2026-02-09 · City Council · Agenda Packet · Regular Council Meetings · Agenda Packet

STOCKBRIDGE CITY COUNCIL Mayor Jayden L. Williams At-Large Council Meeting Agenda February 9, 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, FEBRUARY 9, 2026 6:00 PM CALL TO ORDER INVOCATION PLEDGE OF ALLEGIANCE ROLL CALL ADOPTION OF THE AGENDA ADOPTION OF THE MINUTES 1 Review and approve the January 27, 2026 work session minutes. CEREMONIAL 2 Presentation by Stockbridge City Council 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. CONSENT AGENDA 3 Council's consideration for the Stockbridge Youth Council to use the lower level of the Merle Manders for the February 28, 2026 Leadership Retreat. 4 Stockbridge Police Department- Georgia Department of Public Safety Approved Roadways Council consideration to approve the most recently updated list of Georgia Department of Public Safety–approved roadways authorized for the use of speed detection devices. The update includes the addition of Tye Street, from 308 feet north of Misty Ridge Trail to 308 feet south of 1st Street. This approved list will remain in effect through December 31, 2027. - Presented by: PUBLIC HEARING Page | 3 5 ADOPTION OF NEW CITY OF STOCKBRIDGE MAPS for 2026. (Citywide) Council consideration of the adoption of six new City of Stockbridge Maps for 2026, including the following: the Zoning Map, the Overlay Districts Map, the Future Land Use Map, the Subdivisions Map, the Council Districts Map, and the City Limits Map. These maps have been updated to reflect the recent annexations of new properties into the City, the de-annexations of other properties from the City (within the Manderley Subdivision), and the rezoning of certain properties for proposed new developments. - Presented by: Ryan Anderson NEW BUSINESS 6 Council Consideration — Proposed Martin Luther King Jr. Way (Street Renaming) - Presented by: Decius Aaron 7 Stockbridge Police Department Wrecker Service Council consideration to approve the renewal of the piggyback wrecker contract through the Henry County Board of Commissioners with Supreme Trio LLC, d/b/a Swanson Towing and Recovery. - Presented by: Richard Godfrey 8 LIVABLE CENTERS INITIATIVE (LCI)—FUNDING REQUEST. (Citywide) Consideration of Community Development’s request for a letter of financial commitment for a local match not to exceed $30,000 to support the City’s effort to compete for a grant from the Atlanta Regional Commission (ARC) to undertake a new LCI study for the City. The funding cycle closes on February 27, 2026. - Presented by: Ryan Anderson 9 COMMUNITY DEVELOPMENT ASSISTANCE PROGRAM (CDAP)— FUNDING REQUEST. (Citywide) Consideration of Community Development’s request for a letter of financial commitment for a local match not to exceed $30,000 to support the City’s effort to compete for a grant from the Atlanta Regional Commission (ARC) to receive professional planning assistance that aligns with CDAP’s goals of advancing equity, resiliency, and regional planning priorities. - Presented by: Ryan Anderson 10 CONTRACT APPROVAL FOR CONSULTANT FOR U.D.C. UPDATE. (Citywide) Consideration of a resolution to approve a contract with CPL Architects, Engineers, and Landscape Architect, D.P.C. (P.C.) for professional planning services to update the City’s Unified Development Code (UDC). This update should ensure that the UDC remains current, effective, and aligned with the City’s long-term development goals. Fiscal Year 2026 funds would be used (GL#100-74100-521200). - Presented by: Ryan Anderson 11 TEXT AMENDMENT CASE #TX-2026-01 for BUSINESS COMPLIANCE OFFICER I. (Citywide) Consideration of a text amendment to the Municipal Code of Ordinances to formally authorize and codify the duties and enforcement powers of the Business Compliance Officer I, ensuring clear regulatory authority within Title 9. This amendment is necessary to establish consistent procedures for business licensing compliance, inspections, and administrative citation February 9, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900 Page | 4 authority, as are outlined in the proposed Chapter 9.60. - Presented by: Ryan Anderson 12 MULTI-PURPOSE CENTER—CONTRACT APPROVAL FOR ARCHITECTURAL SERVICES. (Citywide) Consideration of a resolution to approve a contract for On-Call Architectural Services for the Multi-Purpose Cultural Arts, Youth, and Senior Recreation Center to TSW, as was identified in the City’s Notice of Intent to Award. This approval would authorize the City to execute the contract and allow TSW to begin providing architectural, planning, design, and construction-related services on an as-needed basis. - Presented by: Ryan Anderson MAYOR'S COMMENTS (Mayor Jayden L. Williams) EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts) ANNOUNCEMENTS OF UPCOMING MEETINGS & EVENTS Council meetings will be held in the City Council Chamber, while some Board and Committee meetings will take place via Zoom. Meeting dates and times may change, so please check the city's website at www.stockbridgega.org or contact City Hall at 770-389-7900 for updates. The City of Stockbridge complies with the Americans with Disabilities Act (ADA) and does not discriminate based on disability. Individuals requiring auxiliary services for meeting participation should contact City Hall at 770-389-7900 in advance. ADJOURNMENT February 9, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900 CITY COUNCIL WORK SESSION MEETING SUMMARY MINUTES TUESDAY, JANUARY 27, 2026 6:00 P.M. Mayor & City Council Mayor Jayden L. Willams At-Large Mayor Pro Tem Elton Alexander – Council District 5 Councilmember LaKeisha Gantt – Council District 1 Councilmember Antwan Cloud – Council District 2 Councilmember Kyle D. Berry, Sr. – Council District 3 Councilmember Yolanda Barber – Council District 4 Administration Shawn Edmondson – City Manager Frank Milazi – City Treasurer Cassandra Lester – Interim City Clerk Quinton Washington – City Attorney Megan McCullough – Associate Attorney Mission: To provide visionary leadership and superior municipal services that enhance the quality of life for citizens while creating a welcoming business atmosphere focused on sustainability and expansion of tourism and cultural events. The meeting was called to order by Mayor Williams at 6:00 p.m. Invocation by: Councilmember Kyle Berry Sr. The Pledge of Allegiance was recited by all in attendance. Interim City Clerk, Cassandra Lester was asked to proceed with a verbal roll call. All members were present; Mayor Pro Tem Alexander arrived at 6:05pm Councilmember Gantt arrived at 6:12pm. Motion to adopt the Agenda was made by Councilman Berry, seconded by Councilman Cloud, and approved unanimously 4-0. There were no public comments. REVIEW OF THE MINUTE Review of the December 8th, 2025 City Council Summary Meeting Minutes Review of the January 12th, 2026 City Council Summary Meeting Minutes Motion to approve the meeting minutes was made by Councilman Berry, seconded by Councilman Cloud, and approved unanimously 5-0. 1|Page CITY MANAGER’S 4TH QUARTER REPORT City Manager Edmondson introduced the fourth quarter report, explaining that department heads would present their accomplishments from the quarter and upcoming initiatives. He noted that Finance Director would provide their report at the next meeting as they were still closing the books for December 31st. The following department representatives provided reports: Finance Department: Frank Milazi reported that the department was still in the process of closing the books for December 31st. They expect to close by February 15th, after which they will prepare the quarter report. City Clerk's Office: Cassandra Lester reported that the Clerk's Office prepared 33 meetings and agendas, completed 124 open records requests, qualified the 2025 election candidates, coordinated Stockbridge Youth Council initiatives, hosted the Hometown Legislative Breakfast meeting and Legislative Municipal Dinner, and hosted Pate's Creek Elementary for their second-grade government class. Mayor Williams noted that Ms. Sharee Lane from the clerk's office was officially sworn into the Georgia Records Association. Governing Body Administration: Rosalynd Rawls reported that she and Raven Eatmon provide daily administrative support to the mayor and council. During the fourth quarter, they supported line dance classes, the Mayor's Quarterly Meeting, The Fall Festival, the Mayor's Meet and Greet, Senior Bingo, Town Hall Meetings, Community Cleanups, and Community Forums. Mayor Pro Tem Alexander commended the team on their work and inquired about additional needs they might have to be more successful. Ms. Rawls indicated that communication and responsiveness from council members were key, and that the city council is responsive. She states equipment needs were currently being met. She confirmed that fleet additions had been made, including a passenger van, two explorers, and a suburban and are legally ready to drive. Councilmember Gantt recognized and thanked Rosalynd Rawls and Raven Eatmon, for their professionalism, flexibility, and support to the six-member governing body. IT Department: Demetrius Ivery reported that they focused on inventory review and audits during the fourth quarter. For the quarter, they handled 367 tickets, closing 357 with the remaining 10 now also closed. Mayor Pro Tem Alexander asked about expanding social media presence beyond Facebook to include YouTube for council meetings to increase accessibility. He also expressed concern about the city website navigation and requested simplification of the business services process, particularly for the façade grant program information. Councilmember Gantt thanked Mr. Ivey and his department for their exceptional work in closing out projects and updating technology and noted that Stockbridge has become a model for transparency because of this effort. 2|Page Human Resources Department: Dwayne Pollock, reported on recruitment (13 open positions, 9 new hires), employee recognition (36 employee anniversaries), and turnover metrics (3.27% turnover rate with 189 active employees). He noted that the average time to hire is 118 days, which he considered too long. He also discussed monthly health and wellness challenges for employees and reported six workers' compensation claims for the quarter, with only one remaining open. Public Works: Decius Aaron reported that in the fourth quarter, the department completed 6.8 miles of resurfacing, noting that over 15 miles have been resurfaced in the last two years. The department continued aggressive street lighting programs and engaged in several joint projects with Henry County, including Rock Quarry Road widening. He mentioned immediate repairs to the Pate's Creek Bridge and the ongoing demolition of the current maintenance shop with a completion date of September 2026 for the new facility. Council members expressed appreciation for the visible road improvements and the department's work during the recent weather event. Councilwoman Gantt expressed appreciation for the department's work over the past decade, noting their significant progress. Discussions focused on the Rock Quarry Road extension project, the Parks Master Plan implementation, and the Bridgeway Trail system. Mayor Pro Tem Alexander emphasized the need for a comprehensive beautification project for North Henry Boulevard. Councilmember Barber asked for an update on the Rock Quarry Road Extension project, specifically clarifying that it is a separate project from the current widening/expansion and involves two pathway options: o From N. Henry Blvd to Old Conyers Road o Or alternatively, to Duval Drive. Mr. Aaron responded that at the next council meeting, they will be bringing the task order for Falcon Design, who will present the project scope and design. The allocated budget of $2 million is for the design phase. Funding for construction will need to be determined later. Community Development: Ryan Anderson reported that the department met with 21 developers in the last quarter, conducted 166 plan reviews, issued 250 permits, performed 1,231 inspections, and had 79 fire marshal plan reviews with 116 inspections. The department opened 25 new businesses, with a total department revenue of $2.6 million for the fourth quarter of 2025. Councilwoman Barber asked about the status of hiring a consultant to conduct a Master Development Plan/Area Study along State Route 42/Valley Hill Road/Davis Road in District 4. Mr. Anderson confirmed that the Request for Proposal (RFP) for on-call planning services is in draft form and is expected to be finalized soon, adding he would solicit input from council at the retreat to prioritize area studies. He confirmed that 3|Page District 4 was among the priorities, with $200,000 allocated for approximately three area studies. Councilmember Gantt states she is proud of Mr. Andersons appointment and wanted to personally thank him for his prompt responsiveness. She appreciates the community development department and his leadership. Economic Development: Lisa Fareed reported on Main Street program accomplishments including the 5K diabetes and health fair, revamped car show, and training for the Main Street and DDA boards. The department has partnered with the SBDC to create the Stockbridge Business Partnership for workforce development and business retention. Mayor Pro Tem Alexander inquired about the wayfinding project, particularly the implementation of city limit signs. The staff reported that phase one is complete with phase two (which includes monument signs and city limit signs) now moving forward. Councilwoman Barber asked for an update on the shipping container project. Ms. Fareed explained that the architect was to provide feedback on pricing and designs. However, they are currently awaiting final input and invoices from the architect. She further stated that the city manager is coordinating funding before moving to the next phases. She also noted that the council had already approved ordinances for the designs at the December 8th meeting, moving the project one step forward. Events Department: Charisma Webster reported on several successful fourth quarter events including the 50 Shades of Pink luncheon and walk with over 300 breast cancer survivors and 1,000 walk participants, Veterans Day luncheon, Turkey giveaway (700+ turkeys), volunteer appreciation dinner, food drive (1,000+ boxes), and holiday festival with tree lighting and toy giveaway. Municipal Court: Genea Stanley reported that the court conducted 18 sessions in the fourth quarter and implemented new payment software. They received 1,582 new citations, scheduled 1,651 cases, closed 1,447 cases, had 88 defendants enter pretrial diversion, 104 on probation, 52 warrants issued, and collected $365,400 in revenue. The recent amnesty program resulted in 10% of eligible people successfully closing their cases. Police Department: Richard Godfrey reported that the department answered almost 11,000 calls for service, had over 5,500 proactive officer-initiated activities, conducted almost 1,800 traffic stops, and made 238 arrests. They took 25 firearms off the street, and their investigation division cleared all three homicides from 2025. The overall crime rate for the fourth quarter was down 9.16%, for 2025 compared to 2024 it was down 15.76%, and for 2023-2025 it was down 20.22% PRESENTATION GEORGIA INITIATIVE FOR COMMUNITY HOUSING (GICH) CERTIFICATION Mr. Anderson from Community Development and Ms. Denita Dolman from CS Community Partners presented the city's pursuit of GICH certification. 4|Page After showing a news report about families living in extended-stay hotels due to housing affordability issues, they explained that the certification would strengthen Stockbridge's housing strategy and position the city to attract funding for housing initiatives. They reported on the initial stakeholder meeting held January 8th with 16 participants from government, small businesses, residents, and nonprofits including Connecting Henry, United Way, and Habitat for Humanity. Key concerns include rising housing costs affecting workforce affordability, need for housing choices across life stages, and better collaboration with developers. The presentation highlighted Stockbridge's rapid population growth and housing market challenges, noting that housing costs are rising faster than affordability for many households. A community stakeholder meeting was scheduled for Thursday at 6:00 PM at the Merrill Mander Center to gather additional input. Council members expressed concerns about investor purchases driving up housing costs and emphasized the need for diverse housing options. Mayor Pro Tem Alexander noted that apartments and townhomes are essential components of affordable housing despite public resistance to these housing types. OLD BUSINESS COUNCIL CONSIDERATION TO APPROVE TASK ORDER NO. 2025.14 WITH FALCON DESIGN – PATES CREEK BRIDGE REPAIR DESIGN Mr. Aaron explained that when certain areas were annexed into Stockbridge, the city inherited two bridges at Pate's Creek on Patrick Henry Parkway and Eagles Landing Parkway. GDOT inspections found issues requiring repair, and this task order would develop the bid documents and scope of work for those repairs. Motion to approve the task order with Falcon Design for $107,500 was made by Mayor Pro Tem Alexander, seconded by Councilmember Berry, and passed unanimously 5-0. MAYOR'S RECOMMENDATIONS FOR COMMITTEES Mayor Williams proposed an alternative to the traditional committee structure. Instead of standing committees, he recommended "Mayor's Mini Work Sessions" where the council could meet with specific departments throughout the year to address questions and get feedback. Motion to approve the Mayor's Mini Work Sessions approach was made by Councilmember Gantt, seconded by Councilmember Alexander, and passed unanimously 5-0. COUNCIL CONSIDERATION TO APPOINT MEMBERS TO THE PLANNING COMMISSION The City Attorney noted vacancies in Districts 1, 3, and 4. For District 1, Councilmember Gantt requested to table her appointment. For District 3, Councilmember Berry nominated Darryl Thompson. For District 4, Councilmember Barber nominated Meeka Douglas. 5|Page Motion to table the District 1 Planning Commission appointment was made by Councilmember Gantt, seconded by Mayor Pro Tem Alexander, and passed unanimously 5-0. Motion to appoint Darryl Thompson to the District 3 Planning Commission position was made by Councilmember Berry, seconded by Mayor Pro Tem Alexander, and passed unanimously 5-0. Motion to appoint Meeka Douglas to the District 4 Planning Commission position was made by Councilmember Barber, seconded by Councilmember Gantt, and passed unanimously 5-0. COUNCIL CONSIDERATION TO APPOINT MEMBER TO THE CITYWIDE DEVELOPMENT AUTHORITY The City Attorney noted one vacancy with three applicants: Willie Carter, Gernita Johnson, and Jai Tazel Motion to appoint Jai Tazel to the Citywide Development Authority was made by Councilmember Gantt, seconded by Mayor Pro Tem Alexander, and passed unanimously 5-0. COUNCIL CONSIDERATION TO APPOINT MEMBER TO THE ETHICS BOARD Four applicants: Johnnie Jenkins, Willie Carter, Gernita Johnson, and Jai Tazel indicated interest in the Ethics Board vacancy. Motion to appoint Johnnie Jenkins to the Ethics Board was made by Councilmember Barber, seconded by Mayor Pro Tem Alexander, and passed unanimously 5-0. COUNCIL CONSIDERATION TO APPOINT MEMBERS TO THE PUBLIC FACILITIES AUTHORITY Four applicants: Johnnie Jenkins, Willie Carter, Gernita Johnson, and Jai Tazel indicated interest in the two vacancies. Motion to appoint Willie Carter to the Public Facilities Authority was made by Councilmember Barber, seconded by Councilmember Berry, and failed with a vote of 20-3 (three abstentions). The council voted to table the second appointment to the Public Facilities Authority. Motion to table the second Public Facilities Authority appointment was made by Councilmember Gantt, seconded by Councilmember Cloud, and passed unanimously 50. COUNCIL CONSIDERATION TO APPOINT MEMBER TO THE YOUTH COUNCIL ADVISORY COMMITTEE Motion to appoint Gernita Johnson to the Youth Council Advisory Committee was made by Councilmember Gantt, seconded by Councilmember Berry, and passed unanimously. 6|Page The council voted to table the remaining Youth Council Advisory Committee appointments. Motion to table the remaining Youth Council Advisory Committee appointments was made by Councilmember Gantt, seconded by Councilmember Barber, and passed unanimously 5-0. COUNCIL CONSIDERATION TO APPOINT MEMBER COUNCIL ON AGING The City Attorney clarified that there is currently no vacancy for the Stockbridge appointee to the Henry County Council on Aging. NEW BUSINESS REQUEST MAYOR AND CITY COUNCIL CONSIDERATION TO INCREASE THE CITY MANAGER'S CONTRACT SIGNING AUTHORIZATION LIMIT FROM THE CURRENT $50,000 City Treasurer Frank Milazi explained the background: Previously, the amphitheater general manager could sign contracts of any amount while the city manager remained limited to $50,000. With no general manager now, this created a dilemma for timesensitive amphitheater contracts and the City Manager now needs authorization to approve amphitheater contracts that exceed the current limit. A thorough discussion ensued, during which Councilmember Barber expressed strong opposition to the proposed increase. She cited previous budget overruns at the amphitheater and raised concerns about losing council oversight over significant expenditures. Barber emphasized the need to prevent situations in which an artist charges $700,000, resulting in multiple payments to fulfill that fee. She stated, "This is why I am very reluctant; the council will lose control of these transactions." Mr. Milazi clarified that this authorization would apply only to budgeted funds already approved by the council for the amphitheater (approximately $3 million annually) and that all standard financial control procedures would remain in place. Councilmember Barber raised a question regarding the legal contracts used for booking artists and performances at the amphitheater. She inquired whether key provisions such as the force majeure and cancellation clauses were included in the artist contracts. Councilmember Barber expressed concerns about the city potentially paying the same amount for rescheduled shows and emphasized the need for clarity on contract terms. Legal Counsel responded that force majeure clauses are generally included in artist contracts but deferred detailed legal interpretation to the entertainment attorney, who was not present at the meeting. Councilmember Barber requested to review the template or standard contract language used for artist agreements to better understand contractual obligations and protections. Mayor Williams asked Legal Counsel to arrange the contract template to be provided to Councilmember Barber. Legal Counsel affirmed they would coordinate sending the contract language for review. 7|Page Councilwoman Gantt crafted the specific motion using the following language: Motion to increase the city manager's spending authority to a cap of $300,000 per contract / per artist / per show for amphitheater operations only, with any amendments above $300,000 requiring council notification. Made by Councilmember Gantt, second by Mayor Pro Tem Alexander, the motion passed 4-1-0. (Barber against). MAYOR'S COMMENTS Mayor Williams deferred his comments for executive session. EXECUTIVE SESSION Motion to adjourn to executive session for real estate, personnel, litigation, and cybersecurity was made by Councilmember Gantt, seconded by Councilmember Berry, and passed unanimously 5-0. Motion to adjourn from executive session made by Councilmember Gantt, seconded by Councilmember Berry, and passed unanimously 5-0. Motion to reconvene the work session made by Councilmember Gantt, seconded by Councilmember Cloud, and passed unanimously 5-0. From Executive Session City Manager Shawn Edmonson announced that the Amphitheater General Contractor awardee is Ms. Saundra Poag. Councilmember Gantt moved to approve Ms. Saundra Poag as the Amphitheater General Contractor Awardee. This motion was seconded by Mayor Pro Tem Alexander and passed with a vote of 4-0-1 (Barber abstained). Motion to adjourn the meeting at 10:03 p.m. was made by Councilmember Gantt; seconded by Councilmember Berry. The motion passed unanimously 5-0. Respectfully submitted by: ______________________________ ______________________________ Cassandra Lester, Interim City Clerk Jayden L. Williams, Mayor 8|Page February 9, 2026 ✔ Richard Godfrey Police Department Requesting Council approval of the updated list of Georgia Department of Public Safety, approved roadways on which speed detection devices may be utilized. The Police Department is requesting Council approval of the most recently updated list of Georgia Department of Public Safety–approved roadways on which speed detection devices may be utilized. Tye Street, 308 feet North of Misty Ridge Trail to 308 feet South of 1st Street has been added to the approved list, as highlighted. This approved list will remain in effect through December 31, 2027. ✔ 0.00 ✔ A copy of the state approved list of roadways is attached. As this approved list is required for the Police Department to operate speed detection devices within the city limits of Stockbridge, staff recommends approval of the list as presented. Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D STATE OF GEORGIA Department of Public Safety STOCKBRIDGE CITY GOVERNMENT (Governing Authority) having submitted an application in proper form for a permit for the use of a speed detection device at the following location(s): The speed limits and locations approved for the use of speed detection device are listed and hereby incorporated by reference on the attached list #SZ-151-000761-3, approved by the Georgia Department of Transportation and adopted by the MUNICIPALITY on 01/06/2024. This newly updated approved list supersedes and replaces all previous lists and ordinances and will serve as the controlling document for this permit. and STOCKBRIDGE CITY GOVERNMENT having shown compliance with all applicable laws, rules and regulations, the Department of Public Safety hereby issues this permit, as provided by law to STOCKBRIDGE CITY GOVERNMENT (Governing Authority) For the use of a speed detection at the authorized location(s). Issued in Atlanta, Georgia, this 7/29/2025 Expires: 12/31/2027 Permit Number: 614 D _________________________________________________ Commissioner, Department of Public Safety Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D Russell R. McMurry, P.E., Commissioner One Georgia Center 600 West Peachtree Street, NW Atlanta, GA 30308 (404) 631-1000 Main Office 7/29/2025 The Stockbridge City Government is hereby requesting that the following roadways be approved for the use of speed detection devices: LIST OF ROADWAYS for Stockbridge City Government ON-SYSTEM ROADWAYS ALL ON-SYSTEM ROUTES HAVE BEEN VERIFIED BY GEORGIA DEPARTMENT OF TRANSPORTATION STATE ROUTE WITHIN THE CITY / TOWN LIMITS OF and/or School Name S.R. 42/U.S. 23 STOCKBRIDGE 550 feet north of 15.80 Inverness Avenue 1520 feet south of 16.20 Brannan Road 0.40 55 S.R. 42/U.S. 23***SCHOOL ZONE*** STOCKBRIDGE Eagles Landing Christian Academy7:15 to 8:30 am2:30 to 3:30 pm ****ATESD**** 597 feet north of Technology Parkway 2222 feet north of Technology 16.11 Parkway 0.28 45 S.R. 42/U.S. 23 STOCKBRIDGE 1750 feet south of 17.44 Wilson Road 0.80 55 S.R. 42/U.S. 23 STOCKBRIDGE 100 feet south of Mann Boulevard 19.86 0.38 45 S.R. 42/U.S. 23 STOCKBRIDGE 200 feet south of Flippen Road 20.99 1.13 35 S.R 42/U.S. 23 ***SCHOOL ZONE*** STOCKBRIDGE Stockbridge Elementary 7:00 to 200 feet south of 8:00 am 2:00 to North Lee Street 3:00 pm SCHOOL DAYS ONLY *****ATESD***** 200 feet north of East Atlanta Road 20.30 0.23 30 S.R. 42/U.S. 23 STOCKBRIDGE 200 feet south of Flippen Road 20.99 2.29 45 S.R. 138 STOCKBRIDGE Clayton County Line This section of roadway has an exception in Clayton County from MP 1.23 to MP 1.87, a distance of 0.64 miles 0.00 1.23 45 S.R. 138 FROM MILE POINT 15.83 900 feet north of 16.64 Brannan Road 250 feet north of Scott Boulevard 19.48 (South City Limits of Stockbridge) 100 feet south of 19.86 Mann Boulevard 20.07 1.23 TO MILE POINT LENGTH IN MILES 1000 feet north of Valley Hill Road 23.28 (North City Limits of Stockbridge) Clayton County 1.23 Line 1.87 SPEED LIMIT Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D Clayton County 1.87 Line State Route 138 runs common with State Route 42 from M.P. 2.26 to M.P. 4.82, a distance of 2.56 miles S.R. 138 STOCKBRIDGE S.R. 138 STOCKBRIDGE S.R. 401/(I-75) STOCKBRIDGE Flippen Road 225.23 S.R. 401/(I-75) STOCKBRIDGE Clayton County Line 228.80 S.R. 413/(I-675) STOCKBRIDGE S.R. 401 (I-75) 0.00 S.R. 42 2.26 3012 feet south of Eagles Landing 223.53 Parkway 2263 feet south of Walt Stephens 226.00 Road Clayton County 0.72 Line 0.39 45 1.70 70 2.80 70 0.72 65 OFF-SYSTEM ROADWAYS ALL OFF-SYSTEM ROUTES WILL NOT BE VERIFIED BY GEORGIA DEPARTMENT OF TRANSPORTATION County Club Drive Davidson Parkway WITHIN THE CITY / TOWN LIMITS OF and/or FROM School Name STOCKBRIDGE Patrick Henry Parkway STOCKBRIDGE North Henry Boulevard Davis Road STOCKBRIDGE Burke Street Eagles Landing Parkway STOCKBRIDGE I-75/S.R. 401 Eagles Landing Parkway STOCKBRIDGE S.R. 42 East Atlanta Road STOCKBRIDGE S.R. 42 East Atlanta Road STOCKBRIDGE 380 feet north of Valley Hills Road East Lake Parkway STOCKBRIDGE S.R. 42 0.45 45 Flippen Road STOCKBRIDGE 35 STOCKBRIDGE S.R. 42/S.R. 138 (North Henry Boulevard) 210 feet south of Fairhaven Road 0.60 Flippen Road 915 Feet east of Talon Place 210 feet south of Fairhaven Road 150 feet north of Avian Forest Drive 1.15 45 M.L.K. Senior Heritage Trail M.L.K. Senior Heritage Trail STOCKBRIDGE Love Street South Berry Street 0.57 25 STOCKBRIDGE South Berry Street Rock Quarry Road 0.64 35 Mount Zion Parkway STOCKBRIDGE S.R. 138 0.62 45 Old Atlanta Road STOCKBRIDGE Flippen Road 1.00 35 Old Conyers Road STOCKBRIDGE East Atlanta Road 0.42 35 Old Conyers Road STOCKBRIDGE 920 feet east of Collier Road 0.40 45 ROAD NAME LENGTH IN MILES SPEED LIMIT Eagles Landing Parkway Clayton County Line S.R. 42 (North Henry Boulevard) Country Club Drive 555 feet east of Trade Center Parkway 380 feet north of Valley Hill Road North City Limits of Stockbridge (600 feet north of Stagecoach Road) 0.78 0.70 35 35 1.81 35 0.84 45 0.34 45 1.00 35 0.82 45 TO North City Limits of Stockbridge (2900 feet east of Fielder Road) Davidson Parkway 920 feet east of Collier Road Mays Road Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D Old Conyers Road ***SCHOOL ZONE*** STOCKBRIDGE Stockbridge Middle 1846 feet east of Collier School 8:00 to 9:15 am Road 3:30 to 4:45 pm SCHOOL DAYS ONLY Patrick Henry Parkway STOCKBRIDGE Red Oak Road STOCKBRIDGE Rock Quarry Road STOCKBRIDGE Rock Quarry Road STOCKBRIDGE Shields Road Speer Road Spivey Road Tye Street STOCKBRIDGE STOCKBRIDGE STOCKBRIDGE STOCKBRIDGE Stockbridge Smith Barnes Elementary 308 feet North of Misty School 7:15 to 8:15 am Ridge Trail 2:00 to 3:00 pm SCHOOL DAYS ONL STOCKBRIDGE Red Oak Road STOCKBRIDGE East Atlanta Road STOCKBRIDGE Speer Road STOCKBRIDGE Red Oak Elementary 7:15 to 8:15 77 feet west of Carriage am 2:00 to 3:00 pm Lake Drive SCHOOL DAYS ONLY *****ATESD***** Tye Street Tye Street Valley Hill Road Walt Stephens Road Walt Stephens Road ***SCHOOL ZONE*** 390 Feet east of Mays Road 0.29 35 0.53 45 1.08 35 0.70 35 1.83 45 0.90 1.21 0.46 1.10 35 45 35 35 380 feet South of 1st Street 1.00 35 Banks Road S.R. 42 Flippen Road 0.31 1.77 1.73 25 35 45 Manderly Drive 0.67 35 2212 feet south of Country Club Drive Flippen Road Rock Quarry Road 675 feet north of Reeves S.R. 42/S.R. 138 (North Parkway Henry Boulevard) Eagles Landing Parkway 675 feet north of Reeves Parkway S.R. 42 Davis Road S.R. 138 Walt Stephens Road S.R. 138 Stonemill Drive S.R. 42 Red Oak Road Eagles Landing Parkway Walter Way STOCKBRIDGE S.R. 138 300 feet south of Davidson Parkway 0.48 35 Walter Way STOCKBRIDGE 300 feet south of Davidson Parkway Addy Lane 0.48 25 *SCHOOL ZONES ARE EFFECTIVE* One hour before normal hours of school operation begin until one hour after normal hours of school operation have concluded for the dismissal of school. SCHOOL DAYS ONLY **AUTOMATED TRAFFIC ENFORCEMENT SAFETY DEVICE (ATESD) HOURS ARE EFFECTIVE** One hour before instructional classes begin until one hour after instructional classes have concluded for the dismissal of school. SCHOOL DAYS ONLY Certificate Of Completion Envelope Id: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D Status: Completed Subject: The Speed Zone Permit Application has been submitted and needs to be reviewed. 