councilmember Gantt; Seconded by Mayor Pro Tem Alexander. The motion passed 3-1-1. Councilmember Cloud Abstained. Councilmember Barber Opposed. 6|Page CONSIDERATION OF A RESOLUTION APPROVING A MASTER INTERGOVERNMENTAL MOU FOR OFF-DUTY LAW ENFORCEMENT AND TRAFFIC CONTROL SERVICES AT THE VYSTAR AMPHITHEATER AT THE BRIDGE AND AUTHORIZING EXECUTION OF SIMILAR AGREEMENTS WITH HENRY COUNTY MUNICIPALITIES Motion to approve by Mayor Pro Tem Alexander; Seconded by Councilmember Cloud. The motion passed unanimously 5-0. Executive Session Council convened to Executive Session for the purpose of discussing real estate, legal, personnel matters and cybersecurity matters. Motion to adjourn into Executive Session made by Mayor Pro Tem Alexander and seconded by Councilmember Cloud. The motion passed 4-0. Motion to end Executive Session was made by Mayor Pro Tem Alexander and seconded by Councilmember Cloud. The motion passed 5-0. Action from Executive Session None 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 8:16 pm. Respectfully submitted by: ______________________________ ______________________________ Cassandra Lester, Interim City Clerk Jayden L. Williams, Mayor 7|Page CITY COUNCIL MEETING SUMMARY MINUTES MONDAY JULY 13, 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. CALL TO ORDER The City Council Meeting was called to order at 6:04 PM INVOCATION The invocation led by Councilmember Kyle Berry and The Pledge of Allegiance was recited by all. ROLL CALL A quorum was established. Councilmember Gantt arrived at 6:24 pm ADOPTION OF THE AGENDA Motion to adopt the agenda was made by Mayor Pro Tem Alexander; Seconded by Councilmember Cloud. The motion passed 4-0. ADOPTION OF THE MINUTES June 2, 2026 Henry County BOC Called Joint Meeting with Cities regarding TSPLOST2 Motion to adopt made by Mayor Pro Tem Alexander; Seconded by Councilmember Berry. The motion passed 4-0. 1|Page June 8th City Council Summary Minutes Motion to adopt made by Mayor Pro Tem Alexander: Seconded Councilmember Berry. The motion passed 4-0. PUBLIC COMMENTS Kathy Walker (200 Hunting Court) raised concerns about the loss of a natural buffer, ongoing construction impacts, and a lack of transparency in city communications, including the unavailability of meeting audio and public access to meeting transcripts. Jontay Holmes (206 Hunting Court) described significant structural disturbance to homes from construction activity and expressed concern about a large mound of excavated dirt behind residences posing a mudslide risk, calling for an approved buffer. Following public comments, Councilmember Barber requested a status update on the Tranquil Trails development from City Attorney or the City Manager. The City Attorney stated she had no information to provide. City Manager Shawn Edmondson reported that the developer was in the process of applying for a permit and is still in the process of doing so. Councilmember Barber inquired whether it was proper for the developer to continue moving dirt without a building permit; the City Manager confirmed that activity was a separate process that they could proceed (moving dirt) prior to the issuance of a building permit. CONSENT AGENDA Council Consideration to appoint a member to the Planning Commission: Mills Johnson was nominated as the District 1 representative to the Planning Commission. Motion to appoint Mills Johnson as the District 1 representative to the Planning Commission was made by Mayor Pro Tem Alexander and seconded by Councilmember Berry. The motion passed 4-0. OLD BUSINESS Second read of an ordinance establishing the City of Stockbridge Community Redevelopment Tax Incentive program for Blighted Properties pursuant to Article IX, Section II, Paragraph VII(d) of the Georgia Constitution and O.C.G.A. § 41-2-12, et. Seq. City Attorney Megan McCulloch presented the second reading of the Community Redevelopment Tax Incentive Program ordinance for blighted properties. The ordinance is designed as a redevelopment tool, applying only to properties meeting defined blight criteria — not broadly to any vacant property. The final version incorporated language from both the City Attorney's draft and staff's proposed version, the latter of which added a voluntary remediation agreement process. Mayor Pro Tem Alexander expressed a preference for a single compliance deadline rather than multiple, emphasizing the need to address long-standing blighted commercial properties along North Henry Boulevard. 2|Page Attorney McCulloch confirmed that a preliminary determination triggers a 45-day cure period through a voluntary remediation agreement, after which non-compliant properties proceed to a final determination and municipal court, where a judge holds authority to impose a tax rate of twenty-five (25) times the standard rate. The ordinance applies to non-owner-occupied residential and commercial properties; primary residences are excluded. Blight Determination Process and Procedures: Initiation of Action: • A determination that a property may be blighted can be initiated by: o Petition from more than five residents (not from the same household), o Resolution by the City Council, o Internal community development department findings. Preliminary Determination: • An inspection and preliminary determination phase occur when the property is assessed. Properties meeting blight criteria enter an initial phase allowing for voluntary remediation. Voluntary Remediation Agreement (Off Ramp): • Property owners may enter into a voluntary remediation agreement with the Community Development Department. This agreement allows property owners to remediate changes within an agreed timeframe. If remediation occurs timely, properties can remain eligible for tax incentives. This voluntary agreement acts as an off ramp early in the process to encourage quick resolution. Final Determination and Legal Enforcement: • If the property owner fails to comply with the remediation within the agreed period (approximately 45 days cure period), the process moves forward. This leads to a final formal determination of blight. The case can then proceed to municipal court for enforcement. The court can impose penalties such as a tax increase of up to twenty-five (25) times the regular tax on blighted properties (focused on nonowner-occupied residential and commercial properties; primary residences are excluded) Mayor Pro Tem Alexander expressed a preference for having only one off ramp in the process to avoid delays. It was recommended to set a date certain by which property owners must be 100% compliant to avoid penalties. Motion to adopt the ordinance as described, with one compliance off-ramp and final determination by a municipal court judge, was made by Mayor Pro Tem Alexander; Seconded by Councilmember Cloud. The motion passed 4-0. REQUEST TO AMEND THE AGENDA: Councilmember Barber requested an amendment to the agenda to include a discussion item. Barber moved to discuss the creation of a program similar to "Code Cares" called 3|Page "Bridge Cares.";Seconded by Councilmember Berry. The motion failed 2-0-2. Councilmember Cloud and Mayor Pro Tem Alexander abstained. NEW BUSINESS Scope Of Services Under Contract No. RFP 2024-0001 With Whitley Engineering, Inc. Community Development Director Ryan Anderson presented a proposed scope-ofservice amendment to the existing Whitley Engineering contract to implement a Home Land Disturbance Permit (HLDP) review program. Under this program, each individual unit within a master civil plan would require its own land disturbance permit, in addition to the existing plan-level LDP review, to enhance oversight of erosion and stormwater control. The amendment carries no cost to the city; property owners/developers would pay a $300 fee per unit, of which $200 is retained by the city and $100 is paid to Whitley Engineering for the individual review, not to exceed $25,000 in fees to Whitley Engineering per calendar year. Mayor Pro Tem Alexander requested that the scope of the amendment include a requirement that surrounding property owners be formally notified — by mail, using the same distance requirements as the public hearing process — prior to the issuance of any land disturbance permit no matter how long the permitting process has taken. City Manager Edmondson acknowledged that notification requirements exist in the code, and Anderson confirmed this condition would be incorporated into Whitley Engineering's review process. Councilmember Barber sought clarification on the financial impact, confirming there is no cost to the city. Motion to approve the amended scope of services under Contract No. RFP 20240001 with Whitley Engineering, Inc., including the requirement for surrounding-area notification prior to permit issuance, was made by Mayor Pro Tem Alexander; Seconded by Councilmember Cloud. The motion passed 4-1. Councilmember Barber opposed. MAYOR'S COMMENTS There were no comments. EXECUTIVE SESSION (EXEMPTIONS TO THE GEORGIA OPEN MEETINGS ACT) Council convened to Executive Session for the purpose of discussing real estate, legal, personnel matters and cybersecurity matters. Motion to adjourn into Executive Session made by Mayor Pro Tem Alexander and seconded by Councilmember Berry. The motion passed 5-0. Motion to end Executive Session and return to the meeting was made by Mayor Pro Tem Alexander and seconded by Councilmember Cloud. The motion passed 50. Mayor Williams was not present. 4|Page Action from Executive Session A motion to execute a Purchase and Sale Agreement with Phlanx Holdings LLC for property located at 101 and 102 Love Street, conditioned upon completion of due diligence and review of existing leases, was made by Councilmember Gantt and seconded by Councilmember Cloud. Discussion: Councilmember Barber asked if there was an appraisal for the property. Attorney McCulloch advised that the governing body will have an opportunity to review the appraisal during the due diligence period, which is about 75 days, and if within that time the city does not want to move forward, all the city is out is the earnest money. She further clarified that the rent rolls and the leases are a part of that due diligence period. Councilmember Barber asked: So, this is gonna have to come back to us once you receive the appraisal? Attorney McCulloch advised that “you will receive the appraisal and a summary of the rest of the due diligence items. And if you would like to see the due diligence items themselves, I'm sure that we can make those available to you.” The motion passed unanimously 5-0. ADJOURNMENT Motion to adjourn made by Councilmember Gantt; Seconded by Councilmember Berry The motion passed unanimously 5-0 The meeting adjourned at 9:53 pm. Respectfully submitted by: ______________________________ ______________________________ Cassandra Lester, Interim City Clerk Jayden L. Williams, Mayor 5|Page SPECIAL CALLED MEETING SUMMARY MINUTES FRIDAY, JULY 17, 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. CALL TO ORDER Mayor Williams called the Special Called Meeting to order at 6:00 PM. The Mayor led the invocation followed by the Pledge of Allegiance. ROLL CALL Interim City Clerk Cassandra Lester conducted the roll call. A quorum was established. Councilmember Kyle Berry arrived at 6:14 during executive session. ADOPTION OF THE AGENDA Motion to adopt the agenda made by Councilmember Gantt; Seconded by: Mayor Pro Tem Alexander Vote: Approved unanimously 4-0. EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Act O.C.G.A. § 50-14-1) Mayor Williams requested a motion to go into executive session for litigation, cybersecurity, real estate, and other matters. Motion to convene into executive session for real estate, cyber security, personnel, and litigation made by Councilmember Gantt; seconded by Councilmember Cloud. 1|Pa ge Vote: Approved unanimously 4-0 Before leaving the dais, Councilmember Gantt addressed the public, explaining that this meeting was specifically for an executive session. She clarified that she was uncertain if a vote would take place. Acknowledging the citizens from District 1, she informed them about a community meeting scheduled for August 5th at 6 PM in the City Hall chambers to discuss issues with the developers. She also noted that the citizens would receive a notification about the meeting. The Council entered executive session at 6:02 pm. The Council concluded executive session at 9:15 PM. Motion to end executive session and return to the special called meeting made by Councilmember Gantt; Seconded by Councilmember Berry: Vote: Approved unanimously 5-0. From executive session Mayor Pro Tem Alexander read the following resolution for council consideration: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STOCKBRIDGE, GEORGIA TEMPORARILY SUSPENDING CERTAIN ADMINISTRATIVE PRIVILEGES AND ACCESS OF MAYOR JAYDEN WILLIAMS, PENDING FUTURE ACTION OF COUNCIL; AND FOR OTHER PURPOSES. WHEREAS, the City of Stockbridge ("City") is a municipal corporation duly organized and existing under the laws of the State of Georgia and is charged with protecting the safety, security, and efficient operation of municipal government, including City personnel, facilities, property, information systems, and public resources; and WHEREAS, the City has adopted administrative policies governing physical security, access to non-public municipal facilities, the issuance and use of Cityowned vehicles, purchasing cards, fuel cards, and other City-issued property; and WHEREAS, the City Council has determined that certain temporary administrative measures are necessary to protect City operations, safeguard City employees, and ensure appropriate stewardship of public resources; and WHEREAS, these temporary measures are administrative in nature, do not constitute a determination regarding the merits of any allegations, and are intended solely to preserve the orderly operation of City government; and 2|Pa ge WHEREAS, nothing in this Resolution shall be construed as removing, suspending, or otherwise altering any elected office or authority granted by the Constitution or laws of the State of Georgia. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF STOCKBRIDGE, GEORGIA AS FOLLOWS: SECTION 1. SUSPENSION OF PURCHASING AND FUEL CARD PRIVILEGES. Effective immediately upon adoption of this Resolution, all City-issued purchasing card ("P-Card") and fuel card privileges issued to Mayor Jayden Williams are hereby suspended pending further action by the City Council or until otherwise authorized by the City Manager. For any trainings, events, or meetings requiring a purchase, such purchase must be pre-approved by the City Manager or his designee, and paid directly by the City. All purchases and expenses submitted for reimbursement must be processed through the Office of the City Manager, and are subject to approval by the City Manager or his designee until further action by the Council. SECTION 2. SUSPENSION OF USE OF CITY-OWNED VEHICLES. Effective immediately upon adoption of this Resolution, all privileges regarding the use and operation of City-owned vehicles issued to Mayor Jayden Williams are hereby suspended pending further action of the City Council or until otherwise authorized by the City Manager. SECTION 3. SUSPENSION OF ALL INITIATIVES OF THE OFFICE OF THE MAYOR. Effective immediately upon adoption of this Resolution, all initiatives of the Office of the Mayor are hereby suspended pending further action of the City Council or until otherwise authorized by the City Manager. SECTION 4. RESTRICTION ON ACCESS TO NON-PUBLIC AREAS. Effective immediately, Mayor Jayden Williams shall not access secured or nonpublic areas of City-owned or City-controlled facilities except: 1. as necessary to attend duly noticed public meetings or official proceedings; 2. with the prior authorization of the City Manager or his or her designee; or 3. as otherwise required by law. Nothing herein restricts access to areas generally open to the public. SECTION 5. RETURN OF CITY PROPERTY. Mayor Jayden Williams shall immediately, but in no instance later than noon, Monday, July 20, 2026, return the following City property to the City Manager,: 1. any City-issued vehicle; 2. all keys, key fobs, access cards, gate transmitters, and other access devices; 3|Pa ge 3. any City-issued fuel cards, purchasing cards, credit cards, or similar payment instruments; and 4. any additional City-owned equipment or property identified by the City Manager. The City Manager shall inventory all returned property and document compliance. If City property is not returned by the deadline established herein, the City Attorney is authorized to pursue any lawful civil or criminal remedies available to the City, including referral of the matter to the appropriate law enforcement agency for investigation of potential unlawful retention or conversion of public property, as may be authorized under applicable Georgia law, including O.C.G.A. § 16-8-4, if warranted by the facts. SECTION 6. COMMUNICATIONS WITH CITY STAFF. To protect City employees and promote orderly municipal operations, any communications by Mayor Jayden Williams directed to City employees shall be coordinated through the City Manager or the City Manager's designee unless otherwise required by law or authorized by the City Manager or City Council. Nothing in this Section prohibits communications occurring during duly noticed public meetings or otherwise required by law. SECTION 7. RESTRICTION ON NON-EMPLOYEE ACCESS. Except as otherwise authorized by the City Manager, no person accompanying Mayor Jayden Williams, who is not a City employee, contractor, or other authorized governmental representative shall be permitted access to secured or non-public areas of City facilities. SECTION 8. PRESERVATION OF LEGAL RIGHTS. Nothing contained in this Resolution: 1. constitutes a finding of misconduct; 2. limits any constitutional, statutory, or charter authority possessed by Mayor Jayden Williams; 3. waives any rights of the City or Mayor Jayden Williams under applicable law; or 4. prejudges the outcome of any pending investigation, hearing, or other proceeding. SECTION 9. ADMINISTRATIVE IMPLEMENTATION. The City Manager, City Attorney, Chief of Police, Human Resources Director, Finance Director, Information Technology Director, and all other appropriate City officials are authorized and directed to take all administrative actions reasonably necessary to implement this Resolution in a manner consistent with applicable law and City policy. 4|Pa ge SECTION 10. DURATION. The restrictions imposed by this Resolution shall remain in effect until the adoption of a subsequent resolution of Council rescinding or modifying these restrictions. SECTION 11. SEVERABILITY. If any part of this resolution is adjudged invalid, such judgment shall not affect the remainder of this resolution. SECTION 12. 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 12. EFFECTIVE DATE. This Resolution shall be effective immediately upon adoption. RESOLVED THIS 17th OF JULY, 2026. Mayor Pro Tem Alexader made a motion to temporarily suspend the administrative privileges of the Mayor and authorized the city attorney to engage an independent investigator to look into the evidence in the resolution adopted; Seconded by Councilmember Cloud. Councilmember Barber commented, "I believe in accountability. I support this. I approve." Vote: Approved unanimously, 5-0. ADJOURNMENT Motion to adjourn made by Councilmember Berry: Seconded by Councilmember Gantt: Vote: Approved unanimously 5-0. The meeting adjourned at 9:26 pm Respectfully submitted by: ______________________________ ______________________________ Cassandra Lester, Interim City Clerk Jayden L. Williams, Mayor 5|Pa ge CITY OF STOCKBRIDGE Office of the City Manager Shawn Edmondson City Manager 4640 North Henry Boulevard Stockbridge, Georgia 30281 Phone: (404) 689-6538 Email: sedmondson@stockbridgega.org [Date] Georgia Department of Transportation Office of Program Delivery Re: Notice to Proceed – Concept Development Activities P.I. No. 0020665 – Pedestrian Bridge Project To Whom It May Concern: On behalf of the City of Stockbridge, this letter serves as the City’s formal authorization and Notice to Proceed for the Georgia Department of Transportation (GDOT) to utilize the project’s earmarked funds and proceed with the concept development phase for P.I. No. 0020665 – Pedestrian Bridge Project. The City acknowledges GDOT’s estimated cost of $100,000.00 to complete the concept development phase. As this project is funded through an 80 percent federal and 20 percent local funding match, the City of Stockbridge agrees to provide its required local contribution in the amount of $20,000.00. The City will remit the required local match to the Georgia Department of Transportation in accordance with GDOT’s payment instructions and will reference P.I. No. 0020665 with the transaction. By issuance of this letter, the City of Stockbridge authorizes GDOT to initiate and proceed with all activities necessary to complete the concept development phase of the Pedestrian Bridge Project. This authorization includes the use of the project’s earmarked funds for the completion of the concept phase on behalf of the City. The City appreciates GDOT’s continued partnership and support in advancing this important transportation improvement, which will enhance pedestrian safety, connectivity, and mobility for the residents and visitors of Stockbridge. Should you require any additional information, please contact the department of Economic Development at (678) 528-9733 ext 627 or ed@stockbridgega.org. Sincerely, Shawn Edmondson City Manager City of Stockbridge cc: Finance Department Economic Development Department Project File August 10, 2026 William Smith Economic Development Council Consideration on previously reviewed and discussed Pedestrian Bridge Consent Agenda Justification This item is appropriate for the Consent Agenda because the City Council has previously reviewed and discussed the Pedestrian Bridge Project and has already approved the funding necessary to advance the project. Federal appropriations have been secured for the project, and the City has committed the required local matching funds. 0.00 ✔ Consent Agenda Justification The requested action is administrative in nature and authorizes the City Manager to issue the Notice to Proceed, allowing the Georgia Department of Transportation (GDOT) to begin the concept development phase of the project. GDOT has completed the necessary coordination and is prepared to proceed upon receipt of the City's authorization. Approval of this item will allow the project to move forward without delay and maintain the project's funding and schedule. The requested action is administrative in nature and authorizes the City Manager to issue the Notice to Proceed, allowing the Georgia Department of Transportation (GDOT) to begin the concept development phase of the project. GDOT has completed the necessary coordination and is prepared to proceed upon receipt of the City's authorization. Approval of this item will allow the project to move forward without delay and maintain the project's funding and schedule. AUGUST 10, 2026 ✔ ✔ Ryan Anderson Community Development ZONING MODIFICATION CASE #ZM-2026-01. (Council District 4.) Consideration of a major zoning modification request for the property at 111 Old Conyers Road to provide for changes to the previously-approved site plan for a mixed-use development, which included 160 apartment units plus ground-floor commercial space within a four-story mid-rise building, plus an underground parking garage. The property has a new owner, and the new applicant, Marlon Burton of Morgan, Jackson & Powell, Inc., proposes to build 200 apartment units within a nine-story building. The development was approved via three cases by City Council on July 8, 2024. The cases included: 1) Comprehensive Plan Amendment Case #CP-2024-02, which changed the property’s future land use designation from Low-Density Residential to Special Purpose; 2) Rezoning Case #RZ-2024-02, which rezoned the property from SR (Suburban Residential) to PUD (Planned Unit Development); and 3) Variance Case #RZ-2024-01. The previous applicant for CP-2024-02, RZ-2024-02, and VR-2024-01 was Charlie Hightower, on behalf of First National Land Trust, LLC. ✔ 0.00 ZONING MODIFICATION CASE #ZM-2026-01. APPROVAL WITH CONDITIONS. Henry County, GA Overview Legend Parcels Roads 294 ft Parcel ID Property Address District S24-01017000 111 OLD CONYERS RD TAD combo City/Stockbridge SSD-TAD combo Class Residential Owner Acreage 6.71 Address SOLUTIONS DEVELOPMENT LLC 131 PINE DR STOCKBRIDGE, GA 30281 Land $88,300 Value: Building $35,400 Value: Misc $0 Value: Total $123,700 Value: Last 2 Sales Date Price Reason Qual 3/14/2019 $0 VM U 12/26/2018 $62,000 XZ 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: 5/29/2026 Last Data Uploaded: 5/29/2026 3:16:30 AM Developed by Project/Case # ZMOD-2026.04.0941 Address: Parcel Number(s): 111 OLD CONYERS RD, STOCKBRIDGE, GA 30281 S24-01017000 City of Stockbridge APPLICATION FOR ADMINISTRATIVE OR ZONING MODIFICATIONS Zoning Case Number: Ordinance Case Number: The undersigned, having an interest in the property herein described respectfully request: Property Owner Authorization Form please click here SECTION I A. Administrative Modification: Minor changes are those which implement only slight alterations to the approved site design layout; which are made necessary by actual field conditions at the time of development; or which do not alter the impact of the development on nearby properties, nor the intent or integrity of the conditions as they were originally imposed. Any request for a minor change of the master development plan shall be made in written form to the Director. Furthermore, the request for a minor change shall be accompanied by copies of the revised master development plan. This does not require a public hearing, but an administrative decision by the Director of Community Development. Section 9.2.3 B. Zoning Modification (Major): Major modifications to zoning conditions include any changes to allowable uses, maximum density, maximum intensity, or compatibility requirements attached to the zoning approval as conditions of approval. This requires a public hearing by the City of Stockbridge. Section 9.2.4 List previous case number: #M SECTION II 1. Planner to be assigned during review cycle. 2. Identify the specific condition(s) being modified. State the condition number(s) and letter(s) (e.g. 2-b, 2-e) INCREASE MAXIMUM NUMBER OF RESIDENTIAL UNITS FROM 160 UNITS TO 200 UNITS. REDUCE REQUIRED PARKING TO 1 SPACE FOR EACH ONE-BEDROOM AND STUDIO APARTMENT AND 1.25 SPACES FOR EACH TWO-BEDROOM APARTMENT, TO INCREASE THE MAXIMUM NUMBER OF FLOORS TO NINE 3. Petition number of the Zoning or Use Permit to which this application applies RZ-2024-02 - CP-2024-02 VR2024-01 4. Attach a copy of Legal Description [must be metes and bounds], or complete the following information if the property is within a recorded subdivision. Is the property within a recorded subdivision? Subdivision Name: Lot Number: Yes No N/A Block Designation: Land Lot(s): District: District 4 Recorded in Plat Book: Page: Please refer to the SagesGov Council District Finder. Road Name: 111 Old Conyers Road SECTION III: Owner states under oath that he/she is the owner of the property described in the attached legal description, which is made part of this application for a Modification. First Last Primary Owner Name: SOLUTIONS DEVELOPMENT LLC Mailing Address: 131 PINE DR STOCKBRIDGE, GA 30281 City: stockbridge State: Georgia Zip: Phone #: 678-791-6260 Email: solutions13117@yahoo.com Owner Signature First Last Name of Secondary Owner Mailing Address: City: State Zip: Phone #: Email: Secondary Owner Signature SECTION IV: Applicant, if different from the owner, states under oath that: 1. The applicant is the executor or attorney-in-fact under a Power-of-Attorney for the Owner. Attach a copy of Power-of-Attorney and type name of Owner as indicated in Section III; or 2. The applicant has an option to purchase said property conditioned upon the property being granted a modification. Attach a copy of the contract and type of name of Owner as indicated in Section III; or 3. The applicant has an estate for years which permits the applicant to apply for a modification. Attach a copy of the lease and type name of the Owner as indicated in Section III. First Last Marlon Burton Morgan Jackson & Powell, Inc. Name of Applicant: Applicant's Address: 5944 Waggoner Court City: Rex State: Georgia Zip: 30273 Phone: 404-693-1739 Email: morganjacksonpowell@gmail.com Applicant Signature SECTION V: Attorney or Agent, if different from the applicant and/or owner First Last Steve Moore Attorney/Agent Name: Check One: Address: 1350 Keys Ferry Court City: McDonough State: Georgia Phone #: (770) 914-9394 Attorney Zip: 30253 Agent Email: atlpermitting@moorebass.com 2025 PLANNING & ZONING SCHEDULE (Revised on 04/23/25) CZIM & City Council meetings begin at 6:00 p.m. Planning Commission meetings begin at 6:30 p.m. All meetings are held in the Council Chamber at City Hall. “Notice of such hearing shall be provided at least 30 days prior to the quasi-judicial hearing . . . “(State Zoning Procedures Law, Revised; Sec. 36-66-4(g).) Each row across the table below represents an Application Cycle. Application Filing Deadline Planning Commission (Beginning of Application Cycle) Public Notification/ Community Zoning & Information Sign Posting Deadline (C.Z.I.M) Meeting (3rd Thursday of the Month) (2nd Monday of the Month) 1 January 5, 2026 February 4, 2026 February 11, 2026 February 19, 2026 March 9, 2026 2 February 2, 2026 March 4, 2026 March 11, 2026 March 19, 2026 April 13, 2026 3 March 2, 2026 April 1, 2026 April 8, 2026 April 16, 2026 May 11, 2026 4 April 6, 2026 May 6, 2026 May 13, 2026 May 21, 2026 June 8, 2026 5 May 4, 2026 June 3, 2026 June 10, 2026 June 18, 2026 July 13, 2026 6 June 1, 2026 July 1, 2026 July 8, 2026 July 16, 2026 August 10, 2026 7 July 6, 2026 August 5, 2026 August 12, 2026 August 20, 2026 September 14, 2026 8 August 3, 2026 September 2, 2026 September 9, 2026 September 17, 2026 October 12, 2026 9 September 8, 2026 October 7, 2026 October 14, 2026 October 22, 2026 November 9, 2026 10 October 5, 2026 November 4, 2026 November 10, 2026 November 19, 2026 December 14, 2026 11 November 2, 2026 December 2, 2026 December 9, 2026 December 17, 2026 January 11, 2027 12 December 7, 2026 January 6, 2027 January 13, 2027 January 21, 2027 February 8, 2027 Application Cycle Mayor & City Council Meeting April 28, 2026 City of Stockbridge, Planning & Zoning, Community Development 4640 North Henry Boulevard Stockbridge, GA 30281 RE: 111 Old Conyers Road – Henry County Parcel ID# S24-01017000 Letter of Intent - Request for Major Modification To whom it may concern, On behalf of the property owner, this letter is submitted in support of a Major Modification Application for the property located at 111 Old Conyers Road (Parcel No. S24-01017000), consisting of approximately 6.71 acres and currently zoned PUD. The applicant is proposing a mixed-use development consisting of a multi-family residential component integrated with ground-floor retail. The proposed development includes a six-story building with approximately 15,000 square feet of retail/commercial space and approximately 201,000 square feet of residential area, totaling 200 dwelling units. The site plan also incorporates structured and surface parking, as well as associated amenities including open space, a rooftop pool, dog park, playground, and passive recreation areas. As part of this Major Modification request, the following revisions to the previously approved plan are being requested: • • • An increase in the maximum number of residential units from 160 units to 200 units An increase in the maximum building height from four (4) stories to six (6) stories A modification to the parking requirements to allow 1 space per one-bedroom/studio unit and 1.25 spaces per two-bedroom unit The proposed plan maintains the overall intent of the previously approved PUD while enhancing the site with a vertically integrated mixed-use product that promotes efficient land use, walkability, and a higher-quality development pattern along the corridor. The inclusion of structured parking and consolidated building footprint allows for the preservation of open space and the incorporation of meaningful amenity areas for residents. If you have any questions concerning the above or if any additional information is required, please do not hesitate to call me at (770) 914-9394. Sincerely, Stephen D. Moore Moore Bass Consulting, Inc. 1350 Keys Ferry Court • McDonough, GA 30253 G A E n g i n e e r i n g C e r t . o f A u t h o r i z a t i o n N o . 4 8 6 6 1 • G A S u r v e y i n g C e r t . o f A u t h o r i z a t i o n N o . L S F 0 0 11 7 9 April 28, 2026 Revised June 10, 2026 City of Stockbridge, Planning & Zoning, Community Development 4640 North Henry Boulevard Stockbridge, GA 30281 RE: 111 Old Conyers Road – Henry County Parcel ID# S24-01017000 Letter of Intent - Request for Major Modification To whom it may concern, On behalf of the property owner, this letter is submitted in support of a Major Modification Application for the property located at 111 Old Conyers Road (Parcel No. S24-01017000), consisting of approximately 6.71 acres and currently zoned PUD. The applicant is proposing a mixed-use development consisting of a multi-family residential component integrated with ground-floor retail. The proposed development includes a six-story building with approximately 15,000 square feet of retail/commercial space and approximately 201,000 square feet of residential area, totaling 200 dwelling units. The site plan also incorporates structured and surface parking, as well as associated amenities including open space, a rooftop pool, dog park, playground, and passive recreation areas. As part of this Major Modification request, the following revisions to the previously approved plan are requested: • • • An increase in the maximum number of residential units from 160 units to 200 units An increase in the maximum building height from four (4) stories to nine (9) stories or 110’ feet, whichever is greater. A modification to the parking requirements to allow 1 space per one-bedroom/studio unit and 1.25 spaces per two-bedroom unit The proposed plan maintains the overall intent of the previously approved PUD while enhancing the site with a vertically integrated mixed-use product that promotes efficient land use, walkability, and a higher-quality development pattern along the corridor. The inclusion of structured parking and consolidated building footprint allows for the preservation of open space and the incorporation of meaningful amenity areas for residents. If you have any questions concerning the above or if any additional information is required, please do not hesitate to call me at (770) 914-9394. Sincerely, Stephen D. Moore Moore Bass Consulting, Inc. 1350 Keys Ferry Court • McDonough, GA 30253 G A E n g i n e e r i n g C e r t . o f A u t h o r i z a t i o n N o . 4 8 6 6 1 • G A S u r v e y i n g C e r t . o f A u t h o r i z a t i o n N o . L S F 0 0 11 7 9 July 14, 2026 Veronica Green, Chief Planner City of Stockbridge Planning & Zoning, Community Development 4640 North Henry Boulevard Stockbridge, GA 30281 RE: 111 Old Conyers Road – Henry County Parcel ID# S24-01017000 Summary of Plan Changes Dear Veronica: Please allow this letter to serve as a summary of the recent changes made to the site plan (last revised 7-13-2026) for the above-mentioned project in the City of Stockbridge. The following changes were made to the site plan: • • • The proposed building height has increased from 110 feet to 120 feet The interior configuration of the building has changed as follows: o The number of 1-bedroom and studio units has decreased from 150 to 129 units o The number of 2-bedroom units has increased from 50 to 71 units o The area devoted to non-residential uses (retail / restaurants) has increased from 15,000 SF to 24,484 SF. Due to the above building changes, we modified the surface parking and parking deck configuration as follows: o The number of surface parking spaces has increased from 193 to 213 spaces o The number of deck parking spaces has increased from 150 to 199 spaces o The total number of parking spaces has increased from 343 to 412 spaces, which meets the code-required minimum for each of the proposed uses. Overall, the updated layout is very similar to what was previously submitted. The changes are primarily related to the uses within the building and the associated parking adjustments needed for the new mixed-use areas. I trust the above adequately explains the proposed changes to this new layout. Should you have any questions or require any additional information, please do not hesitate to call me at (770) 6167094 Sincerely, Moore Bass Consulting, Inc. Steve Moore, CEO 1350 Keys Ferry Court • McDonough, GA 30253 G A E n g i n e e r i n g C e r t . o f A u t h o r i z a t i o n N o . 4 8 6 6 1 • G A S u r v e y i n g C e r t . o f A u t h o r i z a t i o n N o . L S F 0 0 11 7 9 ZM-2026-01 for 111 Old Conyers Road August 6 th 2026 (Planning Commission) August 10, 2026 (Mayor and Council) Case Facts • • • • • Applicant: Marlon Burton Address of Property: 111 Old Conyers Road Parcel Acreage: 6.71 +/- acres Parcel Identification: S24-01017000 Current Use of Property: Vacant, undeveloped property characterized by wooded vegetation and natural features, including an intermittent stream (Brush Creek) and associated buffer areas that constrain portions of the developable area. Current Zoning of Property: PUD (Planned Unit Development) Current Future Land Use Designation of Property: Special Purpose Proposed Density: 29.80 dwelling units per acre Property Posting and Legal Advertisement: June 3rd 2026 Mailed Notices Sent : June 2, 2026 CZIM: June 10th 2026 • • • • • • 2 Sign Posting and Legal Ad Notice on June 3rd 2026 3 SURROUNDING ZONING PROPERTY INFORMATION Location Property to the North Existing Zoning Existing Land Use C-2 (General Commercial District) C-3 Vacant; Publix Shopping Center Stockbridge (Heavy Commercial District) Lakes Bed & Breakfast Downtown Food Mart (Convenience Store) Property to the South C-2 (General Commercial District) Korner Store (Convenience Store) City of Stockbridge Public Works Facility Property to the East Property to the West 4 OI (Office Institutional District) God First Breakthrough Ministries DT (Downtown District) Cochran Park SURROUNDING FUTURE LAND USE DESIGNATIONS Location Existing Land Use Future Land Use Designation Property to the North Vacant; Publix Shopping Center Stockbridge Lakes Bed & Breakfast Low Density Mixed Use Downtown Food Mart (Convenience Store) Korner Store (Convenience Store) Property to the South Low Density Residential City of Stockbridge Public Works Facility Property to the East God First Breakthrough Ministries Public Institutional Property to the West Cochran Park Park/Recreation/Conservation 6 7 RESIDENTIAL DENSITY COMPARISON 8 Name of Subdivision/Development Number of Units Estimated Density (Units per Acre) Spanish Village Subdivision 28 1.5 units/acre HH Duvall Subdivision 16 1.0 units/acre Diamante Townhomes 200 7.0 units/acre 135 East Townhomes 27 16.36 units/acre Pine Grove 270 4.0 units/acre Pineview 77 2.49 units/acre 111 Old Conyers Road (Subject Property) 200 29.80 units/acre 9 Zoning History of Property ZONING HISTORY The subject property was previously zoned SR (Suburban Residential District) and designated Low-Density Residential on the Future Land Use Map. In 2024, the Mayor and Council approved Comprehensive Plan Amendment CP-2024-02, Rezoning Case RZ-2024-02, and Variance VR-202401, establishing the development framework for a mixed-use project at this location. The approvals allowed the property to be rezoned to PUD (Planned Unit Development) and redesignated to Special Purpose to accommodate a mixed-use development consisting of residential and commercial uses. As approved, the development was limited to 160 residential units, approximately 15,000 square feet of ground-floor retail/commercial space, and a maximum building height of four (4) stories. The Mayor and Council also imposed several conditions related to architectural design, buffering, parking location, pedestrian improvements, decorative streetlights, EV charging stations, a multiuse path, a centralized bus stop, and installation of Flock safety cameras. 11 ZONING HISTORY (Cont.) The rezoning was approved by the City Council on July 8, 2024 , under RZ-2024-02 subject to the following conditions: 1. The number of residential units shall be limited to 160 units (23.84 units per acre) in accordance with the maximum density permitted under the Special Purpose future land use designation. 2. Flock cameras shall be installed at the entrance of the development. 3. On the eastern side of the property, the 25-foot buffer area shall be extended beyond the pool area shown on the conceptual site plan. 4. The front façade of the residential building shall consist of not less than 50% primary materials, including brick, stone, or stucco, with the remaining materials consisting of stucco, shake, and/or cement fiberboard siding. 5. The side and rear façades shall consist of a combination of primary and secondary materials, with secondary materials not exceeding 30% of the entire building. 6. Building colors shall consist of a cohesive and complementary palette, with limited use of accent colors that are not bright or fluorescent. 7. The development shall not exceed four (4) stories in height. 8. All parking spaces shall be located to the rear of the building in accordance with Section 2.5.2(H)(1) of the Unified Development Code. 9. Decorative streetlights shall be installed throughout the development. 10. Electric vehicle (EV) charging stations shall be provided on-site. 11. A ten-foot-wide multi-use path shall be constructed along the frontage of East Atlanta Road and Old Conyers Road. 12. A centralized bus stop shall be provided for residents. 13. The unit mix shall consist of fewer studio units and a greater proportion of two- and three-bedroom units. 12 Ordinance for RZ-2024-02 that was Approved by Mayor and Council on July 8, 2024 13 Previously Approved Site Plan for 111 Old Conyers Road 14 Development Information The applicant proposes a nine-story mixed-use development consisting of approximately 200 residential dwelling units and 15,000 square feet of ground-floor retail/commercial space on a 6.71-acre site located at 111 Old Conyers Road. The residential component includes a mix of studio, one-bedroom, and two-bedroom units intended to provide a variety of housing options while supporting the mixed-use character previously approved for the property. The proposed building contains approximately 333,000 square feet of total floor area, with commercial uses occupying approximately 40 percent of the ground floor and residential uses occupying the upper floors. The development incorporates a structured parking facility providing approximately 150 parking spaces, supplemented by surface parking areas for a total of 343 parking spaces. Additional site amenities include a rooftop pool, a centralized residential amenity area, landscaped open spaces, pedestrian gathering areas, and outdoor dining space associated with the retail component. The revised site design enhances internal circulation through gated residential access, dedicated emergency access, improved pedestrian connectivity, and a more efficient parking layout. The proposal also preserves substantial open space and environmentally sensitive areas associated with Brush Creek and its required stream buffers while maintaining a twenty-five-foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries. Overall, the proposed development reflects a more compact, vertically integrated mixeduse design that incorporates structured parking, enhanced amenities, improved site organization, and pedestrian-oriented features while maintaining the overall mixed-use vision previously approved for the property. 16 Overview of Development Summary of Requested Modifications Reason # From (Approved RZ-202402) 1 Maximum of 160 residential dwelling units, equivalent to approximately 23.84 units per acre Increase to 200 residential dwelling units, equivalent to approximately 29.80 units per acre 2 Maximum building height of four (4) stories Increase to nine (9) stories, with a maximum proposed height of approximately 120 feet 3 4 17 To (Proposed Modification) Reason / Explanation To increase the permitted residential density and accommodate the proposed multifamily component within a compact mixed-use development near Downtown Stockbridge. To accommodate the additional residential units and expanded nonresidential uses within a vertically integrated building configuration. Approximately 30,907 square feet of nonresidential floor Approximately 15,000 square To expand the mixture and amount of area, consisting of 14,960 square feet of retail space, feet of ground-floor nonresidential uses within the development 9,524 square feet of restaurant space, and 6,423 square retail/commercial space and provide a broader mixed-use program. feet of office space Residential unit configuration reflected in the previous To modify the interior building configuration by increasing the proportion submission, consisting of Revised unit mix consisting of 129 studio and oneapproximately 150 studio bedroom units and 71 two-bedroom units of two-bedroom units while maintaining the proposed total of 200 dwelling units. and one-bedroom units and 50 two-bedroom units Summary of Requested Modifications 18 5 Surface-parking-oriented development plan under the 2024 approval Combination of structured and surface parking, including 199 parking-deck spaces and 213 surface spaces To accommodate the revised residential unit mix and expanded retail, restaurant, and office components within the updated site layout. 6 Previously approved parking reduction under Variance VR-2024-01 Continued application of the approved 30-space reduction, resulting in an adjusted requirement of 404 spaces, with 412 spaces proposed To retain the previously approved parking reduction while providing sufficient parking for the revised mixture of residential and nonresidential uses. 7 Previously approved site layout Revised parking configuration, internal circulation pattern, and relocated gated access points To coordinate site access and internal circulation with the expanded parking deck, additional surface parking, and revised building program. The revised site plan retains the previously approved mixed-use concept but includes several significant modifications from Rezoning Case RZ-2024-02. The proposal increases the residential density from 160 to 200 dwelling units and increases the maximum building height from four stories to nine stories (120 feet). The residential unit mix has also been revised to include 129 studio/one-bedroom units and 71 two-bedroom units. The nonresidential component has expanded from approximately 15,000 square feet of retail space to approximately 30,907 square feet of retail, restaurant, and office uses. The parking layout has been substantially revised, increasing the total parking supply from 343 spaces to 412 spaces, including an expanded parking deck and additional surface parking. Based on the approved parking reduction under Variance VR-2024-01, the proposal exceeds the adjusted parking requirement by eight spaces. The revised plan also relocates the gated residential entrance and modifies the internal circulation system. However, several amenities shown on earlier site plans, including the rooftop pool and centralized residential amenity area, are no longer included in the revised proposal. The plan continues to preserve Brush Creek, required stream buffers, the 25foot eastern landscape strip, and other environmentally sensitive areas. Overall, the proposal maintains the approved mixed-use concept while representing a more intensive development pattern than previously approved. 19 Site Plan Comparison Comparison of Approved vs. Proposed Site Plan (cont.) Category Approved (RZ-2024-02) Proposed (ZM-2026-01 Revised) Change / Impact Residential Units 160 dwelling units 200 dwelling units Increase of 40 dwelling units Density 23.84 dwelling units per acre 29.80 dwelling units per acre Building Height Residential Unit Mix Nonresidential Uses Building Design Parking Type Parking Deck Surface Parking 20 Increased residential density Significant increase in height and 4 stories (maximum) 9 stories (approximately 120 feet) vertical scale Not applicable under original 129 studio/one-bedroom units; 71 Greater proportion of two-bedroom approval two-bedroom units units 14,960 SF retail; 9,524 SF restaurant; Expanded commercial component Approximately 15,000 SF retail 6,423 SF office (30,907 SF total) and broader mix of uses Four-story horizontally oriented Nine-story vertically integrated mixedMore compact building mixed-use building use building configuration Combination of structured parking and Structured parking incorporated Primarily surface parking surface parking into the development None 199 parking spaces New structured parking facility Surface parking reconfigured to Surface parking throughout the site 213 surface parking spaces support revised development Comparison of Approved vs. Proposed Site Plan (cont.) Total Parking Approximately 336 spaces Parking Requirement Parking reduction approved under VR2024-01 Internal Circulation Approved internal circulation pattern 412 spaces Increased overall parking supply 404 spaces required (after approved Eight-space surplus over adjusted reduction); 412 spaces provided parking requirement Revised circulation with reconfigured Improved coordination between access parking layout and relocated gated access and parking layout Vehicular Access Access from Old Conyers Road Continued access from Old Conyers Road with relocated gated residential entrance and emergency access Environmental Features Preservation of Brush Creek and required buffers Preservation of Brush Creek, state and local stream buffers, impervious setback, and stormwater management facility Environmental features remain substantially unchanged Eastern Landscape Buffer 25-foot landscape strip 25-foot landscape strip maintained Continues visual screening adjacent to God First Breakthrough Ministries Residential Amenities Not specifically identified under original approval Rooftop pool, centralized residential amenity area, and associated recreational features removed from revised plan Revised development emphasizes parking and expanded nonresidential uses Development Pattern Four-story mixed-use development Nine-story vertically integrated mixed-use Increased development intensity while development maintaining the mixed-use concept 21 Access configuration modified 22 Development Data Summary – Proposed Development 23 24 Development Data Summary – Proposed Development 25 Parking Requirement Comparison 26 Use Quantity UDC Required Spaces 129 Units UDC Parking Requirement 1.25 spaces/unit Studio / 1-Bedroom Units Two-Bedroom Units 71 Units 1.75 spaces/unit 124 Residential Subtotal Retail (10,702 SF) 200 Units 10,702 SF — 5 spaces per 1,000 SF 286 54 Restaurant (9,524 SF) 9,524 SF 95 Total UDC Parking Required — 10 spaces per 1,000 SF — 434 Spaces* Less Approved Parking Reduction (VR-2024-01) — — (30 Spaces) Adjusted Required Parking Total Parking Provided Parking Surplus — — — — — — 404 Spaces 412 Spaces 8 Spaces 162 Parking Summary 27 Description Spaces UDC Parking Requirement 434 Less Approved Parking Reduction (VR-2024-01) (30) Adjusted Parking Requirement 404 Parking Provided (Surface) 213 Parking Provided (Structured Deck) 199 Total Parking Provided 412 Parking Surplus 8 28 Architectural Rendering of Proposed Nine -Story Mixed-Use Development 29 Conceptual Rendering of Proposed Residential Amenity Area and Parking Structure 30 Applicant's Conceptual Rendering of Proposed Mixed-Use Building (Southwest Perspective) 31 STAFF ANALYSIS The following sections of the Stockbridge Unified Development Code (UDC) were reviewed and analyzed in connection with the applicant’s request to modify the approved site plan. STAFF ANALYSIS 1. Reasonableness of Applicant’s Request. • The request increases the development from 160 to 200 residential units, increases the building height from 4 stories to 9 stories (120 feet), expands the commercial component, and revises the parking configuration. The property's Special Purpose Future Land Use designation, PUD zoning, proximity to Downtown Stockbridge, and location within the Tax Allocation District (TAD) support consideration of a higher-intensity mixed-use development. Positive aspects of the proposal include structured parking, expanded commercial uses, preservation of Brush Creek and required stream buffers, maintenance of the 25-foot eastern landscape buffer, and an improved parking supply that exceeds the adjusted parking requirement. The revised site plan, however, no longer includes the residential amenity package shown on previous iterations, including the rooftop pool and centralized amenity area. Staff recommends that an enhanced resident amenity package be incorporated into the final development plans as a condition of approval. While staff finds the request generally reasonable, the increased density and building height represent substantial changes from the original approval and warrant careful consideration by the Planning Commission and Mayor and Council. • • • • 33 STAFF ANALYSIS 2. Suitability for the Proposed Development • The 6.71-acre site is generally suitable for a mixed-use development based on its PUD zoning, Special Purpose Future Land Use designation, and location near Downtown Stockbridge. The proposal maintains the previously approved mixed-use concept while increasing residential density, expanding the commercial component, and revising the parking configuration. Positive site design elements include structured parking, preservation of the Brush Creek corridor and required stream buffers, improved internal circulation, landscaped buffering, and continued integration of residential and commercial uses. Staff notes that resident amenities previously shown, including the rooftop pool, centralized amenity area, therapy garden, playground, and dog park, have been removed from the revised site plan. Staff recommends that a comparable resident amenity package be incorporated into the final development plans as a condition of approval. While the site is appropriate for mixed-use redevelopment, the proposed 29.80 dwelling units per acre, 120foot building height, and increased development intensity warrant careful consideration regarding compatibility with surrounding properties and infrastructure. • • • • 34 STAFF ANALYSIS 3. Effects on Surrounding Properties and Infrastructure • • • • • The proposal increases development intensity from 160 to 200 residential units, increases the building height to 120 feet, and expands the nonresidential component to 30,907 square feet, resulting in greater potential impacts on traffic and public infrastructure. The site remains generally compatible with the surrounding mixed-use area and supports the City's redevelopment objectives, given its Special Purpose Future Land Use designation, Tax Allocation District (TAD) location, and proximity to Downtown Stockbridge. Positive impacts include preservation of Brush Creek and required stream buffers, maintenance of the 25-foot eastern landscape buffer, expanded structured parking, improved internal circulation, and an 8-space parking surplus above the adjusted parking requirement. Resident amenities previously proposed—including the rooftop pool, centralized amenity area, therapy garden, playground, and dog park—have been removed from the revised site plan. Staff recommends a comparable resident amenity package as a condition of approval. While the proposal supports redevelopment and economic investment, the increased height, density, and overall development intensity warrant careful consideration regarding compatibility with surrounding properties and infrastructure. 35 STAFF RECOMMENDATION Staff recommends APPROVAL WITH CONDITIONS of this zoning modification request, subject to compliance with the following zoning conditions: 1. The subject property shall be developed in substantial conformance with the revised site plan entitled "111 Old Conyers Road," prepared by Moore Bass Consulting, Inc., revised July 14, 2026, unless otherwise modified by the conditions of approval herein. 2. The number of residential dwelling units shall not exceed 200 dwelling units as depicted on the approved site plan. 3. The development shall not exceed nine (9) stories or one hundred twenty (120) feet in height as depicted on the approved site plan. 4. Flock cameras shall be installed and maintained at all vehicular entrances to the development. 5. A minimum twenty-five (25) foot landscape strip shall be maintained along the eastern property boundary adjacent to God First Breakthrough Ministries. Said landscape strip shall be landscaped in substantial conformance with the approved site plan. 6. All four (4) façades of the mixed-use building shall comply with Section 4.4.4 of the Unified Development Code, as amended. A minimum of seventy-five percent (75%) of each façade shall consist of brick or stone, with the remaining façade materials limited to those materials permitted by the Unified Development Code. Vinyl siding shall be prohibited. 7. Architectural elevations submitted at the time of permitting shall demonstrate compliance with the façade material requirements established herein and shall be subject to review and approval by the Community Development Director. 8. The side and rear façades shall consist of a combination of primary and secondary materials, with secondary materials not exceeding thirty percent (30%) of the total exterior façade area. 9. Building colors shall consist of a cohesive and complementary palette. Accent colors may be utilized provided they are not bright, fluorescent, or otherwise incompatible with the overall architectural design of the development. 10. The development shall be constructed substantially in accordance with the architectural elevations and renderings submitted with ZM2026-01. 36 STAFF RECOMMENDATION (cont.) 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. Decorative streetlights shall be installed throughout the development and maintained by the property owner or property owners' association. A minimum ten-foot (10') multi-use path shall be installed along the property's frontage on Old Conyers Road, subject to approval by the City Engineer. The proposed development shall provide and maintain a minimum of 412 parking spaces, including structured and surface parking, unless otherwise approved by the Mayor and Council. Prior to the issuance of the first Land Disturbance Permit, the applicant shall revise the development plans to incorporate a comprehensive resident amenity package substantially equivalent to the amenities presented with earlier plan submissions. At a minimum, the final plans shall include a rooftop amenity area, outdoor gathering space, dog park, playground, and other active and passive recreational amenities, subject to review and approval by the Community Development Director. Ground-floor retail, restaurant, and office space shall not be reduced below 30,907 square feet without approval of a major zoning modification by the Mayor and Council. All stormwater management facilities, stream buffers, and environmental protection measures shown on the approved site plan shall be maintained in accordance with applicable local, state, and federal regulations. All other conditions of approval associated with CP-2024-02, RZ-2024-02, and VR-2024-01 shall remain in full force and effect unless specifically modified herein. A centralized transit stop, transit shelter, or designated rideshare/transit pickup area shall be provided for residents at a location approved by the Community Development Director. The development shall provide electric vehicle charging stations in accordance with the requirements of the Unified Development Code and all applicable building and electrical codes. The approved unit mix shall remain substantially consistent with the unit mix depicted on the approved site plan unless otherwise approved by the Mayor and Council. 37 Any Questions 38 REVISIONS MIXED-USE DWELLING 111 OLD CONYERS RD, STOCKBRIDGE, GA 30281 FLOOR PLAN TYPES AND NUMBER OF UNITS UNIT TYPE BUILDING AREA: Site Area: 6.18 AC (269,267 SF - GROSS) 1st FLOOR 2nd FLOOR 3rd FLOOR 4th FLOOR 48,000 48,000 48,000 48,000 S.F. S.F. S.F. S.F. Residential Lot Coverage: 192,000 SF 5th FLOOR 48,000S.F. Construction Classification: 1B TOTAL 240,000 S.F. Proposed Use: Five Story (5) Mixed Use Building Use groups 2, 4 and 6 [Multi-family residential with community facility and commercial spaces] Proposed Floor Area: See Table Below EXISTING ZONING: PROPOSED USE # UNITS "A" STUDIO, 1 BATH 477 S.F. 95 "B" 1 BEDROOM, 1 BATH 835 S.F. 95 "C" 2 BEDROOMS, 2 BATH 900 S.F. 6 "D 3 BEDROOMS, 2 BATH 1,240 S.F. 4 3,452 S.F. SUB URBAN RESIDENTIAL DISTRICT MIXED-USE (COMMERICAL AT GROUND FLOOR AND LIVING UNITS AT TOP FLOORS UNIT REQUIRED STUDIO 1.25 PER UNIT 95X1.25= 1 BEDROOM 2 BEDROOMS 3 BEDROOMS TOTAL RESIDENTIAL PARKING PROPOSED PROPOSED 119 1.25 PER UNIT 119 1.75 PER UNIT 6X1.75= Permitted Required 200 =690,400 S.F. ( TOTAL RESIDENTIAL AREA) PARKING -RESIDENTIAL 95X1.25= BULK REGULATIONS X 11 1.25 PER UNIT 4X2.0= 8 200 UNITS 257 FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com Project: 111 Old Conyers Rd, Stockbridge, GA 30281 AREA Noncompliance Compliance FLOOR AREA Provided Height Factor Applicable Residence District: PUD (Planned Unit Development District) Height Factor: 0.9 Total Floor Area 240,000 SF = 0.89>>0.9 Lot Coverage 269,267 SF PARKING - RETAIL GENERAL RETAIL UG 6 (15,000 S.F. AT FIRST FLOOR) (5) SPACE/1,000 SF 75 PARKING SPACE REQUIRED 79 PARKING SPACE PROVIDED TOTAL PARKING SPACE PROVIDED: 336 (257 RESIDENTIAL+79 RETAIL) ACCESSIBLE SPACES REQUIRED FOR 301-400 8 PARKING SPACE REQUIRED 8 PARKING SPACE PROVIDED TRASH TRASH BINS REQUIRED TRASH BINS PROVIDED 10 12 AREA TABULATION BUILDING FOOT PRINT NET OPEN SPACE 48,000 S.F. 221,267 S.F. (82.1%) project name and address: 111 Old Conyers Rd, Stockbridge, GA, 30281 Project # Date : May 6th 2024 Sheet title : COVER SHEET Drawn by: HY Scale : AS NOTED sheet No: G-1.0 REVISIONS THIS LOT COMBINATION NEEDS TO BE APPROVED BY THE LOCAL JURISDITION AP P O G RO UT R X S AP . ID H LO E IC C IN AL . F SI LY LO D E PL OD O Z TT O ED NE NOTES SITE LEGEND PROPERTY LINE CHAIN LINK FENCE AROUND PERIMETER WALKWAYS CHAIN LINK FENCE AROUND LOT 20' GATE ERS ONY C OLD 0' R/W 8 FIVE STORY BUILDING 25' RD PARCEL ID# S24-01017000 RESIDENTIAL ENTRY A # 111 OLD CONYERS RD. N/F S0LUTIONS DEV. LLC QUITCLAIM DEED DATED 11-01-2023 FROM WHIDDON TO SOLUTIONS DEV. LLC ZONING SR RETAIL SPACE CLF PARCEL ID# S24-01016000 # 113 OLD CONYERS RD. N/F S0LUTIONS DEV. LLC DB. 16349, PG. 25 GROUND FLOOR PARKING ZONING SR 1" °09'2 N69 00 . 674 WALKWAY 4 FT WIDE SITE WALK erty p Pro E # 105 OLD CONYERS RD. # 113 OLD CONYERS RD. # 111 OLD CONYERS RD. Line TOTAL AREA(+/- 6.71 acres) ARRIVAL COURT PAVILION CLF S VIOU PER M I 25' UFFER B PERGOLA / SITTING 8"E S08°46'2 617.44 E7 STL. 6'-0" HT. ENCE PICKET F BF SSMH RESIDENTIAL ENTRY B HC RD 47 SPACES GRILL FIVE STORY BUILDING HC BICYCLE PARK PLAY GROUND DOG PARK -MULCH 49 SPACES THERAPY GARDEN HC 12' HC FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com 0 41. SSMH 00 S INC. -010150 INISTRIE ID# S24 OUGH M PARCEL REATHR FIRST B N/FGOD 85, PG. 147 DB. 104 SR ZONING SSMH ADULT POOL 80 SPACES 1°52'49"W 61.81 TRASH BIN TA ATLAN EAST R/W 80' 10 FT WIDE NEW SIDEWALK PLAY GROUND HC D ' 50 RBE U T R S DI FE UN BUF LANDSCAPE PA N/F RCEL ID# LO L S DB A ENT 25-0 100 . 19 ER 1 223 P , PG RISE 004 .12 S LL 1 C. SURVEY ORDER BY: JAMES TURNER 678-791-6260 LOTS COMBINATION N/F S0LUTIONS DEV. LLC PARCEL ID# S24-01018000 # 105 OLD CONYERS RD. PARCEL ID# S24-01017000 # 111 OLD CONYERS RD. PARCEL ID# S24-01016000 # 113 OLD CONYERS RD. TOTAL AREA(+/-6.71 acres) A.OVERLAY PMU "PARKWAY MIXED OVERLAY DISTRICT" 1. SEE UNIFIED DEVELOPMENT CODE "CITY OF STOCKBRIDGE" MARCH14,2022, PAGES 59 TO 67 ,FOR MORE INFORMATION B. ZONING SR "SUBURBAN RESIDENTIAL DISTRICT" 1. LOT DIMENSIONS MINIMUM LOT AREA 12,000 SQ.FT. SS 91 SPACES MH C/L O BR US HC RE RE EK EK IS PR OP E FC RT Y LIN E HC 113' HC PROPOSED RETENTION POND 16,800 SF SSMH SSMH AREA INSIDE THE PMU OVERLAY DISTRICT +/- 3.87 acres 3. OTHER REQUIREMENTS MAXIMUM LOT COVERAGE 30% MINIMUM LIVING AREA 1,500 SQ.FT. RESIDENTIAL ENTRY C N5 35 8°22 5.3 '27 "W 5 MINIMUM LOT WIDTH 75 FT. MAXIMUM LOT DEPTH NONE MINIMUM LOT FONTAGE 100% OF THE LOT FRONTAGE 2. YARD SETBACKS MINIMUM FRONT YARD SETBACK 50 FT. MINIMUM SIDE YARD SETBACK 10 FT. MINIMUM REAR YARD SETBACK 40 FT. ENCLOSED PARKING ENTRY (68 PARKING) SSMH AREA OUTSIDE THE PMU OVERLAY DISTRICT +/- 2.84 acres RC EL ID# CIT S25 YO -01 DB F 001 . 11 STO 003 409 CK , PG BRI .20 DGE 8 N/F project name and address: N85°09'25 "W 335.39 PA 111 Old Conyers Rd, Stockbridge, GA, 30281 BRUSH CREEK C/L OF CREEK IS PROPERTY LINE BOUNDARY LINE FOR THE OVERLAY "PMU DISTRICT" OUTSIDE APPROX. LOC. FLOOD ZONE GRAPHICALLY PLOTTED Project # Date : May 16th 2024 Sheet title : SITE PLAN NORTH Drawn by: HY Scale : AS NOTED sheet No: G-2.0 REVISIONS PARKING ENTRY UP 18 R S-102 Stair RESIDENTIAL ENTRY B 102 Reception Xref P:\Macedonia_Housing_Phase_II\CURRENT\x-GRID.dwg P:\Macedonia_Housing_Phase_II\CURRENT\x-col-grid_02.dwg J 101 Lobby RETAIL RETAIL RETAIL LOBBY 68 PARKING SPACE ELEC. CL. CS UP SS BF FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com E-102 Elev. STAIR No.1 MECH. UP E-101 Elev. 2 HR FIRE RATED ELEV. UL U906 RESIDENTIAL ENTRY C Xref P:\Macedonia_Housing_Phase_II\CURRENT\x-GRID.dwg P:\Macedonia_Housing_Phase_II\CURRENT\x-col-grid_02.dwg LOBBY STAIR No.1 BF SS ELEC. CL. RESIDENTIAL ENTRY A CS MECH. S-103 Stair 18 R UP project name and address: 111 Old Conyers Rd, Stockbridge, GA, 30281 Project # Date : May 6th 2024 Sheet title : FIRST FLOOR PLAN Drawn by: HY Scale : AS NOTED sheet No: A-1.0 FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com REVISIONS SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE project name and address: 111 Old Conyers Rd, Stockbridge, GA, 30281 Project # Date : May 6th 2024 Sheet title : ELEVATIONS Drawn by: HY Scale : AS NOTED sheet No: A-2.0 SITE DATA EXISTING SITE INFORMATION PROJECT NAME 111 OLD CONYERS ROAD PARCEL NO(S). S24-01017000 SITE AREA CURRENT ZONING REQUESTED MODIFICATION TO PRIOR APPROVALS EXISTING POND 1 6.71 AC. +/PUD VARIANCE REQUESTED TO INCREASE MAXIMUM NUMBER OF RESIDENTIAL UNITS FROM 160 UNITS TO 200 UNITS PROPOSED SITE INFORMATION PROPOSED USE PROPOSED RETAIL / COMMERCIAL AREA: 36,000 SF X 6 STORIES = 216,000 SF 15,000 SF (42% OF GROUND FLOOR AREA) PROPOSED RESIDENTIAL AREA: 201,000 SF ONE BEDROOM / STUDIO UNITS: 150 TWO BEDROOM UNITS: 50 TOTAL PROPOSED UNITS: 200 VARIANCE REQUESTED TO REDUCE REQUIRED PARKING TO 1 SPACE FOR EACH ONE-BEDROOM AND STUDIO APARTMENT AND 1.25 SPACES FOR EACH TWO-BEDROOM APARTMENT. · Civil Engineering · Land Surveying · Development Consulting · Landscape Architecture · Environmental Permitting www.moorebass.com CE AN TR EN TOTAL BUILDING AREA: 6 X LI PROPOSED NUMBER OF FLOORS: 36,000 SF 2 B PU PROPOSED BUILDING FOOTPRINT AREA MIXED USE (RETAIL / MULTI-FAMILY) Moore Bass Consulting, Inc. 3 VARIANCE REQUESTED TO INCREASE THE MAXIMUM NUMBER OF FLOORS FROM FOUR TO SIX. TALLAHASSEE ATLANTA 1350 Keys Ferry Court McDonough, GA 30253 770.914.9394 1 TWO BED: 1.25 SPACES PER UNIT X 50 UNITS = 63 SPACES RETAIL 5 SPACES PER 1000 SF 2 KIN = 75 SPACES TOTAL PARKING REQUIRED 288 SPACES TOTAL PARKING PROVIDED RETAIL 75 SPACES FIR CC EA ESS /N AR OP G OUTDOOR DINING AREA RESIDENTIAL 221 SPACES 10' 20' 160' D 90' OLD RS E Y N A RO 76 SPACES ALLOCATED FOR RETAIL 12 CO MIXED USE BUILDING 6 STORIES TOTAL GROUND FLOOR RETAIL = 15,000 SF 5 STORIES MULTI-FAMILY 3 PROJECT NAME TOTAL 296 SPACES 5 90' 11 3 CLIENT NAME 1 SPACE PER UNIT X 150 UNITS = 150 SPACES 111 OLD CONYERS ROAD STOCKBRIDGE, GA ONE BED / STUDIOS: MORGAN JACKSON & POWELL, INC. PROPOSED PARKING CALCULATION 7 11 10 GATED RESIDENT ENTRY RETAIL USE DUMPSTER PAD OPEN SPACE GATED EMERGENCY ENTRY 7 9 MULTI-FAMILY BUILDING 6 STORIES TOTAL 5 240' 5 8 ROOF-TOP POOL 4 AMENITY AREA THERAPY GARDEN DOG PARK PLAYGROUND PERGOLA / SITTING AREA OPEN SPACE 4 5 8 REVISIONS EAST A 12 6 TLANT 10 A4034.0001 - BASE4 RESIDENTIAL USE DUMPSTER PAD D 75' 50' U B R U ND IMP ER IST UR VIO US 213 SPACES ALLOCATED FOR RESIDENTIAL (63 SURFACE PARKING, 150 DECK PARKING SET 150 PARKING STRUCTURE 5 STORIES 30 SPACES PER FLOOR 150 SPACES DATE 65' A ROA CONTRACT # DRAWN BY 160' K STR E AM BU FFE R SDM The Drawings, Specifications and other documents prepared by Moore Bass Consulting, Inc. (MB) for this Project are instruments of MB for use solely with respect to this Project and, unless otherwise provided, MB shall be deemed the author of these documents and shall retain all common law, statutory and other reserved rights, including the copyright. BAC BED 04-01-2026 1350 KEYS FERRY COURT McDONOUGH, GA 30253 LSF #1179 PROPSOED SWMF SH SEAL C R EE K OPEN SPACE SHEET TITLE CONCEPTUAL SITE PLAN GRAPHIC SCALE 40 0 20 80 40 160 2022.03.10 S:\A4034.0001 - 111 CONYERS ROAD\Engineering\Planning\A4034.0001 - BASE4.dwg, SITE PLAN, smoore, Apr 22, 2026 - 12:01:53pm 4 SHEET C Moore Bass Consulting ( IN FEET ) 1 inch = 40 ft. 1 SITE DATA REQUESTED MODIFICATION TO PRIOR APPROVALS EXISTING SITE INFORMATION PROJECT NAME 111 OLD CONYERS ROAD PARCEL NO(S). S24-01017000 SITE AREA 1 EXISTING POND REQUEST TO INCREASE MAXIMUM NUMBER OF RESIDENTIAL UNITS FROM 160 UNITS TO 200 UNITS 6.71 AC. +/PUD CURRENT ZONING 2 PROPOSED SITE INFORMATION REQUEST TO INCREASE MAXIMUM BUILDING HEIGHT TO 110 FEET MIXED USE (RETAIL / MULTI-FAMILY) PROPOSED USE X LI 9 PROPOSED NUMBER OF FLOORS: TR 15,000 SF (40% OF GROUND FLOOR AREA) PROPOSED RETAIL / COMMERCIAL AREA: TWO BEDROOM UNITS: 50 TOTAL PROPOSED UNITS: 200 MAXIMUM PROPOSED BUILDING HEIGHT 110' www.moorebass.com ATLANTA WV 1350 Keys Ferry Court McDonough, GA 30253 770.914.9394 CE 150 · Civil Engineering · Land Surveying · Development Consulting · Landscape Architecture · Environmental Permitting TALLAHASSEE /W R EX. AN ONE BEDROOM / STUDIO UNITS: REQUEST TO DECREASE PARKING REQUIREMENTS FOR RESIDENTIAL USE TO 1 SPACE PER 1 BEDROOM OR STUDIO UNIT AND 1.25 SPACES PER 2 BEDROOM UNIT. EN 37,000 SF X 9 STORIES = 333,000 SF TOTAL BUILDING AREA: 3 B PU 37,000 SF PROPOSED BUILDING FOOTPRINT AREA Moore Bass Consulting, Inc. WV PROPOSED PARKING CALCULATION WV 1.25 SPACE PER UNIT X 150 UNITS = 188 SPACES WV EX. WV R/W MORGAN JACKSON & POWELL, INC. ONE BED / STUDIOS: D 1.75 SPACES PER UNIT X 50 UNITS = 88 SPACES RETAIL 5 SPACES PER 1000 SF KIN = 75 SPACES FIR TOTAL PARKING REQUIRED 351 SPACES LESS PARKING REDUCTION PER VR-2024-01 - 30 SPACES CC EA ESS /N AR OP G 111 OLD CONYERS ROAD STOCKBRIDGE, GA TWO BED: OUTDOOR DINING AREA WV D 75 SPACES RESIDENTIAL PARKING PROVIDED 273 SPACES 343 SPACES WV S /W X. R E SS OLD RS E Y N CO AD RO OLD S YER CON MIXED USE BUILDING GROUND FLOOR RETAIL = 15,000 SF MULTI-FAMILY ) "E 0'41 1 ° 9 N6 00' 674. 93.26' TOTAL PARKING PROVIDED R/W 0' D (8 ROA 145' 3 12 5 W V 90' SS 10 CLIENT NAME NON-RESIDENTIAL PARKING PROVIDED PROJECT NAME 321 SPACES 20' ADJUSTED PARKING REQUIRED 10 GATED RESIDENT ENTRY 8 4 SS 8 RETAIL USE DUMPSTER PAD 7 S N11°51'29"W 103.83' SS RESIDENTIAL AMENITY AREA 6 25' LANDSCAPE STRIP 3 7 42.0' N38°02'21"W 120.97' N/F GOD FIRST BREAKTHROUGH MINISTRIES INC D.B. 10485 PG. 147 TAX ID. S24-01015000 ZONED: SR ROOF-TOP POOL 10 8 SS 6 242.16' 4 6 6 S08°45'08"E 644.19' EAST A 5 5 N3 N52°24'36"W 28.90' 30 90' 45. 34"W 7' 1°2 TLANT N61°42'45"W 11.77' SS 30 'S 'S .S . 9 9 E. 8 5 .S .E . A4034.0001 - BASE7 50' 75' UN DIS IMP ER V TUR BED D 25' UN DIS TUR BED N58°02'49"W 21.12' EX. R/W N43°39'13"W 25.60' IOU SS ETB STR EAM N58°02'28"W 19.04' ITY ) TAT E) U 11 SS R N48°55'19"W 26.20' CL OF BRUSH CREEK IS BOUNDARY LINE SEAL EE SS 47.2 6 TO P KN65°10'57 ' OF "W TO PO FB N5 AN SS BA NK 48. 7°0 29' 3'2 6"W SS 30' S.S.E. S K SS S N58°39'01"W 12.08' S N64 PL 20' S .S.E. 335.39' N85°08'05"W 46.8 °36 9' '14" W N89°37'59"W 23.76' 64.67' 0"W S80°01'0 N68°37'29"W 21.07' S77°33'22"W 19.23' 48.66' N86°08'36"W N86°56'35"W 27.96' S84°06'07"W 14.37' N72°36'53"W 18.71' 43.0 0' N68 °40' 53"W S63°34'28"W 23.31' SHEET TITLE S86°07'29"W 13.31' N60°07'06"W 21.23' 26.7' N30°23'12"W 26.33' C Moore Bass Consulting SS SS SS 30' S.S.E. SS N/F AS BUSINESS USA INC D.B. 19325 PG. 304 TAX ID. S25-01001004 1350 KEYS FERRY COURT McDONOUGH, GA 30253 LSF #1179 PROPSOED SWMF 355 8°2 .35' 1'0 7"W C SDM 170.9' BOUNDARY TIE LINE PER P.B. 64 PG. 164 N5 SH N62°13'26"W 27.95' DRAWN BY The Drawings, Specifications and other documents prepared by Moore Bass Consulting, Inc. (MB) for this Project are instruments of MB for use solely with respect to this Project and, unless otherwise provided, MB shall be deemed the author of these documents and shall retain all common law, statutory and other reserved rights, including the copyright. RESIDENTIAL USE DUMPSTER PAD R (S R 150 K R (C 04-01-2026 CONTRACT # 4 AC DATE BU FFE STR SS EAM BU FFE 44.95' N76°1 6'2B 5"W PARKING STRUCTURE 150 SPACES 8 76' ' .61 W 52 '55" 54 8° N3 A ROA SS 7 S EX. R/W S:\A4034.0001 - 111 CONYERS ROAD\Engineering\Planning\A4034.0001 - BASE7.dwg, SITE PLAN, btaylor, Jun 12, 2026 - 8:07:38am SS CONCEPTUAL SITE PLAN GRAPHIC SCALE 40 0 20 80 40 160 2022.03.10 S REVISIONS S SS 1. REVISED BUILDING LOCATION PER CITY 06/11/2026 MULTI-FAMILY BUILDING 2 SHEET ( IN FEET ) 1 inch = 40 ft. 1 VICINITY MAP(NOT TO SCALE) COLLIER RD WV WV WV R/W EA EX. WV D ST N LA AT OLD YE CON RS R TA RD SITE D www.moorebass.com TAYLOR DR TALLAHASSEE DUVALL DR WV S EX. R/W S SS OLD YER N CO AD RO OLD C R ERS ONY OAD ATLANTA 1350 Keys Ferry Court McDonough, GA 30253 770.914.9394 /W) 80' R ( BURKE ST GROUND FLOOR RETAIL / MULTI-FAMILY RESIDENTIAL 9-STORIES TOTAL Moore Bass Consulting, Inc. · Civil Engineering · Land Surveying · Development Consulting · Landscape Architecture · Environmental Permitting STAPLETON DR WV D BRYANT ST 13 W 111 OLD CONYERS ROAD STOCKBRIDGE, GA SS MORGAN JACKSON & POWELL, INC. V 13 EXISTING INTERMITTENT STREAM 5 SS S 13 7 S 7 7 7 8 12 N/F GOD FIRST BREAKTHROUGH MINISTRIES INC D.B. 10485 PG. 147 TAX ID. S24-01015000 ZONED: SR 13 42.0' SS 8 EXISTING FLOODPLAIN 8 8 8 6 6 SS EAST A 5 6 UN DIS T UR BED S R U PROPOSED SITE INFORMATION PROPOSED USE PROPOSED RETAIL PROPOSED RESTAURANT PROPOSED OFFICE BU STR SS EAM BU FFE R FFE R (CIT 9 7 GATED RESIDENT ENTRY Y) SH R (ST A 7 SS EE SS TO K SS PO FB K SS TO P 9,524 SF 50 TOTAL PROPOSED UNITS: 200 MAXIMUM PROPOSED BUILDING HEIGHT 120' S BA S SS SS SS SS 30' S.S.E. N/F AS BUSINESS USA INC D.B. 19325 PG. 304 TAX ID. S25-01001004 A4034.0001 - BASE11 S 335.39' N85°08'05"W DATE PL DRAWN BY 71 UNITS - TWO BED: 1.25 SPACE PER UNIT X 129 UNITS = 161 SPACES 1.75 SPACES PER UNIT X 71 UNITS = 124 SPACES 10,702 SF RETAIL 5 SPACES PER 1000 SF = 54 SPACES 9,524 SF RESTAURANT 10 SPACES PER 1000 SF = 95 SPACES NET PARKING REQUIRED 434 SPACES LESS PARKING REDUCTION PER VR-2024-01 - 30 SPACES TOTAL PARKING REQUIRED 404 SPACES ON-SITE PARKING PROVIDED (SURFACE) 213 SPACES ON-SITE PARKING PROVIDED (DECK) 199 SPACES N/F CITY OF STOCKBRIDGE D.B. 11409 PG. 208 P.B. 18 PG. 146 TAX ID. S25-01001003 1350 KEYS FERRY COURT McDONOUGH, GA 30253 LSF #1179 SEAL SHEET TITLE CONCEPTUAL SITE PLAN GRAPHIC SCALE 412 SPACES 40 0 20 80 40 160 2022.03.10 TOTAL ON-SITE PARKING PROVIDED SDM The Drawings, Specifications and other documents prepared by Moore Bass Consulting, Inc. (MB) for this Project are instruments of MB for use solely with respect to this Project and, unless otherwise provided, MB shall be deemed the author of these documents and shall retain all common law, statutory and other reserved rights, including the copyright. PARKING CALCULATION 129 UNITS - ONE BED / STUDIOS: 04-01-2026 CONTRACT # SS TWO BEDROOM UNITS: 30' S.S.E. NK 6,423 SF 150 OF APPROXIMATE LOCATION OF FUTURE CITY WALKING TRAIL (CONSTRUCTED BY OTHERS) PROPSOED SWMF EXISTING FLOODPLAIN AN 14,960 SF ONE BEDROOM / STUDIO UNITS: 199 7 3 N5 55.35 8°2 1'0 ' 7"W C MIXED USE (RETAIL / MULTI-FAMILY) PARKING STRUCTURE K 26.7' S:\A4034.0001 - 111 CONYERS ROAD\Engineering\Planning\A4034.0001 - BASE11.dwg, SITE PLAN, SteveMoore, Jul 13, 2026 - 4:56:31pm PROPOSED NUMBER OF FLOORS: EAM 6 BAC TE) B PUD STR SET .S.E. CURRENT ZONING 6.71 AC. +/- US UR B 20' S SITE AREA 8 IMP ER VIO ED EX. R/W S24-01017000 50' UN DIS T 75' 2. REVISED SITE PLAN PER ARCHITECT 07/13/2026 ROAD PARCEL NO(S). 7 8 25' EX. R/W 111 OLD CONYERS ROAD S. S. E. SS EXISTING SITE INFORMATION PROJECT NAME RETAIL USE DUMPSTER PAD 1. REVISED BUILDING LOCATION PER CITY 06/11/2026 30 ' 30 'S .S .E . REVISIONS SS A TLANT SITE DATA CLIENT NAME SS PROJECT NAME SS S MULTI-FAMILY RESIDENTIAL 9-STORIES TOTAL 7 SHEET C Moore Bass Consulting ( IN FEET ) 1 inch = 40 ft. 1 May 22, 2024 RE: Old Conyers Road Mixed Use Development –Trip Generation Memorandum A mixed-use development is proposed on the southeast corner of Old Conyers Road and Atlanta Road in Stockbridge Georgia. The lot is currently vacant. This memorandum describes the proposed land uses and the trip generation associated with it. Site Description and Project Trips Figure 1: Aerial view of the proposed development The proposed development is outlined in red in the illustrated aerial view in Figure 1. A preliminary site layout in Figure 2. The development is proposed as a five stories apartment building where 15,000 square feet of the first floor are for retail use. 990 Hammond Drive, Suite 900, Atlanta, Georgia 30328 Phone: 770.857.8400 I Fax: 770.857.8401 I loweengineers.com Figure 2: Preliminary Site Layout A trip generation for the proposed development was created using the Institute of Traffic Engineers (ITE) Trip Generation Manual 11th Edition, 2021. The trip generation including equations used is in Table 1. (See Attachments for detailed sheets from the ITE Trip Generation Manual). 2 Table 1: ITE Trip Generation Results Land Use Information 221 - 822 - Totals Multifamily Housing (Mid-Rise) Daily AM Peak Hour PM Peak Hour Strip Retail Plaza (<40k) Daily AM Peak Hour PM Peak Hour Reductions for Pass-By Trips Daily AM Peak Hour PM Peak Hour Daily AM Peak Hour PM Peak Hour Reductions for Pass-By Trips Daily AM Peak Hour PM Peak Hour Net External Daily Net External AM Peak Hour Net External PM Peak Hour 1 Reduction % 34% 34% 34% Total Project Trips Inbound Outbound 908 76 78 454 18 48 454 58 30 863 35 99 431 21 49 432 14 50 293 12 34 147 6 17 147 6 17 1,771 111 177 886 39 97 885 72 80 293 12 34 1,478 99 143 147 6 17 739 33 80 147 6 17 740 66 63 In / Out Distribution 200 Dwelling Units 50% / 50% T =4.77(X)-46.46 23% / 77% T = 0.44(X)-11.61 T = 0.39(X)+0.34 61% / 39% 15,000 S.F. 50% / 50% T =42.20(X)+229.68 T =2.36X) 60% /40% T = 6.59(X) 50% / 50% Equation Used1 Where: T = Trips; X = Density by Variable From Table 1 it can be observed that the total proposed development generates 1,478 net daily trips (739 inbound and 740 outbound). It is expected to generate 99 AM Peak hour trips (33 inbound and 66 outbound) and 143 PM peak hour trips (80 inbound and 63 outbound). If you have any questions/ concerns/ comments, please feel free to reach out to me at 205.222.1034 or email me at sameer@loweengineers.com. Sincerely, Sameer Patharkar, PE Traffic Engineer 3 REVISIONS MIXED-USE DWELLING 111 OLD CONYERS RD, STOCKBRIDGE, GA 30281 Project: 111 Old Conyers Rd, Stockbridge, GA 30281 Site Area: 6.18 AC (269,267 SF - GROSS) Residential Lot Coverage: 192,000 SF Construction Classification: 1B Proposed Use: Five Story (5) Mixed Use Building Use groups 2, 4 and 6 [Multi-family residential with community facility and commercial spaces] Proposed Floor Area: See Table Below BULK REGULATIONS Permitted Required Noncompliance Compliance FLOOR AREA Provided Height Factor Applicable Residence District: PUD (Planned Unit Development District) Height Factor: 0.9 Total Floor Area 240,000 SF = 0.89>>0.9 Lot Coverage 269,267 SF FLOOR PLAN TYPES AND NUMBER OF UNITS UNIT TYPE BUILDING AREA: 48,000 48,000 48,000 48,000 5th FLOOR 48,000S.F. TOTAL 240,000 S.F. EXISTING ZONING: PROPOSED USE S.F. S.F. S.F. S.F. # UNITS "A" STUDIO, 1 BATH 477 S.F. 95 "B" 1 BEDROOM, 1 BATH 835 S.F. 95 "C" 2 BEDROOMS, 2 BATH 900 S.F. 6 "D 3 BEDROOMS, 2 BATH 1,240 S.F. 4 3,452 S.F. X 200 =690,400 S.F. ( TOTAL RESIDENTIAL AREA) PARKING -RESIDENTIAL SUB URBAN RESIDENTIAL DISTRICT MIXED-USE (COMMERICAL AT GROUND FLOOR AND LIVING UNITS AT TOP FLOORS UNIT REQUIRED STUDIO 1.25 PER UNIT 95X1.25= 1 BEDROOM TOTAL RESIDENTIAL PARKING PROPOSED 119 1.75 PER UNIT 6X1.75= 3 BEDROOMS 119 1.25 PER UNIT 95X1.25= 2 BEDROOMS PROPOSED FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com 1st FLOOR 2nd FLOOR 3rd FLOOR 4th FLOOR AREA 11 1.25 PER UNIT 4X2.0= 8 200 UNITS 257 PARKING - RETAIL GENERAL RETAIL UG 6 (15,000 S.F. AT FIRST FLOOR) (5) SPACE/1,000 SF 75 PARKING SPACE REQUIRED 79 PARKING SPACE PROVIDED TOTAL PARKING SPACE PROVIDED: 336 (257 RESIDENTIAL+79 RETAIL) ACCESSIBLE SPACES REQUIRED FOR 301-400 8 PARKING SPACE REQUIRED 8 PARKING SPACE PROVIDED project name and address: TRASH TRASH BINS REQUIRED TRASH BINS PROVIDED 10 12 111 Old Conyers Rd, Stockbridge, GA, 30281 AREA TABULATION BUILDING FOOT PRINT NET OPEN SPACE 48,000 S.F. 221,267 S.F. (82.1%) Project # Date : May 3th 2024 Sheet title : COVER SHEET Drawn by: HY Scale : AS NOTED sheet No: G-1.0 REVISIONS AP P O G RO UT R X S AP . ID H LO E IC C IN AL . F SI LY LO D E PL OD O Z TT O ED NE NOTES SITE LEGEND PROPERTY LINE CHAIN LINK FENCE AROUND PERIMETER Line y t r pe Pro WALKWAYS CHAIN LINK FENCE AROUND LOT D 20' SR R E ONY C OLD 0' R/W 8 GATE FIVE STORY BUILDING 25' PARCEL ID# S24-01017000 RESIDENTIAL ENTRY A # 111 OLD CONYERS RD. N/F S0LUTIONS DEV. LLC QUITCLAIM DEED DATED 11-01-2023 FROM WHIDDON TO SOLUTIONS DEV. LLC ZONING SR RETAIL SPACE PARCEL ID# S24-01016000 # 113 OLD CONYERS RD. N/F S0LUTIONS DEV. LLC DB. 16349, PG. 25 CLF GROUND FLOOR PARKING 82' ZONING SR 21"E °09' N69 00 . 674 WALKWAY ACE # 105 OLD CONYERS RD. # 113 OLD CONYERS RD. # 111 OLD CONYERS RD. TOTAL AREA(+/- 6.71 acres) PARKING SP 41 4 FT WIDE SITE WALK VIO PER M I ' 25 FER BUF US CLF ARRIVAL COURT PAVILION PERGOLA / SITTING 0 8"E S08°46'2 617.44 E7 41. 6'-0" HT. STL. PICKET FENCE BF SSMH RESIDENTIAL ENTRY B HC 47 SPACES GRILL FIVE STORY BUILDING HC PLAY GROUND BICYCLE PARK DOG PARK -MULCH 49 SPACES THERAPY GARDEN HC 12' HC 00 S INC. -010150 INISTRIE ID# S24 OUGH M PARCEL REATHR FIRST B N/FGOD 85, PG. 147 DB. 104 SR ZONING ADULT POOL SSMH A RD SSMH 38 SPACES W 1°52'49" 61.81 TRASH BIN T ATLAN EAST R/W 80' 10 FT WIDE NEW SIDEWALK FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com PLAY GROUND HC D ' 50 RBE U IST FER D F UN BU LANDSCAPE PA N/F RCEL I LO LA D# S2 E 5 DB . 19 NTER -0100 1 223 PR , PG ISE 004 .12 S LL 1 C. SURVEY ORDER BY: JAMES TURNER 678-791-6260 LOTS COMBINATION N/F S0LUTIONS DEV. LLC PARCEL ID# S24-01018000 # 105 OLD CONYERS RD. PARCEL ID# S24-01017000 # 111 OLD CONYERS RD. PARCEL ID# S24-01016000 # 113 OLD CONYERS RD. TOTAL AREA(+/-6.71 acres) A.OVERLAY PMU "PARKWAY MIXED OVERLAY DISTRICT" 1. SEE UNIFIED DEVELOPMENT CODE "CITY OF STOCKBRIDGE" MARCH14,2022, PAGES 59 TO 67 ,FOR MORE INFORMATION B. ZONING SR "SUBURBAN RESIDENTIAL DISTRICT" 1. LOT DIMENSIONS MINIMUM LOT AREA 12,000 SQ.FT. SS 92 SPACES MH C/L OF BR EK HC IS RE EK PR O PE RT Y LIN E HC MINIMUM LOT WIDTH 75 FT. MAXIMUM LOT DEPTH NONE MINIMUM LOT FONTAGE 100% OF THE LOT FRONTAGE 2. YARD SETBACKS MINIMUM FRONT YARD SETBACK 50 FT. MINIMUM SIDE YARD SETBACK 10 FT. MINIMUM REAR YARD SETBACK 40 FT. 113' HC PROPOSED RETENTION POND 16,800 SF project name and address: SSMH 111 Old Conyers Rd, Stockbridge, GA, 30281 SSMH AREA INSIDE THE PMU OVERLAY DISTRICT +/- 3.87 acres 3. OTHER REQUIREMENTS MAXIMUM LOT COVERAGE 30% MINIMUM LIVING AREA 1,500 SQ.FT. RESIDENTIAL ENTRY C N5 35 8°22 5.3 '27 "W 5 US CR E ENCLOSED PARKING ENTRY (68 PARKING) SSMH N85°09'25 "W 335.39 PA AREA OUTSIDE THE PMU OVERLAY DISTRICT +/- 2.84 acres RC EL ID# CIT S25 Y -01 DB OF S 001 . 11 TO 003 409 CK , PG BRI .20 DGE 8 N/F BRUSH CREEK Project # C/L OF CREEK IS PROPERTY LINE BOUNDARY LINE FOR THE OVERLAY "PMU DISTRICT" OUTSIDE APPROX. LOC. FLOOD ZONE GRAPHICALLY PLOTTED Date : May 3th 2024 Sheet title : SITE PLAN NORTH Drawn by: HY Scale : AS NOTED sheet No: G-2.0 REVISIONS PARKING ENTRY UP 18 R S-102 Stair RESIDENTIAL ENTRY B 102 Reception Xref P:\Macedonia_Housing_Phase_II\CURRENT\x-GRID.dwg P:\Macedonia_Housing_Phase_II\CURRENT\x-col-grid_02.dwg J 101 Lobby RETAIL RETAIL RETAIL LOBBY 68 PARKING SPACE ELEC. CL. CS UP SS BF FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com E-102 Elev. STAIR No.1 MECH. UP E-101 Elev. 2 HR FIRE RATED ELEV. UL U906 RESIDENTIAL ENTRY C Xref P:\Macedonia_Housing_Phase_II\CURRENT\x-GRID.dwg P:\Macedonia_Housing_Phase_II\CURRENT\x-col-grid_02.dwg LOBBY STAIR No.1 BF SS ELEC. CL. RESIDENTIAL ENTRY A CS MECH. S-103 Stair 18 R UP project name and address: 111 Old Conyers Rd, Stockbridge, GA, 30281 Project # Date : May 3th 2024 Sheet title : FIRST FLOOR PLAN Drawn by: HY Scale : AS NOTED sheet No: A-1.0 FIRST NATIONAL LAND TRUST 1-888-558-3658 (FNLT) www.FNLT.com REVISIONS SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE project name and address: 111 Old Conyers Rd, Stockbridge, GA, 30281 Project # Date : May 3th 2024 Sheet title : ELEVATIONS Drawn by: HY Scale : AS NOTED sheet No: A-1.0 TECHNICAL MEMORANDUM Water & Sewer Availability DATE: TO: FROM: July 16, 2026 Kevin Miller, City of Stockbridge Isaac St.Clair, P.E., Carter & Sloope, Inc. Nic Aquila, E.I.T., Carter & Sloope, Inc. RE: City of Stockbridge 111 Old Conyers Road – Water & Sewer Availability C & S Project No.: S9100.033 Task 041 Existing Conditions The City of Stockbridge operates a sewer collection system which coneys wastewater through a series of gravity sewer mains and pump stations to the City’s Stephen D. Peurifoy Water Pollution Control Plant (WPCP). The Brush Creek Interceptor is one of the City’s largest gravity sewer interceptors, and the subject property is adjacent to the Brush Creek Interceptor and within its service area. Proposed Development - 111 Old Conyers Road The proposed 111 Old Conyers Road project contains the Parcel S24-01017000 positioned on the intersection of Old Conyers Road and East Atlanta Road containing approximately 6.71 acres. The developer submitted a preliminary plat that included 200 apartment units, two food service establishments, and a retail space. The proposed development is located approximately 1,600 feet from the WPCP. Wastewater Generation Based on the information provided by the developer, the project is estimated to generate an Average Daily Flow (ADF) of 81,300 gallons per day (gpd) of sanitary sewer. Table 1 provides a summary of the estimated wastewater generation based on the City of Stockbridge’s Minimum Development Standards and the JT-1 Table from the DPH Manual for Onsite Sewage Management Systems. The JT-1 Table was used when the Minimum Development Standards did not have an applicable flow estimate for the development type (retail floor and food service). The food service units were assumed to be counter-service establishments, and to estimate the number of seats, it was assumed these establishments would serve one customer per 20 square feet and utilize 60% of the building footprint for customer seating. The developer indicated there would be two food service units occupying 3,500 square feet each. Table 1 - Wastewater Generation Estimate Item Description 1 Retail Floor 2 Food Service 3 Residential Unit (Apartment) Quantity 8,000 210 200 Units SF Seats Residential Dwelling Unit (RDU) Rate 0.1 50 Units 100 gpd/1,000 SF gpd/seat ADF [gpd] 800 10,500 350 gpd/unit 70,000 Total = 81,300 Based on the size of the development and the Ten State Standards, an hourly peaking factor of 4.0 is recommended, providing a peak hourly flow rate of approximately 226 gallons-per-minute (gpm) (325,200 gpd). 1031 Stonebridge Parkway ♦ Watkinsville, Georgia 30677 ♦ 706.769.4119 tel 111 Old Conyers Road – Water & Sewer Availability Page 2 July 16, 2026 Water Demand Carter & Sloope developed a hydraulic model of the City’s water distribution system in 2021, generated using 2019 billing data. It was assumed the water demand will be approximately equal to the wastewater demand (81,300 gpd), and the water demand was plugged into the model and assigned a residential diurnal curve. At peak usage times, the model predicts the system pressure at the point of connection would be approximately 120-130 psi. The developer is responsible for determining if the system pressure at the point of connection is adequate to serve the development at its point of use. A fire suppression demand of 1,000 gpm was assumed. The water model predicts the system can provide this fire flow for up to two hours, if needed. The developer is responsible for verifying the assumed fire flow is adequate for the proposed fire suppression system. Wastewater Capacity Assessment The Brush Creek Interceptor Wastewater Capacity Evaluation (December 10, 2021), which estimated the peak wastewater flow and conveyance capacity in the Brush Creek Interceptor, was used to estimate the existing wastewater flow in the Brush Creek Interceptor. Any contributory developments that have been constructed since the 2021 sewer capacity analysis will not be accounted for in the existing flow estimate. The projected peak flow rate from the proposed development was added to the existing peak flow estimate from the 2021 capacity analysis and compared to the Brush Creek Interceptor’s conveyance capacity, displayed in Table 2. Figure 1 displays the portion, shown in red, of the Brush Creek Interceptor that will convey wastewater from the proposed development. Table 2 – Sewer Capacity Analysis with Proposed Peak Flow from Development Pipe # Diameter [in] Material Slope [%] Existing Proposed Peak Flow Peak Flow [MGD] [MGD] 7 24 CL 0.313 1.39 1.72 6 24 CL 0.537 1.39 1.72 5 24 CL 0.518 1.39 1.72 4 24 CL 0.615 1.40 1.73 3 24 CL 2.13 1.40 1.73 2 24 CL 0.542 1.42 1.75 1 24 CL 0.080* 1.42 1.75 *Slope is unknown and estimated to be minimum slope per EPD design standards. 75% Full Capacity [MGD] 6.48 8.48 8.34 9.08 16.91 8.53 3.28 111 Old Conyers Road – Water & Sewer Availability Page 3 July 16, 2026 Figure 1 – Affected Portion of Brush Creek Interceptor (1-7) 111 OLD CONYERS RD ANTICIPATED POINT OF CONNECTION Water and Sewer Availability The projected peak hourly flow is less than the estimated conveyance capacity of the Brush Creek Interceptor at 75% level of flow, indicating the City’s wastewater collection system has available capacity for the proposed development during normal and peak hourly flow conditions. The City’s water distribution system has available capacity for potable water and fire suppression for the proposed 111 Old Conyers Road development with the above assumptions noted. It should be noted that the developer is fully responsible for confirming that connection to the existing sewer system is a viable option through a gravity conveyance system. If this development requires a local pump station to access the sewer system, this capacity review should be revisited. The analysis should also be revisited if there is any deviation from the developer’s submitted plans. It is the responsibility of the developer to verify the assumed fire flow demand is adequate for the fire suppression system and the predicted pressure at the point of connection is adequate to serve the development at its points of use. TO: Planning Commission; Mayor and Council FROM: Gordon Linton, Senior Planner CC: R. Ryan Anderson, Community Development Director DATE: July 16, 2026 (Planning Commission) August 10, 2026 (Mayor and Council) Subject: #ZM-2026-01 for 111 Old Conyers Road Summary of Request: The applicant, Marlon Burton of Morgan Jackson & Powell, Inc., on behalf of Solutions Development, LLC, requests approval of a major zoning modification to the previously approved Planned Unit Development (PUD) for the property located at 111 Old Conyers Road (Parcel #S24-01017000). The subject property contains approximately 6.71 acres, is currently zoned PUD (Planned Unit Development), and has a Special Purpose Future Land Use designation. Approximately 3.87 acres of the property are located within the Parkway Mixed-Use (PMU) Overlay District. The previously approved development consisted of a mixed-use project containing 160 residential dwelling units and approximately 15,000 square feet of ground-floor retail/commercial space within a four-story building. The applicant proposes to modify the approved development by increasing the maximum number of residential units from 160 units to 200 units and increasing the maximum building height from four (4) stories to nine (9) stories (110 feet). The proposed development will continue to provide approximately 15,000 square feet of ground-floor retail/commercial space while maintaining the mixed-use character established under the prior approvals. The revised site plan incorporates a structured parking facility containing approximately 150 parking spaces, resulting in a total parking supply of 343 spaces, which exceeds the adjusted parking requirement established under Variance VR-2024-01. Additional site improvements include a rooftop pool, centralized Residential Amenity Area, outdoor dining space, gated residential and emergency access points, enhanced pedestrian connectivity, preservation of open space and stream buffers associated with Brush Creek, and a twenty-five (25) foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries. The property's zoning classification and Future Land Use designation will remain unchanged. The purpose of the requested zoning modification is to allow increased residential density and building height while implementing a more compact, vertically integrated mixed-use development pattern that emphasizes structured parking, pedestrian-oriented design, and efficient land utilization. I. PURPOSE Consideration of a request for a major zoning modification to amend the previously approved Planned Unit Development (PUD) under Rezoning Case RZ-2024-02 for property located at 111 Old Conyers Road. The request proposes to increase the maximum number of residential 1|Pa ge dwelling units from 160 units to 200 units, increase the maximum building height from four (4) stories to nine (9) stories (110 feet), and revise the approved site plan to incorporate structured parking, a centralized Residential Amenity Area, enhanced pedestrian connectivity, and a more compact, vertically integrated mixed-use development pattern. The proposed development will continue to provide approximately 15,000 square feet of ground-floor retail/commercial space while maintaining the mixed-use character established through the original approval. II. III. PROPERTY INFORMATION Proposed Development Mixed-use development with 200 residential units that will include commercial spaces on the ground floor Site Address 111 Old Conyers Road Parcel Identification S24-01017000 Parcel Acreage 6.71 +/- acres Applicant Marlon Burton Owner Solutions Development, LLC. Current Zoning of Property PUD (Planned Unit Development) Current Future Land Use Designation of Property Special Purpose Proposed Number of Units Per Acre 29.80 units per acre Current Use of Property Vacant, undeveloped property characterized by wooded vegetation and natural features, including an intermittent stream (Brush Creek) and associated buffer areas that constrain portions of the developable area. LAND USE ANALYSIS The table below identifies the zoning classifications and existing land uses of adjacent properties surrounding the subject site. 2|Pa ge SURROUNDING ZONING PROPERTY INFORMATION Location Property to the North Existing Zoning Existing Land Use C-2 (General Commercial District) C-3 Vacant; Publix Shopping Center Stockbridge (Heavy Commercial District) Lakes Bed & Breakfast Property to the South C-2 (General Commercial District) Downtown Food Mart (Convenience Store) Korner Store (Convenience Store) City of Stockbridge Public Works Facility Property to the East OI (Office Institutional District) God First Breakthrough Ministries Property to the West DT (Downtown District) Cochran Park The surrounding area consists of a mix of commercial, institutional, and recreational uses, with proximity to downtown Stockbridge. The subject property is located within a transitional area that supports a mix of land uses and development intensities. SURROUNDING FUTURE LAND USE DESIGNATIONS Location Existing Land Use Future Land Use Designation Property to the North Vacant; Publix Shopping Center Stockbridge Lakes Bed & Breakfast Low Density Mixed Use Property to the South Downtown Food Mart (Convenience Store) Korner Store (Convenience Store) City of Stockbridge Public Works Facility Low Density Residential Property to the East God First Breakthrough Ministries Public Institutional Property to the West Cochran Park Park/Recreation/Conservation The Future Land Use Map (FLUM) identifies the subject property as Special Purpose, with surrounding areas consisting of a mix of Low Density Mixed Use, Low Density Residential, Public/Institutional, and Park/Recreation/Conservation designations. SURROUNDING LAND USE DENSITIES (SUBDIVISION) Name of Subdivision/Development Number of Units Estimated Density (Units per Acre) Spanish Village Subdivision HH Duvall Subdivision 28 16 1.5 units/acre 1.0 units/acre 3|Pa ge Name of Subdivision/Development Number of Units Estimated Density (Units per Acre) Diamante Townhomes 200 7.0 units/acre 135 East Townhomes 27 16.36 units/acre Pine Grove 270 4.0 units/acre Pineview 77 2.49 units/acre 111 Old Conyers Road (Subject Property) 200 29.80 units/acre The table above summarizes the existing land uses and corresponding future land use designations for adjacent properties. The proposed development’s residential density has been evaluated in relation to nearby subdivisions to determine its compatibility with the surrounding built environment. The table below provides a comparison of the total number of dwelling units and the overall density of existing residential developments within the immediate area. As shown in the table, surrounding residential developments generally range in density from approximately 1.0 to 16.36 units per acre, with the majority of developments characterized by lowto moderate-density residential patterns. The proposed development at 29.80 units per acre represents a higher-density development compared to surrounding subdivisions. However, the subject property’s location near downtown Stockbridge, its adjacency to commercial and institutional uses, and its designation as Special Purpose on the Future Land Use Map support a higher-density, mixed-use development pattern at this location. Additionally, the proposed vertical design and incorporation of structured parking allow for increased density while minimizing land disturbance and enhancing open space, further supporting compatibility with the surrounding area. IV. FINDING OF FACTS 1. The subject property is currently zoned PUD (Planned Unit Development) and has a Special Purpose future land use designation. 2. The surrounding area consists of a mix of zoning classifications, including C-2 (General Commercial), C-3 (Heavy Commercial), OI (Office Institutional), DT (Downtown), and SR (Suburban Residential). 3. The surrounding land uses include commercial, institutional, recreational, and residential developments, indicating that the subject property is located within a transitional area near downtown Stockbridge. 4. The subject property contains an intermittent stream (Brush Creek) and associated environmental buffers, which constrain portions of the developable area. 5. The proposed modification introduces a more vertically integrated development design, incorporating structured parking and reducing the overall development footprint. 6. The property is located within proximity to downtown Stockbridge, Cochran Park, and nearby commercial centers, supporting the viability of a mixed-use development pattern. 7. Approximately 3.87 acres of the subject property are located within the Parkway Mixed-Use (PMU) Overlay District. While portions of the site, including parking areas, landscaping, and open space, are located within the overlay district, the proposed mixed-use building and parking structure are located primarily outside of the PMU Overlay boundary. 4|Pa ge 8. The subject property is located within the Tax Allocation District (TAD), which is intended to encourage quality development and redevelopment within underutilized or distressed areas of the City. 9. In accordance with the requirements of the City of Stockbridge Unified Development Code, a public notice sign was posted on the subject property on June 3, 2026, notifying the public of the proposed zoning modification request. 10. A legal advertisement for the public hearing was published on June 3, 2026, in accordance with the public notice requirements of the City of Stockbridge Unified Development Code and applicable state law. 11. The applicant submitted documentation demonstrating that notice letters were mailed via certified mail to surrounding property owners. The applicant also provided a mailing list identifying the parcels and property owners notified of the proposed zoning modification request. Certified mail receipts indicate that the notices were mailed on June 2, 2026. 12. The mailing list provided by the applicant included adjacent and nearby property owners within the notification area, including residential, commercial, institutional, and governmental properties surrounding the subject property. 13. The subject property is located within an area that was evaluated as part of the 2012 Livable Centers Initiative (LCI) Update. The LCI planning effort identified opportunities for redevelopment, mixed-use development, improved walkability, and higher-intensity development patterns in proximity to Downtown Stockbridge. The proposed mixed-use development is generally consistent with several of the redevelopment and land use objectives identified through that planning process. V. MAPS, SITE PLAN, AND RENDERINGS The following exhibits are included as part of the review of the requested zoning modification: • • • • • • • • • • • • • • Vicinity Map of 111 Old Conyers Road Aerial Photograph of the Subject Property and Surrounding Area Acreage Map of 111 Old Conyers Road Zoning Map of 111 Old Conyers Road Surrounding Residential Developments Map Residential Density Comparison Map Future Land Use Map of 111 Old Conyers Road Parkway Mixed-Use (PMU) Overlay District Map Proposed Site Plan Aerial Photograph with Proposed Site Plan Overlay Development Data Summary for Proposed Development Applicant's Conceptual Rendering of Proposed Nine-Story Mixed-Use Development Applicant's Conceptual Rendering of Proposed Residential Amenity Area and Parking Structure Applicant's Conceptual Rendering of Proposed Mixed-Use Building (Southwest Perspective) These exhibits illustrate the location of the subject property, surrounding land uses, zoning classifications, future land use designations, overlay district boundaries, nearby residential developments, and comparative residential densities within the surrounding area. The exhibits also depict the proposed site layout, parking configuration, open space and amenity areas, environmental features, and conceptual architectural design of the proposed nine-story mixeduse development. 5|Pa ge The PMU Overlay District Map further demonstrates that a portion of the subject property is located within the Parkway Mixed-Use Overlay District, while the principal mixed-use building and structured parking facility are located primarily outside of the overlay boundary. Collectively, these exhibits assist in evaluating the relationship of the proposed development to surrounding properties and the modifications requested under ZM-2026-01. 6|Pa ge Vicinity Map of 111 Old Conyers Road 7|Pa ge Aerial Photograph of 111 Old Conyers Road 8|Pa ge Acreage Map of 111 Old Conyers Road 9|Pa ge Zoning Map – 111 Old Conyers Road 10 | P a g e Surrounding Residential Developments Map 11 | P a g e Residential Density Comparison Map 12 | P a g e Future Land Use Map – 111 Old Conyers Road 13 | P a g e Overlay District Map of 111 Old Conyers Road 14 | P a g e Proposed Site Plan Proposed Site Plan for 111 Old Conyers Road (ZM-2026-01) 15 | P a g e Development Data Summary – Proposed Development Development Data Summary for Proposed Mixed-Use Development at 111 Old Conyers Road 16 | P a g e Aerial Photograph with Proposed Site Plan Overlay – 111 Old Conyers Road 17 | P a g e Architectural Rendering of Proposed Nine-Story Mixed-Use Development Conceptual rendering depicting the proposed nine-story mixed-use development consisting of approximately 200 residential units, 15,000 square feet of ground-floor retail/commercial space, and structured parking as submitted by the applicant. 18 | P a g e Applicant's Conceptual Rendering of Proposed Residential Amenity Area and Parking Structure Conceptual rendering depicting the proposed nine-story mixed-use development, including the centralized Residential Amenity Area, structured parking facility, internal open space, pedestrian gathering areas, and upper-story residential units. 19 | P a g e Applicant's Conceptual Rendering of Proposed Mixed-Use Building (Southwest Perspective) Conceptual rendering depicting the proposed nine-story mixed-use development consisting of approximately 200 residential dwelling units, 15,000 square feet of ground-floor retail/commercial space, structured parking, and associated residential amenities. 20 | P a g e VI. ZONING HISTORY The subject property consists of approximately 6.71 acres located along Old Conyers Road, identified as Parcel #S24-01017000. The property was previously zoned SR (Suburban Residential District), which does not permit mixed-use developments. Under Rezoning Case RZ-2024-02, the applicant, Charlie Hightower of First National Land Trust, requested to rezone the property from SR (Suburban Residential District) to PUD (Planned Unit Development) to allow for the development of a mixed-use project consisting of 200 residential units and approximately 15,000 square feet of ground-floor retail space. The proposed development included a five-story building, surface parking, and associated amenities such as open space areas, pedestrian connections, and recreational features. The rezoning was accompanied by Comprehensive Plan Amendment CP-2024-02, which amended the Future Land Use Map designation from Low-Density Residential to Special Purpose to support a higher-density, mixed-use development pattern consistent with the City’s vision for redevelopment in proximity to downtown Stockbridge. Additionally, under Variance VR-2024-01, the applicant received approval to modify development standards, including: • Reducing required parking ratios based on unit type • Modifying the residential-to-retail ratio • Increasing the allowable residential density from 24 units per acre to 29 units per acre These approvals collectively established the development framework for a 200-unit mixed-use development on the subject property. Conditions of Approval As part of the rezoning approval, the Mayor and City Council imposed the following conditions governing development of the property: 1. The number of residential units shall be limited to 160 units (23.84 units per acre) in accordance with the maximum density permitted under the Special Purpose future land use designation. 2. Flock cameras shall be installed at the entrance of the development. 3. On the eastern side of the property, the 25-foot buffer area shall be extended beyond the pool area shown on the conceptual site plan. 4. The front façade of the residential building shall consist of not less than 50% primary materials, including brick, stone, or stucco, with the remaining materials consisting of stucco, shake, and/or cement fiberboard siding. 5. The side and rear façades shall consist of a combination of primary and secondary materials, with secondary materials not exceeding 30% of the entire building. 6. Building colors shall consist of a cohesive and complementary palette, with limited use of accent colors that are not bright or fluorescent. 7. The development shall not exceed four (4) stories in height. 8. All parking spaces shall be located to the rear of the building in accordance with Section 2.5.2(H)(1) of the Unified Development Code. 9. Decorative streetlights shall be installed throughout the development. 21 | P a g e 10. Electric vehicle (EV) charging stations shall be provided on-site. 11. A ten-foot-wide multi-use path shall be constructed along the frontage of East Atlanta Road and Old Conyers Road. 12. A centralized bus stop shall be provided for residents. 13. The unit mix shall consist of fewer studio units and a greater proportion of two- and three-bedroom units. Transition to Current Request Collectively, these approvals and conditions established the original development framework for the subject property. The current request for a major zoning modification seeks to amend the previously approved site plan and modify certain conditions of approval, including building height, density, and site design, while maintaining the overall mixed-use character of the development. 22 | P a g e Previously Approved Site Plan for 111 Old Conyers Road 23 | P a g e Aerial Photograph with Previous Approved Site Plan Overlay – 111 Old Conyers Road 24 | P a g e Development Site Data of Previously Approved Site Plan for 111 Old Conyers Road 25 | P a g e Exterior Elevations of Proposed Mixed Use Development 26 | P a g e First Floor Plan of Proposed Mixed-Use Development 27 | P a g e Ordinance for RZ-2024-02 that was Approved by Mayor and Council on July 8, 2024 28 | P a g e Ordinance for RZ-2024-02 that was Approved by Mayor and Council on July 8, 2024 (cont.) 29 | P a g e Ordinance for RZ-2024-02 that was Approved by Mayor and Council on July 8, 2024 (cont.) 30 | P a g e VII. DEVELOPMENT INFORMATION A. Overview of Development The proposed development consists of a nine (9) story mixed-use project containing approximately 200 residential units and 15,000 square feet of ground-floor retail/commercial space. The residential component includes a mix of studio, one-bedroom, and two-bedroom units, consisting of approximately 150 studio and one-bedroom units and 50 two-bedroom units. The proposed development is designed to provide a variety of housing options while maintaining the mixed-use character previously approved for the site. The proposed building has a footprint of approximately 37,000 square feet and a total building area of approximately 333,000 square feet. The building includes approximately 15,000 square feet of retail/commercial space on the ground floor, representing approximately 40 percent of the ground-floor area, with the remaining floor area dedicated to residential uses. The proposed building height is approximately 110 feet. The revised site plan incorporates a combination of structured and surface parking. The development includes a parking structure providing approximately 150 parking spaces, supplemented by surface parking throughout the site. Based on the applicant's parking calculations, the development requires 351 parking spaces under the standard provisions of the Unified Development Code. Pursuant to the previously approved parking reduction granted under Variance VR-2024-01, the adjusted parking requirement is 321 spaces. The proposed development provides a total of 343 parking spaces, including approximately 273 residential parking spaces and 75 retail parking spaces. The development includes a variety of amenity features designed to serve future residents, including a rooftop pool and a centralized Residential Amenity Area. The amenity area incorporates landscaped open space, pedestrian gathering areas, seating opportunities, and recreational features intended to enhance the residential experience and promote community interaction within the development. Vehicular access to the site is provided from Old Conyers Road through a clearly defined internal circulation system. The development includes a gated residential entrance to provide controlled access for residents, as well as a separate gated emergency access point to ensure adequate emergency vehicle access while maintaining site security. The revised site layout also improves internal circulation and organizes parking areas more efficiently than the previously approved development plan. Pedestrian connectivity is enhanced through the inclusion of internal walkways, landscaped open spaces, and active frontage elements. The proposed site plan replaces the previously approved bicycle parking area located adjacent to the building frontage with an outdoor dining area associated with the ground-floor retail uses, creating a more active and pedestrian-oriented environment. The revised site plan preserves substantial open space and environmentally sensitive areas associated with Brush Creek and its required stream buffers. In addition, the plan incorporates a twenty-five (25) foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries to provide visual screening and separation from adjoining properties. By concentrating development vertically and incorporating structured parking, the proposal reduces the overall development footprint and allows for greater preservation of open space, buffering, and environmentally sensitive areas than would otherwise be possible under a more conventional development pattern. 31 | P a g e Overall, the proposed development reflects a more compact and vertically integrated mixed-use design that incorporates structured parking, enhanced pedestrian amenities, centralized open space, improved buffering, and efficient site organization while maintaining the overall mixed-use character of the previously approved development. B. Architectural Renderings Summary The architectural renderings submitted by the applicant depict a contemporary mixed-use development consisting of a nine (9) story building containing approximately 200 residential dwelling units and 15,000 square feet of ground-floor retail/commercial space. The renderings illustrate a vertically integrated development pattern that combines residential, commercial, parking, and amenity components within a cohesive architectural design. The proposed building incorporates a variety of architectural elements intended to reduce the perceived mass and scale of the structure, including changes in building materials, façade articulation, recessed balconies, vertical design features, extensive glazing, and variations in building plane. The ground floor is designed to accommodate commercial uses and pedestrian activity, while upper floors are dedicated to residential uses. The renderings also depict a structured parking facility integrated into the overall building design, reducing the visual prominence of parking areas and supporting a more urban development pattern. The submitted renderings illustrate several pedestrian-oriented design features, including groundfloor storefronts, outdoor dining areas, landscaped open spaces, internal walkways, and a centralized Residential Amenity Area. These features are intended to enhance walkability, encourage resident interaction, and create an active mixed-use environment. The renderings further depict the relationship between the residential building, parking structure, amenity areas, and open space network, demonstrating how the proposed development concentrates density vertically while preserving portions of the site for landscaping, recreation, and environmental protection. The renderings also highlight the proposed rooftop pool and amenity areas, which provide recreational opportunities for residents while reducing the need for additional ground-level development. By incorporating structured parking, centralized amenities, and vertically integrated building design, the proposal seeks to maximize site efficiency while preserving open space and required environmental buffers associated with Brush Creek. Overall, the architectural renderings depict a development that is more urban in character than the previously approved four-story mixed-use project. The renderings illustrate a compact, pedestrian-oriented mixed-use environment that emphasizes structured parking, enhanced amenities, active ground-floor commercial uses, and improved site organization. While the proposed nine-story building represents a significant increase in height and visual prominence, the renderings demonstrate the applicant's intent to create a cohesive mixed-use development that supports redevelopment and investment objectives within the Downtown Stockbridge area. C. Site Design and Layout The proposed site plan reflects a compact, vertically integrated development pattern, representing a departure from the previously approved layout, which relied primarily on surface parking and a more horizontally oriented design. The development is centered around a nine (9) story mixed-use building containing ground-floor retail/commercial space and upper-story residential units. The building is strategically positioned to 32 | P a g e maximize site efficiency while maintaining appropriate setbacks, buffering, and pedestrian connections throughout the site. The proposed building footprint allows for the concentration of development within the most suitable portion of the property while preserving substantial open space and environmentally sensitive areas. A defining feature of the proposed layout is the incorporation of a structured parking facility providing approximately 150 parking spaces. The parking structure significantly reduces the need for extensive surface parking and allows for a more efficient allocation of land. Surface parking is strategically located throughout the site to support both residential and retail uses, resulting in a more balanced and organized development pattern. The site design incorporates a centralized Residential Amenity Area intended to serve future residents of the development. The amenity area includes landscaped open space, pedestrian gathering areas, seating opportunities, and recreational features that enhance the overall residential environment. In addition, the development includes a rooftop pool that provides recreational opportunities while reducing the need for additional ground-level amenity space. The proposed layout preserves and integrates environmentally sensitive areas associated with Brush Creek, including required state and local stream buffers, setbacks, and open space areas. A stormwater management facility is located along the southern portion of the site and is incorporated into the overall landscape design. The plan also includes a twenty-five (25) foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries, providing visual screening and separation between the development and adjoining properties. Vehicular circulation is improved through a more organized internal drive system with clearly defined access points from Old Conyers Road. The development includes a gated residential entrance that provides controlled access for residents, as well as a separate gated emergency access point to ensure adequate emergency vehicle access. Internal drive aisles are designed to accommodate safe and efficient traffic circulation while supporting both residential and commercial operations. Pedestrian connectivity is enhanced through the inclusion of internal walkways, landscaped open spaces, and active frontage elements. The proposed site plan replaces the previously approved bicycle parking area located adjacent to the building frontage with an outdoor dining area associated with the ground-floor retail uses. This modification creates a more active and engaging pedestrian environment while strengthening the relationship between the retail component and public spaces within the development. Overall, the proposed site design represents a transition from a parking-dominated, suburban-style layout to a more organized, efficient, and pedestrian-oriented mixed-use development pattern. The incorporation of structured parking, centralized amenities, enhanced buffering, preservation of environmentally sensitive areas, and improved pedestrian connectivity contributes to a more compact and integrated development while maintaining the overall intent of the previously approved mixed-use project. D. Letter of Intent The applicant submitted a Letter of Intent dated April 28, 2026, and revised June 10, 2026, describing the proposed major zoning modification and the rationale supporting the request. According to the Letter of Intent, the proposed development consists of a vertically integrated mixed-use project containing approximately 200 residential dwelling units and 15,000 square feet of ground-floor retail/commercial space on the 6.71-acre subject property. The applicant states that the development will provide a combination of multifamily residential and commercial uses 33 | P a g e within a single building while incorporating structured parking, open space, and resident amenities. The applicant requests approval of the following modifications to the previously approved Planned Unit Development: (1) an increase in the maximum number of residential units from 160 units to 200 units; (2) an increase in the maximum building height from four (4) stories to nine (9) stories or 110 feet, whichever is greater; and (3) continuation of the previously approved parking reduction allowing one (1) parking space per studio and one-bedroom unit and 1.25 parking spaces per two-bedroom unit. The applicant asserts that the proposed modifications maintain the overall intent of the previously approved Planned Unit Development while creating a more efficient and walkable mixed-use environment. The Letter of Intent states that the inclusion of structured parking and a consolidated building footprint allows for the preservation of open space, enhanced pedestrian connectivity, and the incorporation of resident amenities, including a rooftop pool, open space areas, and recreational facilities. According to the applicant, the revised development pattern promotes efficient land utilization and a higher-quality development along the Old Conyers Road corridor. Table 1. Summary of Requested Modifications Reason # From (Approved RZ-2024-02) 1 Maximum of 160 residential units (23.84 units per acre) Increase to 200 residential units (29.80 units per acre) 2 Maximum building height of four (4) stories Increase to nine (9) stories (110 feet) 3 Surface parkingoriented site design Structured parking facility and revised site layout 4 Dispersed amenity areas and groundlevel pool Centralized Residential Amenity Area and rooftop pool 5 Bicycle parking area along building frontage Outdoor dining area associated with ground-floor retail uses To (Proposed Modification) Reason / Explanation To increase residential density, expand housing opportunities, and support a more compact mixed-use development pattern within proximity to Downtown Stockbridge. To accommodate additional residential units while concentrating development vertically, reducing the overall building footprint, and preserving open space and environmentally sensitive areas. To improve site efficiency, reduce reliance on surface parking, preserve open space, and support a more organized and pedestrian-oriented development pattern. To improve accessibility to resident amenities, enhance recreational opportunities, and make more efficient use of developable land. To create a more active streetscape, strengthen pedestrian activity, and enhance the interaction between commercial uses and public spaces. 34 | P a g e 6 7 E. Previously approved parking reduction under VR-2024-01 Continuation of parking reduction and revised parking layout providing 343 spaces To maintain the previously approved parking ratios while incorporating structured parking and providing sufficient parking to support both residential and retail uses. Previously approved site layout Revised site layout with gated residential entry, gated emergency access, structured parking, and enhanced pedestrian connectivity To improve site circulation, resident security, emergency access, and overall site functionality. Site Plan Comparison The proposed site plan reflects several notable changes from the previously approved development plan under Rezoning Case RZ-2024-02. These changes primarily relate to building height, residential density, parking configuration, site layout, open space preservation, and the overall design of the development. The previously approved site plan consisted of a four (4) story mixed-use building containing 160 residential units and approximately 15,000 square feet of ground-floor retail/commercial space. The approved development relied primarily on surface parking and a more horizontally oriented site layout. In contrast, the proposed site plan introduces a nine (9) story mixed-use building containing 200 residential units and approximately 15,000 square feet of ground-floor retail/commercial space, resulting in a more compact and vertically integrated development pattern. One of the most significant changes is the increase in residential density from 160 units to 200 units, as well as the increase in building height from four (4) stories to nine (9) stories. These modifications allow for a greater concentration of development within the buildable portion of the site while maintaining the overall mixed-use character established through the original approval. The proposed plan replaces the previously approved parking-dominated layout with a structured parking facility and a more efficient parking configuration. The revised development provides a total of 343 parking spaces, including approximately 273 residential spaces and 75 retail spaces, and incorporates a structured parking facility containing approximately 150 parking spaces. The inclusion of structured parking reduces the need for extensive surface parking and allows for a more organized site layout. The revised site design also includes a centralized Residential Amenity Area, rooftop pool, enhanced pedestrian connections, outdoor dining space associated with the retail component, and improved internal circulation. These features provide a more cohesive amenity network and create a more active and pedestrian-oriented environment than the previously approved plan. In addition, the previously approved bicycle parking area located adjacent to the building frontage has been replaced with an outdoor dining area intended to support the retail component and enhance streetscape activity. 