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By checking the 'I Agree' box, I confirm that: • I can access and read this Electronic CONSENT TO ELECTRONIC RECEIPT OF ELECTRONIC RECORD AND SIGNATURE DISCLOSURES document; and • I can print on paper the disclosure or save or send the disclosure to a place where I can print it, for future reference and access; and • Until or unless I notify Georgia Department of Transportation as described above, I consent to receive from exclusively through electronic means all notices, disclosures, authorizations, acknowledgements, and other documents that are required to be provided or made available to me by Georgia Department of Transportation during the course of my relationship with you. FEBRUARY 9, 2026 ✔ Ryan Anderson Community Development ADOPTION OF NEW CITY OF STOCKBRIDGE MAPS FOR 2026. (Citywide) Council consideration of the adoption of four maps for the City of Stockbridge, including the City Limits Map, the Future Land Use Map, the Zoning Map, and the Overlay Districts Map. These maps have been updated to reflect recent annexations of new properties into the City, the de-annexations of other properties from the City (within the Manderley Subdivision), and the rezoning of certain properties for proposed new developments. ✔ 0.00 ADOPTION OF NEW CITY OF STOCKBRIDGE MAPS FOR 2026 APPROVAL AND ADOPTION Adoption of New City of Stockbridge 2026 Maps City Council Meeting February 9, 2026 Approved 2025 Changes Includes annexations, de-annexations, Comprehensive Plan amendments (for land use changes), and rezonings. Approved Changes: 02/10/2025 • Parcel #089-01001000, 089-01001003 ◦ AX-2024-02 ◦ RZ-2024-10: PUD ◦ CP-2024-09: MDMU Approved Changes: 04/13/2025 • Parcel #S26-01014000 ◦ RZ-2025-02: SR  PUD Approved Changes: 04/13/2025 (cont.) • DX-2024-05 • DX-2024-06 • DX-2024-08 ◦ 013A01004000 ◦ 013A01002000 ◦ 013A01129000 ◦ 013A01005000 ◦ 013A01003000 ◦ 013A01131000 ◦ 013A01006000 • DX-2024-07 ◦ 013A01011000 ◦ 013A01024001 ◦ 013A01128000 ◦ 013A01007000 ◦ 013A01040000 ◦ 013A01010000 ◦ 013A01045000 ◦ 013A01008000 ◦ 013A01009000 Approved Changes: 06/09/2025 • Parcel #070-01012001 ◦ AX-2024-03 ◦ RZ-2024-12: OI ◦ CP-2024-03: LDMU • Parcel #032-01030012 ◦ CP-2024-10: HDR  LDMU Approved Changes: 07/15/2025 • Parcels #032-02005001, 032-02006000 ◦ AX-2025-01 ◦ RZ-2025-01: PUD ◦ CP-2024-01: MDR Proposed New City of Stockbridge 2026 Maps 2026 Official City Limits Map 2026 Official Future Land Use Map 2026 Official Zoning Map 2026 Official Overlay Districts Map Road Name Change Proposal Map B ryant St O akla N Le e St M ann B l vd Lee St to MLK Jr Way M ill Legend Street Limits of Lee St M ann Blvd N Lee St C er es a Dr dge d 23 23 Stockbridge Elementary School S Lee St R o ck Quarry Rd ´ Jacks on Dr No Patrick Henry High School S L ee St 0 0.01 0.03 0.06 0.09 0.12 Miles N ov N He nry Blv d L a ne Dr N H en ry Blv S p rin g S t v a C ir a Cir Microsoft, Vantor, Esri Community Maps Contributors, © OpenStreetMap, S L TomTom, e e S t Garmin, SafeGraph, GeoTechnologies, Inc, METI/ Microsoft, Esri, NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS Creator: Brennen Reilly Date: 02/06/2026 February 9, 2026 ✔ ✔ Ryan Anderson COMMUNITY DEVELOPMENT LIVABLE CENTERS INITIATIVE (LCI)—FUNDING REQUEST. Consideration of Community Development’s request for a letter of financial commitment for a local match not to exceed $30,000 to support the City’s effort to compete for a grant from the Atlanta Regional Commission (ARC) to undertake a new LCI study for the City. The funding cycle closes on February 27, 2026. The City completed its last LCI study in 2001 and conducted a 10-year update in 2012 to reassess land use, transportation, housing, and redevelopment strategies in response to changing community and market conditions. Previous LCI efforts have guided improvements such as sidewalk expansions, streetscape upgrades, zoning overlays, and the Town Center Project framework. ✔ 30000 LIVABLE CENTERS INITIATIVE (LCI)—FUNDING REQUEST. Consideration of Community Development’s request for a letter of financial commitment for a local match not to exceed $30,000 to support the City’s effort to compete for a grant from the Atlanta Regional Commission (ARC) to undertake a new LCI study for the City. The funding cycle closes on February 27, 2026. Approval for a letter of financial commitment City of Stockbridge LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE July 9, 2012 - As Adopted Prepared for: The City of Stockbridge, Georgia Prepared by: Tunnell-Spangler-Walsh & Associates Keck & Wood, Inc. Marketek, Inc. DW Smith Design Group Mayor and City Council Lee Stuart, Mayor Mark Alarcon, Councilman Robin Buschman, Councilwoman Harold L. Cochran, Councilman Richard Steinberg, Councilman Alphonso Thomas, Councilman Project Management Team Caleb Racicot Tunnell-Spangler-Walsh & Associates Project Manager Table of Contents July 9, 2012 Part 1: Introduction 1.1 Overview. .................................................................................................................................................................3 Study Goals. .................................................................................................................................................................................. 3 Study Area Boundaries............................................................................................................................................................ 4 Part 2: Existing Conditions 2.1 Existing Plan Assessment...................................................................................................................................9 5-Year Action Plan Accomplishments............................................................................................................................... 9 Land Use Regulation Assessment.....................................................................................................................................11 Transportation Plan Assessment......................................................................................................................................12 Potential Implementation Obstacles...............................................................................................................................12 2.2 Land Use................................................................................................................................................................13 Land Use.......................................................................................................................................................................................13 Future Land Use Plan.............................................................................................................................................................16 Zoning. ..........................................................................................................................................................................................18 Environmental Factors..........................................................................................................................................................21 2.3 Transportation....................................................................................................................................................24 Traffic Systems..........................................................................................................................................................................25 Pedestrian Facilities...............................................................................................................................................................30 Bicycle Facilities.......................................................................................................................................................................33 Public Transportation............................................................................................................................................................35 2.4 Markets & Economics .......................................................................................................................................36 Methodology. .............................................................................................................................................................................36 Target Market Profile.............................................................................................................................................................36 Residential Market Analysis. ..............................................................................................................................................40 Retail Market Analysis. .........................................................................................................................................................43 Office Market Analysis. .........................................................................................................................................................45 Land Values.................................................................................................................................................................................46 2.5 Urban Design & Historic Resources.............................................................................................................48 Urban Design............................................................................................................................................................................. 48 Historic Resources. .................................................................................................................................................................52 2.6 Public Facilities & Spaces. ...............................................................................................................................53 Public Facilities.........................................................................................................................................................................53 2.7 Lifelong Communities.......................................................................................................................................56 Part 3: Public Process 3.1 Public Process. ....................................................................................................................................................61 Interviews and Surveys. .......................................................................................................................................................61 Public Meetings.........................................................................................................................................................................63 Communication Tools............................................................................................................................................................ 64 3.2 Image Preference Survey.................................................................................................................................65 Part 4: Recommendations 4.1 Overview of Recommendations. ...................................................................................................................71 Future Vision..............................................................................................................................................................................71 4.2 Land Use Recommendations..........................................................................................................................74 July 9, 2012 Land Use Policies .....................................................................................................................................................................74 Land Use Projects ....................................................................................................................................................................78 Environmental Policies .........................................................................................................................................................86 Environmental Projects .......................................................................................................................................................87 4.3 Transportation ..........................................................................................................................................................88 General Transportation Policies .......................................................................................................................................88 Vehicular Transportation Projects ..................................................................................................................................89 Pedestrian and Bicycle Policies.........................................................................................................................................92 Transit Policies .........................................................................................................................................................................97 Transit Projects ........................................................................................................................................................................97 4.4 Markets & Economics ..............................................................................................................................................98 Market & Economic Policies................................................................................................................................................98 Market & Economic Development Projects .................................................................................................................99 4.5 Urban Design & Historic Resources................................................................................................................. 102 Urban Design & Historic Resource Policies .............................................................................................................. 102 Urban Design & Historic Resource Projects............................................................................................................. 103 4.6 Public Facilities & Spaces .................................................................................................................................... 106 Public Facilities Projects ................................................................................................................................................... 106 Public Space Projects .......................................................................................................................................................... 108 Part 5: Implementation 5.1 Action Plan ........................................................................................................................................................ 113 Steps Toward Implementation ....................................................................................................................................... 114 Transportation Project Matrix ....................................................................................................................................... 116 Other Project Matrix ...........................................................................................................................................................122 5.2 Zoning and Land Use Changes .................................................................................................................... 124 5.3 Population and Employment Changes ..................................................................................................... 126 5.5 Consistency with LCI Goals .......................................................................................................................... 128 5.5 Lifelong Communities ................................................................................................................................... 130 ii City of Stockbridge Livable Centers Initiative Study 10-Year Update CITY OF STOCKBRIDGE LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE Part 1: Introduction July 9, 2012 July 9, 2012 This page has been intentionally left blank. City of Stockbridge Livable Centers Initiative Study 10-Year Update 1.1 Overview July 9, 2012 The Livable Centers Initiative (LCI) program is intended to promote greater livability, mobility and development alternatives in existing corridors, employment centers, and town centers. The rationale behind the program is that directing development towards areas with existing infrastructure will benefit the region and minimize sprawling land use patterns. Minimizing sprawl, in turn, will potentially reduce the amount of vehicle miles traveled and the air pollution associated with those miles. Thus, the LCI program is a vehicle whereby the Atlanta Regional Commission (ARC) can attempt to direct mixeduse and mixed-income development towards areas with existing infrastructure by providing study and implementation dollars. In this context, the City of Stockbridge undertook one of the first LCI studies in 2001, when a master plan was prepared for its traditional downtown, the State Route (SR) 138 corridor, and nearby residential areas. The vision of this plan called for strengthening and expanding the downtown area; promoting commercial growth along SR 138; establishing a regional activity center near I-675; improving multi-modal transportation connections; and updating land use regulations. Since the 2001 plan’s completion, the City has implemented several of its recommendations, while others remain unfinished or irrelevant due to changing conditions or obstacles that could not be overcome. In this light, the purpose of this 10-year update is to reevaluate and update the previous LCI vision to reflect current market conditions and changing community needs. Doing so will ensure that the plan remains relevant, and will position the community for transportation implementation funds available through the LCI program. Study Goals One of the goals of the LCI program is to promote more livable communities New sidewalks on East Atlanta Road were planned during the 2001 LCI As a 10-year LCI update, this study is guided by both local and regional planning goals. Key local goals include creating a plan that serves the needs of the area residents and provides a marketbased strategy for realizing a vibrant community center. Regional goals, as established by the LCI program, include to: • Encourage a diversity of medium to high-density, mixed-income neighborhoods, employment, shopping and recreation choices at the activity and town center level. • Provide access to a range of travel modes, including transit, roadways, walking and biking to enable access to all uses within the study area. • Through transportation investments, increase the desirability of redevelopment of land served by existing infrastructure at activity and town centers. • Preserve the historic characteristics of activity and town centers and create a community identity. Part 1: Introduction Well designed development can encourage alternatives to driving July 9, 2012 • Develop a community-based transportation investment program at activity and town center levels that will identify capital projects, which can be funded in the annual Transportation Improvement Program (TIP). • Provide transportation infrastructure incentives for jurisdictions to take local actions to implement the resulting activity or town center study goals. • Provide for the implementation of the Regional Development Plan (RDP) policies, quality growth initiatives and Best Development Practices in the study area, both through local governments and at the regional level. • Develop a local planning outreach process that promotes the involvement of all stakeholders particularly low income, minority and traditionally under-served populations. • Provide planning funds for development of activity and town centers that showcase the integration of land use policy and regulation and transportation investments with urban design tools. Successful LCI plans are based on community involvement BARTOW FORSYTH CHEROKEE HALL BARROW GWINNETT Regional Context COBB PA U L D I NG Stockbridge is located just east of the junction of I-75 and I-675 in northwest Henry County, approximately 16 miles southeast of downtown Atlanta. Established in 1829, the city was historically a self-contained community set in a rural landscape until growth from Atlanta starting in the 1980s transformed much of the surrounding countryside into subdivisions, industrial parks, and shopping centers. As one of the first parts of Henry County to suburbanize, Stockbridge is starting to face many of the same issues that other aging suburban areas across the region are also experiencing. DOUGLAS ROCKDALE CLAYTON Study Area  NEWTON HENRY FAY E T T E Map showing the study area’s location in the Atlanta region Study Area Boundaries C O W E TA BUTTS The study area is roughly bounded by Davis Road to the north, Rock Quarry Road to the east, Walt Stephens Road/Red Oak Road to the south, and I-75/I-675 to the west. It includes the traditional downtown of Stockbridge, commercial areas along North Henry Boulevard (SR 138/42), and surrounding residential areas. Approximately 2,661 acres of land are included in the study area, of which 2,094 lie within the City of Stockbridge. Of the remaining area, approximately 520 acres are within unincorporated Henry County, and 47 acres are within unincorporated Clayton County. Due to the study area’s large size, and a previously-identified community desire to preserve Stockbridge’s existing neighborhoods, the study area also includes a smaller focus area that includes the SR 138 corridor and the traditional downtown area. This area reflects those areas of Stockbridge most likely to change or redevelop in the next 25 years, and will serve as the focus of this plan’s land use and transportation updates. WA LT O N DEKALB FULTON SPALDI NG MERIWETHER PI KE LAMAR The study area includes a small focus area centered on SR 138 and Stockbridge’s downtown City of Stockbridge Livable Centers Initiative Study 10-Year Update JASPER ir W vi d na un N Su W o il l Stockbridge City Limits s Askew Dr Reev es No rth Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group August 11, 2011 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE n e an irl Fa r D He nr y Bl vd Northwind Dr Due West Dr Cre ek S Walt ens teph N Bridge Dr Central Line A Old nta H tl a 138 Focus Area (approx.) wy Meadow Ridge Wy Rd y Dr ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd k Oa W Burke St in Tra m or e Dr Smith Barnes ES Cochran Library Childs St 2nd St Nolan St 1st St Love St Clark Community Park Merle Manders Conf Ctr Cochran Park C Old Ra ilr oa d St College Ave Bryant St Memorial Park Wilson St Patrick Henry HS Mi s ty R idge Trl Collier Rd Rd ers ony Stockbridge ES City Hall Duvall Dr Stockbridge Lakes SC This map produced using data provided by the City of Stockbridge, Henry County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. G ra Hillcrest St Burks Cemetery r n dover Dr Ri La D Club s h Cre ek Club Cir Mimosa Rd Bru a W Study Area v d ks Park/Cemetery Da wy Pk N rR ee Sp Wal-Mart Oa Study Area Exit 228 vd ke s Bl S to Mays Corner SC Addy Ln Post Office id so Townsend Bend W ay ne Walter Way Dr lly Armitage Way N nd Legend 75 Henry County n Dr Freeway Junction SC Dr ar d pp Sh e r D ha ve n W oo d Seab oard k ee Cr Cir Club Dr Bowen St Davis Rd Parkwood Dr Clayton County so s Ct ie Burke St 675 Tye St This map shows the LCI study area. It includes a Focus Area along SR 138 and in the town Exit 1 center that reflects those parts of Stockbridge most likely to redevelop in the next 25 years. Ln gs Sp rin w or s e Way Iron H Rd Flippe n ir al d C nw se Ro Center St eek Tr Tramore Pass St t B ay Co urt Dr N Berry St Ward St ch St C Davidson C hur wy S Berry Da Pk Silent Ave Part 1: Introduction Blvd Cr Wilson Ave Shields Rd McCa ry S eta Cem Welch St N Henry Dr N Lee St el Dr Meadow R id ge n Ru S Lee St e dg 0 Mann Blvd Rock Quarry Rd About This Map 0.125 0.25 Miles 23 0.5 Figure 1.1: Study Area Map July 9, 2012 July 9, 2012 This page has been intentionally left blank. City of Stockbridge Livable Centers Initiative Study 10-Year Update CITY OF STOCKBRIDGE LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE Part 2: Existing Conditions July 9, 2012 July 9, 2012 This page has been intentionally left blank. City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 2.1 Existing Plan Assessment Periodic assessment and evaluation is an essential part of the community planning progress. Because planning is impacted by a variety of internal and external forces, the ARC requires such assessment for LCI plans in order to ensure that they remain relevant to the communities they are intended to serve. Since the completion of its initial LCI study in 2001, the City of Stockbridge has made significant progress in implementing the recommendations of said plan and its subsequent 5-year update conducted in 2006. The City’s accomplishments are summarized below and in the tables that follow. 5-Year Action Plan Accomplishments The 5-Year Action Plan in the 2006 LCI update identified 23 tasks for the City of Stockbridge to undertake to bring the plan’s vision to reality. While many of these extended beyond 2011, the action plan’s suggested time frame, the City of Stockbridge has nevertheless made progress in plan implementation, with three tasks completed and an additional six underway. Table 2.1 Report of Accomplishment (5-year) 2011 X Davis Road Multi-Use Path Construct minimum 8 ft. wide side path trail along Davis Road from US 23 to tunnel. 2012 2013 X Ward Street Pedestrian Facilities Install sidewalks/streetscape along Ward Street from US 23 to Love Street. 2012 2013 X Flippen Road Sidewalks Install Sidewalks along Flippen Road from Red Oak Road to US 23. 2013 2014 X Shields Road Sidewalks Install Sidewalks along Shields Road from US 23 to Davis Road 2013 2014 X Bryant Street/North Lee Install Sidewalks along Bryant 2013 Street Sidewalks Street/North Lee Street from US 23 to East Atlanta Road. 2014 Old Downtown Streetscape Reconstruct streetscape in Old 2013 Downtown along Railroad Street from US 23 to Love Street; Burke Street from US 23 to Davis Road; Love Street from Burke Street to Ward Street; and Jim Clark Street from Railroad Street to Burke Street. 2014 Davidson Parkway to Flippen Road Bypass Bypass to remove through traffic from town center area 2016 Not Relevant 2008 Not Started Construct minimum 8 ft. wide trail connecting Gardner Park/E. Atlanta Road with Clark Park/ Davis Road via tunnel under NSRR Underway Construction Year Clark-Gardner Park Multi-Use Trail and Underpass Project Complete Description PE Year Status Notes Transportation Initiatives Part 2: Inventory and Analysis 2011 Right-of-way limitations make a sidewalk more feasible. X X Plans have been completed for improvements on Berry Street. X July 9, 2012 Rock Quarry Road Extension Nolan Street Sidewalks X 2012 2014 East Atlanta Road Streetscape Improved facilities from Old Conyers Road to SR 138 2009 2010 Reeves Creek Trail Multi-use trail from Memorial Park to Flippen Road 2008 2010 Transit Infrastructure Transit service in study area Not Relevant X Install sidewalks to provide a safer walk to access business than high-traffic SR 138 Flippen Road Bike Lanes Bicycle lanes to improve cycling Not Started 2016 Underway 2011 Complete Description Construction Year Project PE Year Status Notes The current traffic volume does not support this as a public project. Comparable connectivity in the area should be provided with private development. This project was highlighted on the LCI and will be pursued if funding becomes available. X X X Phase I is complete. City is pursuing Phase II. X City will continue to coordinate with the State and Henry County to pursue transit initiatives. Housing Initiatives Downtown Master Plan Implement New Downtown Master Plan (to include condos and townhome developments) 2012-2015 X Accessory Dwelling Zoning Updates Amend/expand Overlay District to allow for accessory dwelling units in the area surrounding the Town Center. 2012-2015 X SR 138 Overlay State Route 138 Overlay District Ordinance 2011 Town Center Master Plan Completion Implement Town Center Master Plan (Construct 112,214 sf Office and Commercial portion) 2012-2015 X Plan completion has been stalled by the economy Town Center Green Space Implement Town Center Master Plan (Construct 1.58 acre green space portion) 2012-2015 X Plan completion has been stalled by the economy. Town Center Master Plan Offices Implement Town Center Master Plan (Construct 50,000 sf Civic Office portion) 2012-2015 Architectural Design Guidelines Prepare architectural/design guidelines for reconstruction of “old” downtown streetscape (Railroad and Burke Street) 2011 LCI 10-Year Update Update plan to reflect current market conditions and community needs 2012 Other Local Initiatives 10 X City will issue RFP later this year. X Plan completion has been stalled by the economy. The City is current exploring options for temporary public uses of the vacant land. X X City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Old City Hall Reuse Plan for re-use of existing City Hall when new facility is completed. 2008 Not Relevant Not Started Underway Complete Description Construction Year Project PE Year Status Notes X Land Use Regulation Assessment Significant progress has been made in updating land use policies and zoning to reflect the vision of the 2001 LCI study. The Joint County/Cities Comprehensive Plan 2030 that was adopted in 2008 aligns with the plan’s vision, resulting in no inconsistencies between the 2001 LCI study vision (shown below) and the future land use plan. Zoning was also updated to reflect the plan’s vision through the creation of a High Rise Mixed-Use Overlay District for the area near I-675 and an Old Town Overlay for the historic core. The only unfinished zoning item from the original plan is a design-focused overlay for North Henry Boulevard (SR 138/42). Fortunately, the City plans on moving forward with this effort in the near future, following the outcome of this 10-year update. Figure 2.1: 2001 LCI Study Proposed Land Use Plan/Overlay District Part 2: Inventory and Analysis 11 11 Transportation Plan Assessment July 9, 2012 As part of this 10-year update, deliberate attention was given to integrating previous transportation planning efforts. To this end, the Joint Henry County/Cities Transportation Plan and the regional Envision6 Transportation Plan were reviewed and incorporated. For this reason, there is no inconsistency between the LCI plan and other transportation initiatives. Potential Implementation Obstacles As with other communities, one of the greatest challenges to achieving LCI visions has been, and will continue to be, transportation funding. Public funds never match need, especially for competitive regional grants, but Stockbridge has, nevertheless, been successfully awarded several funding requests. In addition, the current state of the Atlanta real estate market has slowed efforts to develop the Town Center Master Plan as envisioned in the original LCI. Although public buildings, streetscapes, and open spaces have been realized, the critical private sector element has yet to materialize. As a result, the housing, shops, and offices that were so essential to the initial plan remain absent, and their development sites lie graded and unbuilt. Whether the type of vertical mixed-use development envisioned is still financially viable remains to be seen, and represents a key focus of the 10-year update. The failure of the Town Center Master Plan to completely materialize also contributes to another potential implementation challenge the lack of a community focal point. Without a clearly defined core serving Stockbridge residents it may be challenging for the average citizen to support future LCI-related efforts, particularly given the city’s spread out nature. Fortunately, if the Town Center Master Plan can be restarted when the economy improves, this potential obstacle will probably only be temporary. The mixed-use development and structured parking envisioned in 2006 is unlikely to be developed today Finally, the implementation of specific public and private projects envisioned in this plan will always be impacted by concerns from affected citizens. Designing in a way that minimizes negative impacts will always present a challenge. 12 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 2.2 Land Use Land Use Land uses and the relationship between them impact the quality of life in a community. Different land uses have varying impacts on transportation and utility systems. The arrangement of land uses and their proximity also support or discourage different modes of travel, including bicycling, walking, and transit use; this can directly impact the vehicular system by reducing or increasing traffic. Towns and cities were traditionally built as mixed-use environments with housing, shops, offices, religious institutions, schools, parks, and factories all within a short walk of one another. As the benefits of mixed-use areas are rediscovered, it is increasingly important to understand the uses that can operate within an acceptable walking distance of five to ten minutes. Many uses are compatible, including retail, office, open space, civic, and residential uses. Others, such as industrial and transportation services, are more difficult to reconcile in a mixed-use setting. The five-minute or quarter-mile walk is central to walkable communities Existing Conditions The study area is marked by a variety of land uses as shown in Table 2.1. Due to the study area’s large size, it includes a variety of land uses ranging from intense commercial development along North Henry Boulevard (SR 138/42), to undeveloped land along Flippen Road. The most prevalent land use, however, is singlefamily residential, which can be found across the study area, frequently interspersed with pockets of townhouses, duplexes, and apartments. Traditional towns include a mix of uses in a walkable layout Table 2.1: Existing Land Uses Land Use Parcels Acres Single-family Mobile Home Park Residential 1-4 Stories Low Density Commercial Public/Institutional Industrial Park/Cemetery Undeveloped/Wooded Vacant Lot/Site Transportation/Utilities Rights-of-Way Total 2032 3 168 195 22 10 20 79 204 6 n/a 2,739 834.1 58.1 125.1 244.2 114.8 101.0 69.8 610.9 200.5 32.0 270.9 2661.3 Part 2: Inventory and Analysis Percent of Study Area 31.3% 2.2% 4.7% 9.2% 4.3% 3.8% 2.6% 23.0% 7.5% 1.2% 10.2% 100.0% 13 13 Other than a few exceptions in Stockbridge’s historic core, the orientation and design of land uses in the study area focus completely on vehicular transportation. Uses are designed for access by car, and the distances between different uses (for example, offices and restaurants) are too great to walk, even if quality sidewalks were provided. The result is that the study area’s land uses fail to maximize the use of existing transit, or even provide residents with facilities that they can easily walk to, if so desired. July 9, 2012 Strengths • There is a wide mix of land uses in the area, ensuring that most daily needs are provided. • The area has excellent proximity to I-75, I-675, HartsfieldJackson Atlanta International Airport, and the Atlanta region. • Neighborhoods provide a good single-family base. Most land uses in the study area are laid out for access by car • Institutional uses, including schools, churches, and public facilities, anchor the study area. Weaknesses • The lack of housing types suitable for an aging population could be a challenge as residents age and their needs change. • There is a lack of mixed-use or pedestrian-friendly land uses. • Existing land uses are generally auto-oriented. • Some commercial buildings are nearing obsolescence. • Existing land uses do not provide many employment opportunities beyond retail, service, and government jobs. • A large amount of unbuilt single-family lots exist. • Commercial encroachment into single-family areas along North Henry Boulevard (SR 138/42) has contributed to visual clutter; accommodating commercial parking and signs is often difficult. Opportunities The study area has undeveloped home lots many • Creating an activity center near I-75 could expand employment and housing options. • New land use patterns could support alternatives to driving. • Additional housing options for all ages could be provided. Threats • Long-term, the continuation of nearly three miles of commercial uses on North Henry Boulevard (SR 138/42) may be unsustainable and excessive; regional and national trends are favoring more concentrated commercial activity at strategic locations. • The state of the region’s real estate markets could limit growth for years to come. • The costs of redevelopment and unproven market for vertical mixed-uses could limit growth until the market matures. • Ill-planned development could preclude a new growth model. 14 Elderly housing could allow residents to remain in the area as they age City of Stockbridge Livable Centers Initiative Study 10-Year Update ir W vi d vd ke s Bl N W o il l Reev es Transmission Line Stockbridge City Limits S us Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group December 22, 2011 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Existing Land Use na un Askew Dr No rth He nr y Bl vd k Northwind Dr Due West Dr Cre e S Walt y Hw ens teph N Bridge Dr Central Line O l d Atl a n ta 138 Rd y n dover Dr Hillcrest St Dr ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd k Oa W Burke St in Tra m or e Dr Smith Barnes ES Cochran Library Clark Community Park Merle Manders Conf Ctr Cochran Park Childs St 2nd St Nolan St 1st St Love St C Old Rd ers ony Collier Rd Mi s ty R idge Trl Wilson St Patrick Henry Alternative School Stockbridge ES City Hall Bryant St Duvall Dr Stockbridge Lakes SC This map produced using data provided by the City of Stockbridge, Henry County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. G ra r La Ri Burks Cemetery D Club s h Creek Club Cir Mimosa Rd Br u a W Transportation/Utilities n e an irl Fa r D Meadow Ridge Wy ks Vacant Lot/Site v d Oa Undeveloped/Wooded Da N rR ee Sp Wal-Mart nd Park/Cemetery Industrial Public/Institutional Low Density Commercial Residential 1-4 Stories Mobile Home Park Single-Family Exit 228 Legend 75 Henry County wy Pk Mays Corner SC Addy Ln Post Office id so Townsend Bend S to W ay ne Walter Way Dr lly Armitage Way N Dr Clayton County n Dr ar d pp Sh e r D ha ve n Freeway Junction SC s Ct ie k ee Cr Cir Club Dr Bowen St Exit 1 so Ln gs Sp rin w Burke St Davis Rd Tye St 675 St W oo d Seab oard Turning Pte ir al d C nw se or s e Way Iron H Rd Flippe n Parkwood Dr Tramore Pass Ro Center St eek Tr B ay Co urt Dr N Berry St Ward St h St Part 2: Inventory and Analysis Chu rc C Davidson S Berry wy Silent Ave Da Pk Wilson Ave Shields Rd Cr t Welch St Blvd N Lee St N Henry Dr St College Ave Ra ilr oa d S Lee St el Dr Meadow R id ge n Ru 0 Mann Blvd Rock Quarry Rd e dg McCa ry S eta Cem 0.125 0.25 Miles 23 0.5 July 9, 2012 Figure 2.2: Existing Land Use 15 15 July 9, 2012 Future Land Use Plan Aside from existing land uses, land use considerations are also affected by the future land use designations of the local comprehensive plan. Such designations need not reflect on-theground uses today, but rather express the long-term land use vision for growth. They establish local policies that, under state law, must support proposed rezoning requests. Existing Conditions The future land use designations shown in Figure 2.2 are taken from the Joint Henry County/Cities Comprehensive Plan 2030. Generally speaking, the land use classifications reflect a proactive vision for future growth consistent with the vision of the 2001 LCI study. In addition, the Comprehensive Plan incorporates a variety of policies striving to preserve existing Stockbridge neighborhoods while supporting more walkable, mixed-use development in strategic areas, including in the traditional downtown. Many of these were informed by the 2001 LCI effort and, therefore, are likely to support the vision that will emerge from this current effort. Walkable communities are becoming important as the population ages Strengths • The Comprehensive Plan contains many policies consistent with the principles of the LCI program, including concentrating mixed-use development in strategic locations, while preserving and protecting nearby neighborhoods. • Current land uses classifications allow the area to accommodate growth without commercial or multifamily encroachment into single-family areas. • The “Suburban Employment Center” classification near I-75/I675 and the “Mixed-Use” classification downtown support a broad range of possibilities and allows the study area to respond to changing markets. Current land use policies encourage mixed-use development in the downtown area Weaknesses • The “Mixed-Use” classification does not encompass the entire downtown, notably excluding the historic core along North Berry and Burke Streets. Opportunities • Amendments to the future land use map could make it more compatible with the vision emerging from this study. Threats • Commercial classifications along much of North Henry Boulevard (SR 138/42) could perpetuate its role as a barrier between the core of Stockbridge and nearby neighborhoods unless provisions are made for walkability in these areas. 16 Existing classifications support commercial growth on SR 138 City of Stockbridge Livable Centers Initiative Study 10-Year Update Suburban Employment Center n Addy Ln W o il l el Dr ir W vi d es No rth Reev r D Askew Dr He nr y Bl vd Cre ek Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group October 4, 2011 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Existing Future Land Use Plan S Walt A Old nta H tl a 138 Rd G ra y n dover Dr ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd Mimosa Rd Hillcrest St r La D Club s h Cre ek Club Cir W Burke St in Tra m or e Dr Cochran Park Childs St 2nd St Nolan St 1st St Love St Duvall Dr C Old Mi s ty R idge Trl Collier Rd Memorial Park Ra ilr oa d St College Ave Bryant St Rd ers ony Wilson St This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. ens teph wy Bru a W Mixed-Use Transportation/Communitications/ Utilities N Bridge Dr Central Line Parks/Recreation/Conservation Stockbridge City Limits S us e an irl Fa Meadow Ridge Wy ks Northwind Dr N d Oa Due West Dr na un v N rR ee Sp nd Public Institutional Industrial vd ke s Bl Ri Dr eek Tr Office-Institutional General Commercial (Clayton Co.) Commercial High Density Residential (6-16 units/acre) Medium-High Density Residential (3.6-6.0 units/acre) Medium Density Residential (2.0-3.6 units/acre) Low Density Residential (1.0-2.0 units/acre) Exit 228 Legend 75 Da id so Townsend Bend S to W ay ne Walter Way wy Pk Dr lly Armitage Way N Dr Henry County n Dr ar d pp Sh e r D k Oa k ee Cr Cir Club Dr Bowen St ha ve n W oo d Seab oard Center St Davis Rd Parkwood Dr Tramore Pass Clayton County Exit 1 so s Ct ie Burke St 675 St About This Map This map shows existing future land use classifications from the 2030 Joint Henry County/Cities Comprehensive Plan. Classifications reflect a long-term vision and serve as the legal basis for zoning activities. Ln gs Sp rin w or s e Way Iron H Rd Flippe n ir al d C nw se Ro Tye St B ay Co urt Dr N Berry St Ward St ch St Part 2: Inventory and Analysis C hur C Davidson S Berry wy Silent Ave Blvd Wilson Ave Shields Rd Cr t Welch St Da Pk N Lee St N Henry Dr S Lee St Meadow R id ge n Ru 0 Mann Blvd Rock Quarry Rd e dg McCa ry S eta Cem 0.125 0.25 Miles 23 0.5 July 9, 2012 Figure 2.3: Existing Future Land Use Plan 17 17 July 9, 2012 Zoning The third major land use consideration is zoning. Zoning is the legal framework that codifies the land use vision of a comprehensive plan to regulate development. It directly shapes the form, placement, and design of new projects, and therefore affects the future of how a community feels and functions more than any other element. Existing Conditions The study area contains a variety of zoning districts that allow a mix of uses across it, while also permitting a mix within individual developments in some locations. As shown in Figure 2.4, most of the North Henry Boulevard (SR 138/42) corridor and the traditional downtown is zoned C-1 Neighborhood Commercial or C-2 General Commercial. Both allow large exclusively commercial uses with few, if any, design standards. Most of the remaining study area is zoned a residential district, including RA Residential-Agriculture and R-2 or R-3 Single-family. Pockets of RM/RM-2 Multi-Family Residential and RMH Mobile Home Development also exist. Each of these allows the uses that their names suggest. Zoning directly shapes the character of new development The City of Stockbridge has also adopted supplemental regulations above and beyond the base zoning identified above. These supplemental regulations include: • A High-Rise District Overlay near I-675, which permits mixeduse development in buildings as tall as 30 stories, and provides design guidelines to ensure higher-quality development. • An Old Downtown Overlay for the traditional downtown which permits condominiums and townhouses as part of new mixeduse development. This also includes design standards. • A Planned Town Development district which allows the City to rezone certain sites for alternative development patterns not anticipated in the base zoning. These include mixed-use projects and those utilizing amenity-based density bonuses. Some places, such as Woodstock, Georgia, use zoning to support quality growth In addition, the City has a Residential Growth Regulation to guide the development and rezoning processes. This regulation ensures that no less than 70 percent of Stockbridge’s housing stock is single-family, with the intention of providing a healthy ratio of owneroccupied to rental housing in the city. Like many communities, the current zoning in the study area reflects far more development permission than likely to ever be built, particularly for commercial space. The buildout analysis shown in Table 2.2 suggests that the study area is zoned for nearly 25 million square feet (sf) of commercial and industrial space (the equivalent of nearly 25 Southlake Malls) and nearly 6,000 housing units. 18 High rises are currently allowed near I-675 City of Stockbridge Livable Centers Initiative Study 10-Year Update High-Rise District Overlay vi d Bl R3 He nr y Cre ek vd C3 C2 Northwind Dr S Walt nta H tl a 138 PD wy Rd G ra y r n dover Dr Hillcrest St C1 D Club s h Cre ek Club Cir Dr OI ak R d Red O RA Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd RD Mimosa Rd Bru La Ri k Oa in Tra m or e Dr R3 C2 W Burke St R2 M1 C1 Childs St 2nd St C2 Love St Nolan St 1st St Burke St R3 Mi s ty R idge Trl Collier Rd C3 R3 R2 Ra ilr oa d St M1 College Ave RM Bryant St C2 Rd ers ony C2 C1 Duvall Dr C Old Wilson St This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. ens teph N Bridge Dr A Old RM RM2 Central Line R2 Due West Dr RA Reev es No rth Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group September 26, 2011 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Existing Zoning Stockbridge City Limits r D C2 e an irl Meadow Ridge Wy a W PD: Planned Development M1 Fa RM PD Willo S us d R2 ks M1: Light Manufacturing na un n RM2 N v N rR ee Sp RMH Oa GB: General Business (Clayton Co.) PD Da wy Pk RA C3 C2 R3 Davis Rd nd C3: Highway Commercial C2: General Commercial C1: Neighborhood Commercial OI: Office-Institutional RMH: Mobile Home Development RM2: Multi-Family RM: Multi-Family RD: Residential Duplex R3: Single-Family R2: Single-Family RA: Residential-Agriculture Exit 228 Legend 75 Henry County GB vd ke s Bl S to C2 id so Townsend Bend Askew Dr N Addy Ln W ay ne Walter Way Dr lly Armitage Way Clayton County n Dr Exit 1 so s Ct ie Dr ar d pp Sh e r D ha ve n W oo d Seab oard k ee Cr Cir Club Dr Bowen St 675 Ln gs Sp rin w or s e Way Iron H Rd Flippe n ir al d C nw se Ro Parkwood Dr Tramore Pass Tye St Center St eek Tr B ay Co urt Dr N Berry St Ward St Part 2: Inventory and Analysis St ir W ch St C Davidson C hur wy S Berry Da Pk Silent Ave el Dr Wilson Ave Blvd Cr t Welch St Shields Rd N Lee St N Henry Dr S Lee St Meadow R id ge n Ru 0 Mann Blvd Rock Quarry Rd e dg McCa ry S eta Cem 0.125 0.25 Miles 23 0.5 July 9, 2012 Figure 2.4: Existing Zoning 19 19 July 9, 2012 Strengths • The existing mix of zoning in the study area supports a variety of development types. • The High-Rise and Old Downtown Overlays allow mixed-use development and include design standards. • R-2 and R-3 districts protect existing neighborhood character. Weaknesses • The area is over-zoned for commercial, with 23.1 million sf permitted. • Current zoning does not support quality residential uses within some parts of the study area, particularly those types that may be necessary to serve an aging population. • No design standards exist today for new construction along North Henry Boulevard (SR 138/42). Opportunities • A design-based overlay for North Henry Boulevard (SR 138/42) could raise the bar for development. • Zoning changes could support the vision emerging from this plan. • Easier permitting could encourage desired growth. • Flexible, mixed-use zoning could allow projects to respond to changing market conditions and position the study area to capitalize on growth trends. Threats • Opposition to zoning changes could hinder the ability to achieve the vision emerging from this plan. • Zoning changes that do not match the City of Stockbridge’s ability to administer them could threaten their effectiveness. Table 2.2: Buildout Analysis Under Existing Zoning Regulations Total Zoned Commercial Square Feet Total Zoned Industrial Square Feet Total Zoned Residential Units 0.5 0.7 0.4 1.4 3.6 6.0 3.6 0.0 0.0 0.0 0.0 0.0 0.0 45.0 none none none none none none none 816,000 435,000 2,514,000 450,000 514,000 1,584,000 16,814,000 none none none none none none none none none none none none 1,584,000 none 218 285 224 32 303 383 206 none none none none none none 4,343 — 23,127,000 1,584,000 5,963 Floor Area Dwelling 1 Ratio Units/Acre2 District Acres RA R2 R3 RD RM RM-2 RMH OI C1 C2 C3 GB (Clayton Co.) M1 High-Rise Overlay3 436.9 414.4 541.4 23.2 84.1 63.8 57.1 37.5 39.9 230.8 41.3 39.3 121.2 96.5 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.50 0.25 0.25 0.25 0.30 0.30 4.00 Total 2,227.4 — 1. An approximation of building density allowed by the code. 2. An approximation of units per acre. For RM and RM-2 these vary based on the future land use plan. 3. Although shown as PD on the zoning map, PD is a site-specific district no longer used. 20 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Environmental Factors The ways that communtes are bult are closely related to the natural envronments n whch they are located. Development patterns affect and are affected by the natural envronment n drect and ndrect ways that must be consdered n any plannng process. The drect envronmental effects of development are those wth a physcal, on-ste mpact. These nclude thngs lke topography, streams, forest lands, buldng performance, and nose. They must be consdered durng ste desgn f negatve envronmental mpacts are to be minimized. Recent thnkng has embraced a broader understandng of envronmental mpacts that also consders ndrect factors. Ths perspectve looks beyond the mmedate mpacts of actvty on an ndvdual ste to also consder off-ste mpacts, especally energy consumed by transport. Gven that n 2007 nearly 29 percent of the naton’s energy use was for transportaton,1 and that n 2010 nearly 61 percent of transportaton energy was used by cars,2 land use patterns that reduce drvng can have a postve envronmental mpact. In some cases, their macro level benefits can outwegh on-ste dsadvantages. New developments nationwide are incorporating “green” techniques Existing Conditions There are many drect envronmental factors n the study area, both natural and manmade, that have a significant impact on its future. The most notable natural feature s ts hydrologc or water system. The study area ncludes a varety of protected stream corridors, wetlands, and flood zones that will shape development now and n the future. These nclude Reeves Creek, Brush Creek, and ther trbutares. Figure 2.5: 2010 Transportation Energy Use (Source: US Department of Energy) In addton, the study area’s tree cover s notable. As Fgure 2.7 shows, there s an extensve tree canopy found n ts wooded stes and resdental areas. Unfortunately, ths breaks down n commercal areas and on cleared and graded, but unbult, development stes found throughout the study area. 1 2 Unted States Department of Energy. Annual Energy Outlook 2009 wth Projectons to 200. Report #:DOE/EIA08(2009). Washngton: GPO, 2009 Unted States Department of Transportaton. Research and Innovaton Technology Admnstraton. Transportaton Vson 200. January 2008. Washngton. http://www.rta. dot.gov/publcatons/transportaton_vson_200/html/ figure_02.html. Accessed 9/11/09 Part 2: Inventory and Analysis Figure 2.6: Aggregate energy consumption by housing type (Source: Jonathan Rose Companes) 21 21 Man-made factors are also present, including noise and air pollution, radiant heating and runoff, and potential ground contaminants. Noise levels from I-75 and I-675 are high, as is localized air pollution around them. Research shows that airborne particulate matter is greatest within 300 meters downwind of highways. Parking lots are another factor; they can contribute to water runoff and localized heating. Finally, the presence of commercial uses, particularly gas stations, may suggest that ground contaminants exist on some sites, although this can only be determined through an Environmental Site Assessment. Indirect environmental factors in the study area are more difficult to quantify, but still significant. Most notable is the driving patterns of area residents that result from the community’s form, the lack of sizeable employment, and the lack of some amenities in the area. If jobs, services, housing, and other amenities were provided in a walkable setting, it is certain that many more people would walk or bicycle than currently do, benefiting public health, the environment, and their wallets in the process. July 9, 2012 Paved surface can contribute to water runoff and radiant heating Strengths • Streams, including Reeves Creek, exist in the study area. • Flood zones ensure that many areas will remain open space. Weaknesses • Noise and pollution from I-75 and I-675 are challenges. • Parking lots contribute to radiant heating and water runoff. • There is a lack of landscaping on streets or in parking lots. • The area’s built form encourages driving. Opportunities • “Green” building and planning techniques could allow growth with a lesser impact on the local environment. • Creek corridors and flood zones could be future greenways. • Compact, mixed-use development could reduce driving. • Certain housing options could reduce energy consumption. • Water retention ponds could be environmental amenities. • Stormwater management techniques, such as bioswales or pervious paving, could reduce runoff and improve water quality. The study area has a healthy tree canopy in many parts Threats • Poorly planned development could increase stormwater runoff and radiant heating. • Existing gas stations could contaminate soils if not maintained. • The tree canopy could be lost if new development fails to provide street trees, public spaces, landscape parking lots, and similar contextually appropriate landscaping. Zhu, Yifang and William C. Hinds. “Concentration and Size Distribution of Ultrafine Particles near a Major Highway.” Journal of the Air & Waste Management Association. 52, September 2002. Page 1032. 22 Roadside swales and infiltration can be visually pleasing and reduce water erosion City of Stockbridge Livable Centers Initiative Study 10-Year Update N kes Blv d es Transmission Line Reev Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group April 23, 2012 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE W o il l Stockbridge City Limits S us Askew Dr No rth He nr y Bl vd k Northwind Dr Due West Dr Cre e S Walt ens teph N Bridge Dr Central Line O l d Atl a n t wy aH 138 Rd y n dover Dr Hillcrest St Dr ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd k Oa W Burke St in Tra m or e Dr Smith Barnes ES Cochran Library Clark Community Park Merle Manders Conf Ctr Cochran Park Rd ers ony Collier Rd Bryant St Mi s ty R idge Trl Wilson St Patrick Henry HS Stockbridge ES City Hall Ree ve s Creek Trail Childs St 2nd St Nolan St 1st St Love St C Old Duvall Dr Stockbridge Lakes SC This map produced using data provided by the City of Stockbridge, Henry County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. G ra r La Ri Burks Cemetery D Club s h Creek Club Cir Mimosa Rd Br u a W Undeveloped vi d Cleared/Graded ir W Reeves Creek Greenway - Green corrdor - Floodplan and wetlands - Reeves Creek Tral na un e an irl Fa r D Meadow Ridge Wy ks 500-Year Flood Zone n d Oa 100-Year Flood Zone Interstate Noise Zone Tree Canopy Service/Repairs Gas Station v N rR ee Sp Wal-Mart nd Environmental Factors Legend I-75/I-675 - Localzed ar polluton - Nose SR 138 Corridor - Extensve surface parkng - Lttle Landscapng - Sgnfcant water runoff - Radant heatng Exit 228 Da wy Pk Mays Corner SC Addy Ln Post Office id so Townsend Bend S to W ay ne Walter Way Dr lly Armitage Way N Dr 75 Henry County n Dr ar d pp Sh e r D ha ve n Freeway Junction SC s Ct ie k ee Cr Cir Club Dr Bowen St Clayton County so Ln gs Sp rin w Burke St Davis Rd Tye St 675 About This Map Ths map shows envronmental factors dentfed n publc data from state and federal Sources. It also dentfes uses often assocated wth sol contamnaton, Exit 1 especally those nvolvng vehcle repar and storage. The map does not suggest that there s actually contamnaton present on these stes n Stockbrdge. Such can only be determned through detaled study beyond ths scope of ths project. St W oo d Seab oard Turning Pte ir al d C nw se or s e Way Iron H Rd Flippe n Parkwood Dr Tramore Pass Ro Center St eek Tr B ay Co urt Dr N Berry St Ward St h St Part 2: Inventory and Analysis Chu rc C Davidson S Berry wy Silent Ave Da Pk Wilson Ave Shields Rd Cr t Welch St Blvd N Lee St N Henry Dr St College Ave Ra ilr oa d S Lee St el Dr Meadow R id ge n Ru 0 Mann Blvd Rock Quarry Rd e dg McCa ry S eta Cem 0.125 0.25 Mles 23 0.5 July 9, 2012 Figure 2.7: Existing Environmental Conditions 23 23 July 9, 2012 2.3 Transportation A community’s transportation system is comprised of several interconnected components that work together to move people and goods within a given area. These include vehicular, transit, pedestrian, and bicycle facilities. Together, these different components interact with one another to affect travel mode, land use and system flexibility. More than anything else, traffic is affected by the organization of the streets and blocks within which they occur. In fact, these are the most defining characteristics of a community and its transportation system. While buildings and land uses change, the street pattern of a community often remains unchanged over centuries. Blocks and streets can be thought of as the bones of a community. Just as bones determine a person’s height, stature, and looks, block and street patterns directly affect a community’s form and the importance of key sites within it. There are two major types of street patterns: Dendritic or branch-like street systems are made up of many small and disconnected local streets that feed into fewer collector streets that, in turn, feed into even fewer arterials. Because this pattern contains many dead-end local streets, it forces all traffic onto collectors and arterials, resulting in large block sizes and increased trip distances. Dendritic street patterns tend to discourage walking, encourage traffic congestion on collectors and arterials, and create a transportation system that is prone to shutdown when accidents or other incidents disrupt traffic on collectors or arterials. Its creation of longer trips also supports conventional suburban-style land uses marked by automobile orientation, separation of use, and disregard for the quality of the streetscape. These great distances also have a direct impact on the ability of emergency vehicles to respond to situations in an efficient manner. Interconnected street systems are made up of a series of small and medium sized streets arranged in a grid or modified grid pattern. In this pattern, virtually all streets connect to other streets. This provides small blocks, ensuring many possible routes and eliminating the need for wide, high-traffic arterials and collectors. An interconnected street pattern encourages walking, bicycling, and other forms of non-motorized transportation because it increases the likelihood of being able to make a trip without being forced onto a high-speed, high-volume road. It also tends to support pedestrianoriented land uses by allowing land uses to be closer together, thus increasing the opportunities for shared parking and pedestrianoriented streetscapes. 