35 | P a g e The proposed development incorporates a gated residential entrance and a separate gated emergency access point, improving site security, emergency accessibility, and overall circulation. Internal drive aisles have been refined to provide more efficient traffic flow and better organization of residential and retail parking areas. The revised site plan also places a greater emphasis on open space preservation and environmental protection. Development is concentrated within the eastern portion of the property, allowing for the preservation of substantial open space, required stream buffers, and environmentally sensitive areas associated with Brush Creek. Additionally, the plan incorporates a twenty-five (25) foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries to provide visual screening and separation from adjoining properties. Overall, the proposed site plan reflects a transition from a more suburban-style, surface parkingoriented development pattern to a compact, vertically integrated mixed-use development that emphasizes structured parking, pedestrian connectivity, open space preservation, and efficient land utilization while increasing the overall intensity of development on the site. Comparison of Approved vs. Proposed Site Plan Category Approved (RZ-2024-02) Proposed (ZM-2026-01) Change / Impact Residential Units 160 units 200 units Density 23.84 units/acre 29.80 units/acre Building Height 4 stories (maximum) 9 stories (110 feet) Building Design Horizontally oriented mixed-use building Building Area Smaller building footprint and floor area Parking Type Primarily surface parking Total Parking Approximately 336 spaces Compact, vertically integrated mixed-use building Approximately 37,000 SF footprint and 333,000 SF total building area Structured parking facility and surface parking 343 spaces Increase in density (+40 units) Higher development intensity Significant increase in vertical scale and building mass More efficient land utilization and reduced building footprint Increased development intensity and floor area Parking Layout Surface parking distributed throughout site Previously approved parking reduction under VR-2024-01 Parking Requirement Amenity Layout Dispersed amenity areas Structured parking with organized residential and retail parking areas Continues approved parking reduction and provides parking in excess of adjusted requirement Centralized Residential Amenity Area and rooftop pool Reduced reliance on surface parking Increased parking supply and improved organization Improved site efficiency and circulation Improved parking performance compared to prior concept Improved accessibility and amenity organization 36 | P a g e Pool Location Ground-level pool Rooftop pool Open Space More fragmented open space areas Centralized open space and amenity areas Environmental Features Preservation of Brush Creek corridor Eastern Buffer 25-foot landscape strip required by condition Frontage Design Bicycle parking area along building frontage Pedestrian Design Secondary to vehicular circulation Site Access Standard site access Internal Circulation Parking-oriented circulation pattern Open Space Preservation Limited preservation through horizontal layout Development Pattern Suburban-style mixeduse development Preservation of Brush Creek corridor, stream buffers, and integrated stormwater management 25-foot landscape strip maintained along eastern property boundary Outdoor dining area associated with retail component Enhanced pedestrian connectivity, walkways, and active frontage elements Gated residential entrance and gated emergency access Organized internal circulation system with improved traffic flow Greater preservation of open space through vertical development and structured parking Urban-style, vertically integrated mixed-use development V. Frees ground-level space and supports compact site design Improved functionality and usability Enhanced environmental stewardship Maintains compatibility and visual screening Increased pedestrian activity and streetscape activation Improved walkability and pedestrian experience Improved security and emergency access Enhanced site functionality Reduced development footprint and improved environmental protection Significant shift in overall development character STAFF ANALYSIS 1. Reasonableness of Applicant’s Request. The applicant is requesting a major zoning modification to the previously approved Planned Unit Development (PUD) for the property located at 111 Old Conyers Road. Specifically, the request seeks to increase the maximum number of residential units from 160 units to 200 units and increase the maximum building height from four (4) stories to nine (9) stories, while maintaining the previously approved mixed-use development pattern and reduced parking ratios approved under Variance VR-2024-01. These modifications represent a significant increase in development intensity when compared to the development plan approved under Rezoning Case RZ-2024-02. In evaluating the reasonableness of the request, staff considered the location of the subject property, surrounding land uses, the Future Land Use Map designation, prior approvals, and the proposed site design modifications. The subject property is located within a mixed-use environment near Downtown Stockbridge and is surrounded by a variety of commercial, institutional, recreational, and residential uses, including Cochran Park, the Publix Shopping 37 | P a g e Center, Stockbridge Public Works, God First Breakthrough Ministries, and other commercial and residential developments. The property is also located within the City's Tax Allocation District (TAD) and within an area identified for redevelopment and investment through previous planning efforts, including the 2012 Livable Centers Initiative (LCI) planning process. The property is designated Special Purpose on the Future Land Use Map. The Special Purpose designation is intended to accommodate innovative development projects and mixed-use developments that may not fit within traditional land use categories. The proposed development continues the mixed-use concept previously approved by the City and incorporates residential and commercial uses within a single integrated development. The revised site plan includes structured parking, a centralized Residential Amenity Area, a rooftop pool, enhanced pedestrian connectivity, outdoor dining areas, preservation of environmentally sensitive areas associated with Brush Creek, and improved site circulation. Staff finds that several aspects of the proposed development represent improvements over the previously approved site plan. The proposal utilizes a structured parking facility in lieu of a parkingdominated site layout, allowing for more efficient land utilization and greater preservation of open space. The development also incorporates a rooftop pool, centralized resident amenities, pedestrian-oriented design features, improved internal circulation, and enhanced streetscape elements that contribute to the overall quality of the project. Additionally, the increase in residential units may contribute to the City's housing inventory while supporting nearby commercial businesses and redevelopment objectives within the Downtown area. The revised site plan also preserves substantial open space and environmentally sensitive areas associated with Brush Creek and its required stream buffers. Furthermore, the plan maintains a twenty-five (25) foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries, providing visual screening and separation from adjoining properties while supporting compatibility with surrounding land uses. However, the request also raises several concerns. The increase from 160 units to 200 units represents a twenty-five percent (25%) increase in residential density. Additionally, the increase in building height from four (4) stories to nine (9) stories represents a substantial increase in the vertical scale and visual intensity of the development. The proposed density of approximately 29.80 units per acre exceeds the density range typically associated with the Special Purpose Future Land Use designation, which identifies a range of approximately 16.01 to 24 units per acre. Parking remains an important consideration. The proposed development provides 343 parking spaces and exceeds the adjusted parking requirement established under the previously approved variance. While the parking supply has been substantially improved from earlier iterations of the project, staff recognizes that the increased residential density and building intensity may generate additional parking demand and should be considered as part of the overall evaluation of the request. Overall, staff finds that the applicant's request is reasonable based on the property's location, mixed-use character, redevelopment context, Tax Allocation District designation, and Special Purpose Future Land Use designation. The proposed development incorporates several site design improvements, enhanced amenities, structured parking, improved pedestrian connectivity, and greater preservation of open space than the previously approved development. However, the proposed increase in density and building height represent substantial modifications to the original approval and warrant careful consideration by the Planning Commission and Mayor and Council. 38 | P a g e 2. Suitability for the Proposed Development The subject property is generally suitable for the proposed mixed-use development based on its location, surrounding land use pattern, existing zoning classification, and Future Land Use Map designation. The property consists of approximately 6.71 acres located along Old Conyers Road and is situated within an area characterized by a mixture of commercial, institutional, recreational, and residential uses. Adjacent properties include commercial businesses, the Stockbridge Public Works Department, God First Breakthrough Ministries, Cochran Park, and other developed and undeveloped properties. The diverse land use pattern surrounding the site supports consideration of a mixed-use development at this location. The property is currently zoned Planned Unit Development (PUD), and the proposed modification does not alter the overall mixed-use character of the development approved under Rezoning Case RZ-2024-02. Rather, the request seeks to increase the development intensity through additional residential units and increased building height while maintaining the previously approved combination of residential and commercial uses. As such, the proposed use remains consistent with the overall development concept previously approved by the City. The subject property is designated as Special Purpose on the Future Land Use Map. The Special Purpose designation is intended to accommodate innovative development projects, mixed-use developments, and redevelopment opportunities that may not fit within conventional land use categories. The proposed development's integration of residential units, ground-floor retail space, structured parking, and pedestrian-oriented amenities reflects the type of flexible and innovative development envisioned by this designation. The inclusion of approximately 15,000 square feet of retail/commercial space and 200 residential units promotes a mixed-use environment that encourages both residential occupancy and commercial activity within a single development. The revised site plan incorporates several design elements that improve the overall functionality and organization of the site. These improvements include a structured parking facility, centralized amenity area, rooftop pool, therapy garden, playground, dog park, outdoor dining area, improved pedestrian circulation, and gated residential and emergency access points. Collectively, these features contribute to a more efficient use of land and support a development pattern that is more urban in character than the previously approved site plan. The property's proximity to Downtown Stockbridge, commercial services, employment opportunities, public facilities, Cochran Park, and other community amenities further supports mixed-use residential development at this location. The proposed development may provide opportunities for residents to access goods and services within walking distance, thereby promoting a more connected and pedestrian-oriented environment. Additionally, the property is located within the City's Tax Allocation District (TAD) and within an area that was identified for redevelopment and investment through the 2012 Livable Centers Initiative (LCI) planning process, further supporting consideration of a higher-intensity mixed-use development pattern. However, while the proposed use is generally suitable for the property, the scale and intensity of the development warrant careful consideration. The proposed density of approximately 29.80 units per acre exceeds the density range typically associated with the Special Purpose Future Land Use designation. Furthermore, the increase in building height from four (4) stories to nine (9) stories represents a substantial increase in the vertical scale and visual prominence of the development. While the site's location within a mixed-use area near Downtown Stockbridge supports a more intensive form of development, the proposed height may create compatibility 39 | P a g e considerations related to building mass, visual impacts, buffering, and the relationship of the development to surrounding properties. These modifications also have the potential to increase demands on parking, transportation infrastructure, utilities, and public services. Despite these concerns, staff finds that the property's location, mixed-use character, existing PUD zoning designation, Special Purpose Future Land Use designation, inclusion within the Parkway Mixed-Use Overlay District, and proximity to Downtown Stockbridge support consideration of the proposed development. The overall mixed-use concept remains appropriate for the site; however, the increased density, substantial increase in building height, parking considerations, and buffering modifications should be carefully evaluated to ensure compatibility with surrounding properties and consistency with the intent of prior approvals and long-range planning objectives. 3. Effects on Surrounding Properties and Infrastructure The proposed major zoning modification has the potential to generate both positive and adverse effects on surrounding properties and public infrastructure. Staff evaluated the request based on the proposed increase in residential density, building height, parking supply, site design, environmental considerations, and compatibility with adjacent land uses. The proposed development would increase the number of residential units from 160 units to 200 units and increase the maximum building height from four (4) stories to nine (9) stories. These modifications will increase the overall intensity of development on the site and may result in greater activity levels, increased traffic generation, and additional demand on public infrastructure when compared to the previously approved development plan. However, the increased density may also contribute additional housing opportunities within proximity to Downtown Stockbridge, commercial services, employment centers, parks, and public facilities. From a land use compatibility standpoint, the subject property is surrounded by a mixture of commercial, institutional, recreational, and residential uses. Properties to the north and south are primarily commercial in nature, while Cochran Park is located to the west and God First Breakthrough Ministries is located to the east. The property is also located within the City's Tax Allocation District (TAD), within an area identified for redevelopment through the 2012 Livable Centers Initiative (LCI) planning process, and partially within the Parkway Mixed-Use Overlay District. Due to the mixed-use character of the surrounding area and the property's Special Purpose Future Land Use designation, the proposed development is generally compatible with the broader redevelopment pattern envisioned for this portion of the City. The revised site plan incorporates several design features that may positively impact surrounding properties. The inclusion of structured parking reduces the amount of land devoted to surface parking and allows for a more efficient site layout. The proposal also includes a centralized Residential Amenity Area, rooftop pool, outdoor dining area, enhanced pedestrian connectivity, gated residential access, and improved internal circulation. These elements contribute to a more organized, walkable, and pedestrian-oriented development pattern than the previously approved site plan. The proposed development may also generate positive economic impacts through increased residential population, support for nearby businesses, additional commercial activity, and expansion of the City's tax base. The continued inclusion of approximately 15,000 square feet of ground-floor retail/commercial space further supports a mixed-use environment that encourages 40 | P a g e both residential occupancy and commercial investment within close proximity to Downtown Stockbridge. The revised site plan preserves substantial open space and environmentally sensitive areas associated with Brush Creek and its required stream buffers. Development is concentrated within the developable portion of the site, allowing for greater preservation of open space than would otherwise be possible under a more conventional development pattern. The plan also maintains a twenty-five (25) foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries, providing visual screening and separation between the development and adjoining properties. Parking impacts have been improved through the revised site design. The proposed development provides a total of 343 parking spaces, including approximately 273 residential spaces and 75 retail spaces. While the development continues to utilize the parking reduction previously approved through Variance VR-2024-01, the proposed parking supply exceeds the adjusted parking requirement associated with that approval. Staff finds that the revised parking configuration substantially improves upon previous iterations of the development and better accommodates anticipated residential and commercial parking demand. Notwithstanding these improvements, the proposed increase in building height from four (4) stories to nine (9) stories remains a significant consideration. The proposed height and density increase the visual prominence and overall scale of the development and may affect views, building massing, and perceived compatibility with surrounding properties. Additionally, the proposed density of approximately 29.80 units per acre exceeds the density range typically associated with the Special Purpose Future Land Use designation. With respect to infrastructure, the subject property is located within an urbanized area of the City and has access to existing public roadways, water service, sanitary sewer service, and other municipal utilities. The proposed development is expected to utilize existing infrastructure systems; however, the increased intensity of development may result in additional demands on transportation, utility, and public service infrastructure. Engineering, Public Works, and other reviewing departments should continue to evaluate infrastructure capacity and operational impacts during the development review process. Overall, the proposed development is expected to have both positive and negative effects on surrounding properties and infrastructure. Positive effects include additional housing opportunities, support for redevelopment objectives, increased economic activity, preservation of open space and environmental resources, enhanced pedestrian amenities, improved site organization, and a more efficient mixed-use development pattern. Potential adverse effects include increased traffic generation, increased building mass and height, visual impacts associated with a nine-story structure, and the increased density proposed for the site. These impacts should be carefully considered when evaluating the requested zoning modification. 41 | P a g e Parking Requirement Comparison UDC Required Spaces Approved Variance Ratio (Spaces per Unit) Adjusted Required Spaces Residential Unit Type Number of Units UDC Requirement (Spaces per Unit) Studio / 1 Bedroom 150 1.25 188 1.00 150 2 Bedroom 50 1.75 88 1.25 63 Residential Subtotal 200 — 276 — 213 Retail (15,000 SF) — 5 spaces / 1,000 SF 75 5 spaces / 1,000 SF 75 Total Required Parking — — 351 Spaces — 288 Spaces Previously Approved Parking Reduction (VR-2024-01) — — (30 Spaces Reduction) — — Adjusted Required Parking — — — — 321 Spaces — — — — 343 Spaces — — 8 Space Deficit — — — — — — 22 Space Surplus Total Parking Provided Difference from Standard UDC Requirement Difference from Adjusted Requirement (VR-2024-01) Parking Summary Category Required Under UDC Required Under Approved Variance (VR-2024-01) Parking Provided Difference Residential 276 Spaces 213 Spaces 273 Spaces +60 (Variance Standard) / -3 (UDC Standard) Retail 75 Spaces 75 Spaces 75 Spaces 0 Total 351 Spaces 321 Spaces 343 Spaces +22 (Variance Standard) / -8 (UDC Standard) The proposed development provides 273 residential parking spaces, consisting of approximately 150 structured parking spaces within the parking deck and 123 surface parking spaces distributed throughout the site. 42 | P a g e The proposed development provides a total of 343 parking spaces, including 273 residential parking spaces and 75 retail parking spaces. Under the standard provisions of the Unified Development Code, the development would require 351 parking spaces. Pursuant to the previously approved parking reduction granted under Variance VR-2024-01, the adjusted parking requirement is 321 spaces. As proposed, the development exceeds the adjusted parking requirement by 22 spaces while remaining 8 spaces below the standard UDC parking requirement. Staff finds that the revised parking plan substantially improves parking availability compared to previous iterations of the development and adequately supports the proposed mixeduse development pattern. VI. STAFF RECOMMENDATION Based upon the findings contained herein, staff recommends APPROVAL WITH CONDITIONS of ZM-2026-01, a request to amend the previously approved Planned Unit Development (PUD) for the property located at 111 Old Conyers Road (Parcel #S24-01017000). Staff finds that the proposed mixed-use development remains generally consistent with the overall vision established through Comprehensive Plan Amendment CP-2024-02 and Rezoning Case RZ-2024-02. The proposed development maintains the previously approved mixed-use character of the site while incorporating several site design improvements, including a structured parking facility, centralized Residential Amenity Area, rooftop pool, enhanced pedestrian connectivity, outdoor dining areas, improved internal circulation, and preservation of environmentally sensitive areas associated with Brush Creek. The subject property is designated Special Purpose on the Future Land Use Map and is partially located within the Parkway Mixed-Use Overlay District. The property is also located within the City's Tax Allocation District (TAD) and within an area identified for redevelopment and investment through the 2012 Livable Centers Initiative (LCI) planning process. Staff finds that the proposed development supports redevelopment objectives by introducing additional residential opportunities, commercial activity, and investment within proximity to Downtown Stockbridge. The revised site plan provides several improvements over the previously approved development plan. The incorporation of structured parking reduces reliance on surface parking, allows for greater preservation of open space, and creates a more efficient site layout. The plan preserves required stream buffers associated with Brush Creek, incorporates a twenty-five (25) foot landscape strip along the eastern property boundary adjacent to God First Breakthrough Ministries, and provides a total of 343 parking spaces, which exceeds the adjusted parking requirement established under Variance VR-2024-01. Notwithstanding these improvements, staff recognizes that the proposed increase from 160 residential units to 200 residential units and the increase in building height from four (4) stories to nine (9) stories represent substantial modifications to the original approval. Staff further notes that the proposed density of approximately 29.80 units per acre exceeds the density range typically associated with the Special Purpose Future Land Use designation. These factors should be carefully considered by the Planning Commission and Mayor and Council when evaluating the request. Subject to the conditions listed below, staff finds that the proposed development may contribute positively to the continued redevelopment and investment objectives of the City while maintaining 43 | P a g e compatibility with the surrounding area and advancing the mixed-use development vision previously established for the property. 1. The subject property shall be developed in substantial conformance with the revised site plan entitled "111 Old Conyers Road," prepared by Moore Bass Consulting, Inc., revised June 10, 2026, unless otherwise modified by the conditions of approval herein. 2. The number of residential dwelling units shall not exceed 200 units as depicted on the approved site plan. 3. The development shall not exceed nine (9) stories or one hundred ten (110) feet in height as depicted on the approved site plan. 4. Flock cameras shall be installed and maintained at all vehicular entrances to the development. 5. A minimum twenty-five (25) foot landscape strip shall be maintained along the eastern property boundary adjacent to God First Breakthrough Ministries. Said landscape strip shall be landscaped in substantial conformance with the approved site plan. 6. All four (4) façades of the mixed-use building shall comply with Section 4.4.4 of the Unified Development Code, as amended. A minimum of seventy-five percent (75%) of each façade shall consist of brick or stone, with the remaining façade materials limited to those materials permitted by the Unified Development Code. Vinyl siding shall be prohibited. 7. Architectural elevations submitted at the time of permitting shall demonstrate compliance with the façade material requirements established herein and shall be subject to review and approval by the Community Development Director. 8. The side and rear façades shall consist of a combination of primary and secondary materials, with secondary materials not exceeding thirty percent (30%) of the total exterior façade area. 9. Building colors shall consist of a cohesive and complementary palette. Accent colors may be utilized provided they are not bright, fluorescent, or otherwise incompatible with the overall architectural design of the development. 10. The development shall be constructed substantially in accordance with the architectural elevations and renderings submitted with ZM-2026-01. 11. Decorative streetlights shall be installed throughout the development and maintained by the property owner or property owners' association. 12. A minimum ten-foot (10') multi-use path shall be installed along the property's frontage on Old Conyers Road, subject to approval by the City Engineer. 13. The proposed development shall provide and maintain a minimum of 343 parking spaces as depicted on the approved site plan unless otherwise approved by the Mayor and Council. 14. The rooftop pool and rooftop amenity areas shall be limited to use by residents and their guests and shall not be utilized for public events, commercial events, or special-event rentals. 15. Ground-floor retail/commercial space shall not be reduced below 15,000 square feet without approval of a major zoning modification by the Mayor and Council. 16. All stormwater management facilities, stream buffers, and environmental protection measures shown on the approved site plan shall be maintained in accordance with applicable local, state, and federal regulations. 17. All other conditions of approval associated with CP-2024-02, RZ-2024-02, and VR-202401 shall remain in full force and effect unless specifically modified herein. 18. A centralized transit stop, transit shelter, or designated rideshare/transit pickup area shall be provided for residents at a location approved by the Community Development Director. 44 | P a g e 19. The development shall provide electric vehicle charging stations in accordance with the requirements of the Unified Development Code and all applicable building and electrical codes. 20. The approved unit mix shall remain substantially consistent with the unit mix depicted on the approved site plan unless otherwise approved by the Mayor and Council. 45 | P a g e AUGUST 10, 2026 ✔ ✔ Ryan Anderson Community Development REZONING CASE #RZ-2026-01. (Council District 4.) Consideration of a rezoning application for the property at 112 Old Conyers Road to rezone the property from the C-3 (Heavy Commercial) District to the RR (Rural Residential) District to better align the zoning of the property with the existing bed-and-breakfast operations, and to access residential resources. The applicant has also applied for a special use permit via SP-2026-01. There are no plans to change the current operations or property footprint of the Stockbridge Lakes Bed and Breakfast that was established in 2018. The applicant possesses a Tourist Accommodation Permit from the Georgia Department of Public Health. Applicant: Anita Johnson. Property Owner: Marvin Johnson. Property Size: 3.734 +/- acres. ✔ 0.00 REZONING CASE #RZ-2026-01. APPROVAL. Henry County, GA Overview Legend Parcels Roads 294 ft Parcel ID Property Address District S24-01002000 112 OLD CONYERS RD City/Stockbridge SSD Class Commercial Owner Acreage 3.73 Address JOHNSON MARVIN 112 OLD CONYERS RD STOCKBRIDGE, GA 30281 Land Value: Building Value: Misc Value: Total Value: $167,800 $387,000 Last 2 Sales Date Price Reason Qual $11,500 4/17/2015 $225,000 FM Q 9/1/1985 $0 U U $566,300 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: 6/3/2026 Last Data Uploaded: 6/3/2026 3:11:41 AM Developed by Project/Case # REZ-2026.05.1127 Address: Parcel Number(s): 112 OLD CONYERS RD, STOCKBRIDGE, GA 30281 S24-01002000 City of Stockbridge Planning and Zoning Division, Community Development Department Rezoning Request Application Zoning Case Num Ordinance Num First: Last: Name of Applicant Anita Johnson Applicants Address: 112 Old Conyers Rd City State: Zip: Email: Georgia 30281 Stockbridgelakesbb@gmail.com Phone: Stockbridge (404) 376-4336 First Last Name of Owner: Marvin Johnson Phone: Owner's Address City: Stockbridge 112 Old Conyers Rd 4043763830 State: Zip: Email: Georgia 30281 Mdjohnson226@gmail.com First Last Name of Second Owner: Second Property Owner's Phone: Address: City: State: Zip: Email: First Last Name of Third Owner: Third Property Owner's Phone: Address: City: State: Zip: Email: First Last Name of Agent: Anita Johnson Agent's Address: 112 Old Conyers Rd City: State: Zip: Email: Stockbridge Georgia 30281 Stockbridgelakesbb@gmail.com Phone: 4043764336 THE APPLICANT NAMED ABOVE AFFIRMS THAT THEY ARE THE OWNER OR AGENT OF THE OWNER OF THE PROPERTY DESCRIBED BELOW AND REQUESTS Request from C-3 (Heavy Commercial District) to The property will be POSTED with a City of Stockbridge Planning and Zoning Sign. The sign must remain on the s fifteen days prior to either Planning Commission or City Council meeting(s). The applicant or property owner sh reason. (Current Zoning) RR (Rural Residential District) (Requested Zoning District) For the Purpose of: To better align zoning with the existing B&B operations and access residential resources. (Type of Development) Case Name: Stockbridge Lakes Bed & Breakfast Is Development of Regional Impact (DRI)? Size of Tract: 4 Yes Nearest intersection to the property: East Atlanta Rd No acres Land Lot Number(s): District: District 4 Please refer to the PowerPoint Presentations: RZ-2026-01 and SP-2026-01 112 Old Conyers Rd (Parcel #029-01011001) Thursday, July 16, 2026 (Planning Commissi on) Monday, August 10, 2026 (Mayor and Council) Case Facts • Applicant: Anita Johnson • Owner: Marvin Johnson • Address of Property: 112 Old Conyers Rd, Stockbridge, GA 30281 • Parcel Identification: S24-01002000 • Parcel Acreage: 3.73 • Current Use: This property currently operates as a Bed & Breakfast, built in 1995. The property partially encompasses a lake to the West of the Bed & Breakfast. 2 • Current Zoning of Property: C-3 (Heavy Commercial District) • Current Future Land Use Designation: Low-Density Residential • Sign Posting: July 1st, 2026 • Date of CZIM Meeting: July 8th, 2026 Zoning History Henry County, RZ-16-20-S (July 2016) • • • 3 Henry County ZAB reviewed a City-initiated reversion of 112, 118, and 124 Old Conyers Road from C-2 back to RA, since the 2007 event-center development agreement tying the three parcels together was never carried out. Staff recommended reverting 118 and 124 Old Conyers Road to RA but recommended declining reversion of 112 Old Conyers Road if Council chose instead to rezone it to C-3 for a proposed bed and breakfast. The evaluation found the bed and breakfast proposal generally consistent with RA district development standards, aside from a frontage shortfall affecting the landlocked 118 Old Conyers Road parcel. Zoning History City of Stockbridge, OR16-415 (September 2016) • The City Council rezoned 112 Old Conyers Road to C-3 (Heavy Commercial), declining reversion and clearing the way for bed and breakfast use. • Approval was conditioned on a six-bedroom maximum, with the property's only allowable use restricted to a bed and breakfast permitting social events and weddings. • Additional conditions addressed right-of-way preservation, driveway/curbcut improvements coordinated with the City and Henry County DOT, and a Special Event Permit requirement for all events. 4 Zoning History City of Stockbridge, TX-2024-09 (January 2025) • The City Council adopted a citywide text amendment to UDC Section 3.2.6, adding new regulations for bed and breakfast accessory structures and operations. • Key additions include Special Use Permit review for bed and breakfasts in the RR zoning district, non-transferable permits upon change of ownership, and a 50-person cap on weddings and similar events. • The amendment also grandfathered facilities operating prior to 2022 and required mandatory, non-transferable annual business licensing. 5 Vicinity Map 6 Aerial Photo with Survey Map 7 Survey 8 Sign Posting 9 PowerPoint Presentation for RZ-2026-01 Applicant’s Request Rezone 112 Old Conyers Road from ‘C-3’ (Heavy Commercial’) to ‘RR’ (Rural Residential) to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. 11 Surrounding Land Use and Zoning Location Property to the North Property to the South Existing Land Use Vacant Berean Christian Church; Residences Residences Stockbridge Public Works Department God First Breakthrough Ministries Property to Vacant the East Residences Property to Vacant; Domino’s Pizza; Great Clips; Public Super Market; Vacant the West 12 Existing Zoning C-3 RR SR C-2 OI C-3 RR C-2 Zoning Map 13 Staff Analysis • Section 3.2.6 – Bed and breakfast facility (not in a subdivision) • Section 9.2.1 – Requirements for amending the official zoning map (rezoning) 14 Section 3.2.6 – Bed and breakfast facility (not in a subdivision) “Any bed and breakfast facilities operating prior to 2022 are deemed ‘grandfathered’ and shall continue to operate in compliance with this section and legal nonconforming regulations of Section 6 of the City of Stockbridge Unified Development Code” (Item K). The applicant’s proposed use and associated facilities were established prior to 2022 and are thus grandfathered. 15 Section 9.2.1– Rezoning Requirements 1. Consistency with the Comprehensive Plan. Economic Development Goal: To attract and retain high-quality and diverse employers with quality of life, education, culture, housing, healthcare, retail, and recreation facilities. Economic Development Policy: Support programs for the retention, expansion, and creation of businesses that complement our vision for our community and local economy Economic Development Policy: Target reinvestment opportunities for declining, vacant or underutilized sites or buildings Economic Development Policy: Market the City as a great place to do business 16 Section 9.2.1– Rezoning Requirements 1. Consistency with the Comprehensive Plan (cont.). Future Land Use Goal: To ensure that new developments promote a better sense of place and preserve valued elements of community character Future Land Use Policy: Encourage development of a rational network of commercial nodes to meet the service needs of citizens while avoiding unattractive and inefficient strip development along major roadways. Future Land Use Policy: Create a “sense of place” for our community along our major commercial corridors Future Land Use Policy: Work with business owners/ developers to improve conditions of property and require a consistent look of quality among commercial developments 17 Section 9.2.1– Rezoning Requirements 1. Consistency with the Comprehensive Plan (cont.). The proposed rezoning would bring the property's zoning classification into closer alignment with its existing use and the long-term vision established by the Comprehensive Plan. It is, therefore, consistent with the Comprehensive Plan and Future Land Use Map and would advance the City's goals of orderly growth, land use compatibility, preservation of community character, and implementation of the Unified Development Code. 18 Section 9.2.1– Rezoning Requirements 2. Relation to the purpose of the overall zoning scheme The rezoning supports the UDC's goals of promoting general welfare and encouraging the best use of land and matches the RR district's intent to preserve a rural-to-urban transitional character. The current C-3 designation is meant for high-traffic, heavy commercial uses along major arterials, which doesn't fit the existing single-family B&B operation. RR zoning would better align the property's classification with its actual use, pending approval of the required Special Use Permit. 19 Section 9.2.1– Rezoning Requirements 3. Potential positive effects on character. Rezoning to RR would lower the development intensity allowed on the site, reducing potential traffic, noise, and lighting impacts typical of commercial zoning. It would make the property more compatible with surrounding residential areas, preserve rural/residential character, and act as a buffer between commercial and residential land uses. 4. Physical site conditions. At 3.73 acres, the site exceeds RR's minimum lot size and can accommodate the existing B&B structures. The building's current setbacks (50 ft front, 20 ft rear) fall short of RR standards, making them legally nonconforming, but since no new construction is proposed this doesn't block approval. A wetland lake on the west side won't be disturbed, and the property isn't in a flood hazard zone. 20 Section 9.2.1– Rezoning Requirements 5. Impact on adjacent property owners. Given the surrounding mix of commercial, institutional, vacant, and residential parcels, impacts are expected to be minimal to beneficial. Rezoning to RR would reduce potential commercial impacts (traffic, lighting, noise) and better match nearby residential uses to the north, south, and east. The change may also serve as a helpful transitional buffer between commercial and residential zones. 6. Impact on infrastructure (water/sewage). Since the Bed & Breakfast is an existing operation with no proposed increase in units or rooms, the rezoning isn't expected to raise demand on water or sewage systems. Staff notes, however, that no confirmation letter from the Henry County Water Authority is on file, and recommends the applicant verify that existing infrastructure is properly permitted and adequate. 21 Section 9.2.1– Rezoning Requirements 7. Impact on thoroughfares and traffic circulation. The rezoning doesn't involve any changes to roads, access points, or parking, so it won't affect pedestrian or vehicular circulation or traffic volumes in the area. 8. Merits relative to other development guidelines/policies. Staff identified no additional relevant guidelines or policies beyond those already discussed. 22 Section 9.2.1– Rezoning Requirements 9. Ability of the land to be developed under current zoning. Because a residential structure already occupies much of the site, commercial development under the current C-3 zoning is unlikely. Since the Bed & Breakfast use is only permitted conditionally under RR (and prohibited under C-3), and neighboring parcels are already zoned RR, rural residential is the most appropriate classification for the property. 23 Staff Recommendation The Planning and Zoning staff recommends approval to rezone the subject property from C-3 (Heavy Commercial) to RR (Rural Residential). 24 PowerPoint Presentation for SP-2026-01 Applicant’s Request To request a special use permit for 112 Old Conyers Road to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. 26 Surrounding Future Land Use (FLU) Designations Location Property to the North Property to the South Existing Land Use Existing FLU Vacant Berean Christian Church; Residences Low-Density Residential Residences Low-Density Residential Stockbridge Public Works Department Public/Institutional God First Breakthrough Ministries Public/Institutional Property to Vacant the East Residences Low-Density Residential Property to Vacant; Domino’s Pizza; Great Clips; Low-Density Mixed Use Public Super Market; Vacant the West 27 FLU Map 28 Overlay District Map 29 Staff Analysis • Section 3.2.6 – Bed and breakfast facility (not in a subdivision) • Section 9.2.5 – Requirements for Special Use Permits • Section 9.2.6 – Use Permit Considerations 30 Section 3.2.6 – Bed and breakfast facility (not in a subdivision) “Any bed and breakfast facilities operating prior to 2022 are deemed ‘grandfathered’ and shall continue to operate in compliance with this section and legal nonconforming regulations of Section 6 of the City of Stockbridge Unified Development Code” (Item K). The applicant’s proposed use and associated facilities were established prior to 2022 and are thus grandfathered. 31 Section 9.2.5 – Special Use Permit Requirements 1. Traffic congestion and other similar adverse effects on nearby properties. The continued B&B operation is not expected to cause traffic congestion, since it's an already-operating facility limited to a maximum of 6 bedrooms under Section 3.2.6. The Henry County Fire Department approved the site's access and circulation in 2017, and no new construction or access changes are proposed. Given its low intensity and existing infrastructure, the use is not anticipated to adversely affect nearby properties. 32 Section 9.2.5 – Special Use Permit Requirements 2. Suitability of physical site conditions. At 3.73 acres, the site exceeds RR's minimum lot size and can accommodate existing structures and operations. The building's setbacks (50 ft front, 20 ft rear) are nonconforming under RR standards, but since no new construction is proposed, this doesn't block approval. A wetland lake on the western portion won't be disturbed, and the property isn't in a FEMA flood hazard area. 33 Section 9.2.5 – Special Use Permit Requirements 3. Availability of adequate public facilities. The property is served by an 8-inch public water main and an existing fire hydrant along Old Conyers Road. A 1995 septic system, originally sized for a 3bedroom residence, is in place, but a 2016 form doesn't confirm it can adequately support B&B operations. The applicant will need an updated evaluation to confirm capacity and may be required to upgrade the system if it's found inadequate. 34 Section 9.2.5 – Special Use Permit Requirements 4. Binding agreements/special limitations. The applicant has not proposed any binding agreements or special conditions beyond standard compliance with City codes. Staff finds no additional limitations are necessary to protect the public interest at this time. 5. Furthering the Comprehensive Plan without undue detriment. The continued Bed & Breakfast use supports the "Low-Density Residential" designation and its residential, low-intensity character. Because Section 3.2.6's built-in limitations preserve the neighborhood's residential feel, the use is not expected to be unduly detrimental to nearby properties. 35 Section 9.2.6 – Use Permit Considerations 1. Consistency with the Comprehensive Plan. Economic Development Goal: To attract and retain high-quality and diverse employers with quality of life, education, culture, housing, healthcare, retail, and recreation facilities. Economic Development Policy: Support programs for the retention, expansion, and creation of businesses that complement our vision for our community and local economy Economic Development Policy: Target reinvestment opportunities for declining, vacant or underutilized sites or buildings Economic Development Policy: Market the City as a great place to do business 36 Section 9.2.6 – Use Permit Considerations 1. Consistency with the Comprehensive Plan (cont.). Future Land Use Goal: To ensure that new developments promote a better sense of place and preserve valued elements of community character Future Land Use Policy: Encourage development of a rational network of commercial nodes to meet the service needs of citizens while avoiding unattractive and inefficient strip development along major roadways. Future Land Use Policy: Create a “sense of place” for our community along our major commercial corridors Future Land Use Policy: Work with business owners/ developers to improve conditions of property and require a consistent look of quality among commercial developments 37 Section 9.2.6 – Use Permit Considerations 1. Consistency with the Comprehensive Plan (cont.). The proposed rezoning would bring the property's zoning classification into closer alignment with its existing use and the long-term vision established by the Comprehensive Plan. It is, therefore, consistent with the Comprehensive Plan and Future Land Use Map and would advance the City's goals of orderly growth, land use compatibility, preservation of community character, and implementation of the Unified Development Code. 38 Section 9.2.6 – Use Permit Considerations 2. Compatibility with surrounding land uses/zoning. The property is bordered by a mix of C-3, C-2, RR, OI, and SR districts, including churches, residences, a municipal worksite, and commercial businesses. Given the prevalence of nearby RR-zoned residential parcels, the B&B use is compatible with the surrounding area, and the current C-3 zoning already permits B&B facilities under Section 2.4.1. 3. Compliance with statutes/ordinances/regulations. The use is not expected to violate any local, state, or federal land development regulations. Continued operation remains subject to UDC provisions, building codes, fire safety, health department rules, and other applicable governmental requirements. 39 Section 9.2.6 – Use Permit Considerations 4. Effect on traffic flow. The request doesn't modify adjacent roadway infrastructure, existing site access, or parking, so it won't change pedestrian or vehicular circulation or traffic volumes in the area. 5. Off-street parking. Existing on-site parking has adequately served the B&B historically without shortages or spillover onto neighboring properties, and no changes are proposed. Given the site's size and the use's limited scale, staff finds parking adequate to support continued operation. 40 Section 9.2.6 – Use Permit Considerations 6. Open space. At least 70% (roughly 2.61 acres) of the 3.73-acre site is designated open space, located along the eastern, central, and perimeter areas, with two 40-foot buffers and building setback lines. No changes to open space are proposed, and at most 30% of the site is impervious. 7. Protective screening. Existing mature vegetation and natural landscaping provide adequate visual buffering between the Bed & Breakfast and neighboring properties. Since no expansion is proposed, no additional screening is currently required, though future improvements must meet UDC screening standards. 41 Section 9.2.6 – Use Permit Considerations 8. Hours and manner of operation. The Bed & Breakfast operates on Monday from 11:00 a.m. to 4:00 p.m., and Friday from 11:00 a.m. to 2:00 p.m. 9. Outdoor lighting. Existing lighting provides adequate visibility and security for guests and emergency personnel while remaining compatible with the surrounding area. No significant lighting changes are proposed, though future improvements must minimize glare and light trespass per UDC requirements. 10. Ingress and egress. Access is provided via a single entry point on Old Conyers Road, with a wide driveway allowing efficient vehicle entry and exit. 42 Staff Recommendation The Planning and Zoning staff recommends approval to grant a special use permit to the applicant for 112 Old Conyers Road to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. 43 TO: Planning Commission; Mayor and Council FROM: Brennen Reilly, GIS Analyst/Planner II CC: R. Ryan Anderson, Community Development Director Veronica Green, Chief Planner DATE: Thursday, July 16, 2026 (Planning Commission) Monday, August 10, 2026 (Mayor and Council) Subject: I. #RZ-2026-01 for 112 Old Conyers Road PURPOSE Consider a rezoning request by Anita Johnson of Stockbridge Lakes Bed & Breakfast to rezone 112 Old Conyers Road from ‘C-3’ (Heavy Commercial’) to ‘RR’ (Rural Residential) to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. II. BACKGROUND Proposed Development Rezone from C-3 (Heavy Commercial) to RR (Rural Residential) to better align zoning with the existing operations of Stockbridge Lakes Bed & Breakfast and to access residential resources. Site Address 112 Old Conyers Rd S24-01002000 Parcel Identification Parcel Acreage 3.73 acres Anita Johnson Applicant Owner: Marvin Johnson #RZ-2026-01 For 112 Old Conyers Road Current Zoning C-3 (Heavy Commercial District) Current Use This property currently operates as a Bed & Breakfast, built in 1995. The property partially encompasses a lake to the West of the Bed & Breakfast. Low-Density Residential Current Future Land Use Designation SURROUNDING LAND USE AND ZONING Existing Land Use Location Existing Zoning Vacant C-3 (Heavy Commercial District) Berean Christian Church; Residences RR (Rural Residential District) Residences SR (Suburban Residential) Stockbridge Public Works Department C-2 (General Commercial District) Property to the North Property to the South God First Breakthrough Ministries Vacant Property to the East Residences OI (Office Institutional District) C-3 (Heavy Commercial District) RR (Rural Residential District) Vacant Property to the West Domino’s Pizza; Great Clips; Public Super Market; Vacant III. C-2 (General Commercial District) FINDINGS OF FACTS 1. The applicant submitted a rezoning application (RZ-2026-01) from a Heavy Commercial District (C-3) to a Rural Residential District (RR). 2. The vicinity of the area is mostly Heavy Commercial (C-3). 3. Surrounding Zoning Districts include General Commercial (C-2) & Rural Residential (RR). 4. The applicant submitted a Special Use Permit which complies with Section 3.2.6 (F) of the Unified Development Code (UDC) to operate in the Rural Residential District. 5. The current Future Land Use Map designates the listed property as Low-Density Residential. 2|Page #RZ-2026-01 For 112 Old Conyers Road IV. ZONING HISTORY OF THE PROPERTY The subject property lies in Land Lot 68 of the 12th District, Henry County, and was historically part of a larger roughly 10.98-acre tract along with 118 and 124 Old Conyers Road, tracked under Parcel IDs S24-01-002-000, S24-01003000, and S24-01002002, respectively (the 112 Old Conyers Road parcel corresponds to Tax ID R054-01-002-000 in later City records). On December 9, 1985, a portion of this tract was rezoned from RA-200 (Residential Agricultural) to R-125 (Single-Family Residence) under County file 85-10, and on November 10, 1986, the City Council considered an exemption from the minimum road frontage requirement for the 118 Old Conyers Road portion of the tract, which was landlocked. On January 8, 2007, the property was rezoned from RA (Residential Agricultural) to C-2 (General Commercial), subject to a development agreement contemplating combined development of all three parcels as an event center known as "Touch of Elegance," per a site plan prepared by TJM and Associates dated August 2006. That agreement limited use of the property to a defined list of social, business, religious, military/government, educational, and club or organizational functions—including weddings, banquets, family reunions, corporate meetings, religious retreats, military formals, graduations, and charity events—and imposed ten development conditions: residential-appearing building materials (brick, stone, stucco, wood siding, or glass); a monumentstyle ground sign no taller than eight feet; a fully enclosed, concrete-pad dumpster area matching the site's architecture; a moderate-brightness, downcast exterior lighting plan; a six-to-eight-foot decorative brick or stone privacy fence along residentially abutting property lines; construction of acceleration/deceleration lanes at each entrance and exit to Henry County DOT standards; minimum intersection sight distance at every entrance, exit, and driveway along Old Conyers Road and Collier Road; a requirement that site entrances be located at least 250 feet from Collier Road and 125 feet from Stapleton Drive (with one entrance permitted to align with Stapleton Drive); installation of five-foot-wide sidewalks along the site's Old Conyers Road and Collier Road frontages; and dedication of right-of-way sufficient to achieve an 80-foot right-of-way on Old Conyers Road and a 60-foot right-of-way on Collier Road. The contemplated development included up to 8,000 square feet of banquet kitchen, ballroom, and banquet room space accommodating 600 seated or 800 total guests, a new wedding chapel, gazebos, a pavilion, a softball field, and renovation of the existing house on Old Conyers Road into an office center. The City of Stockbridge's Official Zoning Map, adopted December 10, 2012, continued to reflect all three parcels as C-2 (General Commercial). By 2016, no progress had been made toward combining the three parcels or constructing the event center envisioned by the 2007 development agreement. The City accordingly initiated reversion proceedings under Section 3-7-318 of the City Code, docketed as RZ-16-20-S, to revert 112, 118, and 124 Old Conyers Road from C-2 back to RA (Residential Agricultural). At the same time, the 112 Old Conyers Road parcel had separately been brought forward for rezoning to C-3 (Heavy Commercial) to allow development of a bed and breakfast, characterized in the evaluation as "a type of hotel," consistent with the Future Land Use Map's Commercial designation for the western portion of that parcel (the remainder being designated Low-Density Residential). Because the proposed bed and breakfast parcel remained bound to the same development agreement as the other two parcels—and the remaining two parcels alone could not satisfy that agreement— staff determined that reversion of 112 Old Conyers Road should be declined only if the City Council chose to approve its rezoning to C-3. A rezoning sign was posted on the property July 12, 2016, and site photographs were taken the same day showing the residence at 112 Old Conyers 3|Page #RZ-2026-01 For 112 Old Conyers Road Road and the driveways serving 118 and 124 Old Conyers Road. The Henry County Zoning Advisory Board reviewed the matter at its July 28, 2016 meeting, based on a report prepared by Planner II Stacey Jordan-Rudeseal for City ZAB member Quaneisha Robinson-Green. That evaluation noted the property's adjacent zoning and land uses as C-2/single-family residential to the north and east, OI and R-2 (church and single-family residential) to the south, and C2/shopping center to the west, and found the proposed use generally consistent with RA district development standards for minimum lot area, lot width, and front, side, and rear yard setbacks, with the exception of minimum frontage, which 118 Old Conyers Road could not meet due to being landlocked; the report also flagged ambiguity as to whether 124 Old Conyers Road's front yard setback would comply depending on whether Old Conyers Road or Collier Road was treated as the parcel's front. Staff ultimately recommended reversion of 118 and 124 Old Conyers Road from C-2 to RA, and recommended that 112 Old Conyers Road be reverted to RA as well unless the City Council elected to rezone it to C-3 for the bed and breakfast use, in which case reversion of that parcel specifically should be declined. The City Council subsequently acted on the 112 Old Conyers Road parcel through Ordinance No. OR16-415 (Case RZ-16-20-S), ordained September 12, 2016, and presented to and received by the Mayor on September 19, 2016, signed by Mayor Pro Tem Anthony S. Ford, City Clerk Vanessa Holiday, and City Attorney Michael Williams. Consistent with the staff recommendation, the Council rezoned 112 Old Conyers Road to C-3 (Heavy Commercial), declining reversion of that parcel, subject to seven new conditions specific to bed and breakfast use: the only allowable use of the property is a bed and breakfast; the number of bedrooms is limited to six; social events and weddings are permitted on-site; sixty feet of right-of-way from the centerline of Old Conyers Road must be preserved along the site's frontage, with any new facilities set back accordingly; any new site development requires improving or replacing the existing driveway, with new or relocated curb cuts meeting buffer and intersection sight-distance standards in coordination with the City and Henry County DOT; any commercial development beyond the bed and breakfast use may trigger additional access requirements from the City or County; and all events require a Special Event Permit. The record reviewed does not confirm whether 118 and 124 Old Conyers Road were formally reverted to RA as separately recommended by staff, as that action would fall outside the ordinance addressing 112 Old Conyers Road. Nearly a decade later, on January 13, 2025, the City Council adopted Ordinance No. OR25-584 (Text Amendment TX-2024-09), following a Planning Commission recommendation of approval on December 19, 2024, and signed by Mayor Anthony S. Ford, City Clerk Vanessa Holiday, and City Attorney Quinton G. Washington. This citywide amendment to UDC Section 3.2.6 added Subsections F through L governing bed and breakfast accessory structures and operations generally, including Special Use Permit review for bed and breakfast facilities in the RR zoning district, non-transferability of such permits to new owners without a fresh application and hearing, permitted residential use of an existing contiguous accessory structure by the owner, a 50-person cap on weddings and similar small gatherings, a prohibition on renting the accessory structure commercially or to tenants, grandfathered status for facilities operating prior to 2022, and mandatory annual, non-transferable business licensing. Because this amendment's Special Use Permit trigger applies to properties zoned RR, and 112 Old Conyers Road remains zoned C-3 under the site-specific conditions of RZ-16-20-S, the property's bed and breakfast operation continues to be governed primarily by its 2016 rezoning conditions, with the citywide UDC standards providing general baseline context. No subsequent site-specific rezoning action affecting the parcel has been identified in the records reviewed. 4|Page #RZ-2026-01 For 112 Old Conyers Road V. MAPS, SITE PLAN, AND RENDERINGS Vicinity Map 5|Page #RZ-2026-01 For 112 Old Conyers Road Aerial Photo with Survey of 112 Old Conyers Road 6|Page #RZ-2026-01 For 112 Old Conyers Road Zoning Map of 112 Old Conyers Road 7|Page #RZ-2026-01 For 112 Old Conyers Road Future Land Use Map of 112 Old Conyers Rd 8|Page #RZ-2026-01 For 112 Old Conyers Road Location of 112 Old Conyers Rd Relative to the Parkway Mixed-Use Overlay District 9|Page #RZ-2026-01 For 112 Old Conyers Road Site Plan of 112 Old Conyers Road 10 | P a g e #RZ-2026-01 For 112 Old Conyers Road VI. ANALYSIS Project Description The applicant, proposes to rezone the property located at 112 Old Conyers Road from C-3 (Heavy Commercial District) to RR (Rural Residential) in order to better align the zoning designation with the existing operations of the Stockbridge Lakes Bed & Breakfast and to access residential resources. The subject property, owned by Marvin Johnson, is identified by Parcel #S24-01002000 and contains approximately 3.73 acres of land. The property currently operates as a Bed & Breakfast, which was built in 1995. The site partially encompasses a lake located to the west of the Bed & Breakfast structure. The property's Current Future Land Use Designation is Low-Density Residential, which is more consistent with a Rural Residential zoning classification than the existing C-3 (Heavy Commercial District) designation. As the current C-3 zoning district is intended to accommodate heavy commercial uses, it does not align with the property's long-standing residential and hospitality operations or its future land use designation. Therefore, the applicant is requesting the rezoning of the parcel from C-3 (Heavy Commercial District) to RR (Rural Residential). Section 2.4.1. of the Stockbridge Unified Development Code states that the purpose of the RR zoning district is to "preserve the mixed agricultural and residential character of land which presently serves as a transition between rural land and land which may become urban in character." The table below shows the development requirements for the RR zoning district. Such standards include a minimum lot size of 1, 1.25, or 3 acres depending on prospective utility use; a minimum lot width of 150 feet; and a minimum house size of either 1,000 square feet for lots with a minimum size of 1.25 acres or 1,200 square feet lots smaller than 1.25 acres. In addition, the yard setback requirements of the RR zoning district are as follows: 75 feet in the front, 20 feet at the side, and 40 feet in the rear. Minimum Lot Size Minimum Lot Width Minimum Lot Frontage Minimum Front Yard Setback Minimum Side Yard Setback Minimum Rear Yard Setback Maximum Lot Coverage Minimum Heated Floor Area RR Zoning District Requirements 1 acre on public water/sewer and/or septic 1.25 acres on private well and septic 3 acres for agricultural use 150 feet 100 percent of the lot width 75 feet 20 feet 40 feet 30 percent 1,000 square feet on lot having 1.25-acre lot or larger 1,200 square feet on lot smaller than 1.25 acres 11 | P a g e #RZ-2026-01 For 112 Old Conyers Road Staff Analysis The applicant requests a Rezoning under the City of Stockbridge Unified Development Code Section (Sec. 9.2.1 C): The Planning Commission and the City Council shall consider the following standards in considering any proposal that would result in a change to the text or map of this UDC, giving due weight or priority to those factors that are appropriate to the circumstances of each proposal. ANALYSIS OF REQUEST 1. Consistency with the Comprehensive Plan. The City of Stockbridge 2024 Comprehensive Plan, at page 44, identifies the following Future Land Use goals: (1) "To ensure that new developments promote a better sense of place and preserve valued elements of community character;" and (2) "To establish land use designations that meet the needs of the City and are consistent with the new UDC." The requested rezoning of the subject property located at 112 Old Conyers Road to the Rural Residential (RR) District is consistent with the aforementioned Future Land Use goals as set forth in the City of Stockbridge 2024 Comprehensive Plan. Furthermore, the proposed RR District designation is consistent with the following Future Land Use policy identified on page 44 of the City of Stockbridge 2024 Comprehensive Plan: “Encourage development of a rational network of commercial nodes to meet the service needs of citizens while avoiding unattractive and inefficient strip development along major roadways.” The request is further consistent with the purpose and intent of the RR zoning district, which is designed to preserve the mixed agricultural and residential character of land serving as a transition between rural and urban development patterns. The subject property measures approximately 3.73 acres, thereby exceeding the minimum lot size requirements of the RR district and is of an appropriate size to accommodate the low-intensity residential and hospitality use currently operating on the site. The existing C-3 zoning designation is intended to accommodate higher-intensity commercial uses that generate substantial traffic volumes and are typically located along major arterial roadways. The subject property is currently improved with a single-family residential structure operating as the Stockbridge Lakes Bed & Breakfast, a use more compatible with the character and intent of the RR district than the commercial activities permitted within the C-3 district. Accordingly, the proposed rezoning would bring the property's zoning classification into closer alignment with its existing use and the long-term vision established by the Comprehensive Plan. The Stockbridge Unified Development Code recognizes bed and breakfast facilities as a residentially compatible lodging option when operated in a manner consistent with the preservation of neighborhood character. Subject to approval of the required Special Use Permit, the proposed rezoning would permit the continued operation of the Stockbridge Lakes Bed & Breakfast within a zoning district specifically designed to accommodate residential uses while maintaining the established character of the surrounding area. Therefore, the proposed rezoning is consistent with the Comprehensive Plan and Future Land Use Map and would advance the City's goals of orderly growth, land use compatibility, preservation of community character, and implementation of the Unified Development Code. 12 | P a g e #RZ-2026-01 For 112 Old Conyers Road 2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to whether the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code. The proposed rezoning of the subject property from C-3 (Heavy Commercial) to RR (Rural Residential) is consistent with the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the Unified Development Code identifies the following objectives: A. Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare of the present and future residents of the City of Stockbridge. B. Encourage the most appropriate and best use of land, buildings, and other structures throughout the City. The proposed rezoning is further consistent with the purpose and intent of the RR zoning district. Section 2.4.1 of the Stockbridge Unified Development Code provides that the RR district is intended to preserve the mixed agricultural and residential character of land which presently serves as a transition between rural land and land which may become urban in character. At approximately 3.73 acres, the subject property exceeds the minimum lot size requirement of one (1) acre within the RR district and is appropriately scaled to accommodate the low-intensity residential and hospitality use currently operating on the property. The existing C-3 zoning designation, as set forth in Section 2.4.10 of the Stockbridge Unified Development Code, is intended to provide distinct areas for commercial activities that require locations along major arterial roads, highway intersections, and freeway interchange areas due to their generation of heavy traffic or their need to transport and display heavy bulk materials, and which provide services not appropriately located in areas designated for neighborhood or other commercial retail and service activities. Uses within the C-3 district are required to be located on roads carrying a minimum classification of major arterial. The intensity and character of uses permitted within the C-3 district are inconsistent with the existing single-family residential structure and small-scale hospitality operation currently on the property. Accordingly, rezoning to RR would more appropriately align the property's zoning classification with its existing use and the services currently provided by the Bed & Breakfast. Section 3.2.6 of the Stockbridge Unified Development Code establishes supplemental use regulations for bed and breakfast facilities not located within a subdivision. These regulations are intended to allow for a more efficient use of large (over three thousand five hundred (3,500) square feet), older homes in residential areas where neighborhood character is preserved, so as to maintain both the residential neighborhood experience and the bed and breakfast experience. The regulations further enable property owners to maintain large residential structures in primarily residential use while providing an alternative form of lodging for visitors who prefer a residential setting. The proposed rezoning to RR is consistent with the purpose and intent of the Unified Development Code's supplemental regulations governing bed and breakfast facilities, provided the applicant obtains an approved Special Use Permit, as required for bed and breakfast operations within the RR zoning district pursuant to Sections 3.2.6(A) and 3.2.6(F) of the Unified Development Code. Rezoning to RR would afford the applicant access to the residential resources available under that designation and not otherwise accessible under the current C-3 zoning classification. 13 | P a g e #RZ-2026-01 For 112 Old Conyers Road 3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular piece of property, neighborhood, a particular area, or community. The proposed rezoning of 112 Old Conyers Road from C-3 (General Commercial) to RR (Rural Residential) is consistent with the City's Future Land Use Map and Comprehensive Plan and supports the long-term vision for the area. The rezoning would reduce the intensity of development permitted on the property by transitioning from a commercial zoning classification to a low-density residential classification, thereby limiting potential traffic, noise, lighting, and other impacts commonly associated with commercial uses. The amendment would promote development that is more compatible with surrounding residential properties and help preserve the area's existing residential and rural character. Additionally, the rezoning would provide an appropriate transition between nearby land uses, reduce the potential for land-use conflicts, and discourage commercial encroachment into established residential areas. Development under the RR district would encourage a larger lot of residential uses and the preservation of open space, contributing to neighborhood stability and maintaining the visual character of the community. Overall, the proposed rezoning would support orderly growth, enhance compatibility among surrounding properties, and further the goals and policies established in the City's Comprehensive Plan. 4. The physical conditions of the site relative to its capability to be developed as requested, including topography, drainage, access, and size and shape of the property. The site’s physical conditions are suitable for the proposed use (the continued operation of the Stockbridge Lakes Bed & Breakfast). The property consists of 3.73 acres, which exceeds the minimum lot size required in the RR (Rural Residential) zoning district and provides sufficient area to accommodate the existing structures and operations associated with the Bed and Breakfast use. The attached site plan, approved by the Henry County Fire Department in 2017, indicates front setbacks of 50 feet and rear setbacks of 20 feet for the existing structures on the subject property. The RR zoning district requires a minimum front yard setback of 75 feet and a minimum side yard setback of 20 feet, and a minimum rear yard setback of 40 feet under Section 2.4.1 of the Stockbridge Unified Development Code. The existing setbacks of the subject property render the existing structures legally non-conforming with respect to minimum setback standards. Because no new construction is proposed, the non-conforming setbacks do not prevent approval of the Special Use Permit. However, any future expansion of the structures towards Old Conyers Road would be subject to the minimum setback requirements identified under Section 2.4.1 of the Stockbridge Unified Development Code. A small lake is located on the western portion of the subject property and has been classified as a wetland. The existing structures are located at a sufficient distance from the wetland area, and no disturbance of the wetland is proposed. The property is not located within a FEMA-designated Special Flood Hazard Area. Overall, the physical conditions of the site are well-suited to support the proposed special use and the low-intensity nature of the Bed and Breakfast operation. 5. The impact upon adjacent property owners should the request be granted. The impact of the proposed rezoning upon adjacent property owners, should the request be approved, is anticipated to be minimal and, in relevant respects, beneficial. The subject property 14 | P a g e #RZ-2026-01 For 112 Old Conyers Road is surrounded by a mixture of commercial, institutional, vacant, and residential uses. Properties to the north include vacant land zoned C-3 (Heavy Commercial District), Berean Christian Church, and residential properties zoned RR (Rural Residential District). Properties to the south include residences zoned SR (Suburban Residential District), the Stockbridge Public Works Department zoned C-2 (General Commercial District), and God First Breakthrough Ministries zoned OI (OfficeInstitutional District). Properties to the east consist of vacant land zoned C-3 and residential properties zoned RR. Properties to the west include vacant land and commercially developed parcels zoned C-2 and C-3, including establishments such as a pizza restaurant, a hair salon, and a grocery store. The proposed rezoning from C-3 (Heavy Commercial) to RR (Rural Residential) would reduce the maximum intensity of development otherwise permissible on the subject property under its current zoning classification. Consequently, adjacent property owners would be less likely to experience impacts typically associated with heavy commercial development, including increased traffic volumes, outdoor lighting, noise, signage, and related commercial activities. The proposed rezoning would instead establish a lower-intensity land use pattern more compatible with the residential properties located to the north, south, and east of the subject property. The subject property is currently improved with a single-family residential structure operating as the Stockbridge Lakes Bed & Breakfast. The proposed rezoning would align the property's zoning classification with its existing character and use while preserving the residential appearance of the site. The continued operation of the Bed & Breakfast, subject to approval of a Special Use Permit, is not anticipated to adversely affect neighboring properties given its small scale, residential setting, and compatibility with the surrounding land use pattern. Given the surrounding mix of commercial, institutional, vacant, and residential uses, the proposed rezoning is not expected to produce adverse impacts upon adjacent property owners. To the contrary, the request may serve as a beneficial transitional designation between existing commercial and residential uses, reduce the potential for future land use conflicts, and support the preservation of neighborhood character consistent with the goals of the City of Stockbridge 2024 Comprehensive Plan and Unified Development Code. 6. The potential impact of the rezoning on City infrastructure including water and sewage system. The rezoning of the subject property from C-3 to RR is not anticipated to have a negative impact on City infrastructure, including the water and sewage system. The proposed rezoning does not include plans for new construction or an increase in the intensity of water use on the subject property. Because the Stockbridge Lakes Bed & Breakfast is an existing operation, water and sewage services are already being provided on the subject property. The rezoning from C-3 to RR would not increase the number of dwelling units or guest rooms on the property and therefore would not generate additional demand for the City’s water and sewage system beyond what is currently being consumed. No letter from the Henry County Water Authority is on file with this application. Staff recommends that the applicant confirm with the Water Authority that the existing water and sewage infrastructure on the subject property is properly permitted, in good standing, and sufficient to support the continued operation of the Bed & Breakfast under the RR zoning designation. 7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes. 15 | P a g e #RZ-2026-01 For 112 Old Conyers Road The proposed amendment does not include plans that will modify the infrastructural design of adjacent thoroughfares, as well as the circulation and volume of pedestrian and vehicular traffic locally. Furthermore, the proposed amendment does not modify existing site access and parking spaces of the location. As such, the amendment will not impact the surrounding human-geographic landscape and thus satisfies the listed condition. 8. The merits of the requested change in zoning relative to any other guidelines and policies for development, which the Planning Commission and City Council may use in furthering the objective of the comprehensive plan. No other relevant guidelines and policies for development have been identified. 9. The ability of the subject land to be developed as it is presently zoned. The applicant has requested that 112 Old Conyers Rd, identified by Parcel #S24-01002000, be rezoned. Although the parcel is currently zoned ‘C-3’ (Heavy Commercial), it is highly unlikely that the property will be developed for commercial uses due to the existence of a residential building occupying a significant portion of the site. Furthermore, the applicant intends to continue to use the property as a “bed and breakfast” location, a use permitted conditionally in the RR district but prohibited in the C-3 district. Also, since there are other surrounding RR zoning districts in the vicinity of the area, the most appropriate use for the subject property is rural residential. 16 | P a g e #RZ-2026-01 For 112 Old Conyers Road IV. STAFF RECOMMENDATION Based on the Planning & Zoning Staff’s findings, analyses, and conclusions, the Staff recommends that Rezoning Case #RZ-2026-01 for the property at 112 Old Conyers Road be APPROVED. 17 | P a g e Note: Will verify on site inspection HENRY COUNTY FIRE DEPARTMENT APPROVED PLANS bcochran 09/28/2017 AUGUST 10, 2026 ✔ ✔ Ryan Anderson Community Development SPECIAL USE PERMIT CASE #SP-2026-01. (Council District 4.) Consideration of a special use permit application for the property at 112 Old Conyers Road to allow a special use permit for a bed-and-breakfast inn within the RR (Rural Residential) District. The applicant possesses a Tourist Accommodation Permit from the Georgia Department of Public Health. The applicant also proposes to rezone the property from C-3 to RR via RZ-2026-01. There are no plans to change the current operations or property footprint of the Stockbridge Bed and Breakfast that was established in 2018. Applicant: Anita Johnson. Property Owner: Marvin Johnson. Property Size: 3.734 +/- acres. ✔ 0.00 SPECIAL USE PERMIT CASE #SP-2026-01. APPROVAL. Henry County, GA Overview Legend Parcels Roads 294 ft Parcel ID Property Address District S24-01002000 112 OLD CONYERS RD City/Stockbridge SSD Class Commercial Owner Acreage 3.73 Address JOHNSON MARVIN 112 OLD CONYERS RD STOCKBRIDGE, GA 30281 Land Value: Building Value: Misc Value: Total Value: $167,800 $387,000 Last 2 Sales Date Price Reason Qual $11,500 4/17/2015 $225,000 FM Q 9/1/1985 $0 U U $566,300 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: 6/3/2026 Last Data Uploaded: 6/3/2026 3:11:41 AM Developed by Project/Case # REZ-2026.05.1127 Address: Parcel Number(s): 112 OLD CONYERS RD, STOCKBRIDGE, GA 30281 S24-01002000 City of Stockbridge Planning and Zoning Division, Community Development Department Rezoning Request Application Zoning Case Num Ordinance Num First: Last: Name of Applicant Anita Johnson Applicants Address: 112 Old Conyers Rd City State: Zip: Email: Georgia 30281 Stockbridgelakesbb@gmail.com Phone: Stockbridge (404) 376-4336 First Last Name of Owner: Marvin Johnson Phone: Owner's Address City: Stockbridge 112 Old Conyers Rd 4043763830 State: Zip: Email: Georgia 30281 Mdjohnson226@gmail.com First Last Name of Second Owner: Second Property Owner's Phone: Address: City: State: Zip: Email: First Last Name of Third Owner: Third Property Owner's Phone: Address: City: State: Zip: Email: First Last Name of Agent: Anita Johnson Agent's Address: 112 Old Conyers Rd City: State: Zip: Email: Stockbridge Georgia 30281 Stockbridgelakesbb@gmail.com Phone: 4043764336 THE APPLICANT NAMED ABOVE AFFIRMS THAT THEY ARE THE OWNER OR AGENT OF THE OWNER OF THE PROPERTY DESCRIBED BELOW AND REQUESTS Request from C-3 (Heavy Commercial District) to The property will be POSTED with a City of Stockbridge Planning and Zoning Sign. The sign must remain on the s fifteen days prior to either Planning Commission or City Council meeting(s). The applicant or property owner sh reason. (Current Zoning) RR (Rural Residential District) (Requested Zoning District) For the Purpose of: To better align zoning with the existing B&B operations and access residential resources. (Type of Development) Case Name: Stockbridge Lakes Bed & Breakfast Is Development of Regional Impact (DRI)? Size of Tract: 4 Yes Nearest intersection to the property: East Atlanta Rd No acres Land Lot Number(s): District: District 4 Please refer to the PowerPoint Presentations: RZ-2026-01 and SP-2026-01 112 Old Conyers Rd (Parcel #029-01011001) Thursday, July 16, 2026 (Planning Commissi on) Monday, August 10, 2026 (Mayor and Council) Case Facts • Applicant: Anita Johnson • Owner: Marvin Johnson • Address of Property: 112 Old Conyers Rd, Stockbridge, GA 30281 • Parcel Identification: S24-01002000 • Parcel Acreage: 3.73 • Current Use: This property currently operates as a Bed & Breakfast, built in 1995. The property partially encompasses a lake to the West of the Bed & Breakfast. 2 • Current Zoning of Property: C-3 (Heavy Commercial District) • Current Future Land Use Designation: Low-Density Residential • Sign Posting: July 1st, 2026 • Date of CZIM Meeting: July 8th, 2026 Zoning History Henry County, RZ-16-20-S (July 2016) • • • 3 Henry County ZAB reviewed a City-initiated reversion of 112, 118, and 124 Old Conyers Road from C-2 back to RA, since the 2007 event-center development agreement tying the three parcels together was never carried out. Staff recommended reverting 118 and 124 Old Conyers Road to RA but recommended declining reversion of 112 Old Conyers Road if Council chose instead to rezone it to C-3 for a proposed bed and breakfast. The evaluation found the bed and breakfast proposal generally consistent with RA district development standards, aside from a frontage shortfall affecting the landlocked 118 Old Conyers Road parcel. Zoning History City of Stockbridge, OR16-415 (September 2016) • The City Council rezoned 112 Old Conyers Road to C-3 (Heavy Commercial), declining reversion and clearing the way for bed and breakfast use. • Approval was conditioned on a six-bedroom maximum, with the property's only allowable use restricted to a bed and breakfast permitting social events and weddings. • Additional conditions addressed right-of-way preservation, driveway/curbcut improvements coordinated with the City and Henry County DOT, and a Special Event Permit requirement for all events. 4 Zoning History City of Stockbridge, TX-2024-09 (January 2025) • The City Council adopted a citywide text amendment to UDC Section 3.2.6, adding new regulations for bed and breakfast accessory structures and operations. • Key additions include Special Use Permit review for bed and breakfasts in the RR zoning district, non-transferable permits upon change of ownership, and a 50-person cap on weddings and similar events. • The amendment also grandfathered facilities operating prior to 2022 and required mandatory, non-transferable annual business licensing. 5 Vicinity Map 6 Aerial Photo with Survey Map 7 Survey 8 Sign Posting 9 PowerPoint Presentation for RZ-2026-01 Applicant’s Request Rezone 112 Old Conyers Road from ‘C-3’ (Heavy Commercial’) to ‘RR’ (Rural Residential) to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. 11 Surrounding Land Use and Zoning Location Property to the North Property to the South Existing Land Use Vacant Berean Christian Church; Residences Residences Stockbridge Public Works Department God First Breakthrough Ministries Property to Vacant the East Residences Property to Vacant; Domino’s Pizza; Great Clips; Public Super Market; Vacant the West 12 Existing Zoning C-3 RR SR C-2 OI C-3 RR C-2 Zoning Map 13 Staff Analysis • Section 3.2.6 – Bed and breakfast facility (not in a subdivision) • Section 9.2.1 – Requirements for amending the official zoning map (rezoning) 14 Section 3.2.6 – Bed and breakfast facility (not in a subdivision) “Any bed and breakfast facilities operating prior to 2022 are deemed ‘grandfathered’ and shall continue to operate in compliance with this section and legal nonconforming regulations of Section 6 of the City of Stockbridge Unified Development Code” (Item K). The applicant’s proposed use and associated facilities were established prior to 2022 and are thus grandfathered. 15 Section 9.2.1– Rezoning Requirements 1. Consistency with the Comprehensive Plan. Economic Development Goal: To attract and retain high-quality and diverse employers with quality of life, education, culture, housing, healthcare, retail, and recreation facilities. Economic Development Policy: Support programs for the retention, expansion, and creation of businesses that complement our vision for our community and local economy Economic Development Policy: Target reinvestment opportunities for declining, vacant or underutilized sites or buildings Economic Development Policy: Market the City as a great place to do business 16 Section 9.2.1– Rezoning Requirements 1. Consistency with the Comprehensive Plan (cont.). Future Land Use Goal: To ensure that new developments promote a better sense of place and preserve valued elements of community character Future Land Use Policy: Encourage development of a rational network of commercial nodes to meet the service needs of citizens while avoiding unattractive and inefficient strip development along major roadways. Future Land Use Policy: Create a “sense of place” for our community along our major commercial corridors Future Land Use Policy: Work with business owners/ developers to improve conditions of property and require a consistent look of quality among commercial developments 17 Section 9.2.1– Rezoning Requirements 1. Consistency with the Comprehensive Plan (cont.). The proposed rezoning would bring the property's zoning classification into closer alignment with its existing use and the long-term vision established by the Comprehensive Plan. It is, therefore, consistent with the Comprehensive Plan and Future Land Use Map and would advance the City's goals of orderly growth, land use compatibility, preservation of community character, and implementation of the Unified Development Code. 18 Section 9.2.1– Rezoning Requirements 2. Relation to the purpose of the overall zoning scheme The rezoning supports the UDC's goals of promoting general welfare and encouraging the best use of land and matches the RR district's intent to preserve a rural-to-urban transitional character. The current C-3 designation is meant for high-traffic, heavy commercial uses along major arterials, which doesn't fit the existing single-family B&B operation. RR zoning would better align the property's classification with its actual use, pending approval of the required Special Use Permit. 19 Section 9.2.1– Rezoning Requirements 3. Potential positive effects on character. Rezoning to RR would lower the development intensity allowed on the site, reducing potential traffic, noise, and lighting impacts typical of commercial zoning. It would make the property more compatible with surrounding residential areas, preserve rural/residential character, and act as a buffer between commercial and residential land uses. 4. Physical site conditions. At 3.73 acres, the site exceeds RR's minimum lot size and can accommodate the existing B&B structures. The building's current setbacks (50 ft front, 20 ft rear) fall short of RR standards, making them legally nonconforming, but since no new construction is proposed this doesn't block approval. A wetland lake on the west side won't be disturbed, and the property isn't in a flood hazard zone. 20 Section 9.2.1– Rezoning Requirements 5. Impact on adjacent property owners. Given the surrounding mix of commercial, institutional, vacant, and residential parcels, impacts are expected to be minimal to beneficial. Rezoning to RR would reduce potential commercial impacts (traffic, lighting, noise) and better match nearby residential uses to the north, south, and east. The change may also serve as a helpful transitional buffer between commercial and residential zones. 6. Impact on infrastructure (water/sewage). Since the Bed & Breakfast is an existing operation with no proposed increase in units or rooms, the rezoning isn't expected to raise demand on water or sewage systems. Staff notes, however, that no confirmation letter from the Henry County Water Authority is on file, and recommends the applicant verify that existing infrastructure is properly permitted and adequate. 21 Section 9.2.1– Rezoning Requirements 7. Impact on thoroughfares and traffic circulation. The rezoning doesn't involve any changes to roads, access points, or parking, so it won't affect pedestrian or vehicular circulation or traffic volumes in the area. 8. Merits relative to other development guidelines/policies. Staff identified no additional relevant guidelines or policies beyond those already discussed. 22 Section 9.2.1– Rezoning Requirements 9. Ability of the land to be developed under current zoning. Because a residential structure already occupies much of the site, commercial development under the current C-3 zoning is unlikely. Since the Bed & Breakfast use is only permitted conditionally under RR (and prohibited under C-3), and neighboring parcels are already zoned RR, rural residential is the most appropriate classification for the property. 23 Staff Recommendation The Planning and Zoning staff recommends approval to rezone the subject property from C-3 (Heavy Commercial) to RR (Rural Residential). 24 PowerPoint Presentation for SP-2026-01 Applicant’s Request To request a special use permit for 112 Old Conyers Road to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. 26 Surrounding Future Land Use (FLU) Designations Location Property to the North Property to the South Existing Land Use Existing FLU Vacant Berean Christian Church; Residences Low-Density Residential Residences Low-Density Residential Stockbridge Public Works Department Public/Institutional God First Breakthrough Ministries Public/Institutional Property to Vacant the East Residences Low-Density Residential Property to Vacant; Domino’s Pizza; Great Clips; Low-Density Mixed Use Public Super Market; Vacant the West 27 FLU Map 28 Overlay District Map 29 Staff Analysis • Section 3.2.6 – Bed and breakfast facility (not in a subdivision) • Section 9.2.5 – Requirements for Special Use Permits • Section 9.2.6 – Use Permit Considerations 30 Section 3.2.6 – Bed and breakfast facility (not in a subdivision) “Any bed and breakfast facilities operating prior to 2022 are deemed ‘grandfathered’ and shall continue to operate in compliance with this section and legal nonconforming regulations of Section 6 of the City of Stockbridge Unified Development Code” (Item K). The applicant’s proposed use and associated facilities were established prior to 2022 and are thus grandfathered. 31 Section 9.2.5 – Special Use Permit Requirements 1. Traffic congestion and other similar adverse effects on nearby properties. The continued B&B operation is not expected to cause traffic congestion, since it's an already-operating facility limited to a maximum of 6 bedrooms under Section 3.2.6. The Henry County Fire Department approved the site's access and circulation in 2017, and no new construction or access changes are proposed. Given its low intensity and existing infrastructure, the use is not anticipated to adversely affect nearby properties. 32 Section 9.2.5 – Special Use Permit Requirements 2. Suitability of physical site conditions. At 3.73 acres, the site exceeds RR's minimum lot size and can accommodate existing structures and operations. The building's setbacks (50 ft front, 20 ft rear) are nonconforming under RR standards, but since no new construction is proposed, this doesn't block approval. A wetland lake on the western portion won't be disturbed, and the property isn't in a FEMA flood hazard area. 33 Section 9.2.5 – Special Use Permit Requirements 3. Availability of adequate public facilities. The property is served by an 8-inch public water main and an existing fire hydrant along Old Conyers Road. A 1995 septic system, originally sized for a 3bedroom residence, is in place, but a 2016 form doesn't confirm it can adequately support B&B operations. The applicant will need an updated evaluation to confirm capacity and may be required to upgrade the system if it's found inadequate. 34 Section 9.2.5 – Special Use Permit Requirements 4. Binding agreements/special limitations. The applicant has not proposed any binding agreements or special conditions beyond standard compliance with City codes. Staff finds no additional limitations are necessary to protect the public interest at this time. 5. Furthering the Comprehensive Plan without undue detriment. The continued Bed & Breakfast use supports the "Low-Density Residential" designation and its residential, low-intensity character. Because Section 3.2.6's built-in limitations preserve the neighborhood's residential feel, the use is not expected to be unduly detrimental to nearby properties. 35 Section 9.2.6 – Use Permit Considerations 1. Consistency with the Comprehensive Plan. Economic Development Goal: To attract and retain high-quality and diverse employers with quality of life, education, culture, housing, healthcare, retail, and recreation facilities. Economic Development Policy: Support programs for the retention, expansion, and creation of businesses that complement our vision for our community and local economy Economic Development Policy: Target reinvestment opportunities for declining, vacant or underutilized sites or buildings Economic Development Policy: Market the City as a great place to do business 36 Section 9.2.6 – Use Permit Considerations 1. Consistency with the Comprehensive Plan (cont.). Future Land Use Goal: To ensure that new developments promote a better sense of place and preserve valued elements of community character Future Land Use Policy: Encourage development of a rational network of commercial nodes to meet the service needs of citizens while avoiding unattractive and inefficient strip development along major roadways. Future Land Use Policy: Create a “sense of place” for our community along our major commercial corridors Future Land Use Policy: Work with business owners/ developers to improve conditions of property and require a consistent look of quality among commercial developments 37 Section 9.2.6 – Use Permit Considerations 1. Consistency with the Comprehensive Plan (cont.). The proposed rezoning would bring the property's zoning classification into closer alignment with its existing use and the long-term vision established by the Comprehensive Plan. It is, therefore, consistent with the Comprehensive Plan and Future Land Use Map and would advance the City's goals of orderly growth, land use compatibility, preservation of community character, and implementation of the Unified Development Code. 38 Section 9.2.6 – Use Permit Considerations 2. Compatibility with surrounding land uses/zoning. The property is bordered by a mix of C-3, C-2, RR, OI, and SR districts, including churches, residences, a municipal worksite, and commercial businesses. Given the prevalence of nearby RR-zoned residential parcels, the B&B use is compatible with the surrounding area, and the current C-3 zoning already permits B&B facilities under Section 2.4.1. 3. Compliance with statutes/ordinances/regulations. The use is not expected to violate any local, state, or federal land development regulations. Continued operation remains subject to UDC provisions, building codes, fire safety, health department rules, and other applicable governmental requirements. 39 Section 9.2.6 – Use Permit Considerations 4. Effect on traffic flow. The request doesn't modify adjacent roadway infrastructure, existing site access, or parking, so it won't change pedestrian or vehicular circulation or traffic volumes in the area. 5. Off-street parking. Existing on-site parking has adequately served the B&B historically without shortages or spillover onto neighboring properties, and no changes are proposed. Given the site's size and the use's limited scale, staff finds parking adequate to support continued operation. 40 Section 9.2.6 – Use Permit Considerations 6. Open space. At least 70% (roughly 2.61 acres) of the 3.73-acre site is designated open space, located along the eastern, central, and perimeter areas, with two 40-foot buffers and building setback lines. No changes to open space are proposed, and at most 30% of the site is impervious. 7. Protective screening. Existing mature vegetation and natural landscaping provide adequate visual buffering between the Bed & Breakfast and neighboring properties. Since no expansion is proposed, no additional screening is currently required, though future improvements must meet UDC screening standards. 41 Section 9.2.6 – Use Permit Considerations 8. Hours and manner of operation. The Bed & Breakfast operates on Monday from 11:00 a.m. to 4:00 p.m., and Friday from 11:00 a.m. to 2:00 p.m. 9. Outdoor lighting. Existing lighting provides adequate visibility and security for guests and emergency personnel while remaining compatible with the surrounding area. No significant lighting changes are proposed, though future improvements must minimize glare and light trespass per UDC requirements. 10. Ingress and egress. Access is provided via a single entry point on Old Conyers Road, with a wide driveway allowing efficient vehicle entry and exit. 42 Staff Recommendation The Planning and Zoning staff recommends approval to grant a special use permit to the applicant for 112 Old Conyers Road to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. 43 Note: Will verify on site inspection HENRY COUNTY FIRE DEPARTMENT APPROVED PLANS bcochran 09/28/2017 TO: Planning Commission; Mayor and Council FROM: Brennen Reilly, GIS Analyst/Planner II CC: R. Ryan Anderson, Community Development Director Veronica Green, Chief Planner DATE: Thursday, July 16, 2026 (Planning Commission) Monday, August 10, 2026 (Mayor and Council) Subject: I. #SP-2026-01 For 112 Old Conyers Rd PURPOSE The applicant, Stockbridge Lakes Bed & Breakfast (represented by Anita Johnson), is requesting a special use permit for 112 Old Conyers Road to allow for better alignment with operations of the existing Bed & Breakfast and access to residential resources. II. PROJECT INFORMATION Proposed Development Rezone from C-3 (Heavy Commercial) to RR (Rural Residential) to better align zoning with the existing operations of Stockbridge Lakes Bed & Breakfast and to access residential resources. Site Address 112 Old Conyers Rd S24-01002000 Parcel Identification Parcel Acreage 3.73 acres Anita Johnson Applicant #SP-2026-01 For 112 Old Conyers Road Owner: Marvin Johnson Current Zoning C-3 (Heavy Commercial District) Current Use This property currently operates as a Bed & Breakfast, built in 1995. The property partially encompasses a lake to the West of the Bed & Breakfast. Current Future Land Use Designation Low-Density Residential SURROUNDING ZONING DISTRICTS Location Property to the North Property to the South Current Zoning Vacant C3 (Heavy Commercial District) Berean Christian Church; Residences RR (Rural Residential District) Residences SR (Suburban Residential) Stockbridge Public Works Department C2 (General Commercial District) God First Breakthrough Ministries Property to the East Property to the West Existing Land Use OI (Office Institutional District) Vacant C3 (Heavy Commercial District) Residences RR (Rural Residential District) Vacant C2 (General Commercial District) Domino’s Pizza; Great Clips; Public Super Market; Vacant 2|Pa ge #SP-2026-01 For 112 Old Conyers Road SURROUNDING FUTURE LAND USE DESIGNATIONS Location Existing Land Use Vacant Low-Density Residential Berean Christian Church; Residences Low-Density Residential Residences Low-Density Residential Stockbridge Public Works Department Public/Institutional Property to the North Property to the South God First Breakthrough Ministries Public/Institutional Vacant Low-Density Residential Residences Low-Density Residential Vacant Low-Density Mixed Use Domino’s Pizza; Great Clips; Public Super Market; Vacant Low-Density Mixed Use Property to the East Property to the West III. Current Future Land Use Designation FINDING OF FACTS 1. The subject property is surrounded by the following zoning districts: C-3 (Heavy Commercial), C-2 (General Commercial), and SR (Suburban Residential). 2. The subject property is surrounded by the following current future land use designations: Low Density Mixed Use and Medium Density Mixed Use. 3. The subject property has frontage on North Henry Boulevard, which is classified by the Georgia Department of Transportation as a principal arterial road. 4. The subject property is part of the Parkway Mixed-Use Overlay District. 3|Pa ge #SP-2026-01 For 112 Old Conyers Road IV. ZONING HISTORY OF THE PROPERTY The subject property lies in Land Lot 68 of the 12th District, Henry County, and was historically part of a larger roughly 10.98-acre tract along with 118 and 124 Old Conyers Road, tracked under Parcel IDs S24-01-002-000, S24-01003000, and S24-01002002, respectively (the 112 Old Conyers Road parcel corresponds to Tax ID R054-01-002-000 in later City records). On December 9, 1985, a portion of this tract was rezoned from RA-200 (Residential Agricultural) to R-125 (Single-Family Residence) under County file 85-10, and on November 10, 1986, the City Council considered an exemption from the minimum road frontage requirement for the 118 Old Conyers Road portion of the tract, which was landlocked. On January 8, 2007, the property was rezoned from RA (Residential Agricultural) to C-2 (General Commercial), subject to a development agreement contemplating combined development of all three parcels as an event center known as "Touch of Elegance," per a site plan prepared by TJM and Associates dated August 2006. That agreement limited use of the property to a defined list of social, business, religious, military/government, educational, and club or organizational functions—including weddings, banquets, family reunions, corporate meetings, religious retreats, military formals, graduations, and charity events—and imposed ten development conditions: residential-appearing building materials (brick, stone, stucco, wood siding, or glass); a monumentstyle ground sign no taller than eight feet; a fully enclosed, concrete-pad dumpster area matching the site's architecture; a moderate-brightness, downcast exterior lighting plan; a six-to-eight-foot decorative brick or stone privacy fence along residentially abutting property lines; construction of acceleration/deceleration lanes at each entrance and exit to Henry County DOT standards; minimum intersection sight distance at every entrance, exit, and driveway along Old Conyers Road and Collier Road; a requirement that site entrances be located at least 250 feet from Collier Road and 125 feet from Stapleton Drive (with one entrance permitted to align with Stapleton Drive); installation of five-foot-wide sidewalks along the site's Old Conyers Road and Collier Road frontages; and dedication of right-of-way sufficient to achieve an 80-foot right-of-way on Old Conyers Road and a 60-foot right-of-way on Collier Road. The contemplated development included up to 8,000 square feet of banquet kitchen, ballroom, and banquet room space accommodating 600 seated or 800 total guests, a new wedding chapel, gazebos, a pavilion, a softball field, and renovation of the existing house on Old Conyers Road into an office center. The City of Stockbridge's Official Zoning Map, adopted December 10, 2012, continued to reflect all three parcels as C-2 (General Commercial). By 2016, no progress had been made toward combining the three parcels or constructing the event center envisioned by the 2007 development agreement. The City accordingly initiated reversion proceedings under Section 3-7-318 of the City Code, docketed as RZ-16-20-S, to revert 112, 118, and 124 Old Conyers Road from C-2 back to RA (Residential Agricultural). At the same time, the 112 Old Conyers Road parcel had separately been brought forward for rezoning to C-3 (Heavy Commercial) to allow development of a bed and breakfast, characterized in the evaluation as "a type of hotel," consistent with the Future Land Use Map's Commercial designation for the western portion of that parcel (the remainder being designated Low-Density Residential). Because the proposed bed and breakfast parcel remained bound to the same development agreement as the other two parcels—and the remaining two parcels alone could not satisfy that agreement— staff determined that reversion of 112 Old Conyers Road should be declined only if the City Council chose to approve its rezoning to C-3. A rezoning sign was posted on the property July 12, 2016, and site photographs were taken the same day showing the residence at 112 Old Conyers 4|Pa ge #SP-2026-01 For 112 Old Conyers Road Road and the driveways serving 118 and 124 Old Conyers Road. The Henry County Zoning Advisory Board reviewed the matter at its July 28, 2016 meeting, based on a report prepared by Planner II Stacey Jordan-Rudeseal for City ZAB member Quaneisha Robinson-Green. That evaluation noted the property's adjacent zoning and land uses as C-2/single-family residential to the north and east, OI and R-2 (church and single-family residential) to the south, and C2/shopping center to the west, and found the proposed use generally consistent with RA district development standards for minimum lot area, lot width, and front, side, and rear yard setbacks, with the exception of minimum frontage, which 118 Old Conyers Road could not meet due to being landlocked; the report also flagged ambiguity as to whether 124 Old Conyers Road's front yard setback would comply depending on whether Old Conyers Road or Collier Road was treated as the parcel's front. Staff ultimately recommended reversion of 118 and 124 Old Conyers Road from C-2 to RA, and recommended that 112 Old Conyers Road be reverted to RA as well unless the City Council elected to rezone it to C-3 for the bed and breakfast use, in which case reversion of that parcel specifically should be declined. The City Council subsequently acted on the 112 Old Conyers Road parcel through Ordinance No. OR16-415 (Case RZ-16-20-S), ordained September 12, 2016, and presented to and received by the Mayor on September 19, 2016, signed by Mayor Pro Tem Anthony S. Ford, City Clerk Vanessa Holiday, and City Attorney Michael Williams. Consistent with the staff recommendation, the Council rezoned 112 Old Conyers Road to C-3 (Heavy Commercial), declining reversion of that parcel, subject to seven new conditions specific to bed and breakfast use: the only allowable use of the property is a bed and breakfast; the number of bedrooms is limited to six; social events and weddings are permitted on-site; sixty feet of right-of-way from the centerline of Old Conyers Road must be preserved along the site's frontage, with any new facilities set back accordingly; any new site development requires improving or replacing the existing driveway, with new or relocated curb cuts meeting buffer and intersection sight-distance standards in coordination with the City and Henry County DOT; any commercial development beyond the bed and breakfast use may trigger additional access requirements from the City or County; and all events require a Special Event Permit. The record reviewed does not confirm whether 118 and 124 Old Conyers Road were formally reverted to RA as separately recommended by staff, as that action would fall outside the ordinance addressing 112 Old Conyers Road. Nearly a decade later, on January 13, 2025, the City Council adopted Ordinance No. OR25-584 (Text Amendment TX-2024-09), following a Planning Commission recommendation of approval on December 19, 2024, and signed by Mayor Anthony S. Ford, City Clerk Vanessa Holiday, and City Attorney Quinton G. Washington. This citywide amendment to UDC Section 3.2.6 added Subsections F through L governing bed and breakfast accessory structures and operations generally, including Special Use Permit review for bed and breakfast facilities in the RR zoning district, non-transferability of such permits to new owners without a fresh application and hearing, permitted residential use of an existing contiguous accessory structure by the owner, a 50-person cap on weddings and similar small gatherings, a prohibition on renting the accessory structure commercially or to tenants, grandfathered status for facilities operating prior to 2022, and mandatory annual, non-transferable business licensing. Because this amendment's Special Use Permit trigger applies to properties zoned RR, and 112 Old Conyers Road remains zoned C-3 under the site-specific conditions of RZ-16-20-S, the property's bed and breakfast operation continues to be governed primarily by its 2016 rezoning conditions, with the citywide UDC standards providing general baseline context. No subsequent site-specific rezoning action affecting the parcel has been identified in the records reviewed. 5|Pa ge #SP-2026-01 For 112 Old Conyers Road V. MAPS, SITE PLAN, AND RENDERINGS Vicinity Map of 112 Old Conyers Rd 6|Pa ge #SP-2026-01 For 112 Old Conyers Road Zoning Map of 112 Old Conyers Rd 7|Pa ge #SP-2026-01 For 112 Old Conyers Road Future Land Use Map of 112 Old Conyers Rd 8|Pa ge #SP-2026-01 For 112 Old Conyers Road Location of 112 Old Conyers Rd Relative to the Parkway MixedUse Overlay District w 9|Pa ge #SP-2026-01 For 112 Old Conyers Road Site Plan of 112 Old Conyers Rd 10 | P a g e #SP-2026-01 For 112 Old Conyers Road Aerial Photo with Survey of 112 Old Conyers Rd 11 | P a g e #SP-2026-01 For 112 Old Conyers Road VI. ANALYSIS Project Description The applicant, Anita Johnson, is requesting a Special Use Permit to allow the continued operation of the existing Stockbridge Lakes Bed & Breakfast located at 112 Old Conyers Road (Parcel ID S24-01002000). The subject property consists of approximately 3.73 acres and is currently developed with a Bed & Breakfast facility that was originally constructed in 1995. The property includes the principal lodging structure, associated parking areas, and a lake located on a portion of the site. The Bed & Breakfast has operated as a low-intensity lodging use and maintains a residential appearance that is compatible with surrounding residential, institutional, and commercial uses. No expansion of the existing structures, additional guest accommodations, or substantial site modifications are proposed as part of this request. The purpose of the Special Use Permit is to allow the continued operation of the Bed & Breakfast in accordance with the requirements of the Stockbridge Unified Development Code. The property is served by existing public infrastructure, including public water service and an existing septic system, and has established access from Old Conyers Road. The continued operation of the Bed & Breakfast is not expected to adversely affect surrounding properties due to its limited scale, residential character, and long-standing presence within the community. The request supports the productive use of an existing property while maintaining compatibility with the surrounding area. UDC Development Regulations Relevant to Request: • • • Section 3.2.6 – Bed and Breakfast Section 9.2.5 – Requirements for Special Use Permits Section 9.2.6 – Use Permit Considerations 12 | P a g e #SP-2026-01 For 112 Old Conyers Road Staff Analysis ANALYSIS OF REQUEST 9.2.5 Requirements for special use permits. 1. The proposed use shall not cause traffic congestion or conditions that will adversely affect nearby properties. The proposed use (continued operation of an existing Bed and Breakfast facility) is not expected to cause traffic congestion or create conditions that adversely affect nearby properties. The Stockbridge Lakes Bed & Breakfast is an already-operating establishment and offers a limited number of guest rooms subject to the maximum of 6 bedrooms established by Section 3.2.6 of the Stockbridge Unified Development Code. The Henry County Fire Department reviewed and approved the site plan for the subject property on September 28, 2017, confirming the adequacy of the site’s access points and internal circulation. No new construction or changes to the existing access points or circulation systems are proposed as part of this application. Given the low-intensity nature of the use and the site’s existing access infrastructure, the proposed special use of the facility is not anticipated to generate traffic congestion or adversely affect nearby properties. 2. The physical conditions of the site, including topography, drainage and size and shape, are suitable for the proposed development. The site’s physical conditions are suitable for the proposed use (the continued operation of the Stockbridge Lakes Bed & Breakfast). The property consists of 3.73 acres, which exceeds the minimum lot size required in the RR (Rural Residential) zoning district and provides sufficient area to accommodate the existing structures and operations associated with the Bed and Breakfast use. The attached site plan, approved by the Henry County Fire Department in 2017, indicates front setbacks of 50 feet and rear setbacks of 20 feet for the existing structures on the subject property. The RR zoning district requires a minimum front yard setback of 75 feet and a minimum side yard setback of 20 feet, and a minimum rear yard setback of 40 feet under Section 2.4.1 of the Stockbridge Unified Development Code. The existing setbacks of the subject property render the existing structures legally non-conforming with respect to minimum setback standards. Because no new construction is proposed, the non-conforming setbacks do not prevent approval of the Special Use Permit. However, any future expansion of the structures towards Old Conyers Road would be subject to the minimum setback requirements identified under Section 2.4.1 of the Stockbridge Unified Development Code. A small lake is located on the western portion of the subject property and has been classified as a wetland. The existing structures are located at a sufficient distance from the wetland area, and no disturbance of the wetland is proposed. The property is not located within a FEMA-designated Special Flood Hazard Area. Overall, the physical conditions of the site are well-suited to support the proposed special use and the low-intensity nature of the Bed and Breakfast operation. 3. Adequate public facilities are available to serve the proposed use. 13 | P a g e #SP-2026-01 For 112 Old Conyers Road As shown in the approved site plan, the subject property is served by public water via an 8-inch water main running along Old Conyers Road, as well as an existing fire hydrant located on the property. A 1995 Henry County Board of Health Inspection Report confirms the installation and approval of a 1,000-gallon septic tank with a 900-square-foot drain field. A Henry County Environmental Health Septic System Information Form completed in June 2016 confirms that an existing septic system is present on the property. However, the form notes that the system is designed for a 3-bedroom residence and does not confirm that the existing system will support the proposed Bed and Breakfast use. The applicant will be required to obtain an updated evaluation confirming that the existing septic system has adequate capacity to support the Bed and Breakfast operation. If the existing system is found to be inadequate, the applicant will be required to upgrade or expand the septic system in accordance with applicable state and county health regulations. 4. The applicant has made a binding agreement for any specific limitations or conditions necessary to protect the public interest and assure the continued beneficial use and enjoyment of nearby properties or that no special limitations are necessary to protect the public. No special binding agreements have been proposed by the applicant beyond compliance with applicable City codes and standards. Staff find that no additional limitations are necessary to protect the public interest at this time. 5. The special use with specific limitations and design features as may have been required will further the aims of the comprehensive plan and will not be unduly detrimental to nearby properties. The proposed special use is consistent with and furthers the aims of the “Low-Density Residential” designation identified for the property in the City’s Comprehensive Plan. The Stockbridge Lakes Bed & Breakfast operates primarily as a residential use with limited small-scale hospitality accommodations, and its continued operation is consistent with the low-intensity, residential character envisioned by the Comprehensive Plan for this area. The proposed special use will not be unduly detrimental to nearby properties. The limitations detailed in Section 3.2.6 of the Unified Development Code ensure that the Bed and Breakfast will continue to maintain the residential character of the neighborhood and will not introduce commercial activity at a scale inconsistent with the surrounding low-density residential areas. 9.2.6 Use permit considerations 1. Whether the proposed use is consistent with the comprehensive land use plan adopted by the city council Economic Development Goal: To attract and retain high-quality and diverse employers with quality of life, education, culture, housing, healthcare, retail, and recreation facilities. Economic Development Policy: Support programs for the retention, expansion, and creation of businesses that complement our vision for our community and local economy 14 | P a g e #SP-2026-01 For 112 Old Conyers Road Economic Development Policy: Target reinvestment opportunities for declining, vacant or underutilized sites or buildings Community Goals and Policies Economic Development Policy: Market the City as a great place to do business Future Land Use Goal: To ensure that new developments promote a better sense of place and preserve valued elements of community character (page 42-44) Future Land Use Policy: Encourage development of a rational network of commercial nodes to meet the service needs of citizens while avoiding unattractive and inefficient strip development along major roadways. Future Land Use Policy: Create a “sense of place” for our community along our major commercial corridors Future Land Use Policy: Work with business owners/ developers to improve conditions of property and require a consistent look of quality among commercial developments The subject property is designated Low-Density Residential on the Future Land Use Map. The continued operation of the Stockbridge Lakes Bed & Breakfast is consistent with the intent of the Low-Density Residential designation, as the use maintains the residential character of the property while providing limited lodging accommodations. The Bed & Breakfast operates at a scale that is compatible with surrounding residential and institutional uses and supports the continued productive use of an existing property. The proposed Special Use Permit is consistent with the goals and policies of the Comprehensive Plan by preserving community character and encouraging appropriate reinvestment in existing development. 2. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed The subject property is currently surrounded by a mixture of commercial uses, vacant land, and public spaces with several zoning districts that support the compatibility of the proposed use. To the north of the subject property lies a combination of C-3 (Heavy Commercial), RR (Rural Residential), and C-2 (General Commercial) with uses including a church and local residences. Such uses, along with the nearby properties in the RR zoning district, bolsters the compatibility of the proposed use with the surrounding landscape. Located to the south of the property there are various uses, including another church, single-family residences, vacant land, and a municipal office building and worksite. Zoning districts to the south of the property include OI (Office Institutional), C-2 (General Commercial), and SR (Suburban Residential). To the east, 15 | P a g e #SP-2026-01 For 112 Old Conyers Road the proposed site is adjacent to more vacant land and single-family residences in the C-3 (Heavy Commercial) and RR (Rural Residential) zoning districts, respectively. On the western side of the property, the site abuts properties in the C-2 (General Commercial) district, which includes a grocery store, restaurants, offices, and personal service establishments. Therefore, given the prevalence of surrounding properties in the RR (Rural Residential) district, the proposed bed and breakfast facility would be compatible with the surrounding zoning districts in the vicinity of the area. In addition, the subject property, currently zoned as C-3 (Heavy Commercial) is permitted to have a bed and breakfast facility under Section 2.4.1 of the Stockbridge Unified Development Code. 3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or regulations governing land development. The proposed use is not anticipated to violate any local, state, or federal statutes, ordinances, or regulations governing land development. The continued operation of the Bed & Breakfast shall remain subject to all applicable provisions of the Stockbridge Unified Development Code, building regulations, fire safety requirements, health department requirements, and all other applicable governmental regulations. Compliance with these regulations will be required as a condition of continued operation. 4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets The proposed amendment does not include plans that will modify the infrastructural design of adjacent thoroughfares, as well as the circulation and volume of pedestrian and vehicular traffic locally. Furthermore, the proposed amendment does not modify existing site access and parking spaces of the location. As such, the amendment will not impact the surrounding humangeographic landscape and thus satisfies the listed condition. 5. The location and number of off-street parking spaces The subject property contains existing off-street parking areas that have historically served the operation of the Stockbridge Lakes Bed & Breakfast. The existing parking configuration has adequately accommodated guests, residents, and service vehicles without creating parking shortages or spillovers onto adjacent properties. No changes to the existing parking layout are proposed as part of this request. Given the limited scale of the Bed & Breakfast use and the existing parking available on the 3.73-acre site, staff finds that adequate off-street parking is available to serve the proposed use. The continued operation of the Bed & Breakfast is not anticipated to create adverse parking impacts on neighboring properties or public rights-of-way. 6. The amount and location of open space 16 | P a g e #SP-2026-01 For 112 Old Conyers Road The proposed amendment does not include plans to adjust the amount and location of open space existing on the property. The proposed development has a total site area of approximately 3.73 acres of which at least 70% (that is, at least 2.61 acres) is designated as open space. This open space consists of pervious landscape area located at the eastern and central portions of the property, along with the northern, eastern, and southern perimeter of the site. The property also has two 40-foot buffers and two building lines—one of which is 50 feet from street frontage of the property, and the other is 20 feet from the rear. At most 30% of the site is impervious, consisting of singlefamily residence, a paved concrete driveway, and pedestrian footpaths. 7. Protective screening The subject property contains existing landscaping, mature vegetation, and natural features that provide visual buffering between the Bed & Breakfast and surrounding properties. Additionally, the property's size and configuration help maintain separation from adjacent uses and contribute to preserving the residential character of the area. No new development or site expansion is proposed as part of this request; therefore, no additional screening is necessary currently. The existing natural buffers and site conditions provide adequate protection for neighboring properties. Any future site improvements or expansions shall be required to comply with the screening and buffering standards of the Stockbridge Unified Development Code. 8. Hours and manner of operation The proposed use operates on Monday from 11:00 a.m. to 4:00 p.m., and Friday from 11:00 a.m. to 2:00 p.m. 9. Outdoor lighting Existing outdoor lighting on the property provides adequate visibility and security for guests, visitors, and emergency personnel. The lighting is designed to support the operation of the Bed & Breakfast while maintaining compatibility with the surrounding area. No significant modifications to the existing lighting system are proposed as part of this request. Any future lighting improvements shall comply with the requirements of the Stockbridge Unified Development Code and shall be designed to minimize glare and light trespass onto adjacent properties while ensuring safe access throughout the site. 10. Ingress and egress to the property. Ingress and egress to the proposed bread and breakfast use is provided via a single access point along Old Conyers Road as shown on the site plan. The internal circulation design includes a wide driveway allowing the vehicles to enter and exit efficiently back to Old Conyers Road. 17 | P a g e #SP-2026-01 For 112 Old Conyers Road VII. STAFF RECOMMENDATION This Staff Report has demonstrated that the requested Special Use Permit via SP-2026-01 is consistent with the regulations found in OR24-563, Section 9.2.5, and Section 9.2.6 of the Stockbridge Unified Development Code. Therefore, the Planning and Zoning staff recommends APPROVAL. 18 | P a g e AUGUST 10, 2026 ✔ ✔ Ryan Anderson Community Development COMPREHENSIVE PLAN AMENDMENT CASE #CP-2026-01. (Council District 4.) Consideration of a Comprehensive Plan amendment application to change the future land use designation of the property at 4231 North Henry Boulevard from Low-Density Mixed-Use to Heavy Industrial to allow for the further development of natural resources that are associated with the existing surrounding rock quarry, pursuant to Section 3.2.25 of the UDC. The applicant has also applied to rezone the property via RZ-2026-02, and for a special use permit via SP-2026-02. Applicant: Vulcan Lands, Inc., c/o Vulcan Materials Company. Agent: Jack Nichols of James, Bates, Brannan, Groover, LLP. Property Owner: Ekstedt Properties, LLC. Property Size: 1.377 +/- acres. ✔ 0.00 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2026-01. DENIAL. Henry County, GA Overview Legend Parcels Roads 147 ft Parcel ID Property Address District S33-01052000 4231 NORTH HENRY BLVD City/Stockbridge SSD Class Commercial Owner Acreage 1.4 Address EKSTEDT PROPERTIES LLC 508 GUINEVERE CT MCDONOUGH, GA 30252 Land $167,700 Value: Building $473,400 Value: Misc $11,440 Value: Total $652,540 Value: Last 2 Sales Date Price Reason Qual 9/29/2005 $502,000 FM Q 9/26/2002 $0 U 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: 6/29/2026 Last Data Uploaded: 6/29/2026 1:13:22 AM Developed by Henry County, GA Overview Legend Parcels Roads 294 ft Parcel ID Property Address District S33-01052000 4231 NORTH HENRY BLVD City/Stockbridge SSD Class Commercial Owner Acreage 1.4 Address EKSTEDT PROPERTIES LLC 508 GUINEVERE CT MCDONOUGH, GA 30252 Land $167,700 Value: Building $473,400 Value: Misc $11,440 Value: Total $652,540 Value: Last 2 Sales Date Price Reason Qual 9/29/2005 $502,000 FM Q 9/26/2002 $0 U 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: 6/29/2026 Last Data Uploaded: 6/29/2026 1:13:22 AM Developed by Applicant Campaign Disclosure Form (Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.) Has the applicant made, within two (2) years immediately preceding the filing of this application for a conditional use permit, campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application? Yes No If Yes, the applicant and the attorney representing the applicant must file the following information with the City of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed: Planning Commissioner and/or City Council Member Name Dollar Amount of / Campaign Contribution We certify that the foregoing information is true and correct, this I Description of Gift $250 or greater, which was given to Board Member day of~ — Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent Applicant’s Attorney, if applicable - Printed Sign0(ire of Applicant’s Attorney, if applicable Sworn to and subscribed before me this J IA iN 'day of _________ _________________ lotary Public NOTARY PUBLIC GEORGIA MARSHA L. GILLESPIE MONROE COUNTY * Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise, association, or trust) applying for a variance. Citv of Stockbridoe Community Develooment Deoartment-4602 North Henry Blvd : Sfockbridoe. GA 302S1 770-389-7900 4231 North Henry Blvd Stockbridge, GA Parcel No. S33-01052000 1.4 Acres COMP-2026.06.1145 Address: 4231 NORTH HENRY BLVD, STOCKBRIDGE, GA 30281 Web Form City of Stockbridge Planning a Community Development Dep Application for an Amendment to the Comprehensiv Name of Applicant: First Vulcan Lands, Inc. Applicant's Address: 1200 Urban Center Drive City: Birmingham State: Alabama Name of Agent: First Jack Agent's Address: 231 Riverside Drive City: Macon Last c/o Vulcan Materials C Last Nichols State: Georgia THE APPLICANT NAMED ABOVE AFFIRMS THAT HE OR SHE IS THE OWNER, OR AGENT OF THE OWNER, OF THE PROPERTY DESCRIBED BELOW, AND REQUESTS THAT THE FOLLOWING AMENDMENT TO THE COMPREHENSIVE PLAN BE GRANTED: From: Low Density Mixed Use To: Heavy Industrial Project Name: 4231 North Henry Boulevard Purpose of ProjectFurther development of natural resources associated with the existing quarry pursuant to S Industrial rather than Low Density Mixed Use. Nearest intersection to the property: North Henry Boulevard and Pinehurst Drive Size of Tract: 1.4 acres Landlot/ District62 / 12 Applicant Signature: Vulcan Lands, Inc. Property Owner Authorization Form please click here TO: Planning Commission; Mayor/Council FROM: Gordon Linton, Senior Planner CC: R. Ryan Anderson, Community Development Director DATE: July 16, 2026 (Planning Commission) August 10, 2026 (Mayor and Council) Subject: CP-2026-01 for 4231 North Henry Boulevard Summary of Request: The applicant, Vulcan Lands, Inc., is requesting a Comprehensive Plan Amendment for approximately 1.4 acres located at 4231 North Henry Boulevard to amend the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial. The purpose of the request is to facilitate the incorporation of the subject property into the existing Stockbridge Quarry operation. According to the applicant, the majority of the subject property will be utilized for the construction of a proposed berm along the northern boundary of the quarry, while a limited portion of the site may ultimately be incorporated into the edge of the quarry pit as quarry operations progress. The proposed berm is intended to provide additional visual screening and buffering between quarry operations and adjacent residential, commercial, institutional, and public properties. The requested Future Land Use amendment is accompanied by a Rezoning request from C-2 (General Commercial District) to HI (Heavy Industrial District) and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow for the development of natural resources and quarry-related activities. The subject property is currently developed with a commercial building occupied by a mailing and printing services business; however, it is immediately adjacent to and surrounded on multiple sides by the existing Stockbridge Quarry. Approval of the requested Comprehensive Plan Amendment would establish a Future Land Use designation that is consistent with the proposed heavy industrial use and the surrounding quarry operation. I. PURPOSE Consideration of a request to amend the Future Land Use Map for property located at 4231 North Henry Boulevard from Low Density Mixed-Use to Heavy Industrial to allow for the expansion of the existing Stockbridge Quarry, including the construction of a proposed berm. 1 CP-2026-01 for 4231 North Henry Boulevard II. PROPERTY INFORMATION Proposed Use Expansion of the existing Stockbridge Quarry operation, including the construction of a berm and associated quarry-related activities Site Address 4231 North Henry Boulevard Parcel Identification S33-01052000 Parcel Acreage 1.4 Acres Applicant Vulcan Lands, Inc. c/o Vulcan Materials Company Agent: Jack Nichols, Brannan Groover, LLP Owner: Current Future Land Use Designation Ekstedt Properties, LLC Low Density Mixed-Use Proposed Future Land Use Designation Heavy Industrial Current Use of Property: The subject property is developed with a commercial building occupied by a mailing, printing, and direct mail services business. The site includes associated parking and access improvements and fronts North Henry Boulevard. Page 2 of 21 CP-2026-01 for 4231 North Henry Boulevard SURROUNDING LAND USE DESIGNATIONS Location Existing Land Use Existing Future Land Use Designation Property to the North Ultimate Auto Body Shop, Commercial Vehicle Storage Area, and Single-Family Residences Low-Density Mixed Use Property to the South Stockbridge Quarry Heavy Industrial Property to the East Stockbridge Quarry; City of Stockbridge Well Site Transportation/Communication/Utilities; Low-Density Mixed Use Property to the West Abundant Life of Jesus Church, Vacant Commercial Building, Car on Demand USA, and Single-Family Residences Low-Density Mixed Use The surrounding Future Land Use pattern consists primarily of Low-Density Mixed Use designations to the north and west, Heavy Industrial to the south, and a combination of Heavy Industrial and Transportation/Communication/Utilities to the east. The subject property is situated at the transition between the existing Stockbridge Quarry and the North Henry Boulevard corridor. The requested Comprehensive Plan Amendment would change the Future Land Use designation of the subject property from Low-Density Mixed Use to Heavy Industrial to better align with the existing quarry operation and the proposed expansion. III. FINDINGS OF FACTS 1. The subject property is located at 4231 North Henry Boulevard and consists of approximately 1.4 acres. 