24 Transportation systems include many ways to travel B In a dendritic system, the distance from A to B is one mile and achievable along one route B In an interconnected system the distance from A to B is one half mile, with multiple route options City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 “Smart growth” principles generally support an interconnected system over a dendritic system because it better balances pedestrian and vehicular needs. Both cars and pedestrians operate more efficiently when multiple routes, shorter distances, and more direct trips are available. Generally, the largest a block in a walkable setting should be is 800 feet in length or 3,200 feet in perimeter, although between 200 and 600 feet in length or 800 to 2,400 feet in perimeter is more desirable. In developed areas with an existing dendritic system, achieving this can be a challenge because interconnected systems work best over a large area. In most places, the reality is that arterials and collectors serve transportation needs that extend beyond the immediate area. Even so, a localized interconnected system can reduce congestion on these streets by dispersing local trips. Traffic Systems An interconnected network in Boston allows most streets to be two lanes wide and pedestrian friendly Traffic system operations are affected by a variety of factors, including intersection operations, signal timings, turning movements, volume, capacity, and speeds. The interface of these different components affects each other and defines the ability of the whole system to operate efficiently and as part of a well-balanced system. Existing Street Network The existing street network in the study area includes urban principal arterials, urban minor arterials, urban collector streets and urban local streets serving regional and local needs. These roadways are primarily four-lanes with curb and gutter or two-lanes without curbs. One State Route passes though the study area, and two State Routes create the western boundary of the study area: g ecoach North Henry Boulevard (SR 138/42) is a key east-west corridor lR Hil Rd y lle Va d Danie • SR 138/42 (North Henry Boulevard) provides east/west regional access thru the center of the study area l Dr • SR 401 (I-75) borders the study area to the southwest, but is not part of the study • SR 413 (I-675) borders the study area to the west, but is not part of the study The existing street network consists of extremely large blocks, especially in its western half Ban ks Rd Existing Network Rock Q Flippen Road, East Atlanta Road, and Old Conyers Road are urban minor arterial streets within the study area. Rock Quarry Road serves as an urban collector street and borders the study area to the east. All remaining streets are local streets. STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE August 2, 2011 Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group Part 2: Inventory and Analysis 25 25 July 9, 2012 Existing Freight Rail A Norfolk Southern rail line exists in the study area parallel to Railroad Street and runs in a north to southeast direction. The railway has three at-grade crossings and one grade separated crossing at North Henry Boulevard (SR 138/42). The three at-grade crossings are located at Love Street in the traditional downtown, Nolan Street in the traditional downtown, and Rock Quarry Road near the intersection with Railroad Street. A grade-separated bridge is currently under construction to replace the Rock Quarry Road at-grade crossing. The Federal Railroad Administration Office of Safety Analysis reports 47 trains passing through the study area each weekday, at speeds ranging from 5 to 50 miles per hour (mph). Existing Traffic Signals There are eight traffic signals in the study area. The majority of these are found along North Henry Boulevard (SR 138/42), where all include pedestrian signals and crosswalks. The remaining three are along the edge of the study area and also include pedestrian signals and crosswalks. In addition to the traffic signals, several intersections are managed by 4-way or 3-way stops. Existing Traffic Volume The following volumes are consistent with the average daily traffic flow of the functional roadway classifications for each street. State routes having the higher volumes, and the principal and minor arterials carrying lower traffic volumes. Existing Traffic Calming Devices The only study area traffic calming devices are located in the Ansley Park community, off Davis Road. Existing Parking There is no on-street parking along any study area urban arterial or collector streets, although it can be found on several local streets. Existing Truck Routes Current truck routes through Stockbridge are along the urban principle arterial, North Henry Boulevard Table 2.3: Traffic Volumes Location 2010 Traffic Volumes (AADT) SR 138 SW, between Interstate 675 (SR413) and North Henry Boulevard (SR 138/42) North Henry Boulevard (SR 138/42), between Club Drive and Center Street North Henry Boulevard (SR 138/42), between Davidson Parkway and Fairlane Drive North Henry Boulevard (SR 138/42), between East Atlanta Road and South Lee Street 31,640 31,510 30,870 27,700 Flippen Road, between North Bridges Road and Red Oak Road 9,330 East Atlanta Road, between North Henry Boulevard (SR 138/42) and Bryant Street 8,730 Rock Quarry Road, between College Avenue and Railroad Street 8,360 26 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Figure 2.8: Roadway Function Classification Part 2: Inventory and Analysis 27 27 July 9, 2012 (SR 138/42), the urban minor arterials, Flippen Road and East Atlanta Road, and the urban collector street Rock Quarry Road. Existing Speed Limits Speed limits in the study area vary vastly depending upon the functional classification of the roadway. The speed limit on the urban interstate principal arterial is 55+ mph. The speed limit on the urban principal arterial, urban minor arterial, and urban collector streets generally varies between 45 and 35 mph. The majority of the local streets are 35 mph, but some are 25 mph in certain areas. Existing Travel Patterns The study area contains one urban principal arterial (North Henry Boulevard) that is fed from the urban minor arterials, urban collector streets, and from outside the study area to the west. The corridor serves as the main access for the study area to I-75 and I-675. Therefore on a typical business day the urban principle and urban minor arterials experience congestion during “rush hours.” Rush hour can be defined as the time between 7 A.M. and 9 A.M. when motorists are travelling to work or school, and 4 P.M. to 7 P.M. when motorists are returning to their homes. A significant point of congestion on these roads is the intersection of North Henry Boulevard (SR 138/42) and SR 138 SW. Traffic congests at this traffic signal where vehicles from the west and north attempt to access I-75 and I-675. Due to the high volume of motorists passing thru this area, a certain level of congestion is to be expected. Programmed Future Projects Several projects have been planned for the study area to improve pedestrian accessibility, traffic flow, and bicycling. A few projects from the previous LCI are underway or funded. Ongoing projects include: • Transit Infrastructure - Coordination with the State and County continues. • Stockbridge Downtown Streetscape (PI 0009093) - Streetscape improvements along Berry Street from Nolan Street to North of Love Street. Improvements include new asphalt pavement, drainage upgrades, concrete sidewalks, Americans with Disabilities Act (ADA) compliant ramps, lighting, signs, street furniture, trees, and landscaping. GDOT planned projects include: • North Henry Boulevard (SR 138/42) - Signalization upgrades and maintenance in and north of the study area. • South Lee Street and College Avenue - Pedestrian facilities along South Lee Street and College Avenue between North Henry Boulevard (SR 138/42) and Rock Quarry Road. • Reeves Creek Trail Phase II - Addition of a parking lot and 700 feet of trail along Flippen Road to the trailhead of Reeves Creek Trail. Project Development Process There are a number of steps to be taken in the project development process. Some of these include: • Developing consensus among stakeholders and community leaders on traffic issues that needs to be addressed, so that there is motivation to proceed with project implementation steps; • Identifying a few projects or alternatives that appear to cost effectively solve the problem; • Begin considering sources of funding from traditional and, if possible, non-traditional sources; • Perform preliminary design, environmental, project cost and right-of-way analyses; • Conduct public hearings to share findings and solicit comments; 28 City of Stockbridge Livable Centers Initiative Study 10-Year Update • Reflect comments; July 9, 2012 • Build consensus on action plan among elected officials; • Identify the project(s), finalize design(s), and finalize right-of-way needs; • Secure funding agreements and get project(s) programmed into the ARC’s and GDOT’s formal programming documents: Regional Transportation Plan (ARC); Transportation Improvement Program (ARC); and, Statewide Improvement Program (GDOT). If the City and County develop a set of projects that has community support and meets local mobility, access and safety concerns, then the project(s) will have a very good chance to receive funding from traditional sources even though the implementation timeline may not be clear. This also means the City and County will need to supply local matching funds toward the total project cost. Local matching funds often take the form of preliminary engineering studies, site preparation work such as utility relocation and right-of-way acquisition. Strengths • There is easy access to nearby I-675 and I-75. • There is adequate off-street commercial parking. • Traffic signals seem to be synchronized to adequately move traffic on major streets. • There are turn lanes and flush medians on major roads to reduce traffic congestion. Weaknesses • There is congestion during peak hours. • The intersection configuration at North Henry Boulevard (SR138/42) and SR 138 is not ideal. • There is a large amount of traffic “passing thru” on Davidson Parkway. • Multiple curb cuts along North Henry Boulevard (SR 138/42) create safety concerns for motorist • There are long peak hour delays at the intersection of North Henry Boulevard and SR 138 SW. • The existing traffic system is not interconnected to provide multiple route options. • Block sizes are large, which forces traffic onto a few major corridors. Opportunities • The redesign of existing road intersections could improve their operations. • Additional interstate access could benefit the area. • The addition of traffic signals at major intersections could provide safe access onto state routes • The addition of turn/u-turn lanes and raised medians to control traffic and reduce turning accidents along North Henry Boulevard (SR 138/42) could improve operations. • New development could expand the street network. Threats • Additional traffic signals could further congest state routes and increase travel time increase travel time for vehicles traveling through the study area. • Connectivity of street system could increase traffic volume on local streets and could decrease pedestrian safety if not properly planned for. • The ability to acquire right-of-way for future projects could be limited by high costs and concerns over displacing existing residents or businesses. Part 2: Inventory and Analysis 29 29 July 9, 2012 Pedestrian Facilities Because every trip begins on foot, the walking experience is critical to understanding the current transportation system. Pedestrian trips are also important as they have the opportunity to take the stress off of vehicular systems and create a safer study area. Existing Conditions The main corridor of the study area, North Henry Boulevard (SR 138/42), provides a traversable network of pedestrian facilities from east to west across the study area. Restaurants, stores, and other businesses front this corridor and have adequate passages between each other. The sidewalks along this corridor are some of the most heavily used in the community due to the access they provide to these businesses. The secondary or “feeder” sidewalks receive less foot traffic, but are equally important to the pedestrian network. These are the sidewalks used to transport residents from their homes to the traditional downtown area. Sidewalks along Old Atlanta Highway, Tye Street, Club Drive, and East Atlanta Road currently serve as gateways into the residential community. Sidewalks alone do not create a walkable community, land uses and building form also play a part Most existing sidewalks on secondary streets are in good condition, but narrow; this discourages the sense of safe pedestrian passage. Also several of the secondary streets in the study area do not currently have sidewalks. Future streetscape projects along secondary streets would improve accessibility to North Henry Boulevard (SR 138/42). Strengths • Almost all of the newer neighborhoods in the study area have sidewalks in them. • Existing sidewalks are in-place on both sides of the street along the main commercial corridor. Quality sidewalks not only provide transportation, but can also support commerce • Close proximity of neighborhoods to commercial uses along North Henry Boulevard (SR 138/42) make walking viable. Weaknesses • The combination of development patterns, existing facilities, and distances mean that much of the study area is not walkable. • There is poor ADA accessibility for pedestrians along North Henry Boulevard (SR 138/42). • Many buildings have frontal parking and are set back from the street, which discourages walking. • There is a lack of sidewalk connectivity on key streets. • ADA-compliant pedestrian facilities are lacking at many intersections. 30 The railroad and a pedestrian-hostile bridge create barriers to walking City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Figure 2.9: Pedestrian and Roadway Facilities Part 2: Inventory and Analysis 31 31 • Most secondary streets lack a sidewalk to connect neighborhoods to commercial uses. July 9, 2012 • The lack of a planting strip between roadway and sidewalk along North Henry Boulevard (SR 138/42) reduces the sense of safety for pedestrians. • There are few pedestrian crossing locations along North Henry Boulevard (SR 138/42). • There are few walkways from buildings to the sidewalk in existing auto-oriented sites. • There are few street trees to provide shade in summer months. • Large blocks make walking distances very great, especially between adjacent uses and neighborhoods that are geographically close, but which lack safe, direct pedestrian routes. Opportunities ADA-accessible ramps were recently installed along parts of SR 138 • Crosswalks could be restriped or better marked. • The existing right-of-way along North Henry Boulevard (SR 138/42) provides an opportunity to increase sidewalk width. • Pedestrian improvements along North Henry Boulevard (SR 138/42) could improve access for persons with disabilities. • Additional sidewalks could provide connectivity on secondary streets. • Street furnishings and a typical section could establish and maintain a community image. • Pedestrian connections across the railroad between Cochran and Clark Community Parks could better connect the two. • The proximity of business and housing makes walking a viable form of transportation if improved, continuous facilities are provided. • Pedestrian improvements on major streets could improve safety and connectivity. A new sidewalk was installed on East Atlanta Road as part of the Town Center project • Sidewalks constructed on new proposed streets could provide supplementary travel routes for pedestrians. • Mid-block paths or connections between otherwise disconnected adjacent neighborhood could decrease walking distances. Threats • Narrow rights-of-way on secondary streets could limit the provision of quality sidewalks. • Drainage improvements would be necessary along secondary streets if curb and gutter are added to provide pedestrian facilities. • Redevelopment could increase pedestrian crossings on state routes and create conflicts if facilities are not improved. There are no sidewalks in the Clayton County portion of the study area 32 City of Stockbridge Livable Centers Initiative Study 10-Year Update Bicycle Facilities July 9, 2012 Bicycles are an increasingly important means of transportation today. A balanced transportation system including a mix of transit and bicycle facilities can help diversify how people travel. Bicycle facilities can take four major forms. Off-street bicycle facilities are generally ten to twelve feet wide off-road paved areas that permit travel in two directions; lanes may or may not be striped. Usually, these facilities are built in conjunction with greenways, and their off-road nature makes them ideal for inexperienced bicyclists. Bicycle lanes are striped one-way on-street facilities. They are usually located next to the curb so bicyclists move in the same direction as traffic, and are sometimes found next to parking spaces. In Georgia, designated bicycle lanes are required to have a minimum width of five feet. However, undesignated bike lanes can be striped for narrower widths. Lanes are strongly suggested on streets with vehicular speeds greater than 25 miles per hour. Bicycle and pedestrian facilities are part of a balanced transportation system Cycle tracks combine the experience of an off-street bicycle facility with the on-street infrastructure of a bicycle lane. They provide a protected, dedicated bicycling area physically separated from motor traffic and distinct from the sidewalk. Sharrow markings are installed in a street’s travel lane to alert drivers that bicyclists also use the roadway. They also assist bicyclists with lateral positioning, encourage safe passing of bicyclists by motorists, and reduce the incidence of wrong-way bicycling. Sharrows are often used where streets are too narrow for dedicated bicycle lanes. Existing Conditions Multi-use paths are off-street facilities used by pedestrians and bicyclists Currently the study area only contains one off-street bicycle facility, the multi-use path along Reeves Creek. Although only one funded project with bicycle facilities is scheduled for the study area, several streets have the potential of including bicycle facilities in the future. These could include off-street paths, bicycle lanes, or just a shared roadway. Strengths • Reeves Creek Trail provides a recreational path for bicyclists. • Relatively low vehicular volumes and speeds make on-street bicycling feasible along secondary streets in the study area • Close proximity of neighborhoods to the commercial corridor may create a demand for bike facilities. • Some people do bicycle in the study area, in spite of poor bicycling conditions. Part 2: Inventory and Analysis Today, people do bike in the study area, but they lack quality facilities 33 33 July 9, 2012 Weaknesses • North Henry Boulevard is a key corridor, but it is very automobile-oriented - creating a hostile environment for bicyclists. • High truck traffic on urban minor arterial and urban collector streets creates a hostile environment for bicyclists. • Narrow local streets create safety concerns for bicyclists. • The lack of bike racks encourage storage on other elements in the pedestrian environment, and may discourage bicycling. Opportunities • Due to the area’s demand for transit and its relatively high number of pedestrians, there is the potential to significantly increase bicycle use. • Off-street paths could tie neighborhoods to parks and open spaces, the downtown, and surrounding communities. • Existing plans identify potential bicycle facility links along secondary roads between the study area and nearby communities. Low speeds and traffic volumes make bicycling relatively safe on most local streets • Expansion of the Reeves Creek Trail could provide a link between the study area and nearby communities. • Bike routes or shared-road markings could be established on streets that are too narrow for bike lanes or multi-use trails. • The installation of bicycle racks at existing businesses or within new developments could promote bicycle use. Threats • Development of bicycle facilities at the expense of existing vehicular lanes on roads without excess capacity could negatively impact vehicular flow on urban principal arterials, urban collectors, and urban minor arterials. • Implementing bicycle lanes or other facilities along existing State Routes could create a false sense of security and actually expose more bicyclists to unsafe conditions. 34 Installing bicycle racks at businesses could encourage bicycle use City of Stockbridge Livable Centers Initiative Study 10-Year Update Public Transportation July 9, 2012 While public transit accounts for only 2.5 percent of trips made in the Atlanta metropolitan region, interest in it is growing as traffic congestion increases and demographics changes, especially the aging population, create demand for alternatives to driving. Public transit can be a vital asset to a community that works hand-in-hand with improved walkability. Public transportation can be incorporated into the study area in two main ways, regional and/or local transit. Regional transit could provide access to major destinations or other transportation ports outside of the study area. Local transit could provide a system of transportation to destinations within the study area. The addition of a transit service would require coordination with several governmental agencies as well as several studies of feasibility, potential ridership, and economic impact. Existing Conditions The only available public transportation in the study area is the Henry County Transit. This is a curb-tocurb service that is available to county residents for transport to any destination within Henry County. A park and ride lot is located less than a mile west of the study area at the I-75/I-675 interchange. GRTA Xpress commuter transportation service runs two bus routes from this lot to downtown Atlanta. Xpress provides commuters an alternative to driving their own vehicles alone to work. Strengths • Henry County Transit provides public transportation in the study area and surrounding areas. • Close proximity to nearby shopping centers and the Hartsfield-Jackson Atlanta International Airport could create a high demand for residents interested in utilizing public transportation. Weaknesses • There are no dedicated bus lanes for faster service, especially along North Henry Boulevard (SR 138/42). • The lack of transit-supportive uses within the study area limits its ability to attract riders. • The lack of quality pedestrian facilities also negatively impacts transit ridership, as every transit trip starts on-foot. Opportunities • Signal preemption, or dedicated bus lanes could streamline bus service, especially on I-75. • Transit-supportive land uses could make using transit a desirable option for a larger population. Threats • Creating bus stops along North Henry Boulevard (SR 138/42) may increase traffic congestion. • Expensive research and numerous studies would be needed to merit the addition of a public transportation system. Atlanta Regional Commission, Household Travel Survey, (2002) Part 2: Inventory and Analysis 35 35 July 9, 2012 2.4 Markets & Economics As part of the 10-year update a market analysis was performed to determine the potential market depth for new residential, retail and office space. The following tasks were performed as part of this: • Study Area Overview: The study area’s current position in the marketplace was assessed in terms of the quality and level of existing supply and in how it relates to competitive markets. • Demographic and Economic Profile: Analysis of demographic and economic trends in and around the study area, as well as larger geographic areas from which customers and new residents are likely to emanate. Note: This section contains a summary of market conditions. Please see the appendix for a complete market study. • Market Analysis: Analysis of the competitive supply of residential, retail and office uses. Estimates of potential market support for new or rehabbed residential, retail and office development, phased over a 10-year period. • Economic Development & Marketing: Based on community0DS/RFDO *UHDWHU5HWDLO0DUNHW$UHDVದ 0LQXWH'ULYHV input and findings of the market analysis, redevelopment considerations will be provided in Part 4: Recommendations Methodology While redevelopment activity throughout the study area will be phased over time, the market analysis is focused on the tenyear time period from 2012-2022, a realistic projection period for redevelopment. The results of this study are based on: • Site visits conducted by Marketek, Inc.; • Analysis of secondary data, including those provided by the US Census, ESRI Business Information Solutions, and others; • Input from local residents and property owners, public officials, and real estate professionals; • Statistical estimates of potential supportable space; It is critical to understand how market forces impact the planning process 0DS5HVLGHQWLDO0DUNHW$UHDದ0LOH5DGLXV • Business inventory and mapping of key shopping centers; and • The professional and technical expertise of Marketek, Inc. Target Market Profile Retail and Residential Market Areas are the areas from which the most potential retail customers and residents of new housing will come. They are based on drive time estimates, geographic and man-made boundaries, and the location of existing competition. The study area’s market areas include: • Local Resident Market Area: Approximately a ten-minute drive from Stockbridge City Hall. Residents will visit the area for convenience goods and services, as well as for specialtyx shopping, dining and entertainment. The Residential Market Area extends Over the last decade, the Local Retail Market Area grew by 14,833 pe 15 percent miles per from City Hall 35,021 in 2010. This increase is not of 7.4 year, to reach 0DUNHW$QDO\VLVIRUWKH6WRFNEULGJH/&,6WXG\<HDU8SGDWH7DUJHW0DUNHW3URILOH 36 City of Stockbridge Livable Centers Initiative Study 10-Year Update 0DS/RFDO *UHDWHU5HWDLO0DUNHW$UHDVದ 0LQXWH'ULYHV July 9, 2012 Local and Greater (green) Retail Market Areas represent ten and twenty-minute drives • Greater Retail Market Area: Approximately a twenty-minute drive from City Hall. Residents will visit the study area for destination shopping, dining and entertainment. • Residential Market Area: Fifteen-mile radius from City Hall. Most new study area residents will move 0DS5HVLGHQWLDO0DUNHW$UHDದ0LOH5DGLXV from within this area. It is from these different market areas that the analysis in this section is based. Demographic trends are analyzed for the 2000 to 2015 time period and comparisons to the City of Stockbridge and the Atlanta Metropolitan Statistical Area (MSA) are made where appropriate. Table 2.4 provides several demographic and economic indicators. • Over the last decade, the Local Retail Market Area grew by 14,833 persons, or an average of 7.4 percent per year, to reach 35,021 in 2010. This increase is not surprising given that Henry County had one of the strongest growth rates nationwide in the 2000s and was the seventh fastest growing county in the country through 2006. • The Greater Retail Market Area and Residential Market Areas saw more modest growth – with average annual population growth rates of 2.5 percent and 1.6 percent, respectively – similar to the study area average of 2.3 percent and the metro average of 2.4 percent. Stockbridge more than doubled its population, although some growth is attributable to changes in the city boundaries. Part 2: Inventory and Analysis 37 37 July 9, 2012 Table 2.4: Demographic Snapshot Demographic Indicator Study Area City of Local Retail Stockbridge Market Area Greater Retail Market Area Residential Market Area Atlanta MSA Population 2010 8,270 25,636 35,021 283,903 852,370 5,268,860 2015 (forecast) 9,500 30,051 39,036 309,415 929,703 5,803,172 Avg. Ann. % Change (‘00 -‘10) 2.33% 16.02% 7.35% 2.52% 1.58% 2.40% Avg. Ann. % Change (‘10 -’15) 2.97% 3.44% 2.29% 1.80% 1.81% 2.03% 2010 3,238 9,499 13,010 100,128 305,338 1,937,225 2015 (forecast) 3,729 11,158 14,545 109,269 333,042 2,132,276 Avg. Ann. % Change (‘00 -’10) 2.15% 15.34% 7.43% 2.87% 2.11% 2.46% Avg. Ann. % Change (‘10 -’15) 3.03% 3.49% 2.36% 1.83% 1.81% 2.01% Average Household Size 2.51 2.69 2.67 2.87 2.89 2.72 Median Household Income $61,130 $72,139 $65,280 $60,701 $61,600 $68,106 Median Age (Years) 30.5 32.8 32.9 32.8 33.4 34.7 Percent White Alone 37.60% 28.80% 38.00% 31.00% 25.60% 55.40% Percent Black Alone 48.10% 55.70% 48.90% 55.10% 65.70% 32.40% Percent Hispanic 14.10% 9.50% 12.00% 11.60% 7.50% 10.40% Homeownership 67.20% 70.90% 73.20% 65.70% 67.90% 66.50% Associate Degree 9.00% 8.90% 9.20% 7.50% 7.60% 6.80% Four Year Degree or More 27.80% 32.70% 23.50% 20.80% 22.50% 34.40% Households Race Educational Attainment Sources: 2000 and 2010 US Census; ESRI Business Information Solutions • As of 2010, the study area included 8,270 persons in 3,238 households. Median income ($61,130) and median age (30.5 years) are both slightly below metro medians. About half of residents are African American (48 percent), 38 percent are white, and 14 percent are of Hispanic origin. • As of 2010, the Greater Retail Market Area contained 283,903 residents and the Residential Market Area is home to 852,370 people. Despite cooled growth rates compared to the 2000s, the former is projected to gain 25,512 residents through 2015, and the latter 77,333. • Median income in 2005-2009 for the three market areas ranged from $49,047 in the Greater Retail to $57,812 in the Local Retail; all were below, but within $10,000 of, the metro median. Like the study 38 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 area, market area populations had a slightly lower median age than the metro, but Henry County is anticipated to see aggressive gains in the 55+ population through 2030, according to the ARC. • The largest share of residents in each market area in 2010 were African American (ranging from 49 percent in the Local Retail to 66 percent in the Residential). White persons constituted between 26 percent in the Residential and 38 percent in the Local Retail. In both retail market areas, 12 percent of the population was of Hispanic origin as of 2010. • ESRI Business Information Solutions categorizes neighborhoods into 65 consumer groups or market segments. Neighborhoods are defined by census blocks and are analyzed by a variety of demographic and socioeconomic characteristics and other determinants of consumer behavior. In the Stockbridge Market Areas, the top consumer segments consist of young families with incomes near or above the national median whose spending reflects family needs - purchases for babies/children, home improvement and gardening, and big-ticket home items. The market areas are also include older couples who are either retired or approaching retirement and have fewer children living at home. Employee Market Market research conducted by the Business Owners and Managers Association of America demonstrates that office workers (as one segment of the workforce) spend between 10 and 15 percent of their expendable income in and near their places of work. An estimated 415 businesses with 3,411 employees operate in the study area. Within three miles there are an additional 1,277 businesses and 9,784 jobs. In the three-mile area, the largest share of employees work in retail trade (27 percent), health services (21 percent) and other services (15 percent). Additional Population Segments During the LCI Kick-Off Meeting and Community Workshop, community members identified several population segments whose needs should be specifically considered in the planning process, including: • Families with Children: Workshop participants identified recreation and after-school activities as a key need in the study area. The 2010 Census shows that 4,329 households in the City of Stockbridge (45 percent) have children and, of these, 1,717 are single-parent households. As of 2010, there were a total of 5,812 school-aged children in the city and 1,754 in the study area. • Seniors: Nationally, aging Baby Boomers are projected to fuel increases in the senior (65 and older) population in the coming decades. In Stockbridge, there were an estimated 1,603 seniors (65+) as of 2010 and senior householders made up 10 percent of the households. In the study area, seniors constituted 6 percent of the population and senior householders made up 7 percent of households. • Veterans: Residents also expressed a desire to serve veterans. There are 2,301 veterans living in Stockbridge and 16,729 in Henry County. Looking at characteristics for Henry County’s veteran population, the majority are male (87 percent) and the largest share (45 percent) are between ages 35 and 54. Henry County veterans are college-educated at about the same rate as non veterans (24 percent) and have a slightly lower unemployment rate (8.5 percent versus 9.9 percent). • Disabled Persons: The 2008-2010 American Community Survey also provides estimates of the disabled population in Stockbridge. There are an estimated 2,365 persons in the City with one or more disabilities, including 1,094 persons with ambulatory disabilities (i.e., difficulty walking or climbing stairs). Persons with disabilities constitute about 10 percent of the Stockbridge population. Part 2: Inventory and Analysis 39 39 Residential Market Analysis July 9, 2012 This section provide an overview of the existing housing market, along with a statistical demand analysis to estimate potential market depth for for-sale and rental housing in the study area. Target markets and approaches to supporting development of affordable and senior housing will be provided in the recommendations phase of this study. Market Overview Economic uncertainty, job losses, an oversupply of residential real estate and continuing foreclosures have continued to plague the housing market nationally and in metro Atlanta. In the US, new single and multifamily housing starts bottomed out in the second half of 2009 and are anticipated to grow to 0.9 million units per year by 2012. Before the recession, housing starts averaged 2 million plus per year. While home sales were boosted by the extended homebuyer tax credit, they did not match the volume sold during the first tax credit period. In metro Atlanta, several factors have coalesced to depress rents, sales prices and sales volumes. From 1995 to 2005, the Atlanta MSA led the nation in terms of square footage of new home construction. This construction boom leaves the metro area with an estimated 150,000 vacant, developed lots (i.e., lots that are served by varying levels of infrastructure but no homes are built). Meanwhile, risky lending practices, unemployment, and a short foreclosure process statewide have further increased oversupply as foreclosed homes are made available. On the rental side, rents and occupancies have fallen for apartments, although the market has not been hit as hard as for-sale. A 2011 report by the National Multi Housing Council reports that rental apartment development activity has increased in most areas, and apartments are generally performing better than other real estate sectors nationally. In metro Atlanta, apartment occupancy rates average 90 percent, down from 96 percent ten years ago. Rental rates are stable and poised to increase, and complex and land sales are picking up. Housing Supply Table 2.5 summarizes the characteristics of the existing housing supply in the study area, Residential Market Area, City of Stockbridge, and Atlanta MSA. • Tenure: In all geographies, the majority of housing is owner-occupied. Homeownership rates in the study area and Residential Market Area are similar to that of the Atlanta MSA, at 67 to 68 percent. • Vacancy: Residential vacancy rates range from 8 percent in the city and county to 12 percent in the Residential Market Area. All have increased since 2000. In the Study Area, there are approximately 314 vacant housing units and 180 vacant, unbuilt home lots. • Home Values: Median home values in Stockbridge and Henry County are close ($168,000 and $171,000, respectively) but remain below that of the MSA ($188,000). Median values are lower in the study area and Residential Market Area ($145,000 and $150,000, respectively). • Structure Type: Detached single-family housing is the dominant residential type in each geography, constituting 62 percent of housing in the study area and 71 percent in the Market Area. Apartments with 10 or more units follow, making up a quarter of units in the study area, one-fifth of units in the city and one-tenth of units in the Market Area. • Building Permits: Another indicator of the housing market is the number of residential building permits issued. Permits issued in Henry County reveal a significant decline over the last decade. In 2010, only 220 permits were issued, down from as high as 4,689 in 2002, evidencing the drastic slowdown in residential construction. 40 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Table 2.5: Summary Characteristics of Existing Housing Housing Characteristic Study Area City of stockbridge Henry County Residential Market Area Atlanta MSA Occupied Units (2010) 3,238 9,499 70,255 305,388 1,937,225 Owner occupied 67% 71% 84% 68% 67% Renter occupied 33% 29% 16% 32% 33% Vacancy Rate (2010) 9% 8% 8% 12% 11% Median Owner Occupied Unit Value (’05-’09) $144,494 $168,400 $171,700 $149,588 $188,400 Median Contract Rent (2005-2009) $815 $808 $800 $698 $733 Single-family Detached 62.20% 66.10% 84.70% 71.10% 67.00% Single-family Attached 1.10% 2.50% 1.80% 4.00% 4.70% 2-4 Units 2.20% 1.90% 1.70% 4.60% 4.50% 5-9 Units 5.70% 6.60% 2.60% 7.60% 6.10% 10+ Units 24.70% 18.90% 5.40% 10.60% 14.30% Mobile Home 4.10% 4.00% 3.80% 2.10% 3.40% Median Year Structure Built (2005-2009) 1995 2000 1997 1986 1987 Units in Structure (2005-2009) Source: 2010 US Census, 2005-2009 American Community Survey, ESRI Business Information Solutions Henry County home sales for the last five years have declined. New sales for both detached and attached homes fell significantly from 2005 to 2009, by 83 percent and 78 percent, respectively. Existing detached home sales fell less drastically (21 percent) but saw a steep decline in median price (24 percent); by comparison new single-family homes prices peaked in 2007 before returning to 2005 levels. Sales of existing attached homes increased from only 21 in 2005 to 74 in 2009. Prices, however, fell considerably; medians dropped from $123,000 in 2005 to $40,000 in 2009. New attached home sales prices also fell, with a median of $85,000 in 2009. In the case of resales for both attached and detached housing, foreclosures are bolstering sales numbers while depressing prices. Interviews with local real estate professionals echo building permit data and sales histories - construction and market activity have slowed significantly in Henry County and many sales now involve foreclosures. Few communities are actively building, although some builders have had success selling new units at competitive prices after acquiring vacant foreclosed lots. Prices in these neighborhoods ranged from the $170s to $260s, or about $60 to $70 per square foot. The majority of sales, however, are resales or foreclosures and, as permit data indicates, little to no speculative building is underway. On the rental side, Henry County is among the top performing apartment markets in the region, along with Rockdale, north Fulton, and the City of Atlanta. The occupancy rate for Henry County in 2010 was estimated at 92 percent, the second highest of the 12 Atlanta submarkets tracked by real estate information providers Databank, Inc. According to Databank, with more Class A and Class B product, newer construction and higher rents, Henry was less affected by job losses that led many low-wage workers to vacate mid- and low-rent apartment in South Fulton and Clayton. Despite strong occupancy rates in some suburban counties, developer interest is currently focused Part 2: Inventory and Analysis 41 41 July 9, 2012 primarily on infill locations in Atlanta. Thus, while about 2,000 new apartment units were planned for Henry County over the next two to three years, development timelines will be heavily influenced by the pace of economic recovery throughout the region. Marketek surveyed several apartment communities in and near the study area. Occupancy rates range from 85 percent to 99 percent; seven of the eleven properties surveyed have occupancy rates at 92 percent or above. All of the surveyed communities have one, two and three bedroom apartments but typically offer fewer floorplan options for three bedroom units. Starting rental rates for one bedroom homes are roughly evenly distributed from $589 to $850 per month (or $0.74 to $1.11 per square foot). Two bedroom unit starting monthly rents range from $659 to $990 (or $0.62 to $0.93 per square foot), but most are below $800. Rents for three bedrooms are in the $790 to $1,000 range, with the exception of Mandalay Villas, where they start at $1,260. Compared to a similar rental survey completed in Henry County in 2008, rents in most complexes have increased slightly. There are an estimated 180 vacant single-family house lots in the study area Housing Demand Over the next ten years, 1,441 Residential Market Area households will be potential buyers of newly developed or rehabilitated market rate housing annually. An estimated 1,228 households in the Residential Market Area are potential renters at market rate rental projects annually. It is estimated that during the first ten years of development, approximately 793 for-sale and 614 rental units could be absorbed in the study area. These may include newly developed housing units or rehabilitation of obsolete units. These townhouses are located off of Davis Road Table 2.6: Summary of Potential New Residential Units in Stockbridge LCI Study Area For-Sale Product 10-Year Market Area Potential Demand Study Area Capture 10-Year Study Area Potential Demand Potential Price Points/Rents 14,413 units 5.50% 793 units Condos: $85,000 to $125,000 Townhomes: $125,000 to $175,000 Single-Family Detached: $175,000 to $250,000 Rental Product 12,280 units 5.00% 614 units 1 bd: $700 to $850 2 bd: $775 to $975 3 bd: $950 to $1,250 42 City of Stockbridge Livable Centers Initiative Study 10-Year Update Retail Market Analysis July 9, 2012 The supply and demand analysis estimates the amount of potential new retail space that can be supported in the Stockbridge LCI study area now and over the next ten years by merchandise type. Market Overview Nationally, slowed retail sales, increasing vacancy, and tightening lending markets have lowered lease rates and stalled commercial construction in many markets. Several indicators, however, point to a recovery. After being down by nearly $45 billion, retail sales have almost returned to pre-recession levels and are anticipated to grow over the next year. Nationwide, occupancy rates are recovering (estimated at 7.1 percent) and positive absorption has continued (21.5 million sf in the first half of 2011). There is an estimated 65,000 sf of vacant space in the study area As retailers took advantage of lower rental rates and other deals, leasing activity has increased. First tier properties have seen the strongest recovery, with some demand for space spilling over to second tier centers. Third tier properties and unanchored strip centers face the most challenges in filling vacancies and stabilizing rents. While discount retailers remain strong and luxury retailers are strengthening, the middle market segment has been slower. Retail Supply Dorey Publishing and Information Services places the study area in the “Stockbridge/McDonough/Henry County” retail submarket. The vacancy rate in this submarket was estimated at 9.4 percent in 2010, up from 8.1 percent five years ago. Of the 28 metro submarkets tracked, Stockbridge has the sixth-lowest vacancy rates; of suburban submarkets, it is the second-lowest behind Stone Mountain, at 9.1 percent. Of the study area’s 1.25 million square feet of retail space, fieldwork conducted as part of this 10-year update estimates that 65,000 square feet, or 5.2 percent, is vacant. Most existing retail is found in strip malls In terms of rental rates, Stockbridge falls in the middle when compared with the 20 suburban retail markets. At $14.15 per square foot, Stockbridge’s average is above that of eight submarkets, below that of another eight and on par with (within a dollar of) the remaining three. Lease rates in Stockbridge have increased since 2005, when they averaged about $11 per square foot. Overall, discount retailers, including second-hand stores, make up a large share of study area commercial space. In terms of restaurants, the majority are chains - primarily fast food and casual dining. Shopping plazas and free-standing stores are typical. Vacancies tend to be concentrated in a few centers, with others being fully-occupied or having only one or two storefronts available. An exception to this development style is the downtown, which includes several historic “Main Street” buildings. While many of the existing buildings are deteriorating, the downtown could offer an Part 2: Inventory and Analysis Walkable retail could strengthen the existing downtown area 43 43 July 9, 2012 Table 2.7: Summary of Potential Supportable Retail Space: Stockbridge LCI Study Area, 2010-2021 Existing Unmet Demand Capture Sf Capture Sf Capture Sf Total New Supportable Space in Study Area - - 40% 9,811 45% 12,056 21,867 Health & Personal Care 50% 2,826 42% 1,850 48% 2,273 6,949 Subtotal 50% 2,826 40% 11,661 45% 14,329 28,816 40% 4,897 45% 6,018 10,915 Merchandise/Service Category New Supportable Retail Space in Study Area 2010 2016 2021 Local Retail Market Area Convenience Goods Grocery Personal Services Greater Retail Market Area Shoppers’ Goods Apparel 15% 2,827 14% 9,624 18% 12,915 25,366 Home Furnishings 15% 19,206 12% 8,423 15% 11,303 38,932 Home Improvement 13% 9,578 16% 12,854 22,431 Misc. Specialty Retail 10% 7,760 12% 10,414 18,174 Subtotal 15% 22,033 12% 35,384 15% 47,486 104,903 Restaurants 10% 12,949 15% 19,079 18% 24,580 56,609 Entertainment NA NA 15% 7,004 18% 9,024 16,029 Total 13% 37,808 15% 78,026 19% 101,438 217,272 Note: Because demand for Convenience Goods and Personal Service businesses is derived primarily from nearby residents, captures are based predominately on Local Retail Market Area demand. Source: ESRI; Urban Land Institute; Marketek, Inc. alternative to the auto-oriented nature of most retail and restaurant development in the area. Retail Demand “Existing demand” is demand for retail goods by current market area households that is now being met outside of the market area. Existing demand is found by comparing retail supply (i.e., actual retail sales) with retail demand (i.e., the expected amount spent by market area residents based on consumer expenditure patterns). When demand outweighs supply, a leakage occurs, indicating that consumers are spending outside of the market area. While consumers will always do a certain amount of shopping away from home, this comparison provides an indication of the availability of goods in the local market. The second source of resident demand is “future demand,” or demand based on projected household growth and spending patterns in the market areas over the next ten years. Potential retail sales are found by applying expenditure potential by type of merchandise to market area population figures and are divided among five merchandise categories: shoppers’ goods, convenience goods, restaurants, entertainment and personal services. Based on standards sales per square foot of store space, potential sales are converted to supportable space. The share of this demand that the Stockbridge study area can ultimately capture depends on its success at implementing a comprehensive development program with a wide variety of retail, entertainment, 44 City of Stockbridge Livable Centers Initiative Study 10-Year Update Table 2.8: Potential Annual Demand for Office Space: Henry County, 2011-2021 July 9, 2012 Average Annual Employee Change (1) Office Space User Ratio (2) Office Space Users (2) Sq. Ft. per Employee (2) Average Annual Demand (sf) Construction 118 10% 11.8 245 2,889 Manufacturing 2 10% 0.2 245 49 TCU 95 20% 19 245 4,655 Wholesale Trade 36 10% 3.6 245 882 Employment Category Retail Trade 145 5% 7.3 245 1,776 FIRE 320 80% 256 245 62,720 Services 861 40% 344.4 245 84,378 Government 169 25% 42.3 245 10,351 TOTAL 1,746 245 167,700 (1) 2010-2020 annual net change in employment from ARC Employment Forecasts (prepared February 2011). (2) Based on standards developed by the Urban Land Institute. Sources: Marketek, Inc.; ARC; Urban Land Institute housing and office uses and on its ability to establish a robust business recruitment system. In other words, a passive or segmented approach would result in Stockbridge achieving only a fraction of its estimated potential. Based on the assumption that a comprehensive business development program is underway, Marketek estimates that over the next ten years, the study area has the potential to capture 17 percent of new market area demand (or 180,000 sf of commercial space) and 13 percent of existing market area demand (38,000 sf). Combined, these form potential for 217,000 sf of new or rehabbed retail space in the study area over ten years. Estimates of potential new retail space in the area should be considered conservative based on the fact that expenditures of three key markets - employees, visitors and students - fall outside of the model. Office Market Analysis Accurately forecasting demand for leasable office space is difficult at best. It is especially so in a market like Stockbridge, where small-scale product and small tenants predominate. The proceeding methodology uses forward-looking demand projections, based on estimates of employment growth, to forecast potential demand for office over the next ten years. However, given the current slow pace of economic recovery, employment gains in the short term are likely to be low compared with long-term growth rate projections. Based on the ARC’s recent job growth forecasts for Henry County, potential future demand for office space in Henry is estimated at 167,000 sf per year through 2021, as shown in Table 2.8. While some demand will also be generated by turnover of existing office space, this is likely to be negligible considering the high vacancy in the market at present. Assuming that a comprehensive development program is underway, including development of attractive commercial space in a mixed-use, downtown atmosphere, Marketek estimates that the study area could initially attract 5 percent of Henry County demand for new or rehabilitated office space and increase progressively to 9 percent over the next ten years. These capture rates translate to the potential for 117,390 sf of new or rehabbed office space in the study area through 2021. However, given the vagaries of economics and real estate and the unknown pace of economic recovery, actual demand can fluctuate significantly on a year-to-year basis. The subsequent phase of this research will identify more specific types of office space users likely to locate in the study area. Part 2: Inventory and Analysis 45 45 July 9, 2012 Land Values Land values also significantly impact redevelopment prospects in a community. To identify these impacts in Stockbridge a study was conducted that factored land costs into multifamily rental, for-sale housing, and mixed use redevelopment. By establishing a set of assumptions and extrapolating a range of variables, an acceptable range of land values under which a particular development type may be feasible was determined for the study area. Key findings include that: • Multifamily housing without structured parking (30 units/acre or less) could be feasible where land values at or below $175,000 per acre, but only where density achievable in the High-Rise District Overlay is provided. In other areas, where a maximum density of 16 units/acre is assumed, the maximum land price falls to just under $100,000 per acre. Pedestrian-friendly multifamily units such as these are feasible in the study area today • Multifamily housing with structured parking (generally 30 units/acre or more) is not feasible anywhere in the study area. • Conventional single-family housing at up to 3.6 units per acre could be built within areas of land value up to $150,000 to $175,000 per acre. • Small lot single-family housing at could only be build on areas with land prices of no more than $225,000 per acre, due to a lower sale price per unit. • Townhouses at 15 units per acre could occur on land as high as $280,000 per acre. • Commercial uses, such as found along North Henry Boulevard, can occur on land up to $700,000 per acre, depending on the specific franchise, and their potential sales. • Vertical Mixed-Use development is not feasible in the study area today, with the exception of live/work units, where the ground floor of a townhouse is used by the owner for a business. Regarding the fact that vertical mixed-use development is not feasible today, conventional wisdom would have it that the uses combined in a mixed-use development add value to both (or each) use through synergy and efficiency. While this may happen where pedestrian-oriented demand is robust and exceeds supply of available opportunities or where densities are exceedingly high - as in a high-rise environment - in the earlier stages of redevelopment, the additional costs to design and build mixed-use projects tend to work against their economics, leaving a lower, rather than higher land value. Furthermore, the financial community tends to penalize mixed-use underwriting because of the added costs and risks. As such, vertical mixed-use development is unlikely to lead redevelopment in an area with relatively high land costs, but little ambiance. Horizontal mixed-uses, however, remains viable. 46 Townhouses are also feasible given land costs in most places Vertical mixed-use development in the study area will remain challenging to finance for several years City of Stockbridge Livable Centers Initiative Study 10-Year Update Exit 228 Post Office Blvd to ke s N Da n vi d wy N r ee Sp us R W o il l Fa a irl ne No es rth Reev r D Transmission Line Stockbridge City Limits S N d Askew Dr nr y Cre He Bl vd ek Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group October 4, 2011 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE County-Appraised Land Values City/County Owned y n dover Dr Burks Cemetery Dr La Ri Owned by City of Stockbridge Red O Owned by Fayette County Dr ak R d Glynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd Mimosa Rd k Oa W Burke St in Tra m or e Dr Smith Barnes ES Cochran Library Clark Community Park Merle Manders Conf Ctr Cochran Park Childs St 2nd St 1st St Nolan St Love St C Old ony R ers Mi s ty R idge Trl Wilson St Patrick Henry HS Stockbridge ES City Hall Ra ilr oa d St College Ave Owned by City of Stockbridge d Collier Rd Bryant St Duvall Dr Stockbridge Lakes SC This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. d G ra ek Club h Cre Club Cir Hillcrest St Br u s a W Over $1 million sR hen Step Walt N Bridge Dr wy aH 138 Meadow Ridge Wy ks $750,001 - $1 million O l d At l a nt Central Line Northwind Dr ir W Due West Dr na un v Pk Mays Corner SC Wal-Mart Oa $500,001 - $750,000 n Addy Ln Freeway Junction SC nd $250,001 - $500,000 $100,001 - $250,000 $50,001 - $100,000 Under $50,000 Per Acre Property Values Legend 75 Henry County Clayton County Exit 1 so so id Townsend Bend eS Way n Walter Way Dr lly Armitage Way Davis Rd Club Dr 675 s Ct ie Dr ar d Sh e Dr n ha ve pp Dr oard Center St This map shows per-acre assessed land values. Land costs are a key factor in determining the type of development that is financially viable on a site. They should influence future land use decisions to ensure a feasible plan. Parkwood Dr About This Map Ln gs ri n Sp w Burke St k Cir ee Cr St Bowen W oo d Seab Way or s e Iron H Rd Flippe n Turning Pte ir al d C nw se Ro Tye St Bay Court Dr eek Tr ry eta Tramore Pass St N Berry St Ward St St rch Part 2: Inventory and Analysis C hu C Davidson S Berry wy Silent Ave Pk Cr Wilson Ave Shields Rd Welch St Blvd N Henry N Lee St Da Dr S Lee St el Dr Meadow R id ge n Ru 0 Mann Blvd Rock Quarry Rd e dg McCa Cem 0.125 0.25 Miles 23 0.5 July 9, 2012 Figure 2.10: CountyAppraised Land Values St 47 47 2.5 Urban Design & Historic Resources July 9, 2012 Urban Design Urban design is a comprehensive review of the collective patterns that define a community and the design opportunities that they represent. It looks at the physical impacts of a variety of factors that shape our communities, and then evaluates their ability to create a whole that is greater than the sum of its parts. A key component of urban design is the experience that a place provides. This experience is defined by an interaction of building, street, trees, sidewalks, topography, and other physical features that work together to define “place” and establish physical character. A key component of place is the public realm and its spatial form. Spatial form refers to the way in which the placement and massing of buildings work together to form a space greater than the individual buildings. Different spatial forms have different impacts on psychology and the ability of places to support activities. For example, most people like to feel protected while walking. This is best achieved by making them feel enclosed. Good urban design can be found in downtown Decatur From a psychological point of view, a street with a height-to-width ratio of between 1:1 and 1:3 provides the necessary enclosure, irrespective of how tall the buildings are. Therefore, if there is a desire to create an environment where walking is encouraged, these ratios should be respected. The existence or lack of enclosure also has a direct impact on driver behavior; all else being equal, buildings close to the street psychologically narrow it and result in slight decreases in vehicular speeds. It also contributes to a sense-of-place. Buildings on the most walkable streets line up and touch one another Existing Conditions Due to the study area’s large size, a variety of design experiences exist across it. Within the study area these fall into four general types: the traditional downtown, residential neighborhoods, the North Henry Boulevard “strip,” and undeveloped areas. The traditional downtown includes the historic core along North Berry Street, the newer Town Center Project by City Hall, and nearby streets. This area represents the physical and psychological heart of Stockbridge, albeit a fragmented one. Here, design features vary from block to block, with pre World War II buildings typically contributing more positively to the area’s identity than newer ones. This is largely because the historic buildings front the street with doors, windows, shopfronts, porches, and quality architectural design, while newer buildings tend to be set back further. There are, of course, some exceptions to this, including City Hall and the Ted Strickland Community Center. 48 Bull Street in Savannah has a 1:1 height to width ratio City of Stockbridge Livable Centers Initiative Study 10-Year Update on n Pk W o il l Fa e an irl No nr y Bl vd Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group August 26, 2011 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE la n ta H wy d y Hillcrest St Burks Cemetery Pl n dover Dr Red O ak R d Glynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd Tra m or e Cochran Park Clark Community Park Dr Smith Barnes ES Center St Childs St 2nd St 1st St C Old Duvall Dr d City Hall Bryant St Mi s ty R idge Trl Wilson St Memorial Park Ra ilr oa d St 0 0.125 0.25 Miles 23 Town Center - New civic core - Small open spaces - Streetscapes - Incomplete 0.5 Historic Core - Traditional downtown - Historic structures facing rail - A few historic homes - Disconnected from Town Center College Ave Patrick Henry HS Stockbridge ES o rs R ny e Stockbridge Lakes SC This map produced using data provided by the City of Stockbridge, Henry County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. G ra ek Club h Cre Club Cir Mimosa Rd Br u s a W Parking Frontage At sR hen Step Walt Old 138 Meadow Ridge Wy ks Park/Cemetery Poor ek N Bridge Dr Central Line Likely Pre-WW II Building Cre He Barrier es rth Reev r D Northwind Dr Stockbridge City Limits S us d Askew Dr Due West Dr ir W Fair N R Oa Good na un v N r ee Sp nd Key Gateway Visual Focal Point Streetscape Audit Da wy Mays Corner SC Wal-Mart La k Oa Existing Parks - Important open spaces - Separated by railroad Mi le Urban Design Analysis Legend Suburban Neighborhoods - Heavily landscaped - Good tree cover - Includes both established and _newer areas SR 138 - Gateway to Stockbridge Exit 228 - "Commercial-strip" - Dominated by cars - Little landscaping 75 Henry County to ke s Blvd Post Office Addy Ln y so id Townsend Bend eS Way n Walter Way Dr lly Armitage Way Ri Burke St Freeway Junction SC Pk w s Ct ie Clayton County N Dr ch St Davis Rd St Streetscape Audit Classifications675 ee Cr k Cir Club Dr Good: Continuous sidewalks and pedestrian shade. Buildings enrich the public realm. No frontal parking. Exit 1 Fair: Sporadic sidewalks and pedestrian shade. Most buildings enrich the public realm. Limited frontal parking. Poor: Sporadic sidewalks. Buildings set far from the street behind frontal parking. The public realm feels "barren." Ln gs ri n Sp w Dr ar d Sh e pp Dr oard Dr n ha ve W oo d Seab Way or s e Iron H Rd Flippe n Parkwood Dr Tramore Pass Tye St Bay Court Dr i Welch St Part 2: Inventory and Analysis C hur N Lee St C Davidson Silent Ave S Berry Mann Blvd Blvd N Henry S Lee St Shields Rd Quarry Rd Da vi d s Dr er M Rock el Dr Meadow R id ge n Ru One - Qu ar t le e dg On e-H alf July 9, 2012 Figure 2.11: Urban Design Analysis 49 49 July 9, 2012 Stockbridge’s neighborhoods are its second major character area. Generally speaking, the community’s residential streets have a positive design experience, especially those with mature landscaping. Design features in these areas include buildings set back from the street behind landscaped yards or small frontal parking pads, and buildings that face the street with doors and porches. There are, however, exceptions to this, particularly in some newer neighborhoods, where prominent front garages and parking areas contribute to a less visually pleasing streetscape. In parts of the Northbridge Crossing neighborhood, the need to accommodate parking on small lots was mitigated through the use of rear alleys. The third element of Stockbridge’s community design is the North Henry Boulevard (SR 138/42) “commercial strip.” Although once a rural “farm to market” road, today virtually all of the corridor is marked by the same post World War II development patterns found across the region. Elements of this include buildings with a low level of architectural detail set far from the street, frontal parking, visual clutter, little landscaping, and a lack of spatial enclosure. The result is that this prominent corridor resembles “Anywhere, USA.” The final design feature of Stockbridge is its undeveloped or rural areas. These areas recall Stockbridge’s past and provide a strong identify that many parts of the Atlanta region lack. Despite the fact that much of the study area has been developed in a way that does not contribute to a positive or sense-of-place, it is important to note that urban design is not static. As portions of the area invariably redevelop, particularly the North Henry Boulevard (SR 138/42) corridor and the traditional downtown area, an opportunity exists to improve the quality of the built environment. This was a key component of the 2001 LCI plan and something that could benefit the community today, although changing economic conditions mean that this will likely be a more incremental process than originally envisioned. Strengths • The remnants of the traditional downtown, as well as the newer Town Center Project, are a starting point for creating a downtown area with a strong sense-of-place. • Pre World War II buildings relate to the street appropriately with storefronts or porches, and shallow setbacks. Weaknesses • There is a lack of street-oriented buildings in most places. • Auto-oriented development creates the impression of “Anywhere, USA” on North Henry Boulevard. • Visual clutter is prevalent on North Henry Boulevard, especially where former houses that have converted to businesses. • There is a lack of public art in the study area. • Major barriers separate different parts of the study area. Opportunities • The completion of the Town Center Project could create a high-quality “place” that becomes a focal point for Stockbridge’s citizens and strengthens the community’s identify. • Large redevelopment sites could become master planned projects with a strong sense of place and good urban design. • Zoning changes could improve the quality of development. • Landscaping could improve aesthetics, especially along North Henry Boulevard. • The study area’s large size could allow several different character areas to be developed. • Building height could vary by location to reduce the visual impacts of taller buildings. • Public art could be incorporated into new developments or public spaces. 