2. The request is associated with concurrent applications for a Rezoning from C-2 (General Commercial District) to HI (Heavy Industrial District) and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code for the development of natural resources and quarry-related activities. 3. The subject property is currently developed with a commercial building occupied by a mailing and printing services business. 4. The property is immediately adjacent to the existing Stockbridge Quarry and is surrounded on multiple sides by quarry-related property. 5. The subject property fronts North Henry Boulevard, a Principal Arterial roadway that provides regional access to the site. 6. Surrounding land uses include the existing Stockbridge Quarry to the south and east, the Page 3 of 21 CP-2026-01 for 4231 North Henry Boulevard City of Stockbridge municipal well site to the east, commercial and institutional uses along North Henry Boulevard, and single-family residential properties to the west. 7. Existing Future Land Use designations surrounding the property include Heavy Industrial to the south, Heavy Industrial and Transportation/Communication/Utilities to the east, and Low-Density Mixed Use to the north and west. Page 4 of 21 CP-2026-01 for 4231 North Henry Boulevard IV. MAPS, SITE PLAN, AND SUPPORTING EXHIBITS The following exhibits are included as part of the review of the requested rezoning, Comprehensive Plan Amendment, and Special Use Permit: • • • • • • • Vicinity Map of 4231 North Henry Boulevard Aerial Photograph of the Subject Property and Surrounding Area Parcel Acreage Map of 4231 North Henry Boulevard Existing Zoning Map of 4231 North Henry Boulevard Future Land Use Map of 4231 North Henry Boulevard Proposed Site Plan Aerial Photograph with Proposed Site Plan Overlay These exhibits illustrate the location of the subject property, surrounding land uses, zoning classifications, future land use designations, transportation network, and proximity to nearby residential, commercial, institutional, industrial, and quarry-related uses. The exhibits also depict the proposed incorporation of the subject property into the existing Stockbridge Quarry operation, including the construction of a proposed berm and associated quarry-related activities. Additionally, the exhibits illustrate the relationship of the subject property to the existing Stockbridge Quarry, nearby residential neighborhoods, and the City of Stockbridge well site. Page 5 of 21 CP-2026-01 for 4231 North Henry Boulevard Page 6 of 21 CP-2026-01 for 4231 North Henry Boulevard Page 7 of 21 CP-2026-01 for 4231 North Henry Boulevard Page 8 of 21 CP-2026-01 for 4231 North Henry Boulevard Page 9 of 21 CP-2026-01 for 4231 North Henry Boulevard Page 10 of 21 CP-2026-01 for 4231 North Henry Boulevard ALTA/NSPS Land Title Survey of the Subject Property. Page 11 of 21 CP-2026-01 for 4231 North Henry Boulevard Applicant's Conceptual Site Plan Showing the Proposed Berm and Ultimate Pit Boundary. Page 12 of 21 CP-2026-01 for 4231 North Henry Boulevard Applicant's Conceptual Aerial Rendering of the Proposed Quarry Expansion and Berm Page 13 of 21 CP-2026-01 for 4231 North Henry Boulevard Applicant's Conceptual Street-Level Rendering of the Proposed Berm Page 14 of 21 CP-2026-01 for 4231 North Henry Boulevard V. DEVELOPMENT INFORMATION The applicant proposes to incorporate the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation through the expansion of quarry-related activities. The request includes a Rezoning from C-2 (General Commercial District) to HI (Heavy Industrial District), a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial, and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow for the development of natural resources and quarryrelated activities. The subject property is currently developed with a commercial building occupied by a mailing and printing services business. Although commercially zoned, the parcel is uniquely situated because it is immediately adjacent to the existing Stockbridge Quarry and surrounded on multiple sides by quarry-related property. If approved, the property would transition from a commercial use into an integrated component of the existing quarry operation, resulting in a more cohesive land use pattern and zoning classification. Proposed Berm According to the submitted site plan, the majority of the subject property will be utilized for the construction of a proposed berm along the northern boundary of the quarry adjacent to North Henry Boulevard. A berm is an engineered earthen embankment constructed from compacted soil, rock, and other approved fill materials. Berms are commonly incorporated into quarry, mining, transportation, and industrial developments to provide physical separation between differing land uses while supplementing existing buffering and screening measures. Purpose of the Berm The proposed berm is intended to serve as a permanent buffering feature between the existing Stockbridge Quarry and surrounding development. According to the applicant, the berm is designed to: • • • • • Provide additional visual screening along North Henry Boulevard. Supplement the existing wooded buffer surrounding the quarry. Create additional separation between quarry operations and nearby residential, commercial, institutional, and public properties. Improve compatibility between the quarry operation and surrounding development. Establish a long-term transition between industrial activities and adjacent land uses. Ultimate Pit Boundary The submitted site plan indicates that the ultimate quarry pit boundary will remain south of the proposed berm. The ultimate pit boundary represents the maximum anticipated extent of quarry excavation based on the proposed mining plan. Locating the berm north of this boundary allows it to function as a permanent screening and buffering feature between the active quarry operation and surrounding properties. Page 15 of 21 CP-2026-01 for 4231 North Henry Boulevard Relationship to Surrounding Development The proposed development does not include the construction of new commercial buildings, residential units, or other vertical development. Instead, the application facilitates the expansion of an existing quarry by incorporating the subject property into the overall operation. The proposal is intended to support the continued extraction and management of natural resources while improving the overall development pattern through the elimination of an isolated commercial parcel within a predominantly heavy industrial area. The subject property fronts North Henry Boulevard, a Principal Arterial roadway that provides regional access to the quarry. Surrounding land uses include the existing Stockbridge Quarry to the south and east, the City of Stockbridge municipal well site to the east, commercial businesses along North Henry Boulevard, Abundant Life of Jesus Church to the west, and nearby singlefamily residential neighborhoods along Lake Terrace, Spring Street, and North Henry Boulevard. Existing mature vegetation currently provides a natural buffer between the quarry and many surrounding properties. The proposed berm is intended to supplement this existing vegetation by providing an additional layer of visual screening and separation. As part of its review, Staff evaluated the residential, commercial, institutional, and public properties located nearest to the proposed berm. The analysis identified nearby residential neighborhoods within the City of Stockbridge, commercial properties located in both Stockbridge and unincorporated Henry County, the City of Stockbridge municipal well site, and Abundant Life of Jesus Church. The proposed berm is intended to strengthen the existing buffer and improve the visual transition between the quarry operation and surrounding development. Regulatory Requirements If approved, the proposed Comprehensive Plan Amendment, Rezoning, and Special Use Permit would allow the subject property to become part of the existing Stockbridge Quarry operation. Development of the site would remain subject to all applicable local, state, and federal permitting requirements, including those governing quarry operations, environmental protection, stormwater management, erosion and sedimentation control, and any other required regulatory approvals. VI. STAFF ANALYSIS The applicant requests a Comprehensive Plan Amendment under the City of Stockbridge Unified Development Code Section (Sec. 9.2.7): 1. Consistency with the Comprehensive Plan. The applicant is requesting a Comprehensive Plan Amendment to change the Future Land Use designation of the subject property from Low Density Mixed-Use to Heavy Industrial. The purpose of the amendment is to facilitate the incorporation of the approximately 1.4-acre parcel into the existing Stockbridge Quarry operation through concurrent applications for a Rezoning and Special Use Permit. The City of Stockbridge Comprehensive Plan serves as the City's long-range policy document for guiding future growth, land use, economic development, transportation, infrastructure, environmental stewardship, and community development. The Future Land Use Map establishes Page 16 of 21 CP-2026-01 for 4231 North Henry Boulevard the City's long-term vision for future growth and provides the policy framework for evaluating requests to amend land use designations. The subject property is currently designated Low Density Mixed-Use, a land use category intended to support a compatible mixture of residential, commercial, office, institutional, civic, and complementary uses along major transportation corridors. This designation reflects the City's long-term vision of promoting coordinated development patterns that encourage compatibility among adjoining land uses and reinforce the character of the North Henry Boulevard corridor. Staff acknowledges that the subject property is immediately adjacent to the existing Stockbridge Quarry and is bordered by Heavy Industrial land to the south and a combination of Heavy Industrial and Transportation/Communication/Utilities designations to the east. Approval of the requested amendment would establish consistency between the proposed Heavy Industrial Future Land Use designation and the applicant's concurrent request to rezone the property to HI (Heavy Industrial District) while incorporating an isolated commercially developed parcel into the existing quarry operation. However, Staff finds that the requested amendment is inconsistent with the City's adopted longterm planning vision for the North Henry Boulevard corridor. The subject property is located within the Parkway Mixed Use (PMU) Overlay District, which was established to promote a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development through high-quality site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatible land uses. The requested amendment from Low Density Mixed-Use to Heavy Industrial is not consistent with the purpose and intent of the PMU Overlay District and would alter the development pattern envisioned for this portion of the corridor. While the proposed amendment would establish consistency between the Future Land Use Map and the requested HI zoning classification, Staff finds that it does not further the Comprehensive Plan's broader objectives of promoting compatible land use patterns, protecting community character, encouraging high-quality mixed-use development along major transportation corridors, and guiding orderly long-term growth. Accordingly, Staff finds that the requested Future Land Use Map Amendment is inconsistent with the Comprehensive Plan and the adopted planning objectives of the Parkway Mixed Use (PMU) Overlay District. Therefore, Staff does not support approval of the requested Comprehensive Plan Amendment. Existing Future Land Use Proposed Future Land Use Low Density Mixed-Use To incorporate the property into the existing Stockbridge Heavy Industrial Quarry operation and align the Future Land Use designation with the surrounding development pattern. Reason for Amendment Lastly, the proposed Future Land Use Map Amendment from Low Density Mixed-Use to Heavy Industrial is consistent with the policy goals of the 2024 Comprehensive Plan (pages 42–44), as outlined below: Page 17 of 21 CP-2026-01 for 4231 North Henry Boulevard Community Goals and Policies (Pages 42–44) Staff Analysis Although the applicant proposes a landscaped berm intended to improve visual screening, Staff finds that changing the Future Land Use designation from Low Density Mixed-Use to Heavy Future Land Use Goal #1: To ensure that new Industrial would alter the long-term character envisioned for this developments promote a better sense of place and portion of the North Henry Boulevard corridor. The proposed preserve valued elements of community character. amendment is not consistent with the purpose and intent of the Parkway Mixed Use (PMU) Overlay District, which promotes a coordinated pattern of mixed-use and commercial development supported by high-quality site design and compatible land uses. While the proposed amendment would align the Future Land Use designation with the requested HI (Heavy Industrial District) zoning classification, Staff finds that it does not support the City's Future Land Use Goal #2: To establish land use adopted long-term land use objectives for the North Henry designations that meet the needs of the City and Boulevard corridor. The proposed amendment would convert are consistent with the Unified Development Code. property planned for Low Density Mixed-Use development to Heavy Industrial, which is inconsistent with the planning objectives of the PMU Overlay District. Staff recognizes that the proposal would incorporate an existing commercial parcel into the adjacent quarry operation. However, Future Land Use Goal #3: To identify available Staff finds that maintaining opportunities for redevelopment land for redevelopment and work with the consistent with the existing Low Density Mixed-Use designation development community on desirable development. better supports the Comprehensive Plan and the City's vision for mixed-use and commercial development along the North Henry Boulevard corridor. Staff acknowledges that the proposal would facilitate the continued operation of an existing quarry. However, Staff finds Natural, Cultural, and Historic Resources Goal that the primary planning consideration is whether the requested #1: To promote the efficient use of natural Future Land Use Map Amendment is appropriate within the resources and identify and protect environmentally context of the City's adopted land use policies. Staff concludes sensitive and culturally/historically significant areas. that expanding the Heavy Industrial Future Land Use designation into the PMU Overlay District is inconsistent with the City's longterm planning vision for the corridor. The proposed landscaped berm and existing wooded vegetation would provide additional visual screening along North Henry Boulevard. While these improvements may enhance the site's Natural, Cultural, and Historic Resources Policy: appearance, Staff finds that they do not alter the fundamental Reduce the impact of new development through the land use issue presented by the application. The requested preservation of greenspace. amendment remains inconsistent with the adopted planning objectives of the Parkway Mixed Use (PMU) Overlay District, which emphasize compatible mixed-use development and corridor character. Page 18 of 21 CP-2026-01 for 4231 North Henry Boulevard 2. Relation to the Zoning of the Property. The subject property is currently zoned C-2 (General Commercial District) and is developed with a commercial building occupied by a mailing and printing services business. The applicant has submitted a concurrent request to rezone the property to HI (Heavy Industrial District) in order to incorporate the parcel into the existing Stockbridge Quarry operation. The current Low Density Mixed-Use Future Land Use designation supports a mixture of residential, commercial, office, institutional, and civic uses and is generally consistent with the existing C-2 (General Commercial District) zoning classification. As such, the existing Future Land Use designation and zoning classification are compatible with one another. Staff recognizes that approval of the requested Future Land Use Map Amendment would establish consistency between the Comprehensive Plan and the applicant's concurrent request to rezone the property to HI (Heavy Industrial District). The proposed Heavy Industrial designation would also more closely reflect the existing quarry operation located immediately south and east of the subject property. However, the purpose of a Comprehensive Plan Amendment is not solely to establish consistency between a proposed zoning classification and the Future Land Use Map, but to determine whether the proposed long-term land use designation is appropriate based upon the City's adopted planning policies. Staff finds that changing the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial would be inconsistent with the long-term planning vision established for the North Henry Boulevard corridor and the development objectives of the Parkway Mixed Use (PMU) Overlay District, which promotes mixed-use, commercial, office, residential, civic, and cultural development supported by compatible land uses and high-quality site design. Accordingly, Staff finds that maintaining the existing Low Density Mixed-Use Future Land Use designation and C-2 (General Commercial District) zoning classification is more consistent with the City's adopted planning framework and long-term vision than the requested amendment. 3. Suitability of the Site’s Location. The subject property possesses several physical characteristics that distinguish it within the North Henry Boulevard corridor. The approximately 1.4-acre parcel is immediately adjacent to the existing Stockbridge Quarry and is bordered by quarry-related property to the south and east. The property also fronts North Henry Boulevard, a Principal Arterial roadway that provides regional access. Staff acknowledges that the site's proximity to the existing quarry distinguishes it from many other properties designated Low Density Mixed-Use. From a purely operational perspective, the requested Heavy Industrial Future Land Use designation would align more closely with the adjacent quarry operation. However, suitability for a Future Land Use designation must also be evaluated in relation to the City's adopted planning policies. The subject property is located within the Parkway Mixed Use (PMU) Overlay District, which was established to encourage mixed-use, commercial, office, residential, civic, entertainment, and cultural development along the North Henry Boulevard corridor. The requested amendment would expand the Heavy Industrial Future Land Use designation into an area where the City's adopted planning policies encourage a coordinated mixed-use development pattern. Page 19 of 21 CP-2026-01 for 4231 North Henry Boulevard The applicant proposes to construct a landscaped berm to supplement the existing wooded buffer and improve visual screening along North Henry Boulevard. While Staff recognizes that the berm may enhance the visual transition between the quarry and surrounding properties, Staff finds that it does not alter the fundamental land use issue presented by the application. The requested amendment remains inconsistent with the long-term planning objectives established for the PMU Overlay District. Accordingly, although the subject property's location adjacent to the existing quarry supports consideration of the request, Staff finds that the site is not suitable for the proposed Heavy Industrial Future Land Use designation because it is inconsistent with the City's adopted planning vision for the North Henry Boulevard corridor. 4. Maintaining the Current Land Use Designation. The subject property is currently designated Low Density Mixed-Use on the City of Stockbridge Future Land Use Map. This designation is intended to encourage a compatible mixture of residential, commercial, office, institutional, and civic uses that promote connectivity, economic development, and a cohesive development pattern along major transportation corridors. The subject property is presently developed with a commercial building occupied by a mailing and printing services business, which is consistent with the existing Future Land Use designation. Accordingly, the property is capable of continuing to function under its current designation or being redeveloped with uses that are compatible with the Low Density Mixed-Use classification. Staff recognizes that the property's physical context differs from many other properties designated Low Density Mixed-Use because it is immediately adjacent to the existing Stockbridge Quarry and bordered on multiple sides by quarry-related heavy industrial property. This relationship provides the basis for the applicant's request to amend the Future Land Use designation to Heavy Industrial. However, Staff finds that the existing Low Density Mixed-Use designation remains appropriate because it is consistent with the City's adopted Comprehensive Plan and the planning objectives established for the Parkway Mixed Use (PMU) Overlay District. The existing designation continues to support viable commercial and mixed-use redevelopment opportunities that reinforce the longterm vision for the North Henry Boulevard corridor. While the requested amendment would facilitate the incorporation of the property into the existing quarry operation, it would also convert property planned for mixed-use development to Heavy Industrial, thereby altering the adopted land use vision for the corridor. Staff finds that the proposed landscaped berm does not change this fundamental planning consideration. Accordingly, Staff finds that maintaining the existing Low Density Mixed-Use Future Land Use designation better supports the City's adopted Comprehensive Plan, preserves future redevelopment opportunities consistent with the long-term vision for the North Henry Boulevard corridor, and advances the planning objectives of the Parkway Mixed Use (PMU) Overlay District. Therefore, Staff does not find sufficient justification to amend the Future Land Use designation to Heavy Industrial. Page 20 of 21 CP-2026-01 for 4231 North Henry Boulevard IV. STAFF RECOMMENDATION Staff recommends DENIAL of CP-2026-01, a request to amend the City of Stockbridge Future Land Use Map for approximately 1.4 acres located at 4231 North Henry Boulevard from Low Density Mixed-Use to Heavy Industrial. Staff acknowledges that the subject property is immediately adjacent to the existing Stockbridge Quarry and that approval of the requested amendment would establish consistency between the proposed Heavy Industrial Future Land Use designation and the applicant's concurrent request to rezone the property to HI (Heavy Industrial District). Staff also recognizes that the applicant proposes to incorporate the property into the existing quarry operation through the construction of a landscaped berm intended to supplement the existing wooded buffer and provide additional visual screening along North Henry Boulevard. However, Staff finds that the requested amendment is inconsistent with the City's adopted longterm planning vision for the North Henry Boulevard corridor. The subject property is located within the Parkway Mixed Use (PMU) Overlay District, which was established to promote a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development through high-quality site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatible land uses. Changing the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial would be inconsistent with the purpose and intent of the PMU Overlay District and would alter the development pattern envisioned for this portion of the corridor. While the proposed amendment would establish consistency between the Future Land Use Map and the requested HI (Heavy Industrial District) zoning classification, Staff finds that it does not further the Comprehensive Plan's broader objectives of promoting compatible land use patterns, protecting community character, encouraging high-quality development along major transportation corridors, and reinforcing the City's long-term vision for the North Henry Boulevard corridor. Based upon the findings contained within this report, Staff concludes that the applicant has not demonstrated sufficient justification to amend the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial. Accordingly, Staff finds that the requested Comprehensive Plan Amendment is inconsistent with the Comprehensive Plan and the planning objectives of the Parkway Mixed Use (PMU) Overlay District and recommends DENIAL of CP-2026-01. Page 21 of 21 TITLE LEGAL DESCRIPTION ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 62 OF THE 12th DISTRICT OF HENRY COUNTY, GEORGIA, IN THE CITY OF STOCKBRIDGE, CONTAINING 1.40 ACRES AS SHOWN ON PLAT OF SURVEY FOR JUDY B. MILLER PREPARED BY MATHIS-MILLIGAN SURVEYORS, INC. CERTIFIED BY DONALD R. MILLIGAN, GEORGIA REGISTERED LAND SURVEYOR NUMBER 2472 DATED MAR. 17, 1997, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: TO FIND THE POINT OF BEGINNING, COMMENCE AT A POINT ON THE SOUTH SIDE OF THE RIGHT OF WAY OF U.S. HIGHWAY 23 (WHICH IS GEORGIA HIGHWAY 42 AND HAVING A VARIABLE RIGHT OF WAY) A DISTANCE OF 1,375.6 FEET EASTERLY, AS MEASURED ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, FROM ITS INTERSECTION WITH THE EAST SIDE OF LAMBERT DRIVE (30 FEET RIGHT OF WAY); THENCE SOUTH 29 DEGREES 39 MINUTES 26 SECONDS WEST A DISTANCE OF 38.38 FEET TO AN IRON PIN SET ON THE SOUTH SIDE OF SAID RIGHT OF WAY OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING; FROM THE SAID POINT OF BEGINNING THUS ESTABLISHED, THENCE EASTERLY, ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, ALONG THE ARC OF A CURVE TO THE RIGHT, WHICH HAS A RADIUS OF 1,829.86 FEET, A DISTANCE OF 139.65 FEET TO AN IRON PIN SET [SAID ARC BEING SUBTENDED BY A CHORD OF 139.62 FEET AS MEASURED ALONG A BEARING OF SOUTH 81 DEGREES 48 MINUTES 39 SECONDS EAST]; THENCE SOUTH 29 DEGREES 38 MINUTES 10 SECONDS WEST A DISTANCE OF 493.86 FEET TO AN IRON PIN SET; THENCE NORTH 60 DEGREES 21 MINUTES 43 SECONDS WEST A DISTANCE OF 130.11 FEET TO A FLAT IRON PIN FOUND; THENCE NORTH 29 DEGREES 39 MINUTES 26 SECONDS EAST A DISTANCE OF 422.81 FEET TO AN IRON PIN LOCATED ON THE SOUTH SIDE OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING. 231 Riverside Drive Suite 100 Macon, Georgia 31201 0 478.742.4280 BRANNAN GROOVER F 478.742.8720 Jack Nichols Direct Line: (478)749-9982 Email: jnichols@jamesbatesllp.com - Please Reply to the Macon Office - June 1,2026 Ryan Anderson Community Development Director Stockbridge, Georgia randerson@stockbridgega.org Veronia Green Chief Planner Stockbridge, Georgia vgreen @st ockb ridgega. or g Re: Letter of Intent for 4231 North Henry Boulevard, Stockbridge, GA 30281 Parcel No. S33-01052000 (the “Subject Parcel”) Dear Mr. Anderson and Ms. Green: I represent Vulcan Lands, Inc. c/o Vulcan Materials Company (“Applicant” or “Vulcan”), and I am submitting this letter of intent along with Vulcan’s Application to the City of Stockbridge (the “City”) relating to three zoning related requests for the above-referenced Subject Parcel. The three requests are for: 1. Rezoning of the Subject Parcel from C2 (general commercial district) to HI (heavy industrial district); 2. Special Use Permit for the Subject Parcel to allow the development of natural resources including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery; and 3. Comprehensive Plan Amendment to change the Subject Parcel’s designation on the City’s Future Land Use Map from Low Density Mixed-Use to Heavy Industrial. The Subject Parcel is 1.4 acres currently zoned C2 that is owned by Ekstedt Properties, LLC (“Ekstedt”). There is one building on the property that is used in Ekstedt’s business. Ekstedt is fully aware of the Applicant’s requests to the City and supports the Applicant’s requests for the Subject Parcel. The Subject Parcel has approximately 140 feet of frontage along North Henry Boulevard. All remaining sides of the Subject Parcel are surrounded by property owned by the Applicant and currently used in the Applicant’s Stockbridge Quarry. The Subject Parcel juts into the Applicant’s property (parcel no. S33-01053000), creating a rectangular incision into the 30+ ATLANTA ATHENS MACON jamesbatesllp.com Ryan Anderson, Community Development Director Veronica Green, Chief Planner June 1,2026 acres of property owned by the Applicant that surrounds the Subject Parcel. All the Applicant’s property surrounding the Subject Parcel is already zoned HI and used as part of Applicant’s quarry. In total the Applicant owns over 787 acres of property associated with the Stockbridge Quarry. The Applicant requests that the Subject Parcel be rezoned to HI in order to allow the Applicant to utilize the 1.4 acres as part of its quarry operations. If rezoning is approved, the large majority of the Subject Parcel would be utilized as a berm with a small portion of the 1.4 acres being used as an edge of the Applicant’s mining pit as shown on the Site Plan submitted with this Application. Pursuant to the City’s Unified Development Code (“UDC”) at § 3.2.25, mines and quarries are allowed in the HI zoning district. That section states, “The development of natural resources, including removal of minerals and other natural materials, together with necessary buildings and machinery, is allowed in the HI zoning district. . . .” Section 3.1 of the UDC states that mines and quarries are Permitted Uses in the HI district, but it also says that the “[d]evelopment of natural resources, including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery” requires a Special Use in the HI district. Thus, to try and fully satisfy any discrepancies in the UDC, the Applicant is also requesting that it be granted a Special Use Permit pursuant to § 3.1 of the UDC to allow the Applicant to build a berm and conduct mining operations on the Subject Parcel. Finally, the Applicant is also asking that the City’s Comprehensive Plan be amended to the extent that the Subject Parcel is currently designated as Low Density Mixed-Use on the Future Land Use Map. The Applicant asks that the Subject Parcel’s designation on the Future Land Use Map be changed to Heavy Industrial to conform to what the Subject Parcel would actually be used for if rezoning is approved. This change would also make sense so as to correspond to what all the property surrounding the Subject Parcel is currently used as, which is the Applicant’s Stockbridge Quarry. If you have any questions about the above requests, or if any other information is needed in support of the requests, please do not hesitate to contact me. Respectfully, Jack Nichols cc: Vulcan Materials Company 51748.0012 Page 2 of 2 JAMES BATES BRANNAN GROOVER 231 Riverside Drive Suite 100 Macon, Georgia 31201 O 478.742.4280 F 478.742.8720 Jack Nichols Direct Line: (478)749-9982 Email: jnichols@jamesbatesllp.com - Please Reply to the Macon Office - July 10, 2026 Ryan Anderson Community Development Director Stockbridge, Georgia randerson@stockbridgega.org Veronica Green Chief Planner Stockbridge, Georgia vgreen@stockbridgega.org Re: Addendum to Letter of Intent for 4231 North Henry Boulevard, Stockbridge, GA 30281 Parcel No. S33-01052000 (the “Subject Parcel”) Dear Mr. Anderson and Ms. Green: Please accept this letter as an addendum to the initial Letter of Intent that was submitted with the application packets for Vulcan Lands, Inc. c/o Vulcan Materials Company’s (“Applicant”) three zoning-related requests, which are: 1. Rezoning of the Subject Parcel from C2 (general commercial district) to HI (heavy industrial district); 2. Special Use Permit for the Subject Parcel to allow the development of natural resources including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery; and 3. Comprehensive Plan Amendment to change the Subject Parcel’s designation on the City’s Future Land Use Map from Low Density Mixed-Use to Heavy Industrial. At the Community Zoning & Information Meeting (CZIM) held on July 8, 2026, two items were raised relating to the above requests that I want to clarify. First, the Applicant’s plan for the Subject Parcel does not involve parking or the use of trucks to turn around on the Subject Parcel. The Applicant’s intent, if the rezoning is approved, is to use the Subject Parcel for a continuation of its berm that surrounds the quarry. The Applicant would build a berm on the Subject Parcel and would plant trees to match the tree buffer that already exists on either side of the Subject Parcel. ATLANTA ATHENS MACON jamesbatesllp.com Ryan Anderson, Community Development Director Veronica Green, Chief Planner July 10, 2026 Second, there was a question raised about whether blasting would happen on the Subject Parcel. There will not be blasting on the Subject Parcel. The Applicant’s plan is to use the Subject Parcel as additional berm, which will allow further mining work to be done on other parcels at the quarry that are already owned by the Applicant. To clarify any concerns about this, I am attaching to this letter an updated image showing where additional berm is planned to be built (between the red lines) and where additional mining and blasting would occur (yellow area). Please note this is slightly different from the initial site plan that was submitted with the application packets as that initial site plan showed a small portion of the Subject Parcel being used as the edge of the expanded pit. The attached image is the Applicant’s updated plan for the Subject Parcel, which should alleviate any concerns that blasting might happen on the Subject Parcel. If you have any questions, or if any other information is needed in support of the requests, please do not hesitate to contact me. Respectfully, JAMES BATES BRA’ By: .N GROOVER LLP A Jack Nichols Enclosure cc: Vulcan Materials Company 51748.0012 Page 2 of 2 CP-2026-01, RZ-2026-02, and SP-2026-02 for 4231 North Henry Boulevard (Council District 4) A u g u st 6 , 2 0 2 6 ( P l a n n i n g C o m m i s s i o n ) A u g u st 1 0 , 2 0 2 6 ( M ayo r a n d C o u n c i l ) Case Facts • Applicant: Vulcan Lands, Inc. c/o Vulcan • Materials Company • Address of Property: 4231 North Henry • Boulevard • Parcel Acreage: 1.4 Acres • • Parcel Identification: S33-01052000 • • Current Use of Property: The subject property is developed with a commercial building occupied by a • mailing, printing, and direct mail services business. The site includes • associated parking and access • improvements and fronts North Henry Boulevard 2 Current Zoning of Property: C-2 (General Commercial District) Proposed Zoning: HI (Heavy Industrial District) Current Future Land Use Designation of Property: Low Density Mixed-Use Proposed Future Land Use Designation of Property : Heavy Industrial Property Posting and Legal Advertisement: July 2, 2026 Mailed Notices Sent : July 2, 2026 CZIM: July 8, 2026 3 Sign Posting and Legal Ad Notice on July 2, 2026 4 6 Development Information ❑ The applicant is requesting a Comprehensive Plan Amendment, Rezoning, and Special Use Permit to incorporate the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation. ❑ The property is currently developed with a commercial building but is immediately adjacent to the existing quarry and surrounded on multiple sides by quarryrelated property. ❑ According to the applicant, the site would be redeveloped primarily with a landscaped earthen berm along North Henry Boulevard to provide additional visual screening, physical separation, and buffering between quarry operations and surrounding residential, commercial, institutional, and public properties. ❑ The applicant also indicates that the ultimate quarry pit would remain south of the proposed berm, allowing the berm to function as a transitional buffer between active quarry operations and adjacent development. 8 Overview of Development 10 What Is A Berm? What is a Berm? A berm is a raised earthen embankment constructed from compacted soil, rock, or other approved fill material. Berms are commonly used in quarry, mining, transportation, and industrial developments to provide a physical and visual buffer between operational areas and adjacent properties. In quarry operations, berms are designed to create separation between active extraction areas and surrounding land uses. They may support landscaping and vegetation, improve visual screening, define property boundaries, and provide a transition between industrial operations and neighboring residential, commercial, institutional, or public properties. Berms are often incorporated into site design as a long-term buffering feature and may be used in conjunction with existing natural vegetation to enhance compatibility with surrounding development. For this application, the applicant proposes to construct a berm along the northern boundary of the existing Stockbridge Quarry adjacent to North Henry Boulevard. According to the submitted site plan, the berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation between quarry operations and nearby residential, commercial, institutional, and public properties while supporting the continued operation of the existing quarry. 13 Purpose of the Berm According to the applicant, the berm is intended to provide additional buffering and visual screening between the existing Stockbridge Quarry and surrounding properties. It would supplement the existing wooded vegetation along North Henry Boulevard and create a more defined transition between quarry operations and nearby residential, commercial, institutional, and public uses. The applicant also indicates that the berm would provide physical separation between the quarry and the North Henry Boulevard corridor by functioning as a long-term landscape feature located between active quarry operations and adjacent development. It is important to note that the berm is proposed as a buffering and screening measure. According to the applicant, it is not intended to eliminate quarry activities or replace compliance with applicable local, state, and federal regulations governing quarry operations, including blasting, dust control, stormwater management, and public safety. Staff evaluated the proposed berm and its intended function as part of its analysis, which will be discussed later in the presentation. 14 Ultimate Pit Boundary The purpose of the proposed berm is to provide additional buffering and visual screening between the existing Stockbridge Quarry operation and surrounding properties. The berm is intended to supplement the existing wooded vegetation along the northern edge of the quarry and create a more defined transition between heavy industrial quarry activities and nearby residential, commercial, institutional, and public uses. The berm would also help establish physical separation between the quarry operation and the North Henry Boulevard corridor. As shown on the submitted site plan, the berm is located between the quarry operations and adjacent development, allowing it to function as a longterm site design feature that supports compatibility between the existing quarry and surrounding land uses. The berm should be understood as a buffering and screening measure. It does not eliminate quarry operations or replace applicable local, state, and federal regulations governing quarry activities, including extraction, blasting, dust control, stormwater management, and public safety. 15 Potential Operational Impacts Quarry operations are generally associated with operational activities such as rock extraction, blasting, crushing, material processing, truck traffic, equipment operation, and the transportation of aggregate materials. These activities have the potential to generate operational impacts including noise, vibration, dust, and increased truck movements. The proposed application does not establish a new quarry operation but rather facilitates the expansion of the existing Stockbridge Quarry through the incorporation of the subject property into the overall quarry site. According to the submitted site plan, the primary improvement consists of the construction of a berm intended to provide additional visual screening and buffering between quarry operations and adjacent residential, commercial, institutional, and public properties. Quarry operations, including blasting activities where permitted, remain subject to applicable federal, state, and local regulations governing public safety, environmental protection, air quality, stormwater management, erosion and sedimentation control, and other operational requirements. Any quarry-related activities conducted on the subject property shall comply with all applicable permits and regulatory approvals. According to the applicant, the proposed berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation; however, it is not intended to eliminate quarry operations or replace applicable regulatory requirements. 16 Permit Requirements Approval of the requested Comprehensive Plan Amendment, Rezoning, and Special Use Permit does not, by itself, authorize quarry operations or site development. The applicant will be required to obtain all applicable local, state, and federal permits and approvals prior to commencing any site improvements or quarry-related activities. Depending on the scope of the proposed development, permits and approvals may include, but are not limited to: • • • • • Special Use Permit pursuant to Section 3.2.25 of the City of Stockbridge Unified Development Code for the development of natural resources. Land Disturbance Permit (LDP) from the City of Stockbridge for grading, earthwork, and berm construction. Erosion, Sedimentation, and Pollution Control (ES&PC) Plan approval, as required by state and local regulations. Stormwater Management review and approval, as applicable. Georgia Environmental Protection Division (GA EPD) permits or approvals applicable to quarry and mining operations, including any required modifications to existing permits. • Compliance with all applicable Georgia Surface Mining Act requirements and any associated reclamation obligations. • Any required approvals from the City Engineer, Public Works Department, or other reviewing agencies for grading, drainage, access, utilities, and related site improvements. • Any additional permits or approvals required by local, state, or federal regulatory agencies prior to construction or operation. The applicant shall be responsible for obtaining and maintaining all required permits and complying with all applicable federal, state, and local laws, regulations, and permit conditions throughout the development and operation of the site. 17 PowerPoint Presentation ​ For CP-2026-01 The applicant is requesting a Comprehensive Plan Amendment to change the Future Land Use designation of the subject property from Low Density Mixed-Use to Heavy Industrial. 19 Applicant’s Request​ City of Stockbridge Comprehensive Plan (2024) SURROUNDING FUTURE LAND USE DESIGNATIONS Location Existing Land Use Future Land Use Designation Property to the North Ultimate Auto Body Shop, Commercial Vehicle Storage Area, and Single-Family Residences Low-Density Mixed Use Property to the South Stockbridge Quarry Heavy Industrial Property to the East Stockbridge Quarry; City of Stockbridge Well Site Transportation/Communication/Utilities; LowDensity Mixed Use Property to the West Abundant Life of Jesus Church, Vacant Commercial Building, Car on Demand USA, and Single-Family Residences 21 Low-Density Mixed Use Surrounding Future Land Use Map 22 Staff Analysis (Section 9.2.1 C of The Unified Development Code) 1. Consistency with the Comprehensive Plan: The requested Comprehensive Plan Amendment would change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial to support the expansion of the existing Stockbridge Quarry. While the request would create consistency with the proposed HI zoning, Staff finds that it is inconsistent with the City's Comprehensive Plan and the Parkway Mixed Use Overlay District, as it does not support the longterm vision for compatible mixed-use development along the North Henry Boulevard corridor. Therefore, Staff does not support the requested amendment. 24 Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 2. Relation to the Zoning of the Property: The existing Low Density Mixed-Use designation is compatible with the property’s current C-2 General Commercial zoning and existing commercial use. Although the requested amendment would align the Future Land Use Map with the proposed HI Heavy Industrial zoning, Staff finds that the change would be inconsistent with the City’s adopted planning vision and the objectives of the Parkway Mixed Use Overlay District. Maintaining the existing designation and zoning is therefore more consistent with the City’s long-term planning framework. 3. Suitability of the Site’s Location: The subject property is adjacent to the existing quarry and fronts North Henry Boulevard, which supports consideration of the request. However, the property is also located within the Parkway Mixed Use Overlay District, where the City’s adopted policies encourage coordinated mixed-use and commercial development. Staff finds that the site is not suitable for a Heavy Industrial Future Land Use designation because the request is inconsistent with the long-term vision for the corridor. 4. Maintaining the Current Land Use Designation: The property is currently developed with a commercial use that is consistent with the Low Density Mixed-Use designation and may continue to operate or be redeveloped with compatible uses. Staff finds that maintaining the existing designation better supports the Comprehensive Plan, preserves future commercial and mixed-use redevelopment opportunities, and advances the planning objectives of the Parkway Mixed Use Overlay District. Therefore, Staff finds insufficient justification to change the designation to Heavy Industrial. 25 Staff recommends DENIAL of CP-2026-01, a request to amend the City of Stockbridge Future Land Use Map for approximately 1.4 acres located at 4231 North Henry Boulevard from Low Density Mixed-Use to Heavy Industrial. 26 STAFF RECOMMENDATION PowerPoint Presentation ​ For RZ-2026-02 Rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District) to allow for the further development of natural resources associated with the existing Stockbridge Quarry. 28 Applicant’s Request​ SURROUNDING ZONING PROPERTY INFORMATION Location Existing Zoning Existing Land Use Property to the C-3 (Heavy Commercial District), C-2 (General Commercial Ultimate Auto Body Shop, Commercial Vehicle Storage Area, North District), and SR (Suburban Residential District) and Single-Family Residences Property to the South HI (Heavy Industrial District) Stockbridge Quarry Property to the East HI (Heavy Industrial District); LI (Light Industrial District) Stockbridge Quarry; City of Stockbridge Well Site Property to the C-2 (General Commercial District); C-3 (Heavy Commercial Abundant Life of Jesus Church, Vacant Commercial Building, West District); SR (Suburban Residential District) Car on Demand USA, and Single-Family Residences 29 30 Parkway Mixed Use (PMU) Overlay District – Prohibited Uses. 32 1. Consistency with the Comprehensive Plan: The requested rezoning is accompanied by a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial. While the request would establish consistency between the Future Land Use Map and the proposed HI zoning, Staff finds it is inconsistent with the Comprehensive Plan and the planning objectives of the Parkway Mixed Use (PMU) Overlay District, which promotes compatible mixed-use development along the North Henry Boulevard corridor. 2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: Although the proposed rezoning is generally consistent with the operational intent of the HI (Heavy Industrial District) and the property's location along a principal arterial roadway, Staff finds that expanding heavy industrial zoning into the PMU Overlay District is inconsistent with the City's adopted zoning objectives, which encourage compatible land use patterns, quality site design, and protection of community character. 33 Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular piece of property, neighborhood, a particular area, or community: The proposal would incorporate an isolated commercial parcel into the existing quarry operation and includes a landscaped berm intended to improve visual screening and buffering. However, Staff finds that these site-specific benefits are outweighed by the expansion of Heavy Industrial zoning into the PMU Overlay District, which is inconsistent with the City's long-term planning vision for the corridor. Staff identified nearby residential, commercial, institutional, and public properties, including the City of Stockbridge municipal well site, to evaluate the relationship between the proposed quarry expansion and surrounding land uses. While the proposed landscaped berm may improve visual screening and buffering, Staff finds that the primary planning consideration is the expansion of the HI (Heavy Industrial District) into the Parkway Mixed Use (PMU) Overlay District. Although the request would incorporate an isolated C-2 (General Commercial District) parcel into the existing quarry operation and create a more cohesive zoning patter. Staff concludes that these site-specific benefits are outweighed by the inconsistency of the proposed rezoning with the adopted purpose and intent of the PMU Overlay District and the City's long-term vision for the North Henry Boulevard corridor. 34 Radius Map Identifying Nearby Residential and Non-Residential Properties. 35 Nearby Residential Properties 36 Parcel ID Address Jurisdiction Existing Use Relative Location S33-01050000 4297 North Henry Blvd Stockbridge Residential West S33-01048000 125 Spring Street Stockbridge Residential West S33-01046000 110 Lake Terrace Stockbridge Residential Southwest S33-01046001 112 Lake Terrace Stockbridge Residential Southwest S33-01045001 116 Lake Terrace Stockbridge Residential Southwest S33-01045000 118 Lake Terrace Stockbridge Residential Southwest Nearby Commercial Properties 37 Parcel ID Address Jurisdiction Existing Use Relative Location S33-01051000 4275 North Henry Blvd Stockbridge Commercial Northwest 049A02029000 4198 North Henry Blvd Stockbridge Commercial North 049A02030000 4168 North Henry Blvd Henry County Commercial Northeast 049A02032000 4150 North Henry Blvd Henry County Commercial Northeast 049A01037000 4248 North Henry Blvd Henry County Commercial Northeast Institutional and Public Facilities 38 Property Jurisdiction Existing Use Relative Location Abundant Life of Jesus Church Stockbridge Religious Institution West City of Stockbridge Well Site Stockbridge Municipal Utility East Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 4. The physical conditions of the site are relative to its capability to be developed as requested, including topography, drainage, access, and size and shape of the property: The approximately 1.4-acre property is adjacent to the existing quarry, fronts North Henry Boulevard, and is physically capable of accommodating the proposed development. The site's topography, access, and configuration support the proposed berm, subject to compliance with all applicable engineering, environmental, and permitting requirements. The potential impact of the rezoning on City infrastructure including water and sewage system: The proposed rezoning is not expected to create significant additional demand for public water or sanitary sewer infrastructure because it expands an existing quarry operation rather than introducing new development. Staff notes that continued coordination with the Henry County Water Authority and the City of Stockbridge will be necessary due to the proximity of the municipal well site. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes: The proposal is not anticipated to significantly increase traffic volumes or alter the function of North Henry Boulevard, a Principal Arterial roadway. The request expands an existing quarry operation and does not include new access points or development that would generate substantial additional trips. The merits of the requested change in zoning relative to any other guidelines and policies for development, which the Planning Commission and City Council may use in furthering the objective of the comprehensive plan: While the proposed berm may improve visual screening, Staff finds that the requested rezoning is inconsistent with the Comprehensive Plan, Unified Development Code, and the planning objectives of the Parkway Mixed Use (PMU) Overlay District, which encourage coordinated mixed-use development rather than the expansion of heavy industrial uses. The ability of the subject land to be developed as it is presently zoned: The property is currently developed with a commercial use that is consistent with its C-2 (General Commercial) zoning and retains reasonable development potential under the existing zoning classification. Staff recognizes that landscaped berms may be incorporated as buffering or screening features within the C-2 District and are consistent with the landscaping and visual quality objectives of the Parkway Mixed Use (PMU) Overlay District. However, the request before the City is to rezone the property to HI (Heavy Industrial District) to facilitate its incorporation into the existing quarry operation. Staff finds that insufficient justification has been provided to support changing the property's zoning from C-2 to HI. 5. 6. 7. 8. 39 Staff recommends DENIAL of RZ-2026-02, a request to rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District). 40 STAFF RECOMMENDATION RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL The following recommended conditions are provided for consideration only in the event that the Mayor and City Council approve the request contrary to Staff's recommendation: 1. Substantial Conformance. Development of the subject property shall be in substantial conformance with the applicant's revised site plan, conceptual renderings, and Addendum to the Letter of Intent dated July 10, 2026, except as otherwise modified by these conditions or required through subsequent engineering and permitting review. Use of the Subject Property. The subject property shall be utilized solely for the construction and maintenance of a landscaped earthen berm and associated vegetative buffer in conjunction with the existing Stockbridge Quarry. Prohibited Activities. Mining, excavation, blasting, mineral extraction, rock crushing, material processing, product or spoil storage, truck parking, truck staging, and truck turnaround activities shall be prohibited on the subject property. Removal of Existing Improvements. The existing commercial building, paved parking area, and other improvements not incorporated into the approved berm design shall be removed in accordance with all applicable demolition, permitting, and environmental requirements. Berm Construction. The berm shall be constructed in accordance with engineered grading, drainage, and stabilization plans reviewed and approved by the City. Final plans shall identify the berm's location, dimensions, slopes, elevations, construction materials, and stabilization measures. 2. 3. 4. 5. 41 RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL 6. Landscaping and Screening. The berm shall be landscaped with trees, shrubs, groundcover, and other approved plant materials designed to supplement and visually connect with the existing wooded buffer on adjoining quarry property. Final landscaping plans shall be reviewed and approved by the City prior to issuance of a Land Disturbance Permit. 7. Beautification. The subject property shall be developed and maintained as a landscaped berm incorporating a combination of trees, shrubs, groundcover, and other landscape materials designed to enhance the appearance of the North Henry Boulevard corridor. Landscaping shall be maintained in a healthy and orderly condition, and any dead, diseased, or damaged plant materials shall be replaced within the next appropriate planting season to ensure the berm continues to function as an attractive visual buffer and corridor beautification feature. 8. Preservation of Existing Vegetation. Existing mature vegetation shall be preserved to the greatest extent practicable, except where removal is necessary for approved grading, berm construction, drainage improvements, or public safety. 9. No New Access. No new vehicular access point shall be established from the subject property to North Henry Boulevard. Existing quarry access shall continue to utilize the established roadway network unless otherwise approved by the City and the Georgia Department of Transportation. 10. Drainage and Stormwater Management. Berm construction and associated grading shall not adversely affect adjacent properties, North Henry Boulevard, or public infrastructure. All stormwater management, erosion and sedimentation control, and drainage improvements shall comply with all applicable local, state, and federal requirements. 42 RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL 11. 12. 13. 14. 15. 16. 43 Municipal Well Coordination. Prior to issuance of a Land Disturbance Permit, the applicant shall coordinate with the City of Stockbridge Public Works Department and other applicable agencies regarding the protection of the City's municipal well site and associated public water infrastructure. Required Permits. Approval of this rezoning shall not authorize land disturbance, construction, mining, or quarry-related operations. The applicant shall obtain all required local, state, and federal permits and approvals prior to commencing any site work. Unified Development Code Compliance. The subject property and associated quarry operation shall comply with all applicable provisions of the Unified Development Code, including Section 3.2.25, as applicable, and all conditions imposed through the associated Special Use Permit. Companion Applications. Approval of RZ-2026-02 shall be contingent upon approval of the associated Comprehensive Plan Amendment (CP-2026-01) and Special Use Permit (SP-2026-02). If either companion application is denied, this rezoning approval shall be null and void. Material Changes. Any material change to the approved use, berm location, grading plan, landscaping plan, access arrangement, or operational commitments shall require review and approval by the City in accordance with the Unified Development Code. Limitation of Use. Notwithstanding the uses otherwise permitted within the HI (Heavy Industrial) District, the subject property shall be limited to a landscaped berm and vegetative buffer associated with the existing Stockbridge Quarry unless otherwise approved by the Mayor and City Council through the applicable public hearing process. PowerPoint Presentation ​ For SP-2026-02 Approve a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the expansion of the existing Stockbridge Quarry through the development of natural resources on approximately 1.4 acres located at 4231 North Henry Boulevard. 45 Applicant’s Request​ UDC Development Regulations Relevant to Request Section 3.2.25 Development of Natural Resources Section 9.2.5 Special Use Permit Procedures Section 9.2.6 Special Use Permit Approval Criteria 46 9.2.5 (Requirements for special use permits) 1. The proposed use shall not cause traffic congestion or conditions that will adversely affect nearby properties: The proposed Special Use Permit expands the existing Stockbridge Quarry and does not establish a new quarry operation. Because the proposal is limited to a landscaped berm and does not include new access points, truck staging, mining, or blasting on the subject property, Staff does not anticipate significant traffic impacts beyond existing conditions. The physical conditions of the site, including topography, drainage and size and shape, are suitable for the proposed development: The 1.4-acre property is immediately adjacent to the existing quarry, making it suitable for incorporation into the overall operation. The proposed landscaped berm will provide additional visual screening, buffering, and noise attenuation, with all grading and site improvements subject to City review and applicable regulations. Adequate public facilities are available to serve the proposed use: The proposal is not expected to create additional demand for public infrastructure because no new buildings or operational facilities are proposed. Public water service is available, and all engineering, stormwater, and environmental improvements will be reviewed through the City's development review process. The applicant has made a binding agreement for any specific limitations or conditions necessary to protect the public interest and assure the continued beneficial use and enjoyment of nearby properties or that no special limitations are necessary to protect the public: The applicant has submitted a site plan and conceptual berm design intended to provide additional screening and buffering. Staff recommends that any approval require development to remain substantially consistent with the approved plans and all applicable local, state, and federal regulations. The special use with specific limitations and design features as may have been required will further the aims of the comprehensive plan and will not be unduly detrimental to nearby properties: The proposed Special Use Permit supports the expansion of the existing quarry by incorporating the subject property and providing additional buffering through a landscaped berm. When considered with the companion applications, Staff finds the proposal supports continued natural resource operations while minimizing impacts to surrounding properties. 2. 3. 4. 5. 47 9.2.6 Use permit considerations 1. 2. 3. 4. 48 Whether the proposed use is consistent with the comprehensive land use plan adopted by the city council: The proposed Special Use Permit is not consistent with the City's Comprehensive Plan because it would facilitate the expansion of heavy industrial uses within the Parkway Mixed Use (PMU) Overlay District, which is intended for mixed-use and commercial development. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed: Although the property is adjacent to the existing quarry, Staff finds the proposed use is not compatible with the long-term planning objectives of the PMU Overlay District. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or regulations governing land development: The proposed use can comply with applicable local, state, and federal regulations, subject to obtaining all required permits and approvals. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets: The proposal is not expected to significantly affect vehicular or pedestrian traffic because no new access points or operational facilities are proposed. 9.2.6 Use permit considerations 5. The location and number of off-street parking spaces: No additional off-street parking is required because the proposal does not include new buildings or parking demand. 6. The amount and location of open space: The proposed landscaped berm will provide additional landscaped open space, visual screening, and buffering along North Henry Boulevard. 7. Protective screening: The proposed berm enhances the existing wooded buffer by providing additional visual screening, physical separation, and noise attenuation between the quarry and surrounding properties. 8. Hours and manner of operation: The application does not propose changes to the existing hours or manner of quarry operations. 9. Outdoor lighting: No new outdoor lighting is proposed as part of this application. 10. Ingress and egress to the property: No new access points are proposed, and existing quarry access from North Henry Boulevard will remain unchanged. 49 Staff recommends DENIAL of SP-2026-02, a request for a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the expansion of the existing Stockbridge Quarry onto approximately 1.4 acres located at 4231 North Henry Boulevard. 50 STAFF RECOMMENDATION Parcel S33-01052000 (City of Stockbridge) Legend Stockbridge Quarry Boundary Quarry 100 ft Buffer Berm Ultimate Pit Boundary Parcel To Be Rezoned ± Stockbridge Quarry Pre-Application Meeting Notes: 1. Feature Representation: All features shown are conditional and for representation purposes only. 2. Latest Revision: December 10, 2025. Microsoft, Vantor 0 140 280 Feet A B D C E F H G I K J L M N P O Q ZONING REFERENCES: SURVEYORS COMMENTS ON B-II TITLE EXCEPTIONS AS SHOWN IN THAT COMMITMENT FOR TITLE INSURANCE ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, SAID COMMITMENT HAVING A COMMITMENT NUMBER: NCS-1274709-ORL AND AN EFFECTIVE DATE OF AUGUST 25, 2025, SAID COMMITMENT BEING ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY NATIONAL COMMERCIAL SERVICES. OHE LVD DR S IT E SC OT TB PIN EH U RS T NEAL AVE ACCORDING TO THE FLOOD INSURANCE RATE MAP (FIRM) FOR CITY OF STOCKBRIDGE, HENRY COUNTY, GEORGIA, (COMMUNITY-PANEL NUMBER 13151C0086D, DATED OCTOBER 06, 2016), ALL OF THE SUBJECT PROPERTY LIES WITHIN ZONE X, DEFINED AS "AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN." OH OH E C/L DITC X DRIVE CONST WAY .E D.B. 1 115, PSMT. X G. 196 GAT E OHE DENIE (DB 1 D ACCESS 115 P G 196 ) IPS THE FIELD DATA UPON WHICH THIS PLAT IS BASED WAS GATHERED USING BASE AND ROVER USING MULTIPLE SETUPS AND DUPLICATE OBSERVATIONS ON CORNERS. THE PROCESSED DATA HAS A HORIZONTAL POSITION OF LESS THAN 0.093. THE SCALE FACTOR USED TO ADJUST THE POINTS TO GROUND DISTANCES: 1.00013545994269. 7. THIS PLAT HAS BEEN CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 798,544 FEET. X X X CH AIN X LIN KF E X 8. EQUIPMENT USED FOR MEASUREMENT: GPS: TRIMBLE R12I GPS BASE & RECEIVER X O OH HE E X ENC X X 10. STATE, COUNTY, AND LOCAL BUFFERS AND SETBACKS MIGHT EXIST ON THE SUBJECT PROPERTY THAT ARE NOT SHOWN HEREON. OVERHANG X OOHH EE 13. LJA SURVEYING DOES NOT WARRANT THE EXISTENCE OR NONEXISTENCE OF ANY WETLANDS OR HAZARDOUS WASTES LOCATED ON THE SUBJECT PROPERTY. X PVC STUB OH OHE E KF 14. CURRENT PROPERTY OWNER: EKSTEDT PROPERTIES LLC CURRENT SITE ADDRESS: 4231 NORTH HENRY BLVD CURRENT PID #:S33-01052000 FENCE 1.2' OVER P/L X ING OH E OH E BU ILD RIPRAP WATER METER W WATER MARKER/ MONUMENT X X O OHHE E IRRIGATION CONTROL VALVE WATER VAULT IPS OHE GUY WIRE A/C UNIT /L X X 'B ELECTRIC METER X X GAS METER IRON PIN FOUND X X PVC STUB COMPUTED POINT IPS X LIN KF X CE (M) (R) R/W MARKER X X 80' PROJECT #: LJAS3940-2516 RECORD DISTANCE SURVEYOR CERTIFICATION THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67. 120' M. Chayce Bell, GA P.L.S. #3465 Date Know what's below. Call before you dig. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. 12 40' AKC MCB MCB MEASURED DISTANCE 10/24/2025 0' DRAFTED BY: MAP CHECKED BY: REVIEWED BY: SET 5/8" CAPPED REBAR X N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 Date M. Chayce Bell, GA P.L.S. #3465 11 EN FOUND 1/2" REBAR X CH AIN 10/24/2025 SINGLE WING CATCH BASIN MAILBOX SURVEY LEGAL DESCRIPTION STORM SEWER LINE OVERHEAD ELECTRIC PROPERTY LINE ADJACENT PROPERTY LINE FENCE 10 20 GRAVEL STORM SEWER MANHOLE CLEANOUT UTILITY POLE X X FENCE 0.6' WEST FROM P/L INITIAL: X WATER VALVE ~GRAVEL~ THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 13, 16, 17 AND 19 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED DURING THE MONTH OF OCTOBER OF 2025. 9 X SIGN ISSUE: DATE X E OH OH E X TO: VULCAN MATERIALS & FIRST AMERICAN TITLE INSURANCE COMPANY COPYRIGHT 2026 LJA SURVEYING INC NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF LJA SURVEYING INC SHEET NO: 1 INCH = 40 FEET REV. 7: SURVEYOR CERTIFICATION REV. 6: INK CH X AIN L DESCRIPTION FE X NC E E OH OH E 10 10 'B /L 'B /L X ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 62 OF THE 12TH DISTRICT OF HENRY COUNTY, GEORGIA, IN THE CITY OF STOCKBRIDGE, CONTAINING 1.40 ACRES AS SHOWN ON PLAT OF SURVEY FOR JUDY B. MILLER PREPARED BY MATHIS-MILLIGAN SURVEYORS, INC., CERTIFIED BY DONALD R. MILLIGAN, GEORGIA REGISTERED LAND SURVEYOR NUMBER 2472, DATED MAR 17, 1997, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 REV. 5: X TITLE LEGAL DESCRIPTION REV. 4: 8 EX X IST ING X 15. Matters as would be disclosed by a current and accurate survey and inspection of the Land. 15. ACCESS BETWEEN THE SUBJECT PROPERTY AND THE RIGHT-OF-WAY OF U.S. HIGHWAY #23 HAS BEEN RELINQUISHED PER DB 1115 PG 196 EXCEPT WITHIN THE DRIVEWAY EASEMENT AS SHOWN HEREON. 10/24/2025 CH ELL BO ANEO X US X 14. Terms and provisions of an unrecorded Lease by and between Ekstedt Properties, LLC and Better Letter Mailing Services, Inc., dated September 13, 2005, as evidenced by Lessee's Assignment of Lease and Subordination among Ekstedt Properties, LLC and Wachovia SBA Lending, Inc. and Better Letter Mailing Services, Inc., filed October 20, 2005, and recorded in Deed Book 8582, Page 168, aforesaid records. LEASE INCLUDES THE SUBJECT PROPERTY. SC X AIN LIN MI 12. THERE WAS NO OBSERVABLE EVIDENCE OF HUMAN BURIALS OR CEMETERIES ON SUBJECT PROPERTY AT THE TIME OF THE FIELD SURVEY. 7 13. Easements and conveyance of access rights granted in Right of Way Deed from Skateland Atlanta, Inc. to Department of Transportation, dated October 17, 1989, filed for record October 21, 1989, and recorded in Deed Book 1115, Page 196, aforesaid records. DRIVEWAY CONSTRUCTION EASEMENT SHOWN HEREON. REMAINING RIGHTS OF ACCESS BETWEEN THE SUBJECT PROPERTY AND THE RIGHT-OF-WAY OF U.S. HIGHWAY #23 HAS BEEN RELINQUISHED. X OVERHANG POST X ENC E 11. THIS SURVEY IS NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A GEORGIA LICENSED SURVEYOR. REV. 3: X OVERHANG GA POST TE THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PERSON, PERSONS, OR ENTITY NAMED HEREON. THIS PLAT DOES NOT EXTEND TO ANY UNNAMED PERSON, PERSONS, OR ENTITY WITHOUT EXPRESS WRITTEN CERTIFICATION BY THE SURVEYOR NAMING SAID PERSON, PERSONS, OR ENTITY. 6 9. ~ASPHALT~ FENCE 7.7' OVER P/L N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 6. H W 50' B/L 12. Terms and provisions of easements granted in Warranty Deed from Stockbridge Property Development Company, Inc., a corporation of the County of Henry to Roller Way Rink, Inc., a corporation of the County of Henry, dated December 9, 1969, filed for record December 12, 1969, and recorded in Deed Book 107, Page 511, Henry County, Georgia records. DRIVEWAY EASEMENT SHOWN HEREON NORTH ARROW AND BEARINGS SHOWN HEREON ARE BASED ON GA WEST ZONE NAD83 ADJUSTED 2011. USING GLOBAL POSITIONAL SYSTEM (GPS) AND OBTAINED BY RTK OBSERVATIONS ON 10-15-2025 USING THE LEICA SMARTNET SYSTEM. ALL DISTANCES ARE HORIZONTAL GROUND MEASUREMENTS EXPRESSED IN U.S. SURVEY FEET (1-FOOT = 1200/3937 METERS). IF CONVERSION TO INTERNATIONAL FEET (1-FOOT = 0.3048 METERS) IS REQUIRED APPLY A SCALE FACTOR OF 1.000002 TO DISTANCES SHOWN. 5 DENIE (DB 11 D ACCESS 15 PG 196) ASPHALT 4.5' OVER P/L 5. REV. 2: K FENCE X REV. 1: 01/22/2026 ADDRESS ATTORNEY COMMENTS. CHAINLIN INV:840.19 DRIVEWAY EASEMENT (DB 107 PG 511) OH E X SECURITY POLE E " RC P 11. Rights of tenants in possession, as tenants only, under unrecorded occupancy agreements. File Location:s:\sectors\survey\projects\ljas3940 (vulcan materials)\2516 (stockbridge quarry)\06 survey cad\stockbridge quarry 3. OH 18 10. Rights of upper and lower riparian owners in and to the waters of any creek or stream that bounds or traverses the Land, free from increase, decrease or pollution. Said parcel contains 59,992 square feet, or 1.377 acres. THE PROPERTY SHOWN HEREON IS SUBJECT TO ALL EASEMENTS AND RESTRICTIONS OF RECORD BOTH WRITTEN AND UNWRITTEN. 4 FOUND RWM 9. No insurance is afforded as to the amount of acreage or square footage contained in the Land. Said point lying on a curve to the right, said curve having a radius of 1,813.62 feet, a central angle of 04 degrees 23 minutes 17 seconds, a chord bearing of South 79 degrees 20 minutes 47 seconds East, and a chord length of 138.86 feet; thence run along the arc of said curve and said right-of-way for a distance of 138.90 feet to a set 5/8” capped rebar (L.S.F. #1390); thence leaving said right-of-way run South 31 degrees 17 minutes 33 seconds West for a distance of 484.91 feet to a found 1/2” rebar; thence run North 58 degrees 42 minutes 20 seconds West for a distance of 130.11 feet to a set 5/8” capped rebar (L.S.F. #1390); thence run North 31 degrees 18 minutes 49 seconds East for a distance of 435.96 feet to the POINT OF BEGINNING. 2. 4. UNDERGROUND UTILITIES WERE NOT LOCATED AS PART OF THIS SURVEY. PRIOR TO ANY PLANNING, EXCAVATION, OR CONSTRUCTION ACTIVITIES, THE APPROPRIATE UTILITY LOCATING SERVICES (E.G., 811) MUST BE CONTACTED TO IDENTIFY THE PRESENCE AND LOCATION OF UNDERGROUND UTILITIES. FAILURE TO DO SO MAY RESULT IN DAMAGE, SERVICE DISRUPTION, OR SAFETY HAZARDS. OHE FOUND RWM ASPHALT 18.2' INSIDE R/W 24" RC P 8. Any lien or right to a lien for services, labor, material or equipment, unless such lien is shown by the Public Records at Date of Policy and not otherwise excepted from coverage herein. Commence at a point being the centerline intersection between U.S. Highway 23 (Variable R/W) and Stephens Ave (50' R/W); thence leaving said centerline run South 40 degrees 44 minutes 26 seconds East for a distance of 61.73 feet to a found right-of-way monument on the Southerly right-of-way of the aforementioned U.S. Highway 23; thence run South 87 degrees 32 minutes 44 seconds East along said right-of-way for a distance of 7.03 feet to a point, said point lying on a curve to the right, said curve having a radius of 1,864.71 feet, a central angle of 06 degrees 25 minutes 31 seconds, a chord bearing of South 84 degrees 19 minutes 59 seconds East, and a chord length of 209.00 feet; thence run along the arc of said curve and said right-of-way for a distance of 209.11 feet to a point; thence run South 27 degrees 32 minutes 44 seconds West along said right-of-way for a distance of 37.01 feet to a found right-of-way monument, said point being the POINT OF BEGINNING of the parcel herein described. ALL EASEMENTS AND RIGHTS OF WAY OF WHICH THE SURVEYOR HAS KNOWLEDGE ARE SHOWN HEREON; OTHERS MAY EXIST OF WHICH THE SURVEYOR HAS NO KNOWLEDGE AND OF WHICH THERE IS NO OBSERVABLE EVIDENCE. OHE JB TOP:842.19 INV IN:835.99 INV OUT:835.89 FOUND RWM 7. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest covered by this Commitment. A parcel of land lying in Land Lot 62, of the 12th/ District, City of Stockbridge, Henry County, Georgia, and being more particularly described as follows: 1. E OHE FOUND RWM The 2024 City of Stockbridge, State and Henry County, Georgia personal property taxes, assessed to Better Letter Mailing SVC Inc., were paid in the amount of $397.67 for Tax Account Reference Number 16913. TO FIND THE POINT OF BEGINNING, COMMENCE AT A POINT ON THE SOUTH SIDE OF THE RIGHT OF WAY OF U.S. HIGHWAY 23 (WHICH IS GEORGIA HIGHWAY 42 AND HAVING A VARIABLE RIGHT OF WAY) A DISTANCE OF 1,375.6 FEET EASTERLY, AS MEASURED ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, FROM ITS INTERSECTION WITH THE EAST SIDE OF LAMBERT DRIVE (30 FOOT RIGHT OF WAY); THENCE SOUTH 29 DEGREES 39 MINUTES 26 SECONDS WEST A DISTANCE OF 38.38 FEET TO AN IRON PIN SET ON THE SOUTH SIDE OF SAID RIGHT OF WAY OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING; FROM THE SAID POINT OF BEGINNING THUS ESTABLISHED, THENCE EASTERLY, ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, ALONG THE ARC OF A CURVE TO THE RIGHT, WHICH HAS A RADIUS OF 1829.86 FEET, A DISTANCE OF 139.65 FEET TO AN IRON PIN SET [SAID ARC BEING SUBTENDED BY A CHORD OF 139.62 FEET AS MEASURED ALONG A BEARING OF SOUTH 81 DEGREES 48 MINUTES 39 SECONDS EAST]; THENCE SOUTH 29 DEGREES 38 MINUTES 10 SECONDS WEST A DISTANCE OF 493.86 FEET TO AN IRON PIN SET; THENCE NORTH 60 DEGREES 21 MINUTES 43 SECONDS WEST A DISTANCE OF 130.11 FEET TO A FLAT IRON PIN FOUND; THENCE NORTH 29 DEGREES 39 MINUTES 26 SECONDS EAST A DISTANCE OF 442.81 FEET TO AN IRON PIN LOCATED ON THE SOUTH SIDE OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING. SURVEY NOTES OHE LAND LOT 62 12TH DISTRICT, CITY OF STOCKBRIDGE HENRY COUNTY, GEORGIA OHE 4231 NORTH HENRY BLVD FOR VULCAN MATERIALS OHE ALTA/NSPS LAND TITLE SURVEY OHE SWCB TOP:839.40 INV IN:832.9 0 INV OUT:932 .50 Any minerals or mineral rights leased, granted or retained by current or prior owners. The 2024 City of Stockbridge, State and Henry County, Georgia taxes were paid in the amount of $10,225.04 for Tax Map Reference Number S33-01052000. (base amount due was $10,061.77) The 2024 City of Stockbridge, State and Henry County, Georgia personal property taxes, assessed to Pitney Bowes Global Fin SVCS, were paid in the amount of $58.18 for Tax Account Reference Number 79663. D LOCATED IN: OHE 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 6. Taxes and assessments for the year 2025 and subsequent years, not yet due and payable, and taxes for prior years arising from reassessments or digest disputes. LV 3 OHE 2. Any facts, rights, interest or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 5. EB VICINITY MAP - NOT TO SCALE 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 4. Any encroachments, encumbrances, violations, variations, or adverse circumstances affecting Title that would be disclosed by an accurate and complete land survey of the Land or that could be ascertained by an inspection of the Land. LO TT 4525 SOUTH LEEP ShT oR neE 7 ET 13.953.5200 BUFORD G,A 3LS 0F N 5 1.1 o 3 8 90 TITLE COMMITMENT AR 2 THIS BLOCK RESERVED FOR THE CLERK OF THE SUPERIOR COURT. SPRING ST NORTH HENRY BLVD (A.K.A. U.S. HWY 23) CH LAMBERT DR ANY SETBACKS AND BUFFERS SHOWN ARE GOVERNED BY THE LOCAL JURISDICTION AND SHOULD BE CONFIRMED IN WRITING PRIOR TO LAND PLANNING OR ANY CONSTRUCTION ACTIVITIES. ROCK QUARRY RD GRID NORTH GEORGIA WEST STATE PLANE NAD 83 (2011) FRONT: 50 FEET SIDE: 10 FEET REAR: 20 FEET MAXIMUM BUILDING HEIGHT: 35 FEET LANE DR THE SETBACKS FOR ZONE C-2 GENERAL COMMERCIAL DISTRICT PER CITY OF STOCKBRIDGE MUNICODE ACCESSED ON 10/24/2025 ARE AS FOLLOWS: STEPHENS AVE DEED BOOK 1115 PAGE 196 DEED BOOK 107 PAGE 511 MANN BLVD 1. 2. 1 THE SUBJECT PROPERTY IS ZONED C-2 PER CITY OF STOCKBRIDGE ZONING MAP ACCESSED ON OCTOBER 24, 2025. 1 OF 1 AUGUST 10, 2026 ✔ ✔ Ryan Anderson Community Development COMPREHENSIVE PLAN AMENDMENT CASE #CP-2026-01. (Council District 4.) Consideration of a Comprehensive Plan amendment application to change the future land use designation of the property at 4231 North Henry Boulevard from Low-Density Mixed-Use to Heavy Industrial to allow for the further development of natural resources that are associated with the existing surrounding rock quarry, pursuant to Section 3.2.25 of the UDC. The applicant has also applied to rezone the property via RZ-2026-02, and for a special use permit via SP-2026-02. Applicant: Vulcan Lands, Inc., c/o Vulcan Materials Company. Agent: Jack Nichols of James, Bates, Brannan, Groover, LLP. Property Owner: Ekstedt Properties, LLC. Property Size: 1.377 +/- acres. ✔ 0.00 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2026-01. DENIAL. AUGUST 10, 2026 ✔ ✔ Ryan Anderson Community Development REZONING CASE #RZ-2026-02. (Council District 4.) Consideration of a rezoning application to rezone the property at 4231 North Henry Boulevard from the C-2 (General Commercial) District to the HI (Heavy Industrial) District to allow for the further development of natural resources that are associated with the existing surrounding rock quarry, pursuant to Section 3.2.25 of the UDC. The applicant has also applied for a Comprehensive Plan Amendment via CP-2026-01 and a special use permit via SP-2026-02. Applicant: Vulcan Lands, Inc., c/o Vulcan Materials Company. Agent: Jack Nichols of James, Bates, Brannan, Groover, LLP. Property Owner: Ekstedt Properties, LLC. Property Size: 1.377 +/- acres. ✔ 0.00 REZONING CASE #RZ-2026-02. DENIAL. Henry County, GA Overview Legend Parcels Roads 147 ft Parcel ID Property Address District S33-01052000 4231 NORTH HENRY BLVD City/Stockbridge SSD Class Commercial Owner Acreage 1.4 Address EKSTEDT PROPERTIES LLC 508 GUINEVERE CT MCDONOUGH, GA 30252 Land $167,700 Value: Building $473,400 Value: Misc $11,440 Value: Total $652,540 Value: Last 2 Sales Date Price Reason Qual 9/29/2005 $502,000 FM Q 9/26/2002 $0 U 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: 6/29/2026 Last Data Uploaded: 6/29/2026 1:13:22 AM Developed by Henry County, GA Overview Legend Parcels Roads 294 ft Parcel ID Property Address District S33-01052000 4231 NORTH HENRY BLVD City/Stockbridge SSD Class Commercial Owner Acreage 1.4 Address EKSTEDT PROPERTIES LLC 508 GUINEVERE CT MCDONOUGH, GA 30252 Land $167,700 Value: Building $473,400 Value: Misc $11,440 Value: Total $652,540 Value: Last 2 Sales Date Price Reason Qual 9/29/2005 $502,000 FM Q 9/26/2002 $0 U 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: 6/29/2026 Last Data Uploaded: 6/29/2026 1:13:22 AM Developed by Applicant Campaign Disclosure Form (Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.) Has the applicant made, within two (2) years immediately preceding the filing of this application for a conditional use permit, campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application? Yes No If Yes, the applicant and the attorney representing the applicant must file the following information with the City of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed: Planning Commissioner and/or City Council Member Name Dollar Amount of / Campaign Contribution We certify that the foregoing information is true and correct, this I Description of Gift $250 or greater, which was given to Board Member day of~ — Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent Applicant’s Attorney, if applicable - Printed Sign0(ire of Applicant’s Attorney, if applicable Sworn to and subscribed before me this J IA iN 'day of _________ _________________ lotary Public NOTARY PUBLIC GEORGIA MARSHA L. GILLESPIE MONROE COUNTY * Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise, association, or trust) applying for a variance. Citv of Stockbridoe Community Develooment Deoartment-4602 North Henry Blvd : Sfockbridoe. GA 302S1 770-389-7900 4231 North Henry Blvd Stockbridge, GA Parcel No. S33-01052000 1.4 Acres TITLE LEGAL DESCRIPTION ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 62 OF THE 12th DISTRICT OF HENRY COUNTY, GEORGIA, IN THE CITY OF STOCKBRIDGE, CONTAINING 1.40 ACRES AS SHOWN ON PLAT OF SURVEY FOR JUDY B. MILLER PREPARED BY MATHIS-MILLIGAN SURVEYORS, INC. CERTIFIED BY DONALD R. MILLIGAN, GEORGIA REGISTERED LAND SURVEYOR NUMBER 2472 DATED MAR. 17, 1997, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: TO FIND THE POINT OF BEGINNING, COMMENCE AT A POINT ON THE SOUTH SIDE OF THE RIGHT OF WAY OF U.S. HIGHWAY 23 (WHICH IS GEORGIA HIGHWAY 42 AND HAVING A VARIABLE RIGHT OF WAY) A DISTANCE OF 1,375.6 FEET EASTERLY, AS MEASURED ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, FROM ITS INTERSECTION WITH THE EAST SIDE OF LAMBERT DRIVE (30 FEET RIGHT OF WAY); THENCE SOUTH 29 DEGREES 39 MINUTES 26 SECONDS WEST A DISTANCE OF 38.38 FEET TO AN IRON PIN SET ON THE SOUTH SIDE OF SAID RIGHT OF WAY OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING; FROM THE SAID POINT OF BEGINNING THUS ESTABLISHED, THENCE EASTERLY, ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, ALONG THE ARC OF A CURVE TO THE RIGHT, WHICH HAS A RADIUS OF 1,829.86 FEET, A DISTANCE OF 139.65 FEET TO AN IRON PIN SET [SAID ARC BEING SUBTENDED BY A CHORD OF 139.62 FEET AS MEASURED ALONG A BEARING OF SOUTH 81 DEGREES 48 MINUTES 39 SECONDS EAST]; THENCE SOUTH 29 DEGREES 38 MINUTES 10 SECONDS WEST A DISTANCE OF 493.86 FEET TO AN IRON PIN SET; THENCE NORTH 60 DEGREES 21 MINUTES 43 SECONDS WEST A DISTANCE OF 130.11 FEET TO A FLAT IRON PIN FOUND; THENCE NORTH 29 DEGREES 39 MINUTES 26 SECONDS EAST A DISTANCE OF 422.81 FEET TO AN IRON PIN LOCATED ON THE SOUTH SIDE OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING. JAMES BATES BRANNAN GROOVER 231 Riverside Drive Suite 100 Macon, Georgia 31201 O 478.742.4280 F 478.742.8720 Jack Nichols Direct Line: (478)749-9982 Email: jnichols@jamesbatesllp.com - Please Reply to the Macon Office - July 10, 2026 Ryan Anderson Community Development Director Stockbridge, Georgia randerson@stockbridgega.org Veronica Green Chief Planner Stockbridge, Georgia vgreen@stockbridgega.org Re: Addendum to Letter of Intent for 4231 North Henry Boulevard, Stockbridge, GA 30281 Parcel No. S33-01052000 (the “Subject Parcel”) Dear Mr. Anderson and Ms. Green: Please accept this letter as an addendum to the initial Letter of Intent that was submitted with the application packets for Vulcan Lands, Inc. c/o Vulcan Materials Company’s (“Applicant”) three zoning-related requests, which are: 1. Rezoning of the Subject Parcel from C2 (general commercial district) to HI (heavy industrial district); 2. Special Use Permit for the Subject Parcel to allow the development of natural resources including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery; and 3. Comprehensive Plan Amendment to change the Subject Parcel’s designation on the City’s Future Land Use Map from Low Density Mixed-Use to Heavy Industrial. At the Community Zoning & Information Meeting (CZIM) held on July 8, 2026, two items were raised relating to the above requests that I want to clarify. First, the Applicant’s plan for the Subject Parcel does not involve parking or the use of trucks to turn around on the Subject Parcel. The Applicant’s intent, if the rezoning is approved, is to use the Subject Parcel for a continuation of its berm that surrounds the quarry. The Applicant would build a berm on the Subject Parcel and would plant trees to match the tree buffer that already exists on either side of the Subject Parcel. ATLANTA ATHENS MACON jamesbatesllp.com Ryan Anderson, Community Development Director Veronica Green, Chief Planner July 10, 2026 Second, there was a question raised about whether blasting would happen on the Subject Parcel. There will not be blasting on the Subject Parcel. The Applicant’s plan is to use the Subject Parcel as additional berm, which will allow further mining work to be done on other parcels at the quarry that are already owned by the Applicant. To clarify any concerns about this, I am attaching to this letter an updated image showing where additional berm is planned to be built (between the red lines) and where additional mining and blasting would occur (yellow area). Please note this is slightly different from the initial site plan that was submitted with the application packets as that initial site plan showed a small portion of the Subject Parcel being used as the edge of the expanded pit. The attached image is the Applicant’s updated plan for the Subject Parcel, which should alleviate any concerns that blasting might happen on the Subject Parcel. If you have any questions, or if any other information is needed in support of the requests, please do not hesitate to contact me. Respectfully, JAMES BATES BRA’ By: .N GROOVER LLP A Jack Nichols Enclosure cc: Vulcan Materials Company 51748.0012 Page 2 of 2 231 Riverside Drive Suite 100 Macon, Georgia 31201 0 478.742.4280 BRANNAN GROOVER F 478.742.8720 Jack Nichols Direct Line: (478)749-9982 Email: jnichols@jamesbatesllp.com - Please Reply to the Macon Office - June 1,2026 Ryan Anderson Community Development Director Stockbridge, Georgia randerson@stockbridgega.org Veronia Green Chief Planner Stockbridge, Georgia vgreen @st ockb ridgega. or g Re: Letter of Intent for 4231 North Henry Boulevard, Stockbridge, GA 30281 Parcel No. S33-01052000 (the “Subject Parcel”) Dear Mr. Anderson and Ms. Green: I represent Vulcan Lands, Inc. c/o Vulcan Materials Company (“Applicant” or “Vulcan”), and I am submitting this letter of intent along with Vulcan’s Application to the City of Stockbridge (the “City”) relating to three zoning related requests for the above-referenced Subject Parcel. The three requests are for: 1. Rezoning of the Subject Parcel from C2 (general commercial district) to HI (heavy industrial district); 2. Special Use Permit for the Subject Parcel to allow the development of natural resources including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery; and 3. Comprehensive Plan Amendment to change the Subject Parcel’s designation on the City’s Future Land Use Map from Low Density Mixed-Use to Heavy Industrial. The Subject Parcel is 1.4 acres currently zoned C2 that is owned by Ekstedt Properties, LLC (“Ekstedt”). There is one building on the property that is used in Ekstedt’s business. Ekstedt is fully aware of the Applicant’s requests to the City and supports the Applicant’s requests for the Subject Parcel. The Subject Parcel has approximately 140 feet of frontage along North Henry Boulevard. All remaining sides of the Subject Parcel are surrounded by property owned by the Applicant and currently used in the Applicant’s Stockbridge Quarry. The Subject Parcel juts into the Applicant’s property (parcel no. S33-01053000), creating a rectangular incision into the 30+ ATLANTA ATHENS MACON jamesbatesllp.com Ryan Anderson, Community Development Director Veronica Green, Chief Planner June 1,2026 acres of property owned by the Applicant that surrounds the Subject Parcel. All the Applicant’s property surrounding the Subject Parcel is already zoned HI and used as part of Applicant’s quarry. In total the Applicant owns over 787 acres of property associated with the Stockbridge Quarry. The Applicant requests that the Subject Parcel be rezoned to HI in order to allow the Applicant to utilize the 1.4 acres as part of its quarry operations. If rezoning is approved, the large majority of the Subject Parcel would be utilized as a berm with a small portion of the 1.4 acres being used as an edge of the Applicant’s mining pit as shown on the Site Plan submitted with this Application. Pursuant to the City’s Unified Development Code (“UDC”) at § 3.2.25, mines and quarries are allowed in the HI zoning district. That section states, “The development of natural resources, including removal of minerals and other natural materials, together with necessary buildings and machinery, is allowed in the HI zoning district. . . .” Section 3.1 of the UDC states that mines and quarries are Permitted Uses in the HI district, but it also says that the “[d]evelopment of natural resources, including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery” requires a Special Use in the HI district. Thus, to try and fully satisfy any discrepancies in the UDC, the Applicant is also requesting that it be granted a Special Use Permit pursuant to § 3.1 of the UDC to allow the Applicant to build a berm and conduct mining operations on the Subject Parcel. Finally, the Applicant is also asking that the City’s Comprehensive Plan be amended to the extent that the Subject Parcel is currently designated as Low Density Mixed-Use on the Future Land Use Map. The Applicant asks that the Subject Parcel’s designation on the Future Land Use Map be changed to Heavy Industrial to conform to what the Subject Parcel would actually be used for if rezoning is approved. This change would also make sense so as to correspond to what all the property surrounding the Subject Parcel is currently used as, which is the Applicant’s Stockbridge Quarry. If you have any questions about the above requests, or if any other information is needed in support of the requests, please do not hesitate to contact me. Respectfully, Jack Nichols cc: Vulcan Materials Company 51748.0012 Page 2 of 2 CP-2026-01, RZ-2026-02, and SP-2026-02 for 4231 North Henry Boulevard (Council District 4) A u g u st 6 , 2 0 2 6 ( P l a n n i n g C o m m i s s i o n ) A u g u st 1 0 , 2 0 2 6 ( M ayo r a n d C o u n c i l ) Case Facts • Applicant: Vulcan Lands, Inc. c/o Vulcan • Materials Company • Address of Property: 4231 North Henry • Boulevard • Parcel Acreage: 1.4 Acres • • Parcel Identification: S33-01052000 • • Current Use of Property: The subject property is developed with a commercial building occupied by a • mailing, printing, and direct mail services business. The site includes • associated parking and access • improvements and fronts North Henry Boulevard 2 Current Zoning of Property: C-2 (General Commercial District) Proposed Zoning: HI (Heavy Industrial District) Current Future Land Use Designation of Property: Low Density Mixed-Use Proposed Future Land Use Designation of Property : Heavy Industrial Property Posting and Legal Advertisement: July 2, 2026 Mailed Notices Sent : July 2, 2026 CZIM: July 8, 2026 3 Sign Posting and Legal Ad Notice on July 2, 2026 4 6 Development Information ❑ The applicant is requesting a Comprehensive Plan Amendment, Rezoning, and Special Use Permit to incorporate the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation. ❑ The property is currently developed with a commercial building but is immediately adjacent to the existing quarry and surrounded on multiple sides by quarryrelated property. ❑ According to the applicant, the site would be redeveloped primarily with a landscaped earthen berm along North Henry Boulevard to provide additional visual screening, physical separation, and buffering between quarry operations and surrounding residential, commercial, institutional, and public properties. ❑ The applicant also indicates that the ultimate quarry pit would remain south of the proposed berm, allowing the berm to function as a transitional buffer between active quarry operations and adjacent development. 8 Overview of Development 10 What Is A Berm? What is a Berm? A berm is a raised earthen embankment constructed from compacted soil, rock, or other approved fill material. Berms are commonly used in quarry, mining, transportation, and industrial developments to provide a physical and visual buffer between operational areas and adjacent properties. In quarry operations, berms are designed to create separation between active extraction areas and surrounding land uses. They may support landscaping and vegetation, improve visual screening, define property boundaries, and provide a transition between industrial operations and neighboring residential, commercial, institutional, or public properties. Berms are often incorporated into site design as a long-term buffering feature and may be used in conjunction with existing natural vegetation to enhance compatibility with surrounding development. For this application, the applicant proposes to construct a berm along the northern boundary of the existing Stockbridge Quarry adjacent to North Henry Boulevard. According to the submitted site plan, the berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation between quarry operations and nearby residential, commercial, institutional, and public properties while supporting the continued operation of the existing quarry. 13 Purpose of the Berm According to the applicant, the berm is intended to provide additional buffering and visual screening between the existing Stockbridge Quarry and surrounding properties. It would supplement the existing wooded vegetation along North Henry Boulevard and create a more defined transition between quarry operations and nearby residential, commercial, institutional, and public uses. The applicant also indicates that the berm would provide physical separation between the quarry and the North Henry Boulevard corridor by functioning as a long-term landscape feature located between active quarry operations and adjacent development. It is important to note that the berm is proposed as a buffering and screening measure. According to the applicant, it is not intended to eliminate quarry activities or replace compliance with applicable local, state, and federal regulations governing quarry operations, including blasting, dust control, stormwater management, and public safety. Staff evaluated the proposed berm and its intended function as part of its analysis, which will be discussed later in the presentation. 14 Ultimate Pit Boundary The purpose of the proposed berm is to provide additional buffering and visual screening between the existing Stockbridge Quarry operation and surrounding properties. The berm is intended to supplement the existing wooded vegetation along the northern edge of the quarry and create a more defined transition between heavy industrial quarry activities and nearby residential, commercial, institutional, and public uses. The berm would also help establish physical separation between the quarry operation and the North Henry Boulevard corridor. As shown on the submitted site plan, the berm is located between the quarry operations and adjacent development, allowing it to function as a longterm site design feature that supports compatibility between the existing quarry and surrounding land uses. The berm should be understood as a buffering and screening measure. It does not eliminate quarry operations or replace applicable local, state, and federal regulations governing quarry activities, including extraction, blasting, dust control, stormwater management, and public safety. 15 Potential Operational Impacts Quarry operations are generally associated with operational activities such as rock extraction, blasting, crushing, material processing, truck traffic, equipment operation, and the transportation of aggregate materials. These activities have the potential to generate operational impacts including noise, vibration, dust, and increased truck movements. The proposed application does not establish a new quarry operation but rather facilitates the expansion of the existing Stockbridge Quarry through the incorporation of the subject property into the overall quarry site. According to the submitted site plan, the primary improvement consists of the construction of a berm intended to provide additional visual screening and buffering between quarry operations and adjacent residential, commercial, institutional, and public properties. Quarry operations, including blasting activities where permitted, remain subject to applicable federal, state, and local regulations governing public safety, environmental protection, air quality, stormwater management, erosion and sedimentation control, and other operational requirements. Any quarry-related activities conducted on the subject property shall comply with all applicable permits and regulatory approvals. According to the applicant, the proposed berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation; however, it is not intended to eliminate quarry operations or replace applicable regulatory requirements. 16 Permit Requirements Approval of the requested Comprehensive Plan Amendment, Rezoning, and Special Use Permit does not, by itself, authorize quarry operations or site development. The applicant will be required to obtain all applicable local, state, and federal permits and approvals prior to commencing any site improvements or quarry-related activities. Depending on the scope of the proposed development, permits and approvals may include, but are not limited to: • • • • • Special Use Permit pursuant to Section 3.2.25 of the City of Stockbridge Unified Development Code for the development of natural resources. Land Disturbance Permit (LDP) from the City of Stockbridge for grading, earthwork, and berm construction. Erosion, Sedimentation, and Pollution Control (ES&PC) Plan approval, as required by state and local regulations. Stormwater Management review and approval, as applicable. Georgia Environmental Protection Division (GA EPD) permits or approvals applicable to quarry and mining operations, including any required modifications to existing permits. • Compliance with all applicable Georgia Surface Mining Act requirements and any associated reclamation obligations. • Any required approvals from the City Engineer, Public Works Department, or other reviewing agencies for grading, drainage, access, utilities, and related site improvements. • Any additional permits or approvals required by local, state, or federal regulatory agencies prior to construction or operation. The applicant shall be responsible for obtaining and maintaining all required permits and complying with all applicable federal, state, and local laws, regulations, and permit conditions throughout the development and operation of the site. 17 PowerPoint Presentation ​ For CP-2026-01 The applicant is requesting a Comprehensive Plan Amendment to change the Future Land Use designation of the subject property from Low Density Mixed-Use to Heavy Industrial. 19 Applicant’s Request​ City of Stockbridge Comprehensive Plan (2024) SURROUNDING FUTURE LAND USE DESIGNATIONS Location Existing Land Use Future Land Use Designation Property to the North Ultimate Auto Body Shop, Commercial Vehicle Storage Area, and Single-Family Residences Low-Density Mixed Use Property to the South Stockbridge Quarry Heavy Industrial Property to the East Stockbridge Quarry; City of Stockbridge Well Site Transportation/Communication/Utilities; LowDensity Mixed Use Property to the West Abundant Life of Jesus Church, Vacant Commercial Building, Car on Demand USA, and Single-Family Residences 21 Low-Density Mixed Use Surrounding Future Land Use Map 22 Staff Analysis (Section 9.2.1 C of The Unified Development Code) 1. Consistency with the Comprehensive Plan: The requested Comprehensive Plan Amendment would change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial to support the expansion of the existing Stockbridge Quarry. While the request would create consistency with the proposed HI zoning, Staff finds that it is inconsistent with the City's Comprehensive Plan and the Parkway Mixed Use Overlay District, as it does not support the longterm vision for compatible mixed-use development along the North Henry Boulevard corridor. Therefore, Staff does not support the requested amendment. 24 Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 2. Relation to the Zoning of the Property: The existing Low Density Mixed-Use designation is compatible with the property’s current C-2 General Commercial zoning and existing commercial use. Although the requested amendment would align the Future Land Use Map with the proposed HI Heavy Industrial zoning, Staff finds that the change would be inconsistent with the City’s adopted planning vision and the objectives of the Parkway Mixed Use Overlay District. Maintaining the existing designation and zoning is therefore more consistent with the City’s long-term planning framework. 3. Suitability of the Site’s Location: The subject property is adjacent to the existing quarry and fronts North Henry Boulevard, which supports consideration of the request. However, the property is also located within the Parkway Mixed Use Overlay District, where the City’s adopted policies encourage coordinated mixed-use and commercial development. Staff finds that the site is not suitable for a Heavy Industrial Future Land Use designation because the request is inconsistent with the long-term vision for the corridor. 4. Maintaining the Current Land Use Designation: The property is currently developed with a commercial use that is consistent with the Low Density Mixed-Use designation and may continue to operate or be redeveloped with compatible uses. Staff finds that maintaining the existing designation better supports the Comprehensive Plan, preserves future commercial and mixed-use redevelopment opportunities, and advances the planning objectives of the Parkway Mixed Use Overlay District. Therefore, Staff finds insufficient justification to change the designation to Heavy Industrial. 25 Staff recommends DENIAL of CP-2026-01, a request to amend the City of Stockbridge Future Land Use Map for approximately 1.4 acres located at 4231 North Henry Boulevard from Low Density Mixed-Use to Heavy Industrial. 26 STAFF RECOMMENDATION PowerPoint Presentation ​ For RZ-2026-02 Rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District) to allow for the further development of natural resources associated with the existing Stockbridge Quarry. 28 Applicant’s Request​ SURROUNDING ZONING PROPERTY INFORMATION Location Existing Zoning Existing Land Use Property to the C-3 (Heavy Commercial District), C-2 (General Commercial Ultimate Auto Body Shop, Commercial Vehicle Storage Area, North District), and SR (Suburban Residential District) and Single-Family Residences Property to the South HI (Heavy Industrial District) Stockbridge Quarry Property to the East HI (Heavy Industrial District); LI (Light Industrial District) Stockbridge Quarry; City of Stockbridge Well Site Property to the C-2 (General Commercial District); C-3 (Heavy Commercial Abundant Life of Jesus Church, Vacant Commercial Building, West District); SR (Suburban Residential District) Car on Demand USA, and Single-Family Residences 29 30 Parkway Mixed Use (PMU) Overlay District – Prohibited Uses. 32 1. Consistency with the Comprehensive Plan: The requested rezoning is accompanied by a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial. While the request would establish consistency between the Future Land Use Map and the proposed HI zoning, Staff finds it is inconsistent with the Comprehensive Plan and the planning objectives of the Parkway Mixed Use (PMU) Overlay District, which promotes compatible mixed-use development along the North Henry Boulevard corridor. 2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: Although the proposed rezoning is generally consistent with the operational intent of the HI (Heavy Industrial District) and the property's location along a principal arterial roadway, Staff finds that expanding heavy industrial zoning into the PMU Overlay District is inconsistent with the City's adopted zoning objectives, which encourage compatible land use patterns, quality site design, and protection of community character. 33 Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular piece of property, neighborhood, a particular area, or community: The proposal would incorporate an isolated commercial parcel into the existing quarry operation and includes a landscaped berm intended to improve visual screening and buffering. However, Staff finds that these site-specific benefits are outweighed by the expansion of Heavy Industrial zoning into the PMU Overlay District, which is inconsistent with the City's long-term planning vision for the corridor. Staff identified nearby residential, commercial, institutional, and public properties, including the City of Stockbridge municipal well site, to evaluate the relationship between the proposed quarry expansion and surrounding land uses. While the proposed landscaped berm may improve visual screening and buffering, Staff finds that the primary planning consideration is the expansion of the HI (Heavy Industrial District) into the Parkway Mixed Use (PMU) Overlay District. Although the request would incorporate an isolated C-2 (General Commercial District) parcel into the existing quarry operation and create a more cohesive zoning patter. Staff concludes that these site-specific benefits are outweighed by the inconsistency of the proposed rezoning with the adopted purpose and intent of the PMU Overlay District and the City's long-term vision for the North Henry Boulevard corridor. 34 Radius Map Identifying Nearby Residential and Non-Residential Properties. 35 Nearby Residential Properties 36 Parcel ID Address Jurisdiction Existing Use Relative Location S33-01050000 4297 North Henry Blvd Stockbridge Residential West S33-01048000 125 Spring Street Stockbridge Residential West S33-01046000 110 Lake Terrace Stockbridge Residential Southwest S33-01046001 112 Lake Terrace Stockbridge Residential Southwest S33-01045001 116 Lake Terrace Stockbridge Residential Southwest S33-01045000 118 Lake Terrace Stockbridge Residential Southwest Nearby Commercial Properties 37 Parcel ID Address Jurisdiction Existing Use Relative Location S33-01051000 4275 North Henry Blvd Stockbridge Commercial Northwest 049A02029000 4198 North Henry Blvd Stockbridge Commercial North 049A02030000 4168 North Henry Blvd Henry County Commercial Northeast 049A02032000 4150 North Henry Blvd Henry County Commercial Northeast 049A01037000 4248 North Henry Blvd Henry County Commercial Northeast Institutional and Public Facilities 38 Property Jurisdiction Existing Use Relative Location Abundant Life of Jesus Church Stockbridge Religious Institution West City of Stockbridge Well Site Stockbridge Municipal Utility East Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 4. The physical conditions of the site are relative to its capability to be developed as requested, including topography, drainage, access, and size and shape of the property: The approximately 1.4-acre property is adjacent to the existing quarry, fronts North Henry Boulevard, and is physically capable of accommodating the proposed development. The site's topography, access, and configuration support the proposed berm, subject to compliance with all applicable engineering, environmental, and permitting requirements. The potential impact of the rezoning on City infrastructure including water and sewage system: The proposed rezoning is not expected to create significant additional demand for public water or sanitary sewer infrastructure because it expands an existing quarry operation rather than introducing new development. Staff notes that continued coordination with the Henry County Water Authority and the City of Stockbridge will be necessary due to the proximity of the municipal well site. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes: The proposal is not anticipated to significantly increase traffic volumes or alter the function of North Henry Boulevard, a Principal Arterial roadway. The request expands an existing quarry operation and does not include new access points or development that would generate substantial additional trips. The merits of the requested change in zoning relative to any other guidelines and policies for development, which the Planning Commission and City Council may use in furthering the objective of the comprehensive plan: While the proposed berm may improve visual screening, Staff finds that the requested rezoning is inconsistent with the Comprehensive Plan, Unified Development Code, and the planning objectives of the Parkway Mixed Use (PMU) Overlay District, which encourage coordinated mixed-use development rather than the expansion of heavy industrial uses. The ability of the subject land to be developed as it is presently zoned: The property is currently developed with a commercial use that is consistent with its C-2 (General Commercial) zoning and retains reasonable development potential under the existing zoning classification. Staff recognizes that landscaped berms may be incorporated as buffering or screening features within the C-2 District and are consistent with the landscaping and visual quality objectives of the Parkway Mixed Use (PMU) Overlay District. However, the request before the City is to rezone the property to HI (Heavy Industrial District) to facilitate its incorporation into the existing quarry operation. Staff finds that insufficient justification has been provided to support changing the property's zoning from C-2 to HI. 5. 6. 7. 8. 39 Staff recommends DENIAL of RZ-2026-02, a request to rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District). 40 STAFF RECOMMENDATION RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL The following recommended conditions are provided for consideration only in the event that the Mayor and City Council approve the request contrary to Staff's recommendation: 1. Substantial Conformance. Development of the subject property shall be in substantial conformance with the applicant's revised site plan, conceptual renderings, and Addendum to the Letter of Intent dated July 10, 2026, except as otherwise modified by these conditions or required through subsequent engineering and permitting review. Use of the Subject Property. The subject property shall be utilized solely for the construction and maintenance of a landscaped earthen berm and associated vegetative buffer in conjunction with the existing Stockbridge Quarry. Prohibited Activities. Mining, excavation, blasting, mineral extraction, rock crushing, material processing, product or spoil storage, truck parking, truck staging, and truck turnaround activities shall be prohibited on the subject property. Removal of Existing Improvements. The existing commercial building, paved parking area, and other improvements not incorporated into the approved berm design shall be removed in accordance with all applicable demolition, permitting, and environmental requirements. Berm Construction. The berm shall be constructed in accordance with engineered grading, drainage, and stabilization plans reviewed and approved by the City. Final plans shall identify the berm's location, dimensions, slopes, elevations, construction materials, and stabilization measures. 2. 3. 4. 5. 41 RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL 6. Landscaping and Screening. The berm shall be landscaped with trees, shrubs, groundcover, and other approved plant materials designed to supplement and visually connect with the existing wooded buffer on adjoining quarry property. Final landscaping plans shall be reviewed and approved by the City prior to issuance of a Land Disturbance Permit. 7. Beautification. The subject property shall be developed and maintained as a landscaped berm incorporating a combination of trees, shrubs, groundcover, and other landscape materials designed to enhance the appearance of the North Henry Boulevard corridor. Landscaping shall be maintained in a healthy and orderly condition, and any dead, diseased, or damaged plant materials shall be replaced within the next appropriate planting season to ensure the berm continues to function as an attractive visual buffer and corridor beautification feature. 8. Preservation of Existing Vegetation. Existing mature vegetation shall be preserved to the greatest extent practicable, except where removal is necessary for approved grading, berm construction, drainage improvements, or public safety. 9. No New Access. No new vehicular access point shall be established from the subject property to North Henry Boulevard. Existing quarry access shall continue to utilize the established roadway network unless otherwise approved by the City and the Georgia Department of Transportation. 10. Drainage and Stormwater Management. Berm construction and associated grading shall not adversely affect adjacent properties, North Henry Boulevard, or public infrastructure. All stormwater management, erosion and sedimentation control, and drainage improvements shall comply with all applicable local, state, and federal requirements. 42 RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL 11. 12. 13. 14. 15. 16. 43 Municipal Well Coordination. Prior to issuance of a Land Disturbance Permit, the applicant shall coordinate with the City of Stockbridge Public Works Department and other applicable agencies regarding the protection of the City's municipal well site and associated public water infrastructure. Required Permits. Approval of this rezoning shall not authorize land disturbance, construction, mining, or quarry-related operations. The applicant shall obtain all required local, state, and federal permits and approvals prior to commencing any site work. Unified Development Code Compliance. The subject property and associated quarry operation shall comply with all applicable provisions of the Unified Development Code, including Section 3.2.25, as applicable, and all conditions imposed through the associated Special Use Permit. Companion Applications. Approval of RZ-2026-02 shall be contingent upon approval of the associated Comprehensive Plan Amendment (CP-2026-01) and Special Use Permit (SP-2026-02). If either companion application is denied, this rezoning approval shall be null and void. Material Changes. Any material change to the approved use, berm location, grading plan, landscaping plan, access arrangement, or operational commitments shall require review and approval by the City in accordance with the Unified Development Code. Limitation of Use. Notwithstanding the uses otherwise permitted within the HI (Heavy Industrial) District, the subject property shall be limited to a landscaped berm and vegetative buffer associated with the existing Stockbridge Quarry unless otherwise approved by the Mayor and City Council through the applicable public hearing process. PowerPoint Presentation ​ For SP-2026-02 Approve a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the expansion of the existing Stockbridge Quarry through the development of natural resources on approximately 1.4 acres located at 4231 North Henry Boulevard. 45 Applicant’s Request​ UDC Development Regulations Relevant to Request Section 3.2.25 Development of Natural Resources Section 9.2.5 Special Use Permit Procedures Section 9.2.6 Special Use Permit Approval Criteria 46 9.2.5 (Requirements for special use permits) 1. The proposed use shall not cause traffic congestion or conditions that will adversely affect nearby properties: The proposed Special Use Permit expands the existing Stockbridge Quarry and does not establish a new quarry operation. Because the proposal is limited to a landscaped berm and does not include new access points, truck staging, mining, or blasting on the subject property, Staff does not anticipate significant traffic impacts beyond existing conditions. The physical conditions of the site, including topography, drainage and size and shape, are suitable for the proposed development: The 1.4-acre property is immediately adjacent to the existing quarry, making it suitable for incorporation into the overall operation. The proposed landscaped berm will provide additional visual screening, buffering, and noise attenuation, with all grading and site improvements subject to City review and applicable regulations. Adequate public facilities are available to serve the proposed use: The proposal is not expected to create additional demand for public infrastructure because no new buildings or operational facilities are proposed. Public water service is available, and all engineering, stormwater, and environmental improvements will be reviewed through the City's development review process. The applicant has made a binding agreement for any specific limitations or conditions necessary to protect the public interest and assure the continued beneficial use and enjoyment of nearby properties or that no special limitations are necessary to protect the public: The applicant has submitted a site plan and conceptual berm design intended to provide additional screening and buffering. Staff recommends that any approval require development to remain substantially consistent with the approved plans and all applicable local, state, and federal regulations. The special use with specific limitations and design features as may have been required will further the aims of the comprehensive plan and will not be unduly detrimental to nearby properties: The proposed Special Use Permit supports the expansion of the existing quarry by incorporating the subject property and providing additional buffering through a landscaped berm. When considered with the companion applications, Staff finds the proposal supports continued natural resource operations while minimizing impacts to surrounding properties. 2. 3. 4. 5. 47 9.2.6 Use permit considerations 1. 2. 3. 4. 48 Whether the proposed use is consistent with the comprehensive land use plan adopted by the city council: The proposed Special Use Permit is not consistent with the City's Comprehensive Plan because it would facilitate the expansion of heavy industrial uses within the Parkway Mixed Use (PMU) Overlay District, which is intended for mixed-use and commercial development. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed: Although the property is adjacent to the existing quarry, Staff finds the proposed use is not compatible with the long-term planning objectives of the PMU Overlay District. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or regulations governing land development: The proposed use can comply with applicable local, state, and federal regulations, subject to obtaining all required permits and approvals. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets: The proposal is not expected to significantly affect vehicular or pedestrian traffic because no new access points or operational facilities are proposed. 9.2.6 Use permit considerations 5. The location and number of off-street parking spaces: No additional off-street parking is required because the proposal does not include new buildings or parking demand. 6. The amount and location of open space: The proposed landscaped berm will provide additional landscaped open space, visual screening, and buffering along North Henry Boulevard. 7. Protective screening: The proposed berm enhances the existing wooded buffer by providing additional visual screening, physical separation, and noise attenuation between the quarry and surrounding properties. 8. Hours and manner of operation: The application does not propose changes to the existing hours or manner of quarry operations. 9. Outdoor lighting: No new outdoor lighting is proposed as part of this application. 10. Ingress and egress to the property: No new access points are proposed, and existing quarry access from North Henry Boulevard will remain unchanged. 49 Staff recommends DENIAL of SP-2026-02, a request for a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the expansion of the existing Stockbridge Quarry onto approximately 1.4 acres located at 4231 North Henry Boulevard. 50 STAFF RECOMMENDATION REZ-2026.06.1186 Address: 4231 NORTH HENRY BLVD, STOCKBRIDGE, GA 30281 Web Form City of Stockbridge Plannin Community Development D Rezoning Request Application Name of Applicant First: Vulcan Lands, Inc. Applicants Address: 1200 Urban Center Drive City Birmingha m State: Alabama Name of Owner: First Ekstedt Properties, LLC Owner's Address 4231 North Henry Boulevard City: Stockbridge State: Georgia Zip: 35242 Zip:30281 Name of Second Owner: First Second Property Owner's Address: City: State: Name of Third Owner: First Zip: Third Property Owner's Address: City: Name of Agent: State: Zip: First Jack Agent's Address: 231 Riverside Drive City: Macon State: Georgia Zip: 31201 THE APPLICANT NAMED ABOVE AFFIRMS THAT THEY ARE THE OWNER OR AGENT OF THE OWNER OF THE PROPERTY DESCRIBED BELOW AND REQUESTS The property will be P Request from C-2 (General Commercial District) to property owner shall n (Current Zoning) property for no less th HI (Heavy Industrial District) (Requested Zoning District) For the Purpose of: Further development of natural resources in conjunction with the existing quarry pursuant to Section 3.2.25 o (Type of Development) Case Name: Rezoning Application for 4231 North Henry Boulevard Is Development of Regional Impact (DRI)? Size of Tract: 1.4 acres Yes No Nearest intersection to t Land Lot Number(s): 62 Gross Density: units per acre Net Density: units per Vulcan Lands, Inc. Applicant Signature Property Owner Authorization Form please click here TO: Planning Commission; Mayor and Council FROM: Gordon Linton, Senior Planner CC: R. Ryan Anderson, Community Development Director DATE: July 16, 2026 (Planning Commission) August 10, 2026 (Mayor and Council) Subject: RZ-2026-02 For 4231 North Henry Boulevard Summary of Request: The applicant, Vulcan Lands, Inc., is requesting to rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District). The purpose of the request is to incorporate the subject property into the existing Stockbridge Quarry operation. According to the applicant, the majority of the site will be utilized for the construction of a berm, while a small portion of the property may be used as the edge of the quarry pit. The request is accompanied by a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow for the development of natural resources and quarry-related activities. I. PURPOSE Consideration of a request to rezone property located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District) to allow for the expansion of the existing Stockbridge Quarry, including the construction of a proposed berm. II. PROPERTY INFORMATION Proposed Use Expansion of the existing Stockbridge Quarry operation, including the construction of a berm and associated quarry-related activities Site Address 4231 North Henry Boulevard Parcel Identification S33-01052000 # RZ-2026-02 For 4231 North Henry Boulevard Parcel Acreage 1.4 Acres Applicant Vulcan Lands, Inc. c/o Vulcan Materials Company Agent: Jack Nichols, Brannan Groover, LLP Ekstedt Properties, LLC Owner: Current Zoning of Property C-2 (General Commercial District) Proposed Zoning of Property HI (Heavy Industrial District) Current Use of Property: The subject property is developed with a commercial building occupied by a mailing, printing, and direct mail services business. The site includes associated parking and access improvements and fronts North Henry Boulevard. SURROUNDING ZONING PROPERTY INFORMATION Location Existing Zoning Existing Land Use Property to the North C-3 (Heavy Commercial District), C-2 (General Commercial District), and SR (Suburban Residential District) Ultimate Auto Body Shop, Commercial Vehicle Storage Area, and Single-Family Residences Property to the South HI (Heavy Industrial District) Stockbridge Quarry Property to the East HI (Heavy Industrial District); LI (Light Industrial District) Stockbridge Quarry; City of Stockbridge Well Site Property to the West C-2 (General Commercial District); C-3 (Heavy Commercial District); SR (Suburban Residential District) Abundant Life of Jesus Church, Vacant Commercial Building, Car on Demand USA, and Single-Family Residences 2|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard The surrounding area consists of a mix of industrial, commercial, institutional, and residential uses. The subject property is located adjacent to the existing Stockbridge Quarry and is surrounded on multiple sides by quarry-related property. Commercial and institutional uses are located along North Henry Boulevard to the north, while single-family residential properties are located to the west. A City of Stockbridge well site is located to the east. The proposed rezoning would incorporate the subject property into the existing Stockbridge Quarry operation and establish zoning consistency with adjacent heavy industrial properties. III. FINDINGS OF FACTS 1. The subject property consists of approximately 1.4 acres located at 4231 North Henry Boulevard and is currently zoned C-2 (General Commercial District). 2. The request is accompanied by a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code. 3. The subject property is surrounded on multiple sides by land associated with the existing Stockbridge Quarry operation and is located adjacent to property zoned HI (Heavy Industrial District). 4. Surrounding land uses include quarry operations, commercial businesses, institutional uses, a municipal well site, and single-family residential properties. 5. The subject property fronts North Henry Boulevard, which is classified as a Principal Arterial roadway and serves as a major transportation corridor within the City of Stockbridge and the surrounding region. 3|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard IV. MAPS, SITE PLAN, AND SUPPORTING EXHIBITS The following exhibits are included as part of the review of the requested rezoning, Comprehensive Plan Amendment, and Special Use Permit: • • • • • • • Vicinity Map of 4231 North Henry Boulevard Aerial Photograph of the Subject Property and Surrounding Area Parcel Acreage Map of 4231 North Henry Boulevard Existing Zoning Map of 4231 North Henry Boulevard Future Land Use Map of 4231 North Henry Boulevard Proposed Site Plan Aerial Photograph with Proposed Site Plan Overlay These exhibits illustrate the location of the subject property, surrounding land uses, zoning classifications, future land use designations, transportation network, and proximity to nearby residential, commercial, institutional, industrial, and quarry-related uses. The exhibits also depict the proposed incorporation of the subject property into the existing Stockbridge Quarry operation, including the construction of a proposed berm and associated quarry-related activities. Additionally, the exhibits illustrate the relationship of the subject property to the existing Stockbridge Quarry, nearby residential neighborhoods, and the City of Stockbridge well site. 4|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard 5|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard 6|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard 7|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard 8|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard 9|Pa ge # RZ-2026-02 For 4231 North Henry Boulevard 10 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard ALTA/NSPS Land Title Survey of the Subject Property. 11 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Applicant's Conceptual Site Plan Showing the Proposed Berm and Ultimate Pit Boundary. 