50 City of Stockbridge Livable Centers Initiative Study 10-Year Update Part 2: Inventory and Analysis Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group August 2, 2011 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Existing Figure Ground 0 0.125 0.25 Miles 0.5 July 9, 2012 Figure 2.12: Figure Ground A figure ground shows the arrangement of buildings and the spaces they define. It is a tool for understanding the development patterns of a community. 51 51 • Several major gateways could welcome people to the area. July 9, 2012 • Streetscape projects could improve aesthetics. Threats • Development could continue in a disjointed manner. • Lack of upkeep, especially at aging commercial properties, could worsen aesthetics in the community. Historic Resources Preserving a community’s heritage is becoming increasingly important in today’s world of homogenous cities and towns. Many places have found that the best way to promote future growth is by preserving the past. This is particularly true where historic buildings are of a quality that is financially prohibitive today. People are increasingly drawn to communities with a sense of character and history. In addition, “place-oriented” retail has become one of real estate’s hottest commodities, with many new “Main Streets” emerging across the nation. Given this demand, authentic historic areas can be positioned to capture this growing market. North Henry Boulevard includes key gateway areas While only a few historic structures from before World War II exist within the study area, these structures represent a key piece of Stockbridge’s history and provide a sense of history that cannot be replicated in new development. In addition, the study area includes other features such as mature trees, cemeteries, and farmland that should be investigated as candidates for preservation. Incorporating such features into developments can provide the sense of “authenticity” that many long for. Strengths • Stockbridge is a small town with a rich history, including being the birthplace of Martin Luther King, Sr. Historic buildings on North Berry Street sit close to the sidewalk • Several historic houses and businesses recall earlier times. • Many historic or “legacy” trees exist throughout the study area. • Area cemeteries preserve local family history. Weaknesses • Many potentially historic buildings have been modified or are in a state of disrepair. • Little remains of Stockbridge’s historic core. Opportunities • Architecture could build upon local or regional precedents, rather than simple corporate prototypes. • Historic features could be incorporated into new developments. Threats • The loss of the study area’s few historic buildings could further degrade its history. 52 Historic trees on Burke Street remain from when it was lined with homes City of Stockbridge Livable Centers Initiative Study 10-Year Update 2.6 Public Facilities & Spaces July 9, 2012 Today many services are provided by local, state, and federal governments, or private companies. These include basic facilities for public health, safety, and welfare, as well as additional services that make a community an inviting place to live or do business. An example of the latter includes open space, which is becoming an important development strategy in some places. Public Facilities Within the study area a variety of public facilities exist, including • Stockbridge City Hall • Stockbridge Municipal Court • Stockbridge Police Department • The Ted Strickland Community Center, a space for special events held by residents and community groups City Hall occupies a prominent location at North Henry Boulevard and East Atlanta Road • The Merle Manders Conference Center, a multi-use space hosting conference, weddings, banquets, and meetings • Fire Station #9, which is about to be housed in a new building • Cochran Public Library, a division of the Henry County Library System • Smith-Barnes Elementary School (Henry County Schools) • Patrick Henry Alternative School (Henry County Schools) The area also contains several private facilities that serve the public, including religious institutions, some of which include schools. The closest hospital, Henry Medical Center, is located just to the south of the study area. Strengths The Cochran Public Library is located on Burke Street • Many public and private facilities exist in the study area. Weaknesses • Many are concerned about public safety in certain areas. • Many view the lack of swimming and/or recreational facilities (such as a YMCA) as a negative, especially for those with limited transportation options • There are no facilities for Stockbridge’s seniors or youth Opportunities • The existing JP Moseley Recreation Center on Miller’s Mill Road could serve the area better, perhaps if a shuttle was provided. • New facilities could be created either publicly or as part of privately-developed master planned projects. Threats • Growth without facility expansion and improvements could strain existing resources and reduce quality. Part 2: Inventory and Analysis A new home for the Henry County Fire Station #9 is almost complete on Rock Quarry Road 53 53 July 9, 2012 Public Spaces Reliance on technology and fast-paced lifestyles leads people to increasingly value places that allow them to connect with others. In fact, one of today’s hottest real estate trends is the community where people can partake in a wide variety of public spaces on a daily basis. Many people no longer want to drive to walk down a pleasant, tree-lined sidewalk, play in a park with their children, or relax on a warm summer evening. They want their communities to provide all of these opportunities and more. There are five major categories of public spaces, each with their own distinct definition and applicability: Streets and sidewalks are the most used public spaces in towns and cities. In addition to serving as a transportation conduit, streets and sidewalks can be designed to encourage social interaction and community building. Streets can be parade routes or the location of special festivals, while sidewalks can provide room for cafe dining, street furniture, and street trees. A mother and her son experience a well designed public street at Atlanta’s Atlantic Station Plazas are hardscaped gathering places in a town or city center and surrounded by commercial, mixed-use, or civic buildings. They often include fountains, benches, or similar elements. Their entire surface is accessible to the public and consists of stone, concrete, or pavement interspersed with trees and limited plant materials. Parks are landscaped recreation and gathering places that can be located in any area of a town or city. They may be surrounded by residential or commercial buildings, and are often the focal points of neighborhoods. Parks often include picnic facilities, drinking fountains, benches, and playgrounds. Larger parks may include ponds, sports fields, and courts. Well designed parks are defined at the edges by streets, lawns, shrubs, and other plant materials. The Mall of Georgia in Buford incorporates a plaza with a fountain Greenways are parks that can serve as corridors for transportation, wildlife migration, or habitat protection that occur in a linear manner usually along creeks or rivers. Greenways can also connect plazas, parks, and conservation lands. Because of this, they can be located in virtually any setting and with any size. Conservation Lands protect and enhance areas of environmental and historic significance. They are usually located at the edge of a town or city. Because their primary purpose is the protection of open space, they can include camping sites and trails. Existing Conditions Public space conditions in the study area vary widely. In older parts of the city surrounding the traditional downtown several parks exist, including Cochran Park, Memorial Park, Clark Community Park, Gardner Park, and a small square and fountain developed as part 54 A park is the center of Harbor Town, near Memphis (Courtesy of Alex S. MacLean) City of Stockbridge Livable Centers Initiative Study 10-Year Update of the Town Center Project. In addition, the City of Stockbridge owns conservation lands along Reeves Creek. There are also a variety of other privately-owned public spaces, including Burks Cemetery and the green spaces found in several of the study area’s newer subdivisions, including Northbridge Crossing. July 9, 2012 Despite these existing assets, the study area’s public spaces are still lacking in many respects. Most major streets and sidewalks are impoverished public spaces that only serve drivers. Minor streets are only slightly better, in large part because they retain vestiges of the area’s past, including mature trees that provide shade and greenery. In addition, the city lacks a square or focal point of sufficient size to host larger public events, especially those involving live music. With growth, an opportunity exists to enrich the public realm. New developments could incorporate pedestrian friendly streets and plazas, while existing stream corridors could become greenways. Buildings could be placed in a way that enriches these spaces, rather than turning their backs on them. Without such facilities, however, growth will only continue to degrade the area’s public realm. Cochran Park and nearby Clark Community and Gardner Parks are key assets to the study area Strengths • The study area includes several existing public spaces. • Some secondary streets, such as Old Atlanta Highway, are lined with trees on adjacent properties Weaknesses • There is no traditional town square or other central public space that can serve large community events. • Most streets and sidewalks fail to serve as meaningful public spaces. • Litter and weeds in streets and sidewalks make much of the public realm appear neglected. Opportunities Small pocket parks could be scattered throughout developments and fronted with buildings • New developments could provide public spaces, including plazas that could be a focal point or “town center.” • Stream corridors and flood zones could become greenways. • Street trees could enhance the public realm. Threats • Development could occur without appropriate or well-placed public spaces. • Poorly designed public spaces might lack appeal and fail to capitalize on the need for a community focal point. • Liability and limited funds, which could limit the ability to provide publicly-owned open spaces. • Poorly located open spaces could result when open spaces are relegated to the areas with least development potential. This development, Glenwood Park, in Atlanta incorporates a central park • Maintenance of public spaces could be a long-term challenge. Part 2: Inventory and Analysis 55 55 2.7 Lifelong Communities July 9, 2012 Lifelong communities are places where people of all abilities can live throughout their lifetime. Components that make a community a place where individuals can age in place successfully include a range of housing and transportation options (including a connected and walkable environment), opportunities that encourage healthy lifestyles, and access to supportive services and information. Existing Conditions Stockbridge is a place where people of all ages and abilities live, but it lacks many amenities and characteristics that are important for an aging population or those with physical disabilities. Table 2.9 shows the study area’s performance in a variety of Lifelong Communities measures established by the ARC. These are grouped for consideration during the planning process. Lifelong Communities serve people of different ages in a walkable setting (Courtesy NHTSA) Many principles of Lifelong Communities involve the ability of the transportation system to support mobility and accessibility, especially for non-drivers. As identified in Section 2.3 Transportation, many parts of the study area today are difficult and inconvenient to walk in, both due to a lack of safe facilities, but also development patterns favoring drivers. A second set of principles involves providing a range of accessible dwellings. Unfortunately, the study area performs poorly in this category, as well, in that it fails to provide housing for those of a variety of ages, incomes, and lifestyles. This limits its appeal and means that there are few options for residents of nearby singlefamily neighborhoods to down-size to other housing types as they age, unless they choose to move out of the area. Social interaction between people of all ages and abilities is also key to Lifelong Communities. In Stockbridge this occurs primarily in semi-public settings such as restaurants or religious facilities. A few encounters also occur in parking lots, public buildings, or parks. The area provides a range of healthy food options, but not in a walkable setting The study area does provide some support for healthy living, including parks and many places selling healthy foods. Unfortunately the community is largely laid out in a way that discourages informal physical activity that is part of daily life. The final element of Lifelong Communities is access to services. In this category parts of the study area come close to achieving Lifelong Communities principles. Those living near North Henry Boulevard (SR 138/42) have access to a range of daily goods and services. During field work conducted as part of this study, several people were seen walking from nearby apartments and neighborhoods to said businesses, especially along Tye and Railroad Streets. 56 There are many houses of worship in and near the study area City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Access to Services Healthy Living Social Interaction Dwelling Mobility and Accessibility Table 2.9: Lifelong Communities Assessment of the Study Area Lifelong Communities Principle Streets that are welcomng and unntmdatng Traffc calmng strateges that make the envronment feel safe Plantngs and fencng postoned to reduce traffc nose Engagng frontages that nclude dverse urban and buldng form Walkable/fall-safe sdewalks Manage sdewalks durng any constructon and repar to avod access barrers Manage sdewalks to avod clutterng of pedestran envronment Grade level changes that are clearly marked and well-lt Handrals nstalled where approprate Curb cuts at all ntersectons Pedestran frendly sdewalk pavng Trees for shade Sensory cues at decson ponts, such as junctons or grade changes Adequate pedestran lghtng Crossable streets Accommodation for specialized vehicles (power chairs, golf carts, etc.) Sttng arrangements to provde respte and facltate conversaton Sturdy seatng wth arm and back rests, made of approprate materals Covered bus stops wth seatng Areas of sun and shade consdered n the desgn of the street Gates/doors requrng less than 5 lbs of pressure to open & havng lever handles Consderaton gven to requred vegetatve buffers and pedestran access Consderaton gven to parkng requrements and pedestran access Centralized transit waiting areas Transt stops that provde protecton from ran, wnd and sun Smart transt technology that alerts rders to bus/shuttle’s arrval tme Smart transt technology alerts bus drvers to rders watng out of sght Stops for shuttles, jtneys, buses and lght ral Diversity of housing (varying sizes, products) Accessblty of housng products Workforce housng Range of supportve housng types Range of specialized housing types (cohousing, models that address disabilities) Accessble spaces as approprate based on communty accessblty standards Front yard gardens, porches and stoops Renforcement of found gatherng places Communty rooms (large enough for exercse classes, meetngs, moves) Opportuntes for meanngful volunteer actvtes (e.g. after-school tutorng) Actve and passve open space such as dog parks, playgrounds, etc. Thrd-places such as parks, shops, communty centers, etc. Daly needs wthn safe and nvtng walkng dstance Fall-safe envronment Shorter block sizes Walkable destnatons Desgnated walkng loop Exercse and recreaton venues (e.g. bocce, dancng, tenns, yoga, ta ch) Swmmng pool Communty equpped wth access to health servces and educaton Communty concerge (and case management) Neghborhood access to healthy foods Communty bulletn boards Wayfndng sgnage Local access to ordnary daly needs that are locaton approprate Í Yes, ths prncple s met Î No, ths prncple s not met Part 2: Inventory and Analysis Status Ò Î Î Ò Ò Ò Í Ò Î Ò Í Ò Ò Ò Ò Î Î Ò Î Ò Î Î Î Î Î Î Î Î Ò Ò Í Ò Î Ò Ò Î Í Í Í Ò Ò Î Î Ò Ò Ò Î Ò Î Í Î Ò Ò Ò Ths prncple s partally met 57 57 July 9, 2012 This page has been intentionally left blank. 58 City of Stockbridge Livable Centers Initiative Study 10-Year Update CITY OF STOCKBRIDGE LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE Part 3: Public Process July 9, 2012 July 9, 2012 This page has been intentionally left blank. 60 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 3.1 Public Process The Stockbridge LCI Study 10-Year Update utilized a number of public outreach tools and techniques to solicit community involvement from over 600 people between July of 2011 and March of 2012. These included interviews, core team meetings, public notices, press releases, an image preference survey, a community workshop, three public presentations, and a website. Interviews and Surveys Note: This section provides an overview of public outreach. The Appendix provides more detailed information. Confidential interviews and surveys were used throughout the planning process to solicit candid feedback on Stockbridge and its future potential. These included: • Interviews with assorted agencies and stakeholders at the beginning of the process • An on-line Community Survey taken by 48 stakeholders at the beginning of the process • An on-line Image Preference Survey taken by 23 stakeholders at the beginning of the process • A focus meeting with the Stockbridge Historical Society on September 15, 2011, attended by 10 people • A Community Questionnaire handed out at the Bridgefest in the Pines on October 1, 2011, and taken by 10 people • An Intercept Survey on December 13, 2011, at the Food Depot in which 240 people were asked to share their opinions on the community’s future and 72 did • An Intercept Survey on December 13, 2011, at Walmart in which 300 people were asked to share their opinions on the community’s future and 15 did • A Visioning Survey for those unable to attend the community workshop that was taken by 3 people The public process residents of all ages engaged • A Draft Plan Survey for those unable to attend the Draft Plan Open House that was taken by 3 people Raw comments from these surveys can be found in the Appendix. The Core Team To guide the process and facilitate outreach, a Core Team of stakeholders was also established. The Core Team consisted of property owners and developers, elected officials, Stockbridge staff, Henry County staff, business owners, residents, and other leaders in the community. Nearly 30 people either expressed interest in the Core Team or were invited to participate. Because of the use of surveys, interviews, and other methods of directly interacting with Stockbridge’s stakeholders at all stages of the planning process, the Core Team only met twice during the 10Part 3: Outreach Stakeholders sign-in at the Kickoff Meeting 61 61 July 9, 2012 Summary of Survey Comments Following completion of stakeholder interviews and surveys, a Wordle was prepared for strengths, challenges, and opportunities. A Wordle is a tool for generating “word clouds” from text that gives greater prominence to words that appear more frequently in the source text. Wordles can be used to quickly and graphically identify major themes. Study Area Strengths Wordle Study Area Challenges Wordle Study Area Opportunities Wordle 62 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 year update. The following are brief summaries of these meetings: • Core Team Meeting #1 (September 20, 2011): At this meeting the consultant team introduced the process to the Core Team, defined the Core Team’s role, provided an update on inventory work, and answered process questions. • Core Team Meeting #2 (December 13, 2011): At this meeting the consultant team presented ideas emerging from the workshop and offered preliminary plan recommendations for review and comment. Core Team members also attended the various public meetings and provided their input at them. In addition, they frequently contacted the consultant team through emails and phone calls to discuss specific issues and ideas. Public Meetings The workshop allowed residents to have a hand in shaping Stockbridge In addition to the Core Team meetings, four public meetings were held to ensure that interested parties were given an opportunity to be involved in shaping the community’s future. Summaries of these meetings are provided below. Further information is available in the Appendix. Kickoff Meeting On August 30, 2011, a public meeting was held at the Stockbridge City Hall to commence the public portion of the planning effort. The meeting began with an exercise that allowed participants to put red and green dots on a map to show where they thought negative and positive things were happening. Following this, attendees were introduced to the project team, the LCI program, the planning process, and current planning trends. As the meeting closed, participants were given an opportunity to visit different stations to share their thoughts on transportation, housing/marketing, land use, and other issues. They were asked to tell the project team what they liked most and least in the study area, as well as specific needs for change. Town Center Project concept plans were explored at the workshop Bryant St Neghborhood Pocket Park Landscaped Buffer Potental Fsher House n renovated Cvl War hosptal Small Lot Sngle-Famly Houses/Cottages Rear Lane Offce/Retal (potental offces or lofts above) Love St Rear Lane Rebult Depot (Use TBD) Land Burke St Ward St Through a workshop held at the Ted Strickland Community Center on October 18, 2011, the consultant team shared the results of the Community Survey and Image Preference Survey with attendees. They then conducted breakout sessions to further define the community’s desires on several fronts: the traditional downtown area, North Henry Boulevard (SR 138/42), markets and economic development, study area-wide transportation, and community linkages. Rear Lane N. Berry Street Streetscape Expanded Town Green Seasonal Ice Skating tlan Retal/Offce (potental offces or lofts above) EA N Berry St Farmers Market Plaza Rear Lane ta R d Pedestran Brdge to North Berry Street Townhouses or Lve/Work Unts City Hall Cafe Existing Fountain Shared Parkng Lot N Henry Blvd Based on public comments, concept plans were revised and finalized This graphic is for illustrative purposes only. It is intended to show one possible option for long-term build-out of the Town Center Project. This assumes that any redevelopment will only occur when willing landowners sell sites to willing buyers. Furthermore, all building locations and footprints are the artist’s interpretations. Harrell Dr Specifically, workshop attendees brainstormed various ideas for each topic, encouraged not to limit their thoughts at this point in the planning effort. At the conclusion of the sessions, a representative Offce/Retal (potental offces above) Town Center Project - Illustrative Plan A STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Part 3: Outreach March 6, 2012 Rear Lane Community Workshop Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group 63 63 July 9, 2012 for each topc presented the hghlghts of the deas dscussed. Draft Plan Open House The draft master plan recommendatons were made at an open house held on January 2, 2012, at the Merle Manders Conference Center. At the meetng, boards showng all plan recommendatons were avalable for revew and comment; ths nformal format allowed partcpants to focus on the areas of most nterest to them. In addton, the publc could share ther most- and least-lked recommendations with the consultant team, and fill out a detailed worksheet with specific comments. Final Plan Presentation Monday, March 5, 2012 6:00 - 8:00 pm City Hall - Council Chambers 4640 North Henry Boulevard Stockbridge, GA 30281 Please join us for a formal presentation of the final recommendations of the Stockbridge LCI 10Year Update. These have been prepared based on comments received at January’s Draft Plan Open House and through the project website. Small Lot Single-Family Houses/Cottages Townhouses or Live/Work Units Rear Lane Lane Rear At the meeting consultants will present: • Revised Town Center concepts • Land use recommendations • Transportation recommendations • Public facilities and space recommendations • Environment recommendations • Implementation strategies • And much more! Comments will also be taken so that the plan can be finalized for adoption. Bryant St Potential Parking D eck Existing Town Green Rd In addton to the webste, varous prnt meda were dstrbuted to nform resdents and property owners of upcomng meetngs. Flyers were posted at area busnesses, government buldngs, and other high traffic locations to let the community know about upcoming events. Core Team members also asssted n spreadng the word through word-of-mouth and neghborhood assocatons. Final Plan Presentation tlanta EA One key tool was the project webste, whch provded access to the project maps, meeting presentations, meeting minutes, flyers, documents, and other nformaton pertanng to the study. The webste also ncluded a lstserv whch was used to keep members updated on the plannng process. StocKbridge LivabLe centerS initiative Study 10-Year Update N Lee St Recognizing the importance of communication to public involvement, the planning effort utilized a number of tools to keep stakeholders nformed of upcomng meetngs and project nformaton. We need your input for the Fountain/Splash Pad City Hall Potential Parking D eck Existing Fountain Harrell Dr Communication Tools An open house allowed stakeholders to review plans at their own pace Ward St The final master plan recommendations were presented to the public on March 5, 2012, at the Stockbrdge Cty Hall. At ths meetng, comments on the plan were heard and later ncorporated nto the finished plan document. Office/Retail (potential offices above) This study is sponsored by the Atlanta Regional Commission and the City of Stockbridge. To learn more about the LCI program and the study, please visit: www.tunspan.com/stockbridge Flyers were posted at many area businesses prior to public meetings Fnally, Channel 14, Henry County’s publc access channel, was used to remnd vewers of upcomng meetngs at least two weeks before the schedule date. The advertsement also ncluded a lnk to the project webste. 64 City of Stockbridge Livable Centers Initiative Study 10-Year Update 3.2 Image Preference Survey July 9, 2012 A key visioning tool of the Stockbridge LCI Study 10-Year Update was the image preference survey (IPS). Using an online format accessed from the project website, the public was given the opportunity to score a variety of images for their level of appropriateness for the future of the study area. Categories included Commercial and Mixed-Use, Multifamily Residential, Small Lot Single-Family and Townhouses, Transportation, and Public and Open Spaces. Possible scores ranged from -5 (extremely inappropriate) to +5 (extremely appropriate). A score of 0 indicated no preference. The IPS was available from September 21, 2011, to October 14, 2011, and was completed by 23 people. Demographic information collected during the survey indicated: • 43% of respondents lived in the LCI study area This image of a mixed-use project in Cobb County scored +3.23 • 26% lived in the City of Stockbridge (excluding the study area) • 22% lived in Henry County (excluding the study area) • 9% lived outside of Henry County Following the survey, the most and least appropriate images were identified by taking the average (mean) score for each image. In addition, agreement between respondents was determined by looking at the standard deviation of image scores. Because survey participation was self-selected and limited to persons with Internet access, it was not a statistically valid representation of all Stockbridge’s residents, and was but one of many tools used to solicit input into the planning process. This said, the highly visual nature of the survey played an important role in getting the public to think about future possibilities and spurring discussion at the Community Workshop Atlanta’s Edgewood Retail District scored +2.95 The following is a summary of key findings. Commercial and Mixed-Use A key element of the LCI program is the promotion of commercial and mixed-use development, both vertically and horizontally. However, in Stockbridge, survey responses suggest a desire to ensure that mixed-use development is also well-designed and walker-friendly. To this end, the highest scoring mixed-use images were of The Walk at Legacy in Cobb County, Edgewood Retail District and Lindbergh City Center in Atlanta, and Vickery in Forsyth County. These images showed one to three story traditionally styled brick and clapboard buildings containing shops, housing, and offices. More significantly, they included open space and landscaping that minimized the visual impact of the higher density development and provided spaces for people. Part 3: Outreach This Chili’s at Lindbergh City Center in Atlanta also scored +2.95 65 65 Images of modern designs and tall buildings scored poorly (although a minority rated them highly), as did photos of existing commercial areas in Stockbridge. Images of the latter include the commercial buildings on North Berry Street and the Mays Corner shopping center. July 9, 2012 Overall, the survey confirmed that there is a role for high-quality, commercial and mixed-use development in the study area’s future. Multifamily Residential Currently the study area contains a handful of large multifamily apartment complexes scattered throughout it, and no for-sale condominiums. Survey results suggest that respondents are lukewarm, at best, to increasing the amount of multifamily housing in the study area, particularly if in the form of large, monolithic apartment complexes found across much of suburban Atlanta. This multifamily residential image scored +1.50 Most images in this category scored poorly, particularly images of existing aging complexes and high-rise buildings. The images that scored the highest were of small, low-rise buildings that looked more like houses than “complexes.” These frequently included small buildings containing only a few units, ample landscaping, discrete parking, sidewalks, and two or three stories. While the image survey focused on building form, an optional comment section, as well as the Community Survey, suggested that stakeholders are interested in new multifamily housing that is incorporated into a mixed-use setting, well-designed, and primarily owner-occupied or targeted towards the elderly. Many feel that Stockbridge’s existing large apartment complexes offer enough of that type of housing for the community. Small Lot Single-Family and Townhouses This image of a well landscaped brick building scored +1.19 As Stockbridge’s population ages and residents choose to downsize from their large lot single-family houses, townhouses and small lot single-family houses are expected to become an increasingly popular housing option, especially within a short walk of shops and services. While these options in the study area will be limited, due to a desire to protect existing neighborhoods, there will still be some opportunities for such uses in Stockbridge. When small lot single-family houses and townhouses are built, survey results suggest that the conventional approach to cookiecutter development that provide higher density living, but without the amenities that make it desirable (including parks, sidewalks, and a true “town” environment) are inappropriate for the future of the study area. Both townhouse and single-family images that scored well were of traditional designs with quality design features and landscaped 66 These “patio homes” scored +2.40, the highest for the category City of Stockbridge Livable Centers Initiative Study 10-Year Update yards. These houses fronted on tree-lined sidewalks and alluded to a setting that was truly walkable. Parking was provided, but to the rear of buildings so as to not disrupt the pedestrian-oriented building front. July 9, 2012 Survey results also suggest that small lot single-family houses and townhouses may be appropriate for Stockbridge’s aging population. The two highest scoring images in this category were one story houses that are well suited to the elderly because they provide living space on one level and can readily be adapted for persons with limited mobility. Transportation Transportation images showed many different facilities, including roadways, medians, bicycle lanes, multi-use paths, sidewalks, buses, and more. Except for one image showing North Henry Boulevard (SR 138/42) as it exists today, all images in this category received positive scores, suggesting that people want to expand the range of transportation offerings. These one story houses on a treelined street scored +2.05 The top rated images in this category showed a strong desire for improving transportation options for bicyclists and pedestrians. The highest scoring image, shown at right, was a landscaped multi-use path that is very similar to the existing Reeves Creek Trail. Said trail represents an ideal method for linking existing neighborhoods to existing and proposed growth centers in Stockbridge. The second highest score in this category was of a very different facility from the multi-use path. This image showed a wide, treelined sidewalks in a downtown environment. Here, the design of buildings and the public realm worked together to create a setting ideally suited for walking. This suggests that transportation facilities alone are not enough to truly promote walking This image of SR 138 today scored -1.35 Part 3: Outreach This path was the highest-scoring image in the survey, at +3.75 When a median and landscaping were added the score increased to +0.55 67 67 July 9, 2012 Public and Open Spaces This category showed a series of open spaces ranging from parks and plazas, to farmers markets and community gardens. The study area currently has several parks, but no true community gathering spot, such as a town green or square. Survey responses suggest a desire to increase the amount of quality open space in the future. To this end, all images in this category scored well. The highest scoring image in this category was of a playground; this was also the second-highest scoring image in the entire survey. This is consistent with interview comments and Community Survey findings that suggest a strong desire to make central Stockbridge a family-friendly community. Other images that scored well included a tree-lined sidewalk, an urban town square, and a small farmers market. The lowestscoring image was a community garden, which suggests that many respondents were only lukewarm to the idea or did not consider gardens to be a priority. This image a playground was the second-highest scoring, at +3.35 General Findings The images selected as most appropriate represent places from around the nation; regardless of origin, all share certain design elements. Most notable is that all show a vibrant, human-scaled small town environment; survey participants rejected the images of sprawling suburban areas and high-rise canyons equally. Furthermore, all share a common respect for the pedestrian, landscaping, and well-designed buildings. Another key indication is that people think the study area should provide facilities that serve a range of people. This is reflected in terms of business types, housing types, open space types, transportation facilities, and architectural styles. This lively sidewalk environment scored well, at +3.25 Results also suggest that the residents, businesses, and property owners in and around Stockbridge are yearning for a place that is different from what has been offered in recent decades, and one which, in many ways, recalls Stockbridge’s traditional role as a selfcontained small town. As evidenced by the scores, many would like to see both a walkable downtown environment in Stockbridge’s historic core, but also improved aesthetics, landscaping, and quality of design in other areas, particularly the North Henry Boulevard (SR 138/42) corridor. The recommendations contained in the following section represent a blueprint for doing just that. This small square in Atlanta’s Glenwood Park scored +3.10 68 City of Stockbridge Livable Centers Initiative Study 10-Year Update CITY OF STOCKBRIDGE LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE Part 4: Recommendations July 9, 2012 July 9, 2012 This page has been intentionally left blank. 70 City of Stockbridge Livable Centers Initiative Study 10-Year Update 4.1 Overview of Recommendations This part of the document includes recommendations for the Stockbridge LCI Study 10-Year Update study area that proactively shape its future character; it also provides short- and long-range actions to address the weaknesses and threats identified in Part 2: Inventory & Analysis. There are two types of recommendations: Policies and Projects. Projects are followed by a reference number corresponding to the Section 5.1: Action Plan. Recommendations are a synthesis of the desires of area residents, businesses, property owners, the project Core Team, and others, coupled with sound planning principles. They offer a visionary yet achievable blueprint for sustainable growth that will benefit Stockbridge and its residents for decades to come. Future Vision This 10-year update is a refinement of the vision for Stockbridge that emerged from the initial LCI study. Since 2001, many factors affecting the city’s future have changed significantly, not the least of which are aging local and regional populations; an economic slowdown; tightening real estate lending practices; and a decrease in state and federal funds available for community improvements. These and other factors have created a need for a plan that serves changing demographics, maximizes the return on public investments, reduces barriers to private investment, and has a resiliency that allows it to adjust to change - all while keeping with a community desire for growth that improves Stockbridge’s qualityof-life and benefits current and future residents. July 9, 2012 Policies & Projects There are two types of plan recommendations: Policies are guidelines that provide direction for the implementation of the plan’s vision. They often support specific implementation projects and should be the basis for actions by the City of Stockbridge. Policies should also guide the private sector, especially to the extent that they define plan aspirations. Projects are specific tasks, such as transportation improvements or new parks, with a defined cost and time frame. They are often undertaken by a local agency such as the City of Stockbridge, Henry County, GDOT, or GRTA. The recommendations that follow have been developed to realize a vision that emerged from an open and inclusive planning process. Central to this is a belief that poorly planned development practices must be shunned in favor of a thoughtful and integrated approach to land use, transportation, economic development, design, and public facilities - one that builds on Stockbridge’s strengths to create a place of lasting economic, social, and environmental value. As the area develops, it is envisioned as becoming both a revitalized heart for Stockbridge and a key activity center for northern Henry County. It is designed to be: • Compact: Offering different uses close to one another, preferably within a ten minute walk. • Connected: Providing pedestrian, vehicular, bicycle, and transit facilities that allow easy access between uses. • Complex: Striving for diversity in the mix of uses, economic resilience, the range of housing, and the design of buildings and public spaces. Failure to do this creates monotony, and places that are monotonous are not of lasting value. Part 4: Recommendations 71 71 In general, this means providing a mix of employment, housing, retail, civic, and open spaces connected by a balanced system of streets, transit, sidewalks, and bicycle facilities. It also means arranging them in a way that creates “a place” where people want to live, work, and play, both today and in the coming decades. Most importantly, it means doing so in a way that benefits existing residents and businesses. Specifically, the land use vision calls for directing growth into walkable centers that can serve as focal points for nearby areas. Due to its large size, it is not feasible to expect the study area to have a single identity. However, by establishing different centers based on access, environmental factors, and location, it is possible to create a framework that can accommodate the range of development patterns desired by stakeholders. Envisioned growth centers areas include: July 9, 2012 Highly walkable growth centers often focus on a public space • The Downtown, which includes Stockbridge’s Town Center Project and the historic core along North Berry Street. This area features a mix of restored historic and new buildings, streetscapes, housing options, and expanded public spaces. • The Regional Activity Center near I-75, which is a high-density area featuring employment, hotels, retail, housing, and public spaces serving as a buffer to Northbridge Crossing. • Davis Road Neighborhood Center, which lies north of Walmart and is envisioned as a neighborhood center that could develop long-term to serve surrounding residents. • Old Atlanta Road Neighborhood Center, which could one day become a pedestrian-friendly mixed-use center within a short walk or bike ride of several nearby neighborhoods. • Flippen Road Neighborhood Center, which currently only offers gas and convenience retail, but could gradually provide more neighborhood services. Neighborhood centers often include pedestrian-friendly businesses • Stockbridge Lakes Neighborhood Center, which surrounds the existing Stockbridge Lakes shopping center. Between these centers, preserved neighborhoods and greenspace corridors are envisioned, as well as the continuation of existing commercial uses along major corridors. A range of transportation facilities should serve and connect these areas, including sidewalks, shuttles, paths, and streets, to benefit the immediate community and improve access to greater north Henry County. In all areas, the design of buildings, streets, and public spaces should create a memorable place where people want to be. Buildings should use lasting materials and strive for design excellence, while art and landscaping are envisioned throughout. 72 A series of streets, sidewalks, and paths will connect growth centers City of Stockbridge Livable Centers Initiative Study 10-Year Update Park/Open Space Neighborhood Conservation Area Multi-Use Path On-Street Bike Facility 75 § ¦ ¨ I-75 Activity Center ir W v n o il l Stockbridge City Limits W es Bl vd Cre e k N Bridge Dr O l d Atl a n t S Walt La n dover Dr Ri y ens teph Rd r ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Neighborhood Conservation Area Mimosa Rd Burks Cemetery D Club s h Creek Tra m or e Dr Smith Barnes ES Clark Community Park Merle Manders Conf Ctr Cochran Park Childs St 2nd St Love St This map produced using data provided by the City of Stockbridge, Henry County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. 138 ¬ « Br u SR 138/42 Mixed-Use Center w aH Flippen Road Neighborhood Center Reev He nr y SR 138/42 Corridor No rth Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group July 9, 2012 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Da wy Pk Mays Corner SC ! Character Areas Legend Exit 228 Henry County Clayton County Post Office vd ke s Bl S to W ay ne Walter Way so id Center Dr ar d Sh e pp Dr Seab oard r D ha ve n W oo d Exit 1 k ee Cr Cir Club Dr Davis Rd Tye St 675 Ln gs Sp rin w Patrick Henry Alternative School Stockbridge ES City Hall Duvall Dr ! Davis Road § ¦ Neighborhood ¨ Rd Flippe n Burke St B ay Court Dr h St Mi s ty R idge Trl Wilson St Chu rc ! S ! Silent Ave Part 4: Recommendations ! Wilson Ave C Davidson Berry St Shields Rd Welch St Dr ; el Dr Meadow R id ge n Ru N Lee St Rd ers ony St College Ave 0 0.125 Downtown C Old 0.25 Miles 23 £ ¤ 0.5 o Stockbridge Lakes Neighborhood Center Ra ilr oa d S Lee St e dg Rock Quarry Rd ! July 9, 2012 Figure 4.1: Growth Centers 73 73 July 9, 2012 4.2 Land Use Recommendations The large amount of marginal lands in the study area represents an opportunity to proactively plan for change. As market forces increasingly favor walkable, compact communities, the area should grow in a way that increases the mix of uses, particularly those creating high-paying jobs, serving the aging population, or enhancing available goods and services. This must occur in a way that minimizes negative environmental impacts and improves the area’s quality-of-life. Land Use Policies Use the Framework Plan as a guide for long term redevelopment, while recognizing that interim growth may be less intense than reflected in the plan. The Framework Plan in Figure 4.2 reflects aspirations for how the area should grow over the next 25 years in a way that protects existing neighborhoods, supports appropriate development, and positions Stockbridge to be a model for sustainable development. Central to this is a land use vision that provides opportunities for everything from townhouses to high rise offices and condominiums. The plan’s goal is that people of all incomes and ages will be able to live, work, and play in the community, with all the necessary supporting services such as schools, parks, and places of worship within a short walk or bicycle ride. Before this aspiration can be achieved, some sites, especially aging shopping centers, will probably be renovated or converted into other uses, such as offices or religious facilities, in advance of their longterm redevelopment. Such should not be viewed as a plan failure, but rather one step in the incremental growth of the area. Higher-density, mixed land uses must be well designed to have a positive impact in Stockbridge The plan will improve accessibility in Stockbridge, especially for bicyclists Table 4.1: Description of Typical Framework Plan Land Uses Land Use Primary Uses Typical Building Heights Typical Housing Density* Single-family Single-family houses 1-3 stories 1-2 DUA Residential 1-4 Stories Small lot single-family houses, townhouses, assisted living, multifamily 1-3 stories 8 DUA Highway Commercial Hotels, auto-oriented retail 1-3 stories - General Mixed-Use Housing, offices, hotel, retail 1-4 stories 16 DUA High-Rise Mixed-Use Housing, offices, hotels, retail max. stories max. 45 DUA Public/Institutional Schools, religious facilities, etc. 1-3 stories - Industrial Manufacturing, processing, etc. 1-3 stories - Park/Open Space Public or private parks or open space - - Transportation/Utilities Public utility or transportation facilities - - *Dwelling units per acre 74 City of Stockbridge Livable Centers Initiative Study 10-Year Update Existing ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Transportation/Utilities Park/Open Space Industrial Public/Institutional High-Rise Mixed-Use Reev Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group July 9, 2012 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE W o il l es He nr y Bl vd k Northwind Dr Due West Dr Cre e y Hw S Walt ens teph Stockbridge City Limits N Bridge Dr Central Line O l d Atl a n ta 138 ¬ « Rd y n dover Dr Hillcrest St Dr ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd k Oa in Clark Community Park Merle Manders Conf Ctr Cochran Park Tra m or e Dr Smith Barnes ES Potential Natatorium Site Love St Childs St 2nd St ! 1st St Nolan St C Old Patrick Henry Alternative School Stockbridge ES Mi s ty R idge Trl Wilson St Collier Rd Rd ers ony City Hall Duvall Dr Stockbridge Lakes SC This map produced using data provided by the City of Stockbridge, Henry County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. G ra r La Ri Burks Cemetery D Club s h Creek Club Cir Mimosa Rd Br u a W Framework Plan ! ! ! ! S us Townhouse or Small Lot Single-Family N Askew Dr No rth ks * Alignments subject to modification _during future engineering/design. **Locations are illustrative only. ! n na un v e an irl Fa r D Meadow Ridge Wy Oa ! ! ! ! ! ! ! ! ! ! ! Da wy Pk Wal-Mart nd Multi-Use Path On-Street General Mixed-Use Highway Commercial Residential 1-4 Stories Privately Funded** Proposed Land Use Single-Family 75 § ¦ ¨ vd ke s Bl S to Mays Corner SC so id Townsend Bend Post Office Addy Ln N Dr lly Armitage Way W ay ne Walter Way Publicly Funded* Bicycle Facilities Streets Legend Exit 228 n Dr Freeway Junction SC s Ct ie Dr ar d pp Sh e r D ha ve n W oo d Seab oard k ee Cr Cir Club Dr Bowen St As with any aspirational plan, the Framework Plan is not a mandate. Existing uses that are inconsistent with the plan are likely to remain for many years as the plan is incrementally Clayton County realized. All development assumes County willing land sellers andHenry developers. so Ln gs Sp rin w Burke St Davis Rd Tye St § ¦ ¨ Ward St This is an aspirational vision for the long-term development using general land use categories in approximate Exit 1 locations. It combines transportation and land use to show they can reinforce one another through balanced growth. St About the Framework Plan675 ir al d C nw se Ro or s e Way Iron H Rd Flippe n vi d B ay Co urt Dr ir W Tramore Pass N Berry St Part 4: Recommendations h St C Davidson Chu rc wy S Berry Da Pk Silent Ave Blvd eek Tr Wilson Ave Shields Rd Cr Welch St el Dr Dr ; N Henry N Lee St Meadow R id ge n Ru St College Ave Ra ilr oa d S Lee St e dg ! McCa ry S eta Cem 0 0.125 0.25 Miles 23 £ ¤ 0.5 o July 9, 2012 Figure 4.2: Framework Plan t 75 75 Rock Quarry Rd Establish the greater downtown area as a mixed-use focal point for Stockbridge. July 9, 2012 The greater downtown area, which includes Stockbridge’s historic core and nearby areas, was once the civic and business heart of the community. Although time and growth have diminished this role, it is critical that the area stays relevant to the Stockbridge community, now and in the future. Most cities are only as healthy as their downtown and, over the long-term, Stockbridge may be no different. To position Stockbridge for changing local, regional, and national market and demographic trends, particularly the needs of aging residents and the so-called “Millenials,” the downtown must be revitalized in a way that builds on its historic character and positions it as a walkable, mixed-use alternative to surrounding areas - many of which will be less suitable to adapt to these changes. Central to this vision is: Many downtowns have positioned themselves as “mallternatives;” Stockbridge could do the same • Making the downtown a good place to live, particularly for those desiring a more walkable lifestyle. • Providing amenities and programs that attract residents from all of Stockbridge to visit. • Connecting the downtown to nearby neighborhoods through improved bicycle, pedestrian, transit, and vehicular linkages. • Directing compact mixed-use development into the area to generate activity and reduce development in existing neighborhoods. • Focusing on creating a special “place” through careful attention to design and the preservation of the area’s historic resources. The recommendations on the following pages reflect specifics of how this can be achieved. Please see the Town Center Project Concept Plans for examples of how part of the downtown might develop. Events can attract people establish downtown as community’s heart and the Create a mixed-use regional activity center near I-75. The Joint Henry County/Cities Comprehensive Plan 2030 identifies the area near I-75 as a “Suburban Employment Center.” This means that it should develop as a high intensity mixed-use district featuring significant employment options. Feedback received during this study shows that Stockbridge stakeholders support this, provided that appropriate height and scale transitions are made to the Northbridge Crossing neighborhood Please see the I-75 Activity Center Concept Plan for an example of how this area might develop. Protect existing neighborhoods from commercial and multifamily encroachment. Given the large amount of vacant or under-developed land in the study area and an abundance of areas zoned for commercial or 76 The I-75 Activity Center could house major offices in a walkable setting City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 I-75 Activity Center Concept Plan The I-75 Activity Center has the potential to become a major employment center for the City of Stockbridge and North Henry County. This concept plan shows how that might occur in a way that is consistent with the vision of this plan. The images at right and below show one option for how the area could accommodate the following long-term development program: • 1.0-1.5 million sf of Class A office (blue) • 2 full-service hotels (purple) • 250,000 - 300,000 sf of retail (red) • 750-1,000 units of high-quality multifamily (yellow) • 300-500 units of senior housing or assisted living (turquoise) • 1,500 housing units (yellow and brown) • 20-25 acres of park space (green) • Potential long-term parking decks (white) Of these uses, big box retail and parking could front I-75, with mixed-uses and offices lining a new north-south roadway connecting to Flippen Road. Housing could occur to the east, where proposed parks and muli-use paths would create a quality residential address. Nearby, the former Manheim Drive Center could become a college. Part 4: Recommendations 77 77 multifamily uses, it is reasonable to expect new development to occur in these areas or within the proposed growth centers. To this end, the City of Stockbridge should encourage reinvestment in these areas before supporting developments or zoning changes that could negatively impact existing neighborhoods. July 9, 2012 Provide appropriate transitions between new development and existing neighborhoods. A variety of design techniques exist for mitigating the impacts of redevelopment on adjacent houses. These could include conventional techniques such as buffers, or innovative site planning that uses small lot single-family houses or townhouses to make the transition. Please see the following page potential approaches. Continue existing city policies and regulations that provide a balance of owner and renter-occupied housing in Stockbridge. Townhouses are an appropriate transition between higher and lower density sites The City’s Residential Growth Regulation guides the development and rezoning process to ensure that no less than 70 percent of Stockbridge’s housing stock is single-family. This and similar policies aimed at providing a healthy ratio of owner-occupied to rental housing in the city should be continued, with consideration given for exceptions for condominiums and senior housing/assisted living that are developed in a manner consistent with this plan. Land Use Projects Town Center Project completion (O-1) The unfinished Town Center Project represents unfulfilled potential for the City of Stockbridge. As the economy and real estate market recover, the City should prioritize the project’s completion. Yet, because completion will depend on factors beyond the scope of this study, the plan does not recommend a specific development program beyond the following minimum components: The unfinished Town Center Project is fails to live up to its potential • New open spaces, including one serving the entire city • Housing, including potentially small lot single-family houses, townhouses, senior housing, and above-shop flats • Retail and office space • New pedestrian-friendly streets and sidewalks • Sufficient parking for the development program To demonstrate how these might be accommodated, the following pages contain two of many possible options for project realization. The final determination of which, if any, of these options the City pursues should only be made following careful deliberation by the City of Stockbridge and discussion with a potential developer. Please see the Town Center Project Concepts on the following pages. 78 The Town Center Project should become a focal point for the city City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Potential Neighborhood Transitions In addition to conventional buffers, several techniques exist for providing transitions between new development and single-family houses. The following are options that should be explored individually or combined, especially as redevelopment occurs adjacent to existing neighborhoods. Alley Height Transitions Transitional Use (often townhouses or small lot single-family houses) Part 4: Recommendations 79 79 July 9, 2012 Town Center Project Concept A This concept plan shows how the Town Center Project could develop in a way that adds significant new residential and commercial space to the community, with only modest increases in the amount of open space. It includes the following program: • 40,000-55,000 sf Office/Retail • 30,000-50,000 sf Retail/Office • 76 Single-family Houses • 10 Townhouses/Live-Work Units • 1.0 acre Town Green • 0.5 acre Park Space Highlights of this concept include an expanded town green on the west side of East Atlanta Road that could host special events, such as markets or ice-skating. If alternate routes are built, East Atlanta Road could even be closed during these events - creating a space that could accommodate as many as 2,250 people. Surrounding the green, shops and offices are housed in one- to two-story buildings (although up to three stories might be appropriate if the market justifies it). Further away, the plan transitions into small lot single-family houses. 80 City of Stockbridge Livable Centers Initiative Study 10-Year Update Ward St Offce/Retal (potental offces above) City Hall Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group March 6, 2012 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Townhouses or Lve/Work Unts Rear Lane Rear Lane Rear Lane Landscaped Buffer Small Lot Sngle-Famly Houses/Cottages Rear Lane Rear Lane Town Center Project - Illustrative Plan A This graphic is for illustrative purposes only. It is intended to show one possible option for long-term build-out of the Town Center Project. This assumes that any redevelopment will only occur when willing landowners sell sites to willing buyers. Furthermore, all building locations and footprints are the artist’s interpretations. Existing Fountain Cafe Seasonal Ice Skating d N Henry Blvd Expanded Town Green ta R Shared Parkng Lot Love St tlan Pedestran Brdge to North Berry Street Retal/Offce (potental offces or lofts above) N. Berry Street Streetscape Farmers Market Plaza Burke St Rebult Depot (Use TBD) Offce/Retal (potental offces or lofts above) Landscaped Buffer Neghborhood Pocket Park Rear Lane Bryant St N Henry Blvd Ceresea Dr 0 50 100 Feet 200 About the Illustrative Plan Ths plan shows one opton for completng the Town Center Project. Ths opton ncludes: - 40,000 - 55,000 sf Offce/Retal - 0,000 - 50,000 sf Retal/Offce - 76 Sngle-Famly Houses - 10 Townhouses/Lve-Work Unts - 1.0 acre Town Green (2,250 person - capacty f East Atlanta Road s - closed durng events) - 0.5 acre Park Space Brannan Dr Potental Fsher House n renovated Cvl War hosptal N Berry St Part 4: Recommendations Harrell Dr EA July 9, 2012 Figure 4.3: Town Center Project Concept Plan A 81 81 N Lee St July 9, 2012 Town Center Project Concept B This concept shows how a large central park and amphitheater could be incorporated into the Town Center Project, but at the expense of other uses. It envisions: • 40,000-50,000 sf Office/Retail • 45,000-65,000 sf Retail/Office • 46 Single-family Houses • 12 Townhouses/Live-Work Units • 5.3 acres Park Space Within the proposed parks, the plan includes a 3,000 seat amphitheater. To accommodate this, two parking decks are also recommended - one behind City Hall and one off of East Atlanta Road. Depending on the programming, it may also be necessary to provide off-site parking and shuttles for patrons. Around the existing town green, the plan envisions a ring of one- to two-story buildings housing ground-floor shops and offices (like Concept Plan A, taller buildings would be appropriate if feasible). The plan then transitions to live/work units, townhouses, and small lot single-family houses, although with far fewer than in Concept Plan A. 82 City of Stockbridge Livable Centers Initiative Study 10-Year Update Burke St Ward St Potential Parking Deck Offce/Retal (potental offces above) City Hall Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group March 5, 2012 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Town Center Project - Illustrative Plan B This graphic is for illustrative purposes only. It is intended to show one possible option for long-term build-out of the Town Center Project. This assumes that any redevelopment will only occur when willing landowners sell sites to willing buyers. Furthermore, all building locations and footprints are the artist’s interpretations. Existing Fountain d N Henry Blvd Seasonal Ice Skating Potential Parking Deck ta R tlan EA Pedestran Brdge to North Berry Street Retal/Offce (potental offces or lofts above) Shared Parkng Lot N. Berry Street Streetscape Retal/Offce (potental offces or lofts above) Farmers Market Plaza Rebult Depot (Use TBD) Love St N Berry St Lve-Work Unts Harrell Dr Part 4: Recommendations Rear Lane Fountan/Splash Pad Townhouses or Lve/Work Unts Event Lawn Stage and Servce Area Amphtheater (,000 person capacty) N Lee St Small Lot Sngle-Famly Houses/Cottages Ceresea Dr 0 50 100 Feet 200 About the Illustrative Plan Ths plan shows one opton for completng the Town Center Project. Ths opton ncludes: - 40,000 - 50,000 sf Offce/Retal - 45,000 - 65,000 sf Retal/Offce - 46 Sngle-Famly Houses - 12 Townhouses/Lve-Work Unts - 5. acres Park Space (ncludng - a ,000 person capacty - amphtheater) Brannan Dr Potental Fsher House n renovated Cvl War hosptal Bryant St Lane Rear July 9, 2012 Figure 4.4: Town Center Project Illustrative Plan B 83 83 July 9, 2012 Comprehensive plan updates (O-2) The Joint Henry County/Cities Comprehensive Plan 2030 should be updated to reflect the vision of this 10-year update. Please see Section 6 for details. North Henry Boulevard (SR 138/42) Overlay (O-3) In many ways, North Henry Boulevard (SR 138/42) represents most people’s image of Stockbridge; unfortunately, the image conveyed is not a positive one. To address this and ensure that future growth achieves the vision of this plan, an overlay for the North Henry Boulevard (SR 138/42) corridor should be created that addresses, at a minimum: • Aesthetics and buildings design • Sidewalk and streetscape standards • Placement and treatment of parking An overlay along SR 138 could address aesthetics, sidewalk standards, parking, and more • Landscape and open spaces • Mix of uses • Access management A similar overlay currently exists along the corridor to the west in Clayton County. Temporary uses in the Town Center Project (O-4) Given the limited demand for new development in Stockbridge in the short-term, efforts should be made to generate excitement over the Town Center Project in advance of its actual development. Many communities have found that temporary uses represent an inexpensive, low risk way to do this. Sometimes called “tactical” or “incremental” urbanism, these efforts should be explored in Stockbridge. Potential uses could include: Temporary buildings such as this could energize the Town Center Project • Farmers or artists markets • Market stalls and community events • Temporary buildings or “pop-up shops” • Food trucks or vendors • Community gardens • Ice skating (in winter) These are just a few of the options that should be considered by the City of Stockbridge. Food trucks could also create activity at certain times 84 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Horizontal Mixed-Use Development A goal of the LCI program and this 10-year update is creating a mixed-use environment where housing, businesses, and other uses are seamlessly blended in a high-quality, pedestrian-friendly setting. Due to the current state of the real estate market and increasingly conservative lending practices, this means that vertical mixed-use development - where different uses are stacked in the same building - will probably not be financially feasible for developers in Stockbridge for several years. Vertical mixed-use scenario showing a three-story building containing 24 residential flats above 12,600 In response to this, horizontal mixed-use sf of commercial space development - where different uses are arranged next to one another in a high-quality setting - has been illustrated in the Town Center Project Concept Plans. This development pattern provides the mix of uses desired by the community while still incorporating discrete commercial or residential real estate “products” demanded by lenders in all but the most urban real estate markets. To ensure that horizontal mixed-use development is truly integrated into a cohesive town setting, several important design steps should be taken: • Distances between different uses should be as short as possible to encourage walking. Horizontal mixed-use scenario showing a twostory 24 unit multifamily building and a 12,600 sf • Buffers between different uses should be commercial building avoided or minimized. In their place, walls, fences, alleys, or height transitions should be used. • The streetscape should be consistent. This means that trees, lighting, and building orientation should create a seamless transition from one use to the other. • Shared parking should be encouraged to minimize the amount of land dedicated to it. • Architectural design should be harmonious. When residential and non-residential uses are mixed a common architectural vocabulary is a powerful tool for camouflaging distinctions that might otherwise be objectionable. Horizontal mixed-use scenario showing 24 townhouses and a 12,600 sf commercial building Andres Duany and Jeff Speck. The Smart Growth Manual. New York: McGraw Hil, 2010. Page 14.2. Part 4: Recommendations 85 85 July 9, 2012 Environmental Policies Promote the protection of natural waterways, such as Brush and Reeves Creeks. Several creeks, streams, and wetlands exist in the study area. These should be protected and promoted as the area develops through their incorporation into parks, greenways, and buffers. In other communities, such features have become amenities. Incorporate sustainable development practices, but with consideration of their potential impacts on the viability of redevelopment. New developments should strive to meet an established standard for sustainability, such as LEED (Leadership in Environmental and Energy Design) or EarthCraft. Parking lots could be designed with infiltration areas for stormwater Reduce the environmental impacts of parking. Parking consumes a large amount of land, contributes to heating in summer, and increases water runoff. Structured parking decks can free up land for other uses, including open space, while permeable paving can accelerate water infiltration. Encourage the use of permeable paving. Permeable paving is appropriate for parking and hardscape pedestrian surfaces, where it allows water to percolate into the soil rather than contributing to runoff and flooding. It can take the form of pervious materials or open grid pavers. Embrace sustainable stormwater management practices. Many techniques exist for managing stormwater in a less damaging way than conventional engineering practices. These include use of bioswales, and rooftop gardens, to name a few. These and other techniques should be embraced in the greater Stockbridge community, particularly in the proposed growth centers. Pervious paving allows water to pass through it and infiltrate into the ground Minimize exterior light pollution. Reducing light pollution saves energy, preserves views of the night sky, and benefits wildlife. Support local food production. Even if they produce only a small portion of a household’s food, community gardens and related programs make a difference longterm by changing society’s thoughts about food production. They can also offer community gathering spots. Incorporate bioswales along streets in new developments. Bio-swales are planted areas that allow stormwater to infiltrate into the ground. By redirecting water, they can reduce the load on treatment plans and benefit street landscaping. 