12 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Applicant's Conceptual Aerial Rendering of the Proposed Quarry Expansion and Berm 13 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Applicant's Conceptual Street-Level Rendering of the Proposed Berm 14 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard V. DEVELOPMENT INFORMATION The applicant proposes to incorporate the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation through the expansion of quarry-related activities. The request includes a Rezoning from C-2 (General Commercial District) to HI (Heavy Industrial District), a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial, and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the development of natural resources and quarryrelated activities. The subject property is currently developed with a commercial building occupied by a mailing and printing services business. Although commercially zoned, the parcel is uniquely situated because it is immediately adjacent to the existing Stockbridge Quarry and is surrounded on multiple sides by quarry-related property. If approved, the property would transition from a commercial use to become part of the overall quarry operation, thereby creating a more cohesive development pattern and establishing zoning consistency with the surrounding HI-zoned properties. According to the submitted site plan, the majority of the subject property will be utilized for the construction of a proposed berm located along the northern boundary of the existing quarry adjacent to North Henry Boulevard. A berm is an engineered earthen embankment typically constructed from compacted soil, rock, and other approved fill materials. Berms are commonly incorporated into quarry, mining, transportation, and industrial developments to provide physical separation between differing land uses and to supplement existing buffering and screening measures. The proposed berm is intended to serve as a permanent buffering feature between the existing quarry operation and surrounding development. The applicant's conceptual rendering depicts the proposed berm as a landscaped earthen embankment designed to complement the existing tree canopy while providing additional visual screening along the North Henry Boulevard corridor." According to the applicant, the berm is designed to provide additional visual screening along the North Henry Boulevard corridor, supplement existing wooded vegetation, improve separation between quarry activities and adjacent residential, commercial, institutional, and public properties, and enhance compatibility between the quarry operation and surrounding land uses. The site plan also indicates that the ultimate quarry pit boundary will remain south of the proposed berm, allowing the berm to function as a transitional area between active quarry operations and adjacent development. The proposed development does not include the construction of new commercial buildings, residential units, or other vertical development. Instead, the application facilitates the expansion of an existing heavy industrial use through the incorporation of the subject property into the existing quarry operation. The proposal is intended to support the continued extraction and management of natural resources while improving the overall development pattern by eliminating an isolated commercial parcel within a predominantly heavy industrial area. The subject property fronts North Henry Boulevard, a Principal Arterial roadway that provides regional access to the quarry and serves as a major transportation corridor within the City of Stockbridge. The surrounding area consists of a mixture of heavy industrial, commercial, institutional, and residential land uses, including the existing Stockbridge Quarry to the south and east, the City of Stockbridge municipal well site to the east, commercial businesses along North Henry Boulevard, Abundant Life of Jesus Church to the west, and nearby single-family residential neighborhoods along Lake Terrace, Spring Street, and North Henry Boulevard. Existing mature 15 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard vegetation currently provides a natural buffer between the quarry and many surrounding properties. The proposed berm is intended to supplement these existing conditions by providing an additional layer of screening and separation along the northern edge of the quarry. As part of its review, Staff evaluated the properties located nearest to the proposed berm to better understand the relationship between the proposed quarry expansion and surrounding development. The analysis identified adjacent residential, commercial, institutional, and public utility uses within both the City of Stockbridge and unincorporated Henry County. The proposed berm is intended to enhance compatibility between these surrounding land uses and the existing quarry by strengthening the existing buffer and improving the visual transition along the North Henry Boulevard corridor. If approved, the proposed rezoning, Comprehensive Plan Amendment, and Special Use Permit would allow the subject property to become an integrated component of the existing Stockbridge Quarry while remaining subject to all applicable local, state, and federal permitting requirements governing quarry operations, environmental protection, stormwater management, and erosion and sedimentation control. A. What is a Berm? A berm is a raised earthen embankment constructed from compacted soil, rock, or other approved fill material. Berms are commonly used in quarry, mining, transportation, and industrial developments to provide a physical and visual buffer between operational areas and adjacent properties. In quarry operations, berms are designed to create separation between active extraction areas and surrounding land uses. They may support landscaping and vegetation, improve visual screening, define property boundaries, and provide a transition between industrial operations and neighboring residential, commercial, institutional, or public properties. Berms are often incorporated into site design as a long-term buffering feature and may be used in conjunction with existing natural vegetation to enhance compatibility with surrounding development. For this application, the applicant proposes to construct a berm along the northern boundary of the existing Stockbridge Quarry adjacent to North Henry Boulevard. According to the submitted site plan, the berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation between quarry operations and nearby residential, commercial, institutional, and public properties while supporting the continued operation of the existing quarry. B. Purpose of the Berm The purpose of the proposed berm is to provide additional buffering and visual screening between the existing Stockbridge Quarry operation and surrounding properties. The berm is intended to supplement the existing wooded vegetation along the northern edge of the quarry and create a more defined transition between heavy industrial quarry activities and nearby residential, commercial, institutional, and public uses. The berm would also help establish physical separation between the quarry operation and the North Henry Boulevard corridor. As shown on the submitted site plan, the berm is located between the quarry operations and adjacent development, allowing it to function as a long-term site design feature that supports compatibility between the existing quarry and surrounding land uses. 16 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard The berm should be understood as a buffering and screening measure. It does not eliminate quarry operations or replace applicable local, state, and federal regulations governing quarry activities, including extraction, blasting, dust control, stormwater management, and public safety. C. Ultimate Pit Boundary The ultimate pit boundary represents the maximum planned extent of excavation within the approved quarry operation at the completion of mining activities. It identifies the outer limit to which quarry extraction is anticipated to occur, based on the approved mine plan and applicable regulatory requirements. According to the submitted site plan, the ultimate pit boundary is located south of the proposed berm, allowing the berm to remain between the active quarry operations and North Henry Boulevard. As a result, the berm is intended to function as a permanent buffering and screening feature while separating the ultimate limits of quarry excavation from adjacent residential, commercial, institutional, and public properties. The location of the ultimate pit boundary demonstrates that the proposed berm is designed to remain outside the anticipated excavation area and serve as part of the long-term transition between the existing quarry operation and surrounding development. D. Potential Operational Impacts Quarry operations are generally associated with operational activities such as rock extraction, blasting, crushing, material processing, truck traffic, equipment operation, and the transportation of aggregate materials. These activities have the potential to generate operational impacts including noise, vibration, dust, and increased truck movements. The proposed application does not establish a new quarry operation but rather facilitates the expansion of the existing Stockbridge Quarry through the incorporation of the subject property into the overall quarry site. According to the submitted site plan, the primary improvement consists of the construction of a berm intended to provide additional visual screening and buffering between quarry operations and adjacent residential, commercial, institutional, and public properties. Quarry operations, including blasting activities where permitted, remain subject to applicable federal, state, and local regulations governing public safety, environmental protection, air quality, stormwater management, erosion and sedimentation control, and other operational requirements. Any quarry-related activities conducted on the subject property shall comply with all applicable permits and regulatory approvals. The proposed berm does not eliminate quarry operations or their associated activities. Rather, it is intended to supplement the existing wooded buffer by providing additional visual separation and improving compatibility between the existing quarry operation and surrounding development. E. Permit Requirements Approval of the requested Comprehensive Plan Amendment, Rezoning, and Special Use Permit does not, by itself, authorize quarry operations or site development. The applicant will be required to obtain all applicable local, state, and federal permits and approvals prior to commencing any site improvements or quarry-related activities. 17 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Depending on the scope of the proposed development, permits and approvals may include, but are not limited to: • • • • • • • • Special Use Permit pursuant to Section 3.2.25 of the City of Stockbridge Unified Development Code for the development of natural resources. Land Disturbance Permit (LDP) from the City of Stockbridge for grading, earthwork, and berm construction. Erosion, Sedimentation, and Pollution Control (ES&PC) Plan approval, as required by state and local regulations. Stormwater Management review and approval, as applicable. Georgia Environmental Protection Division (GA EPD) permits or approvals applicable to quarry and mining operations, including any required modifications to existing permits. Compliance with all applicable Georgia Surface Mining Act requirements and any associated reclamation obligations. Any required approvals from the City Engineer, Public Works Department, or other reviewing agencies for grading, drainage, access, utilities, and related site improvements. Any additional permits or approvals required by local, state, or federal regulatory agencies prior to construction or operation. The applicant shall be responsible for obtaining and maintaining all required permits and complying with all applicable federal, state, and local laws, regulations, and permit conditions throughout the development and operation of the site. VI. STAFF ANALYSIS The applicant requests a Rezoning under the City of Stockbridge Unified Development Code Section (Sec. 9.2.1 C): The Planning Commission and the City Council shall consider the following standards in considering any proposal that would result in a change to the text or map of this UDC, giving due weight or priority to those factors that are appropriate to the circumstances of each proposal.4 1. Consistency with the Comprehensive Plan. The subject property is currently designated Low Density Mixed-Use on the City of Stockbridge Future Land Use Map. The applicant has submitted a concurrent Comprehensive Plan Amendment requesting to change the Future Land Use designation to Heavy Industrial, which is being evaluated in conjunction with the requested HI (Heavy Industrial District) rezoning. The Comprehensive Plan recognizes that when a proposed development is inconsistent with the adopted Future Land Use Map, a Comprehensive Plan Amendment should be considered prior to or concurrently with a rezoning request. The proposed Heavy Industrial Future Land Use designation is intended to accommodate largescale industrial operations, including mining, quarrying, manufacturing, and similar uses. The applicant proposes to incorporate the subject property into the existing Stockbridge Quarry operation through the construction of a landscaped berm as part of the overall quarry expansion. Staff acknowledges that the subject property is immediately adjacent to the existing Stockbridge 18 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Quarry and that approval of the requested Comprehensive Plan Amendment and Rezoning would establish consistency between the Future Land Use Map and the requested HI (Heavy Industrial District) zoning classification. The proposal would also incorporate an isolated commercially developed parcel into the existing quarry operation. However, Staff finds that the proposed amendment is inconsistent with the City's adopted longterm planning vision for the North Henry Boulevard corridor. The subject property is located within the Parkway Mixed Use (PMU) Overlay District, which was established to encourage a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development supported by high-quality site design, pedestrian connectivity, gateway aesthetics, landscaping, and compatible land uses. The proposed Heavy Industrial Future Land Use designation is not consistent with the purpose and intent of the PMU Overlay District, which does not contemplate the expansion of heavy industrial land uses within the corridor. While the proposed amendment would establish consistency between the Future Land Use Map and the requested HI zoning classification, Staff finds that redesignating the property from Low Density Mixed-Use to Heavy Industrial would alter the adopted land use vision for this portion of the North Henry Boulevard corridor and would not further the Comprehensive Plan's objectives of promoting compatible development patterns and reinforcing the character of the Parkway Mixed Use corridor. Accordingly, Staff finds that the requested Comprehensive Plan Amendment is not consistent with the City's adopted Comprehensive Plan or the planning objectives established for the Parkway Mixed Use (PMU) Overlay District. Therefore, Staff does not support approval of the requested Comprehensive Plan Amendment. Accordingly, Staff finds that the requested rezoning is not consistent with the Comprehensive Plan and does not support approval of the requested zoning amendment. 2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code. Section 1.4 of the Unified Development Code states that the purpose and intent of the Zoning Code is to promote the public health, safety, aesthetics, convenience, order, prosperity, and general welfare of the City; encourage the most appropriate and best use of land; facilitate the efficient provision of public infrastructure; protect property values; and preserve natural resources. The applicant is requesting to rezone the subject property from C-2 (General Commercial District) to HI (Heavy Industrial District) in order to incorporate the property into the existing Stockbridge Quarry operation. The subject property is currently developed with a commercial building but is surrounded on multiple sides by property associated with the existing quarry. Section 2.4.12 of the Unified Development Code states that the intent of the HI (Heavy Industrial District) is to provide for the broadest range of industrial operations permitted within the City, including industries that may generate nuisance factors, provided they are appropriately located. The ordinance further provides that these uses should be located along an arterial or major collector street or have access to such thoroughfares. Staff acknowledges that the proposed rezoning is generally consistent with the operational intent of the HI (Heavy Industrial District) because the request is associated with the expansion of an 19 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard existing quarry operation and the subject property fronts North Henry Boulevard, a Principal Arterial roadway. The applicant also proposes the construction of a landscaped berm intended to provide visual screening and buffering between quarry operations and adjacent properties. However, Staff finds that the requested rezoning is not consistent with the overall purpose and intent of the City's zoning scheme when considered in conjunction with the adopted planning policies governing the North Henry Boulevard corridor. The subject property is located within the Parkway Mixed Use (PMU) Overlay District, which was established to promote a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development through high-quality site design, landscaping, pedestrian connectivity, gateway aesthetics, and compatible land uses. The PMU Overlay does not contemplate the expansion of heavy industrial land uses within the corridor. Although the proposed rezoning would establish zoning consistency with the adjacent HI-zoned quarry properties, Staff finds that expanding the HI zoning district into the PMU Overlay District would be inconsistent with the City's adopted development objectives for the corridor and would not further the broader purposes of Section 1.4 of the Unified Development Code related to promoting compatible land use patterns, protecting community character, encouraging the most appropriate use of land, and advancing the general welfare of the City. Accordingly, Staff finds that the requested rezoning does not adequately carry out the overall purposes and intent of the City of Stockbridge Unified Development Code and is inconsistent with the planning objectives established for the Parkway Mixed Use (PMU) Overlay District. Therefore, Staff does not support approval of the requested zoning amendment. 3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular piece of property, neighborhood, a particular area, or community. he proposed rezoning has the potential to create certain positive effects by incorporating the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation. The request would eliminate an isolated C-2 (General Commercial District) parcel that is surrounded on multiple sides by quarry-related heavy industrial property and establish zoning consistency with the adjacent HI (Heavy Industrial District) properties. From a land use perspective, the proposal would consolidate an existing industrial operation rather than establish a new quarry at another location within the City. According to the applicant's revised proposal, the subject property is intended to be developed as a landscaped berm that will provide additional visual screening and buffering between the existing quarry and surrounding development. The applicant has also clarified that the subject property will not be used for mining, blasting, truck parking, or truck turnaround activities. Staff acknowledges that the proposed berm and associated landscaping have the potential to improve the visual transition along the North Henry Boulevard corridor and supplement the existing wooded vegetation. However, Staff finds that the primary planning consideration is not the construction of the berm, but the proposed expansion of the HI (Heavy Industrial District) into the Parkway Mixed Use (PMU) Overlay District. The PMU Overlay was established to promote a coordinated pattern of mixeduse, commercial, office, residential, civic, entertainment, and cultural development through highquality site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatible land uses. While the proposal may improve visual screening along the quarry frontage, the requested 20 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard rezoning would introduce a Heavy Industrial zoning classification into an area where the City's adopted planning policies envision mixed-use and commercial development. Staff finds that this expansion is inconsistent with the purpose and intent of the PMU Overlay District and would not positively contribute to the long-term character of the North Henry Boulevard corridor. Accordingly, while the proposed rezoning presents certain positive site-specific considerations, including the consolidation of an existing industrial operation and the construction of a landscaped berm, Staff finds that these benefits are outweighed by the inconsistency of the requested rezoning with the City's adopted planning objectives for the Parkway Mixed Use (PMU) Overlay District. Therefore, Staff does not find that the proposed rezoning would result in an overall positive effect on the surrounding neighborhood, corridor, or community sufficient to support approval. Analysis of Nearby Properties Staff identified the properties located nearest to the proposed berm to evaluate the relationship between the proposed quarry expansion and surrounding land uses. The analysis includes residential, commercial, institutional, and public properties located within the City of Stockbridge and unincorporated Henry County. The proposed berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation between quarry operations and adjacent development. Table 1. Nearby Residential Properties Parcel ID Address Jurisdiction Existing Use Relative Location S33-01050000 4297 North Henry Blvd Stockbridge Residential West S33-01048000 125 Spring Street Stockbridge Residential West S33-01046000 S33-01046001 110 Lake Terrace 112 Lake Terrace Stockbridge Stockbridge Residential Residential Southwest Southwest S33-01045001 116 Lake Terrace Stockbridge Residential Southwest S33-01045000 118 Lake Terrace Stockbridge Residential Southwest Table 2. Nearby Commercial Properties Parcel ID S33-01051000 Address 4275 North Henry Blvd Jurisdiction Stockbridge Existing Use Relative Location Commercial Northwest 049A02029000 4198 North Henry Blvd Stockbridge Commercial North 049A02030000 4168 North Henry Blvd Henry County Commercial Northeast 049A02032000 049A01037000 4150 North Henry Blvd 4248 North Henry Blvd Henry County Henry County Commercial Commercial Northeast Northeast Table 3. Institutional and Public Facilities Property Abundant Life of Jesus Church Jurisdiction Stockbridge Existing Use Religious Institution Relative Location West 21 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Property Jurisdiction Existing Use Relative Location City of Stockbridge Well Site Stockbridge Municipal Utility East The proposed berm is intended to serve as a permanent buffering feature between the existing Stockbridge Quarry and surrounding development. Staff acknowledges that the berm has the potential to improve visual screening along the North Henry Boulevard corridor and supplement the existing wooded vegetation located between the quarry and adjacent properties. However, Staff's analysis also identified the close proximity of multiple residential properties, commercial businesses, Abundant Life of Jesus Church, and the City of Stockbridge municipal well site. While the proposed berm may enhance the visual transition between the quarry and these surrounding land uses, Staff finds that the primary planning consideration is the requested expansion of the HI (Heavy Industrial District) into the Parkway Mixed Use (PMU) Overlay District. The PMU Overlay was established to promote a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development supported by high-quality site design, gateway aesthetics, landscaping, pedestrian connectivity, and compatible land uses. Staff finds that expanding heavy industrial zoning within the PMU Overlay District is inconsistent with these adopted planning objectives and would not further the long-term vision established for the North Henry Boulevard corridor. Although the proposed rezoning would incorporate an isolated C-2 (General Commercial District) parcel into the surrounding HI (Heavy Industrial District) quarry operation, Staff concludes that the inconsistency of the requested rezoning with the adopted purpose and intent of the Parkway Mixed Use (PMU) Overlay District outweighs the land use benefits associated with establishing a more cohesive zoning pattern. 22 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Radius Map Identifying Nearby Residential and Non-Residential Properties. 23 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard 4. The physical conditions of the site are relative to its capability to be developed as requested, including topography, drainage, access, and size and shape of the property. The subject property consists of approximately 1.4 acres located at 4231 North Henry Boulevard and is currently developed with a commercial building and associated parking area. The parcel is adjacent to the existing Stockbridge Quarry and is surrounded on multiple sides by quarry-related property, making it physically situated for incorporation into the existing quarry operation. • Topography: The property is located adjacent to an active quarry and exhibits topographic characteristics compatible with the proposed expansion. According to the submitted site plan, the majority of the parcel will be utilized for the construction of a berm along the northern edge of the quarry. The site's existing terrain and proximity to the quarry support the proposed grading and berm construction as part of the overall quarry operation. • Drainage: The applicant will be required to comply with all applicable local, state, and federal stormwater management and erosion and sedimentation control requirements during site development. Any grading or earthwork associated with the proposed berm will be subject to review and approval through the applicable permitting process to ensure that drainage patterns are appropriately managed. • Access: The property fronts North Henry Boulevard, a Principal Arterial roadway that provides direct access to the existing quarry operation and serves as a major transportation corridor within the City of Stockbridge. The site's location along an arterial roadway is consistent with the intent of the HI (Heavy Industrial District), which encourages heavy industrial uses to be located on or have access to arterial or major collector roadways. • Size and Shape: Although the subject property is relatively small at approximately 1.4 acres, its size and configuration are appropriate for the proposed use because it is intended to become part of the larger Stockbridge Quarry operation rather than function as an independent development site. The parcel's location adjacent to the existing quarry allows it to be integrated into the overall operation, with the proposed berm serving as a transition and buffering feature between quarry activities and surrounding land uses. Based on the site's physical characteristics, existing access, and relationship to the surrounding quarry property, the subject property appears capable of accommodating the proposed development as requested, subject to compliance with all applicable engineering, environmental, and regulatory requirements. 5. The potential impact of the rezoning on City infrastructure including water and sewage system. The proposed rezoning is not anticipated to generate a significant increase in demand for municipal water or sanitary sewer services because the subject property is proposed to be incorporated into the existing Stockbridge Quarry operation rather than redeveloped for residential, commercial, institutional, or mixed-use purposes. The proposal does not include the construction of new residential units, commercial buildings, or other vertical development that would substantially increase utility demands. 24 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard The subject property is currently developed with a commercial building that is served by existing public infrastructure. If approved, the property would transition from commercial use to heavy industrial use as part of the existing Stockbridge Quarry operation. The proposed development primarily consists of the construction of a berm and the incorporation of the property into the existing quarry site. The Henry County Water Authority (HCWA) has issued a Water Service Availability Letter dated June 29, 2026, indicating that water service is available to the subject property. The letter further states that the available fire flow exceeds the Authority's minimum adopted standards for commercial development, with a static pressure of 105 psi, residual pressure of 95 psi, available flow of 1,350 gallons per minute (gpm), and a calculated flow of 4,288 gpm at 20 psi. HCWA also notes that public sanitary sewer service is not currently available to the property and that utility availability will be reevaluated upon the submission of future development plans. Staff also notes that the City of Stockbridge municipal well site is located immediately east of the subject property. Due to the proximity of this public utility infrastructure, continued coordination with the City's Public Works Department, the Henry County Water Authority, and any applicable state or regulatory agencies is recommended to ensure that the proposed quarry expansion complies with all applicable requirements intended to protect public water resources and utility infrastructure. Because the proposal represents the expansion of an existing quarry operation rather than the establishment of a new industrial facility, significant improvements or extensions to the City's water or sanitary sewer infrastructure are not anticipated. Any future site improvements associated with the quarry operation shall comply with all applicable engineering, environmental, utility, and permitting requirements, including those established by the Henry County Water Authority. 6. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes. The subject property fronts North Henry Boulevard, a Principal Arterial roadway that serves as a major transportation corridor within the City of Stockbridge and the surrounding region. According to the Georgia Department of Transportation (GDOT) Traffic Analysis and Data Application (TADA), North Henry Boulevard carries an Annual Average Daily Traffic (AADT) volume of approximately 24,000 vehicles per day in the vicinity of the subject property. Nearby local streets, including those serving adjacent residential neighborhoods, experience substantially lower traffic volumes, reflecting their function as local residential roadways. The proposed rezoning would incorporate the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation. The proposal does not include new residential, commercial, or mixed-use development that would generate significant new daily vehicular trips. Rather, the request facilitates the expansion of an existing industrial operation through the incorporation of the subject property into the overall quarry site. According to the submitted site plan, the primary improvement consists of the construction of a berm along the northern edge of the quarry adjacent to North Henry Boulevard. The proposal does not identify new public street connections or modifications to the existing roadway network. Access associated with the quarry operation is expected to continue utilizing the existing roadway system. Pedestrian activity in the immediate vicinity of the subject property is limited due to the surrounding industrial and commercial land use pattern. Consequently, the proposed rezoning is not anticipated to substantially alter existing pedestrian circulation within the area. 25 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard Although quarry operations generate truck traffic associated with the transportation of materials, the proposed amendment represents the expansion of an existing quarry operation rather than the establishment of a new industrial use. Based on the nature of the request and the function of North Henry Boulevard as a Principal Arterial roadway, the proposed rezoning is not anticipated to significantly affect the operational function of adjacent thoroughfares. Any future access modifications or transportation improvements associated with the quarry operation shall be subject to review and approval by the appropriate local and state agencies. 7. The merits of the requested change in zoning relative to any other guidelines and policies for development, which the Planning Commission and City Council may use in furthering the objective of the comprehensive plan. The Planning Commission and Mayor and City Council should consider the requested rezoning in relation to the City's adopted planning policies, including the Comprehensive Plan, the Unified Development Code, and other applicable development regulations. The subject property is currently located within the Parkway Mixed Use (PMU) Overlay District, which was established to promote high-quality development along major transportation corridors through a balanced mix of commercial, office, residential, civic, entertainment, and cultural uses. The PMU Overlay encourages coordinated site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatibility among adjoining land uses to create an attractive and cohesive development pattern along the North Henry Boulevard corridor. The expansion of heavy industrial land uses is not consistent with the purpose and intent of the PMU Overlay District. Staff acknowledges that the subject property possesses unique physical characteristics because it is immediately adjacent to the existing Stockbridge Quarry and bordered by quarry-related heavy industrial property to the south and east. The applicant proposes to incorporate the property into the existing quarry operation through the construction of a landscaped berm intended to supplement the existing wooded buffer and enhance visual screening along North Henry Boulevard. The applicant has also clarified that the subject property will not be used for mining, blasting, truck parking, or truck turnaround activities, but instead will function as a landscaped buffer for the existing quarry. While the proposed berm may improve the visual transition between the quarry and surrounding development, Staff finds that the primary planning consideration is the requested expansion of the HI (Heavy Industrial District) into the Parkway Mixed Use (PMU) Overlay District. Approval of the requested rezoning would introduce a Heavy Industrial zoning classification into an area where the City's adopted planning policies encourage mixed-use, commercial, office, residential, civic, and cultural development. Staff finds that the requested rezoning is inconsistent with the long-term planning objectives established for the North Henry Boulevard corridor and does not further the purpose and intent of the PMU Overlay District. Accordingly, Staff finds that the requested rezoning does not further the objectives of the Comprehensive Plan, the Unified Development Code, or the Parkway Mixed Use (PMU) Overlay District. Therefore, Staff does not support approval of the requested zoning amendment. 26 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard 8. The ability of the subject land to be developed as it is presently zoned. The subject property is currently zoned C-2 (General Commercial District) and is developed with a commercial building occupied by a mailing and printing services business. The existing commercial use demonstrates that the property is capable of being developed and utilized in accordance with the current zoning classification. Under the current C-2 zoning designation, the property may continue to be used for commercial purposes or be redeveloped with other uses permitted within the district, subject to the applicable provisions of the Unified Development Code. Although the applicant is requesting to rezone the property to HI (Heavy Industrial District) in order to incorporate the parcel into the existing Stockbridge Quarry operation, Staff finds that the subject property is not rendered undevelopable under its existing zoning classification. Rather, the request is intended to facilitate the expansion of an existing heavy industrial use onto property that is currently designated and zoned for commercial development. Staff acknowledges that the subject property's location immediately adjacent to the existing Stockbridge Quarry distinguishes it from many other commercially zoned properties within the City. However, the property also remains within the Parkway Mixed Use (PMU) Overlay District, which was established to encourage mixed-use, commercial, office, residential, civic, entertainment, and cultural development along the North Henry Boulevard corridor. The existing C-2 zoning classification is more consistent with the purpose and intent of the PMU Overlay District than the proposed HI zoning classification. Accordingly, Staff finds that the subject property is capable of being developed and utilized under its existing C-2 (General Commercial District) zoning designation. Because the property retains reasonable development potential under the current zoning and the requested HI (Heavy Industrial District) classification is inconsistent with the adopted planning objectives of the Parkway Mixed Use (PMU) Overlay District, Staff does not find sufficient justification to support the requested rezoning. 27 | P a g e # RZ-2026-02 For 4231 North Henry Boulevard VII. STAFF RECOMMENDATION Staff recommends DENIAL of RZ-2026-02, a request to rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District). Staff acknowledges that the subject property is immediately adjacent to the existing Stockbridge Quarry and that the requested rezoning would establish zoning consistency with the surrounding Heavy Industrial properties. Staff also acknowledges the applicant's proposal to incorporate the property into the existing quarry operation through the construction of a landscaped berm intended to supplement the existing wooded buffer and provide additional visual screening along North Henry Boulevard. However, Staff finds that the requested rezoning does not adequately satisfy the review criteria contained in Section 9.2.4 of the Unified Development Code. Specifically, Staff finds that the proposed expansion of the HI (Heavy Industrial District) into the Parkway Mixed Use (PMU) Overlay District is inconsistent with the adopted purpose and intent of the overlay, which was established to promote a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development through high-quality site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatible land uses along the North Henry Boulevard corridor. Staff further finds that, while the proposed berm may improve visual screening between the quarry and surrounding development, it does not alter the fundamental land use issue presented by the application. Approval of the requested rezoning would expand Heavy Industrial zoning into an area where the City's adopted planning policies envision mixed-use and commercial development, thereby altering the long-term development pattern established for the corridor. Based upon the findings contained within this report, Staff concludes that the requested rezoning is inconsistent with the Comprehensive Plan, the Unified Development Code, and the planning objectives of the Parkway Mixed Use (PMU) Overlay District. Accordingly, Staff recommends DENIAL of RZ-2026-02. 28 | P a g e Parcel S33-01052000 (City of Stockbridge) Legend Stockbridge Quarry Boundary Quarry 100 ft Buffer Berm Ultimate Pit Boundary Parcel To Be Rezoned ± Stockbridge Quarry Pre-Application Meeting Notes: 1. Feature Representation: All features shown are conditional and for representation purposes only. 2. Latest Revision: December 10, 2025. Microsoft, Vantor 0 140 280 Feet A B D C E F H G I K J L M N P O Q ZONING REFERENCES: SURVEYORS COMMENTS ON B-II TITLE EXCEPTIONS AS SHOWN IN THAT COMMITMENT FOR TITLE INSURANCE ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, SAID COMMITMENT HAVING A COMMITMENT NUMBER: NCS-1274709-ORL AND AN EFFECTIVE DATE OF AUGUST 25, 2025, SAID COMMITMENT BEING ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY NATIONAL COMMERCIAL SERVICES. OHE LVD DR S IT E SC OT TB PIN EH U RS T NEAL AVE ACCORDING TO THE FLOOD INSURANCE RATE MAP (FIRM) FOR CITY OF STOCKBRIDGE, HENRY COUNTY, GEORGIA, (COMMUNITY-PANEL NUMBER 13151C0086D, DATED OCTOBER 06, 2016), ALL OF THE SUBJECT PROPERTY LIES WITHIN ZONE X, DEFINED AS "AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN." OH OH E C/L DITC X DRIVE CONST WAY .E D.B. 1 115, PSMT. X G. 196 GAT E OHE DENIE (DB 1 D ACCESS 115 P G 196 ) IPS THE FIELD DATA UPON WHICH THIS PLAT IS BASED WAS GATHERED USING BASE AND ROVER USING MULTIPLE SETUPS AND DUPLICATE OBSERVATIONS ON CORNERS. THE PROCESSED DATA HAS A HORIZONTAL POSITION OF LESS THAN 0.093. THE SCALE FACTOR USED TO ADJUST THE POINTS TO GROUND DISTANCES: 1.00013545994269. 7. THIS PLAT HAS BEEN CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 798,544 FEET. X X X CH AIN X LIN KF E X 8. EQUIPMENT USED FOR MEASUREMENT: GPS: TRIMBLE R12I GPS BASE & RECEIVER X O OH HE E X ENC X X 10. STATE, COUNTY, AND LOCAL BUFFERS AND SETBACKS MIGHT EXIST ON THE SUBJECT PROPERTY THAT ARE NOT SHOWN HEREON. OVERHANG X OOHH EE 13. LJA SURVEYING DOES NOT WARRANT THE EXISTENCE OR NONEXISTENCE OF ANY WETLANDS OR HAZARDOUS WASTES LOCATED ON THE SUBJECT PROPERTY. X PVC STUB OH OHE E KF 14. CURRENT PROPERTY OWNER: EKSTEDT PROPERTIES LLC CURRENT SITE ADDRESS: 4231 NORTH HENRY BLVD CURRENT PID #:S33-01052000 FENCE 1.2' OVER P/L X ING OH E OH E BU ILD RIPRAP WATER METER W WATER MARKER/ MONUMENT X X O OHHE E IRRIGATION CONTROL VALVE WATER VAULT IPS OHE GUY WIRE A/C UNIT /L X X 'B ELECTRIC METER X X GAS METER IRON PIN FOUND X X PVC STUB COMPUTED POINT IPS X LIN KF X CE (M) (R) R/W MARKER X X 80' PROJECT #: LJAS3940-2516 RECORD DISTANCE SURVEYOR CERTIFICATION THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67. 120' M. Chayce Bell, GA P.L.S. #3465 Date Know what's below. Call before you dig. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. 12 40' AKC MCB MCB MEASURED DISTANCE 10/24/2025 0' DRAFTED BY: MAP CHECKED BY: REVIEWED BY: SET 5/8" CAPPED REBAR X N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 Date M. Chayce Bell, GA P.L.S. #3465 11 EN FOUND 1/2" REBAR X CH AIN 10/24/2025 SINGLE WING CATCH BASIN MAILBOX SURVEY LEGAL DESCRIPTION STORM SEWER LINE OVERHEAD ELECTRIC PROPERTY LINE ADJACENT PROPERTY LINE FENCE 10 20 GRAVEL STORM SEWER MANHOLE CLEANOUT UTILITY POLE X X FENCE 0.6' WEST FROM P/L INITIAL: X WATER VALVE ~GRAVEL~ THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 13, 16, 17 AND 19 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED DURING THE MONTH OF OCTOBER OF 2025. 9 X SIGN ISSUE: DATE X E OH OH E X TO: VULCAN MATERIALS & FIRST AMERICAN TITLE INSURANCE COMPANY COPYRIGHT 2026 LJA SURVEYING INC NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF LJA SURVEYING INC SHEET NO: 1 INCH = 40 FEET REV. 7: SURVEYOR CERTIFICATION REV. 6: INK CH X AIN L DESCRIPTION FE X NC E E OH OH E 10 10 'B /L 'B /L X ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 62 OF THE 12TH DISTRICT OF HENRY COUNTY, GEORGIA, IN THE CITY OF STOCKBRIDGE, CONTAINING 1.40 ACRES AS SHOWN ON PLAT OF SURVEY FOR JUDY B. MILLER PREPARED BY MATHIS-MILLIGAN SURVEYORS, INC., CERTIFIED BY DONALD R. MILLIGAN, GEORGIA REGISTERED LAND SURVEYOR NUMBER 2472, DATED MAR 17, 1997, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 REV. 5: X TITLE LEGAL DESCRIPTION REV. 4: 8 EX X IST ING X 15. Matters as would be disclosed by a current and accurate survey and inspection of the Land. 15. ACCESS BETWEEN THE SUBJECT PROPERTY AND THE RIGHT-OF-WAY OF U.S. HIGHWAY #23 HAS BEEN RELINQUISHED PER DB 1115 PG 196 EXCEPT WITHIN THE DRIVEWAY EASEMENT AS SHOWN HEREON. 10/24/2025 CH ELL BO ANEO X US X 14. Terms and provisions of an unrecorded Lease by and between Ekstedt Properties, LLC and Better Letter Mailing Services, Inc., dated September 13, 2005, as evidenced by Lessee's Assignment of Lease and Subordination among Ekstedt Properties, LLC and Wachovia SBA Lending, Inc. and Better Letter Mailing Services, Inc., filed October 20, 2005, and recorded in Deed Book 8582, Page 168, aforesaid records. LEASE INCLUDES THE SUBJECT PROPERTY. SC X AIN LIN MI 12. THERE WAS NO OBSERVABLE EVIDENCE OF HUMAN BURIALS OR CEMETERIES ON SUBJECT PROPERTY AT THE TIME OF THE FIELD SURVEY. 7 13. Easements and conveyance of access rights granted in Right of Way Deed from Skateland Atlanta, Inc. to Department of Transportation, dated October 17, 1989, filed for record October 21, 1989, and recorded in Deed Book 1115, Page 196, aforesaid records. DRIVEWAY CONSTRUCTION EASEMENT SHOWN HEREON. REMAINING RIGHTS OF ACCESS BETWEEN THE SUBJECT PROPERTY AND THE RIGHT-OF-WAY OF U.S. HIGHWAY #23 HAS BEEN RELINQUISHED. X OVERHANG POST X ENC E 11. THIS SURVEY IS NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A GEORGIA LICENSED SURVEYOR. REV. 3: X OVERHANG GA POST TE THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PERSON, PERSONS, OR ENTITY NAMED HEREON. THIS PLAT DOES NOT EXTEND TO ANY UNNAMED PERSON, PERSONS, OR ENTITY WITHOUT EXPRESS WRITTEN CERTIFICATION BY THE SURVEYOR NAMING SAID PERSON, PERSONS, OR ENTITY. 6 9. ~ASPHALT~ FENCE 7.7' OVER P/L N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 6. H W 50' B/L 12. Terms and provisions of easements granted in Warranty Deed from Stockbridge Property Development Company, Inc., a corporation of the County of Henry to Roller Way Rink, Inc., a corporation of the County of Henry, dated December 9, 1969, filed for record December 12, 1969, and recorded in Deed Book 107, Page 511, Henry County, Georgia records. DRIVEWAY EASEMENT SHOWN HEREON NORTH ARROW AND BEARINGS SHOWN HEREON ARE BASED ON GA WEST ZONE NAD83 ADJUSTED 2011. USING GLOBAL POSITIONAL SYSTEM (GPS) AND OBTAINED BY RTK OBSERVATIONS ON 10-15-2025 USING THE LEICA SMARTNET SYSTEM. ALL DISTANCES ARE HORIZONTAL GROUND MEASUREMENTS EXPRESSED IN U.S. SURVEY FEET (1-FOOT = 1200/3937 METERS). IF CONVERSION TO INTERNATIONAL FEET (1-FOOT = 0.3048 METERS) IS REQUIRED APPLY A SCALE FACTOR OF 1.000002 TO DISTANCES SHOWN. 5 DENIE (DB 11 D ACCESS 15 PG 196) ASPHALT 4.5' OVER P/L 5. REV. 2: K FENCE X REV. 1: 01/22/2026 ADDRESS ATTORNEY COMMENTS. CHAINLIN INV:840.19 DRIVEWAY EASEMENT (DB 107 PG 511) OH E X SECURITY POLE E " RC P 11. Rights of tenants in possession, as tenants only, under unrecorded occupancy agreements. File Location:s:\sectors\survey\projects\ljas3940 (vulcan materials)\2516 (stockbridge quarry)\06 survey cad\stockbridge quarry 3. OH 18 10. Rights of upper and lower riparian owners in and to the waters of any creek or stream that bounds or traverses the Land, free from increase, decrease or pollution. Said parcel contains 59,992 square feet, or 1.377 acres. THE PROPERTY SHOWN HEREON IS SUBJECT TO ALL EASEMENTS AND RESTRICTIONS OF RECORD BOTH WRITTEN AND UNWRITTEN. 4 FOUND RWM 9. No insurance is afforded as to the amount of acreage or square footage contained in the Land. Said point lying on a curve to the right, said curve having a radius of 1,813.62 feet, a central angle of 04 degrees 23 minutes 17 seconds, a chord bearing of South 79 degrees 20 minutes 47 seconds East, and a chord length of 138.86 feet; thence run along the arc of said curve and said right-of-way for a distance of 138.90 feet to a set 5/8” capped rebar (L.S.F. #1390); thence leaving said right-of-way run South 31 degrees 17 minutes 33 seconds West for a distance of 484.91 feet to a found 1/2” rebar; thence run North 58 degrees 42 minutes 20 seconds West for a distance of 130.11 feet to a set 5/8” capped rebar (L.S.F. #1390); thence run North 31 degrees 18 minutes 49 seconds East for a distance of 435.96 feet to the POINT OF BEGINNING. 2. 4. UNDERGROUND UTILITIES WERE NOT LOCATED AS PART OF THIS SURVEY. PRIOR TO ANY PLANNING, EXCAVATION, OR CONSTRUCTION ACTIVITIES, THE APPROPRIATE UTILITY LOCATING SERVICES (E.G., 811) MUST BE CONTACTED TO IDENTIFY THE PRESENCE AND LOCATION OF UNDERGROUND UTILITIES. FAILURE TO DO SO MAY RESULT IN DAMAGE, SERVICE DISRUPTION, OR SAFETY HAZARDS. OHE FOUND RWM ASPHALT 18.2' INSIDE R/W 24" RC P 8. Any lien or right to a lien for services, labor, material or equipment, unless such lien is shown by the Public Records at Date of Policy and not otherwise excepted from coverage herein. Commence at a point being the centerline intersection between U.S. Highway 23 (Variable R/W) and Stephens Ave (50' R/W); thence leaving said centerline run South 40 degrees 44 minutes 26 seconds East for a distance of 61.73 feet to a found right-of-way monument on the Southerly right-of-way of the aforementioned U.S. Highway 23; thence run South 87 degrees 32 minutes 44 seconds East along said right-of-way for a distance of 7.03 feet to a point, said point lying on a curve to the right, said curve having a radius of 1,864.71 feet, a central angle of 06 degrees 25 minutes 31 seconds, a chord bearing of South 84 degrees 19 minutes 59 seconds East, and a chord length of 209.00 feet; thence run along the arc of said curve and said right-of-way for a distance of 209.11 feet to a point; thence run South 27 degrees 32 minutes 44 seconds West along said right-of-way for a distance of 37.01 feet to a found right-of-way monument, said point being the POINT OF BEGINNING of the parcel herein described. ALL EASEMENTS AND RIGHTS OF WAY OF WHICH THE SURVEYOR HAS KNOWLEDGE ARE SHOWN HEREON; OTHERS MAY EXIST OF WHICH THE SURVEYOR HAS NO KNOWLEDGE AND OF WHICH THERE IS NO OBSERVABLE EVIDENCE. OHE JB TOP:842.19 INV IN:835.99 INV OUT:835.89 FOUND RWM 7. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest covered by this Commitment. A parcel of land lying in Land Lot 62, of the 12th/ District, City of Stockbridge, Henry County, Georgia, and being more particularly described as follows: 1. E OHE FOUND RWM The 2024 City of Stockbridge, State and Henry County, Georgia personal property taxes, assessed to Better Letter Mailing SVC Inc., were paid in the amount of $397.67 for Tax Account Reference Number 16913. TO FIND THE POINT OF BEGINNING, COMMENCE AT A POINT ON THE SOUTH SIDE OF THE RIGHT OF WAY OF U.S. HIGHWAY 23 (WHICH IS GEORGIA HIGHWAY 42 AND HAVING A VARIABLE RIGHT OF WAY) A DISTANCE OF 1,375.6 FEET EASTERLY, AS MEASURED ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, FROM ITS INTERSECTION WITH THE EAST SIDE OF LAMBERT DRIVE (30 FOOT RIGHT OF WAY); THENCE SOUTH 29 DEGREES 39 MINUTES 26 SECONDS WEST A DISTANCE OF 38.38 FEET TO AN IRON PIN SET ON THE SOUTH SIDE OF SAID RIGHT OF WAY OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING; FROM THE SAID POINT OF BEGINNING THUS ESTABLISHED, THENCE EASTERLY, ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, ALONG THE ARC OF A CURVE TO THE RIGHT, WHICH HAS A RADIUS OF 1829.86 FEET, A DISTANCE OF 139.65 FEET TO AN IRON PIN SET [SAID ARC BEING SUBTENDED BY A CHORD OF 139.62 FEET AS MEASURED ALONG A BEARING OF SOUTH 81 DEGREES 48 MINUTES 39 SECONDS EAST]; THENCE SOUTH 29 DEGREES 38 MINUTES 10 SECONDS WEST A DISTANCE OF 493.86 FEET TO AN IRON PIN SET; THENCE NORTH 60 DEGREES 21 MINUTES 43 SECONDS WEST A DISTANCE OF 130.11 FEET TO A FLAT IRON PIN FOUND; THENCE NORTH 29 DEGREES 39 MINUTES 26 SECONDS EAST A DISTANCE OF 442.81 FEET TO AN IRON PIN LOCATED ON THE SOUTH SIDE OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING. SURVEY NOTES OHE LAND LOT 62 12TH DISTRICT, CITY OF STOCKBRIDGE HENRY COUNTY, GEORGIA OHE 4231 NORTH HENRY BLVD FOR VULCAN MATERIALS OHE ALTA/NSPS LAND TITLE SURVEY OHE SWCB TOP:839.40 INV IN:832.9 0 INV OUT:932 .50 Any minerals or mineral rights leased, granted or retained by current or prior owners. The 2024 City of Stockbridge, State and Henry County, Georgia taxes were paid in the amount of $10,225.04 for Tax Map Reference Number S33-01052000. (base amount due was $10,061.77) The 2024 City of Stockbridge, State and Henry County, Georgia personal property taxes, assessed to Pitney Bowes Global Fin SVCS, were paid in the amount of $58.18 for Tax Account Reference Number 79663. D LOCATED IN: OHE 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 6. Taxes and assessments for the year 2025 and subsequent years, not yet due and payable, and taxes for prior years arising from reassessments or digest disputes. LV 3 OHE 2. Any facts, rights, interest or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 5. EB VICINITY MAP - NOT TO SCALE 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 4. Any encroachments, encumbrances, violations, variations, or adverse circumstances affecting Title that would be disclosed by an accurate and complete land survey of the Land or that could be ascertained by an inspection of the Land. LO TT 4525 SOUTH LEEP ShT oR neE 7 ET 13.953.5200 BUFORD G,A 3LS 0F N 5 1.1 o 3 8 90 TITLE COMMITMENT AR 2 THIS BLOCK RESERVED FOR THE CLERK OF THE SUPERIOR COURT. SPRING ST NORTH HENRY BLVD (A.K.A. U.S. HWY 23) CH LAMBERT DR ANY SETBACKS AND BUFFERS SHOWN ARE GOVERNED BY THE LOCAL JURISDICTION AND SHOULD BE CONFIRMED IN WRITING PRIOR TO LAND PLANNING OR ANY CONSTRUCTION ACTIVITIES. ROCK QUARRY RD GRID NORTH GEORGIA WEST STATE PLANE NAD 83 (2011) FRONT: 50 FEET SIDE: 10 FEET REAR: 20 FEET MAXIMUM BUILDING HEIGHT: 35 FEET LANE DR THE SETBACKS FOR ZONE C-2 GENERAL COMMERCIAL DISTRICT PER CITY OF STOCKBRIDGE MUNICODE ACCESSED ON 10/24/2025 ARE AS FOLLOWS: STEPHENS AVE DEED BOOK 1115 PAGE 196 DEED BOOK 107 PAGE 511 MANN BLVD 1. 2. 1 THE SUBJECT PROPERTY IS ZONED C-2 PER CITY OF STOCKBRIDGE ZONING MAP ACCESSED ON OCTOBER 24, 2025. 1 OF 1 AUGUST 10, 2026 ✔ ✔ Ryan Anderson Community Development SPECIAL USE PERMIT CASE #SP-2026-02. (Council District 4.) Consideration of a special use permit application for the property at 4231 North Henry Boulevard to allow for the development of natural resources, including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery, within the HI (Heavy Industrial) District. The applicant has also applied for a Comprehensive Plan Amendment via CP-2026-01 and a rezoning via RZ-2026-02. Applicant: Vulcan Lands, Inc., c/o Vulcan Materials Company. Agent: Jack Nichols of James, Bates, Brannan, Groover, LLP. Property Owner: Ekstedt Properties, LLC. Property Size: 1.377 +/- acres. ✔ 0.00 SPECIAL USE PERMIT CASE #SP-2026-02. DENIAL. Henry County, GA Overview Legend Parcels Roads 147 ft Parcel ID Property Address District S33-01052000 4231 NORTH HENRY BLVD City/Stockbridge SSD Class Commercial Owner Acreage 1.4 Address EKSTEDT PROPERTIES LLC 508 GUINEVERE CT MCDONOUGH, GA 30252 Land $167,700 Value: Building $473,400 Value: Misc $11,440 Value: Total $652,540 Value: Last 2 Sales Date Price Reason Qual 9/29/2005 $502,000 FM Q 9/26/2002 $0 U 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: 6/29/2026 Last Data Uploaded: 6/29/2026 1:13:22 AM Developed by Henry County, GA Overview Legend Parcels Roads 294 ft Parcel ID Property Address District S33-01052000 4231 NORTH HENRY BLVD City/Stockbridge SSD Class Commercial Owner Acreage 1.4 Address EKSTEDT PROPERTIES LLC 508 GUINEVERE CT MCDONOUGH, GA 30252 Land $167,700 Value: Building $473,400 Value: Misc $11,440 Value: Total $652,540 Value: Last 2 Sales Date Price Reason Qual 9/29/2005 $502,000 FM Q 9/26/2002 $0 U 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: 6/29/2026 Last Data Uploaded: 6/29/2026 1:13:22 AM Developed by Applicant Campaign Disclosure Form (Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.) Has the applicant made, within two (2) years immediately preceding the filing of this application for a conditional use permit, campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application? Yes No If Yes, the applicant and the attorney representing the applicant must file the following information with the City of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed: Planning Commissioner and/or City Council Member Name Dollar Amount of / Campaign Contribution We certify that the foregoing information is true and correct, this I Description of Gift $250 or greater, which was given to Board Member day of~ — Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent Applicant’s Attorney, if applicable - Printed Sign0(ire of Applicant’s Attorney, if applicable Sworn to and subscribed before me this J IA iN 'day of _________ _________________ lotary Public NOTARY PUBLIC GEORGIA MARSHA L. GILLESPIE MONROE COUNTY * Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise, association, or trust) applying for a variance. Citv of Stockbridoe Community Develooment Deoartment-4602 North Henry Blvd : Sfockbridoe. GA 302S1 770-389-7900 4231 North Henry Blvd Stockbridge, GA Parcel No. S33-01052000 1.4 Acres TITLE LEGAL DESCRIPTION ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 62 OF THE 12th DISTRICT OF HENRY COUNTY, GEORGIA, IN THE CITY OF STOCKBRIDGE, CONTAINING 1.40 ACRES AS SHOWN ON PLAT OF SURVEY FOR JUDY B. MILLER PREPARED BY MATHIS-MILLIGAN SURVEYORS, INC. CERTIFIED BY DONALD R. MILLIGAN, GEORGIA REGISTERED LAND SURVEYOR NUMBER 2472 DATED MAR. 17, 1997, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: TO FIND THE POINT OF BEGINNING, COMMENCE AT A POINT ON THE SOUTH SIDE OF THE RIGHT OF WAY OF U.S. HIGHWAY 23 (WHICH IS GEORGIA HIGHWAY 42 AND HAVING A VARIABLE RIGHT OF WAY) A DISTANCE OF 1,375.6 FEET EASTERLY, AS MEASURED ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, FROM ITS INTERSECTION WITH THE EAST SIDE OF LAMBERT DRIVE (30 FEET RIGHT OF WAY); THENCE SOUTH 29 DEGREES 39 MINUTES 26 SECONDS WEST A DISTANCE OF 38.38 FEET TO AN IRON PIN SET ON THE SOUTH SIDE OF SAID RIGHT OF WAY OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING; FROM THE SAID POINT OF BEGINNING THUS ESTABLISHED, THENCE EASTERLY, ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, ALONG THE ARC OF A CURVE TO THE RIGHT, WHICH HAS A RADIUS OF 1,829.86 FEET, A DISTANCE OF 139.65 FEET TO AN IRON PIN SET [SAID ARC BEING SUBTENDED BY A CHORD OF 139.62 FEET AS MEASURED ALONG A BEARING OF SOUTH 81 DEGREES 48 MINUTES 39 SECONDS EAST]; THENCE SOUTH 29 DEGREES 38 MINUTES 10 SECONDS WEST A DISTANCE OF 493.86 FEET TO AN IRON PIN SET; THENCE NORTH 60 DEGREES 21 MINUTES 43 SECONDS WEST A DISTANCE OF 130.11 FEET TO A FLAT IRON PIN FOUND; THENCE NORTH 29 DEGREES 39 MINUTES 26 SECONDS EAST A DISTANCE OF 422.81 FEET TO AN IRON PIN LOCATED ON THE SOUTH SIDE OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING. JAMES BATES BRANNAN GROOVER 231 Riverside Drive Suite 100 Macon, Georgia 31201 O 478.742.4280 F 478.742.8720 Jack Nichols Direct Line: (478)749-9982 Email: jnichols@jamesbatesllp.com - Please Reply to the Macon Office - July 10, 2026 Ryan Anderson Community Development Director Stockbridge, Georgia randerson@stockbridgega.org Veronica Green Chief Planner Stockbridge, Georgia vgreen@stockbridgega.org Re: Addendum to Letter of Intent for 4231 North Henry Boulevard, Stockbridge, GA 30281 Parcel No. S33-01052000 (the “Subject Parcel”) Dear Mr. Anderson and Ms. Green: Please accept this letter as an addendum to the initial Letter of Intent that was submitted with the application packets for Vulcan Lands, Inc. c/o Vulcan Materials Company’s (“Applicant”) three zoning-related requests, which are: 1. Rezoning of the Subject Parcel from C2 (general commercial district) to HI (heavy industrial district); 2. Special Use Permit for the Subject Parcel to allow the development of natural resources including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery; and 3. Comprehensive Plan Amendment to change the Subject Parcel’s designation on the City’s Future Land Use Map from Low Density Mixed-Use to Heavy Industrial. At the Community Zoning & Information Meeting (CZIM) held on July 8, 2026, two items were raised relating to the above requests that I want to clarify. First, the Applicant’s plan for the Subject Parcel does not involve parking or the use of trucks to turn around on the Subject Parcel. The Applicant’s intent, if the rezoning is approved, is to use the Subject Parcel for a continuation of its berm that surrounds the quarry. The Applicant would build a berm on the Subject Parcel and would plant trees to match the tree buffer that already exists on either side of the Subject Parcel. ATLANTA ATHENS MACON jamesbatesllp.com Ryan Anderson, Community Development Director Veronica Green, Chief Planner July 10, 2026 Second, there was a question raised about whether blasting would happen on the Subject Parcel. There will not be blasting on the Subject Parcel. The Applicant’s plan is to use the Subject Parcel as additional berm, which will allow further mining work to be done on other parcels at the quarry that are already owned by the Applicant. To clarify any concerns about this, I am attaching to this letter an updated image showing where additional berm is planned to be built (between the red lines) and where additional mining and blasting would occur (yellow area). Please note this is slightly different from the initial site plan that was submitted with the application packets as that initial site plan showed a small portion of the Subject Parcel being used as the edge of the expanded pit. The attached image is the Applicant’s updated plan for the Subject Parcel, which should alleviate any concerns that blasting might happen on the Subject Parcel. If you have any questions, or if any other information is needed in support of the requests, please do not hesitate to contact me. Respectfully, JAMES BATES BRA’ By: .N GROOVER LLP A Jack Nichols Enclosure cc: Vulcan Materials Company 51748.0012 Page 2 of 2 231 Riverside Drive Suite 100 Macon, Georgia 31201 0 478.742.4280 BRANNAN GROOVER F 478.742.8720 Jack Nichols Direct Line: (478)749-9982 Email: jnichols@jamesbatesllp.com - Please Reply to the Macon Office - June 1,2026 Ryan Anderson Community Development Director Stockbridge, Georgia randerson@stockbridgega.org Veronia Green Chief Planner Stockbridge, Georgia vgreen @st ockb ridgega. or g Re: Letter of Intent for 4231 North Henry Boulevard, Stockbridge, GA 30281 Parcel No. S33-01052000 (the “Subject Parcel”) Dear Mr. Anderson and Ms. Green: I represent Vulcan Lands, Inc. c/o Vulcan Materials Company (“Applicant” or “Vulcan”), and I am submitting this letter of intent along with Vulcan’s Application to the City of Stockbridge (the “City”) relating to three zoning related requests for the above-referenced Subject Parcel. The three requests are for: 1. Rezoning of the Subject Parcel from C2 (general commercial district) to HI (heavy industrial district); 2. Special Use Permit for the Subject Parcel to allow the development of natural resources including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery; and 3. Comprehensive Plan Amendment to change the Subject Parcel’s designation on the City’s Future Land Use Map from Low Density Mixed-Use to Heavy Industrial. The Subject Parcel is 1.4 acres currently zoned C2 that is owned by Ekstedt Properties, LLC (“Ekstedt”). There is one building on the property that is used in Ekstedt’s business. Ekstedt is fully aware of the Applicant’s requests to the City and supports the Applicant’s requests for the Subject Parcel. The Subject Parcel has approximately 140 feet of frontage along North Henry Boulevard. All remaining sides of the Subject Parcel are surrounded by property owned by the Applicant and currently used in the Applicant’s Stockbridge Quarry. The Subject Parcel juts into the Applicant’s property (parcel no. S33-01053000), creating a rectangular incision into the 30+ ATLANTA ATHENS MACON jamesbatesllp.com Ryan Anderson, Community Development Director Veronica Green, Chief Planner June 1,2026 acres of property owned by the Applicant that surrounds the Subject Parcel. All the Applicant’s property surrounding the Subject Parcel is already zoned HI and used as part of Applicant’s quarry. In total the Applicant owns over 787 acres of property associated with the Stockbridge Quarry. The Applicant requests that the Subject Parcel be rezoned to HI in order to allow the Applicant to utilize the 1.4 acres as part of its quarry operations. If rezoning is approved, the large majority of the Subject Parcel would be utilized as a berm with a small portion of the 1.4 acres being used as an edge of the Applicant’s mining pit as shown on the Site Plan submitted with this Application. Pursuant to the City’s Unified Development Code (“UDC”) at § 3.2.25, mines and quarries are allowed in the HI zoning district. That section states, “The development of natural resources, including removal of minerals and other natural materials, together with necessary buildings and machinery, is allowed in the HI zoning district. . . .” Section 3.1 of the UDC states that mines and quarries are Permitted Uses in the HI district, but it also says that the “[d]evelopment of natural resources, including the removal of minerals (such as rock quarries) and natural materials, together with necessary buildings and machinery” requires a Special Use in the HI district. Thus, to try and fully satisfy any discrepancies in the UDC, the Applicant is also requesting that it be granted a Special Use Permit pursuant to § 3.1 of the UDC to allow the Applicant to build a berm and conduct mining operations on the Subject Parcel. Finally, the Applicant is also asking that the City’s Comprehensive Plan be amended to the extent that the Subject Parcel is currently designated as Low Density Mixed-Use on the Future Land Use Map. The Applicant asks that the Subject Parcel’s designation on the Future Land Use Map be changed to Heavy Industrial to conform to what the Subject Parcel would actually be used for if rezoning is approved. This change would also make sense so as to correspond to what all the property surrounding the Subject Parcel is currently used as, which is the Applicant’s Stockbridge Quarry. If you have any questions about the above requests, or if any other information is needed in support of the requests, please do not hesitate to contact me. Respectfully, Jack Nichols cc: Vulcan Materials Company 51748.0012 Page 2 of 2 CP-2026-01, RZ-2026-02, and SP-2026-02 for 4231 North Henry Boulevard (Council District 4) A u g u st 6 , 2 0 2 6 ( P l a n n i n g C o m m i s s i o n ) A u g u st 1 0 , 2 0 2 6 ( M ayo r a n d C o u n c i l ) Case Facts • Applicant: Vulcan Lands, Inc. c/o Vulcan • Materials Company • Address of Property: 4231 North Henry • Boulevard • Parcel Acreage: 1.4 Acres • • Parcel Identification: S33-01052000 • • Current Use of Property: The subject property is developed with a commercial building occupied by a • mailing, printing, and direct mail services business. The site includes • associated parking and access • improvements and fronts North Henry Boulevard 2 Current Zoning of Property: C-2 (General Commercial District) Proposed Zoning: HI (Heavy Industrial District) Current Future Land Use Designation of Property: Low Density Mixed-Use Proposed Future Land Use Designation of Property : Heavy Industrial Property Posting and Legal Advertisement: July 2, 2026 Mailed Notices Sent : July 2, 2026 CZIM: July 8, 2026 3 Sign Posting and Legal Ad Notice on July 2, 2026 4 6 Development Information ❑ The applicant is requesting a Comprehensive Plan Amendment, Rezoning, and Special Use Permit to incorporate the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation. ❑ The property is currently developed with a commercial building but is immediately adjacent to the existing quarry and surrounded on multiple sides by quarryrelated property. ❑ According to the applicant, the site would be redeveloped primarily with a landscaped earthen berm along North Henry Boulevard to provide additional visual screening, physical separation, and buffering between quarry operations and surrounding residential, commercial, institutional, and public properties. ❑ The applicant also indicates that the ultimate quarry pit would remain south of the proposed berm, allowing the berm to function as a transitional buffer between active quarry operations and adjacent development. 8 Overview of Development 10 What Is A Berm? What is a Berm? A berm is a raised earthen embankment constructed from compacted soil, rock, or other approved fill material. Berms are commonly used in quarry, mining, transportation, and industrial developments to provide a physical and visual buffer between operational areas and adjacent properties. In quarry operations, berms are designed to create separation between active extraction areas and surrounding land uses. They may support landscaping and vegetation, improve visual screening, define property boundaries, and provide a transition between industrial operations and neighboring residential, commercial, institutional, or public properties. Berms are often incorporated into site design as a long-term buffering feature and may be used in conjunction with existing natural vegetation to enhance compatibility with surrounding development. For this application, the applicant proposes to construct a berm along the northern boundary of the existing Stockbridge Quarry adjacent to North Henry Boulevard. According to the submitted site plan, the berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation between quarry operations and nearby residential, commercial, institutional, and public properties while supporting the continued operation of the existing quarry. 13 Purpose of the Berm According to the applicant, the berm is intended to provide additional buffering and visual screening between the existing Stockbridge Quarry and surrounding properties. It would supplement the existing wooded vegetation along North Henry Boulevard and create a more defined transition between quarry operations and nearby residential, commercial, institutional, and public uses. The applicant also indicates that the berm would provide physical separation between the quarry and the North Henry Boulevard corridor by functioning as a long-term landscape feature located between active quarry operations and adjacent development. It is important to note that the berm is proposed as a buffering and screening measure. According to the applicant, it is not intended to eliminate quarry activities or replace compliance with applicable local, state, and federal regulations governing quarry operations, including blasting, dust control, stormwater management, and public safety. Staff evaluated the proposed berm and its intended function as part of its analysis, which will be discussed later in the presentation. 14 Ultimate Pit Boundary The purpose of the proposed berm is to provide additional buffering and visual screening between the existing Stockbridge Quarry operation and surrounding properties. The berm is intended to supplement the existing wooded vegetation along the northern edge of the quarry and create a more defined transition between heavy industrial quarry activities and nearby residential, commercial, institutional, and public uses. The berm would also help establish physical separation between the quarry operation and the North Henry Boulevard corridor. As shown on the submitted site plan, the berm is located between the quarry operations and adjacent development, allowing it to function as a longterm site design feature that supports compatibility between the existing quarry and surrounding land uses. The berm should be understood as a buffering and screening measure. It does not eliminate quarry operations or replace applicable local, state, and federal regulations governing quarry activities, including extraction, blasting, dust control, stormwater management, and public safety. 15 Potential Operational Impacts Quarry operations are generally associated with operational activities such as rock extraction, blasting, crushing, material processing, truck traffic, equipment operation, and the transportation of aggregate materials. These activities have the potential to generate operational impacts including noise, vibration, dust, and increased truck movements. The proposed application does not establish a new quarry operation but rather facilitates the expansion of the existing Stockbridge Quarry through the incorporation of the subject property into the overall quarry site. According to the submitted site plan, the primary improvement consists of the construction of a berm intended to provide additional visual screening and buffering between quarry operations and adjacent residential, commercial, institutional, and public properties. Quarry operations, including blasting activities where permitted, remain subject to applicable federal, state, and local regulations governing public safety, environmental protection, air quality, stormwater management, erosion and sedimentation control, and other operational requirements. Any quarry-related activities conducted on the subject property shall comply with all applicable permits and regulatory approvals. According to the applicant, the proposed berm is intended to supplement the existing wooded buffer by providing additional visual screening and separation; however, it is not intended to eliminate quarry operations or replace applicable regulatory requirements. 16 Permit Requirements Approval of the requested Comprehensive Plan Amendment, Rezoning, and Special Use Permit does not, by itself, authorize quarry operations or site development. The applicant will be required to obtain all applicable local, state, and federal permits and approvals prior to commencing any site improvements or quarry-related activities. Depending on the scope of the proposed development, permits and approvals may include, but are not limited to: • • • • • Special Use Permit pursuant to Section 3.2.25 of the City of Stockbridge Unified Development Code for the development of natural resources. Land Disturbance Permit (LDP) from the City of Stockbridge for grading, earthwork, and berm construction. Erosion, Sedimentation, and Pollution Control (ES&PC) Plan approval, as required by state and local regulations. Stormwater Management review and approval, as applicable. Georgia Environmental Protection Division (GA EPD) permits or approvals applicable to quarry and mining operations, including any required modifications to existing permits. • Compliance with all applicable Georgia Surface Mining Act requirements and any associated reclamation obligations. • Any required approvals from the City Engineer, Public Works Department, or other reviewing agencies for grading, drainage, access, utilities, and related site improvements. • Any additional permits or approvals required by local, state, or federal regulatory agencies prior to construction or operation. The applicant shall be responsible for obtaining and maintaining all required permits and complying with all applicable federal, state, and local laws, regulations, and permit conditions throughout the development and operation of the site. 17 PowerPoint Presentation ​ For CP-2026-01 The applicant is requesting a Comprehensive Plan Amendment to change the Future Land Use designation of the subject property from Low Density Mixed-Use to Heavy Industrial. 19 Applicant’s Request​ City of Stockbridge Comprehensive Plan (2024) SURROUNDING FUTURE LAND USE DESIGNATIONS Location Existing Land Use Future Land Use Designation Property to the North Ultimate Auto Body Shop, Commercial Vehicle Storage Area, and Single-Family Residences Low-Density Mixed Use Property to the South Stockbridge Quarry Heavy Industrial Property to the East Stockbridge Quarry; City of Stockbridge Well Site Transportation/Communication/Utilities; LowDensity Mixed Use Property to the West Abundant Life of Jesus Church, Vacant Commercial Building, Car on Demand USA, and Single-Family Residences 21 Low-Density Mixed Use Surrounding Future Land Use Map 22 Staff Analysis (Section 9.2.1 C of The Unified Development Code) 1. Consistency with the Comprehensive Plan: The requested Comprehensive Plan Amendment would change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial to support the expansion of the existing Stockbridge Quarry. While the request would create consistency with the proposed HI zoning, Staff finds that it is inconsistent with the City's Comprehensive Plan and the Parkway Mixed Use Overlay District, as it does not support the longterm vision for compatible mixed-use development along the North Henry Boulevard corridor. Therefore, Staff does not support the requested amendment. 24 Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 2. Relation to the Zoning of the Property: The existing Low Density Mixed-Use designation is compatible with the property’s current C-2 General Commercial zoning and existing commercial use. Although the requested amendment would align the Future Land Use Map with the proposed HI Heavy Industrial zoning, Staff finds that the change would be inconsistent with the City’s adopted planning vision and the objectives of the Parkway Mixed Use Overlay District. Maintaining the existing designation and zoning is therefore more consistent with the City’s long-term planning framework. 3. Suitability of the Site’s Location: The subject property is adjacent to the existing quarry and fronts North Henry Boulevard, which supports consideration of the request. However, the property is also located within the Parkway Mixed Use Overlay District, where the City’s adopted policies encourage coordinated mixed-use and commercial development. Staff finds that the site is not suitable for a Heavy Industrial Future Land Use designation because the request is inconsistent with the long-term vision for the corridor. 4. Maintaining the Current Land Use Designation: The property is currently developed with a commercial use that is consistent with the Low Density Mixed-Use designation and may continue to operate or be redeveloped with compatible uses. Staff finds that maintaining the existing designation better supports the Comprehensive Plan, preserves future commercial and mixed-use redevelopment opportunities, and advances the planning objectives of the Parkway Mixed Use Overlay District. Therefore, Staff finds insufficient justification to change the designation to Heavy Industrial. 25 Staff recommends DENIAL of CP-2026-01, a request to amend the City of Stockbridge Future Land Use Map for approximately 1.4 acres located at 4231 North Henry Boulevard from Low Density Mixed-Use to Heavy Industrial. 26 STAFF RECOMMENDATION PowerPoint Presentation ​ For RZ-2026-02 Rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District) to allow for the further development of natural resources associated with the existing Stockbridge Quarry. 28 Applicant’s Request​ SURROUNDING ZONING PROPERTY INFORMATION Location Existing Zoning Existing Land Use Property to the C-3 (Heavy Commercial District), C-2 (General Commercial Ultimate Auto Body Shop, Commercial Vehicle Storage Area, North District), and SR (Suburban Residential District) and Single-Family Residences Property to the South HI (Heavy Industrial District) Stockbridge Quarry Property to the East HI (Heavy Industrial District); LI (Light Industrial District) Stockbridge Quarry; City of Stockbridge Well Site Property to the C-2 (General Commercial District); C-3 (Heavy Commercial Abundant Life of Jesus Church, Vacant Commercial Building, West District); SR (Suburban Residential District) Car on Demand USA, and Single-Family Residences 29 30 Parkway Mixed Use (PMU) Overlay District – Prohibited Uses. 32 1. Consistency with the Comprehensive Plan: The requested rezoning is accompanied by a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial. While the request would establish consistency between the Future Land Use Map and the proposed HI zoning, Staff finds it is inconsistent with the Comprehensive Plan and the planning objectives of the Parkway Mixed Use (PMU) Overlay District, which promotes compatible mixed-use development along the North Henry Boulevard corridor. 2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: Although the proposed rezoning is generally consistent with the operational intent of the HI (Heavy Industrial District) and the property's location along a principal arterial roadway, Staff finds that expanding heavy industrial zoning into the PMU Overlay District is inconsistent with the City's adopted zoning objectives, which encourage compatible land use patterns, quality site design, and protection of community character. 33 Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular piece of property, neighborhood, a particular area, or community: The proposal would incorporate an isolated commercial parcel into the existing quarry operation and includes a landscaped berm intended to improve visual screening and buffering. However, Staff finds that these site-specific benefits are outweighed by the expansion of Heavy Industrial zoning into the PMU Overlay District, which is inconsistent with the City's long-term planning vision for the corridor. Staff identified nearby residential, commercial, institutional, and public properties, including the City of Stockbridge municipal well site, to evaluate the relationship between the proposed quarry expansion and surrounding land uses. While the proposed landscaped berm may improve visual screening and buffering, Staff finds that the primary planning consideration is the expansion of the HI (Heavy Industrial District) into the Parkway Mixed Use (PMU) Overlay District. Although the request would incorporate an isolated C-2 (General Commercial District) parcel into the existing quarry operation and create a more cohesive zoning patter. Staff concludes that these site-specific benefits are outweighed by the inconsistency of the proposed rezoning with the adopted purpose and intent of the PMU Overlay District and the City's long-term vision for the North Henry Boulevard corridor. 34 Radius Map Identifying Nearby Residential and Non-Residential Properties. 35 Nearby Residential Properties 36 Parcel ID Address Jurisdiction Existing Use Relative Location S33-01050000 4297 North Henry Blvd Stockbridge Residential West S33-01048000 125 Spring Street Stockbridge Residential West S33-01046000 110 Lake Terrace Stockbridge Residential Southwest S33-01046001 112 Lake Terrace Stockbridge Residential Southwest S33-01045001 116 Lake Terrace Stockbridge Residential Southwest S33-01045000 118 Lake Terrace Stockbridge Residential Southwest Nearby Commercial Properties 37 Parcel ID Address Jurisdiction Existing Use Relative Location S33-01051000 4275 North Henry Blvd Stockbridge Commercial Northwest 049A02029000 4198 North Henry Blvd Stockbridge Commercial North 049A02030000 4168 North Henry Blvd Henry County Commercial Northeast 049A02032000 4150 North Henry Blvd Henry County Commercial Northeast 049A01037000 4248 North Henry Blvd Henry County Commercial Northeast Institutional and Public Facilities 38 Property Jurisdiction Existing Use Relative Location Abundant Life of Jesus Church Stockbridge Religious Institution West City of Stockbridge Well Site Stockbridge Municipal Utility East Staff Analysis (Section 9.2.1 C of The Unified Development Code)​ 4. The physical conditions of the site are relative to its capability to be developed as requested, including topography, drainage, access, and size and shape of the property: The approximately 1.4-acre property is adjacent to the existing quarry, fronts North Henry Boulevard, and is physically capable of accommodating the proposed development. The site's topography, access, and configuration support the proposed berm, subject to compliance with all applicable engineering, environmental, and permitting requirements. The potential impact of the rezoning on City infrastructure including water and sewage system: The proposed rezoning is not expected to create significant additional demand for public water or sanitary sewer infrastructure because it expands an existing quarry operation rather than introducing new development. Staff notes that continued coordination with the Henry County Water Authority and the City of Stockbridge will be necessary due to the proximity of the municipal well site. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes: The proposal is not anticipated to significantly increase traffic volumes or alter the function of North Henry Boulevard, a Principal Arterial roadway. The request expands an existing quarry operation and does not include new access points or development that would generate substantial additional trips. The merits of the requested change in zoning relative to any other guidelines and policies for development, which the Planning Commission and City Council may use in furthering the objective of the comprehensive plan: While the proposed berm may improve visual screening, Staff finds that the requested rezoning is inconsistent with the Comprehensive Plan, Unified Development Code, and the planning objectives of the Parkway Mixed Use (PMU) Overlay District, which encourage coordinated mixed-use development rather than the expansion of heavy industrial uses. The ability of the subject land to be developed as it is presently zoned: The property is currently developed with a commercial use that is consistent with its C-2 (General Commercial) zoning and retains reasonable development potential under the existing zoning classification. Staff recognizes that landscaped berms may be incorporated as buffering or screening features within the C-2 District and are consistent with the landscaping and visual quality objectives of the Parkway Mixed Use (PMU) Overlay District. However, the request before the City is to rezone the property to HI (Heavy Industrial District) to facilitate its incorporation into the existing quarry operation. Staff finds that insufficient justification has been provided to support changing the property's zoning from C-2 to HI. 5. 6. 7. 8. 39 Staff recommends DENIAL of RZ-2026-02, a request to rezone approximately 1.4 acres located at 4231 North Henry Boulevard from C-2 (General Commercial District) to HI (Heavy Industrial District). 40 STAFF RECOMMENDATION RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL The following recommended conditions are provided for consideration only in the event that the Mayor and City Council approve the request contrary to Staff's recommendation: 1. Substantial Conformance. Development of the subject property shall be in substantial conformance with the applicant's revised site plan, conceptual renderings, and Addendum to the Letter of Intent dated July 10, 2026, except as otherwise modified by these conditions or required through subsequent engineering and permitting review. Use of the Subject Property. The subject property shall be utilized solely for the construction and maintenance of a landscaped earthen berm and associated vegetative buffer in conjunction with the existing Stockbridge Quarry. Prohibited Activities. Mining, excavation, blasting, mineral extraction, rock crushing, material processing, product or spoil storage, truck parking, truck staging, and truck turnaround activities shall be prohibited on the subject property. Removal of Existing Improvements. The existing commercial building, paved parking area, and other improvements not incorporated into the approved berm design shall be removed in accordance with all applicable demolition, permitting, and environmental requirements. Berm Construction. The berm shall be constructed in accordance with engineered grading, drainage, and stabilization plans reviewed and approved by the City. Final plans shall identify the berm's location, dimensions, slopes, elevations, construction materials, and stabilization measures. 2. 3. 4. 5. 41 RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL 6. Landscaping and Screening. The berm shall be landscaped with trees, shrubs, groundcover, and other approved plant materials designed to supplement and visually connect with the existing wooded buffer on adjoining quarry property. Final landscaping plans shall be reviewed and approved by the City prior to issuance of a Land Disturbance Permit. 7. Beautification. The subject property shall be developed and maintained as a landscaped berm incorporating a combination of trees, shrubs, groundcover, and other landscape materials designed to enhance the appearance of the North Henry Boulevard corridor. Landscaping shall be maintained in a healthy and orderly condition, and any dead, diseased, or damaged plant materials shall be replaced within the next appropriate planting season to ensure the berm continues to function as an attractive visual buffer and corridor beautification feature. 8. Preservation of Existing Vegetation. Existing mature vegetation shall be preserved to the greatest extent practicable, except where removal is necessary for approved grading, berm construction, drainage improvements, or public safety. 9. No New Access. No new vehicular access point shall be established from the subject property to North Henry Boulevard. Existing quarry access shall continue to utilize the established roadway network unless otherwise approved by the City and the Georgia Department of Transportation. 10. Drainage and Stormwater Management. Berm construction and associated grading shall not adversely affect adjacent properties, North Henry Boulevard, or public infrastructure. All stormwater management, erosion and sedimentation control, and drainage improvements shall comply with all applicable local, state, and federal requirements. 42 RECOMMENDED CONDITIONS IN THE EVENT OF APPROVAL 11. 12. 13. 14. 15. 16. 43 Municipal Well Coordination. Prior to issuance of a Land Disturbance Permit, the applicant shall coordinate with the City of Stockbridge Public Works Department and other applicable agencies regarding the protection of the City's municipal well site and associated public water infrastructure. Required Permits. Approval of this rezoning shall not authorize land disturbance, construction, mining, or quarry-related operations. The applicant shall obtain all required local, state, and federal permits and approvals prior to commencing any site work. Unified Development Code Compliance. The subject property and associated quarry operation shall comply with all applicable provisions of the Unified Development Code, including Section 3.2.25, as applicable, and all conditions imposed through the associated Special Use Permit. Companion Applications. Approval of RZ-2026-02 shall be contingent upon approval of the associated Comprehensive Plan Amendment (CP-2026-01) and Special Use Permit (SP-2026-02). If either companion application is denied, this rezoning approval shall be null and void. Material Changes. Any material change to the approved use, berm location, grading plan, landscaping plan, access arrangement, or operational commitments shall require review and approval by the City in accordance with the Unified Development Code. Limitation of Use. Notwithstanding the uses otherwise permitted within the HI (Heavy Industrial) District, the subject property shall be limited to a landscaped berm and vegetative buffer associated with the existing Stockbridge Quarry unless otherwise approved by the Mayor and City Council through the applicable public hearing process. PowerPoint Presentation ​ For SP-2026-02 Approve a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the expansion of the existing Stockbridge Quarry through the development of natural resources on approximately 1.4 acres located at 4231 North Henry Boulevard. 45 Applicant’s Request​ UDC Development Regulations Relevant to Request Section 3.2.25 Development of Natural Resources Section 9.2.5 Special Use Permit Procedures Section 9.2.6 Special Use Permit Approval Criteria 46 9.2.5 (Requirements for special use permits) 1. The proposed use shall not cause traffic congestion or conditions that will adversely affect nearby properties: The proposed Special Use Permit expands the existing Stockbridge Quarry and does not establish a new quarry operation. Because the proposal is limited to a landscaped berm and does not include new access points, truck staging, mining, or blasting on the subject property, Staff does not anticipate significant traffic impacts beyond existing conditions. The physical conditions of the site, including topography, drainage and size and shape, are suitable for the proposed development: The 1.4-acre property is immediately adjacent to the existing quarry, making it suitable for incorporation into the overall operation. The proposed landscaped berm will provide additional visual screening, buffering, and noise attenuation, with all grading and site improvements subject to City review and applicable regulations. Adequate public facilities are available to serve the proposed use: The proposal is not expected to create additional demand for public infrastructure because no new buildings or operational facilities are proposed. Public water service is available, and all engineering, stormwater, and environmental improvements will be reviewed through the City's development review process. The applicant has made a binding agreement for any specific limitations or conditions necessary to protect the public interest and assure the continued beneficial use and enjoyment of nearby properties or that no special limitations are necessary to protect the public: The applicant has submitted a site plan and conceptual berm design intended to provide additional screening and buffering. Staff recommends that any approval require development to remain substantially consistent with the approved plans and all applicable local, state, and federal regulations. The special use with specific limitations and design features as may have been required will further the aims of the comprehensive plan and will not be unduly detrimental to nearby properties: The proposed Special Use Permit supports the expansion of the existing quarry by incorporating the subject property and providing additional buffering through a landscaped berm. When considered with the companion applications, Staff finds the proposal supports continued natural resource operations while minimizing impacts to surrounding properties. 2. 3. 4. 5. 47 9.2.6 Use permit considerations 1. 2. 3. 4. 48 Whether the proposed use is consistent with the comprehensive land use plan adopted by the city council: The proposed Special Use Permit is not consistent with the City's Comprehensive Plan because it would facilitate the expansion of heavy industrial uses within the Parkway Mixed Use (PMU) Overlay District, which is intended for mixed-use and commercial development. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed: Although the property is adjacent to the existing quarry, Staff finds the proposed use is not compatible with the long-term planning objectives of the PMU Overlay District. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or regulations governing land development: The proposed use can comply with applicable local, state, and federal regulations, subject to obtaining all required permits and approvals. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets: The proposal is not expected to significantly affect vehicular or pedestrian traffic because no new access points or operational facilities are proposed. 9.2.6 Use permit considerations 5. The location and number of off-street parking spaces: No additional off-street parking is required because the proposal does not include new buildings or parking demand. 6. The amount and location of open space: The proposed landscaped berm will provide additional landscaped open space, visual screening, and buffering along North Henry Boulevard. 7. Protective screening: The proposed berm enhances the existing wooded buffer by providing additional visual screening, physical separation, and noise attenuation between the quarry and surrounding properties. 8. Hours and manner of operation: The application does not propose changes to the existing hours or manner of quarry operations. 9. Outdoor lighting: No new outdoor lighting is proposed as part of this application. 10. Ingress and egress to the property: No new access points are proposed, and existing quarry access from North Henry Boulevard will remain unchanged. 49 Staff recommends DENIAL of SP-2026-02, a request for a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the expansion of the existing Stockbridge Quarry onto approximately 1.4 acres located at 4231 North Henry Boulevard. 50 STAFF RECOMMENDATION Parcel S33-01052000 (City of Stockbridge) Legend Stockbridge Quarry Boundary Quarry 100 ft Buffer Berm Ultimate Pit Boundary Parcel To Be Rezoned ± Stockbridge Quarry Pre-Application Meeting Notes: 1. Feature Representation: All features shown are conditional and for representation purposes only. 2. Latest Revision: December 10, 2025. Microsoft, Vantor 0 140 280 Feet SPEC-2026.06.1187 Address: 4231 NORTH HENRY BLVD, STOCKBRIDGE, GA 30281 Web Form City of Stockbridge Planning and Community Development Departm Special Use Permit Application Name of Applicant: First Vulcan Lands, Inc. Applicant's Address: 1200 Urban Center Drive City: Birmingham Last c/o Vulcan State: Alabama Name of Agent: First Jack Agent's Address: 231 Riverside Drive City: Macon Last Nichols State: Georgia THE APPLICANT NAMED ABOVE AFFIRMS THAT HE OR SHE IS THE OWNER, OR AGENT OF THE OWNER, OF THE PROPERTY DESCRIBED BELOW, AND IS REQUESTING A SPECIAL USE PERMIT. Special Use Permit(s) being requested: Conditional use in the HI district to allow the development of natural resources pursuant to Section 3.1 of the Unified Development Code. Nearest intersection to the property: North Henry Boulevard and Pinehurst Drive Size of Tract: 1.4 acres Land Lot Number(s): 62 Property Owner Authorization Form please click here TO: Planning Commission; Mayor and Council FROM: Gordon Linton, Senior Planner CC: R. Ryan Anderson, Community Development Director Veronica Green, Chief Planner DATE: July 16, 2026 (Planning Commission) August 10, 2026 (Mayor and Council) SUBJECT: SP-2026-02 for 4231 North Henry Boulevard (To be located in Council District 4) Summary of Request: The applicant, Vulcan Lands, Inc., is requesting a Special Use Permit pursuant to Section 3.2.25 of the City of Stockbridge Unified Development Code to allow for the development of natural resources and quarry-related activities on approximately 1.4 acres located at 4231 North Henry Boulevard. The purpose of the request is to incorporate the subject property into the existing Stockbridge Quarry operation. According to the applicant, the majority of the property will be utilized for the construction of a proposed berm along the northern boundary of the quarry adjacent to North Henry Boulevard, while a limited portion of the site may ultimately be incorporated into the edge of the quarry pit as quarry operations progress. The proposed berm is intended to provide additional visual screening and buffering between the quarry operation and surrounding residential, commercial, institutional, and public properties. The subject property is currently zoned C-2 (General Commercial District) and developed with a commercial building occupied by a mailing and printing services business. The applicant has submitted concurrent applications for a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial and a Rezoning from C2 (General Commercial District) to HI (Heavy Industrial District). Approval of the requested Special Use Permit is contingent upon approval of the companion Comprehensive Plan Amendment and Rezoning applications. I. PURPOSE Consideration of a request for a Special Use Permit for property located at 4231 North Henry Boulevard to allow for the development of natural resources and quarry-related activities in conjunction with the existing Stockbridge Quarry, including the construction of a proposed berm, pursuant to Section 3.2.25 of the Unified Development Code. # SP-2026-02 for 4231 North Henry Boulevard II. PROJECT INFORMATION Proposed Use Expansion of the existing Stockbridge Quarry operation, including the construction of a berm and associated quarry-related activities Site Address 4231 North Henry Boulevard Parcel Identification S33-01052000 Parcel Acreage 1.4 Acres Applicant Vulcan Lands, Inc. c/o Vulcan Materials Company Agent: Jack Nichols, Brannan Groover, LLP Owner: Current Use of Property: Ekstedt Properties, LLC The subject property is developed with a commercial building occupied by a mailing, printing, and direct mail services business. The site includes associated parking and access improvements and fronts North Henry Boulevard. 2|Pa ge # SP-2026-02 for 4231 North Henry Boulevard III. LAND USE ANALYSIS The table below identifies the zoning classifications and existing land uses of adjacent properties surrounding the subject site. SURROUNDING ZONING PROPERTY INFORMATION Location Existing Zoning Existing Land Use Property to the North C-3 (Heavy Commercial District), C-2 (General Commercial District), and SR (Suburban Residential District) Ultimate Auto Body Shop, Commercial Vehicle Storage Area, and Single-Family Residences Property to the South HI (Heavy Industrial District) Stockbridge Quarry Property to the East HI (Heavy Industrial District); LI (Light Industrial District) Stockbridge Quarry; City of Stockbridge Well Site Property to the West C-2 (General Commercial District); C-3 (Heavy Commercial District); SR (Suburban Residential District) Abundant Life of Jesus Church, Vacant Commercial Building, Car on Demand USA, and Single-Family Residences The surrounding area consists of a mix of industrial, commercial, institutional, and residential uses. The subject property is located adjacent to the existing Stockbridge Quarry and is surrounded on multiple sides by quarry-related property. Commercial and institutional uses are located along North Henry Boulevard to the north, while single-family residential properties are located to the west. A City of Stockbridge well site is located to the east. The proposed rezoning would incorporate the subject property into the existing Stockbridge Quarry operation and establish zoning consistency with adjacent heavy industrial properties. SURROUNDING FUTURE LAND USE DESIGNATIONS Location Existing Zoning Existing Land Use Property to the North C-3 (Heavy Commercial District), C-2 (General Commercial District), and SR (Suburban Residential District) Ultimate Auto Body Shop, Commercial Vehicle Storage Area, and Single-Family Residences Property to the South HI (Heavy Industrial District) Stockbridge Quarry Property to the East HI (Heavy Industrial District); LI (Light Industrial District) Stockbridge Quarry; City of Stockbridge Well Site Property to the West C-2 (General Commercial District); C-3 (Heavy Commercial District); SR (Suburban Residential District) Abundant Life of Jesus Church, Vacant Commercial Building, Car on Demand USA, and Single-Family Residences The surrounding Future Land Use pattern consists primarily of Low-Density Mixed Use designations 3|Pa ge # SP-2026-02 for 4231 North Henry Boulevard to the north and west, Heavy Industrial to the south, and a combination of Heavy Industrial and Transportation/Communication/Utilities to the east. The subject property is situated at the transition between the existing Stockbridge Quarry and the North Henry Boulevard corridor. The requested Comprehensive Plan Amendment would change the Future Land Use designation of the subject property from Low-Density Mixed Use to Heavy Industrial to better align with the existing quarry operation and the proposed expansion. IV. FINDING OF FACTS 1. The subject property is located at 4231 North Henry Boulevard and consists of approximately 1.4 acres. 2. The request is associated with concurrent applications for a Rezoning from C-2 (General Commercial District) to HI (Heavy Industrial District) and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code for the development of natural resources and quarry-related activities. 3. The subject property is currently developed with a commercial building occupied by a mailing and printing services business. 4. The property is immediately adjacent to the existing Stockbridge Quarry and is surrounded on multiple sides by quarry-related property. 5. The subject property fronts North Henry Boulevard, a Principal Arterial roadway that provides regional access to the site. 6. Surrounding land uses include the existing Stockbridge Quarry to the south and east, the City of Stockbridge municipal well site to the east, commercial and institutional uses along North Henry Boulevard, and single-family residential properties to the west. 7. Existing Future Land Use designations surrounding the property include Heavy Industrial to the south, Heavy Industrial and Transportation/Communication/Utilities to the east, and Low-Density Mixed Use to the north and west. 4|Pa ge # SP-2026-02 for 4231 North Henry Boulevard V. MAPS, SITE PLAN, RENDERINGS The following exhibits are included as part of the review of the requested rezoning, Comprehensive Plan Amendment, and Special Use Permit: • • • • • • • Vicinity Map of 4231 North Henry Boulevard Aerial Photograph of the Subject Property and Surrounding Area Parcel Acreage Map of 4231 North Henry Boulevard Existing Zoning Map of 4231 North Henry Boulevard Future Land Use Map of 4231 North Henry Boulevard Proposed Site Plan Aerial Photograph with Proposed Site Plan Overlay These exhibits illustrate the location of the subject property, surrounding land uses, zoning classifications, future land use designations, transportation network, and proximity to nearby residential, commercial, institutional, industrial, and quarry-related uses. The exhibits also depict the proposed incorporation of the subject property into the existing Stockbridge Quarry operation, including the construction of a proposed berm and associated quarry-related activities. Additionally, the exhibits illustrate the relationship of the subject property to the existing Stockbridge Quarry, nearby residential neighborhoods, and the City of Stockbridge well site. 5|Pa ge # SP-2026-02 for 4231 North Henry Boulevard 6|Pa ge # SP-2026-02 for 4231 North Henry Boulevard 7|Pa ge # SP-2026-02 for 4231 North Henry Boulevard 8|Pa ge # SP-2026-02 for 4231 North Henry Boulevard 9|Pa ge # SP-2026-02 for 4231 North Henry Boulevard 10 | P a g e # SP-2026-02 for 4231 North Henry Boulevard ALTA/NSPS Land Title Survey of the Subject Property. 11 | P a g e # SP-2026-02 for 4231 North Henry Boulevard Applicant's Conceptual Site Plan Showing the Proposed Berm and Ultimate Pit Boundary. 12 | P a g e # SP-2026-02 for 4231 North Henry Boulevard Applicant's Conceptual Aerial Rendering of the Proposed Quarry Expansion and Berm 13 | P a g e # SP-2026-02 for 4231 North Henry Boulevard Applicant's Conceptual Street-Level Rendering of the Proposed Berm 14 | P a g e # SP-2026-02 for 4231 North Henry Boulevard VI. DEVELOPMENT INFORMATION The applicant proposes to incorporate the approximately 1.4-acre subject property into the existing Stockbridge Quarry operation through the expansion of quarry-related activities. The request includes a Rezoning from C-2 (General Commercial District) to HI (Heavy Industrial District), a Comprehensive Plan Amendment to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial, and a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow for the development of natural resources and quarryrelated activities. The subject property is currently developed with a commercial building occupied by a mailing and printing services business. Although commercially zoned, the parcel is uniquely situated because it is immediately adjacent to the existing Stockbridge Quarry and surrounded on multiple sides by quarry-related property. If approved, the property would transition from a commercial use into an integrated component of the existing quarry operation, resulting in a more cohesive land use pattern and zoning classification. Proposed Berm According to the submitted site plan, the majority of the subject property will be utilized for the construction of a proposed berm along the northern boundary of the quarry adjacent to North Henry Boulevard. A berm is an engineered earthen embankment constructed from compacted soil, rock, and other approved fill materials. Berms are commonly incorporated into quarry, mining, transportation, and industrial developments to provide physical separation between differing land uses while supplementing existing buffering and screening measures. Purpose of the Berm The proposed berm is intended to serve as a permanent buffering feature between the existing Stockbridge Quarry and surrounding development. According to the applicant, the berm is designed to: • • • • • Provide additional visual screening along North Henry Boulevard. Supplement the existing wooded buffer surrounding the quarry. Create additional separation between quarry operations and nearby residential, commercial, institutional, and public properties. Improve compatibility between the quarry operation and surrounding development. Establish a long-term transition between industrial activities and adjacent land uses. Ultimate Pit Boundary The submitted site plan indicates that the ultimate quarry pit boundary will remain south of the proposed berm. The ultimate pit boundary represents the maximum anticipated extent of quarry excavation based on the proposed mining plan. Locating the berm north of this boundary allows it to function as a permanent screening and buffering feature between the active quarry operation and surrounding properties. 15 | P a g e # SP-2026-02 for 4231 North Henry Boulevard Relationship to Surrounding Development The proposed development does not include the construction of new commercial buildings, residential units, or other vertical development. Instead, the application facilitates the expansion of an existing quarry by incorporating the subject property into the overall operation. The proposal is intended to support the continued extraction and management of natural resources while improving the overall development pattern through the elimination of an isolated commercial parcel within a predominantly heavy industrial area. The subject property fronts North Henry Boulevard, a Principal Arterial roadway that provides regional access to the quarry. Surrounding land uses include the existing Stockbridge Quarry to the south and east, the City of Stockbridge municipal well site to the east, commercial businesses along North Henry Boulevard, Abundant Life of Jesus Church to the west, and nearby singlefamily residential neighborhoods along Lake Terrace, Spring Street, and North Henry Boulevard. Existing mature vegetation currently provides a natural buffer between the quarry and many surrounding properties. The proposed berm is intended to supplement this existing vegetation by providing an additional layer of visual screening and separation. As part of its review, Staff evaluated the residential, commercial, institutional, and public properties located nearest to the proposed berm. The analysis identified nearby residential neighborhoods within the City of Stockbridge, commercial properties located in both Stockbridge and unincorporated Henry County, the City of Stockbridge municipal well site, and Abundant Life of Jesus Church. The proposed berm is intended to strengthen the existing buffer and improve the visual transition between the quarry operation and surrounding development. Regulatory Requirements If approved, the proposed Comprehensive Plan Amendment, Rezoning, and Special Use Permit would allow the subject property to become part of the existing Stockbridge Quarry operation. Development of the site would remain subject to all applicable local, state, and federal permitting requirements, including those governing quarry operations, environmental protection, stormwater management, erosion and sedimentation control, and any other required regulatory approvals. VII. STAFF ANALYSIS The following provisions of the City of Stockbridge Unified Development Code (UDC) were reviewed and analyzed in evaluating the applicant's request for a Special Use Permit to allow for the development of natural resources and quarry-related activities pursuant to Section 3.2.25. These provisions establish the applicable review criteria, development standards, and operational requirements associated with the proposed use. UDC Development Regulations Relevant to this Request UDC Section Section 3.2.25 Title Development of Natural Resources Staff Analysis Discuss how the quarry expansion meets the purpose and standards. 16 | P a g e # SP-2026-02 for 4231 North Henry Boulevard UDC Section Section 9.2. 5 (if applicable) Section 9.2.6 (if applicable) Title Special Use Permit Procedures Use permit Staff Analysis Explain the review process and approval authority. Explain the review process and approval authority. 9.2.5 Requirements for special use permits. 1. The proposed use shall not cause traffic congestion or conditions that will adversely affect nearby properties. The subject property fronts North Henry Boulevard, a Principal Arterial roadway that provides direct access to the existing Stockbridge Quarry. According to the Georgia Department of Transportation (GDOT), North Henry Boulevard carries approximately 24,000 vehicles per day, demonstrating that the roadway is designed to accommodate regional traffic volumes. The proposed Special Use Permit does not establish a new quarry operation but facilitates the continued operation and expansion of the existing Stockbridge Quarry through the incorporation of the subject property into the overall quarry site. According to the applicant's revised proposal, the subject property will be developed as a landscaped berm and will not be utilized for truck parking, truck turnaround activities, mining, or blasting. Because the proposal does not introduce new access points, loading areas, operational facilities, or truck staging areas, Staff does not anticipate that the requested expansion will result in a measurable increase in traffic volumes beyond those associated with the existing quarry operation. The proposal does not include new commercial buildings, residential development, or modifications to the existing roadway network. Existing quarry traffic is expected to continue utilizing the established transportation system, with primary access provided from North Henry Boulevard. Staff also considered the proximity of nearby residential, commercial, institutional, and public properties. The applicant proposes to construct a landscaped berm along the North Henry Boulevard frontage to supplement the existing wooded vegetation and provide additional visual screening and buffering between quarry operations and surrounding development. Based on the nature of the proposal and the applicant's revised site plan, Staff does not anticipate that the requested Special Use Permit will create traffic congestion or adversely affect the operational function of adjacent roadways beyond existing quarry traffic conditions. 2. The physical conditions of the site, including topography, drainage and size and shape, are suitable for the proposed development. The subject property consists of approximately 1.4 acres and is immediately adjacent to the existing Stockbridge Quarry. The parcel's location, configuration, and relationship to the existing quarry make it suitable for incorporation into the overall quarry operation. According to the applicant's revised site plan and Letter of Intent Addendum, the subject property will be utilized for the construction of a landscaped berm that will serve as a continuation of the existing quarry buffer. The applicant has stated that the property will not be used for mining, blasting, truck parking, or truck turnaround activities. The proposed berm is intended to supplement 17 | P a g e # SP-2026-02 for 4231 North Henry Boulevard the existing wooded buffer by providing additional physical and visual screening between quarry operations and adjacent residential, commercial, institutional, and public properties. In addition, the berm is intended to function as a noise attenuation feature, helping to reduce the transmission of sound from quarry activities to surrounding properties while enhancing the visual character of the North Henry Boulevard corridor. Any grading, drainage, erosion and sedimentation control, stormwater management improvements, and berm construction associated with the project shall be subject to review and approval through the City's development review process and all applicable local, state, and federal regulatory requirements. 3. Adequate public facilities are available to serve the proposed use. The proposal represents the expansion of an existing quarry operation and is not anticipated to generate a substantial increase in demand for municipal infrastructure. According to the applicant's revised proposal, the subject property will be developed as a landscaped berm and buffer and will not include new buildings, mining activities, blasting, truck parking, or truck turnaround operations. As such, the proposed use is not expected to require additional public facilities beyond those currently serving the existing quarry operation. The Henry County Water Authority has confirmed that public water service is available to the property and that available fire flow exceeds the Authority's minimum standards. Public sanitary sewer service is not currently available; however, because the proposal does not include new residential, commercial, or industrial buildings, significant sanitary sewer capacity is not required. Staff also recognizes that the City of Stockbridge municipal well site is located immediately east of the subject property. Continued coordination with the City of Stockbridge, the Henry County Water Authority, and all applicable local, state, and federal regulatory agencies will be necessary to ensure the continued protection of public infrastructure and water resources. Any future grading, drainage, stormwater management, erosion and sedimentation control, and berm construction shall be subject to review and approval through the City's development review process and all applicable regulatory requirements. Based on the information submitted, Staff finds that adequate public facilities are available to serve the proposed use, subject to compliance with all applicable permitting and engineering requirements. 4. The applicant has made a binding agreement for any specific limitations or conditions necessary to protect the public interest and assure the continued beneficial use and enjoyment of nearby properties or that no special limitations are necessary to protect the public. The applicant has submitted a site plan and conceptual renderings illustrating the proposed incorporation of the property into the existing Stockbridge Quarry, including construction of a landscaped berm along the North Henry Boulevard frontage. The proposed berm is intended to provide additional visual screening and buffering between quarry operations and surrounding development. Should the Special Use Permit be approved, Staff recommends that development be substantially 18 | P a g e # SP-2026-02 for 4231 North Henry Boulevard consistent with the approved site plan and that the berm be installed and maintained in accordance with the approved engineering and landscape plans. The project shall also remain subject to all applicable local, state, and federal permitting requirements governing quarry operations. 5. The special use with specific limitations and design features as may have been required will further the aims of the comprehensive plan and will not be unduly detrimental to nearby properties. The proposed Special Use Permit is associated with concurrent applications for a Comprehensive Plan Amendment and Rezoning to facilitate the expansion of the existing Stockbridge Quarry. The proposal is intended to incorporate an isolated commercial parcel into an established heavy industrial operation rather than establish a new quarry at a different location. The proposed berm, existing wooded vegetation, and applicable regulatory requirements are intended to improve compatibility between the quarry and surrounding residential, commercial, institutional, and public properties. Staff finds that, when considered together with the companion Comprehensive Plan Amendment and Rezoning applications, the proposed Special Use Permit supports the continued management of natural resources while incorporating buffering measures intended to minimize impacts on adjacent properties. 9.2.6 Use permit considerations 1. Whether the proposed use is consistent with the comprehensive land use plan adopted by the city council The applicant has submitted a concurrent Comprehensive Plan Amendment requesting to change the Future Land Use designation from Low Density Mixed-Use to Heavy Industrial. The proposed Special Use Permit is dependent upon the approval of the requested Comprehensive Plan Amendment and the associated Rezoning. The City of Stockbridge Comprehensive Plan establishes the City's long-term vision for growth and development through the Future Land Use Map and supporting goals and policies. While the subject property is immediately adjacent to the existing Stockbridge Quarry, Staff finds that the proposed Special Use Permit should also be evaluated in relation to the City's adopted planning objectives for the North Henry Boulevard corridor. The subject property is located within the Parkway Mixed Use (PMU) Overlay District, which was established to encourage a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development through high-quality site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatible land uses. Although the applicant proposes to develop the subject property as a landscaped berm that will provide additional visual screening and buffering, the requested Special Use Permit is intended to facilitate the expansion of a heavy industrial use within an area where the City's adopted planning policies encourage mixed-use and commercial development. Staff finds that the proposed Special Use Permit is not consistent with the City's adopted Comprehensive Plan because it would facilitate a land use pattern that is inconsistent with the long-term vision established for the Parkway Mixed Use (PMU) Overlay District. While the proposed berm may improve the visual transition between the quarry and surrounding development, it does not alter the fundamental land use issue presented by the application. 19 | P a g e # SP-2026-02 for 4231 North Henry Boulevard Accordingly, Staff finds that the proposed Special Use Permit is not consistent with the Comprehensive Plan or the adopted planning objectives of the Parkway Mixed Use (PMU) Overlay District. Community Goals and Policies (pages 42–44) Community Goals and Policies (Pages 42–44) Staff Analysis Although the applicant proposes a landscaped berm intended to improve visual screening, Staff finds that facilitating a heavy Future Land Use Goal #1: To ensure that new industrial use through the requested Special Use Permit is developments promote a better sense of place and inconsistent with the long-term character envisioned for the North preserve valued elements of community character. Henry Boulevard corridor and the planning objectives of the Parkway Mixed Use (PMU) Overlay District. While the proposal would support the requested HI zoning Future Land Use Goal #2: To establish land use classification, Staff finds that it does not further the City's adopted designations that meet the needs of the City and land use objectives for the corridor. The proposal would facilitate are consistent with the Unified Development Code. Heavy Industrial development within an area planned for Low Density Mixed-Use development. Staff recognizes that the proposal would incorporate an existing Future Land Use Goal #3: To identify available commercial parcel into the adjacent quarry operation. However, land for redevelopment and work with the maintaining redevelopment opportunities consistent with the development community on desirable development. existing Low Density Mixed-Use designation better supports the Comprehensive Plan's long-term vision for the corridor. Staff acknowledges that the proposal would support the Natural, Cultural, and Historic Resources Goal continued operation of an existing quarry. However, Staff finds #1: To promote the efficient use of natural that the primary planning consideration is the appropriateness of resources and identify and protect environmentally expanding heavy industrial land use within the Parkway Mixed sensitive and culturally/historically significant areas. Use (PMU) Overlay District, which is inconsistent with the City's adopted land use policies. The proposed landscaped berm and existing wooded vegetation would provide additional visual screening along North Henry Natural, Cultural, and Historic Resources Policy: Boulevard. While these improvements are beneficial, Staff finds Reduce the impact of new development through the that they do not change the underlying inconsistency between preservation of greenspace. the proposed Special Use Permit and the City's adopted planning objectives for the Parkway Mixed Use (PMU) Overlay District. 2. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed The subject property is immediately adjacent to the existing Stockbridge Quarry and is bordered by Heavy Industrial properties to the south and east. The surrounding area also includes commercial businesses along North Henry Boulevard, Abundant Life of Jesus Church, the City of Stockbridge municipal well site, and nearby single-family residential neighborhoods. The applicant proposes to construct a landscaped berm intended to supplement the existing wooded vegetation by providing additional visual screening and buffering between the quarry operation and surrounding development. 20 | P a g e # SP-2026-02 for 4231 North Henry Boulevard Staff acknowledges that the subject property's proximity to the existing quarry provides a basis for considering the requested Special Use Permit. However, Staff also finds that compatibility must be evaluated within the context of the City's adopted planning policies. The subject property is located within the Parkway Mixed Use (PMU) Overlay District, which was established to encourage a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development through high-quality site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatible land uses. While the proposed berm may improve the visual transition between the quarry and surrounding properties, Staff finds that the requested Special Use Permit would facilitate the expansion of a heavy industrial use within an area where the City's adopted planning policies encourage mixed-use and commercial development. As a result, Staff finds that the proposed use is not compatible with the long-term planning objectives established for the Parkway Mixed Use (PMU) Overlay District. Accordingly, Staff finds that the proposed Special Use Permit is not compatible with the surrounding land use pattern and the adopted planning vision for the North Henry Boulevard corridor and, therefore, does not satisfy this review criterion. 3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or regulations governing land development. The proposed Special Use Permit does not, in itself, violate any applicable local, state, or federal statutes, ordinances, or regulations governing land development. Approval of the Special Use Permit would not exempt the applicant from compliance with all applicable provisions of the City of Stockbridge Unified Development Code, nor from obtaining all required permits and approvals from the appropriate local, state, and federal regulatory agencies. Quarry operations and associated site improvements shall remain subject to all applicable permitting requirements, including erosion and sedimentation control, stormwater management, engineering review, environmental protection requirements, and any permits required by the Georgia Environmental Protection Division (EPD), the U.S. Army Corps of Engineers, and other agencies having jurisdiction, as applicable. Staff notes, however, that the requested Special Use Permit is proposed in conjunction with a Comprehensive Plan Amendment and Rezoning that Staff has determined are inconsistent with the City's adopted Comprehensive Plan and the planning objectives of the Parkway Mixed Use (PMU) Overlay District. While the proposed use is capable of complying with applicable regulatory requirements, Staff finds that it is not consistent with the City's adopted land use policies. 4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets The subject property fronts North Henry Boulevard, a Principal Arterial roadway designed to accommodate regional traffic. According to the applicant's revised proposal, the subject property will be developed as a landscaped berm and will not be utilized for mining, blasting, truck parking, or truck turnaround activities. The proposal does not include new commercial or residential 21 | P a g e # SP-2026-02 for 4231 North Henry Boulevard development, new access points, or operational facilities that would generate additional traffic. Existing quarry traffic is anticipated to continue utilizing the established roadway network. Pedestrian activity within the immediate vicinity is limited because of the surrounding industrial and commercial land use pattern. Accordingly, Staff does not anticipate that the proposed Special Use Permit will significantly affect vehicular or pedestrian circulation along adjoining streets. 5. The location and number of off-street parking spaces The proposal does not include new buildings or employee parking facilities. The existing parking area associated with the commercial building is anticipated to be removed as the property is incorporated into the proposed landscaped berm. The applicant has indicated that the parking area shown on the conceptual rendering is included solely to identify the subject property and will ultimately be replaced with grass, trees, and other landscaping consistent with the proposed berm design. Because no new parking demand is created by the proposal, Staff finds that additional offstreet parking is not required. 6. The amount and location of open space The proposal does not include active recreational open space. However, the proposed landscaped berm, together with the existing wooded vegetation, will establish a substantial buffer between North Henry Boulevard and the existing quarry operation. The berm is intended to provide physical separation, visual screening, and additional landscaped open space along the corridor, thereby improving the transition between the quarry and adjacent development. 7. Protective screening Protective screening is a significant component of the proposed development. The applicant proposes to construct a landscaped earthen berm along the northern boundary of the quarry adjacent to North Henry Boulevard. The berm is intended to supplement the existing wooded vegetation by providing additional physical separation, visual screening, and noise attenuation between quarry operations and adjacent residential, commercial, institutional, and public properties. The applicant has submitted conceptual renderings illustrating the intended appearance of the berm upon completion. Staff acknowledges that the proposed berm represents an enhancement to the existing buffer along the corridor. 8. Hours and manner of operation The application does not propose modifications to the existing hours or manner of operation of the Stockbridge Quarry beyond incorporating the subject property into the overall quarry operation. According to the applicant's revised proposal, the subject property will function as a landscaped berm and will not be utilized for mining, blasting, truck parking, or truck turnaround activities. Quarry operations shall continue to be conducted in accordance with all applicable permit conditions, regulatory requirements, and any conditions imposed by the Mayor and City Council if the Special Use Permit is approved. 9. Outdoor lighting No new outdoor lighting is proposed as part of this application. Any future lighting associated with the quarry operation shall comply with the applicable provisions of the Unified Development Code and any conditions of approval established by the Mayor and City Council. 22 | P a g e # SP-2026-02 for 4231 North Henry Boulevard 10. Ingress and egress to the property. The proposal does not identify new access points to North Henry Boulevard. Access associated with the existing Stockbridge Quarry is anticipated to continue utilizing the established roadway network. Because the proposed berm will not function as an operational area for quarry activities, no changes to existing ingress or egress are proposed. Any future modifications to site access shall be subject to review and approval by the City of Stockbridge, the Georgia Department of Transportation, and other applicable agencies, as required. VIII. STAFF RECOMMENDATION Staff recommends DENIAL of SP-2026-02, a request for a Special Use Permit pursuant to Section 3.2.25 of the Unified Development Code to allow the expansion of the existing Stockbridge Quarry onto approximately 1.4 acres located at 4231 North Henry Boulevard. Staff acknowledges that the proposal represents the expansion of an existing quarry operation rather than the establishment of a new quarry. Staff also recognizes that the applicant proposes to develop the subject property as a landscaped berm intended to supplement the existing wooded buffer by providing additional physical separation, visual screening, and noise attenuation along North Henry Boulevard. In addition, Staff acknowledges that the proposal is not anticipated to significantly increase traffic volumes, create new access points, or require substantial additional public infrastructure. However, after evaluating the request against the Special Use Permit approval criteria contained in Sections 9.2.5 and 9.2.6 of the Unified Development Code, Staff finds that the proposed use is not consistent with the City's adopted Comprehensive Plan and the long-term planning objectives established for the North Henry Boulevard corridor. Specifically, Staff finds that the requested Special Use Permit would facilitate the expansion of a heavy industrial use within the Parkway Mixed Use (PMU) Overlay District, which was established to promote a coordinated pattern of mixed-use, commercial, office, residential, civic, entertainment, and cultural development through high-quality site design, landscaping, gateway aesthetics, pedestrian connectivity, and compatible land uses. While Staff recognizes that the proposed berm would improve visual screening between the existing quarry and surrounding development, Staff finds that the proposed screening does not alter the fundamental land use issue presented by the application. Approval of the requested Special Use Permit would facilitate a land use pattern that is inconsistent with the City's adopted planning vision for the North Henry Boulevard corridor and the development objectives of the Parkway Mixed Use (PMU) Overlay District. Based upon the findings contained within this report and the applicable review criteria of the Unified Development Code, Staff concludes that the applicant has not demonstrated that the requested Special Use Permit is consistent with the Comprehensive Plan or the adopted planning objectives of the Parkway Mixed Use (PMU) Overlay District. Accordingly, Staff recommends DENIAL of SP-2026-02. 23 | P a g e A B D C E F H G I K J L M N P O Q ZONING REFERENCES: SURVEYORS COMMENTS ON B-II TITLE EXCEPTIONS AS SHOWN IN THAT COMMITMENT FOR TITLE INSURANCE ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, SAID COMMITMENT HAVING A COMMITMENT NUMBER: NCS-1274709-ORL AND AN EFFECTIVE DATE OF AUGUST 25, 2025, SAID COMMITMENT BEING ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY NATIONAL COMMERCIAL SERVICES. OHE LVD DR S IT E SC OT TB PIN EH U RS T NEAL AVE ACCORDING TO THE FLOOD INSURANCE RATE MAP (FIRM) FOR CITY OF STOCKBRIDGE, HENRY COUNTY, GEORGIA, (COMMUNITY-PANEL NUMBER 13151C0086D, DATED OCTOBER 06, 2016), ALL OF THE SUBJECT PROPERTY LIES WITHIN ZONE X, DEFINED AS "AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN." OH OH E C/L DITC X DRIVE CONST WAY .E D.B. 1 115, PSMT. X G. 196 GAT E OHE DENIE (DB 1 D ACCESS 115 P G 196 ) IPS THE FIELD DATA UPON WHICH THIS PLAT IS BASED WAS GATHERED USING BASE AND ROVER USING MULTIPLE SETUPS AND DUPLICATE OBSERVATIONS ON CORNERS. THE PROCESSED DATA HAS A HORIZONTAL POSITION OF LESS THAN 0.093. THE SCALE FACTOR USED TO ADJUST THE POINTS TO GROUND DISTANCES: 1.00013545994269. 7. THIS PLAT HAS BEEN CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 798,544 FEET. X X X CH AIN X LIN KF E X 8. EQUIPMENT USED FOR MEASUREMENT: GPS: TRIMBLE R12I GPS BASE & RECEIVER X O OH HE E X ENC X X 10. STATE, COUNTY, AND LOCAL BUFFERS AND SETBACKS MIGHT EXIST ON THE SUBJECT PROPERTY THAT ARE NOT SHOWN HEREON. OVERHANG X OOHH EE 13. LJA SURVEYING DOES NOT WARRANT THE EXISTENCE OR NONEXISTENCE OF ANY WETLANDS OR HAZARDOUS WASTES LOCATED ON THE SUBJECT PROPERTY. X PVC STUB OH OHE E KF 14. CURRENT PROPERTY OWNER: EKSTEDT PROPERTIES LLC CURRENT SITE ADDRESS: 4231 NORTH HENRY BLVD CURRENT PID #:S33-01052000 FENCE 1.2' OVER P/L X ING OH E OH E BU ILD RIPRAP WATER METER W WATER MARKER/ MONUMENT X X O OHHE E IRRIGATION CONTROL VALVE WATER VAULT IPS OHE GUY WIRE A/C UNIT /L X X 'B ELECTRIC METER X X GAS METER IRON PIN FOUND X X PVC STUB COMPUTED POINT IPS X LIN KF X CE (M) (R) R/W MARKER X X 80' PROJECT #: LJAS3940-2516 RECORD DISTANCE SURVEYOR CERTIFICATION THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67. 120' M. Chayce Bell, GA P.L.S. #3465 Date Know what's below. Call before you dig. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. 12 40' AKC MCB MCB MEASURED DISTANCE 10/24/2025 0' DRAFTED BY: MAP CHECKED BY: REVIEWED BY: SET 5/8" CAPPED REBAR X N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 Date M. Chayce Bell, GA P.L.S. #3465 11 EN FOUND 1/2" REBAR X CH AIN 10/24/2025 SINGLE WING CATCH BASIN MAILBOX SURVEY LEGAL DESCRIPTION STORM SEWER LINE OVERHEAD ELECTRIC PROPERTY LINE ADJACENT PROPERTY LINE FENCE 10 20 GRAVEL STORM SEWER MANHOLE CLEANOUT UTILITY POLE X X FENCE 0.6' WEST FROM P/L INITIAL: X WATER VALVE ~GRAVEL~ THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 13, 16, 17 AND 19 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED DURING THE MONTH OF OCTOBER OF 2025. 9 X SIGN ISSUE: DATE X E OH OH E X TO: VULCAN MATERIALS & FIRST AMERICAN TITLE INSURANCE COMPANY COPYRIGHT 2026 LJA SURVEYING INC NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF LJA SURVEYING INC SHEET NO: 1 INCH = 40 FEET REV. 7: SURVEYOR CERTIFICATION REV. 6: INK CH X AIN L DESCRIPTION FE X NC E E OH OH E 10 10 'B /L 'B /L X ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 62 OF THE 12TH DISTRICT OF HENRY COUNTY, GEORGIA, IN THE CITY OF STOCKBRIDGE, CONTAINING 1.40 ACRES AS SHOWN ON PLAT OF SURVEY FOR JUDY B. MILLER PREPARED BY MATHIS-MILLIGAN SURVEYORS, INC., CERTIFIED BY DONALD R. MILLIGAN, GEORGIA REGISTERED LAND SURVEYOR NUMBER 2472, DATED MAR 17, 1997, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 REV. 5: X TITLE LEGAL DESCRIPTION REV. 4: 8 EX X IST ING X 15. Matters as would be disclosed by a current and accurate survey and inspection of the Land. 15. ACCESS BETWEEN THE SUBJECT PROPERTY AND THE RIGHT-OF-WAY OF U.S. HIGHWAY #23 HAS BEEN RELINQUISHED PER DB 1115 PG 196 EXCEPT WITHIN THE DRIVEWAY EASEMENT AS SHOWN HEREON. 10/24/2025 CH ELL BO ANEO X US X 14. Terms and provisions of an unrecorded Lease by and between Ekstedt Properties, LLC and Better Letter Mailing Services, Inc., dated September 13, 2005, as evidenced by Lessee's Assignment of Lease and Subordination among Ekstedt Properties, LLC and Wachovia SBA Lending, Inc. and Better Letter Mailing Services, Inc., filed October 20, 2005, and recorded in Deed Book 8582, Page 168, aforesaid records. LEASE INCLUDES THE SUBJECT PROPERTY. SC X AIN LIN MI 12. THERE WAS NO OBSERVABLE EVIDENCE OF HUMAN BURIALS OR CEMETERIES ON SUBJECT PROPERTY AT THE TIME OF THE FIELD SURVEY. 7 13. Easements and conveyance of access rights granted in Right of Way Deed from Skateland Atlanta, Inc. to Department of Transportation, dated October 17, 1989, filed for record October 21, 1989, and recorded in Deed Book 1115, Page 196, aforesaid records. DRIVEWAY CONSTRUCTION EASEMENT SHOWN HEREON. REMAINING RIGHTS OF ACCESS BETWEEN THE SUBJECT PROPERTY AND THE RIGHT-OF-WAY OF U.S. HIGHWAY #23 HAS BEEN RELINQUISHED. X OVERHANG POST X ENC E 11. THIS SURVEY IS NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A GEORGIA LICENSED SURVEYOR. REV. 3: X OVERHANG GA POST TE THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PERSON, PERSONS, OR ENTITY NAMED HEREON. THIS PLAT DOES NOT EXTEND TO ANY UNNAMED PERSON, PERSONS, OR ENTITY WITHOUT EXPRESS WRITTEN CERTIFICATION BY THE SURVEYOR NAMING SAID PERSON, PERSONS, OR ENTITY. 6 9. ~ASPHALT~ FENCE 7.7' OVER P/L N/F VULCAN LANDS INC DB 3613 PG 192 PID#S33-01053000 6. H W 50' B/L 12. Terms and provisions of easements granted in Warranty Deed from Stockbridge Property Development Company, Inc., a corporation of the County of Henry to Roller Way Rink, Inc., a corporation of the County of Henry, dated December 9, 1969, filed for record December 12, 1969, and recorded in Deed Book 107, Page 511, Henry County, Georgia records. DRIVEWAY EASEMENT SHOWN HEREON NORTH ARROW AND BEARINGS SHOWN HEREON ARE BASED ON GA WEST ZONE NAD83 ADJUSTED 2011. USING GLOBAL POSITIONAL SYSTEM (GPS) AND OBTAINED BY RTK OBSERVATIONS ON 10-15-2025 USING THE LEICA SMARTNET SYSTEM. ALL DISTANCES ARE HORIZONTAL GROUND MEASUREMENTS EXPRESSED IN U.S. SURVEY FEET (1-FOOT = 1200/3937 METERS). IF CONVERSION TO INTERNATIONAL FEET (1-FOOT = 0.3048 METERS) IS REQUIRED APPLY A SCALE FACTOR OF 1.000002 TO DISTANCES SHOWN. 5 DENIE (DB 11 D ACCESS 15 PG 196) ASPHALT 4.5' OVER P/L 5. REV. 2: K FENCE X REV. 1: 01/22/2026 ADDRESS ATTORNEY COMMENTS. CHAINLIN INV:840.19 DRIVEWAY EASEMENT (DB 107 PG 511) OH E X SECURITY POLE E " RC P 11. Rights of tenants in possession, as tenants only, under unrecorded occupancy agreements. File Location:s:\sectors\survey\projects\ljas3940 (vulcan materials)\2516 (stockbridge quarry)\06 survey cad\stockbridge quarry 3. OH 18 10. Rights of upper and lower riparian owners in and to the waters of any creek or stream that bounds or traverses the Land, free from increase, decrease or pollution. Said parcel contains 59,992 square feet, or 1.377 acres. THE PROPERTY SHOWN HEREON IS SUBJECT TO ALL EASEMENTS AND RESTRICTIONS OF RECORD BOTH WRITTEN AND UNWRITTEN. 4 FOUND RWM 9. No insurance is afforded as to the amount of acreage or square footage contained in the Land. Said point lying on a curve to the right, said curve having a radius of 1,813.62 feet, a central angle of 04 degrees 23 minutes 17 seconds, a chord bearing of South 79 degrees 20 minutes 47 seconds East, and a chord length of 138.86 feet; thence run along the arc of said curve and said right-of-way for a distance of 138.90 feet to a set 5/8” capped rebar (L.S.F. #1390); thence leaving said right-of-way run South 31 degrees 17 minutes 33 seconds West for a distance of 484.91 feet to a found 1/2” rebar; thence run North 58 degrees 42 minutes 20 seconds West for a distance of 130.11 feet to a set 5/8” capped rebar (L.S.F. #1390); thence run North 31 degrees 18 minutes 49 seconds East for a distance of 435.96 feet to the POINT OF BEGINNING. 2. 4. UNDERGROUND UTILITIES WERE NOT LOCATED AS PART OF THIS SURVEY. PRIOR TO ANY PLANNING, EXCAVATION, OR CONSTRUCTION ACTIVITIES, THE APPROPRIATE UTILITY LOCATING SERVICES (E.G., 811) MUST BE CONTACTED TO IDENTIFY THE PRESENCE AND LOCATION OF UNDERGROUND UTILITIES. FAILURE TO DO SO MAY RESULT IN DAMAGE, SERVICE DISRUPTION, OR SAFETY HAZARDS. OHE FOUND RWM ASPHALT 18.2' INSIDE R/W 24" RC P 8. Any lien or right to a lien for services, labor, material or equipment, unless such lien is shown by the Public Records at Date of Policy and not otherwise excepted from coverage herein. Commence at a point being the centerline intersection between U.S. Highway 23 (Variable R/W) and Stephens Ave (50' R/W); thence leaving said centerline run South 40 degrees 44 minutes 26 seconds East for a distance of 61.73 feet to a found right-of-way monument on the Southerly right-of-way of the aforementioned U.S. Highway 23; thence run South 87 degrees 32 minutes 44 seconds East along said right-of-way for a distance of 7.03 feet to a point, said point lying on a curve to the right, said curve having a radius of 1,864.71 feet, a central angle of 06 degrees 25 minutes 31 seconds, a chord bearing of South 84 degrees 19 minutes 59 seconds East, and a chord length of 209.00 feet; thence run along the arc of said curve and said right-of-way for a distance of 209.11 feet to a point; thence run South 27 degrees 32 minutes 44 seconds West along said right-of-way for a distance of 37.01 feet to a found right-of-way monument, said point being the POINT OF BEGINNING of the parcel herein described. ALL EASEMENTS AND RIGHTS OF WAY OF WHICH THE SURVEYOR HAS KNOWLEDGE ARE SHOWN HEREON; OTHERS MAY EXIST OF WHICH THE SURVEYOR HAS NO KNOWLEDGE AND OF WHICH THERE IS NO OBSERVABLE EVIDENCE. OHE JB TOP:842.19 INV IN:835.99 INV OUT:835.89 FOUND RWM 7. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest covered by this Commitment. A parcel of land lying in Land Lot 62, of the 12th/ District, City of Stockbridge, Henry County, Georgia, and being more particularly described as follows: 1. E OHE FOUND RWM The 2024 City of Stockbridge, State and Henry County, Georgia personal property taxes, assessed to Better Letter Mailing SVC Inc., were paid in the amount of $397.67 for Tax Account Reference Number 16913. TO FIND THE POINT OF BEGINNING, COMMENCE AT A POINT ON THE SOUTH SIDE OF THE RIGHT OF WAY OF U.S. HIGHWAY 23 (WHICH IS GEORGIA HIGHWAY 42 AND HAVING A VARIABLE RIGHT OF WAY) A DISTANCE OF 1,375.6 FEET EASTERLY, AS MEASURED ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, FROM ITS INTERSECTION WITH THE EAST SIDE OF LAMBERT DRIVE (30 FOOT RIGHT OF WAY); THENCE SOUTH 29 DEGREES 39 MINUTES 26 SECONDS WEST A DISTANCE OF 38.38 FEET TO AN IRON PIN SET ON THE SOUTH SIDE OF SAID RIGHT OF WAY OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING; FROM THE SAID POINT OF BEGINNING THUS ESTABLISHED, THENCE EASTERLY, ALONG THE SOUTH SIDE OF THE RIGHT OF WAY OF SAID U.S. HIGHWAY 23, ALONG THE ARC OF A CURVE TO THE RIGHT, WHICH HAS A RADIUS OF 1829.86 FEET, A DISTANCE OF 139.65 FEET TO AN IRON PIN SET [SAID ARC BEING SUBTENDED BY A CHORD OF 139.62 FEET AS MEASURED ALONG A BEARING OF SOUTH 81 DEGREES 48 MINUTES 39 SECONDS EAST]; THENCE SOUTH 29 DEGREES 38 MINUTES 10 SECONDS WEST A DISTANCE OF 493.86 FEET TO AN IRON PIN SET; THENCE NORTH 60 DEGREES 21 MINUTES 43 SECONDS WEST A DISTANCE OF 130.11 FEET TO A FLAT IRON PIN FOUND; THENCE NORTH 29 DEGREES 39 MINUTES 26 SECONDS EAST A DISTANCE OF 442.81 FEET TO AN IRON PIN LOCATED ON THE SOUTH SIDE OF U.S. HIGHWAY 23 AND THE POINT OF BEGINNING. SURVEY NOTES OHE LAND LOT 62 12TH DISTRICT, CITY OF STOCKBRIDGE HENRY COUNTY, GEORGIA OHE 4231 NORTH HENRY BLVD FOR VULCAN MATERIALS OHE ALTA/NSPS LAND TITLE SURVEY OHE SWCB TOP:839.40 INV IN:832.9 0 INV OUT:932 .50 Any minerals or mineral rights leased, granted or retained by current or prior owners. The 2024 City of Stockbridge, State and Henry County, Georgia taxes were paid in the amount of $10,225.04 for Tax Map Reference Number S33-01052000. (base amount due was $10,061.77) The 2024 City of Stockbridge, State and Henry County, Georgia personal property taxes, assessed to Pitney Bowes Global Fin SVCS, were paid in the amount of $58.18 for Tax Account Reference Number 79663. D LOCATED IN: OHE 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 6. Taxes and assessments for the year 2025 and subsequent years, not yet due and payable, and taxes for prior years arising from reassessments or digest disputes. LV 3 OHE 2. Any facts, rights, interest or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 5. EB VICINITY MAP - NOT TO SCALE 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 4. Any encroachments, encumbrances, violations, variations, or adverse circumstances affecting Title that would be disclosed by an accurate and complete land survey of the Land or that could be ascertained by an inspection of the Land. LO TT 4525 SOUTH LEEP ShT oR neE 7 ET 13.953.5200 BUFORD G,A 3LS 0F N 5 1.1 o 3 8 90 TITLE COMMITMENT AR 2 THIS BLOCK RESERVED FOR THE CLERK OF THE SUPERIOR COURT. SPRING ST NORTH HENRY BLVD (A.K.A. U.S. HWY 23) CH LAMBERT DR ANY SETBACKS AND BUFFERS SHOWN ARE GOVERNED BY THE LOCAL JURISDICTION AND SHOULD BE CONFIRMED IN WRITING PRIOR TO LAND PLANNING OR ANY CONSTRUCTION ACTIVITIES. ROCK QUARRY RD GRID NORTH GEORGIA WEST STATE PLANE NAD 83 (2011) FRONT: 50 FEET SIDE: 10 FEET REAR: 20 FEET MAXIMUM BUILDING HEIGHT: 35 FEET LANE DR THE SETBACKS FOR ZONE C-2 GENERAL COMMERCIAL DISTRICT PER CITY OF STOCKBRIDGE MUNICODE ACCESSED ON 10/24/2025 ARE AS FOLLOWS: STEPHENS AVE DEED BOOK 1115 PAGE 196 DEED BOOK 107 PAGE 511 MANN BLVD 1. 2. 1 THE SUBJECT PROPERTY IS ZONED C-2 PER CITY OF STOCKBRIDGE ZONING MAP ACCESSED ON OCTOBER 24, 2025. 1 OF 1 Request For Proposals (RFP) 2026-0007 - City of Stockbridge Comprehensive Residential Waste Collection And Disposal Services Project Overview Project Details Reference ID Request For Proposals (RFP) 2026-0007 Project Name City of Stockbridge Comprehensive Residential Waste Collection And Disposal Services Project Facilitator Wanda Cooley Project Type RFP (Request For Proposals) Department Purchasing Project Description The City of Stockbridge is requesting competitive sealed proposals from qualified contractors to furnish comprehensive solid waste services. These services include the collection and disposal of residential garbage, recycling, yard waste, and bulk waste generated within the City. The selected contractor shall provide all necessary supervision, labor, materials, equipment, and any other resources required to perform these services in full compliance with the specifications and requirements outlined in this Request for Proposals. Open Date Apr 09, 2026 12:00 PM EDT Close Date May 07, 2026 3:00 PM EDT Highest Scoring Supplier Score GFL Environmental 90.6 pts Conflict of Interest Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 1 of 44 DECLARATION OF CONFLICT OF INTEREST You have been chosen as a Committee member for this Evaluation. Please read the following information on conflict of interest to see if you have any problem or potential problem in serving on this committee. ## Code of Conduct All information related to submissions received from Suppliers or Service Providers must be kept confidential by Committee members. ## Conflict of Interest No member of a Committee shall participate in the evaluation if that Committee member or any member of his or her immediate family: * has direct or indirect financial interest in the award of the contract to any proponent; * is currently employed by, or is a consultant to or under contract to a proponent; * is negotiating or has an arrangement concerning future employment or contracting with any proponent; or, * has an ownership interest in, or is an officer or director of, any proponent. Please sign below acknowledging that you have received and read this information. If you have a conflict or potential conflict, please indicate your conflict on this acknowledgment form with information regarding the conflict. I have read and understood the provisions related to the conflict of interest when serving on the Evaluation Committee. If any such conflict of interest arises during the Committee’s review of this project, I will immediately report it to the Purchasing Director. Name Date Signed Has a Conflict of Interest? Decius Aaron Public Works Director May 12, 2026 4:39 PM EDT No Leslie Norsworthy Exec. Asst. Public Works May 14, 2026 7:48 AM EDT No Jeremy Andrews Procurement Mgr. May 15, 2026 2:55 PM EDT No Kim Barnett Utility Billing Manager May 13, 2026 8:13 AM EDT No Marcel Jackson Public Works Director City of Avondale Estates May 12, 2026 4:31 PM EDT No Todd Ennis Solid Waste Director City of Griffin, Georgia May 14, 2026 10:08 AM EDT No Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 2 of 44 Public Q&A RFP 2026-0007 Questions Georgia Waste Systems, LLC dba WM, Apr 23, 2026 5:48 PM EDT, Not Public - Pending 1. When does the current contract expire with the current hauler? 2. What is the current monthly rate for the current scope of services to the residents? 3.Is it possible for the city to change the contract term extension language to bi-lateral? 4. I know the intent of the city is to maintain the hauler for at least the 2-year initial period. Can you the city remove the 30-day termination language for clause? 5. Can the city look at reducing the stacking Liquidation Damage language from 4 hours to cure and allow 24 hours language in the contract to cure? 6. Can the city cap the Liquidated Damage amounts to per day versus per action per day? 7. Can you explain who determines the 95% collection measurement? 8. Can the city change the language requiring the city to approve hauler routing versus just providing the city notice of a routing change? 9. Can penalty interest be removed or pricing reduced? 10. Who determines the improper disposal and missed collection? Can providing video or pictures 24 hours after the notice not count towards an incident? 11. How many incidents of missed pick-ups/improper disposal per day/ per month does the current hauler average? 12. Is there a requirement for haulers equipment to be less than 6 years old to prevent infrastructure damage? 13. Are all haulers required to purchase new carts? Questions for Solid Waste Removal and Refuse Collection GFL Environmental, Apr 27, 2026 11:34 AM EDT, Not Public - Pending Will all new carts/cans be mandatory for the new contract? Questions for Solid Waste Removal and Refuse Collection Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 3 of 44 GFL Environmental, Apr 27, 2026 11:48 AM EDT, Not Public - Pending Can this be serviced 5 days a week? What days of service are best days of service? Questions for Solid Waste Removal and Refuse Collection GFL Environmental, Apr 27, 2026 11:56 AM EDT, Not Public - Pending Is contractor expected to pick up extra bags outside of can? Is that mandatory? Questions for Solid Waste Removal and Refuse Collection GFL Environmental, Apr 27, 2026 12:23 PM EDT, Not Public - Pending Is the Maintenance bond required? It specifies that road repairs would be included in this work and that is not a part of the current contract. Recycle cart count Arrow Waste, Apr 27, 2026 2:24 PM EDT, Not Public - Pending Should each residential dwelling have a recycle cart delivered, or should we use the number provided in the RFP of 4,032? Bulk & YW info Arrow Waste, Apr 28, 2026 5:53 AM EDT, Not Public - Pending Do you have any data around bulk or YW collections or tonnage from the prior year? Questions AMWASTE of Georgia, LLC, Apr 28, 2026 8:12 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 4 of 44 Please provide a complete address list with the service days. This will be necessary if the city requires the service days to stay the same as they currently are. Provide some detail around the 2 community clean up events and what equipment has been utilized by GFL in the past. Will the city accept 95 gallon recycle carts at a different color for recycling service? Can the billing resident service counts be reviewed and adjusted quarterly for the monthly billing? The bid referenced only annual adjustments unless there is an annexation. How much growth is projected over the next 5 years inside the city limits? Renewals Waste Pro of GA Inc., Apr 28, 2026 10:07 AM EDT, Not Public - Pending Section 1 of the contract example titled "Optional Renewals" on page 3 of the specs describes renewals "at the sole discretion of the City". Please change this to say "upon mutual agreement of both parties". Right to Cure Waste Pro of GA Inc., Apr 28, 2026 10:07 AM EDT, Not Public - Pending Section 6 of the contract example titled "Termination for Cause". Will the city consider allowing a 20 day period to cure any issues or some kind of right to cure? Termination Waste Pro of GA Inc., Apr 28, 2026 10:07 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 5 of 44 Section 7 of the contract example titled "Termination for Convenience". Please remove this section. It prevents companies from the assurance that capital can be amortized and thus we will build that "risk" into the rate causing the city higher prices. Deduction Language Waste Pro of GA Inc., Apr 28, 2026 10:08 AM EDT, Not Public - Pending Section 9.1 & 9.4 (Exhibit A) page 10 & 11- please clarify what would be an "authorized Deduction" and provide an example. Seems like the liquidated damages on page 43 would cover. Is this a double charge for issues? Indemnity Waste Pro of GA Inc., Apr 28, 2026 10:08 AM EDT, Not Public - Pending Section 12.3 of Exhibit A page 13. Please make this section reciprocal indemnity. The section is one sided. Transition Plan Waste Pro of GA Inc., Apr 28, 2026 10:09 AM EDT, Not Public - Pending Section 1.2 of Exhibit B (Transition) on page 30 states "The transition plan should be received by the City within thirty (30) days of notice of contract award". Is a transition plan required with our submittal? List Waste Pro of GA Inc., Apr 28, 2026 10:09 AM EDT, Not Public - Pending Section 1.2 of Exhibit B states "Please supply a COMPLETE Inclusion/Exempt Waste List". Please clarify what is required here and provide an example. Carts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 6 of 44 Waste Pro of GA Inc., Apr 28, 2026 10:09 AM EDT, Not Public - Pending Who will own the carts at the end of this project? Recycle Waste Pro of GA Inc., Apr 28, 2026 10:10 AM EDT, Not Public - Pending Is recycling an elective service? Are all residents billed? Special Events Waste Pro of GA Inc., Apr 28, 2026 10:10 AM EDT, Not Public - Pending Exhibit B page 37 "Special Events"- please provide the size, type & frequency of collection of the equipment needed for these events. Clean up events Waste Pro of GA Inc., Apr 28, 2026 10:11 AM EDT, Not Public - Pending Exhibit B page 38 "Clean Up Events"- are these two events included in the (5) events described on page 37 under "Special Events"? Clean up events Waste Pro of GA Inc., Apr 28, 2026 10:11 AM EDT, Not Public - Pending Exhibit B page 38 "Clean Up Events"- please provide the size, type & frequency of collection of the equipment needed for these events. Carts Waste Pro of GA Inc., Apr 28, 2026 10:12 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 7 of 44 Exhibit B page 38 "Trash Carts" will all bidders be required to provide "brand new" carts including the current hauler as stated here? Stop Service Waste Pro of GA Inc., Apr 28, 2026 10:12 AM EDT, Not Public - Pending Exhibit B page 39 "Delinquent accounts" when accounts are suspended, will we need to pick up the carts? Will vendors be able to bill for that extra labor? Rate Changes Waste Pro of GA Inc., Apr 28, 2026 10:13 AM EDT, Not Public - Pending Will annual CPI increases be allowed? Missed Collection Waste Pro of GA Inc., Apr 28, 2026 10:13 AM EDT, Not Public - Pending Exhibit B page 45 "Missed Collections"- will the city allow industry standard of 24 hours from time of call to resolve misses? Missed Collection Waste Pro of GA Inc., Apr 28, 2026 10:14 AM EDT, Not Public - Pending Exhibit B page 45 "Customer Service Standards"- the times listed here to resolve differ from the missed collection times above. Will the city allow industry standard of 24 hours from time of call to resolve complaints? Calls Waste Pro of GA Inc., Apr 28, 2026 10:14 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 8 of 44 Who will residents call for requests, the city or the contractor? Litigation Waste Pro of GA Inc., Apr 28, 2026 10:16 AM EDT, Not Public - Pending Exhibit C, Section I.B on page 51 refers to submitting litigation history. Please clarify if only history related to municipal contracts is required. Form Waste Pro of GA Inc., Apr 28, 2026 10:16 AM EDT, Not Public - Pending Exhibit C, Section I.N.a on page 54 requires "All Corporations should provide corporate seal, a copy of the Secretary of State’s Certificate of Incorporation, and a listing of the principals of the corporation with the Proposal". Is there a form that this information should be listed on that the city can provide? Bonds Waste Pro of GA Inc., Apr 28, 2026 10:17 AM EDT, Not Public - Pending The "Bond Documents" in Exhibit D seem to ask for (a Payment Bond, a Performance Bond, and a Maintenance Bond), but no amounts are listed. Please clarify what bonds are required and for what amounts. A Maintenance Bond seems out of place for this project. Bonds Waste Pro of GA Inc., Apr 28, 2026 10:18 AM EDT, Not Public - Pending For the bonds required, typically the surety provides the entire bond documentation. Will those forms be acceptable to satisfy the requirements for bonds in lieu of Exhibit D? Price Calculation Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 9 of 44 Waste Pro of GA Inc., Apr 28, 2026 10:18 AM EDT, Not Public - Pending On page 2 of Exhibit K, the "Overall Total Base Bid" number. Please clarify what goes into this number. Does it include all of the Specialty Fees listed on page 1? Billing Waste Pro of GA Inc., Apr 28, 2026 10:19 AM EDT, Not Public - Pending Does the city do all residential billing to the residents? Routes Waste Pro of GA Inc., Apr 28, 2026 10:19 AM EDT, Not Public - Pending Please provide the current route descriptions including day of the week info by area (map). 2cd carts Waste Pro of GA Inc., Apr 28, 2026 10:19 AM EDT, Not Public - Pending On Exhibit B page 35- How many of the "2cd carts" listed are recycle carts? Glass Waste Pro of GA Inc., Apr 28, 2026 10:20 AM EDT, Not Public - Pending Section 8.B on page 32- Is glass included in the recyclable. City website seems to indicate no. Clarify Language Waste Pro of GA Inc., Apr 28, 2026 10:20 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 10 of 44 Section 12.2 on page 12- please clarify this section. What is being addressed here? The section seems out of place for a sanitation bid. Payment Terms Waste Pro of GA Inc., Apr 28, 2026 10:21 AM EDT, Not Public - Pending What are the payment terms from the city? Net 15, 20 , 30 Yard Waste Waste Pro of GA Inc., Apr 28, 2026 10:21 AM EDT, Not Public - Pending Can yard waste be commingled with MSW & Bulk? Exhibit K Waste Pro of GA Inc., Apr 28, 2026 10:24 AM EDT, Not Public - Pending Exhibit K states several times "Including Administrative Fee" in the description of each service line. What does this refer to? Page 6 Contract Red Oak Sanitation, Apr 29, 2026 8:47 AM EDT, Not Public - Pending Does it need to be filled out? 65 gallon recycling (2) Red Oak Sanitation, Apr 29, 2026 8:48 AM EDT, Not Public - Pending Can you please confirm each resident can get (2) 65 gallon recycling containers? Can we just provide each customer with (1) 95 gallon container with a different color lid? Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 11 of 44 10 bags Red Oak Sanitation, Apr 29, 2026 8:49 AM EDT, Not Public - Pending 10 bags does that include trash and yard waste combined? Please confirm the bag size. For example: 13 gallon generic kitchen bag compared to ten 55 gallon bags. Response Time Red Oak Sanitation, Apr 29, 2026 8:49 AM EDT, Not Public - Pending Would the city have any issue making all requests, missed pick ups, and complaints all addressed in a 24hr period? Upload Question Red Oak Sanitation, Apr 29, 2026 9:00 AM EDT, Not Public - Pending What is the difference between Exhibit C - Request for Proposal and the bottom upload _ Request for Proposal? Bond Submission Red Oak Sanitation, Apr 29, 2026 9:12 AM EDT, Not Public - Pending Please confirm Bond Documents Submission. Do they need to be filled out or the bond documents are only related to the final Performance & Payment Bond if Red Oak is ultimately awarded the contract. Vendor Registration Red Oak Sanitation, Apr 29, 2026 9:19 AM EDT, Not Public - Pending page 57 - Just confirming if awarded this needs to be done but not for the submission? Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 12 of 44 Submissions Supplier Date Submitted Name Email Confirmation Code Waste Pro of GA Inc. May 06, 2026 8:02 PM EDT Bob Wolk rwolk@wasteprousa.com ODI4MjU3 GFL Environmental May 06, 2026 5:01 PM EDT Luke Ewing lewing@gflenv.com ODI4MTcz Arrow Waste May 07, 2026 12:25 PM EDT Justin Vetsch justin.vetsch@arrowwaste. com ODI4NzA5 Red Oak Sanitation May 07, 2026 1:15 PM EDT John Spagnuolo john@redoaksanitation.co m ODI4ODA3 Ryland Environmental, Inc. May 07, 2026 12:16 PM EDT James Lanier james@rylandenvironment al.us ODI4Njk1 Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 13 of 44 Project Criteria Criteria Points A - Experience with Government Entities 20 pts Description A-1 - 10 pts Does the offeror's proposal demonstrate extensive experience in the solid waste industry, including years of successfully operating residential and commercial collection programs encompassing garbage, recycling, yard waste, and bulk waste services? A-2 - 10 pts Does the offeror's proposal show relevant and recent experience with comparable government contracts or projects? B - Service Delivery Approach/Transition 15 pts B-1 - 15 pts C - Customer Service Experience 15 pts C-1 - 15 pts Does the offeror’s proposed service delivery approach and plan demonstrate a seamless transition of services? Does the proposal clearly demonstrate how the offeror will meet customer service expectations? Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 14 of 44 D - Personnel/Staff Experience 10 pts D-1 - 10 pts E - Firm's Financial Stability 20 pts E-1 - 20 pts F - Cost 20 pts F-1 - 20 pts Total 100 pts Does the qualifications and experience of the proposer’s personnel provide sufficient evidence of their ability to successfully deliver all required services? Does the proposal clearly demonstrate the proposer’s financial capacity to sustain and successfully deliver all required services? Cost proposals will be scored based on the Overall Total Base Bid as submitted in Exhibit K, with the lowest responsive and responsible total receiving the maximum points and all others scored proportionally using a predetermined mathematical formula; no subjective evaluation of cost will be performed. Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 15 of 44 Scoring Summary Active Submissions Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Supplier / 100 pts / 20 pts / 10 pts / 10 pts / 15 pts GFL Environmental 90.6 pts 17.6 pts 9 pts 8.6 pts 13.6 pts Arrow Waste 80.24 pts 15 pts 7.8 pts 7.2 pts 12.2 pts Waste Pro of GA Inc. 80.18 pts 17.4 pts 8.6 pts 8.8 pts 11.8 pts Red Oak Sanitation 74.25 pts 15.4 pts 7.8 pts 7.6 pts 10.2 pts Ryland Environmental, Inc. 63.94 pts 15.8 pts 7.8 pts 8 pts 8.2 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 16 of 44 B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Supplier / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts GFL Environmental 13.6 pts 13.4 pts 13.4 pts 8.4 pts 8.4 pts Arrow Waste 12.2 pts 12.6 pts 12.6 pts 8.2 pts 8.2 pts Waste Pro of GA Inc. 11.8 pts 13.2 pts 13.2 pts 9.2 pts 9.2 pts Red Oak Sanitation 10.2 pts 10 pts 10 pts 8.4 pts 8.4 pts Ryland Environmental, Inc. 8.2 pts 8.2 pts 8.2 pts 6.4 pts 6.4 pts E - Firm's Financial Stability E-1 - F - Cost F-1 - Supplier / 20 pts / 20 pts / 20 pts / 20 pts GFL Environmental 17.6 pts 17.6 pts 20 pts 20 pts ($17.75) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 17 of 44 E - Firm's Financial Stability E-1 - F - Cost F-1 - Supplier / 20 pts / 20 pts / 20 pts / 20 pts Arrow Waste 15.6 pts 15.6 pts 16.64 pts 16.64 pts ($21.34) Waste Pro of GA Inc. 17.4 pts 17.4 pts 11.18 pts 11.18 pts ($31.74) Red Oak Sanitation 16.6 pts 16.6 pts 13.65 pts 13.65 pts ($26) Ryland Environmental, Inc. 16 pts 16 pts 9.342 pts 9.342 pts ($38) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 18 of 44 Proposal Scores Waste Pro of GA Inc. - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 70 pts 17 pts 8 pts 9 pts 11 pts Decius Aaron 66 pts 18 pts 9 pts 9 pts 9 pts Kim Barnett 65 pts 16 pts 8 pts 8 pts 12 pts Marcel Jackson 64 pts 16 pts 8 pts 8 pts 12 pts Todd Ennis 80 pts 20 pts 10 pts 10 pts 15 pts Average: 8.6 pts 8.8 pts Average: Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 19 of 44 Reviewer Calculated: Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts ↓ ↓ 69 pts 17.4 pts 8.6 pts 8.8 pts 11.8 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 11 pts 13 pts 13 pts 9 pts 9 pts Decius Aaron 9 pts 13 pts 13 pts 9 pts 9 pts Kim Barnett 12 pts 12 pts 12 pts 10 pts 10 pts Marcel Jackson 12 pts 13 pts 13 pts 8 pts 8 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 20 of 44 B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Todd Ennis 15 pts 15 pts 15 pts 10 pts 10 pts 11.8 pts Average: 13.2 pts Average: 9.2 pts ↓ Calculated: ↓ 11.8 pts 13.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 20 pts 20 pts Decius Aaron 17 pts 17 pts 13.2 pts ↓ 9.2 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 21 of 44 9.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Kim Barnett 15 pts 15 pts Marcel Jackson 15 pts 15 pts Todd Ennis 20 pts 20 pts Average: 17.4 pts ↓ Calculated: 17.4 pts 17.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 22 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 11.18 pts 11.18 pts $31.74 Average: $31.74 ↓ Calculated: 11.18 pts 11.18 pts 11.18 pts ($31.74) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 23 of 44 GFL Environmental - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 72 pts 17 pts 9 pts 8 pts 14 pts Decius Aaron 72 pts 19 pts 10 pts 9 pts 14 pts Kim Barnett 63 pts 16 pts 8 pts 8 pts 12 pts Marcel Jackson 66 pts 16 pts 8 pts 8 pts 13 pts Todd Ennis 80 pts 20 pts 10 pts 10 pts 15 pts Average: 9 pts 8.6 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 24 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 70.6 pts 17.6 pts 9 pts 8.6 pts 13.6 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 14 pts 13 pts 13 pts 8 pts 8 pts Decius Aaron 14 pts 14 pts 14 pts 8 pts 8 pts Kim Barnett 12 pts 12 pts 12 pts 8 pts 8 pts Marcel Jackson 13 pts 13 pts 13 pts 8 pts 8 pts Todd Ennis 15 pts 15 pts 15 pts 10 pts 10 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 25 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 13.6 pts Average: 13.4 pts Average: 8.4 pts ↓ Calculated: ↓ 13.6 pts 13.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 20 pts 20 pts Decius Aaron 17 pts 17 pts Kim Barnett 15 pts 15 pts 13.4 pts ↓ 8.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 26 of 44 8.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 16 pts 16 pts Todd Ennis 20 pts 20 pts Average: 17.6 pts ↓ Calculated: 17.6 pts 17.6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 27 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 20 pts 20 pts $17.75 Average: $17.75 ↓ Calculated: 20 pts 20 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 28 of 44 20 pts ($17.75) Arrow Waste - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 67 pts 15 pts 9 pts 6 pts 13 pts Decius Aaron 57 pts 12 pts 6 pts 6 pts 11 pts Kim Barnett 62 pts 16 pts 8 pts 8 pts 12 pts Marcel Jackson 59 pts 12 pts 6 pts 6 pts 12 pts Todd Ennis 73 pts 20 pts 10 pts 10 pts 13 pts Average: 7.8 pts 7.2 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 29 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 63.6 pts 15 pts 7.8 pts 7.2 pts 12.2 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 13 pts 13 pts 13 pts 8 pts 8 pts Decius Aaron 11 pts 12 pts 12 pts 7 pts 7 pts Kim Barnett 12 pts 11 pts 11 pts 8 pts 8 pts Marcel Jackson 12 pts 12 pts 12 pts 8 pts 8 pts Todd Ennis 13 pts 15 pts 15 pts 10 pts 10 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 30 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 12.2 pts Average: 12.6 pts Average: 8.2 pts ↓ Calculated: ↓ 12.2 pts 12.6 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 18 pts 18 pts Decius Aaron 15 pts 15 pts Kim Barnett 15 pts 15 pts 12.6 pts ↓ 8.2 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 31 of 44 8.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 15 pts 15 pts Todd Ennis 15 pts 15 pts Average: 15.6 pts ↓ Calculated: 15.6 pts 15.6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 32 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 16.64 pts 16.64 pts $21.34 Average: $21.34 ↓ Calculated: 16.64 pts 16.64 pts 16.64 pts ($21.34) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 33 of 44 Red Oak Sanitation - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 61 pts 17 pts 8 pts 9 pts 9 pts Decius Aaron 56 pts 11 pts 6 pts 5 pts 10 pts Kim Barnett 55 pts 13 pts 7 pts 6 pts 12 pts Marcel Jackson 61 pts 16 pts 8 pts 8 pts 10 pts Todd Ennis 70 pts 20 pts 10 pts 10 pts 10 pts Average: 7.8 pts 7.6 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 34 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 60.6 pts 15.4 pts 7.8 pts 7.6 pts 10.2 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 9 pts 8 pts 8 pts 9 pts 9 pts Decius Aaron 10 pts 12 pts 12 pts 8 pts 8 pts Kim Barnett 12 pts 8 pts 8 pts 7 pts 7 pts Marcel Jackson 10 pts 12 pts 12 pts 8 pts 8 pts Todd Ennis 10 pts 10 pts 10 pts 10 pts 10 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 35 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 10.2 pts Average: 10 pts Average: 8.4 pts ↓ Calculated: ↓ 10.2 pts 10 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 18 pts 18 pts Decius Aaron 15 pts 15 pts Kim Barnett 15 pts 15 pts 10 pts ↓ 8.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 36 of 44 8.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 15 pts 15 pts Todd Ennis 20 pts 20 pts Average: 16.6 pts ↓ Calculated: 16.6 pts 16.6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 37 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 13.65 pts 13.65 pts $26 Average: $26 ↓ Calculated: 13.65 pts 13.65 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 38 of 44 13.65 pts ($26) Ryland Environmental, Inc. - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 58 pts 18 pts 9 pts 9 pts 8 pts Decius Aaron 57 pts 17 pts 8 pts 9 pts 10 pts Kim Barnett 44 pts 14 pts 7 pts 7 pts 3 pts Marcel Jackson 44 pts 10 pts 5 pts 5 pts 8 pts Todd Ennis 70 pts 20 pts 10 pts 10 pts 12 pts Average: 7.8 pts 8 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 39 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 54.6 pts 15.8 pts 7.8 pts 8 pts 8.2 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 8 pts 8 pts 8 pts 6 pts 6 pts Decius Aaron 10 pts 8 pts 8 pts 7 pts 7 pts Kim Barnett 3 pts 5 pts 5 pts 7 pts 7 pts Marcel Jackson 8 pts 8 pts 8 pts 6 pts 6 pts Todd Ennis 12 pts 12 pts 12 pts 6 pts 6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 40 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 8.2 pts Average: 8.2 pts Average: 6.4 pts ↓ Calculated: ↓ 8.2 pts 8.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 18 pts 18 pts Decius Aaron 15 pts 15 pts Kim Barnett 15 pts 15 pts 8.2 pts ↓ 6.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 41 of 44 6.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 12 pts 12 pts Todd Ennis 20 pts 20 pts Average: 16 pts ↓ Calculated: 16 pts 16 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 42 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 9.342 pts 9.342 pts $38 Average: $38 ↓ Calculated: 9.342 pts 9.342 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 43 of 44 9.342 pts ($38) Request For Proposals (RFP) No. 2026-0007, Comprehensive Residential Waste Collection and Disposal Services. End User: Department of Public Works, Decius Aaron, Director. STAFF COMMENTS: / / Date: mm/dd/yyyy Staff Signature Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 44 of 44 Request For Proposals (RFP) 2026-0007 - City of Stockbridge Comprehensive Residential Waste Collection And Disposal Services Project Overview Project Details Reference ID Request For Proposals (RFP) 2026-0007 Project Name City of Stockbridge Comprehensive Residential Waste Collection And Disposal Services Project Facilitator Wanda Cooley Project Type RFP (Request For Proposals) Department Purchasing Project Description The City of Stockbridge is requesting competitive sealed proposals from qualified contractors to furnish comprehensive solid waste services. These services include the collection and disposal of residential garbage, recycling, yard waste, and bulk waste generated within the City. The selected contractor shall provide all necessary supervision, labor, materials, equipment, and any other resources required to perform these services in full compliance with the specifications and requirements outlined in this Request for Proposals. Open Date Apr 09, 2026 12:00 PM EDT Close Date May 07, 2026 3:00 PM EDT Highest Scoring Supplier Score GFL Environmental 90.6 pts Conflict of Interest Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 1 of 44 DECLARATION OF CONFLICT OF INTEREST You have been chosen as a Committee member for this Evaluation. Please read the following information on conflict of interest to see if you have any problem or potential problem in serving on this committee. ## Code of Conduct All information related to submissions received from Suppliers or Service Providers must be kept confidential by Committee members. ## Conflict of Interest No member of a Committee shall participate in the evaluation if that Committee member or any member of his or her immediate family: * has direct or indirect financial interest in the award of the contract to any proponent; * is currently employed by, or is a consultant to or under contract to a proponent; * is negotiating or has an arrangement concerning future employment or contracting with any proponent; or, * has an ownership interest in, or is an officer or director of, any proponent. Please sign below acknowledging that you have received and read this information. If you have a conflict or potential conflict, please indicate your conflict on this acknowledgment form with information regarding the conflict. I have read and understood the provisions related to the conflict of interest when serving on the Evaluation Committee. If any such conflict of interest arises during the Committee’s review of this project, I will immediately report it to the Purchasing Director. Name Date Signed Has a Conflict of Interest? Decius Aaron Public Works Director May 12, 2026 4:39 PM EDT No Leslie Norsworthy Exec. Asst. Public Works May 14, 2026 7:48 AM EDT No Jeremy Andrews Procurement Mgr. May 15, 2026 2:55 PM EDT No Kim Barnett Utility Billing Manager May 13, 2026 8:13 AM EDT No Marcel Jackson Public Works Director City of Avondale Estates May 12, 2026 4:31 PM EDT No Todd Ennis Solid Waste Director City of Griffin, Georgia May 14, 2026 10:08 AM EDT No Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 2 of 44 Public Q&A RFP 2026-0007 Questions Georgia Waste Systems, LLC dba WM, Apr 23, 2026 5:48 PM EDT, Not Public - Pending 1. When does the current contract expire with the current hauler? 2. What is the current monthly rate for the current scope of services to the residents? 3.Is it possible for the city to change the contract term extension language to bi-lateral? 4. I know the intent of the city is to maintain the hauler for at least the 2-year initial period. Can you the city remove the 30-day termination language for clause? 5. Can the city look at reducing the stacking Liquidation Damage language from 4 hours to cure and allow 24 hours language in the contract to cure? 6. Can the city cap the Liquidated Damage amounts to per day versus per action per day? 7. Can you explain who determines the 95% collection measurement? 8. Can the city change the language requiring the city to approve hauler routing versus just providing the city notice of a routing change? 9. Can penalty interest be removed or pricing reduced? 10. Who determines the improper disposal and missed collection? Can providing video or pictures 24 hours after the notice not count towards an incident? 11. How many incidents of missed pick-ups/improper disposal per day/ per month does the current hauler average? 12. Is there a requirement for haulers equipment to be less than 6 years old to prevent infrastructure damage? 13. Are all haulers required to purchase new carts? Questions for Solid Waste Removal and Refuse Collection GFL Environmental, Apr 27, 2026 11:34 AM EDT, Not Public - Pending Will all new carts/cans be mandatory for the new contract? Questions for Solid Waste Removal and Refuse Collection Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 3 of 44 GFL Environmental, Apr 27, 2026 11:48 AM EDT, Not Public - Pending Can this be serviced 5 days a week? What days of service are best days of service? Questions for Solid Waste Removal and Refuse Collection GFL Environmental, Apr 27, 2026 11:56 AM EDT, Not Public - Pending Is contractor expected to pick up extra bags outside of can? Is that mandatory? Questions for Solid Waste Removal and Refuse Collection GFL Environmental, Apr 27, 2026 12:23 PM EDT, Not Public - Pending Is the Maintenance bond required? It specifies that road repairs would be included in this work and that is not a part of the current contract. Recycle cart count Arrow Waste, Apr 27, 2026 2:24 PM EDT, Not Public - Pending Should each residential dwelling have a recycle cart delivered, or should we use the number provided in the RFP of 4,032? Bulk & YW info Arrow Waste, Apr 28, 2026 5:53 AM EDT, Not Public - Pending Do you have any data around bulk or YW collections or tonnage from the prior year? Questions AMWASTE of Georgia, LLC, Apr 28, 2026 8:12 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 4 of 44 Please provide a complete address list with the service days. This will be necessary if the city requires the service days to stay the same as they currently are. Provide some detail around the 2 community clean up events and what equipment has been utilized by GFL in the past. Will the city accept 95 gallon recycle carts at a different color for recycling service? Can the billing resident service counts be reviewed and adjusted quarterly for the monthly billing? The bid referenced only annual adjustments unless there is an annexation. How much growth is projected over the next 5 years inside the city limits? Renewals Waste Pro of GA Inc., Apr 28, 2026 10:07 AM EDT, Not Public - Pending Section 1 of the contract example titled "Optional Renewals" on page 3 of the specs describes renewals "at the sole discretion of the City". Please change this to say "upon mutual agreement of both parties". Right to Cure Waste Pro of GA Inc., Apr 28, 2026 10:07 AM EDT, Not Public - Pending Section 6 of the contract example titled "Termination for Cause". Will the city consider allowing a 20 day period to cure any issues or some kind of right to cure? Termination Waste Pro of GA Inc., Apr 28, 2026 10:07 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 5 of 44 Section 7 of the contract example titled "Termination for Convenience". Please remove this section. It prevents companies from the assurance that capital can be amortized and thus we will build that "risk" into the rate causing the city higher prices. Deduction Language Waste Pro of GA Inc., Apr 28, 2026 10:08 AM EDT, Not Public - Pending Section 9.1 & 9.4 (Exhibit A) page 10 & 11- please clarify what would be an "authorized Deduction" and provide an example. Seems like the liquidated damages on page 43 would cover. Is this a double charge for issues? Indemnity Waste Pro of GA Inc., Apr 28, 2026 10:08 AM EDT, Not Public - Pending Section 12.3 of Exhibit A page 13. Please make this section reciprocal indemnity. The section is one sided. Transition Plan Waste Pro of GA Inc., Apr 28, 2026 10:09 AM EDT, Not Public - Pending Section 1.2 of Exhibit B (Transition) on page 30 states "The transition plan should be received by the City within thirty (30) days of notice of contract award". Is a transition plan required with our submittal? List Waste Pro of GA Inc., Apr 28, 2026 10:09 AM EDT, Not Public - Pending Section 1.2 of Exhibit B states "Please supply a COMPLETE Inclusion/Exempt Waste List". Please clarify what is required here and provide an example. Carts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 6 of 44 Waste Pro of GA Inc., Apr 28, 2026 10:09 AM EDT, Not Public - Pending Who will own the carts at the end of this project? Recycle Waste Pro of GA Inc., Apr 28, 2026 10:10 AM EDT, Not Public - Pending Is recycling an elective service? Are all residents billed? Special Events Waste Pro of GA Inc., Apr 28, 2026 10:10 AM EDT, Not Public - Pending Exhibit B page 37 "Special Events"- please provide the size, type & frequency of collection of the equipment needed for these events. Clean up events Waste Pro of GA Inc., Apr 28, 2026 10:11 AM EDT, Not Public - Pending Exhibit B page 38 "Clean Up Events"- are these two events included in the (5) events described on page 37 under "Special Events"? Clean up events Waste Pro of GA Inc., Apr 28, 2026 10:11 AM EDT, Not Public - Pending Exhibit B page 38 "Clean Up Events"- please provide the size, type & frequency of collection of the equipment needed for these events. Carts Waste Pro of GA Inc., Apr 28, 2026 10:12 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 7 of 44 Exhibit B page 38 "Trash Carts" will all bidders be required to provide "brand new" carts including the current hauler as stated here? Stop Service Waste Pro of GA Inc., Apr 28, 2026 10:12 AM EDT, Not Public - Pending Exhibit B page 39 "Delinquent accounts" when accounts are suspended, will we need to pick up the carts? Will vendors be able to bill for that extra labor? Rate Changes Waste Pro of GA Inc., Apr 28, 2026 10:13 AM EDT, Not Public - Pending Will annual CPI increases be allowed? Missed Collection Waste Pro of GA Inc., Apr 28, 2026 10:13 AM EDT, Not Public - Pending Exhibit B page 45 "Missed Collections"- will the city allow industry standard of 24 hours from time of call to resolve misses? Missed Collection Waste Pro of GA Inc., Apr 28, 2026 10:14 AM EDT, Not Public - Pending Exhibit B page 45 "Customer Service Standards"- the times listed here to resolve differ from the missed collection times above. Will the city allow industry standard of 24 hours from time of call to resolve complaints? Calls Waste Pro of GA Inc., Apr 28, 2026 10:14 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 8 of 44 Who will residents call for requests, the city or the contractor? Litigation Waste Pro of GA Inc., Apr 28, 2026 10:16 AM EDT, Not Public - Pending Exhibit C, Section I.B on page 51 refers to submitting litigation history. Please clarify if only history related to municipal contracts is required. Form Waste Pro of GA Inc., Apr 28, 2026 10:16 AM EDT, Not Public - Pending Exhibit C, Section I.N.a on page 54 requires "All Corporations should provide corporate seal, a copy of the Secretary of State’s Certificate of Incorporation, and a listing of the principals of the corporation with the Proposal". Is there a form that this information should be listed on that the city can provide? Bonds Waste Pro of GA Inc., Apr 28, 2026 10:17 AM EDT, Not Public - Pending The "Bond Documents" in Exhibit D seem to ask for (a Payment Bond, a Performance Bond, and a Maintenance Bond), but no amounts are listed. Please clarify what bonds are required and for what amounts. A Maintenance Bond seems out of place for this project. Bonds Waste Pro of GA Inc., Apr 28, 2026 10:18 AM EDT, Not Public - Pending For the bonds required, typically the surety provides the entire bond documentation. Will those forms be acceptable to satisfy the requirements for bonds in lieu of Exhibit D? Price Calculation Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 9 of 44 Waste Pro of GA Inc., Apr 28, 2026 10:18 AM EDT, Not Public - Pending On page 2 of Exhibit K, the "Overall Total Base Bid" number. Please clarify what goes into this number. Does it include all of the Specialty Fees listed on page 1? Billing Waste Pro of GA Inc., Apr 28, 2026 10:19 AM EDT, Not Public - Pending Does the city do all residential billing to the residents? Routes Waste Pro of GA Inc., Apr 28, 2026 10:19 AM EDT, Not Public - Pending Please provide the current route descriptions including day of the week info by area (map). 2cd carts Waste Pro of GA Inc., Apr 28, 2026 10:19 AM EDT, Not Public - Pending On Exhibit B page 35- How many of the "2cd carts" listed are recycle carts? Glass Waste Pro of GA Inc., Apr 28, 2026 10:20 AM EDT, Not Public - Pending Section 8.B on page 32- Is glass included in the recyclable. City website seems to indicate no. Clarify Language Waste Pro of GA Inc., Apr 28, 2026 10:20 AM EDT, Not Public - Pending Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 10 of 44 Section 12.2 on page 12- please clarify this section. What is being addressed here? The section seems out of place for a sanitation bid. Payment Terms Waste Pro of GA Inc., Apr 28, 2026 10:21 AM EDT, Not Public - Pending What are the payment terms from the city? Net 15, 20 , 30 Yard Waste Waste Pro of GA Inc., Apr 28, 2026 10:21 AM EDT, Not Public - Pending Can yard waste be commingled with MSW & Bulk? Exhibit K Waste Pro of GA Inc., Apr 28, 2026 10:24 AM EDT, Not Public - Pending Exhibit K states several times "Including Administrative Fee" in the description of each service line. What does this refer to? Page 6 Contract Red Oak Sanitation, Apr 29, 2026 8:47 AM EDT, Not Public - Pending Does it need to be filled out? 65 gallon recycling (2) Red Oak Sanitation, Apr 29, 2026 8:48 AM EDT, Not Public - Pending Can you please confirm each resident can get (2) 65 gallon recycling containers? Can we just provide each customer with (1) 95 gallon container with a different color lid? Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 11 of 44 10 bags Red Oak Sanitation, Apr 29, 2026 8:49 AM EDT, Not Public - Pending 10 bags does that include trash and yard waste combined? Please confirm the bag size. For example: 13 gallon generic kitchen bag compared to ten 55 gallon bags. Response Time Red Oak Sanitation, Apr 29, 2026 8:49 AM EDT, Not Public - Pending Would the city have any issue making all requests, missed pick ups, and complaints all addressed in a 24hr period? Upload Question Red Oak Sanitation, Apr 29, 2026 9:00 AM EDT, Not Public - Pending What is the difference between Exhibit C - Request for Proposal and the bottom upload _ Request for Proposal? Bond Submission Red Oak Sanitation, Apr 29, 2026 9:12 AM EDT, Not Public - Pending Please confirm Bond Documents Submission. Do they need to be filled out or the bond documents are only related to the final Performance & Payment Bond if Red Oak is ultimately awarded the contract. Vendor Registration Red Oak Sanitation, Apr 29, 2026 9:19 AM EDT, Not Public - Pending page 57 - Just confirming if awarded this needs to be done but not for the submission? Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 12 of 44 Submissions Supplier Date Submitted Name Email Confirmation Code Waste Pro of GA Inc. May 06, 2026 8:02 PM EDT Bob Wolk rwolk@wasteprousa.com ODI4MjU3 GFL Environmental May 06, 2026 5:01 PM EDT Luke Ewing lewing@gflenv.com ODI4MTcz Arrow Waste May 07, 2026 12:25 PM EDT Justin Vetsch justin.vetsch@arrowwaste. com ODI4NzA5 Red Oak Sanitation May 07, 2026 1:15 PM EDT John Spagnuolo john@redoaksanitation.co m ODI4ODA3 Ryland Environmental, Inc. May 07, 2026 12:16 PM EDT James Lanier james@rylandenvironment al.us ODI4Njk1 Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 13 of 44 Project Criteria Criteria Points A - Experience with Government Entities 20 pts Description A-1 - 10 pts Does the offeror's proposal demonstrate extensive experience in the solid waste industry, including years of successfully operating residential and commercial collection programs encompassing garbage, recycling, yard waste, and bulk waste services? A-2 - 10 pts Does the offeror's proposal show relevant and recent experience with comparable government contracts or projects? B - Service Delivery Approach/Transition 15 pts B-1 - 15 pts C - Customer Service Experience 15 pts C-1 - 15 pts Does the offeror’s proposed service delivery approach and plan demonstrate a seamless transition of services? Does the proposal clearly demonstrate how the offeror will meet customer service expectations? Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 14 of 44 D - Personnel/Staff Experience 10 pts D-1 - 10 pts E - Firm's Financial Stability 20 pts E-1 - 20 pts F - Cost 20 pts F-1 - 20 pts Total 100 pts Does the qualifications and experience of the proposer’s personnel provide sufficient evidence of their ability to successfully deliver all required services? Does the proposal clearly demonstrate the proposer’s financial capacity to sustain and successfully deliver all required services? Cost proposals will be scored based on the Overall Total Base Bid as submitted in Exhibit K, with the lowest responsive and responsible total receiving the maximum points and all others scored proportionally using a predetermined mathematical formula; no subjective evaluation of cost will be performed. Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 15 of 44 Scoring Summary Active Submissions Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Supplier / 100 pts / 20 pts / 10 pts / 10 pts / 15 pts GFL Environmental 90.6 pts 17.6 pts 9 pts 8.6 pts 13.6 pts Arrow Waste 80.24 pts 15 pts 7.8 pts 7.2 pts 12.2 pts Waste Pro of GA Inc. 80.18 pts 17.4 pts 8.6 pts 8.8 pts 11.8 pts Red Oak Sanitation 74.25 pts 15.4 pts 7.8 pts 7.6 pts 10.2 pts Ryland Environmental, Inc. 63.94 pts 15.8 pts 7.8 pts 8 pts 8.2 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 16 of 44 B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Supplier / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts GFL Environmental 13.6 pts 13.4 pts 13.4 pts 8.4 pts 8.4 pts Arrow Waste 12.2 pts 12.6 pts 12.6 pts 8.2 pts 8.2 pts Waste Pro of GA Inc. 11.8 pts 13.2 pts 13.2 pts 9.2 pts 9.2 pts Red Oak Sanitation 10.2 pts 10 pts 10 pts 8.4 pts 8.4 pts Ryland Environmental, Inc. 8.2 pts 8.2 pts 8.2 pts 6.4 pts 6.4 pts E - Firm's Financial Stability E-1 - F - Cost F-1 - Supplier / 20 pts / 20 pts / 20 pts / 20 pts GFL Environmental 17.6 pts 17.6 pts 20 pts 20 pts ($17.75) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 17 of 44 E - Firm's Financial Stability E-1 - F - Cost F-1 - Supplier / 20 pts / 20 pts / 20 pts / 20 pts Arrow Waste 15.6 pts 15.6 pts 16.64 pts 16.64 pts ($21.34) Waste Pro of GA Inc. 17.4 pts 17.4 pts 11.18 pts 11.18 pts ($31.74) Red Oak Sanitation 16.6 pts 16.6 pts 13.65 pts 13.65 pts ($26) Ryland Environmental, Inc. 16 pts 16 pts 9.342 pts 9.342 pts ($38) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 18 of 44 Proposal Scores Waste Pro of GA Inc. - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 70 pts 17 pts 8 pts 9 pts 11 pts Decius Aaron 66 pts 18 pts 9 pts 9 pts 9 pts Kim Barnett 65 pts 16 pts 8 pts 8 pts 12 pts Marcel Jackson 64 pts 16 pts 8 pts 8 pts 12 pts Todd Ennis 80 pts 20 pts 10 pts 10 pts 15 pts Average: 8.6 pts 8.8 pts Average: Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 19 of 44 Reviewer Calculated: Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts ↓ ↓ 69 pts 17.4 pts 8.6 pts 8.8 pts 11.8 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 11 pts 13 pts 13 pts 9 pts 9 pts Decius Aaron 9 pts 13 pts 13 pts 9 pts 9 pts Kim Barnett 12 pts 12 pts 12 pts 10 pts 10 pts Marcel Jackson 12 pts 13 pts 13 pts 8 pts 8 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 20 of 44 B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Todd Ennis 15 pts 15 pts 15 pts 10 pts 10 pts 11.8 pts Average: 13.2 pts Average: 9.2 pts ↓ Calculated: ↓ 11.8 pts 13.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 20 pts 20 pts Decius Aaron 17 pts 17 pts 13.2 pts ↓ 9.2 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 21 of 44 9.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Kim Barnett 15 pts 15 pts Marcel Jackson 15 pts 15 pts Todd Ennis 20 pts 20 pts Average: 17.4 pts ↓ Calculated: 17.4 pts 17.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 22 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 11.18 pts 11.18 pts $31.74 Average: $31.74 ↓ Calculated: 11.18 pts 11.18 pts 11.18 pts ($31.74) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 23 of 44 GFL Environmental - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 72 pts 17 pts 9 pts 8 pts 14 pts Decius Aaron 72 pts 19 pts 10 pts 9 pts 14 pts Kim Barnett 63 pts 16 pts 8 pts 8 pts 12 pts Marcel Jackson 66 pts 16 pts 8 pts 8 pts 13 pts Todd Ennis 80 pts 20 pts 10 pts 10 pts 15 pts Average: 9 pts 8.6 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 24 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 70.6 pts 17.6 pts 9 pts 8.6 pts 13.6 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 14 pts 13 pts 13 pts 8 pts 8 pts Decius Aaron 14 pts 14 pts 14 pts 8 pts 8 pts Kim Barnett 12 pts 12 pts 12 pts 8 pts 8 pts Marcel Jackson 13 pts 13 pts 13 pts 8 pts 8 pts Todd Ennis 15 pts 15 pts 15 pts 10 pts 10 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 25 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 13.6 pts Average: 13.4 pts Average: 8.4 pts ↓ Calculated: ↓ 13.6 pts 13.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 20 pts 20 pts Decius Aaron 17 pts 17 pts Kim Barnett 15 pts 15 pts 13.4 pts ↓ 8.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 26 of 44 8.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 16 pts 16 pts Todd Ennis 20 pts 20 pts Average: 17.6 pts ↓ Calculated: 17.6 pts 17.6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 27 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 20 pts 20 pts $17.75 Average: $17.75 ↓ Calculated: 20 pts 20 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 28 of 44 20 pts ($17.75) Arrow Waste - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 67 pts 15 pts 9 pts 6 pts 13 pts Decius Aaron 57 pts 12 pts 6 pts 6 pts 11 pts Kim Barnett 62 pts 16 pts 8 pts 8 pts 12 pts Marcel Jackson 59 pts 12 pts 6 pts 6 pts 12 pts Todd Ennis 73 pts 20 pts 10 pts 10 pts 13 pts Average: 7.8 pts 7.2 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 29 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 63.6 pts 15 pts 7.8 pts 7.2 pts 12.2 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 13 pts 13 pts 13 pts 8 pts 8 pts Decius Aaron 11 pts 12 pts 12 pts 7 pts 7 pts Kim Barnett 12 pts 11 pts 11 pts 8 pts 8 pts Marcel Jackson 12 pts 12 pts 12 pts 8 pts 8 pts Todd Ennis 13 pts 15 pts 15 pts 10 pts 10 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 30 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 12.2 pts Average: 12.6 pts Average: 8.2 pts ↓ Calculated: ↓ 12.2 pts 12.6 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 18 pts 18 pts Decius Aaron 15 pts 15 pts Kim Barnett 15 pts 15 pts 12.6 pts ↓ 8.2 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 31 of 44 8.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 15 pts 15 pts Todd Ennis 15 pts 15 pts Average: 15.6 pts ↓ Calculated: 15.6 pts 15.6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 32 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 16.64 pts 16.64 pts $21.34 Average: $21.34 ↓ Calculated: 16.64 pts 16.64 pts 16.64 pts ($21.34) Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 33 of 44 Red Oak Sanitation - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 61 pts 17 pts 8 pts 9 pts 9 pts Decius Aaron 56 pts 11 pts 6 pts 5 pts 10 pts Kim Barnett 55 pts 13 pts 7 pts 6 pts 12 pts Marcel Jackson 61 pts 16 pts 8 pts 8 pts 10 pts Todd Ennis 70 pts 20 pts 10 pts 10 pts 10 pts Average: 7.8 pts 7.6 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 34 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 60.6 pts 15.4 pts 7.8 pts 7.6 pts 10.2 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 9 pts 8 pts 8 pts 9 pts 9 pts Decius Aaron 10 pts 12 pts 12 pts 8 pts 8 pts Kim Barnett 12 pts 8 pts 8 pts 7 pts 7 pts Marcel Jackson 10 pts 12 pts 12 pts 8 pts 8 pts Todd Ennis 10 pts 10 pts 10 pts 10 pts 10 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 35 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 10.2 pts Average: 10 pts Average: 8.4 pts ↓ Calculated: ↓ 10.2 pts 10 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 18 pts 18 pts Decius Aaron 15 pts 15 pts Kim Barnett 15 pts 15 pts 10 pts ↓ 8.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 36 of 44 8.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 15 pts 15 pts Todd Ennis 20 pts 20 pts Average: 16.6 pts ↓ Calculated: 16.6 pts 16.6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 37 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 13.65 pts 13.65 pts $26 Average: $26 ↓ Calculated: 13.65 pts 13.65 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 38 of 44 13.65 pts ($26) Ryland Environmental, Inc. - Scoring Summary Evaluation Group 1 - Evaluation Committee Members Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Leslie Norsworthy 58 pts 18 pts 9 pts 9 pts 8 pts Decius Aaron 57 pts 17 pts 8 pts 9 pts 10 pts Kim Barnett 44 pts 14 pts 7 pts 7 pts 3 pts Marcel Jackson 44 pts 10 pts 5 pts 5 pts 8 pts Todd Ennis 70 pts 20 pts 10 pts 10 pts 12 pts Average: 7.8 pts 8 pts Average: ↓ ↓ Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 39 of 44 Total A - Experience with Government Entities A-1 - A-2 - B - Service Delivery Approach/Transition Reviewer / 80 pts / 20 pts / 10 pts / 10 pts / 15 pts Calculated: 54.6 pts 15.8 pts 7.8 pts 8 pts 8.2 pts B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - Reviewer / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts Leslie Norsworthy 8 pts 8 pts 8 pts 6 pts 6 pts Decius Aaron 10 pts 8 pts 8 pts 7 pts 7 pts Kim Barnett 3 pts 5 pts 5 pts 7 pts 7 pts Marcel Jackson 8 pts 8 pts 8 pts 6 pts 6 pts Todd Ennis 12 pts 12 pts 12 pts 6 pts 6 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 40 of 44 Reviewer B-1 - C - Customer Service Experience C-1 - D - Personnel/Staff Experience D-1 - / 15 pts / 15 pts / 15 pts / 10 pts / 10 pts 8.2 pts Average: 8.2 pts Average: 6.4 pts ↓ Calculated: ↓ 8.2 pts 8.2 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Leslie Norsworthy 18 pts 18 pts Decius Aaron 15 pts 15 pts Kim Barnett 15 pts 15 pts 8.2 pts ↓ 6.4 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 41 of 44 6.4 pts E - Firm's Financial Stability E-1 - Reviewer / 20 pts / 20 pts Marcel Jackson 12 pts 12 pts Todd Ennis 20 pts 20 pts Average: 16 pts ↓ Calculated: 16 pts 16 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 42 of 44 Evaluation Group 2 - Procurement Total F - Cost F-1 - Reviewer / 20 pts / 20 pts / 20 pts Jeremy Andrews 9.342 pts 9.342 pts $38 Average: $38 ↓ Calculated: 9.342 pts 9.342 pts Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 43 of 44 9.342 pts ($38) Request For Proposals (RFP) No. 2026-0007, Comprehensive Residential Waste Collection and Disposal Services. End User: Department of Public Works, Decius Aaron, Director. STAFF COMMENTS: / / Date: mm/dd/yyyy Staff Signature Executive Summary Generated on May 21, 2026 8:09 AM EDT – Request For Proposals (RFP) 2026-0007 Page 44 of 44 PROJECT AGREEMENT BY AND BETWEEN THE CITY OF STOCKBRIDGE, GEORGIA, AND THE PATH FOUNDATION, INC., FOR TRAIL DESIGN AND CONSTRUCTION MANAGEMENT PROJECT: WALT STEPHENS TRAIL THIS PROJECT AGREEMENT (“PSA”) is made and entered into this ______ day of __________, 2026, by and between the CITY OF STOCKBRIDGE, GEORGIA (“City”) and PATH FOUNDATION, INC. ("PATH"). WITNESSETH: WHEREAS, the City entered into a Master Agreement with PATH (as at any time modified or amended, the “Master Agreement”) to establish the framework within which the City and PATH will proceed to implement specific projects related to the design and management of a trail network within the City; and WHEREAS, the Master Agreement provides that the parties will work together to determine the terms and conditions for specific projects for the trail network, each to be memorialized in a project agreement (each a “Project Agreement”); and WHEREAS, the parties have identified the project described in Exhibit A attached hereto (“Project”) as a specific project under the Master Agreement and desire to enter into this Agreement to set forth the terms and conditions to govern the Project; NOW, THEREFORE, in consideration of the mutual promises and benefits hereinafter set forth, the receipt and sufficiency of which are hereby acknowledged, the parties hereto, intending to be legally found hereby, agree as follows: 1. DEFINITIONS; PROJECT DESCRIPTION Terms used but not defined herein shall have the meaning ascribed to them in the Master Agreement. The Project and scope of work are described in Exhibit A attached hereto. 3. TERM; TERMINATION Either party may terminate this Agreement with or without cause by providing thirty (30) days written notice to the other party. Upon termination, PATH shall be compensated for all services rendered and costs incurred up to the effective termination date, provided such costs are reasonable and properly documented. The City shall not be liable for any anticipated profits, unperformed services, or other consequential damages beyond the termination date. This Agreement shall commence on the date hereof and shall continue in effect until the date on which the Project covered by this Agreement has been completed and all obligations of the parties hereunder have been discharged. Subject to any local, state or federal law that may limit its term, this Agreement shall automatically renew upon the same terms and conditions as set forth in this Agreement for four (4) one-year terms unless earlier terminated as provided herein. Notwithstanding the foregoing, this Agreement shall terminate upon expiration of the term of the Master Agreement (or its earlier termination in accordance with its terms), unless otherwise agreed by the parties in writing. 4. BUDGET; PAYMENT TERMS The proposed budget and sources of funding for the design and management of the Project are described in Exhibit B attached hereto. Payment terms for the Project are as described in Exhibit C attached hereto. 5. DOCUMENTATION AND RECORDS POINT OF CONTACT PATH shall provide the City with an updated primary point of contact each year for the duration of this Agreement. This designated individual shall be responsible for coordinating all communications, approvals, and reporting between PATH and the City. PATH shall notify the City in writing of any changes to the designated contact within ten (10) business days of such change. A. Documentation. PATH will send documentation of the status of the Project in the form and frequency requested by the City Representative. Such documentation shall indicate the progress of specific activities on the Project schedule. B. Records/Audit. PATH will maintain records and accounts in connection with the performance of this Agreement for a period of three (3) years from the date of completion of the Project. The City Representative shall have the right to examine and copy the records and accounts at all reasonable times, with reasonable advance notification. The City reserves the right to audit such records and accounts at any time during the period commencing on the date of this Agreement and ending 365 days after completion of the Project. 6. PROJECT SCHEDULE The preliminary schedule for the Project is described in Exhibit D attached hereto. As adjustments in the Project schedule become necessary, the City and PATH shall cooperate in developing a revision to the Project schedule and amending this Agreement. 7. SUCCESSORS/ASSIGNS; NO ASSIGNMENT/DELEGATION; NO PERSONAL LIABILITY This Agreement shall be binding upon, and inure to the benefit of, the parties hereto and their respective successors and assigns; provided, however, that no party shall be authorized to delegate performance of any of its duties hereunder to any other person or entity, nor shall either party assign any of its rights or remedies under this Agreement to any person or entity, which restriction on assignments and delegations shall apply to those occurring by operation of law, as well as by contract, merger, or consolidation. Any assignment or delegation in breach of this Agreement shall be void. Nothing herein shall be construed as creating any personal liability on the part of any elected officials, officers, directors, employees, or agents of the City or PATH, nor shall it be construed as giving any rights or benefits hereunder to anyone other than the parties to this Agreement. 8. GOVERNING LAW/VENUE The City shall have the final authority over project approvals, changes, and completion determinations. PATH shall comply with all directives issued by the City regarding project management and execution. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of Georgia. This Agreement shall be deemed to have been made and performed in City of Stockbridge, Georgia. For the purpose of venue, all suits or cause of action arising out of this Agreement shall be brought in the courts of Henry County, Georgia. 9. AMENDMENTS; NOTICES This Agreement may be modified or amended by the parties in writing. Written notice by one party to the other shall be sent as provided in the Master Agreement. 10. ENTIRE AGREEMENT This Agreement and the Master Agreement constitute the entire agreement between the parties with respect to the subject matter hereof and thereof, and no representation (oral or written) not incorporated herein or therein shall be binding on the parties. 11. SEVERABILITY If any provision of this Agreement is determined to be invalid or unenforceable, the remaining provisions of the Agreement shall continue to be valid and enforceable. 12. TIME OF ESSENCE Time is of the essence of this Agreement. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed in three (3) counterparts (each to be considered as an original but all taken together to constitute one and the same agreement) by their authorized representative, on the day and year first written. PATH FOUNDATION, INC. By: (SEAL) _____________________________________ Signature Greta G. deMayo _______________________ Printed Name Executive Director ______________________ Title Date: July 8, 2026 ________________________ ATTEST: ________________________________ Secretary [SIGNATURES CONTINUED ON FOLLOWING PAGE] CITY OF STOCKBRIDGE, GEORGIA By: ATTEST: _____________________________________ Jayden L. Williams, Mayor Date: _____________________________________ _______________________________ Cassandra Lester, Interim City Clerk (SEAL) Approved as to form: ___________________________________________ Quinton G. Washington, City Attorney EXHIBIT A PROJECT DESCRIPTION/SCOPE OF WORK The PATH Design Team (PATH) will provide full professional services for surveying, landscape architecture, engineering, permitting, contract administration, and construction management for the 1.1-mile, ten-foot wide, concrete multi-use trail along Walt Stephens Road. The project begins at the SE corner of Walt Stephens Rd and Monarch Village Way, crosses Walt Stephens at the existing traffic signal, continues east as a 10’ sidepath with 5’ to 10’ landscape buffer, crosses I-75 via existing road bridge, turns into a private property to tie into the programmed trail by the proposed development on Flippen Road. Figure 1 – Walt Stephens Trail Scope Map TASK 1 – Survey Services: 1a. Topographic/Utility Survey Upon Notice to Proceed, PATH will coordinate with owner and property stakeholders to send out notification via letters. The project surveyor will conduct a topographic/utility survey of the project areas. The surveying services will be performed to meet the standards for surveying trail corridors. Specific scope of services includes: • Boundary line verification – research, locate property monumentation, and perform property analysis of approximately forty-one (41) parcels of land for subject project corridor, including research of right-of-way plans. • topography (2’ contours) within the trail alignment locating substantial visible improvements • stormwater structures top and inverts • locate visible or marked utilities • locate trees 10” in diameter and larger within survey corridor. • streets, sidewalks, and intersections • existing cut-ins for driveways • • • • • • buildings including accessory buildings, small structures retaining walls, privacy and security fences all site elements for the scope area crossing Interstate 75, the project survey will locate the improvements along the top of bridge only, and will not collect field data below the bridge. coordination and checking underground utility designating (SUE Level B) 1b. Easement Plats and Legal Descriptions Upon acceptance of the Design Development document (60%) and the easement graphics, the project surveyor will prepare easement plats and legal descriptions for acquiring necessary permanent easements and temporary construction easements. One (1) temporary easement and one (1) permanent easement plat and legal description are anticipated for the parcel below: Map Key # Address Parcel ID Owner 1 4251 Walt Stephens Rd 031-02007002 MENG TRUST Task 1 Deliverables: • • • AutoCAD/Civil 3D File Stamped survey file in pdf format Two (2) legal descriptions with exhibit maps (PDF) TASK 2 – 30% Schematic Design: Project Kick-off: Upon receiving the project survey, PATH will conduct a virtual project kickoff meeting with PATH’s Design Team and City of Stockbridge to review project scope and schedules, discuss important deliverables and design milestones, and address any project concerns. Recurring Project Meetings: PATH will meet monthly with PATH’s Design Team and City of Stockbridge as needed during an anticipated 13-month design duration. Property Stakeholders Coordination: PATH will coordinate with the City PM to conduct several meetings at design milestones with the private property stakeholder to ensure clear communication of the proposed design. Meetings will be held virtually at the end of schematic design (30% CDs) to collect property stakeholders’ feedback, and at the end of design development (60% CDs) for their agreement to the required easement acquisition to complete real estate acquisition. PATH design team will assist with all meeting materials needed, including PowerPoint presentation(s) and digital/hard copies of design document(s). Easement Plats and Legal Descriptions will be produced based on agreed 60% design and easement graphics. See task 1b. 30% Schematic Design: Utilizing the survey file, PATH will create schematic design drawings including proposed alignment, rough grading, length and location of structures if any, and any amenity areas. PATH shall prepare 30% Schematic Design Documents as described below: • Composite Map • 30% Alignment Construction Plans • 30% Plan View and Section Graphics • 30% Cost Estimate PATH will hold a design review meeting followed by a site meeting as needed with property owners and City of Stockbridge to collect feedback on the schematic design document. Task 2 Deliverables: • A 30% CDs submission will be made for review comments, as digital PDF • Plan view and typical section graphics (.pdf) • Preliminary easement graphics • 30% Design Cost Estimate • PATH/City of Stockbridge Team Meeting – biweekly meetings and unlimited number of electronic messaging (i.e. web conference/ conference call) Task 3 - 60% Design Development During 60% Design Development, PATH will conduct on-going coordination with City of Stockbridge and submit progress reports as requested. Each report will include task accomplishments, status of deliverables, and expected upcoming activities. PATH will participate in continued monthly project implementation meetings as requested to discuss key issues or opportunities that arise to keep the project on schedule and within budget. Based on the acceptance of the 30% Schematic Design documents and the agreed cost estimate, PATH shall prepare 60% Design Development Documents for the project. The documents will further refine and articulate the project elements established in 30% design drawings and address all comments received from the 30% Design Submittal. 3a. Civil Engineering & Hydrological Analysis: PATH design team will prepare construction documents to adhere to the City of Stockbridge policy for stormwater management for public facilities, the department of public works requirements. This trail project falls into the category as a linear transportation project being constructed by the City of Stockbridge, therefore, the stormwater infeasibility report will be submitted to obtain the infeasibility determination by the administrator. 3b. Structural Engineering: PATH design team will provide design and detail for a series of retaining walls on the side of the proposed trail. The proposed retaining walls are assumed to be concrete walls possibly supported by helical piles, to be determined with geotechnical report. The PATH design team will coordinate with GDOT bridge office to obtain any as-built drawings for the existing Walt Stephens Road bridge over I-75. Assuming the drawings are available, the project structural engineer will provide calculations and details for a new jersey barrier and trail slab on the bridge. Miscellaneous details for maintaining drainage, expansion joints, etc. are assumed. The calculations will be limited to comparing the new loading with the original bridge design capacities. A full re-analysis of the bridge is not anticipated as necessary therefore is excluded in this proposal. 3c. Geotechnical Services: Based on site assessment, six (6) SPT borings are proposed; two for each estimated wall section. The borings will be extended depths of 15 to 20 feet below existing grades or refusal on rock, whichever is shallower. The borings will characterize the soil composition and relative density, as well as the depth of potential unsuitable soils, partially weathered to competent rock or groundwater. The drilling operations will be supervised by our field engineer, who will maintain logs of boring. The boring logs will indicate the depth, classification, relative density or consistency of the soils encountered, depth to rock or groundwater and any unusual subsurface conditions noted. Following the field exploration, an engineering report will be prepared outlining the findings of the exploration. The allowable soil bearing pressure of the existing soils and the recommended foundation type and bearing depth will be provided based on the findings of the borings. The recommended lateral earth pressures and coefficient of friction values for the design of the proposed retaining wall structures will be provided. The presence of potentially unsuitable soils which could require undercutting or excavation and replacement or recommendations for deep foundations for the retaining wall foundations will also be discussed. 60% Construction Document Submittal: PATH Design Team shall prepare 60% Construction Documents as described below: • Project Cover Sheet/ Index/ General Notes • Composite Map • Existing Conditions • Tree Removal and Replacement Plan • Typical Sections • Construction Plans (Layout and Grading) • Construction Details for all trail related work within the scope of the project • Stormwater Pipe Design and Profiles • Structural Plans and Details • Signing and Marking Plans – includes trail signature using the Stockbridge trail sign standard • Landscape Plans • Erosion, Sedimentation and Pollution Control Plans with a NPDES Comprehensive Monitoring Program (CMP) Task 3 Deliverables: • 60% Design for Construction submission will be made to City of Stockbridge for review comments as digital PDF • 60% Design for Construction Cost Estimate • Geotechnical Report • Calculations for proposed trail and barriers on existing road bridge over I-75 • PATH/City of Stockbridge Team Meeting – monthly meetings and unlimited number of electronic messaging (i.e. web conference/ conference call) TASK 4 – Permit Coordination: As a part of the design for construction process, PATH will submit applications necessary for the project to be approved by City of Stockbridge, GDOT and any other public agencies having jurisdiction during the 60% design for construction phase. The PATH team will meet with the review agencies needed to keep the permitting as concise and timely as possible. 4a. Georgia Department of Transportation (GDOT) special encroachment permit All encroachments within property owned by the Georgia Department of Transportation will be determined within 60% construction documents to prepare all encroachment applications and documents. All permit applications will be submitted prior to 100% Construction Documents. PATH team will submit/manage GDOT permitting through the Georgia Permit Application System (GPAS) under access permits to generate a permit ID. This design contract specifically excludes the generation of any plans required to go through the Georgia Department of Transportation Plan Development Process, which is a requirement of most federally funded grants. Task 4 Deliverables • PATH shall coordinate with all review comments from City of Stockbridge, GDOT, and any public agencies having jurisdiction of the project and ensure comments are addressed and incorporated into the Issue for Permit Construction Document submittal. TASK 5 – 100% Construction Documents: PATH will address all agency and stakeholders’ comments to create the 100% Construction Documents that will be issued for final approval and stamped by the required agencies and municipal departments. This process is a negotiation with the municipalities to ensure the permitted set of drawings is constructible, value engineered and not burdened with unnecessary comments and expense from the permitting authorities. Task 5 Deliverables • PATH shall create the 100% Construction Documents/Permit Set as per any final review comments to finalize all permitting required for the project • 100% Cost Estimate TASK 6 – Bid Assistance: PATH Design Team will assist the City of Stockbridge with the bidding process, providing a bid item list, description of the scope of work for the City’s advertisement purposes, attending one (1) pre-bid meeting, responding to RFIs during the bidding process, and preparing addenda as appropriate. PATH will assist City of Stockbridge in evaluating the contractor’s submitted bidding documents and will provide a recommendation for the City’s consideration. TASK 7 – Contract Administration: PATH will provide construction administration throughout the anticipated 12-month construction timeframe on an hourly rate basis. PATH Design Team will provide construction administration for this project. Tasks include: • Attending one (1) pre-construction meeting • Prepare Notice of Intent (NOI) for NPDES permit prior to construction • Provide 7-day letter as needed • Coordination with Contractor and Utility Companies • Attending site meetings and preparing supplemental drawings as needed • Responding to RFIs during construction phase • Review and approval of submittals • Review and approval of Contractor’s pay applications • Review of Contractor’s change orders as needed. • Coordinate and conduct final inspection and prepare final punch item list • • Prepare Notice of Termination (NOT) to end NPDES permit coverage for construction sites once final stabilization is achieved. Process project’s close out documents. TASK 8 – Construction Management PATH will provide construction management services and assign a PATH PM to the project to work alongside City of Stockbridge and lead the project through design, engineering, permitting and construction. These services will bring PATH’s knowledge and expertise building trails throughout the southeast to the project. The PATH PM will provide hands-on assistance to manage the project schedule, cost and quality. The goals of the PATH PM will be to reduce overall project costs, assist with contract negotiations, reduce change orders, and eliminate unnecessary scope and costs. The industry standard value for construction management services is 6% of the construction cost but is provided with no cost to the City of Stockbridge within this scope of services. Scope Exclusions: The following services are not included under this Agreement, and will be furnished by others or their agent, as noted: • 25’ State Stream Buffer encroachment application with EPD • Architectural design or site work associated with proposed facilities (i.e. architectural renderings, sketches, elevations, footings/ foundations, etc.) • As-built surveys or construction staking • Easement acquisition fee • Electrical or mechanical engineering • Environmental Site Assessment (ESA) • Flood Study and No-rise Certificate • Improvements to any existing public rights-of-way or utilities that may be additional requirements by the city that have not been identified elsewhere in this scope and would not exclusively serve the development • Sanitary sewer and/or water distribution system design • Services associated with variances, waivers, modifications and/or any relief from local, state or federal regulations • Services related to air, solid waste, and/or hazardous waste permits • Services related to noise abatement or endangered species • Services related to rezoning or annexation of property • Services requiring FEMA approvals such as CLOMAR; A LOMAR and ASBUILT survey • Soft-surface Trail Design • Structural engineering and geotechnical services • Traffic engineering, signal design, or traffic studies and/or signal warrants • Variance or Special Use Permits for the development • Water collections for water quality samples or submittals to NPDES for water quality monitoring reports • Wetland delineation and Army Corps permitting for disturbance within jurisdictional wetlands • WFIs and BFIs EXHIBIT B BUDGET Proposed budget and sources of funding for full professional services for surveying, landscape architecture, engineering, permitting, contract administration, and construction management for the 1.1-mile, ten-foot wide, concrete multi-use trail project know as “Walt Stephens Trail”. The project begins at the SE corner of Walt Stephens Rd and Monarch Village Way, crosses Walt Stephens at the existing traffic signal, continues east as a 10’ sidepath with 5’ to 10’ landscape buffer, crosses I-75 via existing road bridge, turns into a private property to tie into the programmed trail by the proposed development on Flippen Road. Acquisition P&E Construction Management Construction Total Budget for Project: Budget Cost $ TBD $ 216,835.00 $ *346,440.00 $ 2,783,165.00 $ 3,346,440.00 Funding from Transportation Enhancement (GDOT) $ Funding from Recreational Trails (GDNR) $ Funding from City of Stockbridge (SPLOST) $ 3,000,000.00 Other City of Stockbridge Funding $ 0.00 Funding from PATH Foundation (in-kind) $ * 346,440.00 TOTAL $ 3,346,440.00 *PATH will provide construction management services at no cost to the City (valued at 6% of construction costs). EXHIBIT C PAYMENT TERMS PATH has agreed to construction management services, as described in Exhibit A, at no cost to the City; provided however, PATH shall be entitled to reimbursement for out-of-pocket costs expended for this Project that have been pre-approved by the City, as may be invoiced in accordance with the provisions of Article III of the Master Agreement. EXHIBIT D PROJECT SCHEDULE* TASK/SERVICE TIMELINE Complete Survey Month 1 - 2 30% Design Month 3 - 4 Geotech Investigation, Property Stakeholder Review Coordination Month 5 - 6 60% Design and Permitting Submittal Month 7 - 9 Permitting Coordination Month 10 Finalize Permitting, 100% Construction Documents Month 11 - 13 Advertise for Bid, Award Construction Contract, Issue NTP Month 14 - 16 *This indicates a general outline of the Project schedule and is subject to change by the parties. JULY 28, 2026 ✔ ✔ Ryan Anderson Community Development CONTRACT APPROVAL FOR ON-CALL PROFESSIONAL PLANNING SERVICES WITH T.S.W. DESIGN. Council consideration of a resolution authorizing the approval of an on-call professional planning services contract with TSW Design to provide planning, zoning, redevelopment, transportation, housing, and related planning services on an asneeded basis for the City of Stockbridge. This contract will enable the City to efficiently obtain specialized planning expertise through task orders to support current and future planning initiatives. The City issued RFP No. 2026-0009 seeking qualified firms to provide professional on-call planning services, and proposals were evaluated based on experience, technical expertise, team qualifications, public engagement approach, and cost. Following the evaluation process, TSW Design received the highest overall score and is recommended for award based on its demonstrated qualifications, experience, and ability to meet the City's planning needs. The project fee amounts would vary based on the types and scopes of the individual tasks to be performed, to be determined as the needs arise. GL 100-74100-521200. Forecasted amount: $102,000. ✔ 102,000.00 Contract Approval for On-Call Professional Planning Services with TSW Design. Approval. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 ADDENDUM NO. 1 Questions & Answers Solicitation No.: RFP 2026-0009 Solicitation Title: On-Call Planning Services ATTENTION ALL POTENTIAL BIDDERS: x MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS. This addendum forms a part of the contract documents, modifies the original bidding documents and shall be as binding as if contained therein. Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to disqualification. Return Completed Revised Bid Pricing Sheets with Bid Submittal. 1. ADDITIONS / CLARIFICATIONS / QUESTIONS & ANSWERS Q1. Exhibit C has two Section Threes (3. Conflict of Interest - bottom of page 40, and 3. Executive Summary - top of page 41). Can the City confirm if the Conflict-of-Interest Disclosure is meant to be its own section or included with 2. Cost Proposal Requirements? A1. The Conflict-of-Interest Disclosure is intended to be a separate section of the proposal and is not part of the Cost Proposal Requirements section. Due to a numbering error in Exhibit C, both the Conflict-of-Interest Disclosure and Executive Summary were inadvertently labeled as Section 3. The Conflict-of-Interest Disclosure should be included within the Technical Proposal submission and not within the Cost Proposal. Q2. Previous RFPs have included a Cost Proposal form. Is there a specific format that the City would like followed, or is the inclusion of rates at the discretion of the bidder? A2. No. Offerors may submit their own cost proposal format at their discretion, provided they comply with the requirements set forth in the Cost Proposal Requirements section. Q3. Is the expectation that proposing firms return completed forms, or is this intended for use by the City of Stockbridge only? For example, should proposing firms ask client references to complete the Reference Verification Form and include it with their proposal, or should proposing firms only fill out the reference organization name and project title on the form, allowing your team to contact the references directly? A3. The reference forms should simply be completed by the Offeror. It is only for internal use. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 Q4. On pages 40-41 of the RFP, there appears to be two separate items labeled as number 3: one is the Conflict-of-Interest Disclosure, and the other is the Executive Summary. However, at the top of page 40, the conflict-of-interest form is not listed under the requested materials. Are proposing firms expected to provide both a Conflict-of-Interest Disclosure and an Executive Summary? If yes, please advise where you would like us to include the Conflict-of-Interest Disclosure within our proposal. A4. Yes. Offerors are expected to provide both a Conflict-of-Interest Disclosure and an Executive Summary. The duplicate numbering in Exhibit C is a clerical error. The Conflict-of-Interest Disclosure should be treated as a separate proposal section and included within the Technical Proposal submission. It is not part of the Cost Proposal Requirements section and should not be included with the separate Cost Proposal submission. For organizational purposes, Offerors may include the Conflict-of-Interest Disclosure immediately following the Executive Summary or as a separately labeled section within their Technical Proposal. Q5. Can the City please modify Exhibit H (Reference Verification Form) so that each reference begins on a separate page? This would allow us to send individual pages to each client for signature and return, without disclosing other clients’ reference information. A5. No. The City will not modify Exhibit H. Offerors are not required to obtain signatures or completed responses from their references. Exhibit H is intended to be completed and submitted by the Offeror as part of the proposal package for the City's internal evaluation process. Therefore, separate reference pages are not necessary. Q6. The Bonfire portal lists separate required upload fields for the Proposal Letter and Exhibits A–I. Could the City please clarify where Offerors should upload the full Technical Proposal response, including the Cover Letter, Executive Summary, Evaluation and Selection Criteria response, team qualifications, project experience, and public engagement approach? A6. Yes, these should be loaded separately into the appropriate fields. Q7. Exhibit C includes the Request for Proposal Process and outlines the required proposal content, including Cover Letter, Executive Summary, Evaluation and Selection Criteria, Cost Proposal Requirements, Conflict of Interest Disclosure, and certification. Should Offerors upload the full Technical Proposal response under Exhibit C – SAP and RFP Docs, or should it be uploaded under a different Bonfire field? A7. The full Technical Proposal should be uploaded under the Exhibit C – SAP and RFP Documents upload field. This submission should include the Cover Letter, Executive Summary, Evaluation and Selection Criteria responses, project experience, team qualifications, public engagement approach, and Conflict of Interest Disclosure. Cost information should not be included in this submission and must be uploaded separately under Exhibit I – Cost Proposal. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 Q8. The Bonfire portal shows Exhibit B – Scope of Work as a required PDF upload. Since Exhibit B appears to be the Scope of Work and Specifications and does not appear to include a proposer signature page, should Offerors upload an acknowledgment of Exhibit B, a signed copy of Exhibit B, or include the Technical Proposal response in this upload field? A8. Offerors are not required to sign Exhibit B. To satisfy the Bonfire upload requirement, Offerors may upload a copy of Exhibit B as provided in the solicitation documents. The Technical Proposal should be uploaded under Exhibit C and should not be uploaded in lieu of Exhibit B. Q9. The Bonfire portal shows Exhibit A – General Conditions as a required PDF upload. Should Offerors sign and upload the contract/general conditions pages at proposal submission, or is Exhibit A intended to be acknowledged and completed only by the awarded Service Provider? A9. Offerors are not required to execute the contract signature pages contained within Exhibit A at the proposal stage. Submission of a proposal constitutes acknowledgment and acceptance of the General Conditions. Formal execution of the contract documents will occur following award. Q10. Page 1 states that the Cost Proposal must be submitted as a separate document and that pricing information should not be included in any other section of the RFP submittal. Exhibit C also includes “Cost Proposal Requirements” within the proposal process section. Could the City please confirm that all pricing information should be included only in the separate Exhibit I – Cost Proposal upload and excluded from the Technical Proposal/Exhibit C response? A10. Yes, that is correct. Pricing should only be included in the Cost Proposal Exhibit and nowhere else in the responses. Q11. Exhibit H includes Reference Verification Forms with questions and signature lines. Should Offerors obtain completed and signed forms from references and upload them with the proposal, or should Offerors provide reference contact information for the City to verify directly? A11. Offerors should simply fill out the reference forms and submit them, as they are for internal evaluation process only. Q12. Exhibit H lists the solicitation number as RFP 2026-00004, while the solicitation is identified elsewhere as RFP 2026-00009 On-Call Professional Planning Services. Should Offerors revise the form to reference RFP 2026-00009, or submit the form exactly as provided? A12. The reference to RFP No. 2026-00004 is a clerical error. The correct solicitation number is RFP No. 2026-00009. Offerors should reference RFP No. 2026-00009 in all proposal documents and forms. Q13. Exhibit C requires disclosure of current or recent representation of private developers, property owners, or entities with active or pending development interests within the City of Stockbridge. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 Should this disclosure be included in the Technical Proposal/Exhibit C response, submitted as a separate upload, or included with the required forms? A13. The Conflict-of-Interest Disclosure should be included within the Offeror's Technical Proposal response under Exhibit C. A separate upload is not required unless otherwise specifically requested by the City. Offerors should clearly identify the disclosure as a separate section within their proposal. Q14. Exhibit E states that the Service Provider must secure a written drug-free workplace certification from any subcontractor. Could the City please confirm whether subconsultants are required to complete and sign Exhibit E — Drug-Free Workplace and submit it with the proposal, or whether Exhibit E is required only from the prime contractor at proposal submission, with subcontractor certifications provided after award if applicable? A14. This is only for the prime at this stage. If needed further certifications for subs can be gathered at a later time. Q15. Exhibit I states that this is an on-call contract with no guaranteed workload and that no total contract value should be proposed. Could the City please confirm that the Cost Proposal should include only the required fully burdened hourly rate schedule and task-order pricing approach, and that any total price field should be marked “Not Applicable”? A15. Yes, that is correct. Q16. Can you please provide a copy of the City of Stockbridge, GA, Financial Management Policies Purchasing Policy mentioned in form Exhibit F - Purchasing Policy Addendum. A16. A copy of the City's Purchasing Policy is available on the City of Stockbridge website. The applicable link is provided in Exhibit F – Purchasing Policy Addendum. Q17. Have any of the Exhibit letters shifted from the previous RFP? Also, Exhibit H form (References), has the previous RFP number 2026-20004 instead of 2026-00009. Are there any other changes to the forms? I want to use our forms from the previous RFP and want to make sure the letters or content didn't change. Thanks! A17. Other than the correction of the solicitation number from RFP No. 2026-00004 to RFP No. 2026-00009, the City is not aware of any substantive changes to the referenced forms. Offerors should use the forms included with this solicitation and reference RFP No. 2026-00009 throughout their submission. Q18. Page 55 includes the formula “Lowest Overall Annual Contract Cost / Proposer’s Price x? = Price Score,” but the Evaluation Criteria list Cost Proposal as 5 points. Could the City please confirm the intended multiplier and how cost will be evaluated given that the contract is on-call with no guaranteed annual contract value? City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 A18. The formula referenced on Page 55 is intended only to illustrate the City's general approach to evaluating pricing. Because this is an on-call contract with no guaranteed annual contract value, Offerors are not required to submit an overall annual contract cost.Cost will be evaluated based on the reasonableness and competitiveness of the fully burdened hourly rate schedule submitted in Exhibit I. As stated in the Evaluation Criteria, the Cost Proposal is worth a maximum of five (5) points. The City reserves the right to consider the overall pricing structure, consistency of rates, and anticipated value to the City when assigning cost scores. Q19. For revitalization plans and DCA funding opportunities, is the City seeking grant identification and application support in addition to planning and implementation strategies? A19. Yes. The City anticipates that on-call services may include assistance with identifying potential funding opportunities, evaluating grant eligibility, and providing grant application support when requested. However, the specific scope of services for each task order will be defined by the City at the time of issuance. Q20. Does the City anticipate selecting a single consultant team or establishing a pool of qualified firms for on-call services? A20. The City currently anticipates awarding the contract to a single consultant team. The final award decision will be based on the evaluation of proposals and the City's determination of the firm that provides the best overall value and qualifications to meet the City's needs. Q21. Are we to submit hourly rates pertaining to page 54, Exhibit I, section A? Or, per section B, are we to submit a plan for by-task-order hourly rates? A21. Offerors should submit the hourly rates requested in Exhibit I, Section A. Pursuant to Exhibit I, Section B, the City anticipates negotiating and issuing individual task orders based upon the specific scope, staffing requirements, and level of effort associated with each assignment. Q22. Is there a budget for the overall on-call? A22. No specific funding amount has been established for the on-call contract. Services will be utilized on an as-needed basis and task orders will be issued subject to available funding, project needs, and City approval requirements. Q23. Could the City please define "housing redevelopment" as listed on page 42, section IV, item 3? A23. For purposes of this solicitation, "housing redevelopment" generally refers to planning, policy development, redevelopment strategies, market analysis, housing needs assessments, corridor and neighborhood revitalization initiatives, affordable and workforce housing strategies, redevelopment opportunity identification, and related implementation activities intended to support the City's housing and community development goals. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 In the event of any inconsistency between Bonfire upload field descriptions and the solicitation documents, the solicitation documents and any issued addenda shall govern. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 ADDENDUM NO. 2- Evaluation Period Extension Solicitation No.: RFP 2026-0009 Solicitation Title: On-Call Planning Services ATTENTION ALL POTENTIAL BIDDERS: The deadline for evaluators to complete their review and evaluation of proposals has been extended to Wednesday, July 8, 2026, at 5:00 p.m. Eastern Time to accommodate the Independence Day holiday. All other terms, conditions, and requirements of the solicitation remain unchanged and in full force and effect. EXHIBIT A General Conditions This CONTRACT made and entered into this ____ ____________, 2026 by and 26 day of May between the City of Stockbridge, (Party of the First Part, hereinafter called the “City”), and_________________________. Party of the Second Part, hereinafter called the “Service TSW Provider” or “Contractor”). NOW THEREFORE, for and in consideration of the mutual promises and obligations contained herein and under the conditions hereinafter set forth, the parties do hereby agree as follows: 1. TERMS: This Agreement shall be effective upon its execution (the “Effective Date”). The services to be performed under this Contract shall commence upon the date stated in the notice to proceed letter. This Contract shall terminate absolutely and without further obligation on the part of the City on December 31, 2026, and each December 31 of each succeeding and renewed year, as required by O.C.G.A. §36-60-13, as amended, unless terminated earlier in accordance with the provisions of this Contract. OPTIONAL RENEWALS: This Contract may be renewed at the sole discretion of the City for four (4) additional twelvemonth terms, upon the same terms and conditions, as provided for in this Contract, unless terminated by the City, by notice to the service provider, or termination and non-renewal by December 31 of the Contract year. Upon each renewal option, the contractor shall provide the City with updated contact information for the designated person responsible for overseeing the work. This information must include their name, telephone number, email address, cell phone number, and contact information for their immediate supervisor. 2. ATTACHMENTS: The following documents are attached and are specifically incorporated herein by reference; and, along with this Contract and the General Conditions attached as Exhibit A, encompass all of the Contract documents: RFP (Instructions + Evaluation) Exhibit A – General Conditions Exhibit B – Scope of Work Exhibit C – SAP Criteria / RFP Documents 3 EXHIBIT A General Conditions Exhibit D- E-Verify Exhibit E- Drug-free Workplace Exhibit F- Purchasing Policy Addition Exhibit G- City Public Benefit Application Exhibit H- References Exhibit I- Cost Proposal 3. PERFORMANCE: Service Provider agrees to furnish all skill and labor of every description necessary to carry out or to perform the services in accordance with the Contract Documents (the “Work”). 4. PRICE: The City agrees to pay the Service Provider following receipt by the City of a detailed invoice reflecting the actual work performed by the Service Provider, provided, however, the Service Provider guarantees that the maximum price for materials, labor, and expenses shall be the amount reflected in Exhibit J. 5. INDEMNIFICATION AND HOLD HARMLESS: [See Section 13 of Exhibit A. --- General Conditions] Service Provider further agrees to protect, defend, indemnify, and hold harmless the CITY, its council members, officers, agents, and employees from and against any and all claims or liability for compensation under the Worker’s Compensation Act arising out of injuries sustained by any employee or subcontractor of the Service Provider, as allowed under the law. 6. TERMINATION FOR CAUSE: The City may terminate this Contract for cause upon ten (10) days' prior written notice to the Service Provider of the Service Provider’s default in the performance of any term of this Contract. Such termination shall be without prejudice to any City’s rights or remedies provided by law. 7. TERMINATION FOR CONVENIENCE: The City may terminate this Contract for its convenience at any time upon (30) days' written notice to the Service Provider. In the event of the City’s termination of this Contract for convenience, the Service Provider will be paid for those services actually performed. Partially 4 EXHIBIT A General Conditions completed performance of the Contract will be compensated based upon a signed statement of completion to be submitted by the Service Provider, who shall itemize each element of performance. 8. TERMINATION FOR FUND APPROPRIATION: The City may unilaterally terminate this Contract due to lack of funding at any time by written notice to the Service Provider. In the event of the City’s termination of this Contract for fund appropriation, the Service Provider will be paid for those services actually performed. Partially completed performance of the Contract will be compensated based upon a signed statement of completion to be submitted by the Service Provider, which shall itemize each element of performance. 9. CONTRACT NOT TO DISCRIMINATE: During the performance of this Contract, the Service Provider will not discriminate against any employee or applicant for employment because of race, creed, color, sex, national origin, age, or disability, which does not preclude the applicant or employee from performing the essential functions of the position. The Service Provider will also, in all solicitations or advertisements for employees placed by qualified applicants, consider the same without regard to race, creed, color, sex, national origin, age, or disability, which does not preclude the applicant from performing the essential functions of the job. The Service Provider will cause the foregoing provisions to be inserted in all subcontracts for any work covered by this Contract so that such provision will be binding upon each subservice provider for standard commercial supplies of raw materials. 10. ASSIGNMENT: The Service Provider shall not sublet, assign, transfer, pledge, convey, sell, or otherwise dispose of the whole or any part of this Contract or his right, title, or interest therein to any person, firm, or corporation without the previous consent of the City in writing. 11. WAIVER: A waiver by either party of any breach of any provision, term, covenant, or condition of this Contract shall not be deemed a waiver of any subsequent breach of the same or any other provision, term, covenant, or condition. 12. SEVERABILITY: The parties agree that each of the provisions included in this Contract is separate, distinct, and severable 5 EXHIBIT A General Conditions from the other and remaining provisions of this Contract, and that the invalidity of any Contract provision shall not affect the validity of any other provision or provisions of this Contract. 13. GOVERNING LAW: The parties agree that this Contract shall be governed and construed in accordance with the laws of the State of Georgia. This Contract has been signed in Henry County, Georgia. 14. MERGER CLAUSE: The parties agree that the terms of this Contract include the entire Contract between the parties, and as such, shall exclusively bind the parties. No other representations, either oral or written, may be used to contradict the terms of this Contract. IN WITNESS WHEREOF, the parties hereto, acting through their duly authorized agents, have caused this CONTRACT to be signed, sealed, and delivered. Signatures on the following page 6 EXHIBIT A General Conditions STOCKBRIDGE, GEORGIA By: Jayden Williams Mayor, City of Stockbridge, Georgia ATTEST: Cassandra Lester City Clerk APPROVED AS TO FORM: City Attorney SERVICE PROVIDER: Signature Date May 26, 2026 Print Name Adam Williamson Print Title Principal ATTEST: Date May 26, 2026 Signature Print Name Jerrico Roland Print Title Marketing Manager 7 EXHIBIT A General Conditions Instructions to Offerors 1. Proposal Submission Proposals shall be submitted electronically through the City’s designated Bonfire Portal no later than the date and time specified in this Request for Proposals. Proposals submitted by any other means, including email or hard copy, shall be deemed non-responsive and rejected. It is the sole responsibility of the Offeror to ensure timely submission. Late proposals will not be accepted under any circumstances. 2. Pre-Proposal Conference A pre-proposal conference may be conducted at the City’s discretion. Attendance is optional unless otherwise stated. Information provided at any pre-proposal conference shall not be binding unless issued by written addendum. 3. Questions and Clarifications All questions regarding this solicitation shall be submitted in writing through the Bonfire Portal by the deadline established in the procurement schedule. Responses to questions will be issued by written addendum only. Offerors shall not rely on verbal responses or information obtained outside the formal question-and-answer process. 4. Communications Restrictions From the issuance of this RFP until contract award, Offerors shall not contact any City employee, official, or elected representative regarding this solicitation except through the designated procurement contact identified herein. Unauthorized contact may result in disqualification of the Offeror’s proposal. 5. Addenda Any changes to this RFP shall be made by written addendum issued through the Bonfire Portal. It is the responsibility of each Offeror to monitor the portal for addenda and acknowledge receipt as required. 6. Proposal Evaluation and Award Proposals will be evaluated based on the criteria set forth in this RFP. Award will be made to the offeror determined to provide the best overall value to the City, considering qualifications, experience, technical approach, and cost. The City is not obligated to award a contract to the lowest-priced Offeror. 8 EXHIBIT A General Conditions 7. No Guarantee of Work This solicitation is for on-call professional services. The City does not guarantee a minimum amount of work or the issuance of any task orders. Services will be authorized on an asneeded basis at the City’s sole discretion. 8. City’s Reservation of Rights The City reserves the right to: • Reject any or all proposals. • Waive minor irregularities or informalities. • Request clarification or additional information from Offerors. • Cancel this solicitation in whole or in part. • Negotiate with the highest-ranking offeror if deemed in the City’s best interest. 9. Costs of Proposal Preparation All costs incurred by Offerors in the preparation and submission of proposals shall be borne solely by the Offeror. The City shall not be responsible for any such costs. 10. Acceptance of Terms Submission of a proposal constitutes acceptance of the terms, conditions, and procedures contained in this RFP, including the protest procedures set forth herein. 9 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS 1. SCOPE OF WORK The Contract will be to provide services to the City in accordance with the Contract Documents. All work shall be performed in accordance with the Scope of Services attached hereto as Exhibit B 2. REGULATIONS 2.1 The Service Provider shall comply with all applicable federal, state, and local laws, ordinances, rules, and regulations pertaining to the performance of the work specified herein. 2.2 The Service Provider shall obtain all permits, licenses, and certificates, or any such approvals of plans or specifications as may be required by Federal, State, and local laws, ordinances, rules, and regulations, for the proper execution of the work specified herein. 2.3 During the performance of this Contract, the Service Provider shall keep current and, if requested by the City, provide copies of any and all licenses, registrations, or permits required by applicable governing agencies. The Service Provider shall keep a copy of any and all licenses, registrations, and permits on the job site while performing the Contract work. 2.4 The Service Provider will comply with the City of Stockbridge’s purchasing policies. 2.5 Service Provider will complete all work in accordance with all applicable legal requirements, including but not limited to O.C.G.A. § 50-5-63, as applicable. 3. SERVICE PROVIDER’S PERSONNEL 3.1 The Service Provider will abide by all State and Federal regulations on wages and hours of an employee dealing with the employment relationship between the Service Provider and its subsidiaries or related parties and its employees, including but not limited to the Federal National Labor Relations Act, the Federal Fair Labor Standards Act, the Federal Civil Rights Act of 1964, as amended, and the Americans with Disabilities Act. 3.2 The Service Provider shall require all prospective employees to show proof of citizenship, or proof from the United States Immigration and Naturalization Service of valid entry permits and/or work permits for legal aliens, and proof that such legal aliens are eligible to be employed in the United States. This includes any requirement for participation in the DHS E-Verify or SAVE program. 3.3 The Service Provider shall transfer promptly from the City any employee or employees 10 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS that the City advises are not satisfactory and replace such personnel with employees satisfactory to the City; but in no event shall the City be responsible for monitoring or assessing the suitability of any employee or agent of the Service Provider. 3.4 The Service Provider’s employees shall be instructed that no gratuities shall be solicited or accepted for any reason whatsoever from the tenants, customers, or other persons at the City. 3.5 Designation of Supervisor-the Service Provider shall designate an experienced Supervisor (“Supervisor”) acceptable to the City for all purposes related to the work. The initial Supervisor shall be (TBD). 3.5.1 The Supervisor shall be fully responsible for the Service Provider meeting all of its obligations under this Contract. The Supervisor shall provide the City with an appropriate status report on the project's progress. Supervisor and the City, but the final required times will be the City’s discretion. 3.5.2 In the event that the designated Supervisor terminates employment with the Service Provider or is requested by the City to be removed from the role of Supervisor (as provided in Section 3.5), the position shall be assumed by an individual with equivalent qualifications, experience, and knowledge. Such replacement shall require the City’s prior approval. 3.6 The process by which the service provider requests the removal of a team member from the project. If a Service Provider replaces a proposed team member, the Service Provider shall replace that team member with a similarly experienced team member. The City reserves the right to accept or reject any proposed or replacement team member, with or without cause, at any time during the project. 4. PERFORMANCE REQUIREMENTS 4.1 The Service Provider shall perform all of its obligations and functions under the Contract in accordance with the Contract specifications and industry standards. The Service Provider shall adjust and coordinate its activities to the needs and requirements of the City and perform its activities so as not to annoy, disturb, endanger, unreasonably interfere with or delay the operations or activities of the City. 4.2 The Service Provider’s personnel shall perform work in compliance with all Federal, State, and City of Stockbridge regulations. 11 4.3 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Any work required beyond that which is specified herein shall be reported in advance to the City. At no time shall work beyond the scope be performed without prior written authorization from the City. 5. CONFIDENTIAL INFORMATION 5.1 In the course of performing the Contract work, the Service Provider may gain access to security-sensitive and other sensitive information of the City. 5.2 The Service Provider agrees to hold all City data and information in confidence and to make such information known only to its employees and subcontracts who have a legitimate need to know such information and only after advising such persons of the Service Provider’s non-disclosure obligations. 5.3 The Service Provider shall seek the City’s prior written consent before using for any purpose other than the fulfillment of the Service Provider’s obligations hereunder, or before releasing, disclosing, or otherwise making such information available to any other person. 5.4 The Service Provider shall employ such practices and take such actions to protect the City’s information from unauthorized use or disclosure as the Service Provider employs and takes to protect its own information, but in no event shall the Service Provider use less than reasonable efforts to protect the City’s information. 5.5 The provisions of this Section shall survive the expiration or earlier termination of the Contract. 6. COMPENSATION – INVOICE AND PAYMENT FOR SERVICES 6.1 The City shall pay the Service Provider, subject to any authorized deductions, the applicable prices set forth for each service authorized by the City, and actually delivered or performed, as the case may be, by the Service Provider to the satisfaction and acceptance, as appropriate, of the City. The timing of such payments shall be as set forth below in the Section. 6.2 The Service Provider shall deliver to the City approval and acceptance, and before eligible for final payment of any amounts due, all documents and material prepared by the Service Provider for the City under this Contract. 6.3 The City shall pay the undisputed amount of the Service Provider’s invoice, as it may be 12 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS reduced to reflect unsubstantiated or unsatisfactory service. Items in dispute shall be paid upon the resolution of the dispute. No verification or payment of any amounts invoiced shall preclude the City from recovering any money paid in excess of that due under the terms of this Contract. 6.4 The Service Provider shall submit all invoices with purchase order number to: City of Stockbridge, GA, Accounts Payable, 4640 N. Henry Blvd Stockbridge, GA. 30281. 6.5 The Service Provider will agree to comply with the City of Stockbridge’s Financial Policies and Purchasing Policy, to the extent applicable. 6.6 The Service Provider agrees that the compensation provided herein shall be full and final settlement of all claims arising against Stockbridge for work done, materials furnished, costs incurred or otherwise arising out of this contract and shall release the City from any and all further claims related to the payment for services and materials furnished in connection with this Agreement. 6.7 The Service Provider shall obtain and keep current all licenses, permits and authorizations, whether municipal, county, state or deferral, required for the performance of its obligations and functions hereunder and shall pay promptly when due all fees therefore. 6.8 The Service Provider shall abide by all applicable state and federal regulations pertaining to wages and hours of an employees; including but not limited to the Service Provider’s compliance with requirements of O.C.G.A. 13-10-91 AND Rule 300-104-1-.02. 7. SERVICE PROVIDER’S LIABILITY The Service Provider shall be responsible for the prompt payment of any fines imposed on the city or the Service Provider by any other federal, state or local governmental agency as a result of the Service Provider’s, or its subcontractor’s (or the officers’ directors’, employees’ or agents’ of either), failure to comply with the requirements of any law or any governmental agency rule, regulation, order or permit. The liability of the Service Provider under this Section 11 is in addition to and in no way a limitation upon any other liabilities and responsibilities which may be imposed by applicable law or by the indemnification provision of Section 12 hereof, and such liability shall survive the expiration or earlier termination of this Contract. 8. INDEMNIFICATION AND INSURANCE 8.1 In addition to indemnification provisions stated above, if the City’s use of any service or 13 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS other items provided by or on behalf of the Service Provider is enjoined due to infringement of another person or entity’s intellectual property rights, the Service Provider shall promptly, at its sole cost and expense, modify the infringing item so that it no longer infringes, procure for the City the legal right to continue using the infringing item, or procure for the City a non-infringing item, or procure for the City a noninfringing replacement item having equal or greater functional capabilities as the infringing item. 8.2 Insurance 8.2.1 General Liability and Automobile Liability. The Service Provider shall purchase and maintain in force during the term of the Contract, at its own cost and expense, to protect the Service Provider, the City, and the members (including, without limitation, all members of the governing City’s Council and the citizens’ advisory committees of each), officers agents, and employees of each, from and against any and all liabilities arising out of or in connection with the Service Provider’s performance of the Contract work: (1) Commercial general liability insurance with coverage of not less than ONE MILLION DOLLARS ($1,000,000.00) combined single limit per occurrence, and with contractual liability coverage for Service Provider’s covenants to and indemnification of the City under the Contract, and (2) Automobile liability insurance with policy limits of not less than ONE MILLION DOLLORS ($1,000,000.00) combined single limit per accident or occurrence covering each motor vehicle operated on City property. 8.2.1.1 Self-Insured Retention. Service Provider’s commercial general liability insurance policies shall not be subject to a self-insured retention exceeding $10,000, if the value of the Contract is less than $1,000,000, and not be subject to a self-insured retention exceeding $100,000, if the Contract is $1,000,000 or more, unless approved by the City Manager. Service Provider’s automobile liability insurance policies shall not be subject to a self-insured retention exceeding $10,000, unless approved by the City Manager. 8.2.1.2 Additional Insured Endorsement. Service Provider agrees and shall cause 14 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS the City their member (including, without limitation, members of the City’s Council and members of the citizens’ advisory committees of each), officers, employees, and agents to be named as additional insured under such policy or policies of commercial general and automobile liability insurance. 12.7.1.2 Workers’ Compensation and Employer’s Liability. If Service Provider has any employee working on City property, Service Provider shall procure and maintain in force during the term of the Contract (i) workers’ compensation insurance, and (ii) employer’s liability insurance. The policy limits of the Service Provider’s employer’s liability insurance shall not be less than $100,000 for “each employee.” If the Service Provider is self-insured, the Service Provider shall provide proof of self-insurance and authorization to self-insure as required by applicable state laws and regulations. 12.7.1.3 Professional Liability Insurance. The Service Provider shall purchase and maintain in force during the term of the Contract, Professional Liability insurance which will pay for damages arising out of errors or omissions in the rendering, or failure to render professional services under the Contract in the amount of at least ONE MILLION DOLLARS ($1,000,000.00) per claim. Such insurance must include nose and tail coverage for work performed by the Service Provider from the project’s inception date until the Statute of Limitations has run for the work done on the project. 12.7.4 Health Insurance. Not applicable. 12.7.5 Garage Liability Insurance. Not applicable. 12.7.6 Garage Keeper’s Legal Liability Insurance. Not applicable. 12.7.7 Crime Coverage. Not applicable. 12.7.8 Deductibles. The Service Provider’s policies of insurance required by this Section 12.7may require the Service Provider’s payment of a deductible, provided the Service Provider’s insurer is required to pay claims from the first dollar at 110% of the claim value without any requirement that the Service Provider pay the deductible prior to its insurer’s payment of the claim. 12.7.9 Other Insurance Requirements. All insurance policies required by this Section 12.7 shall provide that they are primary insurance with respect to any other valid insurance the City may possess, and that any other insurance the City does possess shall 15 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS be considered excess insurance only. All such insurance shall be carried with a company or companies which meet the requirements of Section 13.2 of these General Conditions and said policies shall be in a form satisfactory to the City. A properly completed and executed Certificate of Insurance on a form provided or approved by the City (such as a current ACORD certificate of insurance) evidencing the insurance coverage required by this Section shall be furnished to the City upon the Service Provider shall provide the City with at least thirty (30) days’ prior written notice of any adverse material change in the Service Provider’s required insurance coverage except that ten (10) days’ notice of cancellation for non-payment is required. For purposes of this Section 12.7.10, and “adverse material change” shall mean any reduction in the limits of the insurer’s liability, any reduction, non-renewal or cancellation of any insurance coverage, or any increase in the Service Provider’s self-insured retention. Prior to the expiration of any such policy, the Service Provider shall file with the City a certificate of insurance showing that such insurance coverage has been renewed. If the insurance coverage is canceled or reduced, the Service Provider shall, within five (5) days after such cancellation or reduction in coverage, file with the City a certificate showing that the required insurance has been reinstated or provided through another insurance company or companies approved by the City. If the Service Provider fails to obtain or have such insurance reinstated, the City may, if it so elects, and without waiving any other remedy it may have against the Service Provider, immediately terminate this Contract upon written notice to the Service Provider. The City Manager shall have the right to alter the monetary limits or coverage herein specified from time to time during the term of this Contract, and the Service Provider shall comply with all reasonable requests of the City Manager with respect thereto. 9. LIABILITY INSURANCE 9.1 N/A 9.2 Liability Insurance Companies furnishing insurance coverage required by these General Conditions shall (a) be approved to issue insurance policies in the State of Georgia, and (b) must have no less that a “B+” Financial Rating and a Financial Size Category of “Class VI” or higher according to the most current edition of A.M. Best’s Insurance Reports. If the liability insurer is rated by A.M. Best’s Insurance Reports at an “AFinancial Rating and a Financial Size Category of “Class VIII” or higher that the City 16 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Manager may waive the requirement for the insurer to be approved by the State of Georgia. 10. CONTRACT ADJUSTMENTS 10.1 Notwithstanding any provision herein to the contrary, the City reserves the right to modify at any time the nature, method, scope, frequency, or timing of the Service Provider’s obligations under this Contract (Contract Adjustments) in whatever manner it determines to be reasonably necessary for the proper completion of the Service Provider’s work hereunder. Both parties agree that, should any Contract Adjustments be made, the Service Provider’s compensation will be adjusted accordingly, in such amount or amounts as will be mutually agreed to by means of good faith negotiation by the City and Service Provider and, to the extent possible, by reference to any unit costs already established in the Proposal. Without exception, all deletion or additions to the scope of work will be set forth in a written Amendment to this Contract. 10.2 Notwithstanding the foregoing, the City shall have the right to terminate this Contract herein should the Service Provider and the City fail to reach agreement on the adjusted compensation within thirty (30) days after the date of the Contract Adjustment. 10.3 Notwithstanding the foregoing, there shall be no upward adjustment of the compensation on account of any Contract Adjustment made necessary or appropriate as a result of the mismanagement, improper act, or other failure of the Service Provider, its employees, agents, or its subcontractors to properly perform its obligations and functions under this Contract. 11. DEFAULT AND TERMINATION 11.1 In the event that: 11.1.1 the Service Provider shall fail to keep, perform or observe any of the promises, covenants or agreements set forth in this Contract (provided that notice of the first failure shall have been given to the Service Provider, but whether or not the Service Provider shall have remedied any such failure); or 11.1.2 the Service Provider shall fail to keep, perform or observe any promise, covenant, or agreement set forth in this Contract, and such failure shall continue for a period of more than five (5) days after delivery to the Service Provider of a written notice of such breach or default; or 11.1.3 the Service Provider shall become insolvent, or shall take the benefit of any 17 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS present or future insolvency statute, or shall make a general assignment for the benefit of creditor, or file a voluntary petition in bankruptcy or a petition or answer seeking an arrangement for its reorganization, or the readjustment of its indebtedness under the Federal Bankruptcy laws, or under any other law or statute of the United States or any State thereof, or shall consent to the appointment of a receiver, trustee or liquidator of all or substantially all of its property; or 11.1.4 the Service Provider shall have a petition under any part of the Federal Bankruptcy laws, or an action under any present or future insolvency laws or statute filed against it, which petition is not dismissed within thirty (30) days after the filing thereof; or 11.1.5 there is any assignment by the Service Provider of this Contract or any of the Service Provider’s rights and obligations hereunder for which the City has not consented in writing; or 11.1.6 the Service Provider shall default on any other agreement entered into by and between Service Provider and the City, then, in its discretion, the City shall have the right to terminate this Contract for default, which termination shall be effective upon delivery of written notice of such termination to the Service Provider. In the event that the City terminates this Contract for default, or the Service Provider abandons or wrongfully terminates the Contract, the Service Provider shall be paid for compensation earned to the date of termination or abandonment (but the City shall have the right to reduce by off-set any amounts owed to the Service Provider hereunder or under any other Contract or obligation by the amount of the City’s damages and any amounts owed by the Service Provider to the City), but the Service Provider shall not be compensated for any profits earned or claimed after the receipt of the City’s notice of termination by default or after abandonment or wrongful termination. The City’s election to terminate or not to terminate this Contract in part or whole for the Service Provider’s default shall in no way be construed to limit the City’s right to pursue and exercise any other right or remedy available to it pursuant to the terms of the Contract or otherwise provided by law or equity. 11.2 Notwithstanding anything else herein contained, the City may terminate this Contract in whole or in part at any time for its convenience by giving the Service 18 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Provider thirty (30) days written notice. In that event, the Service Provider shall proceed to complete any part of the work, as directed by the City, and shall settle all its claims and obligations under the Contract, as directed by the City. The Service Provider shall be compensated by the City in accordance with the provisions hereof, including in particular Section 2 of these General Conditions, provided, however, that in no event shall Service Provider be entitled to compensation for work not performed or for anticipatory profits. Service Provider shall justify its claims, as requested by the City, with accurate records and data. 11.3 Bankruptcy and Liquidation – In the event the Service Provider (1) makes an assignment for the benefit of creditors, or petition or apply to any tribunal for the appointment pf a custodian, receiver, or trustee for all or a substantial part of its assts; (2) commences any proceeding under any bankruptcy, reorganization, arrangement, readjustment of debt, dissolution, or liquidation law or statute of any jurisdiction whether now or hereafter in effect; (3) has had any such petition or application filed or any such proceeding commenced against it in which an order for relief is entered or an adjudication or appointment is made, and which remains undismissed for a period of sixty(60) days or more; (4) takes any corporate action indicating its consent to, approval of, or acquiescence in any such petition, application, proceeding, or order for relief or the appointment of a custodian, receiver, or trustee for all or substantial part of its assets; or (5) permits any such custodianship, receivership, or trusteeship to continue undischarged for a period of sixty (60) days or more causing the Service Provider or any third party, including, without limitation, a trustee in bankruptcy, to be empowered under state or federal law to reject this Contract or any agreement supplementary hereto, the City shall have the following rights: (i) In the event of rejection of this Contract or any agreement supplementary hereto, the City may elect to retain its rights under this Contract or any agreement supplementary hereto as provided in Section 365(n) of the Bankruptcy Code. Upon written request of the City to, as applicable, the Service Provider or the bankruptcy trustee or receiver. The Service Provider or such bankruptcy trustee or receiver shall not interfere with the rights of the City as licensee as provided in 19 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS this Contract or in any agreement supplementary hereto to obtain the Material(s) form the bankruptcy trustee and shall, if requested, cause a copy of such Material (s) to be available to the City. 12. In the event of rejection of this Contract or any agreement supplementary hereto, the City may elect to retain its rights under this Contract or any agreement supplementary hereto as provided in the Bankruptcy Code without prejudice to any of its rights of setoff with respect to this Contract under the Bankruptcy Code or applicable non-bankruptcy law; or In the event of a rejection of this Contract or any agreement supplementary hereto, the City may retain its rights under this Contract or any agreement supplementary hereto as provided in the Bankruptcy Code without prejudice to any of its right under the Bankruptcy Code. CITY’S AUTHORIZED REPRESENTATIVE During the term of this Contract, the City Manager designee may from time to time designate an individual to serve as the City’s Authorized Representative (CAR) and an Assistant CAR designated to serve in that capacity in the absence of the CAR, who shall have such authority to act on the City’s behalf as the City Manager may from time to time actually delegate to such person, but in no event shall the CAR have authority to modify or terminate this Contract, or make final decisions with respect to amendments, time extensions, assignments, cost or payment adjustments or payment disputes. 13. ASSIGNMENT Neither this Contract nor any of the Service Provider’s rights or obligations hereunder may be assigned by the Service Provider without the City’s prior written consent, which consent may be granted or withheld at the City’s sole discretion. Any transfer of this Contract by merger, consolidation or liquidation (unless the stock of the Service Provider is traded on a national stock exchange or in a generally recognized over the counter securities market) any change in ownership of a power to vote a majority of the outstanding voting stock or ownership interests of the Service Provider shall constitute an assignment of this Contract for purposes of this Section. In the event the Service Provider assigns or subcontracts or attempts to assign or subcontract any right or obligation arising under this Contract without City’s prior written consent, the City shall be entitled to terminate this Contract pursuant to the provisions of Section 17 hereof. 14. NOTICES 14.1 Unless otherwise stated herein, all notices or other writings which the City is required or 20 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS permitted to give to the Service Provider may be hand delivered, mailed via U.S. Certified Mail or sent next-day delivery by a nationally-recognized overnight delivery service to the Service Provider’s address set forth in the Proposal. Any such notice shall be deemed to have been delivered upon actual delivery, or one (1) day following submission to a nationally-recognized overnight delivery service for next day delivery to the Service Provider, or three (3) days following submission to the Service Provider by U.S. Certified Mail. 14.2 Unless otherwise stated herein, all notices or other writings which the Service Provider is required or permitted to give to the City may be hand delivered to the City Manager, mail via U.S. Certified Mail. Or sent next-day delivery by a nationally-recognized overnight delivery service for next day delivery to City, or three (3) days following submission to the City by U.S. Certified Mail. Any such notice shall be sent to: City of Stockbridge, GA ATTN: City Manager 4640 N. Henry Blvd. Stockbridge, GA 30281 Service Provider: TSW 1447 Peachtree Street NE, Suite 850 Atlanta, GA 30309 14.3 Either party may change its notice address by written notice to the other given as provided in this section. 15. NONDISCRIMINATION 15.1 During the performance of this Contract, the Service Provider, for itself, its assignees and successors in interest agrees as follows: 15.1.1 Compliance with Regulations. The Service Provider shall comply with the Law and Regulations as they may be amended from time to time (hereafter referred to as the “Regulations”), which are herein incorporated by reference and made a part of this Contract. 15.1.2 Nondiscrimination. The Service Provider, with regard to the work performed by it during the Contract, shall not discriminate on the grounds of race, color, or national origin in the selection and retention of any subcontractor, including procurement of materials and leases of equipment. The Service Provider shall not participate either directly or indirectly in the discrimination prohibited by the Regulations. 21 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS 15.1.3 Solicitations for Subcontracts, Including Procurement of Materials and Equipment. In all solicitations either by competitive proposing or negotiation made by the Service Provider for work to be performed under a subcontract, including procurement of materials or leases of equipment, each potential subcontractor or supplier shall be notified by the Service Provider of the Service Provider’s obligations under this Contract and the Regulation relative to nondiscrimination on the grounds of race, color or national origin. 15.1.4 Information and Reports. The Service Provider shall provide all information and reports required by the Regulations or directives issued pursuant thereto and shall permit access to its books, records, accounts, other sources or information, and its facilities as may be determined by the City to be pertinent to ascertain compliance with such Regulations, orders and instructions, the Service Provider shall so certify to the City , as appropriate, and shall set forth what efforts it has made to obtain the information. 15.1.5 Sanctions for Noncompliance. In the event of the Service Provider’s noncompliance with the nondiscrimination provisions of this Contract, the City shall impose such Contract Sanctions as it may determine to be appropriate, including but not limited to: 15.1.5.1 Withholding of payments to the Service Provider under the Contract until the Service Provider complies, and/or 15.1.5.2 Cancellation, termination or suspension of the Contract, in whole or in part. 15.1.6 Incorporation of Provisions, The Service Provider shall include the provisions of subsections 20.1.1 through 20.1.5 in every subcontract, including procurement of materials and leases of equipment, unless exempt by the Regulations or directives issued pursuant thereto. The Service Provider shall take such action with respect to any subcontract or procurement as the City may direct as a means of enforcing such provisions including sanctions for noncompliance. Provided, however, that in the event the Service Provider becomes involved in, or is threatened with, litigation with a subcontractor or supplier as a result of such direction, the Service Provider may request the City to enter into such litigation to protect the interest of the City and, in addition, the Service Provider may request the interest of the City and, in addition, the Service Provider may request the United States to enter into such litigation to protect the interests of the United States. 15.2 The Service Provider assures the City that it will comply with the pertinent statutes, 22 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Executive Orders and such rules as are promulgated to assure that no person shall, on the grounds of race, creed, color, national origin sex, age, marital status, or handicap be excluded from participating in any activity conducted with or benefiting from Federal assistance. This provision shall bind the Service Provider from the period beginning with the initial solicitation through the completion of the Contract. 16. COPYING DOCUMENTS The Service Provider hereby grants the City and its agent’s permission to copy and distribute any and all materials and documents contained in, comprising, or which are otherwise submitted to the City with or in connection with the Service Provider’s Proposal or which are contained in the Contract Documents (the “Submittals”). The permission granted by the Service Provider shall be on behalf of the Service Provider and any and all other parties who claim any rights to any of the materials or documents comprising the Submittals. Such permission specifically authorizes the City and its agents to make and distribute such copies of the Submittals or portions thereof as may be deemed necessary or appropriate by the City for its own internal purposes or for responding to requests for copies from any member of the public regardless of whether the request is specifically characterized as a public records request pursuant to Georgia Cod. This provision shall survive the expiration or termination of the Contract. 17. GENERAL PROVISIONS 17.1 The Contract Documents consist of the Contract, the Proposal Forms, the Instructions to Proposers, Request for Qualifications, all Addendum(s) issued prior to execution of this Contract, these General Conditions and Specifications. Together, these documents comprise the Contract and all the documents are fully a part of the Contract as if attached to the Contract or repeated herein. Precedence of the Contract Documents shall be as follows: (i) addendum(s) to the Contract Documents, (ii) the Contract, (iii) the General Conditions, (iv) the Scope of Work in Exhibit B, (v) the Request for Proposal, and (vii) the Proposal Form. 17.2 This Contract represents the entire agreement between the parties in relation to the subject matter hereof and supersedes all prior agreements and understandings between such parties relation to such subject matter, and there are no contemporaneous written or oral agreements, terms or representation made by any party other than those contained herein. No verbal or written representations shall be relied upon outside the Contract 23 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS terms and amendments. Without exception, all deletions or additions to the scope of work will be set forth in a written amendment to this Contract. No amendment, modification, or waiver of this Contract, or any part thereof, shall be valid or effective unless in writing signed by the party or parties sought to be bound or charged therewith; and no waiver of any breach or condition of this Contract shall be deemed to be a waiver of any other subsequent breach or condition, whether of a like or different nature. 17.3 The Service Provider shall, during the term of this Contract, repair any damage caused t real or personal property of the City and/or its tenants, wherever situated, caused by the intentional, reckless, or negligent acts or omissions of the Service Provider’s officers, agents, or employees, and any subcontractors and their officers, agents, or employees, or , at the option of the City, the Service Provider shall reimburse the City for the cost of repairs thereto and replacement thereof accomplished by or on behalf of the City. 17.4 The language of this Contract shall be construed according to its fair meaning, and not strictly for or against either the City or the Service Provider. This Contract shall be deemed to be made, construed and performed according to the laws of the State of Georgia. Any suit or proceeding initiate for the purpose of interpreting or enforcing any provision of this Contract or any matter in connection therewith shall be brought exclusively in a court of competent jurisdiction in Henry County, Georgia, and the Service Provider waives any venue objection, including, but not limited to, any objection that a suit has been brought in an inconvenient forum. The Service Provider agrees to submit to the jurisdiction of the Georgia courts and irrevocably agrees to acknowledge service of process when requested by the City. 17.5 The section headings herein are for the convenience of the City and the Service Provider and are not to be used to construe the intent of this Contract or any part hereof, or to modify, amplify, or aid in the interpretation or construction of any of the provisions hereof. 17.6 The use of any gender herein shall include all genders, and the use of any number shall be construed as the singular or the plural, all as the context may require. 17.7 The delay or failure of the City at any time to insist upon a performance of any of the terms, conditions and covenants herein shall not be deemed a waiver of that breach or any subsequent breach or default in the terms, conditions, or covenants of this Contract. The 24 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Service Provider shall not be relieved of any obligation hereunder on account of its failure to perform by reason of any strike, lockout, or other labor disturbance. 17.8 If the City shall, without any fault, be made a party to any litigation commenced between the Service Provider and a third party arising out of the Service Provider’s operations and activities at the premises, then the Service Provider shall pay all costs and reasonable attorney’s fees incurred by or imposed upon the City in connection with such litigation for all trial and appellate proceedings. The City shall give prompt notice to the Service Provider of any claim or suit instituted against it by such third party. The provisions of this Section supplement and are not intended to be in lieu of the indemnification provisions of Section 5 hereof. The provisions of this Section shall survive the acceptance of the services and payment therefore, and the expiration or earlier termination of this Contract. 17.9 The City shall have the right to recover from the Service Provider all of the City’s costs and expenses incurred in enforcing the provisions of this Contract including, but not limited to, (1) the cost of administrative investigation and enforcement ( including, without limitation, audit fees and costs, attorneys’ fees) and (2) the cost of any trial, appellate or bankruptcy proceeding (including, without limitation, investigation costs, audit fees and costs, attorney’s fees, court costs, paralegal fees and expert witness fees). This provision shall survive the expiration or termination of the Contract. The Service Provider shall not during the term of the Contract knowingly hire or employ (on either a full-time or part-time basis) any employee of the City. 17.10 The Service Provider shall be required, during the term of the Contract at no additional cost to the City, to take such reasonable security precaution with respect to its operations at City Hall as the City in its discretion may from time to time prescribe. The Service Provider shall comply with all regulation, rules and policies of any governmental authority, including the City, relating to security issues. 17.11 The City may, but shall not be obligated to, cure, at any time, upon five (5) days written notice to the Service Provider (provided, however, that in any emergency situation to the City shall be required to give only such notice as is reasonable in light of all the circumstances), any default by the Service Provider under this Contract; whenever the City so cures a default by the Service Provider, all costs and expenses incurred by the 25 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS City in curing the default, including but not limited to, reasonable attorneys’ fees, shall be paid by the Service Provider to the City on demand. 17.12 The City shall, in its discretion, be entitled to deduct from the compensation to which the Service Provider is otherwise entitled hereunder, an amount equal to any liabilities of the Service Provider to the City which are then outstanding. In the event that additional work beyond the scope of this Contract is requested by the City Manager and it results in any extra charges to the City, the Service Provider shall so advise the City in writing of the amount of the extra charges. The City is not required to pay any extra charges for additional work unless such work and the charges therefore have been approved in advance and have been confirmed in writing within twenty-four (24) hours by the City Manager, in his or her exclusive discretion. 17.13 The Service Provider is an independent Service Provider, and nothing contained herein shall be construed as making the Service Provider an employee, agent, partner or legal representative of the City for any purpose whatsoever. The Service Provider acknowledges that it does not have any authority to incur any obligations or responsibilities on behalf of the City and agrees not to hold itself out as having any such authority. Nothing contained in this Contract shall be construed to create a joint employer relationship between the City and the Service Provider with respect to any employee of the Service Provider or of its subcontractors. 17.14 The Service Provider and its subcontractors if any, shall maintain complete and accurate books and records in accordance with generally accepted accounting principles, consistently applied, and shall be in a form reasonable acceptable to the City Manager or designee. The Service Provider and its subcontractors shall account for all expenses of any nature related to transactions in connection with the Contract in a manner which segregates in detail those transaction from other transactions of the Service Provider and subcontractors, and which support the amounts reported and /or invoiced to the City. At a minimum, the Service Provider’s and subcontractor’s accounting for such expenses and transactions shall include such records in the form of electronic media compatible with or convertible to a format compatible with computers utilized by the City at its offices; a computer run hard copy; or legible microfilm or microfiche, together with access to the applicable reader. All such books and records and computerized accounting systems shall upon reasonable notice from the City be made available in Henry County, Georgia, 26 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS for inspection, examination, audit and copying by the City through and by its duly authorized representatives at any time for up to four (4) years after the year to which books and records pertain. Such inspection, examination, or audit may include, but is not limited to a review of the general input, processing and output controls of information systems, using read only access, for all computerized applications used to record financial transactions and information. The Service Provider and subcontractor shall freely lend its own assistance in a timely manner in making such inspection, examination, audit, or copying and, if such records are maintained in electronic and other machine-readable format, shall provide the City and/or its representative such assistance as may be required to allow complete access to such records. The City Manager may require the Service Provider and subcontractors to provide other records the City Manager, in his or her sole discretion, deems necessary to enable the City to perform an accurate inspection, examination or audit of expenses incurred in and transactions related to performance of this Contract. Such records shall be provided within thirty (30) days or request thereof. In the event that expenses incurred or reimbursed are found by such inspection, examination, or audit to have been overpaid, the Service Provider and its subcontractors agree that such amounts shall be payable to the City. If, prior to the expiration of the above-state four (4) year record retention period, any audit or investigation is commenced by the City, or any claim is made or litigation commenced relating to this Contract by the City, the Service Provider, or third party, the Service Provider shall continue to maintain all such records, and the City shall continue to have the right to inspect such records in the manner stated above, until the inspection, examination, audit, claim, or litigation is finally resolved (including the determination of any and all appeals or the expiration of time for an appeal). This provision shall survive the expiration or earlier termination of this Contract. In the event of any conflict between any provision of this Contract and generally accepted accounting principles or generally accepted auditing standards, the provisions of this Contract shall control even where this Contract references such provisions or standards. In particular, without limitation, the Service Provider and subcontractors shall maintain all records required under this Contract to the full extend required hereunder, even if some or all such records would not be required under such generally accepted accounting principles or auditing standards. If as a result of an inspection, examination or audit, it is established that 27 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS amounts are due from the Service Provider to the City, the Service Provider shall forthwith, upon written demand from the City, pay the City such amount, together with interest on the amount due at the rate of twelve (12%) percent per annum, or if less, the maximum rate of interest allowed by law, from the date such additional amounts were overpaid by the City. Further if such inspection, examination or audit establishes that the Service Provider has over billed such amounts for any Contract period by two (2%) percent or more, then the entire expense of such inspection, examination or audit shall be paid by the Service Provider. 17.15 The Service Provider and subcontractors shall prepare and provide the City with all detailed reports as required under the Contract on a timely basis. The City reserves the right to modify the reporting procedures or the form and content of any report as it deems necessary. 17.16 There are no third-party beneficiaries to this Contract, and nothing contained herein shall be construed to create such. 17.17 Consultant shall perform services in accordance with the schedules established in applicable task orders. 17.18 In computing any period of time established under this Contract, except as otherwise specified herein the word “days” when referring to a period of time is ten (10) days or less means business days, and when referring to a period of time that is more than ten (10) days means calendar days. The day of the event, from which the designated period of time begins to run shall not be included. A business day is any day other than Saturday, Sunday, or Federal, State of Georgia or City holidays. 17.19 The Service Provider agrees to perform all acts and execute all supplementary instruments or documents which may be reasonably necessary to carry out or complete the transaction(s) contemplated by this Contract. 17.20 The Service Provider and the City hereby mutually waive any claim against each other and their respective members, officials, officers, agents and employees for damages (including damages for loss of anticipated profits) caused by any suit or proceedings brought by either of them or by any third party directly or indirectly attacking the validity of this Contract or any part thereof, or any addendum or amendment hereto, or the manner in which this Contract was solicited, awarded or negotiated, or arising out of any judgment or award in any suit or proceeding declaring this Contract, or any 28 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS addendum or amendment hereto, null, void or voidable or delaying the same, or any part thereof, from being carried out. 18. GRATUITIES, REBATES, OR KICKBACKS. 18.1 GRATUITIES. It shall be unethical for any person to offer, give or agree to give any employee or official of the City or for any employee or official of the City to solicit, demand, accept from another person, a gratuity, rebate, loan, offer of employment or other services or property of value in connection with any decision, approval, disapproval, recommendation or preparation of any part of a program requirement or a purchase request including the content of any specification or procurement standard, rendering of advice, investigation, auditing or in any other advisory capacity in any particular matter, pertaining to any program requirement or a Contract or subcontract, or to any solicitation or proposal therefore in any manner inconsistent with the State of Georgia’s Department of Administrative Services Gratuity Policy. Rebates normally or routinely offered to customers in the ordinary course of business for the purchase of goods and services are acceptable and are the property of the City. 18.2 KICKBACK AND REBATES. It shall be unethical for any payment, gratuity, or offer of employment to be made by or on behalf of a subcontractor to this Contract to the prime contract or higher tie subcontractor, or any person associated therewith, as an inducement for a subcontractor or order. End of General Conditions. 29 1.1 BACKGROUND: EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS The City of Stockbridge is in the northern part of Henry County, Georgia, which was founded on May 15, 1821. Henry County has an area of approximately 331 square miles, located in the Piedmont Section of northern Georgia and surrounded by the counties of Butts, Clayton, DeKalb, Newton, Rockdale, and Spalding. Stockbridge, Georgia, is just minutes south of Atlanta, a straight drive down Interstate 75-South. The City has approximately 30,000 residents and has a referendum on the November 2022 ballot that could add an additional 6,600 residents. 1.2 SCOPE OF WORK: I. Project Overview: The City of Stockbridge is seeking submissions from qualified agencies and/or firms who can provide: A. Comprehensive Housing, Demographic, and Market Analysis B. Urban Design and Creative Place-Making Studies with renderings C. Revitalization Plans (to include pursuit of Department of Community Affairs Funding Opportunities) A. Economic & Workforce Development Planning B. Greenways & Trails Planning (Connections) C. Streetscape Analysis and Plans Recommendations D. Arts & Culture Planning Task orders may be issued as small, mid, or large projects based on the required level of effort. The City anticipates that most Small Area Studies will not exceed $50,000; however, final task order amounts will be determined based on scope and negotiated fee. The City will specify the scale in each task order. See Exhibit 1, Small Area Plan (SAP) Criteria. II. General: The work to be accomplished is in support of the Comprehensive Plan and Short-Term Work Plan A. 1. Land Use New Development: Focus new development and density in existing activity centers, near transit stations, and high-capacity corridors. 30 2. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Commercial Corridors: Encourage reinvestment or redevelopment of commercial corridors, including the introduction of residential or other new uses to these areas. 3. Single-Family Neighborhoods: Continue to protect existing, stable single-family neighborhoods, while identifying locations for appropriate infill development. 4. Density Transitions: Manage height and density transitions between densely developing areas and surrounding lower intensity residential neighborhoods. 5. Diverse Housing and Development: Encourage more diverse housing and development types to meet the changing needs of residents and communities. 6. Land Use and Economic Policies: Coordinate with the Stockbridge Economic Development Department and the Community Development Department to ensure economic development is informed by land use and development policies and that policies appropriately support economic development efforts. B. Housing 1. Housing Variety and Choice: Focus new development and intensity in existing activity centers, near transit stations, and high-capacity corridors. 2. Workforce Housing: Encourage reinvestment or redevelopment of commercial corridors, including the introduction of residential or other new uses to these areas. 3. Senior and Independent Living: Continue to protect existing, stable single-family neighborhoods, while identifying locations for appropriate infill development. 4. Mixed Use Developments: Manage height and density transitions between densely developing areas and surrounding lower-density residential neighborhoods. 5. Multi-Family Housing: Encourage more diverse housing and development types to meet the changing needs of residents and communities. 6. Housing Strategy: Coordinate with the Community Development Department to ensure economic development is informed by land use and development policies and that policies appropriately support economic development efforts. 7. Fair Housing: During the rezoning process, prevent the occurrence of discrimination in housing on the basis of age, race, religion, gender, or national origin. 8. Code Compliance: Improve the enforcement of building codes and standards to improve housing conditions within aging multi-family housing developments. C. Natural Resources & Sustainability 31 1. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Preservation: Encourage the preservation of the City’s limited remaining open space, farmland, natural, and critical environmental areas. 2. Environmental Sensitivity: Protect environmentally sensitive areas, including wetlands, floodplains, water supply watersheds, and stream corridors. 3. Develop more Neighborhood Parks: Increase the number of parks within neighborhoods that are easily accessible to nearby residents. 4. Acquisition of Open Space: Continue coordination with Recreation, Parks & Cultural Affairs to facilitate open-space acquisition and expansion 5. Sustainable Zoning: Utilize zoning tools and techniques that preserve open space, natural resources and the environment, and address resiliency. 6. Private Partnerships: Partner with non-governmental organizations to acquire and protect land. 7. Sustainable and Conservation Development: Promote development that incorporates sustainable practices and conserves critical environmental areas. 8. Stormwater Management: Encourage techniques to reduce storm water runoff and other drainage issues as part of development activities. 9. Education: Educate the development community and the public on strategies and solutions for addressing water and sewer capacity concerns within the City. 10. Vision: Develop a unified vision and strategy for sustainability related initiatives within City of Stockbridge. D. Economic Development 1. Coordinate Regulatory Processes: Match land use regulations to economic development vision and continue to build a more predictable and consistent review and approval processes. 2. Support Existing Businesses: Engage and support more existing businesses and use incentives to support existing industry clusters and prime locations to create new ones. 3. Foster Business Development: Create a supportive environment to foster start-up businesses. 4. Target Industries: Create specific incentives for target industries and implement a proactive target industry recruitment effort. Increase efforts to develop international business opportunities. 32 5. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Invest in Infrastructure: Continue implementing existing infrastructure strategies 6. Create Development Plans: Formalize economic development concepts for each employment center and clearly define implementation roles for all parties. E. Transportation 1. Provide Transportation Options through Connectivity Across Modes: Improve travel for all users by increasing connections across roadways, transit, bicycle, and pedestrian modes. 2. Promote Equity: Prioritize improvements that increase transportation access to all parts of the City, especially communities where lack of transportation options creates substantial barriers. 3. Improve Safety: Provide safe travel by users across all modes of transportation. 4. Enable Healthy Communities and Improve Quality of Life: Leverage transportation infrastructure to encourage an active lifestyle and overall improved quality of life. 5. Respect/Improve City of Stockbridge’s Character: Implement transportation projects that improve mobility while taking into consideration local community context. 6. Increase Access to Jobs and Education: Prioritize transportation investments that allow workers and students to more easily access these key destinations. 7. Better Accommodate the Movement of Goods: Implement transportation projects that improve freight in the City either by truck or by rail. 8. Improve Maintenance: Ensure the long-term care for existing infrastructure including paving roads and repairing bridges and signal systems. 9. Increase Funding for Improvements: Pursue new local revenue sources that will allow the City to implement additional transportation projects. 10. Encourage Economic Development: Leverage transportation projects that help to encourage revitalization and new development throughout the City. 11. Practice Fiscal Responsibility in Transportation Investments: Prioritize transportation projects that can be implemented in a reasonable timeframe and provide a strong return on investment. F. Equity 1. Aging Population: Support the aging population by creating more opportunities for residents to age-in-place through the addition of senior housing and coordinated services and programs. 33 2. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Immigrant and refugee Community Inclusion: Establish a committee or working group focused on communicating with and including immigrant and refugee communities in planning and decision making in their community. 3. Poverty: Work with community-based organizations and non-profits to address issues around poverty, educational attainment, and other issues facing disadvantaged communities. 4. Low Broadband Coverage Areas: The Georgia Broadband Deployment Initiative has identified low or no coverage areas within the city. The City of Stockbridge will develop partnerships to address these areas. 5. Broadband Service Areas: Identify Unserved Locations within Service Areas and target them through collaboration with governments, educational/institutional entities, and private sector partners. G. Arts, Culture, & Historic Resources 1. Historic Preservation: Preserve and protect the historic character of the City including historically, culturally, or architecturally significant sites. 2. Development: Maintain the character of historic areas while accommodating new residential development. 3. Analysis: Complete a city -wide Historic Resource Survey 4. Historical Sites: Identify additional historically significant sites and institute “formal protection” through the adoption of local historic designation and ordinances. 5. Zoning: Establish new and enforce ordinances to protect historic areas. 6. Open Space and Agricultural Preservation: Encourage the preservation of the few remaining rural areas, forested areas, and agricultural structures or sites within the City. 7. Cultural Events: Establish programs and events that celebrate unique cultures found in Stockbridge. Identify community organizations to partner with on these programs or events. 8. Arts Support: Develop a strategy to better coordinate arts related initiatives and support local artists and arts organizations within Stockbridge. H. Community Health, Wellness, & Safety 1. Food Access: Work with public, private and non-profit partners to address challenges related to access to healthy foods within some areas of Stockbridge. 34 2. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Quality of Life: Improve quality of life by increasing the number of sidewalks and trails that connect homes to regional trail networks, nearby businesses, schools, parks and other community services and amenities. 3. Active Living: Create communities designed to encourage active living and healthy lifestyles. 4. Crime and Safety: Work across departments, with public safety partners and local community organizations to address safety issues including adequate pedestrian facilities and lighting, cut-through and speeding in residential areas, and within area of high crime. 5. Code Enforcement: Enforce existing building codes and other ordinances to address safety issues related to dilapidated or abandoned structures and illegal dumping. I. Coordination & Communication 1. City-County Coordination: Encourage better communication and coordination between County and City staff around issues related to land use, transportation, and other relevant issues. 2. Joint Planning: Consider joint planning initiatives with municipalities to adequately plan for and coordinate land use, development, transportation, and other relevant initiatives. 3. School-City Coordination: Encourage better communication and coordination between Henry County School District and City of Stockbridge staff around issues related to land use and transportation near schools and other HCSD owned land. 4. Education: Identify opportunities or programs to educate City residents and stakeholders on planning and development related priorities and issues and current demographic, market, or development trends on an ongoing basis. 5. Outreach and Involvement: Identify opportunities and events to involve the general public in current planning initiative. III. Area covered: All necessary services provided in this contract will support the Comprehensive Plan and Short-Term Work Program for City of Stockbridge. Some efforts require intergovernmental coordination. IV. Goal: To address specific land use and development issues at a finer level of detail. These plans support the general vision, policies, and goals of the community, but allow for a greater degree of detail in guiding development. They may have their own sets of specific policies 35 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS to shape development, and can include elements such as design guidelines, standards for transitions in development intensities and uses, additional standards for mixed use, investments in infrastructure, connectivity, and greater opportunities for input and control from local residents and businesses. Small Area Plans can take a variety of forms, such as Livable Center Initiatives (LCIs), Master Active Living Plans (MALPs), Corridor Plans, or Transit Oriented Development plans, and are the primary tool by which the City intends to shape development. Work Tasks: The Small Area Plans Program will include an assessment analyzing the existing conditions that impact the specified area within City of Stockbridge. The Plan should include regulatory, policy, and capital investment recommendations designed to achieve stated goals and strategies arrived upon by completing the following tasks: A. Task 1 – Assessment and Analysis Contractor will perform a model-based review of the identified issue(s) and population impacted. This analysis may require the inclusion of the same itemized analysis of city(s) within City of Stockbridge, Georgia for comparison and contrast purposes. B. Task 2 – Community Participation Process 1.Contractor will conduct an outreach process that promotes the involvement of all citizen and stakeholder groups in City of Stockbridge. This can be a mixture of virtual and in-person meetings. C. Task 3 – Recommendations and Action Plan Report 1. Contractor will prepare a Plan document that includes an Assessment, documentation of the Public Involvement Process, and Recommendations Section that includes an Action Plan. Elements shall include: a. Recommendations b. Overall Implementation Strategy c. Five-year Action Plan d. Evaluation Strategy (used to monitor the plan implementation) D. Task 4 – Prepare Project Deliverables (a) Deliverables: a. The plan process and methodology b. Documentation of the community participation process c. Maps, graphics, and relevant illustrations 36 d. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Housing Recommendations e. Overall Implementation Strategy f. Five-year Action Plan g. Evaluation Strategy (b) Format of Deliverables: a. InDesign and PDF files of Final Report and all appendices b. The Five-Year Action Plan Template in Excel format c. All electronic files in their original formats with supporting graphics and GIS Shapefiles. 37 ATTACHMENT A EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS EXHIBIT 1 Small Area Plan (SAP) Criteria SAP Project Scale & Target Elements with Definitions Small Micro – SAP (up to$20k) • SWOT Analysis – Evaluates strengths, weaknesses, opportunities, and threats in the study area to establish a baseline understanding. • Public Outreach Meetings – Structured sessions (virtual or in-person) where residents and stakeholders provide input and learn about the plan. • Stakeholder Development (Advocacy) – Identification and engagement of key local advocates (businesses, neighborhood leaders, civic groups) to support the plan. • Public Engagement – Broader tools (surveys, pop-ups, online platforms) used to capture feedback from the wider community, especially underrepresented voices. Mid-Micro ($20K-$50K) • SWOT Analysis – Baseline analysis of strengths, weaknesses, opportunities, and threats to guide plan priorities. • Public Outreach Meetings – Community conversations with residents, business owners, and institutions to shape plan direction. • Stakeholder Development (Advocacy) – Formation of stakeholder or advisory committees to champion the plan and sustain momentum. • Public Engagement – Expanded outreach (focus groups, online mapping, targeted outreach to youth/seniors) for diverse representation. • High-Level Recommendations – Strategic guidance highlighting priority investments, policy shifts, or design concepts without requiring technical detail. • Implementation Plan & Action Matrix (Required) – Outlines specific steps, responsible parties, estimated costs, and timelines for executing recommendations, including identification of potential partnerships. Large Micro-SAP ($50-$75K) • Existing Conditions / Needs Assessment – Comprehensive review of demographics, infrastructure, land use, and market conditions to establish a fact base. 38 • EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Public Engagement – Multi-tiered process (workshops, interviews, open houses, digital platforms) designed to validate findings and refine strategies. • Market Analysis – Study of local economic conditions, real estate demand, development trends, and opportunities for investment. • Transportation Recommendations – Strategies for improving safety, multimodal access, connectivity, and infrastructure upgrades. • Housing Recommendations – Policies and programs to support affordability, housing diversity, density, and alignment with market demand. • Land Use & Zoning Recommendations – Guidance on zoning code amendments, land use patterns, height/density regulations, and design standards needed to achieve plan goals. • Economic Development Recommendations – Approaches to attract investment, revitalize corridors, support local businesses, and align workforce development with growth opportunities. • Implementation Plan & Action Matrix (Required) – A detailed roadmap for execution, including estimated budgets, phasing timelines, funding sources, and public/private partnership opportunities. End of Exhibit B. 39 EXHIBIT C SAP Criteria / RFP Documents REQUEST FOR PROPOSAL PROCESS The proposal must contain the information outlined below. Please include a title on each page of your proposal and number the pages to ensure proper identification. 1. Cover Letter 2. Executive Summary 3. Evaluation and Selection Criteria 1. Cover/Transmittal Letter Each proposal must include a Cover/Transmittal Letter that briefly summarizes the qualifications and experience relevant to the scope. Please include in the letter the following: i. Company information, including the name of the company (including any dba names); headquarters and parent company locations; and a brief history of the company. ii. Company’s mailing address, contact person, telephone number for the primary contact person, and email address. iii. A principal or officer of the company authorized to execute contracts or other similar documents on the firm’s behalf must sign the letter. 2. Cost Proposal Requirements Offerors shall submit a schedule of fully burdened hourly rates for all proposed personnel classifications anticipated to perform services under this contract. Hourly rates shall include all direct and indirect costs, overhead, administrative expenses, and profit. Hourly rates shall remain firm for the initial contract term. Task orders may be issued on a negotiated lump-sum basis or time-and-materials basis, at the City’s discretion. The City reserves the right to negotiate pricing for each task order based on the defined scope of services. 3. Conflict of Interest Disclosure Offerors shall disclose any current or recent (within the past three years) representation of private developers, property owners, or entities with active or pending development 40 interests within the City of Stockbridge. Offerors shall also disclose any potential conflicts of interest that may arise during the term of the contract. The City reserves the right to determine whether any disclosed conflict constitutes a material conflict and to require mitigation measures as a condition of contract award 3. Executive Summary Executive Summary: An executive summary letter should include the key elements of the respondents’ RFP and an overview of the team. Indicate the address and telephone number of the respondent’s office located nearest to Stockbridge, Georgia, and the office from which the proposal will be managed. II. RFP EVENT DATES AND SUBMISSION RFP Number: 2026-00009 On-Call Planning Services Questions Due: Monday, June 8th, at 5 PM EST Proposal Due Date: Wednesday, June 17th, by 2 PM EST Proposals shall only be accepted online through the Bonfire Portal Bonfire Portal All submissions are due at the specified location, no later than the date and time herein. The RFP package must include detailed information relative to the Request for Proposal Process and Selection Criteria, as required. The Proposal Letter is included as page two (2) of this RFP and Exhibits C-I must be attached to Bonfire and must be signed by a person authorized to legally bind the company. III. EVALUATION CRITERIA AND PROCESS a. All RFPs received will be reviewed by the Purchasing Manager to ensure that all administrative requirements of the RFP package have been met by the Offerors. Each RFP will be reviewed to ensure that the Offeror submitted all information required in the RFP and that all documents requiring a signature have been signed. Failure to meet these requirements may be cause for rejection. All RFP’s that meet the administrative requirements will then be turned over to the evaluation committee for further evaluation. b. The Evaluation Committee will review all submittals received and rank Offerors 41 based on submittal information required in the Evaluation and Selection Criteria. Discussions may be conducted by the City of Stockbridge with the apparent highestranking offeror who submits an RFP determined to be reasonably susceptible to selection for award, for clarification and to assure full understanding and responsiveness to the solicitation requirements. Offerors shall be accorded fair and equal treatment with respect to any opportunity for discussion and revision of statements, and such revisions may be permitted after submissions and prior to award. In conducting any such discussions, there shall be no disclosure of any information derived from proposals submitted by competing Offerors. Cost will be considered but will not be the sole determining factor. The City of Stockbridge reserves the right to amend the RFP prior to the date of the RFP submission. Addenda will be posted to the Bonfire Portal c. Awards of contract shall be made to one responsible offeror who has successfully submitted an RFP and been ranked by the Evaluation Committee, considering all the evaluation factors set forth in this RFP. No other factors or criteria shall be used in the evaluation. The City of Stockbridge reserves the right to reject all RFP’s submitted in response to this RFP. IV. EVALUATION CRITERIA AND PROCESS 1. Relevant Municipal Planning Experience – 25 Points Demonstrated experience providing professional planning services for municipalities of similar size and complexity, including Comprehensive Plan implementation and small area planning. 2. Experience with Small Area Studies – 25 Points Specific experience developing Small Area Plans, corridor studies, master plans, or similar focused planning efforts, including public engagement and implementation strategies. 3. Technical Expertise in Priority Areas – 20 Points Demonstrated expertise in housing redevelopment, transportation planning, zoning analysis, land use policy, and urban design. 4. Project Team Qualifications & Capacity – 15 Points Qualifications, availability, and experience of key personnel assigned to this contract, 42 including the ability to manage approximately three (3) task orders annually. 5. Public Engagement Approach – 10 Points Proposed methodology for conducting meaningful stakeholder and community engagement. 6. Cost Proposal – 5 Points Reasonableness and competitiveness of the submitted hourly rate schedule and overall pricing structure. The City reserves the right to conduct interviews, request clarifications, or request bestand-final offers if deemed necessary. Award shall be made to the highest-ranked, responsible Offeror whose proposal is determined to be in the best interest of the City V. OTHER CONSIDERATIONS a. Vendors responding to this RFP need to become a registered Vendor to sell products or services to the City of Stockbridge. Please note that the vendor file is a good source for vendor information, but not the only source. Registration does not guarantee that your firm will be solicited for any or all requirements. The vendor file will also be used to support financial transactions with vendors, including invoice payments. If you have any questions or concerns, please feel free to email: City of Stockbridge Purchasing Office Jandrews@stockbridgega.org b. Prior to the due date, a submitted RFP may be withdrawn by the Offeror by submitting a written request to the Buyer named herein. A person authorized to sign for the Offeror must sign all such requests. The City reserves the right to add provisions to the contract to be consistent with the successful Offeror's offer and to negotiate with the successful Offeror other additions to, deletions from, and/or changes in the language in the Contract, provided that no such addition, deletion or change in Contract language would, in the sole discretion of the City affect the evaluation criteria set forth herein, or give the successful Offeror a competitive advantage. Any exceptions to the agreement must be clearly identified, accompany the Offeror's RFP 43 and be attached to the agreement. Offerors are cautioned that any exception submitted that will give the Offeror a competitive advantage over another Offeror or that will cause a failure to meet a mandatory requirement of the RFP will not be accepted. Prior to award, the apparent winning Offeror(s) may be required to enter discussions with the City to resolve any contractual differences before an award is made. These discussions are to be finalized, and all exceptions resolved within one (1) week of notification; if not, this could lead to rejection of the Offeror's proposal. Offeror will not retype the enclosed contract. This criterion evaluates the proposer’s organizational structure, staffing capacity, and proposed supervisory approach. VI. CERTIFICATION By my signature below, it is certified that my firm can meet all terms of the statement of Proposal and will perform the services specified, and for the privilege of doing so on the City of Stockbridge premises. I understand that, upon proper acceptance of this offer by the City of Stockbridge, a contract will thereby be created. Given under my hand this 26 day of May , 20 26 . TSW Name of Firm Signature Principal Title 1447 Peachtree Street NE, Suite 850 Business Address Atlanta, GA 30309 End of Exhibit C 44 RFP NO: 2026-0009 / DUE: June 17, 2026 City of Stockbridge On-Call Professional Planning Services City of Fairbun Comprehensive Plan SUBMITTED BY: TSW Primary Contact: Adam Williamson, AICP, PLA, LEED AP Principal-in-Charge / Lead Planner 1447 Peachtree Street NE, Suite 850 Atlanta, GA 30309 Main: 404.873.6730 Direct: 470.751.2366 Email: awilliamson@tsw-design.com Web: www.tsw-design.com TSW TEAM PROPOSAL: Table of Contents Section 1: Cover/Transmittal Letter.....1 Section 2: Executive Summary.....2 TSW Team Overview TSW KB Advisory Group Purpose Possible Section 3: Evaluation & Selection Criteria.....4 Section 3A: Relevant Municipal Planning Experience.....4 One Chamblee Comprehensive Plan + Town Center Pattern Book Gainesville Comprehensive Plan City of Powder Springs Planning Initiatives Section 3B: Experience with Small Area Studies.....8 Section 3C: Technical Expertise in Priority Areas.....9 Key Planning Elements Section 3D: Project Team Qualifications & Capacity.....11 Organizational Chart Team Resumes Ability to Manage Multiple Task Orders Section 3E: Public Engagement Approach.....24 Creative Outreach and Engagement Strategy A Year Without Dots Visioning Graphics Previous Community Engagement Efforts Section 3F: Cost Proposal.....29 Section 4: Conflict of Interest Disclosure.....30 Appendix.....31 Addendum No. 1 TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services ii SECTION 1: Cover/Transmittal Letter May 26, 2026 1447 Peachtree Street NE Suite 850 Atlanta, GA 30309 www.tsw-design.com Dear Selection Committee: Tunnell-Spangler & Associates d/b/a TSW is excited to submit this proposal to provide the City of Stockbridge with On-Call Planning Services to the City of Stockbridge. Building on our ongoing Architectural On-Call Services contract, we value the opportunity to continue supporting the City through thoughtful, implementation-focused planning that advances your community vision and strategic priorities. Through our work with the City, TSW has developed a strong understanding of Stockbridge’s character, goals, and opportunities. Our involvement in projects such as the Amphitheater, Police Headquarters Renovation, Arts Center, and Parks System Master Plan has allowed us to collaborate closely with City leadership, staff, and community stakeholders. These experiences provide a meaningful foundation as we expand our partnership into planning services, bringing continuity, insight, and a deep respect for the community we’re helping to shape. TSW, founded in Atlanta, Georgia, in 1990, brings more than 35 years of experience in planning, urban design, landscape architecture, and architecture, with a proven ability to translate community vision into actionable strategies and implementable outcomes. Our planning approach is rooted in collaboration, data-informed decision-making, and a commitment to creating livable, connected, and economically vibrant communities. We understand the importance of aligning policy, design, and investment to support long-term success, and we are well-positioned to assist the City in navigating growth while preserving its unique identity. Equally important, our team brings established relationships that will enhance project efficiency and coordination, including through our subconsultant, KB Advisory, which is actively supporting the City on related efforts. Together, we offer a cohesive and informed team that understands current priorities, maintains strong working relationships, and can deliver immediate value. Below is a list that shows each firm followed by their main role. ‚ TSW – architecture, interiors, landscape architecture, and project management ‚ KB Advisory Group – economic and workforce development planning ‚ Purpose Possible - arts, culture, historic resources, and community engagement Our team is fully committed and available to dedicate the time, personnel, and resources necessary to support potential projects. All key project staff and subconsultants identified in our proposal are confirmed and available to provide the specified services, and our firm will prioritize this effort to ensure timely and high-quality deliverables. We understand the importance of seamless team coordination and will ensure continuity of staff and resources throughout the duration of the contract. We appreciate the opportunity to continue partnering with the City of Stockbridge and supporting its future through forward-thinking planning services. We are confident that our experience, established relationships, and commitment to implementation make us a strong partner for this effort. Sincerely, Adam Williamson, Principal-in-Charge / Lead Planner Direct: 470.751.2451 Email: awilliamson@tsw-design.com TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 1 SECTION 2: Executive Summary TSW Team Overview The TSW Team has been assembled based on each firm’s extensive experience with a variety of projects and previous successful team collaboration. Below is a list that shows each firm followed by their main role for a potential project. ‚ ‚ ‚ TSW – planning and project management KB Advisory Group – economic and workforce development planning Purpose Possible - arts, culture, and historic resources; community engagement TSW has worked with all of our team firms over the past five years on various municipal facilities and private development projects. TSW has outstanding relationships with these firms and understands the strengths and expertise that each firm brings to the team. Because of our previous work history, our team is able to quickly assess a scope of work, determine roles and responsibilities, and commence work immediately following contract negotiations. TSW - Planning and Project Management Tunnell-Spangler & Associates, Inc. d/b/a TSW, founded in Atlanta, Georgia, in 1990, is a full-service planning, architecture, and landscape architecture firm comprised of talented professionals who work collaboratively to provide our clients with extraordinary designs for communities, buildings, and greenspaces. With 39 employees in our Atlanta (GA) headquarters and 12 staff members in our other offices in Tulsa (OK), Chattanooga (TN), and Lexington (KY), our size allows our principals to be handson in every aspect of a project and enables more multidisciplinary collaboration. TSW works throughout the Southeast on a variety of projects, including on-call/on-demand municipal contracts, civic and community buildings, downtown master plans, streetscape plans, coding and guidelines, and park and recreation projects. TSW has extensive experience planning and designing civic buildings, including site selection, building programming, space design, and full architecture and landscape architecture services going through to construction administration. TSW leads multidisciplinary teams, working closely with municipalities, to develop buildings that reflect vernacular architecture characteristics. We also focus on sustainability, incorporating innovative design techniques for better building performance equating to lower energy consumption and maintenance costs. TSW was founded in Atlanta, Georgia, in 1990, and is led by four Principals: Adam Williamson, Caleb Racicot, Bryan Bays, and Heather Hubble. TSW’s personnel includes 51 employees (47 full-time), several of whom work in multiple studios. Our staff members include: ▪ ▪ ▪ ▪ ▪ 5 registered architects 7 project architect designers 1 registered interior designer 12 registered landscape architects 5 landscape designers ▪ ▪ ▪ ▪ 1 transportation engineer 17 planners (12 with AICP accreditation) 8 LEED Accredited Professionals 5 administrative employees TSW Contact Information Adam Williamson, Principal-in-Charge / Lead Landscape Architect 1447 Peachtree Street NE, Suite 850, Atlanta, GA 30309 Main: 404.873.6730 / Direct: 470.751.2451 Email: awilliamson@tsw-design.com / Web: www.tsw-design.com TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 2 SECTION 2: EXECUTIVE SUMMARY KB Advisory Group - Economic and Workforce Development Planning KB Advisory Group provides real estate and economic development consulting services to cities, counties, developers, community districts, nonprofits, and design firms throughout the Southeast. Our team examines how real estate investment and economic activity impact the broader economy of a designated area. We look at the direct impacts—every dollar spent or job worked in the area—and determine how much additional money is spent or how many jobs are supported in the broader economic ecosystem. KB Advisory Group utilizes over 25 years of nationwide experience to help clients determine what works from a market perspective. Our work incorporates: ‚ ‚ Analyzing the demographic drivers of markets and their potential. Analyzing the most suitable land use alternatives for a site or project, including the optimal mix of residential, office, industrial, retail, and hospitality and tourism uses. KB Advisory Group’s experience analyzing real estate development for a vast spectrum of clients gives it a unique perspective on the trends and a well-earned acumen in determining how to act successfully in the context of those trends. KB Advisory Group Contact Information Geoff Koski, President 999 Peachtree Steet NE, Suite 400, Atlanta, GA 30309 Phone: 404.845.3550 Email: geoff@kbagroup.com / Web: www.kbagroup.com Purpose Possible - Arts, Culture, and Historic Resources; Community Engagement Purpose Possible™ powers mission-driven organizations to transform communities. We accomplish this by providing resources that allow your organizational leadership and staff to focus on their mission-driven work! We can take on the rest. Our services focus on helping organizations meet today’s demands. We are thinkers AND doers. We PLAN, PROVIDE, and PRODUCE solutions for sustainable expansion and growth. Our diverse team of professionals has deep experience in leadership, fundraising, organizational strategy, communications, community engagement, philanthropic and CSR program management, and much more. How we work: ‚ ‚ ‚ Purpose Possible consultants work remotely, providing expert services without the commitment of a fulltime hire. A member of our senior team is assigned to be your primary contact and manage additional team members as needed. As a client, you benefit from the expertise of our entire team. From strategy and design to associates and management—our team leverages collective resources to deliver comprehensive solutions. Purpose Possible Contact Information Susannah Darrow, CEO + Founding Partner 830 Glenwood Avenue SE, Suite 510, #236, Atlanta, GA 30316 Phone: 404.273.0671 Email: sdarrow@purposepossible.com / Web: www.purposepossible.com TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 3 SECTION 3A: EVALUATION & SELECTION CRITERIA Relevant Municipal Planning Experience One Chamblee Comprehensive Plan + Town Center Pattern Book Chamblee, Georgia TSW led a consultant team to develop the City of Chamblee’s recent comprehensive plan update. Chamblee has completed many recent planning efforts, including their Multi-modal Transportation Plan, various Livable Centers Initiative (LCI) plans, the Rail Trail Expansion studies, the Strategic Economic Development Plan, and the Automated Shuttle Feasibility Study and Design Plan. Chamblee has also seen a lot of new development in both its downtown area and the Peachtree Boulevard corridor since its last comprehensive plan update in 2014. The scope of this comprehensive plan update was to: ‚ ‚ ‚ ‚ ‚ ‚ Determine what elements in the current plan is working, and what needs improvement; Make specific recommendations for land use and future development, and create additional guidelines for infill development; Develop a plan for economic development that builds off of the City’s Strategic Economic Development Plan; Make recommendations for increasing walkability and bikeability; and Develop a plan for increased sustainability. The planning process involved an extensive public outreach effort with stakeholder interviews, an online and paper survey, four public meetings, two pop-up events to gather input and advertise upcoming meetings and regular meetings with a 35-person steering committee that included deep dives into plan recommendations and site visits to areas of inspiration in and around Chamblee. The comprehensive plan update created a more defined vision for the City of Chamblee using the results of the TSW Team’s analyses, observations, and public input, and based on the recommendations of the aforementioned previous planning efforts. Following the Comprehensive Planning process, TSW’s planning, architecture, and landscape architecture studios collaborated to develop and adopt a legally binding pattern book for the historic heart of Chamblee - an area currently undergoing redevelopment. The pattern book includes zoning regulations, a regulating plan, a master plan, architectural patterns, and landscape patterns. Central to the pattern book is the master plan, which builds on the existing character by blending contemporary design with railroadinspired elements in the landscape, streetscape, and architecture. Three words define the history of the past and the contemporary design of present day to become the inspiration for the master plan: authentic, utilitarian, and refined. PROJECT SIMILARITIES ‚ ‚ ‚ ‚ ‚ Project Management Inventory and Analysis Small Area Plans Community Engagement Project and Policy Recommendations TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 4 SECTION 3A: EVALUATION & SELECTION CRITERIA - RELEVANT MUNICIPAL PLANNING EXPERIENCE GPA Award for Outstanding Planning Process TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 5 SECTION 3A: EVALUATION & SELECTION CRITERIA - RELEVANT MUNICIPAL PLANNING EXPERIENCE Gainesville Comprehensive Plan Gainesville, GA TSW led a multidisciplinary team to develop the City of Gainesville’s Comprehensive Plan update. Gainesville has experienced steady growth over the last decade and changing demographics, and will see that reflected in new development over time. The goals of the Comprehensive Plan update were threefold: condense and prioritize years worth of policy recommendations, anticipate where development energy is heading and develop aspirational design ideas, and create a graphic, easy-to-read plan document. The comprehensive plan includes goals, strategies, action items, and other tools that recommend best practices for development decisions that address economic development, transportation, housing, and other factors addressing Gainesville. The plan made updates to both the Character Area Map by condensing some classifications and making necessary updates to policies and implementation measures. The plan also features proposals for how three key redevelopment areas identified by both City staff and stakeholders could be re-imagined as new mixed-use centers that can satisfy demand for more commercial and housing, and how they can be integrated into the Highlands to Islands trail network. Lastly, an implementation plan outlines a list of projects and includes descriptions of funding strategies and the people involved with enacting the plan. Throughout the process, the community had many opportunities to give their input via virtual meetings, in-person public meetings, online surveys and activities, and at a booth during a yearly festival. CLIENT: City of Gainesville PROJECT STATUS: Adopted in 2022 PROJECT HIGHLIGHTS: • • • Revised Character Area Map and Future Land Use Map Three small area plans with 3-D renderings Hybrid virtual and in-person engagement TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 6 SECTION 3A: EVALUATION & SELECTION CRITERIA - RELEVANT MUNICIPAL PLANNING EXPERIENCE City of Powder Springs Planning Initiatives Powder Springs, GA TSW has worked with the City of Powder Springs and the Powder Springs community for more than a decade on numerous planning and design projects that have helped transform their downtown area into a vibrant, mixed-use environment and will continue to guide future redevelopment. Planning efforts for the City include: ƒ ƒ ƒ ƒ ƒ ƒ ƒ ƒ ƒ CLIENT: Thurman Springs Park and Amphitheater (2021) SPRINGS IN MOTION COMPREHENSIVE PLAN UPDATE ƒ ƒ ƒ ƒ ƒ Livable Centers Initiative Update (2016) Supplemental Study for Downtown Concept (2016) Springs in Motion Comprehensive Plan (2017) Branding and Signage Options (2018) Springs in Motion Comprehensive Plan Update (2021) Thurman Springs Park and Amphitheater Planning and Full Landscape Architecture and Architectural Design (2018-2021) Development Review (2022-2024) Unified Development Code Updates (2023) Moratorium Study (2023) Design Guidelines (2024) Downtown Development Authority Planning (2024) Signage Update (2024) Feasibility Study for Two Sites (2026) Livable Centers Initiative Study Update (2026) ADOPTED DECEMBER 6, 2021 Keck & Wood KB Advisory Group City of Powder Springs and Powder Springs Downtown Development Authority Comprehensive Plan Update (2021) RECOGNITION ƒ ƒ Georgia Planning Association - Outstanding Plan Implementation Atlanta Regional Commission - Development of Excellence - Great Places Award for Powder Springs LCI Implementation: Town Green and Historic Building Renovations DDA Planning (2024) TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 7 SECTION 3B: EVALUATION & SELECTION CRITERIA Experience with Small Area Studies City of Sandy Springs North End Design Concepts Atlanta BeltLine Pittsburgh Yards Redevelopment Master Plan City of Augusta Cherry Tree Crossing Redevelopment City of Atlanta Old Fourth Ward Master Plan About the ConCePt PlAn: This plan shows one option for the design of the site. it is conceptual and includes the following estimates: - 150,000 to 200,000 square feet of commercial space - 700 to 900 multifamily units - 80 to 100 townhomes - 300 to 400 single family lots - school MilledGeville road wH eele rocky Creek Park ss r leGend d oa sinGle FaMily loT Community Garden MUlTiFaMily BUildinG Go rd TownHoUse on CoMMerCial BUildinG Hw eXisTinG BUildinGs y neighborhood Center CCRC SITE: 24 ACRES - 540 multifamily units - 23 townhomes - 22 single family lots CCrC school village Center Jen nin Gs ad ro de s an Br id Ge ad ro Kirkpatrick Heights/Greenwood Master Plan Development Concept Plan - Rocky Creek AUGUSTA SUSTAINABLE DEVELOPMENT IMPLEMENTATION PROGRAM Feburary 2013 Prepared by: Tunnell-Spangler-Walsh & Associates 0 200 600 1000 1400 2000ft NORTH TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 8 SECTION 3C: EVALUATION & SELECTION CRITERIA Technical Expertise in Priority Areas The TSW Team brings extensive experience to help communities guide strategic growth while preserving the values, identity, and qualities that make them unique. Our approach is rooted in community engagement, thoughtful analysis, and actionable implementation strategies that position cities for long-term success. For the City of Stockbridge, our scope of services is designed to ensure the City is prepared for future growth, redevelopment, and economic opportunity while protecting the character of existing neighborhoods and strengthening community identity. Through an inclusive and collaborative planning process, TSW will work closely with residents, business owners, community organizations, elected officials, stakeholders, and City staff to develop a shared vision and craft practical policy recommendations that support Stockbridge’s long-term goals. Key Planning Elements Housing Redevelopment As Stockbridge continues to grow and evolve, the TSW Team will evaluate housing trends, neighborhood conditions, and demographic shifts to identify opportunities for a broader range of housing choices while supporting neighborhood stability and quality of life. Recommendations will consider housing diversity, redevelopment pressures, housing affordability, and opportunities for reinvestment in existing neighborhoods. The TSW Team will identify opportunities for strategic housing redevelopment and reinvestment that support neighborhood revitalization, economic growth, and long-term community stability. Our approach will evaluate underutilized properties, aging housing stock, redevelopment corridors, and infill opportunities to encourage high-quality residential development that is compatible with surrounding neighborhoods and aligned with zoning policy. Transportation and Multimodal Mobility The TSW Team will assess the transportation network with a focus on improving mobility, safety, accessibility, and connectivity throughout the City. Recommendations will consider roadway efficiency, pedestrian and bicycle infrastructure, trail connectivity, transit opportunities, and corridor improvements that support both residents and economic development goals. City of Decatur Comprehensive Plan Update – Transportation Activity TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 9 SECTION 3C: EVALUATION & SELECTION CRITERIA - TECHNICAL EXPERTISE IN PRIORITY AREAS Zoning Analysis The TSW Team will conduct a comprehensive review of the City’s existing zoning regulations and development patterns to evaluate alignment with the community’s long-term vision, future land use recommendations, and redevelopment goals. The analysis will identify opportunities to modernize zoning standards, address regulatory barriers, improve consistency between policy and implementation, and support high-quality development, redevelopment, and investment throughout the City. Land Use Policy The TSW Team will evaluate the City’s existing land use policies and development regulations to ensure they support the community’s long-term vision, economic development objectives, infrastructure capacity, and desired development character. Recommendations will identify opportunities to strengthen policy direction, improve regulatory alignment, encourage high-quality development and redevelopment, and provide greater predictability for future growth and investment. Urban Design The TSW Team will develop urban design recommendations that enhance the visual character, functionality, and identity of Stockbridge’s corridors, activity centers, gateways, and public spaces. Our approach will focus on creating attractive, walkable, and cohesive environments through context-sensitive design guidance, placemaking strategies, streetscape enhancements, and development character recommendations that support the City’s long-term vision and sense of place. City of Decatur Comprehensive Plan Update – Community Engagement Land Use Board TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 10 SECTION 3D: EVALUATION & SELECTION CRITERIA Project Team Qualifications & Capacity TSW TEAM PROJECT MANAGEMENT: Principal-in-Charge: Adam Williamson, AICP, PLA, LEED AP Project Managers: SMALL AREA PLAN COMPREHENSIVE PLAN ZONING Jia Li, AICP, LEED AP + TSW Support Staff Anna Baggett + TSW Support Staff Nathan Brown + TSW Support Staff TRANSPORTATION PLANNING STREETSCAPE DESIGN ARTS, CULTURE, HISTORIC RESOURCES Bert Kuyrkendall, PE, AICP + TSW Support Staff David Argo + TSW Support Staff Taryn Janelle + Purpose Possible Support Staff ECONOMIC DEVELOPMENT COMMUNITY ENGAGEMENT Bryan Bays + KB Advisory Group Support Staff Elizabeth Low + Purpose Possible Support Staff TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 11 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Adam Williamson, AICP, PLA, LEED AP Principal-in-Charge / Lead Planner Availability: 30% Education: 1997 Bachelor of Landscape Architecture University of Georgia Professional Status: ƒ Registered Landscape Architect: GA (#1089), NC (#1769), and SC (#1064) ƒ American Institute of Certified Planners ƒ LEED Accredited Professional Professional Affiliations: ƒ APA / GPA ƒ Urban Land Institute ƒ CNU Awards: ‚ 2020 GPA Outstanding Planning Process for One Chamblee Comprehensive Plan ‚ 2019 APA Small Town and Rural Planning Division - Vernon Deines Award: Downtown Kingsport Master Plan Adam, a Principal at TSW with more than 25 years of experience, is a planner and landscape architect who specializes in planning and revitalization of downtowns and corridors. He has worked on a variety of implemented projects, including rural to urban master plans, coding efforts, streetscape revitalization projects, and parks and open spaces. Adam has extensive experience leading public charrettes and workshops to develop realistic community vision plans. Representative Projects: City of Duluth On-Call Planning and Design Services (Duluth, GA) - Principalin-Charge for Downtown Master Plan and Streetscape Improvements as part of on-call planning services for a 30-acre downtown area focusing on planning of mixed-use projects with a developer and City. The project included recommendations on how to improve the existing three acre downtown park and construction documents for Main Street and Parsons Alley that have outdoor dining, art, and entertainment space. City of Peachtree Corners On-Call Professional Engineering and Design Services (Peachtree Corners, GA) - Principal-in-Charge for on-call consultant services that focused on planning, landscape architecture, pedestrian bridge design, sidewalks, multi-use trail, and bikeway design projects. USDA Forest Service On-Call Services (Southeast Region) - Principal-in-Charge and Lead Planner for site planning, architectural design services, programming, landscape architecture, and civil engineering for Region 8 projects. Recent projects include site planning and design for the Puerto Rico’s Corridor 191 Recreation Sites, Chickasawhay Administrative Site, Bienville Ranger District Office, London Ranger Station Administrative Site, National Seed Lab Facilities, and Southeast Regional Office. Midtown Alliance Juniper and 12th Streets Streetscapes (Atlanta, GA) - Project Manager and Landscape Architect for streetscape master plan, guidelines, and construction documents for Atlanta arterial that connects Midtown to Downtown focused on stormwater management and includes a cycletrack. City of Goose Creek Comprehensive Plan (Goose Creek, SC) - Principal-inCharge for a major update to the City’s comprehensive plan that involved a robust public involvement strategy, an annexation plan, redevelopment ideas for under-utilized lands in the city, and preliminary zoning update recommendations. Fairfield County Conceptual Master Plan (Fairfield County, SC) - Principal-in-Charge for planning and design services for the Cook Road development alongI-77 to develop conceptual plan options and computer-generated renderings to show transitions from commercial to residential and commercial to industrial. Augusta Sustainable Development Implementation Program (Augusta, GA) Project Manager for HUD sponsored 4.5-mile corridor revitalization plan focused on multi-modal transportation, urban design, and affordable housing. The program also includes an extensive public outreach effort. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 12 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Jia Li, AICP, LEED AP Senior Associate / Small Area Plan Project Manager Jia is a community planner specializing in incorporating design into public and private planning efforts. Jia ‘s experience includes a range of projects: downtown master planning, community based urban redevelopment plans, urban design, and public policy initiatives. In addition, she has excellent hand and computer graphic skills that aid in communicating ideas and concepts. Availability: 50% Education: 2004 Master of City and Regional Planning Georgia Institute of Technology 2002 Master of Science in City Planning and Design, Tianjin University 1999 Bachelor of City Planning and Design, Tianjin University Professional Status: ‚ American Institute of Certified Planners Professional Affiliations: ‚ American Planning Association Awards: ‚ 2025 Georgia Planning Association Outstanding Plan Implementation Downtown Albany Master Plan ‚ 2020 Urban Guild Awards Design Excellence - Las Catalinas Beachtown Prior to joining TSW in Fall of 2006, Jia worked with the City of Atlanta as a senior planner, where she managed a variety of city-sponsored plans. Since joining TSW, she has built on this experience to successfully lead all facets of both public and private planning efforts. Representative Projects: Atlanta Beltline Pittsburgh Yards Redevelopment Master Plan (Atlanta, GA) Project Planner for small area plan to transform the 13.7-acre site into a mixed-use development that includes housing, commercial, light industrial, and community open space. The effort included a phased implementation plan and design guidelines for architectural character. City of Sandy Springs North End Design Redevelopment Concepts (Sandy Springs, GA) - Urban Designer for different scenarios of small area redevelopment concept plans for four underutilized redevelopment sites. Augusta Sustainable Development Implementation Program (Augusta, GA) Project Planner and Urban Designer for HUD sponsored corridor revitalization plan focused on multi-modal transportation, urban design, and affordable housing. The plan created detailed small area plans and implementation program for a cluster of transit-oriented development neighborhoods along the corridor. City of Albany Harlem District Revitalization Plan (Albany, GA) - Project Manager for district area-level planning for historic Harlem District that builds on the recommendations of the Downtown Albany Master Plan while focusing on historic preservation, public realm enhancements, and compatible infill development. Stonecrest Development Plan (Stonecrest, GA) - Project Manager and Planner for development plan that focuses on a mixed-use town center area, two village centers with surrounding residential, and a riverside resort area. The development includes a variety of residential options, including senior living, multifamily, townhome, cottage, and single-family. Special consideration was given to preserving natural areas and including habitat buffers between developed areas. Monroe Town Center LCI (Monroe, GA) - Project Planner for historic downtown core and gateway study focused on land use, urban design, and transportation solutions. The plan created a long term vision for promoting sustainable growth within its downtown core, along Broad Street, and in nearby neighborhoods. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 13 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Anna Baggett, AICP Associate / Comprehensive Plan Project Manager Anna joined TSW in 2022 as a community planner in the Planning Studio. With a strong background in land use policy, transportation, and climate resiliency, Anna manages and supports planning studies that manage growth with a focus on enhanced mobility and connectivity, sustainability, and community engagement. Availability: 30% Education: 2019 Master of City & Regional Planning Georgia Institute of Technology 2016 BBA Economics, Public Policy Emphasis, Minor in Geography University of Georgia Professional Status: ƒ American Institute of Certified Planners Professional Affiliations: ƒ Georgia Planning Association-Climate Working Group Founding Member ƒ East Atlanta Community Association (EACA) Land Use & Zoning Committee Member Awards: ƒ 2021 ARC Regional Excellence Award Visionary Planning: East Point City Agriculture Plan Anna previously worked at VHB as a community planner and the Atlanta Regional Commission as a Senior Planner. Representative Projects: City of Dunwoody Comrpehensive Plan, Georgetown Small Area Plan, and UDO Update. (Dunwoody, GA) - Project Manager for the update of Dunwoody’s 2025 Comprehensive Plan, including an innovative approach to future land use planning and “dot-less” public engagement. City of Brookhaven Bound for 2044 Comprehensive Plan (Brookhaven, GA) Deputy Project Manager for TSW’s role in updating the City of Brookhaven’s comprehensive plan. TSW’s role focused on future land use and character area policy, arts and culture priorities, and engagement. With strong character area foundations, the land use plan had a more nuanced approach, defining policies for specific sub-areas and integrating missing middle housing backed by technical analysis. Barrow County Comprehensive Plan (Barrow County, GA) - Planner for a full comprehensive plan update for Barrow County—a traditionally rural county facing growth pressures from both metro Atlanta and Athens, Georgia. The plan focused on guiding denser growth in areas with planned transportation and sewer infrastructure investments to preserve agricultural land from sprawling suburban development. Douglas County Comprehensive Plan Update and Special Area Studies (Douglas County, GA) - Deputy Project Manager for the development of Douglas County’s update to its comprehensive plan. The update focused on adding character areas that worked together with the County’s parcel-specific future land use plan. Small area plans tested out these new policies. Paulding County Comprehensive Plan* (Paulding County, GA) - Planner for development of Paulding County’s update to its comprehensive plan that was developed in coordination with the County’s Comprehensive Transportation Plan. The update focused on defining policies for community crossroads and special areas particularly around how to preserve rural character in the face of oncoming growth. City of College Park Comprehensive Plan Update* (College Park, GA) - Project Manager and Planner to guide future growth and development while maintaining College Parks unique character and diverse population. * projects completed at other firms/organizations TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 14 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Nathan Brown Associate / Zoning Project Manager Availability: 25% Education: 2015 Master of Historic Preservation Georgia State University 2011 Bachelor of Arts in Sociology University of Georgia Professional Affiliations: ƒ American Planning Association ƒ Georgia Planning Association ƒ Georgia Association of Zoning Administrators ƒ Urban Land Institute Nathan is an Associate at TSW in the Planning Studio. Nathan’s interest in planning began as a graduate student studying historic preservation and the history of the built environment at Georgia State University. With experience as a municipal planner at both the City of McDonough, Georgia, and the City of Atlanta, Nathan brings a diverse knowledge of urban, suburban and rural public policy. In addition to his professional experience, Nathan is also active in his neighborhood, serving as a member of the neighborhood Zoning Committee and as a volunteer soccer coach. Prior to joining TSW in January 2023, Nathan was an Urban Planner at the City of Atlanta and a City Planner at the City of McDonough. Representative Projects: City of Gainesville Unified Land Development Code (Gainesville, GA) - Project Manager and Planner for the update of the city’s ULDC, including a diagnostic review, legal review, and drafting of new code and updates to existing code. Update focus areas include permitted and special uses for residential and nonresidential zoning districts; Planned Unit Development standards, Subdivisions and Land Development standards; access, parking, and loading requirements; sign ordinance; buffers, landscaping, and tree protection; and zoning applications and procedures. New code focus areas include creation of a short term rental ordinance. City of Atlanta Zoning Ordinance Rewrite (Atlanta, GA) - Community planner for zoning ordinance rewrite that includes developing alternatives for public consideration, developing content and collateral material for Focused Workshops, and presentation preparation for Idea Labs. Hall County Unified Development Code (Hall County, GA) - Lead Planner for zoning ordinance rewrite that includes developing a unified development code, the creation of content and collateral material for Focused Workshops, and developing presentations for review of the draft code for the public and government representative. Henry County Comprehensive Development Plan Update (Henry County, GA) - Planner for the 10 year comprehensive plan update that includes analysis of existing land use, transportation, and economic factors to develop public policy for future growth, developing content and collateral material for Focused Workshops, and presentation preparation for public engagement. City of Atlanta Urban Planner (Atlanta, GA) - Planner for the Department of City Planning that included reviewing development plans for consistency with the city zoning ordinance, working with architects and engineers to achieve approval for entitlements, and administering the subdivision ordinance. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 15 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Bert Kuyrkendall, PE, AICP Senior Associate / Transportation Planning Availability: 20% Education: 1995 Bachelor of Science in Civil Engineering Mississippi State University 1993 Bachelor of Arts in Mathematics Belhaven University Professional Status: ƒ Registered Engineer: AL, GA, MS, TN, KY ƒ American Institute of Certified Planners Professional Affiliations: ƒ APA ƒ CNU (Accredited) Bert, a Senior Associate at TSW, has more than 25 years of experience as a Transportation Planner and Engineer. Bert’s planning work focuses on helping cities and towns become more sustainable, just, and livable places. He has led and collaborated on numerous transportation plans, comprehensive plans, corridor studies, bike/ped network plans, and Complete Streets design projects. As an engineer and planner, Bert is able to bring a balanced approach to transportation planning and implementation. He has extensive experience in street and multimodal facility design, with a firm grasp on state and city/county design standards, including the ability to modify and draft new transportation standards. He has shepherded many projects from concept design and public input, to estimating and budgeting, grant application, schematic and engineering design, bidding, construction oversight, and maintenance. In addition to transportation consulting roles Bert served as City Transportation Engineer for the City of Chattanooga and Transportation Design Manager for the City of Birmingham. Representative Projects: Johnson City Downtown Parking and Circulation Study (Johnson City, TN) Led a comprehensive Downtown Parking and Circulation Study for Johnson City, TN, focused on improving mobility, accessibility, and future development readiness. Conducted data-driven analysis of existing parking and traffic conditions, developed circulation models, and forecasted long-term demand. Delivered phased recommendations integrating infrastructure, policy updates, and community input to enhance downtown vibrancy and efficiency. Johnson City Downtown Parking and Circulation Study (Johnson City, TN) Led a comprehensive Downtown Parking and Circulation Study for Johnson City, TN, focused on improving mobility, accessibility, and future development readiness. Conducted data-driven analysis of existing parking and traffic conditions, developed circulation models, and forecasted long-term demand. Delivered phased recommendations integrating infrastructure, policy updates, and community input to enhance downtown vibrancy and efficiency. Diamondhead Drive Protected Bike Lanes* (Diamondhead, MS) - Project/Design Lead for protected bike lanes project that was one of the first projects pursued by the City as recommended in the Envision Diamondhead Comprehensive City Plan. Work on the project included providing construction plans/drawings, developing project estimates, and reviewing bidding documents. Madison Comprehensive Plan* (Madison, AL) - Mobility Lead for Madison on Track 2045 Comprehensive Plan. Mobility plan components include: city-wide plan for streets, greenways, sidepaths, natural trails, and bikeways; prototypical street sections for future development; sidewalk mapping update and gap analysis; street connectivity analysis; travel demand model update; intersection improvement recommendations; and recommendations to accommodate proposed regional bus rapid transit. * projects completed at other firms/organizations TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 16 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY David Argo Associate / Streetscape Design David joined TSW in 2016 as a landscape designer. David brings a thoughtful approach to site design and a passion for small details. He has 4 years of experience as a landscape designer in a variety of project settings and has worked on numerous construction document packages. David is proficient with the Adobe Creative Suite, AutoCAD, and 3D modeling/rendering software. Availability: 35% Education: 1995 Bachelor of Science in Civil Engineering Mississippi State University 1993 Bachelor of Arts in Mathematics Belhaven University Professional Status: ƒ Registered Engineer: AL, GA, MS, TN, KY ƒ American Institute of Certified Planners Professional Affiliations: ƒ APA ƒ CNU (Accredited) Prior to joining TSW in 2016, David interned with the University of Georgia Facilities Management Division, working with Landscape Architects, surveyors, sustainable design leaders, and grounds crews. Representative Projects: 5th Street Complete Street (Atlanta, GA) - Landscape Designer for the design and construction documents for Midtown Alliance and City of Atlanta. The project follows Midtown Alliance streetscape standards and focuses on complete street enhancements, including road diets, improved ADA access, bike lane improvements, and the addition of a protected two-way cycle track. Pace Street Corridor (Covington, GA) - Landscape Designer developing construction documents for a section of Pace Street in downtown Covington. The GDOT project included a road diet, new bike lanes, ADA-accessible curb ramps, and was flexibly-designed for future redevelopment. Douglasville Downtown Greenspace (Douglasville, GA) - Landscape Designer for the design and construction documents for a large community park adjacent to downtown. Phase one includes a lage community green and amphitheater, playground, bosque, stormwater boiswale, streetscape enhancements, and renovation of an existing pedestrian bridge. Phase two will include frontage and parking for four mixed-use buildings. Broad Street (Jonesboro, GA) - Landscape Designer producing construction documents for a park and streetscape adjacent to Downtown Jonesboro. Steetscape enhancements include on street parking and a planting/furniture zone buffer. Park enhancements include a greenspace, amphitheater pavilion, gateway signage, and plazas adjacent to an old firehouse, which is being renovated into a restaurant. Juniper Streetscape (Atlanta, GA) - Landscape Designer delevoping construction documents for an eleven-block Atlanta arterial that connects Midtown to Downtown. Project goals focused on stormwater management, protected bike lanes, addition of on street parking, and implementation of streetscape standards. Heritage Park (Perry, GA) - Landscape Designer producing construction documents for phase one of a community park that includes a large amphitheater and stage, along with appropriate parking. Phase two will include walking trails, splashpad, and a sculpture walk. Phase three will expand on the walking trails, and includes a large, grand open lawn that can fucntion as multiuse fields, as well as a dog park. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 17 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY TARYN JANELLE SENIOR CONSULTANT - 25% AVAILABILITY AS OF 6/1/26 tjanelle@purposepossible.com Atlanta, GA ABOUT ME Taryn is a creative who brings a passion for equitable leadership into her over 20 years of experience in arts education and arts administration, developing and implementing programs, training and managing diverse teams, and facilitating tough conversations to create value for stakeholders and encourage both productive and inclusive work cultures. EXPERTISE Program Development & Implementation Strategic Planning Process Development & Improvement Problem Resolution Cultural Planning CERTIFICATIONS Relationship Building & Management Succession Planning Board Development Facilitation of board meetings, retreats, and work sessions EDUCATION Inclusive Leadership Issued by Catalyst, 2021 Master of Business Administration Everest University, Tampa, FL Race, Gender, and Workplace Equity Issued by Catalyst, 2021 Bachelor of Fine Arts in Musical Theatre Shorter College, Rome, GA RECENT EXPERIENCE Purpose Possible, Senior Consultant | Atlanta, GA | 2020 - Present While at Purpose Possible, Taryn has participated in several of the firm’s cultural plans, including City of Norcross, Gwinnett Place CID, City of Atlanta District 2, a placemaking plan for Downtown Atlanta, Cumberland CID, City of Alpharetta, and is currently working with DeKalb County on a placemaking plan for the Presidential Parkway community and the cultural planning portion of the City of Avondale’s Downtown Masterplan. She has also supported a placemaking program design for Georgia Council for the Arts and is currently leading a creative placemaking and economic development grant program on behalf of Atlanta Beltline, Inc. In addition, Taryn has led the creation of multiple strategic plans including, but not limited to Georgia Ensemble Theatre, 100 Miles, Counter Narrative Project, Healthy Mothers Healthy Babies Coalition of Georgia, and Rebuilding Together Atlanta. 360 Arts BLVD, Founder | Atlanta, GA | 2017 - Present Led the organization through awards of over $15,000 in grants and development opportunities to creative professionals. Premiered two original works. Developed, wrote, and produced a touring production geared towards ages 3-7. Cultivated partnerships with arts organizations to provide a wide range of opportunities to creatives of all disciplines. Synchronicity Theatre, Director of Education | Atlanta, GA | 2012 - Present Expanded the department to include multiple programs while growing the number of sites from two to eleven. Hire, train, and manage a team of instructors across multiple locations. Develop curriculum across all programs and create show-specific educational resources. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 18 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY ELIZABETH LOW SENIOR CONSULTANT - 75% AVAILABILITY AS OF 6/1/26 Atlanta, GA elow@purposepossible.com ABOUT ME Elizabeth Low is a consultant and executive with deep knowledge of nonprofits, civic organizations, and public/private partnerships. With a deft hand, she works on organizational strategy for civic organizations, municipalities, and nonprofits. Elizabeth's work is intentionally intersectional, bringing together program leadership, stakeholder and community engagement, and effective communication within the nonprofit, business, civic and cultural sectors to create more vibrant, accessible, and equitable communities. EXPERTISE Social Responsibility & Impact Communications Stakeholder Engagement Strategic Branding & Marketing Board & Donor Engagement Multi-Million-Dollar Fundraising Cultural Plans Project Management Community Engagement Placemaking RECENT RELEVANT PROJECTS - AS COMMUNITY & PROJECT LEAD City of Atlanta City Council District 2 Arts & Culture Plan - completed 2024 Atlanta Downtown Improvement District Placemaking Plan - completed 2023 City of Norcross Arts & Culture Master Plan- completed 2023 City of Alpharetta Arts & Culture Master Plan - current Georgia Council for the Arts Statewide Placemaking Training Program - current Cumberland CID Creative Placemaking Study - current EDUCATION BA Communication The University of Arizona EXPERIENCE Purpose Possible, Community Engagement Project Lead| Atlanta, GA | 2022- Present Lead teams and develop strategic civic planning initiatives to produce clear and complex master plans with detailed research, vision, and actionable goals Manage relationships with clients, stakeholders, and outside consultants Design and lead stakeholder and community engagement initiatives Provide support to consultants across a variety of sectors, particularly the organizational development team Project Highlights: Master Cultural Plan - Atlanta District 2, Master Arts & Cultural Plan - City of Norcross, Atlanta Downtown Placemaking Plan, Central Atlanta Progress/Atlanta Downtown Improvement District, Cultural Plan - DeKalb County Presidential Parkway LCI, and Cultural Plan - City of Kennesaw LCI. Elizabeth M. Low Consulting, Owner & President | Atlanta, GA 2007 – Present Provide high-touch program development, marketing and communication strategy, and fundraising expertise for clients in large, complex organizations. Lead change management for critical projects and deliver projects on-time and within budget. Liaise with key stakeholders, building and engaging a thriving network of experts, donors, political/policy figures, and community members. Key clients: Conserve Lake County, NeighborSpace, University of Illinois at Chicago, and the Kaufman-Hall Healthcare Leadership Conference. Chicago Children’s Choir, Senior Director of External Affairs & Other titles | Chicago, IL Nov 2016 – Oct 2021 Led largest external-facing projects including annual fundraising program, marketing, communication strategy, and civic relations. Managed three direct reports, collaborated with corporate partners and 39-member high-profile Board of Directors. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 19 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Geoff Koski KB Advisory Group President and Owner Geoff Koski leads the 10-person real estate and economic development consulting firm KB Advisory Group. Geoff has over 20 years of experience researching, analyzing, and reporting real estate and community development trends across the U.S. His expertise facilitates clients’ wide-ranging real estate and economic development advisory needs. Geoff and his team typically focus on work in Georgia, assessing local housing markets, economic and fiscal impacts of new real estate projects, and developing strategies for their implementation. Projects include numerous types of residential, commercial, and mixeduse. Geoff often assists public and private sector clients in maximizing the value of their real estate and development opportunities and helping Georgia cities create and use tax allocation districts (TADs). Geoff is frequently cited in the press and at professional events as a local real estate development expert and participated as the market analyst on prestigious Urban Land Institute (ULI) Advisory Service Panels. Select Project Experience • City of East Point Economic Development Strategic Plan (2025), Director & Principal-in-Charge • Atlanta Beltline, Inc. 356 University Ave. Redevelopment Market and Financial Feasibility Analysis, Principal-in-Charge (2024) • City of Fairburn Economic Development Strategic Plan (2024), Principal-in-Charge • City of Stockbridge Economic Development Strategic Plan (2024), Principal-in-Charge • Housing at its Core: Affordability in the Atlanta 5-County Region for ULI Atlanta (2023) Prior Professional Experience • Director of Consulting – RCLCO Community Work Urban Land Institute (ULI) • Full Member • National Product Council – Redevelopment and Reuse • National Advisory Service Panels (x6) • ULI Atlanta o Advisory Board o Center for Leadership, 2016 o Past Chair – UrbanPlan Committee o Chair – Livable Communities Council • Atlanta Regional Commission (ARC) o Regional Leadership Institute (RLI), 2021 • Atlanta Neighborhood Development Partnership (ANDP) – Advisory Board TSW Team Proposal | RFP No. 2026-0009 999 Peachtree Street, Suite 400 Atlanta, GA 30309 404.845.3550 City of Stockbridge On-Call Professional Planning Services www.kbagroup.com 20 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Tate Wilson, AICP KB Advisory Group Managing Director Tate Wilson applies her urban planning experience and interest in developing healthier cities as a senior contributor to KB Advisory Group. In addition to her past real estate market analysis work her experience includes promoting balanced and responsible growth through policy analysis, public engagement, and membership input at the Council for Quality Growth, where she engaged with regulatory issues related to land use, planning, development, and growth throughout metro Atlanta. Select Project Experience • City of Fairburn Comprehensive Plan (2025) • Atlanta Beltline, Inc. Murphy Crossing Redevelopment Market Feasibility Analysis (2025) • City of Dahlonega Revitalization Plan (2025) • City of Dacula Downton Mixed Use Real Estate Market Analysis (2025) Tate has managed projects for KB Advisory Group, including city-wide housing studies, Livable Centers Initiative (LCI) community redevelopment planning, real estate market analyses for private and public-sector clients, economic impact and development strategies for numerous community improvement districts (CIDs) in the Atlanta metro area. • City of Fairburn Economic Development Strategic Plan (2024) Education • Senior Policy Analyst - Council for Quality Growth, Atlanta, GA Master of City and Regional Planning, Georgia Institute of Technology Bachelor of Science, Oglethorpe University • City of Stockbridge Economic Development Strategic Plan (2024) • Housing at its Core: Affordability in the Atlanta 5-County Region for ULI Atlanta (2023) Prior Professional Experience • Real Estate Consultant - Noell Consulting Group • Mayor’s Office of Resilience - City of Atlanta, GA 999 Team Peachtree Street,| Suite 4002026-0009 Atlanta, GA 30309 404.845.3550 TSW Proposal RFP No. City of Stockbridge On-Call Professional Planning Services www.kbagroup.com 21 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Gabby Oliverio, AICP KB Advisory Group Senior Manager Gabby Oliverio joined KB Advisory Group after completing her Master of Science in City & Regional Planning at Georgia Tech where she specialized in Economic Development. In her role, Gabby manages multiple projects and uses her experience to construct analysis models, create visualizations for data-driven storytelling, and develop short-term and long-term strategies for communities across Georgia and the southeast. While at KB Advisory Group, Gabby has applied her economic development background to help lead both city and countywide economic development strategic plans, conduct economic and fiscal impact analyses for public and private developments, and assist communities in leveraging economic development tools such as Tax Allocation Districts (TADs). Her other experience includes federal procurement in Washington, DC, with the General Services Administration and various roles with the Georgia Department of Economic Development. Select Project Experience • Cumberland Community Improvement District Economic Impact Assessment (2026) • City of Fairburn Comprehensive Plan (2025) • City of East Point Economic Development Strategic Plan (2025) • Decide DeKalb Strategic Economic Development Plan (2025) • Bartow County TAD #3 Redevelopment Plan (2024) • City of Fairburn Economic Development Strategic Plan (2024) • City of Stockbridge Economic Development Strategic Plan (2024) Prior Professional Experience Education • Realty Specialist, General Services Administration – Washington, DC Master of City and Regional Planning, Georgia Institute of Technology • Trade Assistant, Southern United States Trade Association – Atlanta, GA Bachelor of Science in Economics and International Affairs, Georgia Institute of Technology • Urban Agriculture Intern, Mayor’s Office of Resilience – City of Atlanta, GA • International Trade Intern, Georgia Department of Economic Development – Atlanta, GA 999 Peachtree Street, Suite 400 Atlanta, GA 30309 TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 404.845.3550 www.kbagroup.com 22 SECTION 3D: EVALUATION & SELECTION CRITERIA - PROJECT TEAM QUALIFICATIONS & CAPACITY Ability to Manage Multiple Task Orders TSW’s ability to successfully perform complex planning and architectural assignments is founded on over three decades of continuous service to Georgia municipalities and public agencies. Our multidisciplinary structure, combining planning, transportation planning, landscape architecture, and architecture, in one office, provides fully integrated project delivery from concept through construction. This structure allows our team to respond quickly to client needs, coordinate across disciplines internally, and manage multiple concurrent assignments efficiently without compromising quality. TSW maintains rigorous project management systems, including detailed work plans, QA/QC procedures, and milestone tracking to ensure deliverables are completed on schedule and within budget. Our project managers have extensive experience leading public-sector projects governed by municipal procurement and contracting requirements, and we consistently earn repeat work due to our responsiveness, technical accuracy, and ability to anticipate and resolve challenges before they impact schedules or budgets. Our firm’s demonstrated performance includes delivering a broad range of facility and master planning projects for local governments—each with unique programmatic, community, and budget constraints. In every case, TSW has met or exceeded client expectations by maintaining open communication, providing innovative yet buildable design solutions, and ensuring coordination with city staff, stakeholders, and contractors through every phase of the project. The TSW Team’s proven ability to manage scope, maintain quality, and meet tight timelines demonstrates our readiness to perform the full range of planning services requested by the City of Stockbridge. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 23 SECTION 3E: EVALUATION & SELECTION CRITERIA Public Engagement Approach Creative Outreach and Engagement Strategy TSW will implement a focused and community-centered engagement strategy tailored to the City of Stockbridge Planning Services RFP and the City’s unique growth, redevelopment, and community development priorities. Engagement will play a central role throughout the planning process, informing key decisions related to land use, zoning, redevelopment, mobility, housing, economic development, urban design, parks and recreation, and implementation priorities while ensuring broad and meaningful participation across the community. TSW views engagement as essential to both planning and successful implementation. By aligning outreach with major decision points and maintaining a transparent feedback loop, the process will build a shared vision that is community-supported, actionable, and reflective of local priorities. Our approach combines in-person engagement, targeted stakeholder coordination, and accessible digital tools to build awareness, encourage participation, and clearly demonstrate how public input shapes planning recommendations and policy direction. Key Audiences Engagement efforts will focus on stakeholders who shape and are impacted by the City’s future growth and development, with particular emphasis on reaching diverse and underrepresented populations. Key audiences include residents from established and emerging neighborhoods; business owners and property owners; developers and redevelopment stakeholders; community organizations and advocacy groups; youth and senior populations; local institutions and civic organizations; and City leadership, boards, commissions, and staff. Recognizing the importance of inclusive participation, TSW will prioritize accessible engagement opportunities and targeted outreach strategies designed to reduce barriers to participation and expand community involvement. The team will coordinate with local organizations, schools, faithbased groups, community networks, and existing outreach channels to connect with a broad crosssection of the Stockbridge community. Engagement by Phase Engagement activities will align with major project milestones and planning decisions throughout the process. During the existing conditions and visioning phase, engagement will focus on understanding community priorities, identifying opportunities and challenges, and defining a shared vision for Stockbridge’s future related to growth, redevelopment, mobility, housing, infrastructure, economic development, and quality of life. During concept and policy development, engagement will test land use scenarios, redevelopment opportunities, zoning considerations, transportation improvements, urban design concepts, and policy recommendations while gathering feedback on community preferences, priorities, and tradeoffs. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 24 SECTION 3E: EVALUATION & SELECTION CRITERIA - PUBLIC ENGAGEMENT APPROACH During plan refinement and implementation, engagement will confirm recommendations, prioritize improvements and action items, and support development of a realistic and phased implementation strategy aligned with City goals, operational capacity, and available funding opportunities. Each phase will be guided by targeted questions and engagement objectives to ensure community input directly informs plan development, policy direction, and implementation priorities throughout the process. Engagement Methods TSW will use a complementary mix of in-person and digital engagement tools to reach a broad audience and encourage meaningful participation. Engagement methods may include: ‚ ‚ ‚ ‚ ‚ ‚ ‚ ‚ ‚ Community workshops and public open houses Pop-up engagement events at community gathering spaces and City events Stakeholder interviews and small group discussions Interactive visioning exercises and design activities Corridor and neighborhood tours Online surveys and interactive mapping tools Social media outreach and digital engagement campaigns Presentations to boards, commissions, and community organizations Youth-focused and targeted stakeholder engagement activities The engagement process will emphasize visually compelling, interactive, and easy-to-understand materials that help participants understand opportunities, tradeoffs, and planning concepts. The following pages illustrate how these strategies will be brought to life through tailored engagement tools. Coordination, Integration, and Documentation TSW will coordinate closely with City staff, elected officials, project stakeholders, and advisory groups throughout the planning process. Engagement efforts will be integrated with ongoing City initiatives and coordinated with partner organizations and community groups to maximize participation and avoid duplication of outreach efforts. The TSW Team will monitor participation levels and adjust engagement strategies as needed to ensure meaningful involvement across audiences and geographic areas of the City. Engagement outcomes will be documented through summaries, visual materials, participation tracking, and milestone updates that clearly communicate how community feedback informs planning recommendations and implementation priorities. Through this collaborative and transparent process, TSW will help the City of Stockbridge build a shared vision for the future that is broadly supported, practical to implement, and reflective of the community’s aspirations and long-term goals. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 25 SECTION 3E: EVALUATION & SELECTION CRITERIA - PUBLIC ENGAGEMENT APPROACH A Year Without Dots Engaging the community is critical to comprehensive planning, but getting people engaged in highlevel, long-range planning can be a difficult task. Our team has spent the last year developing innovative activities and approaches that are not only fun and creative, but net high-quality feedback and buy-in. A Year Without Dots We Go the Extra Mile in Creating Fun, Meaningful Opportunities for Engagement Over the years, dot stickers have become more and more common as an easy-to-use tool for getting public feedback. But are they really the best tool for the job? And do they provide the most meaningful feedback? From August 2024 to August 2025, the TSW Planning Studio staff pledged to go a full year using in an effort to keep engagement fun, and—most of all—enriching for Over without the years, dot dots, stickers have become more and morefresh, common as an easy-to-use tool for getting community members. Bythey refraining from using TSW wasAnd able design creative engagement public feedback. But are really the best tooldots, for the job? dotothey provide the most meaningful methods that have resulted rewarding dialogues with community members and to some offull our feedback? From August 2024into August 2025, the TSW Planning Studio staff pledged go a strongest plans to date. The experiment was such a success that the team, although not tied to a year without using dots, in an effort to keep engagement fresh, fun, and—most of all—enriching for pledge, plans to continue through 2026 anddots, beyond. community members. By this refraining from using TSW was able to design creative engagement methods that have resulted in rewarding dialogues with community members and some of our strongest plans to date. The experiment was such a success that the team, although not tied to a pledge, plans to continue this through 2026 and beyond. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 26 Existing Buildings Future New Buildings SECTION 3E: EVALUATION & SELECTION CRITERIA - PUBLIC ENGAGEMENT APPROACH Thronateeska Potential Residential ROOSEVELT AVE Visioning Graphics Washington St. N. WASHINGTON ST Commercial TSW strongly believes in the power of marketing and graphic techniques to convey concepts, achieve consensus, and get people excited about ideas as part of the public engagement effort. We employ a Lee Hotel variety of these techniques as part of every project, including: design guidelines, executive summary documents, perspective renderings, AutoCAD street and building sections, SketchUp 3D modeling, FLINT AVE ArcGIS mapping, Revit computer-generated renderings, Photoshop before and after renderings, Gas Light Building PowerPoint presentations, Water, and visual preference and community surveys. Section Line Roads Gordon According to Oklahoma Hotel statues, roads were laid out on section lines numbered in progression from Central west to each and from north to south. Oklahoma Common has statutory right-of-widths of 0’, 33’, 49.5’ and 66’. These widths are based off road sections removed from the State Highway System and given Herald over to counties. The The County Highway System is a significant link in Oklahoma’s Transportation System comprising of 75% of Oklahoma’s road miles and over 60% of its bridges. the right-of-way fence lines. The client came up with the innovative approach to take advantage Jethro’s Coffee of the existing mature trees and the immediate shade they provide, by utilizing the space between them for a center median multi-use trail and Flintlanes RiverQuarium then building the vehicular travel along the outside of the existing trees, which turns a standard PINE AVE section line road into a boulevard. The width of thePretoria center median Front Streetthe trees and The that contains Market Fields path will Flintvary in multi-use width depending upon existing conditions but the section shown below accommodates a minimum width based on field measurements taken from the site. The Silvers One of the most unique opportunities on the site are the existing statutory section line corridors on E. 11th Street, E. 21st Street, and the southern Albanythat Exchange portion of Evans Road. was abandoned years ago but mature trees have grown up in rows along Future Front Street Market Phase II BROAD AVE Future Albany Museum of Art 44 ROBSON RANCH MASTER PLAN REPORT TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 27 SECTION 3E: EVALUATION & SELECTION CRITERIA - PUBLIC ENGAGEMENT APPROACH Previous Community Engagement Efforts TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 28 SECTION 3F: EVALUATION & SELECTION CRITERIA - COST PROPOSAL Cost Proposal See Exhibit I - Cost Proposal for TSW Team Hourly Rates TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 29 SECTION 4: Conflict of Interest Disclosure TSW has no current or recent representation of private developers, property owners, or entities with active or pending development interests within the City of Stockbridge. TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 30 Appendix TSW Team Proposal | RFP No. 2026-0009 City of Stockbridge On-Call Professional Planning Services 31 City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 ADDENDUM NO. 1 Questions & Answers Solicitation No.: RFP 2026-0009 Solicitation Title: On-Call Planning Services ATTENTION ALL POTENTIAL BIDDERS: X MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS. This addendum forms a part of the contract documents, modifies the original bidding documents and shall be as binding as if contained therein. X Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to disqualification. X Return Completed Revised Bid Pricing Sheets with Bid Submittal. 1. ADDITIONS / CLARIFICATIONS / QUESTIONS & ANSWERS Q1. Exhibit C has two Section Threes (3. Conflict of Interest - bottom of page 40, and 3. Executive Summary - top of page 41). Can the City confirm if the Conflict-of-Interest Disclosure is meant to be its own section or included with 2. Cost Proposal Requirements? A1. The Conflict-of-Interest Disclosure is intended to be a separate section of the proposal and is not part of the Cost Proposal Requirements section. Due to a numbering error in Exhibit C, both the Conflict-of-Interest Disclosure and Executive Summary were inadvertently labeled as Section 3. The Conflict-of-Interest Disclosure should be included within the Technical Proposal submission and not within the Cost Proposal. Q2. Previous RFPs have included a Cost Proposal form. Is there a specific format that the City would like followed, or is the inclusion of rates at the discretion of the bidder? A2. No. Offerors may submit their own cost proposal format at their discretion, provided they comply with the requirements set forth in the Cost Proposal Requirements section. Q3. Is the expectation that proposing firms return completed forms, or is this intended for use by the City of Stockbridge only? For example, should proposing firms ask client references to complete the Reference Verification Form and include it with their proposal, or should proposing firms only fill out the reference organization name and project title on the form, allowing your team to contact the references directly? A3. The reference forms should simply be completed by the Offeror. It is only for internal use. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 Q4. On pages 40-41 of the RFP, there appears to be two separate items labeled as number 3: one is the Conflict-of-Interest Disclosure, and the other is the Executive Summary. However, at the top of page 40, the conflict-of-interest form is not listed under the requested materials. Are proposing firms expected to provide both a Conflict-of-Interest Disclosure and an Executive Summary? If yes, please advise where you would like us to include the Conflict-of-Interest Disclosure within our proposal. A4. Yes. Offerors are expected to provide both a Conflict-of-Interest Disclosure and an Executive Summary. The duplicate numbering in Exhibit C is a clerical error. The Conflict-of-Interest Disclosure should be treated as a separate proposal section and included within the Technical Proposal submission. It is not part of the Cost Proposal Requirements section and should not be included with the separate Cost Proposal submission. For organizational purposes, Offerors may include the Conflict-of-Interest Disclosure immediately following the Executive Summary or as a separately labeled section within their Technical Proposal. Q5. Can the City please modify Exhibit H (Reference Verification Form) so that each reference begins on a separate page? This would allow us to send individual pages to each client for signature and return, without disclosing other clients’ reference information. A5. No. The City will not modify Exhibit H. Offerors are not required to obtain signatures or completed responses from their references. Exhibit H is intended to be completed and submitted by the Offeror as part of the proposal package for the City's internal evaluation process. Therefore, separate reference pages are not necessary. Q6. The Bonfire portal lists separate required upload fields for the Proposal Letter and Exhibits A–I. Could the City please clarify where Offerors should upload the full Technical Proposal response, including the Cover Letter, Executive Summary, Evaluation and Selection Criteria response, team qualifications, project experience, and public engagement approach? A6. Yes, these should be loaded separately into the appropriate fields. Q7. Exhibit C includes the Request for Proposal Process and outlines the required proposal content, including Cover Letter, Executive Summary, Evaluation and Selection Criteria, Cost Proposal Requirements, Conflict of Interest Disclosure, and certification. Should Offerors upload the full Technical Proposal response under Exhibit C – SAP and RFP Docs, or should it be uploaded under a different Bonfire field? A7. The full Technical Proposal should be uploaded under the Exhibit C – SAP and RFP Documents upload field. This submission should include the Cover Letter, Executive Summary, Evaluation and Selection Criteria responses, project experience, team qualifications, public engagement approach, and Conflict of Interest Disclosure. Cost information should not be included in this submission and must be uploaded separately under Exhibit I – Cost Proposal. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 Q8. The Bonfire portal shows Exhibit B – Scope of Work as a required PDF upload. Since Exhibit B appears to be the Scope of Work and Specifications and does not appear to include a proposer signature page, should Offerors upload an acknowledgment of Exhibit B, a signed copy of Exhibit B, or include the Technical Proposal response in this upload field? A8. Offerors are not required to sign Exhibit B. To satisfy the Bonfire upload requirement, Offerors may upload a copy of Exhibit B as provided in the solicitation documents. The Technical Proposal should be uploaded under Exhibit C and should not be uploaded in lieu of Exhibit B. Q9. The Bonfire portal shows Exhibit A – General Conditions as a required PDF upload. Should Offerors sign and upload the contract/general conditions pages at proposal submission, or is Exhibit A intended to be acknowledged and completed only by the awarded Service Provider? A9. Offerors are not required to execute the contract signature pages contained within Exhibit A at the proposal stage. Submission of a proposal constitutes acknowledgment and acceptance of the General Conditions. Formal execution of the contract documents will occur following award. Q10. Page 1 states that the Cost Proposal must be submitted as a separate document and that pricing information should not be included in any other section of the RFP submittal. Exhibit C also includes “Cost Proposal Requirements” within the proposal process section. Could the City please confirm that all pricing information should be included only in the separate Exhibit I – Cost Proposal upload and excluded from the Technical Proposal/Exhibit C response? A10. Yes, that is correct. Pricing should only be included in the Cost Proposal Exhibit and nowhere else in the responses. Q11. Exhibit H includes Reference Verification Forms with questions and signature lines. Should Offerors obtain completed and signed forms from references and upload them with the proposal, or should Offerors provide reference contact information for the City to verify directly? A11. Offerors should simply fill out the reference forms and submit them, as they are for internal evaluation process only. Q12. Exhibit H lists the solicitation number as RFP 2026-00004, while the solicitation is identified elsewhere as RFP 2026-00009 On-Call Professional Planning Services. Should Offerors revise the form to reference RFP 2026-00009, or submit the form exactly as provided? A12. The reference to RFP No. 2026-00004 is a clerical error. The correct solicitation number is RFP No. 2026-00009. Offerors should reference RFP No. 2026-00009 in all proposal documents and forms. Q13. Exhibit C requires disclosure of current or recent representation of private developers, property owners, or entities with active or pending development interests within the City of Stockbridge. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 Should this disclosure be included in the Technical Proposal/Exhibit C response, submitted as a separate upload, or included with the required forms? A13. The Conflict-of-Interest Disclosure should be included within the Offeror's Technical Proposal response under Exhibit C. A separate upload is not required unless otherwise specifically requested by the City. Offerors should clearly identify the disclosure as a separate section within their proposal. Q14. Exhibit E states that the Service Provider must secure a written drug-free workplace certification from any subcontractor. Could the City please confirm whether subconsultants are required to complete and sign Exhibit E — Drug-Free Workplace and submit it with the proposal, or whether Exhibit E is required only from the prime contractor at proposal submission, with subcontractor certifications provided after award if applicable? A14. This is only for the prime at this stage. If needed further certifications for subs can be gathered at a later time. Q15. Exhibit I states that this is an on-call contract with no guaranteed workload and that no total contract value should be proposed. Could the City please confirm that the Cost Proposal should include only the required fully burdened hourly rate schedule and task-order pricing approach, and that any total price field should be marked “Not Applicable”? A15. Yes, that is correct. Q16. Can you please provide a copy of the City of Stockbridge, GA, Financial Management Policies Purchasing Policy mentioned in form Exhibit F - Purchasing Policy Addendum. A16. A copy of the City's Purchasing Policy is available on the City of Stockbridge website. The applicable link is provided in Exhibit F – Purchasing Policy Addendum. Q17. Have any of the Exhibit letters shifted from the previous RFP? Also, Exhibit H form (References), has the previous RFP number 2026-20004 instead of 2026-00009. Are there any other changes to the forms? I want to use our forms from the previous RFP and want to make sure the letters or content didn't change. Thanks! A17. Other than the correction of the solicitation number from RFP No. 2026-00004 to RFP No. 2026-00009, the City is not aware of any substantive changes to the referenced forms. Offerors should use the forms included with this solicitation and reference RFP No. 2026-00009 throughout their submission. Q18. Page 55 includes the formula “Lowest Overall Annual Contract Cost / Proposer’s Price x? = Price Score,” but the Evaluation Criteria list Cost Proposal as 5 points. Could the City please confirm the intended multiplier and how cost will be evaluated given that the contract is on-call with no guaranteed annual contract value? City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 A18. The formula referenced on Page 55 is intended only to illustrate the City's general approach to evaluating pricing. Because this is an on-call contract with no guaranteed annual contract value, Offerors are not required to submit an overall annual contract cost.Cost will be evaluated based on the reasonableness and competitiveness of the fully burdened hourly rate schedule submitted in Exhibit I. As stated in the Evaluation Criteria, the Cost Proposal is worth a maximum of five (5) points. The City reserves the right to consider the overall pricing structure, consistency of rates, and anticipated value to the City when assigning cost scores. Q19. For revitalization plans and DCA funding opportunities, is the City seeking grant identification and application support in addition to planning and implementation strategies? A19. Yes. The City anticipates that on-call services may include assistance with identifying potential funding opportunities, evaluating grant eligibility, and providing grant application support when requested. However, the specific scope of services for each task order will be defined by the City at the time of issuance. Q20. Does the City anticipate selecting a single consultant team or establishing a pool of qualified firms for on-call services? A20. The City currently anticipates awarding the contract to a single consultant team. The final award decision will be based on the evaluation of proposals and the City's determination of the firm that provides the best overall value and qualifications to meet the City's needs. Q21. Are we to submit hourly rates pertaining to page 54, Exhibit I, section A? Or, per section B, are we to submit a plan for by-task-order hourly rates? A21. Offerors should submit the hourly rates requested in Exhibit I, Section A. Pursuant to Exhibit I, Section B, the City anticipates negotiating and issuing individual task orders based upon the specific scope, staffing requirements, and level of effort associated with each assignment. Q22. Is there a budget for the overall on-call? A22. No specific funding amount has been established for the on-call contract. Services will be utilized on an as-needed basis and task orders will be issued subject to available funding, project needs, and City approval requirements. Q23. Could the City please define "housing redevelopment" as listed on page 42, section IV, item 3? A23. For purposes of this solicitation, "housing redevelopment" generally refers to planning, policy development, redevelopment strategies, market analysis, housing needs assessments, corridor and neighborhood revitalization initiatives, affordable and workforce housing strategies, redevelopment opportunity identification, and related implementation activities intended to support the City's housing and community development goals. City of Stockbridge Purchasing Division__________________________________________________ City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, Ga 30281 In the event of any inconsistency between Bonfire upload field descriptions and the solicitation documents, the solicitation documents and any issued addenda shall govern. EXHIBIT D GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT AFFIDAVIT Contractor(s) Name: TSW Address: 1447 Peachtree Street NE, Suite 850, Atlanta, GA 30309 By executing this affidavit, the undersigned person or entity verifies its compliance with O.C.G.A. § 1310-91, stating affirmatively that the individual, firm, or corporation that is registered with, is authorized to participate in, and is participating in the federal work authorization program commonly known as EVerify,* in accordance with the applicable provisions and deadlines established in O.C.G.A. § 13-10-91. The undersigned person or entity further agrees that it will continue to use the federal work authorization program throughout the contract period, and it will contract for the physical performance of services in satisfaction of such contract only with subcontractors who present an affidavit to the undersigned with the information required by O.C.GA. § 13-10-91(b). The undersigned person or entity further agrees to maintain records of such compliance and provide a copy of each such verification to the City of Stockbridge within five (5) business days after any subcontractor(s) is/are retained to perform such service. 208896 E Verify TM Company Identification Number BY: Authorized Officer or Agent April 24, 2009 Date of Authorization May 26, 2026 Date (Name of Person or Entity) Adam Williamson SUBSCRIBED AND SWORN BEFORE ME ON THIS THE 26 DAY OF May , 20_26 [NOTARY SEAL] Notary Public My Commission Expires: July 9, 2029 * or any subsequent replacement operated by the United States Department of Homeland Security or any equivalent federal work authorization program operated by the United States Department of Homeland Security to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA), P.L. 99-60 45 EXHIBIT E DRUG-FREE WORKPLACE The undersigned certifies that the provisions of Code Sections 50-24-1 through 50-24-6 of the Official Code of Georgia Annotated, relating to the “Drug-free Workplace Act”, have been complied with in full. The undersigned further certifies that: (1) A drug-free workplace will be provided for the Service Provider’s employees during the performance of the Contract; and (2) Each Service Provider who hires a subcontractor to work in a drug-free workplace shall secure from the subcontractor the following written certification: “As part of the subcontracting agreement with (Service Provider), (subcontractor) certifies to the Service Provider that a drug-free workplace will be provided for the subcontractor’s employees during the performance of this Contract pursuant to paragraph (7) of the subsection (b) of Code Section 50-24-03.” Also, the undersigned further certifies that he/she will not engage in the unlawful manufacture, sale, distribution, dispensation, possession, or use of a controlled substance or marijuana during the performance of the Contract. TSW Company Name BY: Authorized Officer or Agent May 26, 2026 Date (Service Provider Signature) Principal Title of Authorized Officer or Agent of Service Provider Adam Williamson Printed Name of Authorized Officer or Agent End of Exhibit E. 48 EXHIBIT F PURCHASING POLICY ADDENDUM I, Adam Williamson , hereby certify that I have received certify that I have received a copy of the City of Stockbridge, GA, Financial Management Policies Purchasing Policy which can be found at https://stockbridgega.org/departments/procurement-division and agree to comply with all requirements of the City of Stockbridge, GA Financial Management Policies Purchasing Policy to the extent the policy is applicable to the undersigned. BY: Authorized Officer or Agent May 26, 2026 Date (Service Provider Signature) Principal Title of Authorized Officer or Agent of Service Provider Adam Williamson Printed Name of Authorized Officer or Agent May 26, 2026 Date End of Exhibit F. 49 EXHIBIT G AFFIDAVIT VERIFYING STATUS FOR CITY PUBLIC BENEFIT APPLICATION By executing this affidavit under oath, as an applicant for a City of Stockbridge, Georgia Business License or Occupation Tax Certificate, Alcohol License, Taxi Permit, execution of contract or other public benefit as referenced in O.C.G.A. § 50-36-1, I am stating the following with respect to my application for a City of Stockbridge license/permit and /or contract for Adam Williamson [ Name of natural person applying on behalf of individual, business, corporation, partnership, or other private entity]: 1. X I am a United States citizen OR 2. I am a legal permanent resident 18 years of age or older or I am an otherwise qualified alien or non-immigrant under the Federal Immigration and Nationality Act 18 years of age or older and lawfully present in the United States. * In making the above representation under oath, I understand that any person who knowingly and willfully makes a false, fictitious, or fraudulent statement or representation in an affidavit shall be guilty of a violation of O.C.G.A. § 16-10-20. Date: May 26, 2026 Signature of Applicant: Printed Name: Adam Williamson * Alien Registration number for non-citizens: ** PLEASE INCLUDE A COPY OF YOUR PERMANENT RESIDENT CARD, EMPLOYMENT AUTHORIZATION, GREEN CARD, PASSPORT WITH A COPY OF YOUR DRIVER LICENSE, OR OTHER DOCUMENTATION AS ALLOWED UNDER THE LAW IF YOUR ARE A LEGAL PERMANENT RESIDENT (#2).** Subscribed and Sworn Before Me, this the 26 day of May , 20 26 Notary Public: My Commission Expires: July 9, 2029 * Note: O.C.G.A.§ 50-36-1(e)(2) requires that aliens under the Federal Immigration and Nationality Act, Title 8 U.S.C., as amended, provide their alien registration number. Because legal permanent residents are included in the Federal definition of “alien”, legal permanent residents must also provide their alien registration number. Qualified aliens that do not have an alien registration number may supply another identifying number below: End of Exhibit G. 50 EXHIBIT H REFERENCE VERIFICATION FORM SOLICITATION NUMBER: RFP 2026-00004 SOLICITATION TITLE: On-Call Professional Planning Services Proposing Firm (List name exactly as provided in the proposal): TSW Date of Verification: Reference Organization: May 27, 2026 City of Powder Springs Project Verified (include the Project Name / Title and brief description of the Project: Powder Springs Comprehensive Plan, Design Guidelines, and Thurman Springs Park & Amphitheater Person Contacted: Pam Conner Title of Contract: City Manager Telephone and extension: 770.943.1666 Email Address: pconner@cityofpowdersprings.org Questions: Yes/No 1. Were you satisfied with the Company/Organization’s overall performance? 2. Did the firm adhere to the scope of work and proposal requirements? 3. Did the firm provide service as agreed upon? Yes Yes Yes 4. Would you contract with this firm again? Yes Additional Comments (if any): The City has engaged this firm multiple times for more than a decade, which is indicative of the trust we place in them. Over the course of this longstanding relationship, the firm has consistently demonstrated a high degree of professionalism, expertise, and commitment. Their work has been invaluable and has contributed meaningfully to shaping our footprint and advancing our objectives Signature and Date: May 27, 2026 1 2026-0009 On-Call Planning Services - On-Call Planning Services Project Overview Project Details Reference ID 2026-0009 On-Call Planning Services Project Name On-Call Planning Services Project Owner Jeremy Andrews Project Type RFP Department Purchasing Budget $0.00 - $0.00 Project Description The City of Stockbridge is soliciting proposals from qualified firms to provide professional planning services on an on-call, as-needed basis. This solicitation does not guarantee a minimum amount of work. Services will be authorized on an as-needed, task-order basis at the City’s sole discretion. Open Date May 18, 2026 3:00 PM EDT Close Date Jun 17, 2026 2:00 PM EDT Highest Scoring Supplier Score TSW Design 93.95 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 1 of 132 Conflict of Interest # Declaration of Conflict of Interest You have been chosen as a Committee member for this Evaluation. Please read the following information on conflict of interest to see if you have any problem or potential problem in serving on this committee. ## Code of Conduct All information related to submissions received from Suppliers or Service Providers must be kept confidential by Committee members. ## Conflict of Interest No member of a Committee shall participate in the evaluation if that Committee member or any member of his or her immediate family: * has direct or indirect financial interest in the award of the contract to any proponent; * is currently employed by, or is a consultant to or under contract to a proponent; * is negotiating or has an arrangement concerning future employment or contracting with any proponent; or, * has an ownership interest in, or is an officer or director of, any proponent. Please sign below acknowledging that you have received and read this information. If you have a conflict or potential conflict, please indicate your conflict on this acknowledgment form with information regarding the conflict. I have read and understood the provisions related to the conflict of interest when serving on the Evaluation Committee. If any such conflict of interest arises during the Committee’s review of this project, I will immediately report it to the Purchasing Director. Name Date Signed Has a Conflict of Interest? Al Barnes Jun 22, 2026 12:20 PM EDT No Veronica Green Jun 26, 2026 2:09 PM EDT No Jeremy Andrews Jun 22, 2026 11:25 AM EDT No William Smith Jun 29, 2026 3:39 PM EDT No Uneeda Smith-Sellers Jul 06, 2026 10:59 AM EDT No Tiffany Burke Jun 25, 2026 5:02 PM EDT No Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 2 of 132 Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 3 of 132 Public Q&A #23 - Exhibit C Clarification TSW, May 27, 2026 3:26 PM EDT, Not Public - Pending Exhibit C has two Section Threes (3. Conflict of Interest - bottom of page 40, and 3. Executive Summary - top of page 41). Can the City confirm if the Conflict of Interest Disclosure is meant to be its own section, or included with 2. Cost Proposal Requirements? Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #22 - Cost Proposal Clarification TSW, May 27, 2026 3:30 PM EDT, Not Public - Pending Previous RFPs have included a Cost Proposal form. Is there a specific format that the City would like followed, or is the inclusion of rates at the discretion of the bidder? Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #21 - Regarding Exhibit H – Reference Verification Form Gresham Smith, May 27, 2026 5:09 PM EDT, Not Public - Pending Is the expectation that proposing firms return completed forms, or is this intended for use by the City of Stockbridge only? For example, should proposing firms ask client references to complete the Reference Verification Form and include it with their proposal, or should proposing firms only fill out the reference organization name and project title on the form, allowing your team to contact the references directly? Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 4 of 132 #20 - Conflict of Interest and Executive Summary Gresham Smith, May 27, 2026 5:10 PM EDT, Not Public - Pending On pages 40-41 of the RFP, there appears to be two separate items labeled as number 3: one is the Conflict of Interest Disclosure, and the other is the Executive Summary. However, at the top of page 40, the conflict of interest form is not listed under the requested materials. Are proposing firms expected to provide both a Conflict of Interest Disclosure and an Executive Summary? If yes, please advise where you would like us to include the Conflict of Interest Disclosure within our proposal. Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #19 - Inspire Questions- Exhibit H Inspire Placemaking Collective, Inc., May 28, 2026 2:13 PM EDT, Not Public - Pending Can the City please modify Exhibit H (Reference Verification Form) so that each reference begins on a separate page? This would allow us to send individual pages to each client for signature and return, without disclosing other clients’ reference information. Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #18 - Proposal Upload Location in Bonfire Pond & Company, Jun 03, 2026 4:15 PM EDT, Not Public - Pending The Bonfire portal lists separate required upload fields for the Proposal Letter and Exhibits A–I. Could the City please clarify where Offerors should upload the full Technical Proposal response, including the Cover Letter, Executive Summary, Evaluation and Selection Criteria response, team qualifications, project experience, and public engagement approach? Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 5 of 132 All questions have been answered via addendum 1. Thank you so much. #17 - Use of Exhibit C Upload Field Pond & Company, Jun 03, 2026 4:15 PM EDT, Not Public - Pending Exhibit C includes the Request for Proposal Process and outlines the required proposal content, including Cover Letter, Executive Summary, Evaluation and Selection Criteria, Cost Proposal Requirements, Conflict of Interest Disclosure, and certification. Should Offerors upload the full Technical Proposal response under Exhibit C – SAP and RFP Docs, or should it be uploaded under a different Bonfire field? Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #16 - Exhibit B Upload Requirement Pond & Company, Jun 03, 2026 4:16 PM EDT, Not Public - Pending The Bonfire portal shows Exhibit B – Scope of Work as a required PDF upload. Since Exhibit B appears to be the Scope of Work and Specifications and does not appear to include a proposer signature page, should Offerors upload an acknowledgment of Exhibit B, a signed copy of Exhibit B, or include the Technical Proposal response in this upload field? Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #15 - Exhibit A Upload Requirement Pond & Company, Jun 03, 2026 4:16 PM EDT, Not Public - Pending The Bonfire portal shows Exhibit A – General Conditions as a required PDF upload. Should Offerors sign and upload the contract/general conditions pages at proposal submission, or is Exhibit A intended to be acknowledged and completed only by the awarded Service Provider? Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 6 of 132 Jeremy Andrews, Jun 12, 2026 9:44 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #14 - Separate Cost Proposal Submission Pond & Company, Jun 03, 2026 4:17 PM EDT, Not Public - Pending Page 1 states that the Cost Proposal must be submitted as a separate document and that pricing information should not be included in any other section of the RFP submittal. Exhibit C also includes “Cost Proposal Requirements” within the proposal process section. Could the City please confirm that all pricing information should be included only in the separate Exhibit I – Cost Proposal upload and excluded from the Technical Proposal/Exhibit C response? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #13 - Price Score Formula Pond & Company, Jun 03, 2026 4:19 PM EDT, Not Public - Pending Page 55 includes the formula “Lowest Overall Annual Contract Cost / Proposer’s Price x ? = Price Score,” but the Evaluation Criteria list Cost Proposal as 5 points. Could the City please confirm the intended multiplier and how cost will be evaluated given that the contract is on-call with no guaranteed annual contract value? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #12 - Reference Verification Forms Pond & Company, Jun 03, 2026 4:20 PM EDT, Not Public - Pending Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 7 of 132 Exhibit H includes Reference Verification Forms with questions and signature lines. Should Offerors obtain completed and signed forms from references and upload them with the proposal, or should Offerors provide reference contact information for the City to verify directly? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #11 - Reference Form RFP Number Pond & Company, Jun 03, 2026 4:20 PM EDT, Not Public - Pending Exhibit H lists the solicitation number as RFP 2026-00004, while the solicitation is identified elsewhere as RFP 2026-00009 On-Call Professional Planning Services. Should Offerors revise the form to reference RFP 2026-00009, or submit the form exactly as provided? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #10 - Conflict of Interest Disclosure Location Pond & Company, Jun 03, 2026 4:20 PM EDT, Not Public - Pending Exhibit C requires disclosure of current or recent representation of private developers, property owners, or entities with active or pending development interests within the City of Stockbridge. Should this disclosure be included in the Technical Proposal/Exhibit C response, submitted as a separate upload, or included with the required forms? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #9 - Exhibit E — Drug-Free Workplace / Subconsultant Requirement Pond & Company, Jun 03, 2026 4:21 PM EDT, Not Public - Pending Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 8 of 132 Exhibit E states that the Service Provider must secure a written drug-free workplace certification from any subcontractor. Could the City please confirm whether subconsultants are required to complete and sign Exhibit E — Drug-Free Workplace and submit it with the proposal, or whether Exhibit E is required only from the prime contractor at proposal submission, with subcontractor certifications provided after award if applicable? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #8 - Cost Proposal Content / On-Call Pricing Pond & Company, Jun 03, 2026 4:22 PM EDT, Not Public - Pending Exhibit I states that this is an on-call contract with no guaranteed workload and that no total contract value should be proposed. Could the City please confirm that the Cost Proposal should include only the required fully burdened hourly rate schedule and task-order pricing approach, and that any total price field should be marked “Not Applicable”? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #7 - Regarding Exhibit F - Purchasing Policy Addendum Gresham Smith, Jun 04, 2026 12:11 PM EDT, Not Public - Pending Can you please provide a copy of the City of Stockbridge, GA, Financial Management Policies Purchasing Policy mentioned in form Exhibit F - Purchasing Policy Addendum. Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #6 - Revised RFP Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 9 of 132 CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL, Jun 04, 2026 4:44 PM EDT, Not Public - Pending Have any of the Exhibit letters shifted from the previous RFP? Also, Exhibit H form (References), has the previous RFP number 2026-20004 instead of 202600009. Are there any other changes to the forms? I want to use our forms from the previous RFP and want to make sure the letters or content didn't change. Thanks! Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #5 - Housing Redevelopment Kimley-Horn, Jun 08, 2026 4:08 PM EDT, Not Public - Pending Could the City please define "housing redevelopment" as listed on page 42, section IV, item 3? Jeremy Andrews, Jun 12, 2026 9:43 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #4 - Budget Kimley-Horn, Jun 08, 2026 4:09 PM EDT, Not Public - Pending Is there a budget for the overall on-call? Jeremy Andrews, Jun 12, 2026 9:42 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #3 - Hourly Rates Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 10 of 132 Kimley-Horn, Jun 08, 2026 4:10 PM EDT, Not Public - Pending Are we to submit hourly rates pertaining to page 54, Exhibit I, section A? Or, per section B, are we to submit a plan for by-task-order hourly rates? Jeremy Andrews, Jun 12, 2026 9:42 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #2 - Consultant Team(s) Kimley-Horn, Jun 08, 2026 4:11 PM EDT, Not Public - Pending Does the City anticipate selecting a single consultant team or establishing a pool of qualified firms for on-call services? Jeremy Andrews, Jun 12, 2026 9:42 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. #1 - Grant Identification and Application Support Kimley-Horn, Jun 08, 2026 4:12 PM EDT, Not Public - Pending For revitalization plans and DCA funding opportunities, is the City seeking grant identification and application support in addition to planning and implementation strategies? Jeremy Andrews, Jun 12, 2026 9:41 AM EDT, Public - Answered All questions have been answered via addendum 1. Thank you so much. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 11 of 132 Public Notices Addendum 1- Q&A Jeremy Andrews, Jun 12, 2026 9:40 AM EDT - Project Public Files changed Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 12 of 132 Internal Discussions No messages Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 13 of 132 Approvals No approval requests Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 14 of 132 Submissions Supplier Date Submitted Name Email Confirmation Code The Cratl Firm Jun 08, 2026 1:04 PM EDT Jocquin Turner jocquin@cratlcargo.co.site ODQ2OTky TSW Design Jun 16, 2026 4:11 PM EDT Jerrico Roland jroland@tsw-design.com ODUxODMy CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL Jun 17, 2026 9:45 AM EDT Brenda Farmer bfarmer@cplteam.com ODUyMTQy Kimley-Horn Jun 17, 2026 11:18 AM EDT Rhonda White rhonda.white@kimley-horn.com ODUyMjg5 Gresham Smith Jun 16, 2026 3:14 PM EDT Analynne Barlaan analynne.barlaan@greshamsmi th.com ODUxNzY2 Inspire Placemaking Collective, Inc. Jun 17, 2026 10:36 AM EDT Rachael Schulman marketing@inspireplacemaking .com ODUyMjE2 Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 15 of 132 Pond & Company Jun 17, 2026 11:21 AM EDT Gina Putthoff putthoffg@pondco.com ODUyMjk4 Spinks Technologies, Inc. Jun 17, 2026 9:25 AM EDT Gerard Spinks gds@spinkstechnologies.com ODUyMTI1 SEAS Community Partners Jun 17, 2026 1:08 PM EDT Danita Doleman ddoleman@seaspartners.com ODUyNDY3 Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 16 of 132 Project Criteria Criteria Points A - Experience 25 pts A-1 - Relevant Municipal Planning Experience 25 pts B - Studies 25 pts B-1 - Experience with Small Area Studies 25 pts C - Tech Expertise 20 pts C-1 - Technical Expertise in Priority Areas 20 pts D - Team 15 pts Description Does the Offeror’s proposal demonstrate experience providing professional planning services for municipalities of similar size and complexity, including Comprehensive Plan implementation and small area planning? Does the Offeror’s proposal demonstrate experience developing Small Area Plans, corridor studies, master plans, or similar focused planning efforts, including public engagement and implementation strategies? Does the Offeror’s proposal demonstrate expertise in housing redevelopment, transportation planning, zoning analysis, land use policy, and urban design? Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 17 of 132 D-1 - Project Team Qualifications & Capacity 15 pts E - Engagement 10 pts E-1 - Public Engagement Approach 10 pts F - Cost 5 pts F-1 - Cost Proposal 5 pts Total 100 pts Does the Offeror’s proposal demonstrate the qualifications, availability, and experience of key personnel assigned to this contract, including the ability to manage approximately three (3) task orders annually? Does the Offeror’s proposal demonstrate a proposed methodology for conducting meaningful stakeholder and community engagement? Does the Offeror’s proposal demonstrate reasonableness and competitiveness of the submitted hourly rate schedule and overall pricing structure? Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 18 of 132 Scoring Summary Active Submissions Total A - Experience A-1 - Relevant Municipal Planning Experience Supplier / 100 pts / 25 pts / 25 pts / 25 pts / 25 pts TSW Design 93.95 pts 24.5 pts 24.5 pts 24.5 pts 24.5 pts CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL 91.8 pts 24 pts 24 pts 22.75 pts 22.75 pts Kimley-Horn 84.95 pts 24 pts 24 pts 22.5 pts 22.5 pts Pond & Company 83.25 pts 23.5 pts 23.5 pts 21.5 pts 21.5 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 19 of 132 B - Studies B-1 - Experience with Small Area Studies Total A - Experience A-1 - Relevant Municipal Planning Experience Supplier / 100 pts / 25 pts / 25 pts / 25 pts / 25 pts Gresham Smith 82.75 pts 20.5 pts 20.5 pts 20.25 pts 20.25 pts Inspire Placemaking Collective, Inc. 78.3 pts 20.5 pts 20.5 pts 21 pts 21 pts The Cratl Firm 64.7 pts 16.25 pts 16.25 pts 14.5 pts 14.5 pts SEAS Community Partners 60.65 pts 16 pts 16 pts 15 pts 15 pts Spinks Technologies, Inc. 43 pts 9.5 pts 9.5 pts 8.75 pts 8.75 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 20 of 132 B - Studies B-1 - Experience with Small Area Studies C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Supplier / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts TSW Design 16.25 pts 16.25 pts 15 pts 15 pts 9.75 pts CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL 18.75 pts 18.75 pts 13.25 pts 13.25 pts 9.5 pts Kimley-Horn 15.75 pts 15.75 pts 11.75 pts 11.75 pts 8 pts Pond & Company 16.25 pts 16.25 pts 10.75 pts 10.75 pts 8 pts Gresham Smith 17.75 pts 17.75 pts 12.75 pts 12.75 pts 8.25 pts Inspire Placemaking Collective, Inc. 15.75 pts 15.75 pts 10.5 pts 10.5 pts 7.25 pts The Cratl Firm 13.5 pts 13.5 pts 10 pts 10 pts 6 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 21 of 132 C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Supplier / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts SEAS Community Partners 11.5 pts 11.5 pts 7.75 pts 7.75 pts 6 pts Spinks Technologies, Inc. 8.5 pts 8.5 pts 7 pts 7 pts 5.5 pts E-1 - Public Engagement Approach F - Cost F-1 - Cost Proposal Supplier / 10 pts / 5 pts / 5 pts TSW Design 9.75 pts 3.95 pts 3.95 pts CPL Architects, Engineers, Landscape Architect and 9.5 pts 3.55 pts 3.55 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 22 of 132 E-1 - Public Engagement Approach F - Cost F-1 - Cost Proposal / 10 pts / 5 pts / 5 pts Kimley-Horn 8 pts 2.95 pts 2.95 pts Pond & Company 8 pts 3.25 pts 3.25 pts Gresham Smith 8.25 pts 3.25 pts 3.25 pts Inspire Placemaking Collective, Inc. 7.25 pts 3.3 pts 3.3 pts The Cratl Firm 6 pts 4.45 pts 4.45 pts SEAS Community Partners 6 pts 4.4 pts 4.4 pts Supplier Surveyor, D.P.C. (P.C.) dba CPL Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 23 of 132 E-1 - Public Engagement Approach F - Cost F-1 - Cost Proposal Supplier / 10 pts / 5 pts / 5 pts Spinks Technologies, Inc. 5.5 pts 3.75 pts 3.75 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 24 of 132 Proposal Scores The Cratl Firm - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 83 pts 22 pts 22 pts 21 pts 21 pts Al Barnes 35 pts 10 pts 10 pts 10 pts 10 pts Veronica Green 53 pts 15 pts 15 pts 10 pts 10 pts William Smith 70 pts 18 pts 18 pts 17 pts 17 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 25 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer Total A - Experience A-1 - Relevant Municipal Planning Experience / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Average: 16.25 pts Average: 14.5 pts B - Studies B-1 - Experience with Small Area Studies ↓ Calculated: ↓ 60.25 pts 16.25 pts 16.25 pts 14.5 pts 14.5 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 18 pts 18 pts 14 pts 14 pts 8 pts Al Barnes 5 pts 5 pts 5 pts 5 pts 5 pts Veronica Green 16 pts 16 pts 9 pts 9 pts 3 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 26 of 132 C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts William Smith 15 pts 15 pts 12 pts 12 pts 8 pts Average: 13.5 pts Average: 10 pts Average: ↓ Calculated: 13.5 pts ↓ 13.5 pts 10 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 8 pts Al Barnes 5 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 27 of 132 10 pts 6 pts E-1 - Public Engagement Approach Reviewer / 10 pts Veronica Green 3 pts William Smith 8 pts 6 pts ↓ Calculated: 6 pts Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 28 of 132 Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 4.45 pts 4.45 pts 4.45 pts Average: 4.45 pts ↓ Calculated: 4.45 pts 4.45 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 29 of 132 4.45 pts TSW Design - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 94 pts 24 pts 24 pts 25 pts 25 pts Al Barnes 85 pts 25 pts 25 pts 25 pts 25 pts Veronica Green 87 pts 24 pts 24 pts 23 pts 23 pts William Smith 94 pts 25 pts 25 pts 25 pts 25 pts Average: 24.5 pts Average: 24.5 pts ↓ Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 30 of 132 B - Studies B-1 - Experience with Small Area Studies ↓ Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Calculated: 90 pts 24.5 pts 24.5 pts 24.5 pts 24.5 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 20 pts 20 pts 15 pts 15 pts 10 pts Al Barnes 10 pts 10 pts 15 pts 15 pts 10 pts Veronica Green 16 pts 16 pts 15 pts 15 pts 9 pts William Smith 19 pts 19 pts 15 pts 15 pts 10 pts Average: 16.25 pts Average: 15 pts Average: Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 31 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas / 20 pts / 20 pts D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 15 pts / 15 pts / 10 pts ↓ Calculated: 16.25 pts ↓ 16.25 pts 15 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 10 pts Al Barnes 10 pts Veronica Green 9 pts William Smith 10 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 32 of 132 15 pts 9.75 pts E-1 - Public Engagement Approach Reviewer / 10 pts 9.75 pts ↓ Calculated: 9.75 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 3.95 pts 3.95 pts 3.95 pts Average: 3.95 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 33 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts ↓ Calculated: 3.95 pts 3.95 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 34 of 132 3.95 pts CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience B - Studies B-1 - Experience with Small Area Studies Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 93 pts 25 pts 25 pts 25 pts 25 pts Al Barnes 90 pts 25 pts 25 pts 20 pts 20 pts Veronica Green 87 pts 24 pts 24 pts 24 pts 24 pts William Smith 83 pts 22 pts 22 pts 22 pts 22 pts Average: 24 pts Average: 22.75 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 35 of 132 Reviewer Total A - Experience A-1 - Relevant Municipal Planning Experience / 95 pts / 25 pts / 25 pts B - Studies B-1 - Experience with Small Area Studies / 25 pts / 25 pts ↓ Calculated: 88.25 pts 24 pts ↓ 24 pts 22.75 pts 22.75 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 19 pts 19 pts 14 pts 14 pts 10 pts Al Barnes 20 pts 20 pts 15 pts 15 pts 10 pts Veronica Green 19 pts 19 pts 10 pts 10 pts 10 pts William Smith 17 pts 17 pts 14 pts 14 pts 8 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 36 of 132 Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Average: 18.75 pts Average: 13.25 pts Average: ↓ Calculated: 18.75 pts ↓ 18.75 pts 13.25 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 10 pts Al Barnes 10 pts Veronica Green 10 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 37 of 132 13.25 pts 9.5 pts E-1 - Public Engagement Approach Reviewer / 10 pts William Smith 8 pts 9.5 pts ↓ Calculated: 9.5 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 3.55 pts 3.55 pts 3.55 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 38 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts Average: 3.55 pts ↓ Calculated: 3.55 pts 3.55 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 39 of 132 3.55 pts Kimley-Horn - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 88 pts 24 pts 24 pts 23 pts 23 pts Al Barnes 65 pts 25 pts 25 pts 20 pts 20 pts Veronica Green 82 pts 23 pts 23 pts 23 pts 23 pts William Smith 93 pts 24 pts 24 pts 24 pts 24 pts Average: 24 pts Average: 22.5 pts ↓ Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 40 of 132 B - Studies B-1 - Experience with Small Area Studies ↓ Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Calculated: 82 pts 24 pts 24 pts 22.5 pts 22.5 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 18 pts 18 pts 14 pts 14 pts 9 pts Al Barnes 10 pts 10 pts 5 pts 5 pts 5 pts Veronica Green 15 pts 15 pts 13 pts 13 pts 8 pts William Smith 20 pts 20 pts 15 pts 15 pts 10 pts Average: 15.75 pts Average: 11.75 pts Average: Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 41 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas / 20 pts / 20 pts D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 15 pts / 15 pts / 10 pts ↓ Calculated: 15.75 pts ↓ 15.75 pts 11.75 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 9 pts Al Barnes 5 pts Veronica Green 8 pts William Smith 10 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 42 of 132 11.75 pts 8 pts E-1 - Public Engagement Approach Reviewer / 10 pts 8 pts ↓ Calculated: 8 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 2.95 pts 2.95 pts 2.95 pts Average: 2.95 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 43 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts ↓ Calculated: 2.95 pts 2.95 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 44 of 132 2.95 pts Gresham Smith - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 78 pts 20 pts 20 pts 20 pts 20 pts Al Barnes 80 pts 20 pts 20 pts 20 pts 20 pts Veronica Green 75 pts 20 pts 20 pts 20 pts 20 pts William Smith 85 pts 22 pts 22 pts 21 pts 21 pts Average: 20.5 pts Average: 20.25 pts ↓ Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 45 of 132 B - Studies B-1 - Experience with Small Area Studies ↓ Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Calculated: 79.5 pts 20.5 pts 20.5 pts 20.25 pts 20.25 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 17 pts 17 pts 13 pts 13 pts 8 pts Al Barnes 20 pts 20 pts 10 pts 10 pts 10 pts Veronica Green 15 pts 15 pts 13 pts 13 pts 7 pts William Smith 19 pts 19 pts 15 pts 15 pts 8 pts Average: 17.75 pts Average: 12.75 pts Average: Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 46 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas / 20 pts / 20 pts D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 15 pts / 15 pts / 10 pts ↓ Calculated: 17.75 pts ↓ 17.75 pts 12.75 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 8 pts Al Barnes 10 pts Veronica Green 7 pts William Smith 8 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 47 of 132 12.75 pts 8.25 pts E-1 - Public Engagement Approach Reviewer / 10 pts 8.25 pts ↓ Calculated: 8.25 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 3.25 pts 3.25 pts 3.25 pts Average: 3.25 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 48 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts ↓ Calculated: 3.25 pts 3.25 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 49 of 132 3.25 pts Inspire Placemaking Collective, Inc. - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 82 pts 21 pts 21 pts 22 pts 22 pts Al Barnes 50 pts 15 pts 15 pts 15 pts 15 pts Veronica Green 78 pts 23 pts 23 pts 23 pts 23 pts William Smith 90 pts 23 pts 23 pts 24 pts 24 pts Average: 20.5 pts Average: 21 pts ↓ Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 50 of 132 B - Studies B-1 - Experience with Small Area Studies ↓ Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Calculated: 75 pts 20.5 pts 20.5 pts 21 pts 21 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 18 pts 18 pts 13 pts 13 pts 8 pts Al Barnes 10 pts 10 pts 5 pts 5 pts 5 pts Veronica Green 16 pts 16 pts 10 pts 10 pts 6 pts William Smith 19 pts 19 pts 14 pts 14 pts 10 pts Average: 15.75 pts Average: 10.5 pts Average: Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 51 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas / 20 pts / 20 pts D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 15 pts / 15 pts / 10 pts ↓ Calculated: 15.75 pts ↓ 15.75 pts 10.5 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 8 pts Al Barnes 5 pts Veronica Green 6 pts William Smith 10 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 52 of 132 10.5 pts 7.25 pts E-1 - Public Engagement Approach Reviewer / 10 pts 7.25 pts ↓ Calculated: 7.25 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 3.3 pts 3.3 pts 3.3 pts Average: 3.3 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 53 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts ↓ Calculated: 3.3 pts 3.3 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 54 of 132 3.3 pts Pond & Company - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 88 pts 23 pts 23 pts 23 pts 23 pts Al Barnes 65 pts 25 pts 25 pts 20 pts 20 pts Veronica Green 81 pts 23 pts 23 pts 21 pts 21 pts William Smith 86 pts 23 pts 23 pts 22 pts 22 pts Average: 23.5 pts Average: 21.5 pts ↓ Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 55 of 132 B - Studies B-1 - Experience with Small Area Studies ↓ Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Calculated: 80 pts 23.5 pts 23.5 pts 21.5 pts 21.5 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 19 pts 19 pts 14 pts 14 pts 9 pts Al Barnes 10 pts 10 pts 5 pts 5 pts 5 pts Veronica Green 18 pts 18 pts 10 pts 10 pts 9 pts William Smith 18 pts 18 pts 14 pts 14 pts 9 pts Average: 16.25 pts Average: 10.75 pts Average: Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 56 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas / 20 pts / 20 pts D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 15 pts / 15 pts / 10 pts ↓ Calculated: 16.25 pts ↓ 16.25 pts 10.75 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 9 pts Al Barnes 5 pts Veronica Green 9 pts William Smith 9 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 57 of 132 10.75 pts 8 pts E-1 - Public Engagement Approach Reviewer / 10 pts 8 pts ↓ Calculated: 8 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 3.25 pts 3.25 pts 3.25 pts Average: 3.25 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 58 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts ↓ Calculated: 3.25 pts 3.25 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 59 of 132 3.25 pts Spinks Technologies, Inc. - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 78 pts 21 pts 21 pts 20 pts 20 pts Al Barnes 0 pts 0 pts 0 pts 0 pts 0 pts Veronica Green 27 pts 5 pts 5 pts 5 pts 5 pts William Smith 52 pts 12 pts 12 pts 10 pts 10 pts Average: 9.5 pts Average: 8.75 pts ↓ Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 60 of 132 B - Studies B-1 - Experience with Small Area Studies ↓ Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Calculated: 39.25 pts 9.5 pts 9.5 pts 8.75 pts 8.75 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 17 pts 17 pts 12 pts 12 pts 8 pts Al Barnes 0 pts 0 pts 0 pts 0 pts 0 pts Veronica Green 5 pts 5 pts 5 pts 5 pts 7 pts William Smith 12 pts 12 pts 11 pts 11 pts 7 pts Average: 8.5 pts Average: 7 pts Average: Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 61 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas / 20 pts / 20 pts D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 15 pts / 15 pts / 10 pts ↓ Calculated: 8.5 pts ↓ 8.5 pts 7 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 8 pts Al Barnes 0 pts Veronica Green 7 pts William Smith 7 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 62 of 132 7 pts 5.5 pts E-1 - Public Engagement Approach Reviewer / 10 pts 5.5 pts ↓ Calculated: 5.5 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 3.75 pts 3.75 pts 3.75 pts Average: 3.75 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 63 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts ↓ Calculated: 3.75 pts 3.75 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 64 of 132 3.75 pts SEAS Community Partners - Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Uneeda Smith-Sellers 82 pts 21 pts 21 pts 22 pts 22 pts Al Barnes 30 pts 10 pts 10 pts 10 pts 10 pts Veronica Green 35 pts 13 pts 13 pts 8 pts 8 pts William Smith 78 pts 20 pts 20 pts 20 pts 20 pts Average: 16 pts Average: 15 pts ↓ Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 65 of 132 B - Studies B-1 - Experience with Small Area Studies ↓ Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts / 25 pts / 25 pts Calculated: 56.25 pts 16 pts 16 pts 15 pts 15 pts C - Tech Expertise C-1 - Technical Expertise in Priority Areas D - Team D-1 - Project Team Qualifications & Capacity E - Engagement Reviewer / 20 pts / 20 pts / 15 pts / 15 pts / 10 pts Uneeda Smith-Sellers 18 pts 18 pts 13 pts 13 pts 8 pts Al Barnes 5 pts 5 pts 5 pts 5 pts 0 pts Veronica Green 7 pts 7 pts 0 pts 0 pts 7 pts William Smith 16 pts 16 pts 13 pts 13 pts 9 pts Average: 11.5 pts Average: 7.75 pts Average: Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 66 of 132 B - Studies B-1 - Experience with Small Area Studies Reviewer C - Tech Expertise C-1 - Technical Expertise in Priority Areas / 20 pts / 20 pts D - Team D-1 - Project Team Qualifications & Capacity E - Engagement / 15 pts / 15 pts / 10 pts ↓ Calculated: 11.5 pts ↓ 11.5 pts 7.75 pts E-1 - Public Engagement Approach Reviewer / 10 pts Uneeda Smith-Sellers 8 pts Al Barnes 0 pts Veronica Green 7 pts William Smith 9 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 67 of 132 7.75 pts 6 pts E-1 - Public Engagement Approach Reviewer / 10 pts 6 pts ↓ Calculated: 6 pts Evaluation Group 2 - Cost Evalutators Total F - Cost F-1 - Cost Proposal Reviewer / 5 pts / 5 pts / 5 pts Jeremy Andrews 4.4 pts 4.4 pts 4.4 pts Average: 4.4 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 68 of 132 Reviewer Total F - Cost F-1 - Cost Proposal / 5 pts / 5 pts / 5 pts ↓ Calculated: 4.4 pts 4.4 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 69 of 132 4.4 pts Proposal Score Comments The Cratl Firm - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 18 pts Other Limited municipal planning experience relative to competing firms. Al Barnes 10 pts Partially meets my expectations Basic Response Uneeda Smith-Sellers 22 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Veronica Green 15 pts Partially meets my expectations applicant provides general planning services but provides not examples of long range or small Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 70 of 132 Reviewer Score Reason Comments area planning nor economic development plans B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 17 pts Other Proposal contains relevant planning experience but fewer examples of downtown master planning assignments. Al Barnes 10 pts Medium level of detail in response Basic response Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Uneeda Smith-Sellers 21 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 71 of 132 Reviewer Veronica Green Score 10 pts Reason Comments Mostly complete response Applicant does not provided examples of small area planning or planning activities C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Comments William Smith 15 pts Well-supported claim(s) Technical approach satisfies minimum qualifications but lacks the breadth and specialization demonstrated by higher-ranked firms. Al Barnes 5 pts Doesn't meet my expectations Response was basic Uneeda Smith-Sellers 18 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 72 of 132 Reviewer Score Reason Comments transportation planning and using urban design. Veronica Green 16 pts Strongly fits desired attribute(s) Applicant has significant experience in zoning and the ability to assist in strategic planning and policy development. D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason Comments William Smith 12 pts Well-supported claim(s) Qualified staff with limited organizational depth for multiple concurrent planning assignments. Al Barnes 5 pts Partially meets my expectations Basic response Uneeda Smith-Sellers 14 pts Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 73 of 132 Reviewer Score Reason Comments ability to manage approximately 3 tasks orders. Veronica Green 9 pts Mostly complete response Identifies only two people on the project team. Specializes in operational planning activities Reason Comments E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score William Smith 8 pts Well-supported claim(s) Standard engagement process meeting minimum RFP expectations. Al Barnes 5 pts Partially meets my expectations Basic response Uneeda Smith-Sellers 8 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 74 of 132 Reviewer Score Reason Comments methodology for community engagement. Veronica Green 3 pts Doesn't meet my expectations Doesn't provide a clear methodology for strategy for public engagement Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. F-1 - Cost Proposal - Reviewer Scores Reviewer Jeremy Andrews Score 4.45 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 75 of 132 TSW Design - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 25 pts Meets or exceeds my expectations Extensive portfolio of municipal planning projects throughout Georgia with demonstrated expertise in downtown revitalization, redevelopment strategies, comprehensive planning, zoning, and implementation. Experience is directly applicable to the City's objectives. Al Barnes 25 pts Well-supported claim(s) Claims are supported Uneeda Smith-Sellers 24 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 76 of 132 Reviewer Veronica Green Score 24 pts Reason Comments Strongly fits desired attribute(s) experience working on an on call basis with the city of Stockbridge and other cities of comparable size. Included the City of Augusta Redevelopment Project, Old Fourth Ward in Atlanta, and the Greenwood Master Plan. B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 25 pts Meets or exceeds my expectations Exceptional experience preparing downtown master plans, corridor plans, redevelopment strategies, and implementation-focused Small Area Plans. Portfolio demonstrates repeated success on projects of similar scale and complexity. Al Barnes 25 pts Well-supported claim(s) Experience developing small areas Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 77 of 132 Reviewer Uneeda Smith-Sellers Veronica Green Score 25 pts 23 pts Reason Comments Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Strongly fits desired attribute(s) identified for small area plan as well as other areas of expertise useful on later tasks C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer William Smith Score 19 pts Reason Comments Strongly fits desired attribute(s) Excellent multidisciplinary team with strengths in urban design, placemaking, market analysis, economic development, landscape architecture, and implementation. One-point deduction reflects slightly less in-house engineering capacity than larger multidisciplinary firms. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 78 of 132 Reviewer Score Reason Comments Al Barnes 10 pts Partially fits desired attributes Submitted what was required Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Strongly fits desired attribute(s) city of decatur comp plan with a focus on housing and multimodalism Uneeda Smith-Sellers Veronica Green 20 pts 16 pts D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer William Smith Score 15 pts Reason Comments Strongly fits desired attribute(s) Highly qualified senior project team with nationally recognized planners, urban designers, and implementation specialists. Demonstrated capacity to manage Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 79 of 132 Reviewer Score Reason Comments multiple municipal projects simultaneously. Al Barnes Uneeda Smith-Sellers Veronica Green 15 pts 15 pts 15 pts Well-supported claim(s) Claims are supported Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Strongly fits desired attribute(s) Principal has experience with on call contracts for cities of comparable size. The Project Manager is a specialized small area planner with experience in revitalization and sustainable developmet E-1 - Public Engagement Approach - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 80 of 132 Reviewer Score Reason Comments William Smith 10 pts Strongly fits desired attribute(s) Outstanding engagement strategy utilizing stakeholder interviews, design charrettes, visualization techniques, workshops, and collaborative planning methods that exceed minimum RFP requirements. Al Barnes 10 pts Well-supported claim(s) Submitted claims Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. High level of detail in response community center engagement strategy. Target approach to stakeholders. traditional methods, expanded targeted audience and includes social media as an outreach tool that may expand our public engagement reach Uneeda Smith-Sellers Veronica Green 10 pts 9 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 81 of 132 F-1 - Cost Proposal - Reviewer Scores Reviewer Jeremy Andrews Score 3.95 pts Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 82 of 132 CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 22 pts Strongly fits desired attribute(s) Good municipal planning experience supporting local governments across multiple planning disciplines. Al Barnes 25 pts Strongly fits desired attribute(s) Submitted what was asked and examples to reference. Meets or exceeds my expectations The Offeror’s proposal demonstrates strong relevant experience providing professional planning services for municipalities of similar size and complexity. The examples cited—including the City of Chamblee, City of Mulberry, City of Covington, and other Uneeda Smith-Sellers 25 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 83 of 132 Reviewer Score Reason Comments comparable Georgia municipalities—show direct experience with comprehensive planning, master planning, land use policy, future development guidance, public engagement, and implementation-focused recommendations. This experience is relevant to the City’s needs because it reflects work in communities managing growth, redevelopment, transportation coordination, housing considerations, economic development, and preservation of community character. Veronica Green 24 pts High level of detail in response Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 84 of 132 Applicant team provided a documentation that it is capable of creating visionary and policy driven planning studies. Particularly with Douglas County Initiative where policy is central to the small area and corridor paln B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 22 pts Strongly fits desired attribute(s) Relevant experience preparing neighborhood and corridor plans with implementation recommendations. Al Barnes 20 pts Well-supported claim(s) Submitted what was required. Meets or exceeds my expectations The Offeror’s proposal demonstrates experience developing Small Area Plans, corridor studies, master plans, and similar focused planning efforts. The proposal reflects relevant planning expertise, including public engagement activities and implementation-oriented strategies designed to guide future decisionmaking and project execution. Uneeda Smith-Sellers 25 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 85 of 132 Reviewer Veronica Green Score 24 pts Reason Comments High level of detail in response Applicant specified the Douglas County Lee Rd Study as a small area plan and corridor study. Its strength is that it is policy-based growth. The plan focused on redevelopment and preservation and economic development efforts for the next twenty years. The Saint Rose Playbook is of particular interest because it takes existing infrastructure creates a plan to incorporate housing, workforce training and civic functions. Revitilization and Redevelopment with modern infrastructure is a central desire for the city and with the Covington Urban Redevelopmentt plan the applicant meets this criteria C-1 - Technical Expertise in Priority Areas - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 86 of 132 Reviewer Score Reason Comments William Smith 17 pts Strongly fits desired attribute(s) Competent planning team with appropriate technical capabilities. Proposal demonstrates less emphasis on placemaking and urban design innovation. Al Barnes 20 pts Strongly fits desired attribute(s) Yes, Submitted examples to reference. Meets or exceeds my expectations The Offeror's proposal demonstrates expertise in what the City of Stockbridge is requesting. High level of detail in response The application notes that CPL has participated in numerous placemaking initiatives in the state of GA. The application does indicate that CPL can provide an large variety of planning activities for projects over the expected time period which may include efforts led by the DDA and Economic Development. The provided example of the suitability Uneeda Smith-Sellers Veronica Green 19 pts 19 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 87 of 132 Reviewer Score Reason Comments assessment for industrial recruitment of and policy building in Bethlehem. It is visionary in the efforts for Grand Etowah reimagining the city center as a village with a variety of housing options as well a economic and civic opportunities. Addtionally the complex planing fo rthe Snellville Town Center master plan which included a muli-disciplinary approach D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer William Smith Score 14 pts Reason Comments Strongly fits desired attribute(s) Experienced staff with sufficient organizational resources to complete assigned work. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 88 of 132 Reviewer Score Reason Comments Al Barnes 15 pts Strongly fits desired attribute(s) Strong candidates were submitted. Well-supported claim(s) Does the Offeror’s proposal demonstrate the qualifications, availability, and experience of key personnel assigned to this contract, including the ability to manage approximately three (3) task orders annually? Well-supported claim(s) The Principal in Charge has significant experience in the areas in which this contract will initially focus. The Project Manager however, does not have much document experience in this type of planning work. His primary skill set has been in code. It should be noted that in his prior work experience he was the project Manager for the Riverdale LCI and and Marietta. Gillam Sinharoy a Senior Planner has the most Uneeda Smith-Sellers Veronica Green 14 pts 10 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 89 of 132 Reviewer Score Reason Comments experience in the ares of initial interest E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Comments William Smith 8 pts Strongly fits desired attribute(s) Adequate public engagement process that satisfies RFP requirements but lacks innovative outreach techniques. Al Barnes 10 pts Strongly fits desired attribute(s) Submitted examples to reference. Strongly fits desired attribute(s) The Offeror’s proposal demonstrates a strong and comprehensive methodology for conducting meaningful stakeholder and community engagement. The proposed approach meets and exceeds expectations by outlining Uneeda Smith-Sellers 10 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 90 of 132 Reviewer Score Reason Comments effective strategies to engage stakeholders and community members throughout the planning process, promote inclusive participation, gather meaningful feedback, and incorporate input into final recommendations and implementation strategies. Veronica Green 10 pts High level of detail in response F-1 - Cost Proposal - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 91 of 132 The applicant demonstrated capability of creating public engagement that innovative in and interactives this was highlighted in the Mid City Stroll initiative. The type of activities were inclusive and memorable ensuring continued engagement. Additionally the applicant provided examples of traditional public engagement meeting the primary users where they were. Reviewer Jeremy Andrews Score 3.55 pts Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 92 of 132 Kimley-Horn - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 24 pts Strongly fits desired attribute(s) Extensive municipal planning and engineering experience with numerous redevelopment and downtown planning assignments. Excellent experience across Georgia and nationally. Al Barnes 25 pts Well-supported claim(s) Submitted well supported claims Uneeda Smith-Sellers 24 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Well-supported claim(s) Applicant has completed on call planning and small areas studies in comparable communities and has an extensive amount of resources from from the larger corporation. Veronica Green 23 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 93 of 132 Reviewer Score Reason Comments Comp Planning in Chamblee, Small Areas studies in Gwinett and Peachtree corners mirror the city's needs and vision B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 24 pts Strongly fits desired attribute(s) Strong history of corridor studies, downtown planning, and redevelopment planning. Demonstrated experience with implementation-oriented planning efforts comparable to the City's needs. Al Barnes 20 pts Well-supported claim(s) Small area experience was submitted Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 94 of 132 Reviewer Uneeda Smith-Sellers Veronica Green Score 23 pts 23 pts Reason Comments Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. High level of detail in response Gwinnet Place Mall Revitalization, Peachtree Corners Small Area Plan and the Atlanta Small Area Plans have elements that mirror the city's needs. Also has flexibility for transportation studies and economic development plans C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer William Smith Score 20 pts Reason Comments Strongly fits desired attribute(s) Outstanding multidisciplinary capabilities including planning, transportation, engineering, utilities, economic development, GIS, and implementation. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 95 of 132 Reviewer Score Reason Comments Comprehensive technical resources exceed project requirements. Al Barnes 10 pts Medium level of detail in response Detail was limited. Uneeda Smith-Sellers 18 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Veronica Green 15 pts High level of detail in response Applicant provided little emphasis on housing strategies D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason Comments William Smith 15 pts Meets or exceeds my expectations Highly experienced senior staff supported by one of the largest Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 96 of 132 Reviewer Score Reason Comments multidisciplinary planning teams in the industry. Excellent organizational depth and project management capacity. Al Barnes Uneeda Smith-Sellers Veronica Green 5 pts 14 pts 13 pts Mostly complete response Key personnel qualifications were submitted Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. High level of detail in response Project Manager has extensive experience around the greater Atlanta area, including on call planning, lci, and small area plan as well as transportation planning. Very little focus on housing strategies. Project Director has extensive experience with On-call projects. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 97 of 132 E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Comments William Smith 10 pts High level of detail in response Comprehensive public engagement process utilizing digital engagement tools, stakeholder outreach, workshops, and community meetings designed to build consensus. Al Barnes 5 pts Medium level of detail in response Proposed community engagement Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. Well-supported claim(s) Applicant used a data drive approach in conjunction with traditional methodology. Applicant is capable of target public engagement as well as digital platforms. Uneeda Smith-Sellers Veronica Green 9 pts 8 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 98 of 132 F-1 - Cost Proposal - Reviewer Scores Reviewer Jeremy Andrews Score 2.95 pts Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 99 of 132 Gresham Smith - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 22 pts Strongly fits desired attribute(s) Strong planning and transportation portfolio with significant publicsector experience. Proposal demonstrates relevant municipal expertise but less emphasis on transformational downtown planning. Al Barnes 20 pts Well-supported claim(s) Submitted what was requested Uneeda Smith-Sellers 20 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Strongly fits desired attribute(s) The applicant provided multiple examples of municipal planning, primarily focusing on transportation planning and comp plans for Veronica Green 20 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 100 of 132 Reviewer Score Reason Comments comparable size cities. Small area studies are primarily LCI and CID B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 21 pts Strongly fits desired attribute(s) Experience includes corridor planning and urban design; however, fewer examples of implementation-focused downtown master plans similar to the City's vision. Al Barnes 20 pts Well-supported claim(s) Submitted what was requested and examples. Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Uneeda Smith-Sellers 20 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 101 of 132 Reviewer Veronica Green Score 20 pts Reason Comments Strongly fits desired attribute(s) Applicant primarily focuses on LCI and CID work. The applicant does state explicitly layoiut types of policies with vision for the noted studies. C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Comments William Smith 19 pts Strongly fits desired attribute(s) Highly capable multidisciplinary firm with strengths in planning, landscape architecture, transportation, and design. Excellent technical resources available. Al Barnes 20 pts Well-supported claim(s) Submitted what was requested Uneeda Smith-Sellers 17 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 102 of 132 Reviewer Score Reason Comments housing redevelopment with transportation planning and using urban design. Veronica Green 15 pts Strongly fits desired attribute(s) Applicant included a funding plan for Brighton TN, AIso focused on trails plan. Of particular interest is the Hahira Area Traffic Studies which was an analysis of transportation and land use. The applicant did not further explain what makes it unique or succesfful D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason Comments William Smith 15 pts High level of detail in response Outstanding professional staff with extensive qualifications and organizational depth. Project team Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 103 of 132 Reviewer Score Reason Comments demonstrates excellent experience and capacity. Al Barnes Uneeda Smith-Sellers Veronica Green 10 pts 13 pts 13 pts Well-supported claim(s) Submitted key personnel Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Strongly fits desired attribute(s) Applicant has a pool of planners that perform municipal planning however their plans are primarily transportation focused or comp plans. Subcontractors would be utilized for housing and economics and engagement. E-1 - Public Engagement Approach - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 104 of 132 Reviewer Score Reason Comments William Smith 8 pts Strongly fits desired attribute(s) Solid engagement approach utilizing traditional public meetings and stakeholder coordination. Less innovative than several competing proposals. Al Barnes 10 pts High level of detail in response Detail was very good. Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. High level of detail in response Applicant centers the use of digital tools including surveys, interactive mapping and join local engagement opportunities. Also includes focus groups. Uneeda Smith-Sellers Veronica Green 8 pts 7 pts F-1 - Cost Proposal - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 105 of 132 Reviewer Jeremy Andrews Score 3.25 pts Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 106 of 132 Inspire Placemaking Collective, Inc. - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 23 pts Strongly fits desired attribute(s) Strong portfolio of downtown revitalization, placemaking, and urban design projects with experience working alongside municipal governments. Slightly fewer large municipal projects than top-ranked firms. Al Barnes 15 pts Mostly complete response Submitted what was required. Uneeda Smith-Sellers 21 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Well-supported claim(s) The applicant provided emphasis on small area plans, the creation of toolkits and guidance documents for funding and policies for serval Veronica Green 23 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 107 of 132 Reviewer Score Reason Comments studies in line with the initial project. It all provided opportunities for public works and economic development to use the contract for tasks such the Downtown Development Authority Strategic Plan for Watkinsville witha focus on sthort term strategies. This very much need to push the needle forward in certain areas in need of revitalization .and Garner, NC Economic Development Plan. B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer William Smith Score 24 pts Reason Comments Strongly fits desired attribute(s) Demonstrated expertise in neighborhood, downtown, and district planning emphasizing public realm improvements and Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 108 of 132 Reviewer Score Reason Comments placemaking. Portfolio aligns well with City's downtown vision. Al Barnes Uneeda Smith-Sellers Veronica Green 15 pts 22 pts 23 pts Mostly complete response Has experience developing small areas Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Well-supported claim(s) Documented history of small area plan in ga and fl. Including plan with non-tradtional anchors and considerable housing needs. C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Comments William Smith 19 pts Strongly fits desired attribute(s) Exceptional urban design, visualization, and placemaking Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 109 of 132 Reviewer Score Reason Comments expertise. Team demonstrates innovative approaches to creating vibrant public spaces and community identity. Al Barnes Uneeda Smith-Sellers Veronica Green 10 pts 18 pts 16 pts Mostly complete response Submitted response. Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Strongly fits desired attribute(s) The combination of Croy engineering with direct experience working the city of Stockbridge and projects that allows the contract to be used across departments D-1 - Project Team Qualifications & Capacity - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 110 of 132 Reviewer Score Reason Comments William Smith 14 pts Meets or exceeds my expectations Experienced leadership team with strong urban design credentials. Smaller organizational depth compared to larger multidisciplinary firms. Al Barnes 5 pts Medium level of detail in response Details were medium/ task orders Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Strongly fits desired attribute(s) Project team is diverse and has worked on a variety of projects that would be beneficial to the city. Julia Clark is not list in the organization chart but is expected to be available 55% of the time Uneeda Smith-Sellers Veronica Green 13 pts 10 pts E-1 - Public Engagement Approach - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 111 of 132 Reviewer Score Reason Comments William Smith 10 pts Meets or exceeds my expectations Outstanding community engagement methodology emphasizing interactive workshops, charrettes, tactical urbanism, and public participation. One of the strongest engagement approaches submitted. Al Barnes 5 pts Medium level of detail in response Medium detail Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. Medium level of detail in response applicant uses traditional public engagement methods, hybrid meetings, workshops, digital survey and public meeting because the city has lackluster public engagement, we require a more innovative and Uneeda Smith-Sellers Veronica Green 8 pts 6 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 112 of 132 Reviewer Score Reason Comments comprehensive approach to public engagement F-1 - Cost Proposal - Reviewer Scores Reviewer Jeremy Andrews Score 3.3 pts Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 113 of 132 Pond & Company - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 23 pts High level of detail in response Strong municipal experience with planning, architecture, engineering, and redevelopment assignments. Good understanding of local government processes. Al Barnes 25 pts Well-supported claim(s) Provided small area planning Uneeda Smith-Sellers 23 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Meets or exceeds my expectations Provided an example of tasks and approach to a small area plan. used savannah as an example with clearly defined deliverables Veronica Green 23 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 114 of 132 B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 22 pts Strongly fits desired attribute(s) Relevant experience with corridor studies and redevelopment planning. Portfolio contains fewer signature downtown master plans than higher-ranked firms. Al Barnes 20 pts Well-supported claim(s) Submitted what was asked Uneeda Smith-Sellers 23 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Veronica Green 21 pts Strongly fits desired attribute(s) savannah, cumberland cid, tara blvd lci, C-1 - Technical Expertise in Priority Areas - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 115 of 132 Reviewer Score Reason Comments William Smith 18 pts Strongly fits desired attribute(s) Well-rounded multidisciplinary capabilities integrating planning, engineering, architecture, and infrastructure planning. Technical approach is comprehensive but less innovative. Al Barnes 10 pts Medium level of detail in response Submitted what was asked Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. High level of detail in response applicant deconstructed the tasks and approach for small, medium and large plan that allows for the distribution of work and deliverables Uneeda Smith-Sellers Veronica Green 19 pts 18 pts D-1 - Project Team Qualifications & Capacity - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 116 of 132 Reviewer Score Reason Comments William Smith 14 pts Strongly fits desired attribute(s) Qualified project team with appropriate experience and organizational resources to complete the work. Al Barnes 5 pts Mostly complete response Qualifications were submitted Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Strongly fits desired attribute(s) high availability of project manager, less experience than other project managers for this on call Uneeda Smith-Sellers Veronica Green 14 pts 10 pts E-1 - Public Engagement Approach - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 117 of 132 Reviewer Score Reason Comments William Smith 9 pts Strongly fits desired attribute(s) Well-developed engagement strategy incorporating public meetings and stakeholder outreach. Less emphasis on creative engagement techniques. Al Barnes 5 pts Mostly complete response Proposed community engagement Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. High level of detail in response traditional public engagement to be led by the collaborative firm. site visits,walk audis, pop ups, A Project website and dashboard for the project Uneeda Smith-Sellers Veronica Green 9 pts 9 pts F-1 - Cost Proposal - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 118 of 132 Reviewer Jeremy Andrews Score 3.25 pts Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 119 of 132 Spinks Technologies, Inc. - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 12 pts Medium level of detail in response Proposal demonstrates limited experience providing comprehensive municipal planning services comparable to the City's requested scope. Al Barnes 0 pts Incomplete response Incomplete Uneeda Smith-Sellers 21 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Poor level of detail in response While the applicant provides an innovative approach to planning activities, no examples of are identified and the methodology is unproven. Veronica Green 5 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 120 of 132 B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 10 pts Medium level of detail in response Few examples of downtown planning or Small Area Plan experience were provided. Al Barnes 0 pts Incomplete response Incomplete Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Doesn't meet my expectations Applicant provides no examples of previous work experience or success Uneeda Smith-Sellers Veronica Green 20 pts 5 pts C-1 - Technical Expertise in Priority Areas - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 121 of 132 Reviewer Score Reason Comments William Smith 12 pts Partially fits desired attributes Proposal demonstrates technical capabilities in select areas but lacks the multidisciplinary planning expertise required for this contract. Al Barnes 0 pts Incomplete response Incomplete Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Doesn't meet my expectations applicant has experience in maritime and military initiatives and seeks to test AI in municipal planning. Uneeda Smith-Sellers Veronica Green 17 pts 5 pts D-1 - Project Team Qualifications & Capacity - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 122 of 132 Reviewer Score Reason Comments William Smith 11 pts High level of detail in response Project team possesses relevant professional qualifications but limited demonstrated experience with comparable municipal planning assignments. Al Barnes 0 pts Incomplete response Incomplete Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Partially meets my expectations While AI led may be able to complete task orders the methodology is largely untried and cannot guarantee accuracy Uneeda Smith-Sellers Veronica Green 12 pts 5 pts E-1 - Public Engagement Approach - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 123 of 132 Reviewer Score Reason Comments William Smith 7 pts High level of detail in response Public engagement methodology meets minimum requirements but lacks detail and innovation compared to competing firms. Al Barnes 0 pts Incomplete response Incomplete Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. Meets or exceeds my expectations materials would be developed in AI with the principle facilitating traditional methods of public engagement Uneeda Smith-Sellers Veronica Green 8 pts 7 pts F-1 - Cost Proposal - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 124 of 132 Reviewer Jeremy Andrews Score 3.75 pts Reason Comments Other Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 125 of 132 SEAS Community Partners - Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 20 pts Well-supported claim(s) Relevant planning experience with emphasis on community development and stakeholder engagement. Municipal planning portfolio is more limited than higher-ranked firms. Al Barnes 10 pts Partially meets my expectations Submitted what was required Uneeda Smith-Sellers 21 pts Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Partially meets my expectations Applicant did not provide direct examples of municipal planning initiatives such as a CID, LCI or CTP. Veronica Green 13 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 126 of 132 B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 20 pts Well-supported claim(s) Experience includes neighborhood planning and community-based planning initiatives but fewer comprehensive downtown planning projects. Al Barnes 10 pts Partially meets my expectations Submitted medium level response Uneeda Smith-Sellers 22 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Doesn't meet my expectations Applicant failed to provide examples of small area studies, corridor studies. It does include previous experience with the City of Stockbridge in public engagement Veronica Green 8 pts Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 127 of 132 C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Comments William Smith 16 pts Well-supported claim(s) Team demonstrates strengths in community planning and engagement but offers less depth in urban design and implementation planning. Al Barnes 5 pts Poor level of detail in response Submitted what was requested Uneeda Smith-Sellers 18 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Veronica Green 7 pts Partially fits desired attributes No examples provided to demonstrate work experience D-1 - Project Team Qualifications & Capacity - Reviewer Scores Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 128 of 132 Reviewer Score Reason Comments William Smith 13 pts Well-supported claim(s) Qualified staff with relevant experience appropriate for smaller planning assignments. Al Barnes 5 pts Medium level of detail in response Response was basic Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Incomplete response No organizational chart or list of project team members and experience included Uneeda Smith-Sellers Veronica Green 13 pts 0 pts E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Comments William Smith 9 pts Well-supported claim(s) Strong emphasis on inclusive public participation and community Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 129 of 132 Reviewer Score Reason Comments outreach throughout the planning process. Al Barnes 0 pts Poor level of detail in response Poor level Uneeda Smith-Sellers 8 pts Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. Veronica Green 7 pts Meets or exceeds my expectations traditional public engagement methods. F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Comments Jeremy Andrews 4.4 pts Other Cost score represents the average of the individual evaluator cost Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 130 of 132 Reviewer Score Reason Comments scores as calculated by Procurement. Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 131 of 132 Generated on Jul 17, 2026 1:42 PM EDT - Jeremy Andrews Page 132 of 132 PROPOSAL LETTER We propose to furnish and deliver all the services named in the attached Request for Proposal (RFP). The price or prices offered herein shall apply for the period stated in the RFP. We further agree to strictly abide by all the terms and conditions contained in the City of Stockbridge Procurement Manual as modified by any attached special terms and conditions, all of which are made a part hereof. Any exceptions are noted in writing and included in this proposal. It is understood and agreed that this statement of Proposal and proposal constitutes an offer, which, when accepted in writing by the Procurement Office, City of Stockbridge, and subject to the terms and conditions of such acceptance, will constitute a valid and binding contract between the undersigned and the City of Stockbridge. It is understood and agreed that we have read the City’s specifications shown or referenced in the RFP and that this statement is made in accordance with the provisions of such specifications. By our written signature on this proposal, we guarantee and certify that all items included in this statement meet or exceed all such City specifications. We further agree, if awarded a contract, to deliver goods and services that meet or exceed the specifications. The City of Stockbridge reserves the right to reject any or all offers, waive technicalities and informalities, and to make an award in the best interest of the city. It is understood and agreed that this statement of Proposal and proposal shall be valid and held open for a period of one hundred twenty (120) days from the opening date. PROPOSAL SIGNATURE AND CERTIFICATION (Proposer to sign and return) I certify that this offer is made without prior understanding, agreement, or connection with any corporation, firm, or person submitting a proposal for the same materials, supplies, equipment, or services and is in all respects fair and without collusion or fraud. I understand collusive bidding is a violation of State and Federal Law and can result in fines, prison sentences, and civil damage awards. I agree to abide by all conditions of the proposal and certify that I am authorized to sign this proposal for the proposer. I further certify that the provisions of the Official Code of Georgia Annotated, Sections 45-10-20 et. seq. have not been violated and will not be violated in any respect. Authorized Signature Print/Type Name Adam Williamson, Principal Date May 26, 2026 Print/Type Company Name Here TSW Email awilliamson@tsw-design.com 2 STATE OF GEORGIA HENRY COUNTY CITY OF STOCKBRIDGE RESOLUTION NO. __________ A RESOLUTION AUTHORIZING THE EXECUTION OF AN ON-CALL PROFESSIONAL PLANNING SERVICES CONTRACT WITH TSW DESIGN, INC. PURSUANT TO RFP 2026-0009 FOR THE COMPLETION OF SMALL AREA STUDIES, THE ADVANCEMENT OF LONG-RANGE PLANNING INITIATIVES, THE DEVELOPMENT OF FUTURE COMPREHENSIVE PLAN UPDATES, AND THE PROVISION OF RELATED PROFESSIONAL PLANNING SERVICES; AND FOR OTHER LAWFUL PURPOSES. WHEREAS, the City Council of the City of Stockbridge desires to facilitate responsible community growth and economic vitality to meet the needs of residents; and WHEREAS, Article IX, Section II, Paragraph IV of the Georgia Constitution empowers the governing authority of each county and of each municipality to adopt plans and exercise the power of zoning; and WHEREAS, the City of Stockbridge is a municipal corporation duly organized and existing under the laws of the State of Georgia; and WHEREAS, the City of Stockbridge seeks to provide timely and effective professional planning services to support current planning, long-range planning, zoning administration, community development initiatives, small area studies, economic development efforts, housing analyses, urban design projects, and related planning activities; and WHEREAS, the City issued Request for Proposals (RFP) No. 2026-0009 for On-Call Professional Planning Services in accordance with the City's procurement policies and procedures; and WHEREAS, the solicitation was publicly advertised, questions were addressed through an official addendum process, and nine (9) proposals were received by the established deadline; and THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF STOCKBRIDGE, GEORGIA AS FOLLOWS, SECTION 1. Approval of Contract. The Mayor and City Council hereby approve the award of RFP 2026-0009 for On-Call Professional Planning Services to TSW Design, Inc., having received the highest evaluation score of 93.95 points. SECTION 2. Authorization to Execute Contract. The Mayor is hereby authorized to execute an OnCall Professional Planning Services Contract with TSW Design, Inc., together with any related documents necessary to effectuate the intent of this Resolution, subject to approval as to form by the City Attorney. SECTION 3. Intention of the Governing Body. It is the intention of the governing body, and it is hereby resolved that the provisions of this Resolution shall be carried out in accordance with the intent expressed herein. SECTION 4. Severability. In the event that any section, subsection, sentence, clause, or phrase of this Resolution is declared invalid, the remaining portions shall remain in full force and effect. SECTION 5. Approval of Execution. The Mayor is hereby authorized to sign all documents necessary to effectuate this Resolution. SECTION 6. Attestation. The City Clerk is authorized to execute, attest to, and seal any documents necessary to effectuate this Resolution. SECTION 7. Repeal of Conflicting Provisions. Except as otherwise provided herein, all resolutions or parts of resolutions in conflict with this Resolution are hereby repealed. SECTION 8. Authority to Amend. The City Attorney is granted the authority to amend or correct this Resolution, with the express consent of the City Council, to reflect the intent of the Council and ensure compliance with applicable laws. SECTION 9. Effective Date. This Resolution shall become effective immediately upon adoption. SO RESOLVED this _____ day of ______________, 2026. ____________________________________ Jayden Williams, Mayor ATTEST: ____________________________________ (SEAL) Cassandra Lester, Interim City Clerk APPROVED AS TO FORM: ____________________________________ QUINTON G. WASHINGTON, City Attorney RFP No. 2026-00009 On-Call Professional Planning Services 05/18/2026 4640 N. Henry Boulevard, Levi Conference Room, Stockbridge, Georgia 30281 PROPOSAL DUE DATE: Wednesday, June 17th at 2 PM EST. Proposals shall only be accepted online through the Bonfire Portal at: Bonfire Portal Any proposal submitted in any other format (email, paper, fax, mail, etc.) will not be accepted. Instructions to Offerors: 1. The City of Stockbridge is soliciting proposals from qualified firms to provide professional planning services on an on-call, as-needed basis. This solicitation does not guarantee a minimum amount of work. Services will be authorized on an as-needed, task-order basis at the City’s sole discretion. 2. From issuance of this RFP until award, Offerors shall not contact any City employee, official, or elected representative regarding this solicitation except through the designated procurement contract. For this reason, only clarifying procedural questions are accepted during the Q&A Opportunity as indicated in number two (2) below. 3. All questions or requests for clarification must be sent via Bonfire under Message - Opportunity Q&A: 4. Questions are due no later than Monday, June 8th by 5 PM EST Questions received after this date and time will not be answered. 5. Questions and clarifications will be answered in the form of an addendum. Any addenda, schedule changes, and other important information regarding the solicitation related to this solicitation will be posted on the Bonfire website at the Bonfire Portal and it is the Offeror’s responsibility to check the Bonfire portal for any addenda or other communications related to this solicitation. Proposals shall be submitted electronically through the Bonfire Portal only. Proposals submitted by any other means shall be deemed non-responsive and rejected. 6. The City of Stockbridge reserves the right to reject all proposals and to waive technicalities and informalities, and to make award in the best interest of the City of Stockbridge. 7. The City of Stockbridge is not responsible for any technical difficulties. It is highly recommended that all potential contractors submit their proposals prior to the due date of this solicitation. 8. Cost proposal must be submitted in a separate document. Do not include your pricing information in any other section of your RFP submittals. PROPOSAL LETTER We propose to furnish and deliver all the services named in the attached Request for Proposal (RFP). The price or prices offered herein shall apply for the period stated in the RFP. We further agree to strictly abide by all the terms and conditions contained in the City of Stockbridge Procurement Manual as modified by any attached special terms and conditions, all of which are made a part hereof. Any exceptions are noted in writing and included in this proposal. It is understood and agreed that this statement of Proposal and proposal constitutes an offer, which, when accepted in writing by the Procurement Office, City of Stockbridge, and subject to the terms and conditions of such acceptance, will constitute a valid and binding contract between the undersigned and the City of Stockbridge. It is understood and agreed that we have read the City’s specifications shown or referenced in the RFP and that this statement is made in accordance with the provisions of such specifications. By our written signature on this proposal, we guarantee and certify that all items included in this statement meet or exceed all such City specifications. We further agree, if awarded a contract, to deliver goods and services that meet or exceed the specifications. The City of Stockbridge reserves the right to reject any or all offers, waive technicalities and informalities, and to make an award in the best interest of the city. It is understood and agreed that this statement of Proposal and proposal shall be valid and held open for a period of one hundred twenty (120) days from the opening date. PROPOSAL SIGNATURE AND CERTIFICATION (Proposer to sign and return) I certify that this offer is made without prior understanding, agreement, or connection with any corporation, firm, or person submitting a proposal for the same materials, supplies, equipment, or services and is in all respects fair and without collusion or fraud. I understand collusive bidding is a violation of State and Federal Law and can result in fines, prison sentences, and civil damage awards. I agree to abide by all conditions of the proposal and certify that I am authorized to sign this proposal for the proposer. I further certify that the provisions of the Official Code of Georgia Annotated, Sections 45-10-20 et. seq. have not been violated and will not be violated in any respect. Authorized Signature Date Print/Type Name Print/Type Company Name Here Email 2 EXHIBIT A General Conditions This CONTRACT made and entered into this ____ day of ____________, 2026 by and between the City of Stockbridge, (Party of the First Part, hereinafter called the “City”), and_________________________. Party of the Second Part, hereinafter called the “Service Provider” or “Contractor”). NOW THEREFORE, for and in consideration of the mutual promises and obligations contained herein and under the conditions hereinafter set forth, the parties do hereby agree as follows: 1. TERMS: This Agreement shall be effective upon its execution (the “Effective Date”). The services to be performed under this Contract shall commence upon the date stated in the notice to proceed letter. This Contract shall terminate absolutely and without further obligation on the part of the City on December 31, 2026, and each December 31 of each succeeding and renewed year, as required by O.C.G.A. §36-60-13, as amended, unless terminated earlier in accordance with the provisions of this Contract. OPTIONAL RENEWALS: This Contract may be renewed at the sole discretion of the City for four (4) additional twelvemonth terms, upon the same terms and conditions, as provided for in this Contract, unless terminated by the City, by notice to the service provider, or termination and non-renewal by December 31 of the Contract year. Upon each renewal option, the contractor shall provide the City with updated contact information for the designated person responsible for overseeing the work. This information must include their name, telephone number, email address, cell phone number, and contact information for their immediate supervisor. 2. ATTACHMENTS: The following documents are attached and are specifically incorporated herein by reference; and, along with this Contract and the General Conditions attached as Exhibit A, encompass all of the Contract documents: RFP (Instructions + Evaluation) Exhibit A – General Conditions Exhibit B – Scope of Work Exhibit C – SAP Criteria / RFP Documents 3 EXHIBIT A General Conditions Exhibit D- E-Verify Exhibit E- Drug-free Workplace Exhibit F- Purchasing Policy Addition Exhibit G- City Public Benefit Application Exhibit H- References Exhibit I- Cost Proposal 3. PERFORMANCE: Service Provider agrees to furnish all skill and labor of every description necessary to carry out or to perform the services in accordance with the Contract Documents (the “Work”). 4. PRICE: The City agrees to pay the Service Provider following receipt by the City of a detailed invoice reflecting the actual work performed by the Service Provider, provided, however, the Service Provider guarantees that the maximum price for materials, labor, and expenses shall be the amount reflected in Exhibit J. 5. INDEMNIFICATION AND HOLD HARMLESS: [See Section 13 of Exhibit A. --- General Conditions] Service Provider further agrees to protect, defend, indemnify, and hold harmless the CITY, its council members, officers, agents, and employees from and against any and all claims or liability for compensation under the Worker’s Compensation Act arising out of injuries sustained by any employee or subcontractor of the Service Provider, as allowed under the law. 6. TERMINATION FOR CAUSE: The City may terminate this Contract for cause upon ten (10) days' prior written notice to the Service Provider of the Service Provider’s default in the performance of any term of this Contract. Such termination shall be without prejudice to any City’s rights or remedies provided by law. 7. TERMINATION FOR CONVENIENCE: The City may terminate this Contract for its convenience at any time upon (30) days' written notice to the Service Provider. In the event of the City’s termination of this Contract for convenience, the Service Provider will be paid for those services actually performed. Partially 4 EXHIBIT A General Conditions completed performance of the Contract will be compensated based upon a signed statement of completion to be submitted by the Service Provider, who shall itemize each element of performance. 8. TERMINATION FOR FUND APPROPRIATION: The City may unilaterally terminate this Contract due to lack of funding at any time by written notice to the Service Provider. In the event of the City’s termination of this Contract for fund appropriation, the Service Provider will be paid for those services actually performed. Partially completed performance of the Contract will be compensated based upon a signed statement of completion to be submitted by the Service Provider, which shall itemize each element of performance. 9. CONTRACT NOT TO DISCRIMINATE: During the performance of this Contract, the Service Provider will not discriminate against any employee or applicant for employment because of race, creed, color, sex, national origin, age, or disability, which does not preclude the applicant or employee from performing the essential functions of the position. The Service Provider will also, in all solicitations or advertisements for employees placed by qualified applicants, consider the same without regard to race, creed, color, sex, national origin, age, or disability, which does not preclude the applicant from performing the essential functions of the job. The Service Provider will cause the foregoing provisions to be inserted in all subcontracts for any work covered by this Contract so that such provision will be binding upon each subservice provider for standard commercial supplies of raw materials. 10. ASSIGNMENT: The Service Provider shall not sublet, assign, transfer, pledge, convey, sell, or otherwise dispose of the whole or any part of this Contract or his right, title, or interest therein to any person, firm, or corporation without the previous consent of the City in writing. 11. WAIVER: A waiver by either party of any breach of any provision, term, covenant, or condition of this Contract shall not be deemed a waiver of any subsequent breach of the same or any other provision, term, covenant, or condition. 12. SEVERABILITY: The parties agree that each of the provisions included in this Contract is separate, distinct, and severable 5 EXHIBIT A General Conditions from the other and remaining provisions of this Contract, and that the invalidity of any Contract provision shall not affect the validity of any other provision or provisions of this Contract. 13. GOVERNING LAW: The parties agree that this Contract shall be governed and construed in accordance with the laws of the State of Georgia. This Contract has been signed in Henry County, Georgia. 14. MERGER CLAUSE: The parties agree that the terms of this Contract include the entire Contract between the parties, and as such, shall exclusively bind the parties. No other representations, either oral or written, may be used to contradict the terms of this Contract. IN WITNESS WHEREOF, the parties hereto, acting through their duly authorized agents, have caused this CONTRACT to be signed, sealed, and delivered. Signatures on the following page 6 EXHIBIT A General Conditions STOCKBRIDGE, GEORGIA By: Jayden Williams Mayor, City of Stockbridge, Georgia ATTEST: Cassandra Lester City Clerk APPROVED AS TO FORM: City Attorney SERVICE PROVIDER: Signature Date Print Name Print Title ATTEST: Date Signature Print Name Print Title 7 EXHIBIT A General Conditions Instructions to Offerors 1. Proposal Submission Proposals shall be submitted electronically through the City’s designated Bonfire Portal no later than the date and time specified in this Request for Proposals. Proposals submitted by any other means, including email or hard copy, shall be deemed non-responsive and rejected. It is the sole responsibility of the Offeror to ensure timely submission. Late proposals will not be accepted under any circumstances. 2. Pre-Proposal Conference A pre-proposal conference may be conducted at the City’s discretion. Attendance is optional unless otherwise stated. Information provided at any pre-proposal conference shall not be binding unless issued by written addendum. 3. Questions and Clarifications All questions regarding this solicitation shall be submitted in writing through the Bonfire Portal by the deadline established in the procurement schedule. Responses to questions will be issued by written addendum only. Offerors shall not rely on verbal responses or information obtained outside the formal question-and-answer process. 4. Communications Restrictions From the issuance of this RFP until contract award, Offerors shall not contact any City employee, official, or elected representative regarding this solicitation except through the designated procurement contact identified herein. Unauthorized contact may result in disqualification of the Offeror’s proposal. 5. Addenda Any changes to this RFP shall be made by written addendum issued through the Bonfire Portal. It is the responsibility of each Offeror to monitor the portal for addenda and acknowledge receipt as required. 6. Proposal Evaluation and Award Proposals will be evaluated based on the criteria set forth in this RFP. Award will be made to the offeror determined to provide the best overall value to the City, considering qualifications, experience, technical approach, and cost. The City is not obligated to award a contract to the lowest-priced Offeror. 8 EXHIBIT A General Conditions 7. No Guarantee of Work This solicitation is for on-call professional services. The City does not guarantee a minimum amount of work or the issuance of any task orders. Services will be authorized on an asneeded basis at the City’s sole discretion. 8. City’s Reservation of Rights The City reserves the right to: • Reject any or all proposals. • Waive minor irregularities or informalities. • Request clarification or additional information from Offerors. • Cancel this solicitation in whole or in part. • Negotiate with the highest-ranking offeror if deemed in the City’s best interest. 9. Costs of Proposal Preparation All costs incurred by Offerors in the preparation and submission of proposals shall be borne solely by the Offeror. The City shall not be responsible for any such costs. 10. Acceptance of Terms Submission of a proposal constitutes acceptance of the terms, conditions, and procedures contained in this RFP, including the protest procedures set forth herein. 9 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS 1. SCOPE OF WORK The Contract will be to provide services to the City in accordance with the Contract Documents. All work shall be performed in accordance with the Scope of Services attached hereto as Exhibit B 2. REGULATIONS 2.1 The Service Provider shall comply with all applicable federal, state, and local laws, ordinances, rules, and regulations pertaining to the performance of the work specified herein. 2.2 The Service Provider shall obtain all permits, licenses, and certificates, or any such approvals of plans or specifications as may be required by Federal, State, and local laws, ordinances, rules, and regulations, for the proper execution of the work specified herein. 2.3 During the performance of this Contract, the Service Provider shall keep current and, if requested by the City, provide copies of any and all licenses, registrations, or permits required by applicable governing agencies. The Service Provider shall keep a copy of any and all licenses, registrations, and permits on the job site while performing the Contract work. 2.4 The Service Provider will comply with the City of Stockbridge’s purchasing policies. 2.5 Service Provider will complete all work in accordance with all applicable legal requirements, including but not limited to O.C.G.A. § 50-5-63, as applicable. 3. SERVICE PROVIDER’S PERSONNEL 3.1 The Service Provider will abide by all State and Federal regulations on wages and hours of an employee dealing with the employment relationship between the Service Provider and its subsidiaries or related parties and its employees, including but not limited to the Federal National Labor Relations Act, the Federal Fair Labor Standards Act, the Federal Civil Rights Act of 1964, as amended, and the Americans with Disabilities Act. 3.2 The Service Provider shall require all prospective employees to show proof of citizenship, or proof from the United States Immigration and Naturalization Service of valid entry permits and/or work permits for legal aliens, and proof that such legal aliens are eligible to be employed in the United States. This includes any requirement for participation in the DHS E-Verify or SAVE program. 3.3 The Service Provider shall transfer promptly from the City any employee or employees 10 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS that the City advises are not satisfactory and replace such personnel with employees satisfactory to the City; but in no event shall the City be responsible for monitoring or assessing the suitability of any employee or agent of the Service Provider. 3.4 The Service Provider’s employees shall be instructed that no gratuities shall be solicited or accepted for any reason whatsoever from the tenants, customers, or other persons at the City. 3.5 Designation of Supervisor-the Service Provider shall designate an experienced Supervisor (“Supervisor”) acceptable to the City for all purposes related to the work. The initial Supervisor shall be (TBD). 3.5.1 The Supervisor shall be fully responsible for the Service Provider meeting all of its obligations under this Contract. The Supervisor shall provide the City with an appropriate status report on the project's progress. Supervisor and the City, but the final required times will be the City’s discretion. 3.5.2 In the event that the designated Supervisor terminates employment with the Service Provider or is requested by the City to be removed from the role of Supervisor (as provided in Section 3.5), the position shall be assumed by an individual with equivalent qualifications, experience, and knowledge. Such replacement shall require the City’s prior approval. 3.6 The process by which the service provider requests the removal of a team member from the project. If a Service Provider replaces a proposed team member, the Service Provider shall replace that team member with a similarly experienced team member. The City reserves the right to accept or reject any proposed or replacement team member, with or without cause, at any time during the project. 4. PERFORMANCE REQUIREMENTS 4.1 The Service Provider shall perform all of its obligations and functions under the Contract in accordance with the Contract specifications and industry standards. The Service Provider shall adjust and coordinate its activities to the needs and requirements of the City and perform its activities so as not to annoy, disturb, endanger, unreasonably interfere with or delay the operations or activities of the City. 4.2 The Service Provider’s personnel shall perform work in compliance with all Federal, State, and City of Stockbridge regulations. 11 4.3 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Any work required beyond that which is specified herein shall be reported in advance to the City. At no time shall work beyond the scope be performed without prior written authorization from the City. 5. CONFIDENTIAL INFORMATION 5.1 In the course of performing the Contract work, the Service Provider may gain access to security-sensitive and other sensitive information of the City. 5.2 The Service Provider agrees to hold all City data and information in confidence and to make such information known only to its employees and subcontracts who have a legitimate need to know such information and only after advising such persons of the Service Provider’s non-disclosure obligations. 5.3 The Service Provider shall seek the City’s prior written consent before using for any purpose other than the fulfillment of the Service Provider’s obligations hereunder, or before releasing, disclosing, or otherwise making such information available to any other person. 5.4 The Service Provider shall employ such practices and take such actions to protect the City’s information from unauthorized use or disclosure as the Service Provider employs and takes to protect its own information, but in no event shall the Service Provider use less than reasonable efforts to protect the City’s information. 5.5 The provisions of this Section shall survive the expiration or earlier termination of the Contract. 6. COMPENSATION – INVOICE AND PAYMENT FOR SERVICES 6.1 The City shall pay the Service Provider, subject to any authorized deductions, the applicable prices set forth for each service authorized by the City, and actually delivered or performed, as the case may be, by the Service Provider to the satisfaction and acceptance, as appropriate, of the City. The timing of such payments shall be as set forth below in the Section. 6.2 The Service Provider shall deliver to the City approval and acceptance, and before eligible for final payment of any amounts due, all documents and material prepared by the Service Provider for the City under this Contract. 6.3 The City shall pay the undisputed amount of the Service Provider’s invoice, as it may be 12 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS reduced to reflect unsubstantiated or unsatisfactory service. Items in dispute shall be paid upon the resolution of the dispute. No verification or payment of any amounts invoiced shall preclude the City from recovering any money paid in excess of that due under the terms of this Contract. 6.4 The Service Provider shall submit all invoices with purchase order number to: City of Stockbridge, GA, Accounts Payable, 4640 N. Henry Blvd Stockbridge, GA. 30281. 6.5 The Service Provider will agree to comply with the City of Stockbridge’s Financial Policies and Purchasing Policy, to the extent applicable. 6.6 The Service Provider agrees that the compensation provided herein shall be full and final settlement of all claims arising against Stockbridge for work done, materials furnished, costs incurred or otherwise arising out of this contract and shall release the City from any and all further claims related to the payment for services and materials furnished in connection with this Agreement. 6.7 The Service Provider shall obtain and keep current all licenses, permits and authorizations, whether municipal, county, state or deferral, required for the performance of its obligations and functions hereunder and shall pay promptly when due all fees therefore. 6.8 The Service Provider shall abide by all applicable state and federal regulations pertaining to wages and hours of an employees; including but not limited to the Service Provider’s compliance with requirements of O.C.G.A. 13-10-91 AND Rule 300-104-1-.02. 7. SERVICE PROVIDER’S LIABILITY The Service Provider shall be responsible for the prompt payment of any fines imposed on the city or the Service Provider by any other federal, state or local governmental agency as a result of the Service Provider’s, or its subcontractor’s (or the officers’ directors’, employees’ or agents’ of either), failure to comply with the requirements of any law or any governmental agency rule, regulation, order or permit. The liability of the Service Provider under this Section 11 is in addition to and in no way a limitation upon any other liabilities and responsibilities which may be imposed by applicable law or by the indemnification provision of Section 12 hereof, and such liability shall survive the expiration or earlier termination of this Contract. 8. INDEMNIFICATION AND INSURANCE 8.1 In addition to indemnification provisions stated above, if the City’s use of any service or 13 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS other items provided by or on behalf of the Service Provider is enjoined due to infringement of another person or entity’s intellectual property rights, the Service Provider shall promptly, at its sole cost and expense, modify the infringing item so that it no longer infringes, procure for the City the legal right to continue using the infringing item, or procure for the City a non-infringing item, or procure for the City a noninfringing replacement item having equal or greater functional capabilities as the infringing item. 8.2 Insurance 8.2.1 General Liability and Automobile Liability. The Service Provider shall purchase and maintain in force during the term of the Contract, at its own cost and expense, to protect the Service Provider, the City, and the members (including, without limitation, all members of the governing City’s Council and the citizens’ advisory committees of each), officers agents, and employees of each, from and against any and all liabilities arising out of or in connection with the Service Provider’s performance of the Contract work: (1) Commercial general liability insurance with coverage of not less than ONE MILLION DOLLARS ($1,000,000.00) combined single limit per occurrence, and with contractual liability coverage for Service Provider’s covenants to and indemnification of the City under the Contract, and (2) Automobile liability insurance with policy limits of not less than ONE MILLION DOLLORS ($1,000,000.00) combined single limit per accident or occurrence covering each motor vehicle operated on City property. 8.2.1.1 Self-Insured Retention. Service Provider’s commercial general liability insurance policies shall not be subject to a self-insured retention exceeding $10,000, if the value of the Contract is less than $1,000,000, and not be subject to a self-insured retention exceeding $100,000, if the Contract is $1,000,000 or more, unless approved by the City Manager. Service Provider’s automobile liability insurance policies shall not be subject to a self-insured retention exceeding $10,000, unless approved by the City Manager. 8.2.1.2 Additional Insured Endorsement. Service Provider agrees and shall cause 14 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS the City their member (including, without limitation, members of the City’s Council and members of the citizens’ advisory committees of each), officers, employees, and agents to be named as additional insured under such policy or policies of commercial general and automobile liability insurance. 12.7.1.2 Workers’ Compensation and Employer’s Liability. If Service Provider has any employee working on City property, Service Provider shall procure and maintain in force during the term of the Contract (i) workers’ compensation insurance, and (ii) employer’s liability insurance. The policy limits of the Service Provider’s employer’s liability insurance shall not be less than $100,000 for “each employee.” If the Service Provider is self-insured, the Service Provider shall provide proof of self-insurance and authorization to self-insure as required by applicable state laws and regulations. 12.7.1.3 Professional Liability Insurance. The Service Provider shall purchase and maintain in force during the term of the Contract, Professional Liability insurance which will pay for damages arising out of errors or omissions in the rendering, or failure to render professional services under the Contract in the amount of at least ONE MILLION DOLLARS ($1,000,000.00) per claim. Such insurance must include nose and tail coverage for work performed by the Service Provider from the project’s inception date until the Statute of Limitations has run for the work done on the project. 12.7.4 Health Insurance. Not applicable. 12.7.5 Garage Liability Insurance. Not applicable. 12.7.6 Garage Keeper’s Legal Liability Insurance. Not applicable. 12.7.7 Crime Coverage. Not applicable. 12.7.8 Deductibles. The Service Provider’s policies of insurance required by this Section 12.7may require the Service Provider’s payment of a deductible, provided the Service Provider’s insurer is required to pay claims from the first dollar at 110% of the claim value without any requirement that the Service Provider pay the deductible prior to its insurer’s payment of the claim. 12.7.9 Other Insurance Requirements. All insurance policies required by this Section 12.7 shall provide that they are primary insurance with respect to any other valid insurance the City may possess, and that any other insurance the City does possess shall 15 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS be considered excess insurance only. All such insurance shall be carried with a company or companies which meet the requirements of Section 13.2 of these General Conditions and said policies shall be in a form satisfactory to the City. A properly completed and executed Certificate of Insurance on a form provided or approved by the City (such as a current ACORD certificate of insurance) evidencing the insurance coverage required by this Section shall be furnished to the City upon the Service Provider shall provide the City with at least thirty (30) days’ prior written notice of any adverse material change in the Service Provider’s required insurance coverage except that ten (10) days’ notice of cancellation for non-payment is required. For purposes of this Section 12.7.10, and “adverse material change” shall mean any reduction in the limits of the insurer’s liability, any reduction, non-renewal or cancellation of any insurance coverage, or any increase in the Service Provider’s self-insured retention. Prior to the expiration of any such policy, the Service Provider shall file with the City a certificate of insurance showing that such insurance coverage has been renewed. If the insurance coverage is canceled or reduced, the Service Provider shall, within five (5) days after such cancellation or reduction in coverage, file with the City a certificate showing that the required insurance has been reinstated or provided through another insurance company or companies approved by the City. If the Service Provider fails to obtain or have such insurance reinstated, the City may, if it so elects, and without waiving any other remedy it may have against the Service Provider, immediately terminate this Contract upon written notice to the Service Provider. The City Manager shall have the right to alter the monetary limits or coverage herein specified from time to time during the term of this Contract, and the Service Provider shall comply with all reasonable requests of the City Manager with respect thereto. 9. LIABILITY INSURANCE 9.1 N/A 9.2 Liability Insurance Companies furnishing insurance coverage required by these General Conditions shall (a) be approved to issue insurance policies in the State of Georgia, and (b) must have no less that a “B+” Financial Rating and a Financial Size Category of “Class VI” or higher according to the most current edition of A.M. Best’s Insurance Reports. If the liability insurer is rated by A.M. Best’s Insurance Reports at an “AFinancial Rating and a Financial Size Category of “Class VIII” or higher that the City 16 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Manager may waive the requirement for the insurer to be approved by the State of Georgia. 10. CONTRACT ADJUSTMENTS 10.1 Notwithstanding any provision herein to the contrary, the City reserves the right to modify at any time the nature, method, scope, frequency, or timing of the Service Provider’s obligations under this Contract (Contract Adjustments) in whatever manner it determines to be reasonably necessary for the proper completion of the Service Provider’s work hereunder. Both parties agree that, should any Contract Adjustments be made, the Service Provider’s compensation will be adjusted accordingly, in such amount or amounts as will be mutually agreed to by means of good faith negotiation by the City and Service Provider and, to the extent possible, by reference to any unit costs already established in the Proposal. Without exception, all deletion or additions to the scope of work will be set forth in a written Amendment to this Contract. 10.2 Notwithstanding the foregoing, the City shall have the right to terminate this Contract herein should the Service Provider and the City fail to reach agreement on the adjusted compensation within thirty (30) days after the date of the Contract Adjustment. 10.3 Notwithstanding the foregoing, there shall be no upward adjustment of the compensation on account of any Contract Adjustment made necessary or appropriate as a result of the mismanagement, improper act, or other failure of the Service Provider, its employees, agents, or its subcontractors to properly perform its obligations and functions under this Contract. 11. DEFAULT AND TERMINATION 11.1 In the event that: 11.1.1 the Service Provider shall fail to keep, perform or observe any of the promises, covenants or agreements set forth in this Contract (provided that notice of the first failure shall have been given to the Service Provider, but whether or not the Service Provider shall have remedied any such failure); or 11.1.2 the Service Provider shall fail to keep, perform or observe any promise, covenant, or agreement set forth in this Contract, and such failure shall continue for a period of more than five (5) days after delivery to the Service Provider of a written notice of such breach or default; or 11.1.3 the Service Provider shall become insolvent, or shall take the benefit of any 17 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS present or future insolvency statute, or shall make a general assignment for the benefit of creditor, or file a voluntary petition in bankruptcy or a petition or answer seeking an arrangement for its reorganization, or the readjustment of its indebtedness under the Federal Bankruptcy laws, or under any other law or statute of the United States or any State thereof, or shall consent to the appointment of a receiver, trustee or liquidator of all or substantially all of its property; or 11.1.4 the Service Provider shall have a petition under any part of the Federal Bankruptcy laws, or an action under any present or future insolvency laws or statute filed against it, which petition is not dismissed within thirty (30) days after the filing thereof; or 11.1.5 there is any assignment by the Service Provider of this Contract or any of the Service Provider’s rights and obligations hereunder for which the City has not consented in writing; or 11.1.6 the Service Provider shall default on any other agreement entered into by and between Service Provider and the City, then, in its discretion, the City shall have the right to terminate this Contract for default, which termination shall be effective upon delivery of written notice of such termination to the Service Provider. In the event that the City terminates this Contract for default, or the Service Provider abandons or wrongfully terminates the Contract, the Service Provider shall be paid for compensation earned to the date of termination or abandonment (but the City shall have the right to reduce by off-set any amounts owed to the Service Provider hereunder or under any other Contract or obligation by the amount of the City’s damages and any amounts owed by the Service Provider to the City), but the Service Provider shall not be compensated for any profits earned or claimed after the receipt of the City’s notice of termination by default or after abandonment or wrongful termination. The City’s election to terminate or not to terminate this Contract in part or whole for the Service Provider’s default shall in no way be construed to limit the City’s right to pursue and exercise any other right or remedy available to it pursuant to the terms of the Contract or otherwise provided by law or equity. 11.2 Notwithstanding anything else herein contained, the City may terminate this Contract in whole or in part at any time for its convenience by giving the Service 18 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Provider thirty (30) days written notice. In that event, the Service Provider shall proceed to complete any part of the work, as directed by the City, and shall settle all its claims and obligations under the Contract, as directed by the City. The Service Provider shall be compensated by the City in accordance with the provisions hereof, including in particular Section 2 of these General Conditions, provided, however, that in no event shall Service Provider be entitled to compensation for work not performed or for anticipatory profits. Service Provider shall justify its claims, as requested by the City, with accurate records and data. 11.3 Bankruptcy and Liquidation – In the event the Service Provider (1) makes an assignment for the benefit of creditors, or petition or apply to any tribunal for the appointment pf a custodian, receiver, or trustee for all or a substantial part of its assts; (2) commences any proceeding under any bankruptcy, reorganization, arrangement, readjustment of debt, dissolution, or liquidation law or statute of any jurisdiction whether now or hereafter in effect; (3) has had any such petition or application filed or any such proceeding commenced against it in which an order for relief is entered or an adjudication or appointment is made, and which remains undismissed for a period of sixty(60) days or more; (4) takes any corporate action indicating its consent to, approval of, or acquiescence in any such petition, application, proceeding, or order for relief or the appointment of a custodian, receiver, or trustee for all or substantial part of its assets; or (5) permits any such custodianship, receivership, or trusteeship to continue undischarged for a period of sixty (60) days or more causing the Service Provider or any third party, including, without limitation, a trustee in bankruptcy, to be empowered under state or federal law to reject this Contract or any agreement supplementary hereto, the City shall have the following rights: (i) In the event of rejection of this Contract or any agreement supplementary hereto, the City may elect to retain its rights under this Contract or any agreement supplementary hereto as provided in Section 365(n) of the Bankruptcy Code. Upon written request of the City to, as applicable, the Service Provider or the bankruptcy trustee or receiver. The Service Provider or such bankruptcy trustee or receiver shall not interfere with the rights of the City as licensee as provided in 19 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS this Contract or in any agreement supplementary hereto to obtain the Material(s) form the bankruptcy trustee and shall, if requested, cause a copy of such Material (s) to be available to the City. 12. In the event of rejection of this Contract or any agreement supplementary hereto, the City may elect to retain its rights under this Contract or any agreement supplementary hereto as provided in the Bankruptcy Code without prejudice to any of its rights of setoff with respect to this Contract under the Bankruptcy Code or applicable non-bankruptcy law; or In the event of a rejection of this Contract or any agreement supplementary hereto, the City may retain its rights under this Contract or any agreement supplementary hereto as provided in the Bankruptcy Code without prejudice to any of its right under the Bankruptcy Code. CITY’S AUTHORIZED REPRESENTATIVE During the term of this Contract, the City Manager designee may from time to time designate an individual to serve as the City’s Authorized Representative (CAR) and an Assistant CAR designated to serve in that capacity in the absence of the CAR, who shall have such authority to act on the City’s behalf as the City Manager may from time to time actually delegate to such person, but in no event shall the CAR have authority to modify or terminate this Contract, or make final decisions with respect to amendments, time extensions, assignments, cost or payment adjustments or payment disputes. 13. ASSIGNMENT Neither this Contract nor any of the Service Provider’s rights or obligations hereunder may be assigned by the Service Provider without the City’s prior written consent, which consent may be granted or withheld at the City’s sole discretion. Any transfer of this Contract by merger, consolidation or liquidation (unless the stock of the Service Provider is traded on a national stock exchange or in a generally recognized over the counter securities market) any change in ownership of a power to vote a majority of the outstanding voting stock or ownership interests of the Service Provider shall constitute an assignment of this Contract for purposes of this Section. In the event the Service Provider assigns or subcontracts or attempts to assign or subcontract any right or obligation arising under this Contract without City’s prior written consent, the City shall be entitled to terminate this Contract pursuant to the provisions of Section 17 hereof. 14. NOTICES 14.1 Unless otherwise stated herein, all notices or other writings which the City is required or 20 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS permitted to give to the Service Provider may be hand delivered, mailed via U.S. Certified Mail or sent next-day delivery by a nationally-recognized overnight delivery service to the Service Provider’s address set forth in the Proposal. Any such notice shall be deemed to have been delivered upon actual delivery, or one (1) day following submission to a nationally-recognized overnight delivery service for next day delivery to the Service Provider, or three (3) days following submission to the Service Provider by U.S. Certified Mail. 14.2 Unless otherwise stated herein, all notices or other writings which the Service Provider is required or permitted to give to the City may be hand delivered to the City Manager, mail via U.S. Certified Mail. Or sent next-day delivery by a nationally-recognized overnight delivery service for next day delivery to City, or three (3) days following submission to the City by U.S. Certified Mail. Any such notice shall be sent to: City of Stockbridge, GA ATTN: City Manager 4640 N. Henry Blvd. Stockbridge, GA 30281 Service Provider: 14.3 Either party may change its notice address by written notice to the other given as provided in this section. 15. NONDISCRIMINATION 15.1 During the performance of this Contract, the Service Provider, for itself, its assignees and successors in interest agrees as follows: 15.1.1 Compliance with Regulations. The Service Provider shall comply with the Law and Regulations as they may be amended from time to time (hereafter referred to as the “Regulations”), which are herein incorporated by reference and made a part of this Contract. 15.1.2 Nondiscrimination. The Service Provider, with regard to the work performed by it during the Contract, shall not discriminate on the grounds of race, color, or national origin in the selection and retention of any subcontractor, including procurement of materials and leases of equipment. The Service Provider shall not participate either directly or indirectly in the discrimination prohibited by the Regulations. 21 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS 15.1.3 Solicitations for Subcontracts, Including Procurement of Materials and Equipment. In all solicitations either by competitive proposing or negotiation made by the Service Provider for work to be performed under a subcontract, including procurement of materials or leases of equipment, each potential subcontractor or supplier shall be notified by the Service Provider of the Service Provider’s obligations under this Contract and the Regulation relative to nondiscrimination on the grounds of race, color or national origin. 15.1.4 Information and Reports. The Service Provider shall provide all information and reports required by the Regulations or directives issued pursuant thereto and shall permit access to its books, records, accounts, other sources or information, and its facilities as may be determined by the City to be pertinent to ascertain compliance with such Regulations, orders and instructions, the Service Provider shall so certify to the City , as appropriate, and shall set forth what efforts it has made to obtain the information. 15.1.5 Sanctions for Noncompliance. In the event of the Service Provider’s noncompliance with the nondiscrimination provisions of this Contract, the City shall impose such Contract Sanctions as it may determine to be appropriate, including but not limited to: 15.1.5.1 Withholding of payments to the Service Provider under the Contract until the Service Provider complies, and/or 15.1.5.2 Cancellation, termination or suspension of the Contract, in whole or in part. 15.1.6 Incorporation of Provisions, The Service Provider shall include the provisions of subsections 20.1.1 through 20.1.5 in every subcontract, including procurement of materials and leases of equipment, unless exempt by the Regulations or directives issued pursuant thereto. The Service Provider shall take such action with respect to any subcontract or procurement as the City may direct as a means of enforcing such provisions including sanctions for noncompliance. Provided, however, that in the event the Service Provider becomes involved in, or is threatened with, litigation with a subcontractor or supplier as a result of such direction, the Service Provider may request the City to enter into such litigation to protect the interest of the City and, in addition, the Service Provider may request the interest of the City and, in addition, the Service Provider may request the United States to enter into such litigation to protect the interests of the United States. 15.2 The Service Provider assures the City that it will comply with the pertinent statutes, 22 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Executive Orders and such rules as are promulgated to assure that no person shall, on the grounds of race, creed, color, national origin sex, age, marital status, or handicap be excluded from participating in any activity conducted with or benefiting from Federal assistance. This provision shall bind the Service Provider from the period beginning with the initial solicitation through the completion of the Contract. 16. COPYING DOCUMENTS The Service Provider hereby grants the City and its agent’s permission to copy and distribute any and all materials and documents contained in, comprising, or which are otherwise submitted to the City with or in connection with the Service Provider’s Proposal or which are contained in the Contract Documents (the “Submittals”). The permission granted by the Service Provider shall be on behalf of the Service Provider and any and all other parties who claim any rights to any of the materials or documents comprising the Submittals. Such permission specifically authorizes the City and its agents to make and distribute such copies of the Submittals or portions thereof as may be deemed necessary or appropriate by the City for its own internal purposes or for responding to requests for copies from any member of the public regardless of whether the request is specifically characterized as a public records request pursuant to Georgia Cod. This provision shall survive the expiration or termination of the Contract. 17. GENERAL PROVISIONS 17.1 The Contract Documents consist of the Contract, the Proposal Forms, the Instructions to Proposers, Request for Qualifications, all Addendum(s) issued prior to execution of this Contract, these General Conditions and Specifications. Together, these documents comprise the Contract and all the documents are fully a part of the Contract as if attached to the Contract or repeated herein. Precedence of the Contract Documents shall be as follows: (i) addendum(s) to the Contract Documents, (ii) the Contract, (iii) the General Conditions, (iv) the Scope of Work in Exhibit B, (v) the Request for Proposal, and (vii) the Proposal Form. 17.2 This Contract represents the entire agreement between the parties in relation to the subject matter hereof and supersedes all prior agreements and understandings between such parties relation to such subject matter, and there are no contemporaneous written or oral agreements, terms or representation made by any party other than those contained herein. No verbal or written representations shall be relied upon outside the Contract 23 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS terms and amendments. Without exception, all deletions or additions to the scope of work will be set forth in a written amendment to this Contract. No amendment, modification, or waiver of this Contract, or any part thereof, shall be valid or effective unless in writing signed by the party or parties sought to be bound or charged therewith; and no waiver of any breach or condition of this Contract shall be deemed to be a waiver of any other subsequent breach or condition, whether of a like or different nature. 17.3 The Service Provider shall, during the term of this Contract, repair any damage caused t real or personal property of the City and/or its tenants, wherever situated, caused by the intentional, reckless, or negligent acts or omissions of the Service Provider’s officers, agents, or employees, and any subcontractors and their officers, agents, or employees, or , at the option of the City, the Service Provider shall reimburse the City for the cost of repairs thereto and replacement thereof accomplished by or on behalf of the City. 17.4 The language of this Contract shall be construed according to its fair meaning, and not strictly for or against either the City or the Service Provider. This Contract shall be deemed to be made, construed and performed according to the laws of the State of Georgia. Any suit or proceeding initiate for the purpose of interpreting or enforcing any provision of this Contract or any matter in connection therewith shall be brought exclusively in a court of competent jurisdiction in Henry County, Georgia, and the Service Provider waives any venue objection, including, but not limited to, any objection that a suit has been brought in an inconvenient forum. The Service Provider agrees to submit to the jurisdiction of the Georgia courts and irrevocably agrees to acknowledge service of process when requested by the City. 17.5 The section headings herein are for the convenience of the City and the Service Provider and are not to be used to construe the intent of this Contract or any part hereof, or to modify, amplify, or aid in the interpretation or construction of any of the provisions hereof. 17.6 The use of any gender herein shall include all genders, and the use of any number shall be construed as the singular or the plural, all as the context may require. 17.7 The delay or failure of the City at any time to insist upon a performance of any of the terms, conditions and covenants herein shall not be deemed a waiver of that breach or any subsequent breach or default in the terms, conditions, or covenants of this Contract. The 24 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Service Provider shall not be relieved of any obligation hereunder on account of its failure to perform by reason of any strike, lockout, or other labor disturbance. 17.8 If the City shall, without any fault, be made a party to any litigation commenced between the Service Provider and a third party arising out of the Service Provider’s operations and activities at the premises, then the Service Provider shall pay all costs and reasonable attorney’s fees incurred by or imposed upon the City in connection with such litigation for all trial and appellate proceedings. The City shall give prompt notice to the Service Provider of any claim or suit instituted against it by such third party. The provisions of this Section supplement and are not intended to be in lieu of the indemnification provisions of Section 5 hereof. The provisions of this Section shall survive the acceptance of the services and payment therefore, and the expiration or earlier termination of this Contract. 17.9 The City shall have the right to recover from the Service Provider all of the City’s costs and expenses incurred in enforcing the provisions of this Contract including, but not limited to, (1) the cost of administrative investigation and enforcement ( including, without limitation, audit fees and costs, attorneys’ fees) and (2) the cost of any trial, appellate or bankruptcy proceeding (including, without limitation, investigation costs, audit fees and costs, attorney’s fees, court costs, paralegal fees and expert witness fees). This provision shall survive the expiration or termination of the Contract. The Service Provider shall not during the term of the Contract knowingly hire or employ (on either a full-time or part-time basis) any employee of the City. 17.10 The Service Provider shall be required, during the term of the Contract at no additional cost to the City, to take such reasonable security precaution with respect to its operations at City Hall as the City in its discretion may from time to time prescribe. The Service Provider shall comply with all regulation, rules and policies of any governmental authority, including the City, relating to security issues. 17.11 The City may, but shall not be obligated to, cure, at any time, upon five (5) days written notice to the Service Provider (provided, however, that in any emergency situation to the City shall be required to give only such notice as is reasonable in light of all the circumstances), any default by the Service Provider under this Contract; whenever the City so cures a default by the Service Provider, all costs and expenses incurred by the 25 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS City in curing the default, including but not limited to, reasonable attorneys’ fees, shall be paid by the Service Provider to the City on demand. 17.12 The City shall, in its discretion, be entitled to deduct from the compensation to which the Service Provider is otherwise entitled hereunder, an amount equal to any liabilities of the Service Provider to the City which are then outstanding. In the event that additional work beyond the scope of this Contract is requested by the City Manager and it results in any extra charges to the City, the Service Provider shall so advise the City in writing of the amount of the extra charges. The City is not required to pay any extra charges for additional work unless such work and the charges therefore have been approved in advance and have been confirmed in writing within twenty-four (24) hours by the City Manager, in his or her exclusive discretion. 17.13 The Service Provider is an independent Service Provider, and nothing contained herein shall be construed as making the Service Provider an employee, agent, partner or legal representative of the City for any purpose whatsoever. The Service Provider acknowledges that it does not have any authority to incur any obligations or responsibilities on behalf of the City and agrees not to hold itself out as having any such authority. Nothing contained in this Contract shall be construed to create a joint employer relationship between the City and the Service Provider with respect to any employee of the Service Provider or of its subcontractors. 17.14 The Service Provider and its subcontractors if any, shall maintain complete and accurate books and records in accordance with generally accepted accounting principles, consistently applied, and shall be in a form reasonable acceptable to the City Manager or designee. The Service Provider and its subcontractors shall account for all expenses of any nature related to transactions in connection with the Contract in a manner which segregates in detail those transaction from other transactions of the Service Provider and subcontractors, and which support the amounts reported and /or invoiced to the City. At a minimum, the Service Provider’s and subcontractor’s accounting for such expenses and transactions shall include such records in the form of electronic media compatible with or convertible to a format compatible with computers utilized by the City at its offices; a computer run hard copy; or legible microfilm or microfiche, together with access to the applicable reader. All such books and records and computerized accounting systems shall upon reasonable notice from the City be made available in Henry County, Georgia, 26 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS for inspection, examination, audit and copying by the City through and by its duly authorized representatives at any time for up to four (4) years after the year to which books and records pertain. Such inspection, examination, or audit may include, but is not limited to a review of the general input, processing and output controls of information systems, using read only access, for all computerized applications used to record financial transactions and information. The Service Provider and subcontractor shall freely lend its own assistance in a timely manner in making such inspection, examination, audit, or copying and, if such records are maintained in electronic and other machine-readable format, shall provide the City and/or its representative such assistance as may be required to allow complete access to such records. The City Manager may require the Service Provider and subcontractors to provide other records the City Manager, in his or her sole discretion, deems necessary to enable the City to perform an accurate inspection, examination or audit of expenses incurred in and transactions related to performance of this Contract. Such records shall be provided within thirty (30) days or request thereof. In the event that expenses incurred or reimbursed are found by such inspection, examination, or audit to have been overpaid, the Service Provider and its subcontractors agree that such amounts shall be payable to the City. If, prior to the expiration of the above-state four (4) year record retention period, any audit or investigation is commenced by the City, or any claim is made or litigation commenced relating to this Contract by the City, the Service Provider, or third party, the Service Provider shall continue to maintain all such records, and the City shall continue to have the right to inspect such records in the manner stated above, until the inspection, examination, audit, claim, or litigation is finally resolved (including the determination of any and all appeals or the expiration of time for an appeal). This provision shall survive the expiration or earlier termination of this Contract. In the event of any conflict between any provision of this Contract and generally accepted accounting principles or generally accepted auditing standards, the provisions of this Contract shall control even where this Contract references such provisions or standards. In particular, without limitation, the Service Provider and subcontractors shall maintain all records required under this Contract to the full extend required hereunder, even if some or all such records would not be required under such generally accepted accounting principles or auditing standards. If as a result of an inspection, examination or audit, it is established that 27 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS amounts are due from the Service Provider to the City, the Service Provider shall forthwith, upon written demand from the City, pay the City such amount, together with interest on the amount due at the rate of twelve (12%) percent per annum, or if less, the maximum rate of interest allowed by law, from the date such additional amounts were overpaid by the City. Further if such inspection, examination or audit establishes that the Service Provider has over billed such amounts for any Contract period by two (2%) percent or more, then the entire expense of such inspection, examination or audit shall be paid by the Service Provider. 17.15 The Service Provider and subcontractors shall prepare and provide the City with all detailed reports as required under the Contract on a timely basis. The City reserves the right to modify the reporting procedures or the form and content of any report as it deems necessary. 17.16 There are no third-party beneficiaries to this Contract, and nothing contained herein shall be construed to create such. 17.17 Consultant shall perform services in accordance with the schedules established in applicable task orders. 17.18 In computing any period of time established under this Contract, except as otherwise specified herein the word “days” when referring to a period of time is ten (10) days or less means business days, and when referring to a period of time that is more than ten (10) days means calendar days. The day of the event, from which the designated period of time begins to run shall not be included. A business day is any day other than Saturday, Sunday, or Federal, State of Georgia or City holidays. 17.19 The Service Provider agrees to perform all acts and execute all supplementary instruments or documents which may be reasonably necessary to carry out or complete the transaction(s) contemplated by this Contract. 17.20 The Service Provider and the City hereby mutually waive any claim against each other and their respective members, officials, officers, agents and employees for damages (including damages for loss of anticipated profits) caused by any suit or proceedings brought by either of them or by any third party directly or indirectly attacking the validity of this Contract or any part thereof, or any addendum or amendment hereto, or the manner in which this Contract was solicited, awarded or negotiated, or arising out of any judgment or award in any suit or proceeding declaring this Contract, or any 28 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS addendum or amendment hereto, null, void or voidable or delaying the same, or any part thereof, from being carried out. 18. GRATUITIES, REBATES, OR KICKBACKS. 18.1 GRATUITIES. It shall be unethical for any person to offer, give or agree to give any employee or official of the City or for any employee or official of the City to solicit, demand, accept from another person, a gratuity, rebate, loan, offer of employment or other services or property of value in connection with any decision, approval, disapproval, recommendation or preparation of any part of a program requirement or a purchase request including the content of any specification or procurement standard, rendering of advice, investigation, auditing or in any other advisory capacity in any particular matter, pertaining to any program requirement or a Contract or subcontract, or to any solicitation or proposal therefore in any manner inconsistent with the State of Georgia’s Department of Administrative Services Gratuity Policy. Rebates normally or routinely offered to customers in the ordinary course of business for the purchase of goods and services are acceptable and are the property of the City. 18.2 KICKBACK AND REBATES. It shall be unethical for any payment, gratuity, or offer of employment to be made by or on behalf of a subcontractor to this Contract to the prime contract or higher tie subcontractor, or any person associated therewith, as an inducement for a subcontractor or order. End of General Conditions. 29 1.1 BACKGROUND: EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS The City of Stockbridge is in the northern part of Henry County, Georgia, which was founded on May 15, 1821. Henry County has an area of approximately 331 square miles, located in the Piedmont Section of northern Georgia and surrounded by the counties of Butts, Clayton, DeKalb, Newton, Rockdale, and Spalding. Stockbridge, Georgia, is just minutes south of Atlanta, a straight drive down Interstate 75-South. The City has approximately 30,000 residents and has a referendum on the November 2022 ballot that could add an additional 6,600 residents. 1.2 SCOPE OF WORK: I. Project Overview: The City of Stockbridge is seeking submissions from qualified agencies and/or firms who can provide: A. Comprehensive Housing, Demographic, and Market Analysis B. Urban Design and Creative Place-Making Studies with renderings C. Revitalization Plans (to include pursuit of Department of Community Affairs Funding Opportunities) A. Economic & Workforce Development Planning B. Greenways & Trails Planning (Connections) C. Streetscape Analysis and Plans Recommendations D. Arts & Culture Planning Task orders may be issued as small, mid, or large projects based on the required level of effort. The City anticipates that most Small Area Studies will not exceed $50,000; however, final task order amounts will be determined based on scope and negotiated fee. The City will specify the scale in each task order. See Exhibit 1, Small Area Plan (SAP) Criteria. II. General: The work to be accomplished is in support of the Comprehensive Plan and Short-Term Work Plan A. 1. Land Use New Development: Focus new development and density in existing activity centers, near transit stations, and high-capacity corridors. 30 2. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Commercial Corridors: Encourage reinvestment or redevelopment of commercial corridors, including the introduction of residential or other new uses to these areas. 3. Single-Family Neighborhoods: Continue to protect existing, stable single-family neighborhoods, while identifying locations for appropriate infill development. 4. Density Transitions: Manage height and density transitions between densely developing areas and surrounding lower intensity residential neighborhoods. 5. Diverse Housing and Development: Encourage more diverse housing and development types to meet the changing needs of residents and communities. 6. Land Use and Economic Policies: Coordinate with the Stockbridge Economic Development Department and the Community Development Department to ensure economic development is informed by land use and development policies and that policies appropriately support economic development efforts. B. Housing 1. Housing Variety and Choice: Focus new development and intensity in existing activity centers, near transit stations, and high-capacity corridors. 2. Workforce Housing: Encourage reinvestment or redevelopment of commercial corridors, including the introduction of residential or other new uses to these areas. 3. Senior and Independent Living: Continue to protect existing, stable single-family neighborhoods, while identifying locations for appropriate infill development. 4. Mixed Use Developments: Manage height and density transitions between densely developing areas and surrounding lower-density residential neighborhoods. 5. Multi-Family Housing: Encourage more diverse housing and development types to meet the changing needs of residents and communities. 6. Housing Strategy: Coordinate with the Community Development Department to ensure economic development is informed by land use and development policies and that policies appropriately support economic development efforts. 7. Fair Housing: During the rezoning process, prevent the occurrence of discrimination in housing on the basis of age, race, religion, gender, or national origin. 8. Code Compliance: Improve the enforcement of building codes and standards to improve housing conditions within aging multi-family housing developments. C. Natural Resources & Sustainability 31 1. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Preservation: Encourage the preservation of the City’s limited remaining open space, farmland, natural, and critical environmental areas. 2. Environmental Sensitivity: Protect environmentally sensitive areas, including wetlands, floodplains, water supply watersheds, and stream corridors. 3. Develop more Neighborhood Parks: Increase the number of parks within neighborhoods that are easily accessible to nearby residents. 4. Acquisition of Open Space: Continue coordination with Recreation, Parks & Cultural Affairs to facilitate open-space acquisition and expansion 5. Sustainable Zoning: Utilize zoning tools and techniques that preserve open space, natural resources and the environment, and address resiliency. 6. Private Partnerships: Partner with non-governmental organizations to acquire and protect land. 7. Sustainable and Conservation Development: Promote development that incorporates sustainable practices and conserves critical environmental areas. 8. Stormwater Management: Encourage techniques to reduce storm water runoff and other drainage issues as part of development activities. 9. Education: Educate the development community and the public on strategies and solutions for addressing water and sewer capacity concerns within the City. 10. Vision: Develop a unified vision and strategy for sustainability related initiatives within City of Stockbridge. D. Economic Development 1. Coordinate Regulatory Processes: Match land use regulations to economic development vision and continue to build a more predictable and consistent review and approval processes. 2. Support Existing Businesses: Engage and support more existing businesses and use incentives to support existing industry clusters and prime locations to create new ones. 3. Foster Business Development: Create a supportive environment to foster start-up businesses. 4. Target Industries: Create specific incentives for target industries and implement a proactive target industry recruitment effort. Increase efforts to develop international business opportunities. 32 5. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Invest in Infrastructure: Continue implementing existing infrastructure strategies 6. Create Development Plans: Formalize economic development concepts for each employment center and clearly define implementation roles for all parties. E. Transportation 1. Provide Transportation Options through Connectivity Across Modes: Improve travel for all users by increasing connections across roadways, transit, bicycle, and pedestrian modes. 2. Promote Equity: Prioritize improvements that increase transportation access to all parts of the City, especially communities where lack of transportation options creates substantial barriers. 3. Improve Safety: Provide safe travel by users across all modes of transportation. 4. Enable Healthy Communities and Improve Quality of Life: Leverage transportation infrastructure to encourage an active lifestyle and overall improved quality of life. 5. Respect/Improve City of Stockbridge’s Character: Implement transportation projects that improve mobility while taking into consideration local community context. 6. Increase Access to Jobs and Education: Prioritize transportation investments that allow workers and students to more easily access these key destinations. 7. Better Accommodate the Movement of Goods: Implement transportation projects that improve freight in the City either by truck or by rail. 8. Improve Maintenance: Ensure the long-term care for existing infrastructure including paving roads and repairing bridges and signal systems. 9. Increase Funding for Improvements: Pursue new local revenue sources that will allow the City to implement additional transportation projects. 10. Encourage Economic Development: Leverage transportation projects that help to encourage revitalization and new development throughout the City. 11. Practice Fiscal Responsibility in Transportation Investments: Prioritize transportation projects that can be implemented in a reasonable timeframe and provide a strong return on investment. F. Equity 1. Aging Population: Support the aging population by creating more opportunities for residents to age-in-place through the addition of senior housing and coordinated services and programs. 33 2. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Immigrant and refugee Community Inclusion: Establish a committee or working group focused on communicating with and including immigrant and refugee communities in planning and decision making in their community. 3. Poverty: Work with community-based organizations and non-profits to address issues around poverty, educational attainment, and other issues facing disadvantaged communities. 4. Low Broadband Coverage Areas: The Georgia Broadband Deployment Initiative has identified low or no coverage areas within the city. The City of Stockbridge will develop partnerships to address these areas. 5. Broadband Service Areas: Identify Unserved Locations within Service Areas and target them through collaboration with governments, educational/institutional entities, and private sector partners. G. Arts, Culture, & Historic Resources 1. Historic Preservation: Preserve and protect the historic character of the City including historically, culturally, or architecturally significant sites. 2. Development: Maintain the character of historic areas while accommodating new residential development. 3. Analysis: Complete a city -wide Historic Resource Survey 4. Historical Sites: Identify additional historically significant sites and institute “formal protection” through the adoption of local historic designation and ordinances. 5. Zoning: Establish new and enforce ordinances to protect historic areas. 6. Open Space and Agricultural Preservation: Encourage the preservation of the few remaining rural areas, forested areas, and agricultural structures or sites within the City. 7. Cultural Events: Establish programs and events that celebrate unique cultures found in Stockbridge. Identify community organizations to partner with on these programs or events. 8. Arts Support: Develop a strategy to better coordinate arts related initiatives and support local artists and arts organizations within Stockbridge. H. Community Health, Wellness, & Safety 1. Food Access: Work with public, private and non-profit partners to address challenges related to access to healthy foods within some areas of Stockbridge. 34 2. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Quality of Life: Improve quality of life by increasing the number of sidewalks and trails that connect homes to regional trail networks, nearby businesses, schools, parks and other community services and amenities. 3. Active Living: Create communities designed to encourage active living and healthy lifestyles. 4. Crime and Safety: Work across departments, with public safety partners and local community organizations to address safety issues including adequate pedestrian facilities and lighting, cut-through and speeding in residential areas, and within area of high crime. 5. Code Enforcement: Enforce existing building codes and other ordinances to address safety issues related to dilapidated or abandoned structures and illegal dumping. I. Coordination & Communication 1. City-County Coordination: Encourage better communication and coordination between County and City staff around issues related to land use, transportation, and other relevant issues. 2. Joint Planning: Consider joint planning initiatives with municipalities to adequately plan for and coordinate land use, development, transportation, and other relevant initiatives. 3. School-City Coordination: Encourage better communication and coordination between Henry County School District and City of Stockbridge staff around issues related to land use and transportation near schools and other HCSD owned land. 4. Education: Identify opportunities or programs to educate City residents and stakeholders on planning and development related priorities and issues and current demographic, market, or development trends on an ongoing basis. 5. Outreach and Involvement: Identify opportunities and events to involve the general public in current planning initiative. III. Area covered: All necessary services provided in this contract will support the Comprehensive Plan and Short-Term Work Program for City of Stockbridge. Some efforts require intergovernmental coordination. IV. Goal: To address specific land use and development issues at a finer level of detail. These plans support the general vision, policies, and goals of the community, but allow for a greater degree of detail in guiding development. They may have their own sets of specific policies 35 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS to shape development, and can include elements such as design guidelines, standards for transitions in development intensities and uses, additional standards for mixed use, investments in infrastructure, connectivity, and greater opportunities for input and control from local residents and businesses. Small Area Plans can take a variety of forms, such as Livable Center Initiatives (LCIs), Master Active Living Plans (MALPs), Corridor Plans, or Transit Oriented Development plans, and are the primary tool by which the City intends to shape development. Work Tasks: The Small Area Plans Program will include an assessment analyzing the existing conditions that impact the specified area within City of Stockbridge. The Plan should include regulatory, policy, and capital investment recommendations designed to achieve stated goals and strategies arrived upon by completing the following tasks: A. Task 1 – Assessment and Analysis Contractor will perform a model-based review of the identified issue(s) and population impacted. This analysis may require the inclusion of the same itemized analysis of city(s) within City of Stockbridge, Georgia for comparison and contrast purposes. B. Task 2 – Community Participation Process 1.Contractor will conduct an outreach process that promotes the involvement of all citizen and stakeholder groups in City of Stockbridge. This can be a mixture of virtual and in-person meetings. C. Task 3 – Recommendations and Action Plan Report 1. Contractor will prepare a Plan document that includes an Assessment, documentation of the Public Involvement Process, and Recommendations Section that includes an Action Plan. Elements shall include: a. Recommendations b. Overall Implementation Strategy c. Five-year Action Plan d. Evaluation Strategy (used to monitor the plan implementation) D. Task 4 – Prepare Project Deliverables (a) Deliverables: a. The plan process and methodology b. Documentation of the community participation process c. Maps, graphics, and relevant illustrations 36 d. EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Housing Recommendations e. Overall Implementation Strategy f. Five-year Action Plan g. Evaluation Strategy (b) Format of Deliverables: a. InDesign and PDF files of Final Report and all appendices b. The Five-Year Action Plan Template in Excel format c. All electronic files in their original formats with supporting graphics and GIS Shapefiles. 37 ATTACHMENT A EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS EXHIBIT 1 Small Area Plan (SAP) Criteria SAP Project Scale & Target Elements with Definitions Small Micro – SAP (up to$20k) • SWOT Analysis – Evaluates strengths, weaknesses, opportunities, and threats in the study area to establish a baseline understanding. • Public Outreach Meetings – Structured sessions (virtual or in-person) where residents and stakeholders provide input and learn about the plan. • Stakeholder Development (Advocacy) – Identification and engagement of key local advocates (businesses, neighborhood leaders, civic groups) to support the plan. • Public Engagement – Broader tools (surveys, pop-ups, online platforms) used to capture feedback from the wider community, especially underrepresented voices. Mid-Micro ($20K-$50K) • SWOT Analysis – Baseline analysis of strengths, weaknesses, opportunities, and threats to guide plan priorities. • Public Outreach Meetings – Community conversations with residents, business owners, and institutions to shape plan direction. • Stakeholder Development (Advocacy) – Formation of stakeholder or advisory committees to champion the plan and sustain momentum. • Public Engagement – Expanded outreach (focus groups, online mapping, targeted outreach to youth/seniors) for diverse representation. • High-Level Recommendations – Strategic guidance highlighting priority investments, policy shifts, or design concepts without requiring technical detail. • Implementation Plan & Action Matrix (Required) – Outlines specific steps, responsible parties, estimated costs, and timelines for executing recommendations, including identification of potential partnerships. Large Micro-SAP ($50-$75K) • Existing Conditions / Needs Assessment – Comprehensive review of demographics, infrastructure, land use, and market conditions to establish a fact base. 38 • EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS Public Engagement – Multi-tiered process (workshops, interviews, open houses, digital platforms) designed to validate findings and refine strategies. • Market Analysis – Study of local economic conditions, real estate demand, development trends, and opportunities for investment. • Transportation Recommendations – Strategies for improving safety, multimodal access, connectivity, and infrastructure upgrades. • Housing Recommendations – Policies and programs to support affordability, housing diversity, density, and alignment with market demand. • Land Use & Zoning Recommendations – Guidance on zoning code amendments, land use patterns, height/density regulations, and design standards needed to achieve plan goals. • Economic Development Recommendations – Approaches to attract investment, revitalize corridors, support local businesses, and align workforce development with growth opportunities. • Implementation Plan & Action Matrix (Required) – A detailed roadmap for execution, including estimated budgets, phasing timelines, funding sources, and public/private partnership opportunities. End of Exhibit B. 39 EXHIBIT C SAP Criteria / RFP Documents REQUEST FOR PROPOSAL PROCESS The proposal must contain the information outlined below. Please include a title on each page of your proposal and number the pages to ensure proper identification. 1. Cover Letter 2. Executive Summary 3. Evaluation and Selection Criteria 1. Cover/Transmittal Letter Each proposal must include a Cover/Transmittal Letter that briefly summarizes the qualifications and experience relevant to the scope. Please include in the letter the following: i. Company information, including the name of the company (including any dba names); headquarters and parent company locations; and a brief history of the company. ii. Company’s mailing address, contact person, telephone number for the primary contact person, and email address. iii. A principal or officer of the company authorized to execute contracts or other similar documents on the firm’s behalf must sign the letter. 2. Cost Proposal Requirements Offerors shall submit a schedule of fully burdened hourly rates for all proposed personnel classifications anticipated to perform services under this contract. Hourly rates shall include all direct and indirect costs, overhead, administrative expenses, and profit. Hourly rates shall remain firm for the initial contract term. Task orders may be issued on a negotiated lump-sum basis or time-and-materials basis, at the City’s discretion. The City reserves the right to negotiate pricing for each task order based on the defined scope of services. 3. Conflict of Interest Disclosure Offerors shall disclose any current or recent (within the past three years) representation of private developers, property owners, or entities with active or pending development 40 interests within the City of Stockbridge. Offerors shall also disclose any potential conflicts of interest that may arise during the term of the contract. The City reserves the right to determine whether any disclosed conflict constitutes a material conflict and to require mitigation measures as a condition of contract award 3. Executive Summary Executive Summary: An executive summary letter should include the key elements of the respondents’ RFP and an overview of the team. Indicate the address and telephone number of the respondent’s office located nearest to Stockbridge, Georgia, and the office from which the proposal will be managed. II. RFP EVENT DATES AND SUBMISSION RFP Number: 2026-00009 On-Call Planning Services Questions Due: Monday, June 8th, at 5 PM EST Proposal Due Date: Wednesday, June 17th, by 2 PM EST Proposals shall only be accepted online through the Bonfire Portal Bonfire Portal All submissions are due at the specified location, no later than the date and time herein. The RFP package must include detailed information relative to the Request for Proposal Process and Selection Criteria, as required. The Proposal Letter is included as page two (2) of this RFP and Exhibits C-I must be attached to Bonfire and must be signed by a person authorized to legally bind the company. III. EVALUATION CRITERIA AND PROCESS a. All RFPs received will be reviewed by the Purchasing Manager to ensure that all administrative requirements of the RFP package have been met by the Offerors. Each RFP will be reviewed to ensure that the Offeror submitted all information required in the RFP and that all documents requiring a signature have been signed. Failure to meet these requirements may be cause for rejection. All RFP’s that meet the administrative requirements will then be turned over to the evaluation committee for further evaluation. b. The Evaluation Committee will review all submittals received and rank Offerors 41 based on submittal information required in the Evaluation and Selection Criteria. Discussions may be conducted by the City of Stockbridge with the apparent highestranking offeror who submits an RFP determined to be reasonably susceptible to selection for award, for clarification and to assure full understanding and responsiveness to the solicitation requirements. Offerors shall be accorded fair and equal treatment with respect to any opportunity for discussion and revision of statements, and such revisions may be permitted after submissions and prior to award. In conducting any such discussions, there shall be no disclosure of any information derived from proposals submitted by competing Offerors. Cost will be considered but will not be the sole determining factor. The City of Stockbridge reserves the right to amend the RFP prior to the date of the RFP submission. Addenda will be posted to the Bonfire Portal c. Awards of contract shall be made to one responsible offeror who has successfully submitted an RFP and been ranked by the Evaluation Committee, considering all the evaluation factors set forth in this RFP. No other factors or criteria shall be used in the evaluation. The City of Stockbridge reserves the right to reject all RFP’s submitted in response to this RFP. IV. EVALUATION CRITERIA AND PROCESS 1. Relevant Municipal Planning Experience – 25 Points Demonstrated experience providing professional planning services for municipalities of similar size and complexity, including Comprehensive Plan implementation and small area planning. 2. Experience with Small Area Studies – 25 Points Specific experience developing Small Area Plans, corridor studies, master plans, or similar focused planning efforts, including public engagement and implementation strategies. 3. Technical Expertise in Priority Areas – 20 Points Demonstrated expertise in housing redevelopment, transportation planning, zoning analysis, land use policy, and urban design. 4. Project Team Qualifications & Capacity – 15 Points Qualifications, availability, and experience of key personnel assigned to this contract, 42 including the ability to manage approximately three (3) task orders annually. 5. Public Engagement Approach – 10 Points Proposed methodology for conducting meaningful stakeholder and community engagement. 6. Cost Proposal – 5 Points Reasonableness and competitiveness of the submitted hourly rate schedule and overall pricing structure. The City reserves the right to conduct interviews, request clarifications, or request bestand-final offers if deemed necessary. Award shall be made to the highest-ranked, responsible Offeror whose proposal is determined to be in the best interest of the City V. OTHER CONSIDERATIONS a. Vendors responding to this RFP need to become a registered Vendor to sell products or services to the City of Stockbridge. Please note that the vendor file is a good source for vendor information, but not the only source. Registration does not guarantee that your firm will be solicited for any or all requirements. The vendor file will also be used to support financial transactions with vendors, including invoice payments. If you have any questions or concerns, please feel free to email: City of Stockbridge Purchasing Office Jandrews@stockbridgega.org b. Prior to the due date, a submitted RFP may be withdrawn by the Offeror by submitting a written request to the Buyer named herein. A person authorized to sign for the Offeror must sign all such requests. The City reserves the right to add provisions to the contract to be consistent with the successful Offeror's offer and to negotiate with the successful Offeror other additions to, deletions from, and/or changes in the language in the Contract, provided that no such addition, deletion or change in Contract language would, in the sole discretion of the City affect the evaluation criteria set forth herein, or give the successful Offeror a competitive advantage. Any exceptions to the agreement must be clearly identified, accompany the Offeror's RFP 43 and be attached to the agreement. Offerors are cautioned that any exception submitted that will give the Offeror a competitive advantage over another Offeror or that will cause a failure to meet a mandatory requirement of the RFP will not be accepted. Prior to award, the apparent winning Offeror(s) may be required to enter discussions with the City to resolve any contractual differences before an award is made. These discussions are to be finalized, and all exceptions resolved within one (1) week of notification; if not, this could lead to rejection of the Offeror's proposal. Offeror will not retype the enclosed contract. This criterion evaluates the proposer’s organizational structure, staffing capacity, and proposed supervisory approach. VI. CERTIFICATION By my signature below, it is certified that my firm can meet all terms of the statement of Proposal and will perform the services specified, and for the privilege of doing so on the City of Stockbridge premises. I understand that, upon proper acceptance of this offer by the City of Stockbridge, a contract will thereby be created. Given under my hand this day of , 20 . Name of Firm Signature Title Business Address End of Exhibit C 44 EXHIBIT D GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT AFFIDAVIT Contractor(s) Name: Address: By executing this affidavit, the undersigned person or entity verifies its compliance with O.C.G.A. § 1310-91, stating affirmatively that the individual, firm, or corporation that is registered with, is authorized to participate in, and is participating in the federal work authorization program commonly known as EVerify,* in accordance with the applicable provisions and deadlines established in O.C.G.A. § 13-10-91. The undersigned person or entity further agrees that it will continue to use the federal work authorization program throughout the contract period, and it will contract for the physical performance of services in satisfaction of such contract only with subcontractors who present an affidavit to the undersigned with the information required by O.C.GA. § 13-10-91(b). The undersigned person or entity further agrees to maintain records of such compliance and provide a copy of each such verification to the City of Stockbridge within five (5) business days after any subcontractor(s) is/are retained to perform such service. E Verify TM Company Identification Number Date of Authorization BY: Authorized Officer or Agent Date (Name of Person or Entity) SUBSCRIBED AND SWORN BEFORE ME ON THIS THE DAY OF , 20_ [NOTARY SEAL] Notary Public My Commission Expires: * or any subsequent replacement operated by the United States Department of Homeland Security or any equivalent federal work authorization program operated by the United States Department of Homeland Security to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA), P.L. 99-60 45 EXHIBIT D GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT AFFIDAVIT Subcontractor Affidavit under O.C.G.A. § 13-10-91(b)(3) By executing this affidavit, the undersigned subcontractor verifies its compliance with O.C.G.A. § 13-10-91, stating affirmatively that the individual, firm or corporation which is engaged in the physical performance of services under a contract with (name of contractor) on behalf of (name of public employer) has registered with, is authorized to use and uses the federal work authorization program commonly known as E-Verify, or any subsequent replacement program, in accordance with the applicable provisions and deadlines established in O.C.G.A. § 13-10-91. Furthermore, the undersigned subcontractor will continue to use the federal work authorization program throughout the contract period and the undersigned subcontractor will contract for the physical performance of services in satisfaction of such contract only with subsubcontractors who present an affidavit to the subcontractor with the information required by O.C.G.A.§ 13-10-91(b). Additionally, the undersigned subcontractor will forward notice of the receipt of an affidavit from a sub-subcontractor to the contractor within five business days of receipt. If the undersigned subcontractor receives notice that a sub- subcontractor has received an affidavit from any other contracted sub-subcontractor, the undersigned subcontractor must forward, within five business days of receipt, a copy of the notice to the contractor. Subcontractor hereby attests that its federal work authorization user identification number and date of authorization are as follows: Federal Work Authorization User Identification Number Date of Authorization Name of Subcontractor Name of Project Name of Public Employer SUBSCRIBED AND SWORN BEFORE ME ON THIS THE DAY OF , 20_ [NOTARY SEAL] Notary Public My Commission Expires: 46 End of Exhibit D. 47 EXHIBIT E DRUG-FREE WORKPLACE The undersigned certifies that the provisions of Code Sections 50-24-1 through 50-24-6 of the Official Code of Georgia Annotated, relating to the “Drug-free Workplace Act”, have been complied with in full. The undersigned further certifies that: (1) A drug-free workplace will be provided for the Service Provider’s employees during the performance of the Contract; and (2) Each Service Provider who hires a subcontractor to work in a drug-free workplace shall secure from the subcontractor the following written certification: “As part of the subcontracting agreement with (Service Provider), (subcontractor) certifies to the Service Provider that a drug-free workplace will be provided for the subcontractor’s employees during the performance of this Contract pursuant to paragraph (7) of the subsection (b) of Code Section 50-24-03.” Also, the undersigned further certifies that he/she will not engage in the unlawful manufacture, sale, distribution, dispensation, possession, or use of a controlled substance or marijuana during the performance of the Contract. Company Name BY: Authorized Officer or Agent Date (Service Provider Signature) Title of Authorized Officer or Agent of Service Provider Printed Name of Authorized Officer or Agent End of Exhibit E. 48 EXHIBIT F PURCHASING POLICY ADDENDUM I, , hereby certify that I have received certify that I have received a copy of the City of Stockbridge, GA, Financial Management Policies Purchasing Policy which can be found at https://stockbridgega.org/departments/procurement-division and agree to comply with all requirements of the City of Stockbridge, GA Financial Management Policies Purchasing Policy to the extent the policy is applicable to the undersigned. BY: Authorized Officer or Agent Date (Service Provider Signature) Title of Authorized Officer or Agent of Service Provider Printed Name of Authorized Officer or Agent Date End of Exhibit F. 49 EXHIBIT G AFFIDAVIT VERIFYING STATUS FOR CITY PUBLIC BENEFIT APPLICATION By executing this affidavit under oath, as an applicant for a City of Stockbridge, Georgia Business License or Occupation Tax Certificate, Alcohol License, Taxi Permit, execution of contract or other public benefit as referenced in O.C.G.A. § 50-36-1, I am stating the following with respect to my application for a City of Stockbridge license/permit and /or contract for [ Name of natural person applying on behalf of individual, business, corporation, partnership, or other private entity]: 1. I am a United States citizen OR 2. I am a legal permanent resident 18 years of age or older or I am an otherwise qualified alien or non-immigrant under the Federal Immigration and Nationality Act 18 years of age or older and lawfully present in the United States. * In making the above representation under oath, I understand that any person who knowingly and willfully makes a false, fictitious, or fraudulent statement or representation in an affidavit shall be guilty of a violation of O.C.G.A. § 16-10-20. Signature of Applicant: Date: Printed Name: * Alien Registration number for non-citizens: ** PLEASE INCLUDE A COPY OF YOUR PERMANENT RESIDENT CARD, EMPLOYMENT AUTHORIZATION, GREEN CARD, PASSPORT WITH A COPY OF YOUR DRIVER LICENSE, OR OTHER DOCUMENTATION AS ALLOWED UNDER THE LAW IF YOUR ARE A LEGAL PERMANENT RESIDENT (#2).** Subscribed and Sworn Before Me, this the day of , 20 Notary Public: My Commission Expires: * Note: O.C.G.A.§ 50-36-1(e)(2) requires that aliens under the Federal Immigration and Nationality Act, Title 8 U.S.C., as amended, provide their alien registration number. Because legal permanent residents are included in the Federal definition of “alien”, legal permanent residents must also provide their alien registration number. Qualified aliens that do not have an alien registration number may supply another identifying number below: End of Exhibit G. 50 EXHIBIT H REFERENCE VERIFICATION FORM SOLICITATION NUMBER: RFP 2026-00004 SOLICITATION TITLE: Proposing Firm (List name exactly as provided in the proposal): Date of Verification: Reference Organization: Project Verified (include the Project Name / Title and brief description of the Project: Person Contacted: Title of Contract: Telephone and extension: Email Address: Questions: Yes/No 1. Were you satisfied with the Company/Organization’s overall performance? 2. Did the firm adhere to the scope of work and proposal requirements? 3. Did the firm provide service as agreed upon? 4. Would you contract with this firm again? Additional Comments (if any): Signature and Date: SOLICITATION NUMBER: RFP 2026-00004 SOLICITATION TITLE: 51 EXHIBIT H REFERENCE VERIFICATION FORM Proposing Firm (List name exactly as provided in the proposal): Date of Verification: Reference Organization: Project Verified (include the Project Name / Title and brief description of the Project: Person Contacted: Title of Contract: Telephone and extension: Email Address: Questions: Yes/No 1. Were you satisfied with the Company/Organization’s overall performance? 2. Did the firm adhere to the scope of work and proposal requirements? 3. Did the firm provide service as agreed upon? 4. Would you contract with this firm again? Additional Comments (if any): Signature and Date: SOLICITATION NUMBER: RFP 2026-00004 SOLICITATION TITLE: Proposing Firm (List name exactly as provided in the proposal): Date of Verification: 52 EXHIBIT H REFERENCE VERIFICATION FORM Reference Organization: Project Verified (include the Project Name / Title and brief description of the Project: Person Contacted: Title of Contract: Telephone and extension: Email Address: Questions: Yes/No 1. Were you satisfied with the Company/Organization’s overall performance? 2. Did the company adhere to the scope of work and proposal requirements? 3. Did the company provide service as agreed upon? 4. Would you contract with this company again? Additional Comments (if any): Signature and Date: End of Exhibit I. 53 EXHIBIT I: COST PROPOSAL RFP No. 2026-00009 On-Call Planning Services Cost Proposal Offerors shall submit a Cost Proposal as a separate document that includes the following: A. Hourly Rate Schedule (Required for Evaluation and Negotiation Purposes) Offerors shall provide a schedule of fully burdened hourly rates for all personnel classifications anticipated to perform services under this contract. Hourly rates shall: • • • Include all direct and indirect costs, including labor, overhead, administrative expenses, and profit Remain firm for the initial contract term Be used by the City for comparative evaluation and future task order negotiations B. Task Order Pricing Approach (Primary Compensation Method) The City intends to compensate services under this contract on a lump sum, task-order basis. For each task order: • • • • The City will issue a defined scope of services The selected Consultant shall submit a lump-sum fee proposal based on the scope The fee shall include all labor, materials, and associated costs required to complete the task Each task order will include a not-to-exceed amount, which shall be negotiated and approved by the City prior to issuance C. Pricing Clarifications • • o o o No total contract value shall be proposed, as this is an on-call contract with no guaranteed workload Hourly rates may be used for: Scope refinement Change orders Time-and-materials task orders (if approved by the City) D. Evaluation of Cost Cost will be evaluated based on the reasonableness and competitiveness of the submitted hourly rate schedule and the Offeror’s demonstrated ability to provide cost-effective services on a task-order basis. 54 EXHIBIT I: COST PROPOSAL RFP No. 2026-00009 On-Call Planning Services End of Exhibit I OVERALL TOTAL BASE PROPOSAL IN WORDS Total points awarded for price will be determined by applying the following formula: (Lowest Overall Annual Contract Cost /Proposer’s Price) x ? = Price Score Please note that prices may be negotiated in the best interest of the City after the scoring is completed. End of Exhibit J. 55 2026-0009 On-Call Planning Services - On-Call Planning Services Scoring Summary Active Submissions Total A - Experience Supplier / 100 pts / 25 pts A-1 - Relevant Municipal Planning Experience / 25 pts / 25 pts B-1 - Experience with Small Area Studies / 25 pts TSW Design 93.95 24.5 24.5 24.5 24.5 CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL 91.8 24 24 22.75 22.75 Kimley-Horn 84.95 24 24 22.5 22.5 Pond & Company 83.25 23.5 23.5 21.5 21.5 Gresham Smith 82.75 20.5 20.5 20.25 20.25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 1 of 123 B - Studies Inspire Placemaking Collective, Inc. 78.3 20.5 20.5 21 21 The Cratl Firm 64.7 16.25 16.25 14.5 14.5 SEAS Community Partners 60.65 16 16 15 15 Spinks Technologies, Inc. 43 9.5 9.5 8.75 8.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 2 of 123 / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts / 10 pts E-1 - Public Engagement Approach / 10 pts 16.25 16.25 15 15 9.75 9.75 18.75 18.75 13.25 13.25 9.5 9.5 15.75 15.75 11.75 11.75 8 8 16.25 16.25 10.75 10.75 8 8 17.75 17.75 12.75 12.75 8.25 8.25 C - Tech Expertise D - Team E - Engagement Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 3 of 123 15.75 15.75 10.5 10.5 7.25 7.25 13.5 13.5 10 10 6 6 11.5 11.5 7.75 7.75 6 6 8.5 8.5 7 7 5.5 5.5 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 4 of 123 F - Cost F-1 - Cost Proposal / 5 pts / 5 pts 3.95 3.95 3.55 3.55 2.95 2.95 3.25 3.25 3.25 3.25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 5 of 123 3.3 3.3 4.45 4.45 4.4 4.4 3.75 3.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 6 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services TSW Design Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 94 24 24 Al Barnes 85 25 25 Veronica Green 87 24 24 William Smith 94 25 25 Average: 24.5 ↓ 24.5 Calculated: 90 24.5 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 7 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 3.95 3.95 3.95 Average: 3.95 ↓ 3.95 Calculated: 3.95 3.95 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason William Smith 25 Meets or exceeds my expectations Al Barnes 25 Well-supported claim(s) Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 8 of 123 Comments Extensive portfolio of municipal planning projects throughout Georgia with demonstrated expertise in downtown revitalization, redevelopment strategies, comprehensive planning, zoning, and implementation. Experience is directly applicable to the City's objectives. Claims are supported Uneeda Smith-Sellers Veronica Green 24 24 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Strongly fits desired attribute(s) experience working on an on call basis with the city of Stockbridge and other cities of comparable size. Included the City of Augusta Redevelopment Project, Old Fourth Ward in Atlanta, and the Greenwood Master Plan. B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 25 Meets or exceeds my expectations Exceptional experience preparing downtown master plans, corridor plans, redevelopment strategies, and implementation-focused Small Area Plans. Portfolio demonstrates repeated success on projects of similar scale and complexity. Al Barnes 25 Well-supported claim(s) Experience developing small areas 25 Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Uneeda Smith-Sellers Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 9 of 123 Veronica Green 23 Strongly fits desired attribute(s) identified for small area plan as well as other areas of expertise useful on later tasks C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason William Smith 19 Strongly fits desired attribute(s) Al Barnes 10 Partially fits desired attributes Uneeda Smith-Sellers 20 Meets or exceeds my expectations Veronica Green 16 Strongly fits desired attribute(s) Comments Excellent multidisciplinary team with strengths in urban design, placemaking, market analysis, economic development, landscape architecture, and implementation. One-point deduction reflects slightly less inhouse engineering capacity than larger multidisciplinary firms. Submitted what was required The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. city of decatur comp plan with a focus on housing and multimodalism D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 10 of 123 Comments William Smith 15 Strongly fits desired attribute(s) Highly qualified senior project team with nationally recognized planners, urban designers, and implementation specialists. Demonstrated capacity to manage multiple municipal projects simultaneously. Al Barnes 15 Well-supported claim(s) Claims are supported Uneeda Smith-Sellers 15 Veronica Green 15 The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Principal has experience with on call contracts for cities of comparable size. The Project Strongly fits desired attribute(s) Manager is a specialized small area planner with experience in revitalization and sustainable developmet Meets or exceeds my expectations E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason William Smith 10 Strongly fits desired attribute(s) Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 11 of 123 Comments Outstanding engagement strategy utilizing stakeholder interviews, design charrettes, visualization techniques, workshops, and collaborative planning methods that exceed minimum RFP requirements. Al Barnes 10 Well-supported claim(s) Uneeda Smith-Sellers 10 Meets or exceeds my expectations Veronica Green 9 High level of detail in response Submitted claims The Offeror’s proposal demonstrates a proposed methodology for community engagement. community center engagement strategy. Target approach to stakeholders. traditional methods, expanded targeted audience and includes social media as an outreach tool that may expand our public engagement reach F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 3.95 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 12 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 25 25 20 20 15 15 25 25 10 10 15 15 23 23 16 16 15 15 25 25 19 19 15 15 Average: 24.5 ↓ 24.5 Average: 16.25 ↓ 16.25 Average: 15 ↓ 15 B - Studies 24.5 C - Tech Expertise 16.25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 13 of 123 D - Team 15 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 14 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 15 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 16 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 17 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 18 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 10 10 10 10 9 9 10 10 Average: 9.75 ↓ 9.75 E - Engagement 9.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 19 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 93 25 25 Al Barnes 90 25 25 Veronica Green 87 24 24 William Smith 83 22 22 Average: 24 ↓ 24 Calculated: 88.25 24 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 20 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 3.55 3.55 3.55 Average: 3.55 ↓ 3.55 Calculated: 3.55 3.55 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason William Smith 22 Strongly fits desired attribute(s) Al Barnes 25 Strongly fits desired attribute(s) Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 21 of 123 Comments Good municipal planning experience supporting local governments across multiple planning disciplines. Submitted what was asked and examples to reference. Uneeda Smith-Sellers 25 Meets or exceeds my expectations Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 22 of 123 The Offeror’s proposal demonstrates strong relevant experience providing professional planning services for municipalities of similar size and complexity. The examples cited—including the City of Chamblee, City of Mulberry, City of Covington, and other comparable Georgia municipalities—show direct experience with comprehensive planning, master planning, land use policy, future development guidance, public engagement, and implementation-focused recommendations. This experience is relevant to the City’s needs because it reflects work in communities managing growth, redevelopment, transportation coordination, housing considerations, economic development, and preservation of community character. Veronica Green 24 High level of detail in response Applicant team provided a documentation that it is capable of creating visionary and policy driven planning studies. Particularly with Douglas County Initiative where policy is central to the small area and corridor paln B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason William Smith 22 Strongly fits desired attribute(s) Al Barnes 20 Well-supported claim(s) Submitted what was required. Meets or exceeds my expectations The Offeror’s proposal demonstrates experience developing Small Area Plans, corridor studies, master plans, and similar focused planning efforts. The proposal reflects relevant planning expertise, including public engagement activities and implementationoriented strategies designed to guide future decision-making and project execution. Uneeda Smith-Sellers 25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 23 of 123 Comments Relevant experience preparing neighborhood and corridor plans with implementation recommendations. Veronica Green 24 High level of detail in response Applicant specified the Douglas County Lee Rd Study as a small area plan and corridor study. Its strength is that it is policy-based growth. The plan focused on redevelopment and preservation and economic development efforts for the next twenty years. The Saint Rose Playbook is of particular interest because it takes existing infrastructure creates a plan to incorporate housing, workforce training and civic functions. Revitilization and Redevelopment with modern infrastructure is a central desire for the city and with the Covington Urban Redevelopmentt plan the applicant meets this criteria C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer William Smith Score 17 Reason Comments Strongly fits desired attribute(s) Competent planning team with appropriate technical capabilities. Proposal demonstrates less emphasis on placemaking and urban design innovation. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 24 of 123 Al Barnes Uneeda Smith-Sellers Veronica Green 20 Strongly fits desired attribute(s) Yes, Submitted examples to reference. 19 Meets or exceeds my expectations The Offeror's proposal demonstrates expertise in what the City of Stockbridge is requesting. High level of detail in response The application notes that CPL has participated in numerous placemaking initiatives in the state of GA. The application does indicate that CPL can provide an large variety of planning activities for projects over the expected time period which may include efforts led by the DDA and Economic Development. The provided example of the suitability assessment for industrial recruitment of and policy building in Bethlehem. It is visionary in the efforts for Grand Etowah reimagining the city center as a village with a variety of housing options as well a economic and civic opportunities. Addtionally the complex planing fo rthe Snellville Town Center master plan which included a mulidisciplinary approach 19 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 25 of 123 D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason William Smith 14 Strongly fits desired attribute(s) Al Barnes 15 Strongly fits desired attribute(s) Strong candidates were submitted. Well-supported claim(s) Does the Offeror’s proposal demonstrate the qualifications, availability, and experience of key personnel assigned to this contract, including the ability to manage approximately three (3) task orders annually? Well-supported claim(s) The Principal in Charge has significant experience in the areas in which this contract will initially focus. The Project Manager however, does not have much document experience in this type of planning work. His primary skill set has been in code. It should be noted that in his prior work experience he was the project Manager for the Riverdale LCI and and Marietta. Gillam Sinharoy a Senior Planner has the most experience in the ares of initial interest Uneeda Smith-Sellers Veronica Green 14 10 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 26 of 123 Comments Experienced staff with sufficient organizational resources to complete assigned work. E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason William Smith 8 Strongly fits desired attribute(s) Al Barnes 10 Strongly fits desired attribute(s) Submitted examples to reference. Strongly fits desired attribute(s) The Offeror’s proposal demonstrates a strong and comprehensive methodology for conducting meaningful stakeholder and community engagement. The proposed approach meets and exceeds expectations by outlining effective strategies to engage stakeholders and community members throughout the planning process, promote inclusive participation, gather meaningful feedback, and incorporate input into final recommendations and implementation strategies. Uneeda Smith-Sellers 10 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 27 of 123 Comments Adequate public engagement process that satisfies RFP requirements but lacks innovative outreach techniques. Veronica Green 10 High level of detail in response The applicant demonstrated capability of creating public engagement that innovative in and interactives this was highlighted in the Mid City Stroll initiative. The type of activities were inclusive and memorable ensuring continued engagement. Additionally the applicant provided examples of traditional public engagement meeting the primary users where they were. F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 3.55 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 28 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. C.) dba CPL / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 25 25 19 19 14 14 20 20 20 20 15 15 24 24 19 19 10 10 22 22 17 17 14 14 Average: 22.75 ↓ 22.75 Average: 18.75 ↓ 18.75 Average: 13.25 ↓ 13.25 B - Studies 22.75 C - Tech Expertise 18.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 29 of 123 D - Team 13.25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 30 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 31 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 32 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 33 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 34 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 35 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 36 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 37 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 10 10 10 10 10 10 8 8 Average: 9.5 ↓ 9.5 E - Engagement 9.5 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 38 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services Kimley-Horn Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 88 24 24 Al Barnes 65 25 25 Veronica Green 82 23 23 William Smith 93 24 24 Average: 24 ↓ 24 Calculated: 82 24 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 39 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 2.95 2.95 2.95 Average: 2.95 ↓ 2.95 Calculated: 2.95 2.95 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments William Smith 24 Strongly fits desired attribute(s) Extensive municipal planning and engineering experience with numerous redevelopment and downtown planning assignments. Excellent experience across Georgia and nationally. Al Barnes 25 Well-supported claim(s) Submitted well supported claims Uneeda Smith-Sellers 24 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 40 of 123 Veronica Green 23 Well-supported claim(s) Applicant has completed on call planning and small areas studies in comparable communities and has an extensive amount of resources from from the larger corporation. Comp Planning in Chamblee, Small Areas studies in Gwinett and Peachtree corners mirror the city's needs and vision B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason William Smith 24 Strongly fits desired attribute(s) Al Barnes 20 Well-supported claim(s) Small area experience was submitted Uneeda Smith-Sellers 23 Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 41 of 123 Comments Strong history of corridor studies, downtown planning, and redevelopment planning. Demonstrated experience with implementation-oriented planning efforts comparable to the City's needs. Veronica Green 23 High level of detail in response Gwinnet Place Mall Revitalization, Peachtree Corners Small Area Plan and the Atlanta Small Area Plans have elements that mirror the city's needs. Also has flexibility for transportation studies and economic development plans C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Comments Outstanding multidisciplinary capabilities including planning, transportation, engineering, utilities, economic development, GIS, and implementation. Comprehensive technical resources exceed project requirements. William Smith 20 Strongly fits desired attribute(s) Al Barnes 10 Medium level of detail in response Detail was limited. Uneeda Smith-Sellers 18 Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Veronica Green 15 High level of detail in response Applicant provided little emphasis on housing strategies Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 42 of 123 D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason William Smith 15 Meets or exceeds my expectations Al Barnes 5 Mostly complete response Uneeda Smith-Sellers 14 Meets or exceeds my expectations Veronica Green 13 High level of detail in response Comments Highly experienced senior staff supported by one of the largest multidisciplinary planning teams in the industry. Excellent organizational depth and project management capacity. Key personnel qualifications were submitted The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Project Manager has extensive experience around the greater Atlanta area, including on call planning, lci, and small area plan as well as transportation planning. Very little focus on housing strategies. Project Director has extensive experience with On-call projects. E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 43 of 123 Comments William Smith 10 High level of detail in response Comprehensive public engagement process utilizing digital engagement tools, stakeholder outreach, workshops, and community meetings designed to build consensus. Al Barnes 5 Medium level of detail in response Proposed community engagement Uneeda Smith-Sellers 9 Meets or exceeds my expectations Veronica Green 8 Well-supported claim(s) The Offeror’s proposal demonstrates a proposed methodology for community engagement. Applicant used a data drive approach in conjunction with traditional methodology. Applicant is capable of target public engagement as well as digital platforms. F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 2.95 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 44 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 23 23 18 18 14 14 20 20 10 10 5 5 23 23 15 15 13 13 24 24 20 20 15 15 Average: 22.5 ↓ 22.5 Average: 15.75 ↓ 15.75 Average: 11.75 ↓ 11.75 B - Studies 22.5 C - Tech Expertise 15.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 45 of 123 D - Team 11.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 46 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 47 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 48 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 49 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 50 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 9 9 5 5 8 8 10 10 Average: 8 ↓ 8 E - Engagement 8 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 51 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services Pond & Company Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 88 23 23 Al Barnes 65 25 25 Veronica Green 81 23 23 William Smith 86 23 23 Average: 23.5 ↓ 23.5 Calculated: 80 23.5 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 52 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 3.25 3.25 3.25 Average: 3.25 ↓ 3.25 Calculated: 3.25 3.25 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason William Smith 23 High level of detail in response Al Barnes 25 Well-supported claim(s) Provided small area planning Uneeda Smith-Sellers 23 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 53 of 123 Comments Strong municipal experience with planning, architecture, engineering, and redevelopment assignments. Good understanding of local government processes. Veronica Green 23 Meets or exceeds my expectations Provided an example of tasks and approach to a small area plan. used savannah as an example with clearly defined deliverables B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason Comments William Smith 22 Strongly fits desired attribute(s) Relevant experience with corridor studies and redevelopment planning. Portfolio contains fewer signature downtown master plans than higher-ranked firms. Al Barnes 20 Well-supported claim(s) Submitted what was asked Uneeda Smith-Sellers 23 Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Veronica Green 21 Strongly fits desired attribute(s) savannah, cumberland cid, tara blvd lci, C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 54 of 123 Comments William Smith 18 Strongly fits desired attribute(s) Well-rounded multidisciplinary capabilities integrating planning, engineering, architecture, and infrastructure planning. Technical approach is comprehensive but less innovative. Al Barnes 10 Medium level of detail in response Submitted what was asked Uneeda Smith-Sellers 19 Meets or exceeds my expectations Veronica Green 18 High level of detail in response The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. applicant deconstructed the tasks and approach for small, medium and large plan that allows for the distribution of work and deliverables D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason William Smith 14 Strongly fits desired attribute(s) Al Barnes 5 Mostly complete response Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 55 of 123 Comments Qualified project team with appropriate experience and organizational resources to complete the work. Qualifications were submitted Uneeda Smith-Sellers 14 Veronica Green 10 The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. high availability of project manager, less experience than Strongly fits desired attribute(s) other project managers for this on call Meets or exceeds my expectations E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Comments William Smith 9 Strongly fits desired attribute(s) Well-developed engagement strategy incorporating public meetings and stakeholder outreach. Less emphasis on creative engagement techniques. Al Barnes 5 Mostly complete response Proposed community engagement Uneeda Smith-Sellers 9 Meets or exceeds my expectations Veronica Green 9 High level of detail in response F-1 - Cost Proposal - Reviewer Scores Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 56 of 123 The Offeror’s proposal demonstrates a proposed methodology for community engagement. traditional public engagement to be led by the collaborative firm. site visits,walk audis, pop ups, A Project website and dashboard for the project Reviewer Score Reason Jeremy Andrews 3.25 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 57 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 23 23 19 19 14 14 20 20 10 10 5 5 21 21 18 18 10 10 22 22 18 18 14 14 Average: 21.5 ↓ 21.5 Average: 16.25 ↓ 16.25 Average: 10.75 ↓ 10.75 B - Studies 21.5 C - Tech Expertise 16.25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 58 of 123 D - Team 10.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 59 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 60 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 61 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 62 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 63 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 9 9 5 5 9 9 9 9 Average: 8 ↓ 8 E - Engagement 8 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 64 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services Gresham Smith Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 78 20 20 Al Barnes 80 20 20 Veronica Green 75 20 20 William Smith 85 22 22 Average: 20.5 ↓ 20.5 Calculated: 79.5 20.5 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 65 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 3.25 3.25 3.25 Average: 3.25 ↓ 3.25 Calculated: 3.25 3.25 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason William Smith 22 Strongly fits desired attribute(s) Al Barnes 20 Well-supported claim(s) Submitted what was requested Uneeda Smith-Sellers 20 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 66 of 123 Comments Strong planning and transportation portfolio with significant public-sector experience. Proposal demonstrates relevant municipal expertise but less emphasis on transformational downtown planning. Veronica Green 20 Strongly fits desired attribute(s) The applicant provided multiple examples of municipal planning, primarily focusing on transportation planning and comp plans for comparable size cities. Small area studies are primarily LCI and CID B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason William Smith 21 Strongly fits desired attribute(s) Al Barnes 20 Well-supported claim(s) Uneeda Smith-Sellers 20 Veronica Green 20 Comments Experience includes corridor planning and urban design; however, fewer examples of implementation-focused downtown master plans similar to the City's vision. Submitted what was requested and examples. The Offeror’s proposal demonstrates experience of developing small areas. Applicant primarily focuses on LCI and CID work. The applicant Strongly fits desired attribute(s) does state explicitly layoiut types of policies with vision for the noted studies. Meets or exceeds my expectations C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 67 of 123 Comments William Smith 19 Strongly fits desired attribute(s) Highly capable multidisciplinary firm with strengths in planning, landscape architecture, transportation, and design. Excellent technical resources available. Al Barnes 20 Well-supported claim(s) Submitted what was requested Uneeda Smith-Sellers 17 Meets or exceeds my expectations Veronica Green 15 Strongly fits desired attribute(s) The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Applicant included a funding plan for Brighton TN, AIso focused on trails plan. Of particular interest is the Hahira Area Traffic Studies which was an analysis of transportation and land use. The applicant did not further explain what makes it unique or succesfful D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason William Smith 15 High level of detail in response Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 68 of 123 Comments Outstanding professional staff with extensive qualifications and organizational depth. Project team demonstrates excellent experience and capacity. Al Barnes 10 Uneeda Smith-Sellers 13 Veronica Green 13 Well-supported claim(s) Submitted key personnel The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Applicant has a pool of planners that perform municipal planning however their plans are primarily transportation focused or comp Strongly fits desired attribute(s) plans. Subcontractors would be utilized for housing and economics and engagement. Meets or exceeds my expectations E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason William Smith 8 Strongly fits desired attribute(s) Al Barnes 10 High level of detail in response Detail was very good. Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. Uneeda Smith-Sellers 8 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 69 of 123 Comments Solid engagement approach utilizing traditional public meetings and stakeholder coordination. Less innovative than several competing proposals. Veronica Green 7 High level of detail in response Applicant centers the use of digital tools including surveys, interactive mapping and join local engagement opportunities. Also includes focus groups. F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 3.25 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 70 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 20 20 17 17 13 13 20 20 20 20 10 10 20 20 15 15 13 13 21 21 19 19 15 15 Average: 20.25 ↓ 20.25 Average: 17.75 ↓ 17.75 Average: 12.75 ↓ 12.75 B - Studies 20.25 C - Tech Expertise 17.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 71 of 123 D - Team 12.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 72 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 73 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 74 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 75 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 76 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 8 8 10 10 7 7 8 8 Average: 8.25 ↓ 8.25 E - Engagement 8.25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 77 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services Inspire Placemaking Collective, Inc. Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 82 21 21 Al Barnes 50 15 15 Veronica Green 78 23 23 William Smith 90 23 23 Average: 20.5 ↓ 20.5 Calculated: 75 20.5 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 78 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 3.3 3.3 3.3 Average: 3.3 ↓ 3.3 Calculated: 3.3 3.3 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason William Smith 23 Strongly fits desired attribute(s) Al Barnes 15 Mostly complete response Submitted what was required. Uneeda Smith-Sellers 21 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 79 of 123 Comments Strong portfolio of downtown revitalization, placemaking, and urban design projects with experience working alongside municipal governments. Slightly fewer large municipal projects than top-ranked firms. Veronica Green 23 Well-supported claim(s) The applicant provided emphasis on small area plans, the creation of toolkits and guidance documents for funding and policies for serval studies in line with the initial project. It all provided opportunities for public works and economic development to use the contract for tasks such the Downtown Development Authority Strategic Plan for Watkinsville witha focus on sthort term strategies. This very much need to push the needle forward in certain areas in need of revitalization .and Garner, NC Economic Development Plan. B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason William Smith 24 Strongly fits desired attribute(s) Al Barnes 15 Mostly complete response Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 80 of 123 Comments Demonstrated expertise in neighborhood, downtown, and district planning emphasizing public realm improvements and placemaking. Portfolio aligns well with City's downtown vision. Has experience developing small areas Uneeda Smith-Sellers Veronica Green 22 23 Meets or exceeds my expectations The Offeror’s proposal demonstrates experience of developing small areas. Well-supported claim(s) Documented history of small area plan in ga and fl. Including plan with non-tradtional anchors and considerable housing needs. C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason William Smith 19 Strongly fits desired attribute(s) Al Barnes 10 Mostly complete response Uneeda Smith-Sellers 18 Meets or exceeds my expectations Veronica Green 16 Strongly fits desired attribute(s) Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 81 of 123 Comments Exceptional urban design, visualization, and placemaking expertise. Team demonstrates innovative approaches to creating vibrant public spaces and community identity. Submitted response. The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. The combination of Croy engineering with direct experience working the city of Stockbridge and projects that allows the contract to be used across departments D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason William Smith 14 Meets or exceeds my expectations Al Barnes 5 Uneeda Smith-Sellers Veronica Green Medium level of detail in response Details were medium/ task orders Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Strongly fits desired attribute(s) Project team is diverse and has worked on a variety of projects that would be beneficial to the city. Julia Clark is not list in the organization chart but is expected to be available 55% of the time 13 10 Comments Experienced leadership team with strong urban design credentials. Smaller organizational depth compared to larger multidisciplinary firms. E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 82 of 123 Comments William Smith 10 Meets or exceeds my expectations Outstanding community engagement methodology emphasizing interactive workshops, charrettes, tactical urbanism, and public participation. One of the strongest engagement approaches submitted. Al Barnes 5 Medium level of detail in response Medium detail Uneeda Smith-Sellers 8 Veronica Green 6 The Offeror’s proposal Meets or exceeds my demonstrates a proposed methodology for community expectations engagement. applicant uses traditional public engagement methods, hybrid meetings, workshops, digital survey and public meeting Medium level of detail in response because the city has lackluster public engagement, we require a more innovative and comprehensive approach to public engagement F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 3.3 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 83 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 22 22 18 18 13 13 15 15 10 10 5 5 23 23 16 16 10 10 24 24 19 19 14 14 Average: 21 ↓ 21 Average: 15.75 ↓ 15.75 Average: 10.5 ↓ 10.5 B - Studies 21 C - Tech Expertise 15.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 84 of 123 D - Team 10.5 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 85 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 86 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 87 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 88 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 89 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 8 8 5 5 6 6 10 10 Average: 7.25 ↓ 7.25 E - Engagement 7.25 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 90 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services The Cratl Firm Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 83 22 22 Al Barnes 35 10 10 Veronica Green 53 15 15 William Smith 70 18 18 Average: 16.25 ↓ 16.25 Calculated: 60.25 16.25 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 91 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 4.45 4.45 4.45 Average: 4.45 ↓ 4.45 Calculated: 4.45 4.45 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason William Smith 18 Other Al Barnes 10 Partially meets my expectations Basic Response Uneeda Smith-Sellers 22 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Veronica Green 15 Comments Limited municipal planning experience relative to competing firms. applicant provides general planning services but provides not examples of long range or Partially meets my expectations small area planning nor economic development plans Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 92 of 123 B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason William Smith 17 Other Al Barnes 10 Medium level of detail in response Uneeda Smith-Sellers 21 Meets or exceeds my expectations Veronica Green 10 Mostly complete response Comments Proposal contains relevant planning experience but fewer examples of downtown master planning assignments. Basic response The Offeror’s proposal demonstrates experience of developing small areas. Applicant does not provided examples of small area planning or planning activities C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason William Smith 15 Well-supported claim(s) Al Barnes 5 Doesn't meet my expectations Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 93 of 123 Comments Technical approach satisfies minimum qualifications but lacks the breadth and specialization demonstrated by higher-ranked firms. Response was basic Uneeda Smith-Sellers Veronica Green Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Strongly fits desired attribute(s) Applicant has significant experience in zoning and the ability to assist in strategic planning and policy development. 18 16 D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason Comments William Smith 12 Well-supported claim(s) Qualified staff with limited organizational depth for multiple concurrent planning assignments. Al Barnes 5 Partially meets my expectations Basic response Uneeda Smith-Sellers 14 Meets or exceeds my expectations Veronica Green 9 Mostly complete response The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Identifies only two people on the project team. Specializes in operational planning activities E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 94 of 123 Comments William Smith 8 Well-supported claim(s) Standard engagement process meeting minimum RFP expectations. Al Barnes 5 Partially meets my expectations Basic response Uneeda Smith-Sellers 8 Meets or exceeds my expectations Veronica Green 3 Doesn't meet my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. Doesn't provide a clear methodology for strategy for public engagement F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 4.45 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 95 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 21 21 18 18 14 14 10 10 5 5 5 5 10 10 16 16 9 9 17 17 15 15 12 12 Average: 14.5 ↓ 14.5 Average: 13.5 ↓ 13.5 Average: 10 ↓ 10 B - Studies 14.5 C - Tech Expertise 13.5 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 96 of 123 D - Team 10 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 97 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 98 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 99 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 100 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 8 8 5 5 3 3 8 8 Average: 6 ↓ 6 E - Engagement 6 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 101 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services SEAS Community Partners Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 82 21 21 Al Barnes 30 10 10 Veronica Green 35 13 13 William Smith 78 20 20 Average: 16 ↓ 16 Calculated: 56.25 16 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 102 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 4.4 4.4 4.4 Average: 4.4 ↓ 4.4 Calculated: 4.4 4.4 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason William Smith 20 Well-supported claim(s) Al Barnes 10 Partially meets my expectations Submitted what was required Uneeda Smith-Sellers 21 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 103 of 123 Comments Relevant planning experience with emphasis on community development and stakeholder engagement. Municipal planning portfolio is more limited than higher-ranked firms. Veronica Green 13 Partially meets my expectations Applicant did not provide direct examples of municipal planning initiatives such as a CID, LCI or CTP. B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason William Smith 20 Well-supported claim(s) Al Barnes 10 Uneeda Smith-Sellers 22 Meets or exceeds my expectations Veronica Green 8 Doesn't meet my expectations Comments Experience includes neighborhood planning and community-based planning initiatives but fewer comprehensive downtown planning projects. Partially meets my expectations Submitted medium level response The Offeror’s proposal demonstrates experience of developing small areas. Applicant failed to provide examples of small area studies, corridor studies. It does include previous experience with the City of Stockbridge in public engagement C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer Score Reason Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 104 of 123 Comments William Smith 16 Well-supported claim(s) Team demonstrates strengths in community planning and engagement but offers less depth in urban design and implementation planning. Al Barnes 5 Poor level of detail in response Submitted what was requested Uneeda Smith-Sellers 18 Meets or exceeds my expectations The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. Veronica Green 7 Partially fits desired attributes No examples provided to demonstrate work experience D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason William Smith 13 Well-supported claim(s) Al Barnes 5 Medium level of detail in response Response was basic 13 Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Uneeda Smith-Sellers Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 105 of 123 Comments Qualified staff with relevant experience appropriate for smaller planning assignments. Veronica Green 0 Incomplete response No organizational chart or list of project team members and experience included E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason Comments Strong emphasis on inclusive public participation and community outreach throughout the planning process. William Smith 9 Well-supported claim(s) Al Barnes 0 Poor level of detail in response Poor level Uneeda Smith-Sellers 8 Meets or exceeds my expectations The Offeror’s proposal demonstrates a proposed methodology for community engagement. Veronica Green 7 Meets or exceeds my expectations traditional public engagement methods. Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 4.4 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 106 of 123 / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 22 22 18 18 13 13 10 10 5 5 5 5 8 8 7 7 0 0 20 20 16 16 13 13 Average: 15 ↓ 15 Average: 11.5 ↓ 11.5 Average: 7.75 ↓ 7.75 B - Studies 15 C - Tech Expertise 11.5 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 107 of 123 D - Team 7.75 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 108 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 109 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 110 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 111 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 8 8 0 0 7 7 9 9 Average: 6 ↓ 6 E - Engagement 6 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 112 of 123 2026-0009 On-Call Planning Services - On-Call Planning Services Spinks Technologies, Inc. Scoring Summary Evaluation Group 1 - Main Evaluation Total A - Experience A-1 - Relevant Municipal Planning Experience Reviewer / 95 pts / 25 pts / 25 pts Uneeda Smith-Sellers 78 21 21 Al Barnes 0 0 0 Veronica Green 27 5 5 William Smith 52 12 12 Average: 9.5 ↓ 9.5 Calculated: 39.25 9.5 Evaluation Group 2 - Cost Evalutators Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 113 of 123 Reviewer Total / 5 pts F - Cost / 5 pts F-1 - Cost Proposal / 5 pts Jeremy Andrews 3.75 3.75 3.75 Average: 3.75 ↓ 3.75 Calculated: 3.75 3.75 Scoring Comments A-1 - Relevant Municipal Planning Experience - Reviewer Scores Reviewer Score Reason Comments Proposal demonstrates limited experience providing comprehensive municipal Medium level of detail in response planning services comparable to the City's requested scope. William Smith 12 Al Barnes 0 Incomplete response Incomplete Uneeda Smith-Sellers 21 Meets or exceeds my expectations The Offeror's proposal demonstrates experience. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 114 of 123 Veronica Green 5 Poor level of detail in response While the applicant provides an innovative approach to planning activities, no examples of are identified and the methodology is unproven. B-1 - Experience with Small Area Studies - Reviewer Scores Reviewer Score Reason William Smith 10 Medium level of detail in response Al Barnes 0 Incomplete response Uneeda Smith-Sellers 20 Meets or exceeds my expectations Veronica Green 5 Doesn't meet my expectations Comments Few examples of downtown planning or Small Area Plan experience were provided. Incomplete The Offeror’s proposal demonstrates experience of developing small areas. Applicant provides no examples of previous work experience or success C-1 - Technical Expertise in Priority Areas - Reviewer Scores Reviewer William Smith Score 12 Reason Comments Partially fits desired attributes Proposal demonstrates technical capabilities in select areas but lacks the multidisciplinary planning expertise required for this contract. Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 115 of 123 Al Barnes 0 Incomplete response Uneeda Smith-Sellers 17 Meets or exceeds my expectations Veronica Green 5 Doesn't meet my expectations Incomplete The Offeror’s proposal demonstrates experience in housing redevelopment with transportation planning and using urban design. applicant has experience in maritime and military initiatives and seeks to test AI in municipal planning. D-1 - Project Team Qualifications & Capacity - Reviewer Scores Reviewer Score Reason Comments William Smith 11 High level of detail in response Project team possesses relevant professional qualifications but limited demonstrated experience with comparable municipal planning assignments. Al Barnes 0 Incomplete response Incomplete Meets or exceeds my expectations The Offeror’s proposal shows qualifications for the team with the ability to manage approximately 3 tasks orders. Uneeda Smith-Sellers 12 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 116 of 123 Veronica Green 5 Partially meets my expectations While AI led may be able to complete task orders the methodology is largely untried and cannot guarantee accuracy E-1 - Public Engagement Approach - Reviewer Scores Reviewer Score Reason William Smith 7 High level of detail in response Al Barnes 0 Incomplete response Uneeda Smith-Sellers 8 Meets or exceeds my expectations Veronica Green 7 Meets or exceeds my expectations Comments Public engagement methodology meets minimum requirements but lacks detail and innovation compared to competing firms. Incomplete The Offeror’s proposal demonstrates a proposed methodology for community engagement. materials would be developed in AI with the principle facilitating traditional methods of public engagement F-1 - Cost Proposal - Reviewer Scores Reviewer Score Reason Jeremy Andrews 3.75 Other Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 117 of 123 Comments Cost score represents the average of the individual evaluator cost scores as calculated by Procurement. / 25 pts B-1 - Experience with Small Area Studies / 25 pts / 20 pts C-1 - Technical Expertise in Priority Areas / 20 pts / 15 pts D-1 - Project Team Qualifications & Capacity / 15 pts 20 20 17 17 12 12 0 0 0 0 0 0 5 5 5 5 5 5 10 10 12 12 11 11 Average: 8.75 ↓ 8.75 Average: 8.5 ↓ 8.5 Average: 7 ↓ 7 B - Studies 8.75 C - Tech Expertise 8.5 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 118 of 123 D - Team 7 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 119 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 120 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 121 of 123 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 122 of 123 / 10 pts E-1 - Public Engagement Approach / 10 pts 8 8 0 0 7 7 7 7 Average: 5.5 ↓ 5.5 E - Engagement 5.5 Generated on Jul 17, 2026 1:44 PM EDT - Jeremy Andrews Page 123 of 123 JULY 28, 2026 ✔ ✔ Ryan Anderson Community Development CONTRACT APPROVAL FOR ON-CALL PROFESSIONAL PLANNING SERVICES WITH T.S.W. DESIGN. Council consideration of a resolution authorizing the approval of an on-call professional planning services contract with TSW Design to provide planning, zoning, redevelopment, transportation, housing, and related planning services on an asneeded basis for the City of Stockbridge. This contract will enable the City to efficiently obtain specialized planning expertise through task orders to support current and future planning initiatives. The City issued RFP No. 2026-0009 seeking qualified firms to provide professional on-call planning services, and proposals were evaluated based on experience, technical expertise, team qualifications, public engagement approach, and cost. Following the evaluation process, TSW Design received the highest overall score and is recommended for award based on its demonstrated qualifications, experience, and ability to meet the City's planning needs. The project fee amounts would vary based on the types and scopes of the individual tasks to be performed, to be determined as the needs arise. GL 100-74100-521200. Forecasted amount: $102,000. ✔ 102,000.00 Contract Approval for On-Call Professional Planning Services with TSW Design. Approval. August 10, 2026 ✔ ✔ William Smith Economic Development Council Consideration to Expand DDA Boundaries The Downtown Development Authority (DDA) of the City of Stockbridge has adopted a resolution requesting that the Mayor and City Council approve an expansion of the official Downtown Development Authority District boundaries. The proposed expansion incorporates additional parcels contiguous to the existing downtown district to better align the DDA's jurisdiction with current redevelopment opportunities and the City's long-term economic development objectives. ✔ 0.00 ✔ Expansion of DDA Boundaries Expanding the district will allow the DDA to more effectively carry out its statutory mission under Georgia law by supporting redevelopment, business recruitment, infrastructure improvements, and investment in areas that are functionally connected to downtown but are not currently within the district boundaries. The expanded area includes properties extending toward the Flippen Road and Pinehurst Drive corridors, as identified in Exhibit "A" of the attached resolution. Upon Council approval, these properties will become part of the DDA service area, enabling the Authority to undertake redevelopment initiatives, partner with public and private stakeholders, and implement programs that promote economic vitality and downtown revitalization. DOWNTOWN DEVELOPMENT AUTHORITY OF THE CITY OF STOCKBRIDGE, GEORGIA RESOLUTION NO. ____ A RESOLUTION OF THE DOWNTOWN DEVELOPMENT AUTHORITY OF THE CITY OF STOCKBRIDGE, GEORGIA, PROPOSING AN EXPANSION OF THE DOWNTOWN DISTRICT BOUNDARIES; REQUESTING APPROVAL OF SUCH EXPANSION BY THE MAYOR AND CITY COUNCIL OF THE CITY OF STOCKBRIDGE; EXPRESSING THE AUTHORITY'S INTENT TO SERVE THE EXPANDED AREA UPON APPROVAL; AND FOR OTHER PURPOSES. WHEREAS, the Downtown Development Authority of the City of Stockbridge, Georgia (the “Authority”) was created pursuant to O.C.G.A. § 36-42-1 et seq. for the purpose of revitalizing and redeveloping the downtown area; and WHEREAS, the Authority desires the Mayor and City Council of the City of Stockbridge to adopt a Resolution extending the boundaries of the Downtown District; and WHEREAS, the Authority finds that the expansion of the Downtown District will promote economic development, improve infrastructure, and create additional opportunities for redevelopment within the City; and WHEREAS, the Authority desires the City to formally concur with and accept the expanded boundaries as its service area in order to carry out its statutory purposes more effectively. NOW, THEREFORE, BE IT RESOLVED by the Downtown Development Authority of the City of Stockbridge, Georgia, as follows: Section 1. Proposal of Boundary Expansion The Authority hereby proposes an expansion of the Downtown District boundaries to include the parcels identified in Exhibit “A,” attached hereto and incorporated herein by reference, and respectfully requests that the Mayor and City Council of the City of Stockbridge adopt a resolution approving such expansion. Section 2. Intent to Serve Expanded Area Upon approval of the proposed boundary expansion by the Mayor and City Council of the City of Stockbridge, the Authority intends to exercise its powers and carry out its duties within the expanded Downtown District in accordance with O.C.G.A. § 36-42-1 et seq. Section 3. Commitment to Redevelopment Efforts The Authority reaffirms its commitment to: • • • • Promoting economic development and investment; Supporting redevelopment and revitalization projects; Partnering with the City and private sector stakeholders; and Enhancing the overall vitality of the Downtown District. Section 4. Coordination with the City The Authority shall continue to coordinate with the City of Stockbridge to ensure that activities undertaken within the proposed expanded Downtown District are consistent with adopted plans, policies, ordinances, and development regulations. Section 5. Effective Date This Resolution shall become effective immediately upon its adoption. SO RESOLVED AND ADOPTED, this ___ day of _______, 2026. DOWNTOWN DEVELOPMENT AUTHORITY OF THE CITY OF STOCKBRIDGE, GEORGIA _________________________________ Kenya Cook, Chair ATTEST: ___________________ Secretary APPROVED AS TO FORM: ___________________ L’Erin Wiggins, Attorney for the Stockbridge Downtown Development Authority EXHIBIT “A” Proposed Expansion of the Downtown Development Authority District Boundaries City of Stockbridge Downtown Development Authority The following are proposed parcel numbers to be added to and incorporated within the boundaries of the Downtown Development Authority District of the City of Stockbridge, Georgia, as authorized by applicable law and as depicted on the map attached hereto. These parcels shall become part of the DDA District upon approval of the boundary expansion by the governing authorities of the City of Stockbridge. Proposed Additional Parcels S12-02001000 S12-02002000 S12-02004000 S12-02005000 S12-02007000 S12-02008000 S12-02010000 S12-02012000 S12-03001000 S12-03002000 S12-03003000 S12-03004000 S12-03004001 S12-03005000 S12-03016000 S18-01017000 S18-01018000 S18-01019000 S18-02001000 S18-02001001 S19-01027000 S19-01028000 Proposed Additional Parcels S20-03010001 S24-01002000 S26-01001000 S26-01002000 S27-02001000 S27-02002000 S27-02003000 S27-02004000 S27-02005000 S27-02006000 S27-02007000 S27-02008000 S27-02009000 S27-02010000 S32-03029000 S32-03030000 S33-01004000 S33-01005000 S33-01008000 S33-01009000 S33-01009001 S33-01009002 S33-01010000 S33-01010002 S33-01020000 S33-01021000 S33-01022000 S33-01023000 S33-01024000 S33-01025000 S33-01026000 S33-01026005 S33-01027000 S33-01049000 S33-01050000 S33-01051000 Legal Description of Expansion Area The expansion area of the Downtown Development Authority District consists of the parcels identified above and generally encompasses properties located along and adjacent to the existing downtown district extending toward the Flippen Road and Pinehurst Drive corridors, together with any public rights-of-way, easements, and intervening properties necessary to create a contiguous Downtown Development Authority District boundary, as more particularly shown on the official boundary map maintained by the City of Stockbridge. The map entitled 'City of Stockbridge Downtown Development Authority District Proposed Boundary Expansion,' attached hereto as Attachment 1, is incorporated herein by reference and made a part of this Exhibit A."