86 Curbside bioswales could improve water quality City of Stockbridge Livable Centers Initiative Study 10-Year Update Encourage tree planting on private property, in both existing and new development. July 9, 2012 Property owners are encouraged to plant trees to ensure the longterm preservation of the tree canopy. Encourage xeriscaping and native species in all landscape design projects. Xeriscaping, where plant materials are native to the region and use available water, should be promoted in public and private projects such parks, yards, and streetscapes. Encourage the use of plants that are native or adaptive to the Georgia Piedmont. Such plants require less water to irrigate than other species, provide food for native birds and insects, and are more tolerant to local weather extremes. Native or adaptive trees, such as Shumard Oaks, are good street trees Encourage the renovation and reuse of existing buildings. One of the best ways to practice “green” development is by reusing existing buildings, rather than demolishing them and building new. Not only does this prevent building material waste from going to the landfill, it can also help meet a community’s historic preservation goals. Environmental Projects Storm drain labels to make people aware of impacts on streams. (O-5) Help make people think twice before pouring chemicals in drains by labeling them to indicate that they eventually feed into area waterways. Part 4: Recommendations Labeling drains will make people aware that they lead to creeks 87 87 July 9, 2012 4.3 Transportation As the study area develops and redevelops it should provide a range of transportation options. In addition to driving, the area should encourage bicycling, walking, and potential future transit use. Smooth and speedy traffic flow should be provided along major arterials and collectors, but local streets should be focused on responding to adjacent land uses and development patterns, rather than simply moving as many vehicles as possible in the shortest amount of time. General Transportation Policies Create a balanced transportation system that does not promote one form of travel at the expense of another. Although sidewalks and multi-use paths exist in the study area today, it is overwhelmingly auto-oriented. However, as the area grows, it must do so in a way that expands non-vehicular facilities and ensures that travel types are balanced with the land use vision. As the study area grows, the needs of cars must be balanced with those of other users Use a “complete street” approach for new or redesigned streets. A “complete street” is designed to consider the array of potential travel modes and how each mode would use the street, with a balance struck between motorized and non-motorized users. Create new streets and inter-parcel connections. As the area grows, new interconnected streets must be created to provide more routes for drivers, bicyclists, and pedestrians. In addition, where new streets are not feasible, connections between adjacent properties should be provided so people can drive, walk, or bicycle between them without going onto the adjacent road. Interconnected streets can greatly reduce walking distances Maximize connectivity and minimize dead-end streets, but only when adequate provisions are made to minimize the negative impacts of cut-through traffic. Other than stub streets designed to one day connect to adjacent sites, cul-de-sacs and dead-end streets should be minimized and new connections maximized to provide pedestrian connectivity and support multimodal travel. At the same time, measures should be taken to reduce the impacts of cut-through traffic and speeding, particularly where said streets pass through a residential neighborhood. Provide access management along major roadways. Access management ensures a smooth traffic flow, reduces pedestrian-vehicle conflict, and reduces conflicts between on-street Proposed Street The Network plan envisions many new streets, bicyclists and drivers. Access management can include shared shown here in yellow driveways, inter-parcel access, alleys, or side street access. STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE February 29, 2012 Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group 88 City of Stockbridge Livable Centers Initiative Study 10-Year Update Vehicular Transportation Policies July 9, 2012 Promote shared parking arrangements wherever possible to decrease the number of underused parking spaces. Different land uses have parking needs at different times of the day and week. Allowing shared parking can make more efficient use of land and keep parking from sitting empty. Promote inter-parcel access between commercial and transitional uses. A key tenet of access management is inter-parcel access, where it is possible to drive from one lot to another without going onto the roadway. Such is encouraged in all commercial and transitional use areas, particularly along North Henry Boulevard (SR 138/42). Promote on-street parking, except on state highways. When parking is shared, it can reduce the amount of paving required On-street parking is important to support retailers and create a safe pedestrian environment. It should be maximized on existing streets where possible, and incorporated into most new streets. Vehicular Transportation Projects North Henry Boulevard (SR 138/42) improvements (T-1) This project would reduce congestion, improve safety, and update existing traffic signals along North Henry Boulevard (SR 138/42). Signals would also be synchronized to streamline travel, in coordination with the GDOT Traffic Operations Office, and replaced with mast arms and upgraded pedestrian crossing signal heads. Access management would be supported by the project. It would encourage existing adjoining businesses to share driveways and provide inter-parcel access, an idea that could be reinforced by the proposed zoning overlay. Fewer curb cuts would improve traffic flow and possibly reduce the frequency of rear-end collisions. This project would also add raised median with turn/u-turn lanes in place of the existing shared turning lane to regulate traffic operations and control the location of left turns. Medians would provide refuges and safer locations for pedestrians crossing the roadway. Mid-block pedestrian crosswalks can also be installed in locations where people already commonly cross, and to divide a long distance without a marked crossing. Due to the travel speeds along the corridor, signalized mid-block crossings (such as the high intensity activated crosswalk Part 4: Recommendations On-street parking should be provided on streets with adjacent pedestrianoriented uses A median could improve safety for both pedestrians and drivers along North Henry Boulevard (SR 138/42) 89 89 [HAWK] pedestrian beacons) would be recommended to provide the safest option for pedestrians. July 9, 2012 Finally, this project would replace existing ramps and retrofit existing ramps not meeting ADA standards along the corridor. This would create a continuous accessible route from I-675 east to Rock Quarry Road. This project would require coordination with GDOT since it would involve operations along a state route. Traffic studies and plans (T-2) These proposed studies would evaluate the feasibility for various vehicular related projects. A feasibility study would provide data and analysis to justify moving forward with a particular project. a. Feasibility Study for Roundabout at North Henry Boulevard (SR 138/42) - This study would determine the feasibility of a new roundabout at the existing intersection of North Henry Boulevard (SR 138/42) and SR 138 SW. A HAWK crossing stops traffic only when pedestrians need to cross b. Traffic Signal Warrant Analysis for Tye Street and North Henry Boulevard (SR 138/42) Intersection - This study would determine if a traffic or HAWK signal is warranted for the Tye Street and North Henry Boulevard (SR 138/42) intersection. c. Access Management Plan for North Henry Boulevard (SR 138/42) - This project would develop a master plan for improving access management along North Henry Boulevard (SR 138/42). The plan would include provisions for reducing the number of commercial driveways and creating inter-parcel access. Roundabout at North Henry Boulevard (SR 138/42) (T-3) This project proposes a new roundabout to improve an existing problematic intersection with North Henry Boulevard (SR 138/42) and SR 138 SW. A roundabout could provide continuous traffic flow through the intersection and reduce congestion. The roundabout would include landscaping and pedestrian facilities for a nonvehicular route through the proposed intersection. A modern roundabout could reduce vehicular delay New publicly funded streets (T-4) These proposed projects would add new streets throughout the study area to provide alternate routes, reduce congestion along North Henry Boulevard (SR 138/42), and improve connectivity. These new streets would be designed as “complete streets,” incorporating bicycle and pedestrian facilities, landscaping, and other features specified in local standards. a. North Henry Boulevard (SR 138/42) Bypass - A new street from Flippen Road northwest to Davidson Circle West to provide an alternate route for motorists south of North Henry Boulevard (SR 138/42) to access the I-675 and I-75 interchanges. Davidson Circle West could be reconfigured to dead end into the new bypass. Due to the proximity of tie-in on the northern end of the I-675 on/off ramps, special attention must be paid to proper 90 New development should expand the street network City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 timing and interconnections between signals. This project would assist in alleviating congestion along North Henry Boulevard (SR 138/42), and would create a direct connection to Walt Stephens Road. This new road could be joined with the proposed continuation of the existing Reeves Creek Trail to the northwest and southwest portions of the study area. This project would provide pedestrian and bicycle access connecting Flippen Road to Davidson Parkway. Portions of the proposed path would be along a new proposed publicly-funded street, and other portions would follow Reeves Creek. This extension of Reeves Creek Trail would serve as a continuous non-vehicular route across the entire study area from Memorial Park to Davidson Parkway. This new street would require right-of-way acquisition within four parcels. b. New street network around City Hall from East Atlanta Road to North Lee Street - This project would provide access to proposed facilities such as an amphitheater, event lawns, and small parks. The roads would also be an entrance for office/retail ventures to the new development area. This new street network would be on City-owned land and would not require right-of-way acquisition. New traffic signal at Tye Street and North Henry Boulevard (SR 138/42) (T-5) This project would add a traffic signal to the existing un-signalized intersection of Tye Street and North Henry Boulevard (SR 138/42). A signal would reduce left turn congestion on Tye Street during peak hours and improve the overall safety of the intersection. Due to the proximity of the intersection to the overpass, additional signs and advanced warning would need to be added to alert motorists traveling over the bridge. New privately funded streets (T-6) A large portion in the southwest region of the study area is comprised of vacant land; therefore, much of the area can be developed by private entities. Areas like to redevelop also exist in its northeast quadrant between North Henry Boulevard (SR 138/42) and East Atlanta Road. In order to avoid congestion, a street network should be designed to promote traffic flow with and to through the study area. Also several large parcels exist along the North Henry Boulevard (SR 138/42) corridor creating “mega blocks” without access to parallel secondary streets. Short connector streets would divide these “mega blocks” and create more route options. A general road network is proposed in this report that meets both of these qualifications. Rock Quarry Road improvements and railroad grade separation (T-7) This proposed project would provide vehicles with a grade separated bridge over the existing railroad tracks. The bridge would be constructed to accommodate four lanes (in the future), even though Rock Quarry road is not expected to be widened for some time. This road is routinely used as a cut through from North Henry Boulevard to Eagles Landing, and is currently under construction. Part 4: Recommendations 91 91 Pedestrian and Bicycle Policies The focus for pedestrian and bicycle infrastructure is to provide safe, accessible, and connected facilities. Primary considerations for pedestrian and bicyclist safety are traffic volumes, design and separation, and traffic speed. Lowering speeds on pedestrianoriented streets is especially critical; as noted in the Federal Highway Administration Pedestrian Facilities User Guide, “Speeding has serious consequences when a pedestrian is involved. A pedestrian hit at 40 mph has an 85 percent chance of being killed; at 30 mph, the likelihood goes down to 45 percent, while at 20 mph, the fatality rate is only 5 percent. Faster speeds increase the likelihood of a pedestrian being hit. At higher speeds, motorists are less likely to see a pedestrian, and are even less likely to be able to stop in time to avoid hitting one.” As a result, the recommendations here focus on improving walking and bicycling in areas most suitable to them. July 9, 2012 Improved pedestrian and bicycle facilities will benefit children Encourage adjacent homeowner associations to work together to study ways to improve pedestrian and bicycle connections between them. A need exists to connect adjacent neighborhoods in order to reduce walking and bicycling distances and make them more feasible forms of transportation. Adjacent homeowners associations should coordinate to explore options such as the use of mid-block paths, street connections, or other options. Provide public facilities and buildings that are accessible and visitable to persons with disabilities and the elderly. All new public facilities, including parks, sidewalks, and buildings must be accessible to persons with disabilities and the elderly. Improve pedestrian accessibility to and across the North Henry Boulevard (SR 138/42) Corridor. Facilities must comply with the ADA (photo courtesy Michael Ronkin) Improving pedestrian conditions along this corridor should be a priority given the large number of businesses on it. Implement requirements for non-vehicular improvements as part of the proposed North Henry Boulevard (SR 138/42) overlay district. See project O-3 for details. Design new buildings to support walking and bicycling with basic urban design elements. In addition to outdoor displays and dining, the design of buildings impacts the walkability of an area. Where walking is desired, buildings should front the street with doors, windows, stoops, interesting architecture, and active uses. Continue coordination of joint bicycle facilities with Henry County, the ARC, and surrounding areas. Buildings should provide ground floor doors and windows facing sidewalks For transportation to truly serve people it must reflect their travel 92 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 patterns, not arbitrary political lines. To this end, coordination between the City of Stockbridge, Henry County, ARC, and other surrounding areas is critical to creating a cohesive bicycle network. Implement requirements for non-vehicular improvements for all future transportation projects. All future transportation projects, including new roads, should serve bicycles and pedestrians. This means, at a minimum, providing sidewalks and shade in all locations, and dedicated bicycle facilities in areas where traffic volumes and travel patterns make shared roadways unsafe. Development patterns along these roads should also support alternatives travel. Pedestrian and Bicycle Projects A number of specific sidewalk and path recommendations have been identified to improve multimodal access, connectivity, and mobility. As noted in Part 2: Inventory and Analysis, the area currently lacks a comprehensive sidewalk or bicycle network. This plan supports expanding options for non-motorized transportation and providing a means for those living, working, or going to school in the area to access nearby employment, shopping, dining, and other destinations without driving. Major Pedestrian Facilities (T-8) These proposed projects would provide pedestrian facility revitalization to several existing streets within the study area. An improved pedestrian network would encourage locals and visitors to use non-vehicular methods of travel within the study area. Projects include: a. North Berry Street from Love Street to Nolan Street - Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, on-street bicycle facilities, and pedestrian lighting. This project is designed and programmed for construction in 2012. b. South Berry Street from Nolan Street to Railroad Street - Improvements include: new sidewalk, curb and gutter, drainage, landscaping, on-street bicycle facilities, and pedestrian lighting. New features would match adjacent proposed Transportation Enhancement (TE) facilities on North Berry Street. c. Railroad Street from Rock Quarry Road to South Berry Street - Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, on-street bicycle facilities (from 2nd Street to South Berry Street), and pedestrian lighting. New features to match adjacent proposed TE facilities on North Berry Street. d. Nolan Street from Tye Street to South Berry Street - Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, on-street bicycle facilities, and pedestrian lighting. Plans have already been drawn up for major pedestrian upgrades along North Berry Street, adjacent to the city’s only row of historic commercial buildings Part 4: Recommendations 93 93 e. Ward Street from South Berry Street to Love Street Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, and pedestrian lighting. New features to match nearby facilities on North Berry Street and East Atlanta Road. f. July 9, 2012 Love Street from Burke Street to East Atlanta Road Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, on-street bicycle facilities, and pedestrian lighting. New features to match nearby facilities on North Berry Street and East Atlanta Road. g. 1st Street from Tye Street to South Berry Street - Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, and pedestrian lighting. New features to match the adjacent proposed TE facilities on North Berry Street. h. Flippen Road from North Henry Boulevard (SR 138/42) to Walt Stephens/Red Oak Road - Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, pedestrian lighting, on-street bicycle facilities, and new pedestrian crossing signals at North Henry Boulevard (SR 138/42). . Davis Road from North Henry Boulevard (SR 138/42) to Clark Community Park - Improvements include: curb and gutter, storm drainage system, a new sidewalk, landscaping, and pedestrian lighting. j. Shields Road from North Henry Boulevard (SR 138/42) to Davis Road - Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, on-street bicycle facilities (from North Henry Boulevard to the new multi-use path along Brush Creek, T-10), pedestrian lighting, and new pedestrian crossing signals at North Henry Boulevard (SR 138/42). k. Tye Street from North Henry Boulevard (SR 138/42) to Red Oak Road - Improvements include: new sidewalk, curb and gutter, storm drainage system, landscaping, on-street bicycle facilities (from Reeves Creek Trail to Nolan Street), and pedestrian lighting. Portions of this project would replace existing sidewalk not in compliance with ADA standards. Pedestrian projects will make walking in Stockbridge safer Sharrow markings are used where there is no room for bike lanes Bicycle/Pedestrian Facilities (T-9) These proposed projects would provide bicycle/pedestrian facilities to several existing streets and new locations within the study area. An improved bicycle/pedestrian network would encourage locals and visitors to use non-vehicular methods of travel, as well as provide linkages between neighboring areas. Projects include: a. Extension of Reeves Creek Trail to Flippen Road - This project would provide pedestrian and bicycle access along Reeves Creek from the current trail terminus to Flippen Road. This nonvehicular route would connect to the existing Reeves Creek Trail, providing pedestrians with a multi-use path across the 94 Multi-use paths could one day tie Stockbridge’s neighborhoods to its downtown City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 southern portion of the study area. This project would also add a small parking lot at the Flippen Road trailhead for motorists who wish to visit the trail. c. Multi-use path along Brush Creek from North Henry Boulevard (SR 138/42) to Cochran Park - This project would provide pedestrian and bicycle access along Brush Creek from North Henry Boulevard (SR 138/42) to Cochran Park. This non-vehicular route would connect to the existing Cochran Park, providing pedestrians with a multi-use path across the northern portion of the study area. d. North Henry Boulevard (SR 138/42) from downtown to Davis Road - This project would add a separated multi-use path for cyclists and pedestrians, and could be combined with other proposed improvements along the corridor. e. Cemetery Street and a short segment of 2nd Street, Connecting Memorial Park to Railroad Street - This project would add a separated multi-use path for cyclists and pedestrians. f. Burke Street from North Henry Boulevard (SR 138/42) to Clark Community Park - This project would add on-street bicycle facilities to Burke Street to connect North Henry Boulevard to Clark Community Park. g. East Atlanta Road from Cochran Park to Love Street - This project would add on street bicycle facilities to East Atlanta Road connecting Cochran Park to the downtown area. Minor Pedestrian Facilities (T-10) These proposed projects would provide minor pedestrian upgrades on several streets within the study area. An improved pedestrian network would encourage locals and visitors to use non-vehicular methods of travel within the study area. Projects include: a. Wilson Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. b. Wilson Avenue (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. c. 2nd Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. d. Church Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. e. Jackson Drive (entire length) - Improvements include: new sidewalk, remove and replace existing curb and gutter, and possibly landscaping. f. Childs Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. g. Welch Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. h. Silent Avenue (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. . West Burke Street (entire length) - Improvements include: new sidewalk, remove and replace existing curb and gutter, and possibly landscaping. j. Center Street from North Henry Boulevard (SR 138/42) to West Burke Street - Improvements include: new sidewalk, removing and replacing existing curb and gutter, and possibly landscaping. k. Bowen Street (entire length) - Improvements include: new sidewalk with grass landscaping strip. l. Club Drive from Club Circle to Shields Road - Improvements include: new sidewalk. This project would tie into existing sidewalk along Club Drive and Club Circle. m. Davidson Parkway (entire length as needed) - Improvements include: new sidewalk with grass landscaping strip. Part 4: Recommendations 95 95 n. Davidson Circle West (entire length as needed) - Improvements include: new sidewalk with grass landscaping strip. o. Walter Way from Davidson Parkway to SR 138 SW Improvements include: new sidewalk with grass strip. p. Meadow Ridge Way (entire length) - Improvements include: new sidewalk, remove and replace existing curb and gutter, and possibly landscaping. q. Meadow Ridge Drive (entire length) - Improvements include: new sidewalk with grass landscaping strip. r. Angela Court (entire length) - Improvements include: new sidewalk with grass landscaping strip. s. Rebecca Court (entire length) - Improvements include: new sidewalk with grass landscaping strip. t. Ridge Run (entire length) - Improvements include: new sidewalk, remove and replace existing curb and gutter, and possibly landscaping. u. Landover Drive (entire length) - Improvements include: new sidewalk, remove and replace existing curb and gutter, and possibly landscaping. v. Duvall Drive (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm drainage, and landscaping. w. Askew Drive (entire length) - Improvements include: new sidewalk with grass landscaping strip. x. Susie Court (entire length) - Improvements include: new sidewalk with grass landscaping strip. y. Armitage Way (entire length) - Improvements include: new sidewalk with grass landscaping strip. z. Addy Lane (entire length) - Improvements include: new sidewalk with grass landscaping strip. aa. Repair South Lee Street (entire length) - Improvements include: repair of existing sidewalk and new sidewalk from Rock Quarry Road to Jackson Drive. ab. Repair Rosenwald Circle (entire length) - Improvements include: remove and replace existing sidewalk, and possibly the addition of curb and gutter, storm drainage, and landscaping. July 9, 2012 New sidewalks will make walking much safer Transit works best where land uses are walkable Citywide Standards (T-11) This project would develop a citywide standard for typical street sections and layout, as well as tree types and styles for all street furnishings to be used for the proposed pedestrian facility projects. A common themed would give the area a sense of cohesiveness. Pedestrian bridge over railroad (T-12) This would connect the Town Center Project to North Berry Street. 96 Expanded GRTA Xpress service could benefit Stockbridge City of Stockbridge Livable Centers Initiative Study 10-Year Update Transit Policies July 9, 2012 Establish development patterns that could one day support enhanced transit service. For transit to be effective, development patterns must support it. The Framework Plan on page 75 does this by concentrating mixed-uses in a walkable, compact setting. These could be ideal stops for future transit. Develop expanded schedule options and additional routes with existing GRTA services. GRTA service currently exists on the western edge of the study area. As the community grows, GRTA should seek to develop expanded service hours and additional routes to serve future demand. Continue coordination with Henry County and McDonough for development of an express bus service and/or commuter rail service. For transit to truly serve Stockbridge’s residents, it must connect to nearby areas that people use on a daily basis. To do this, continued coordination with Henry County and McDonough will be essential. Encourage a taxi business to begin service within the study area. Taxis represent a form of public transit that requires no government involvement and is responsive to local travel patterns. Encourage the addition of a high occupancy vehicle lane on I-75 to promote carpooling and rideshare. Long-term, providing high occupancy vehicle lanes on I-75 could make car pooling, ridesharing, and GRTA bus service more attractive. Transit Projects City Funded Shuttle Service Along North Henry Boulevard (SR 138/42) (T-13) A shuttle or trolley service along the North Henry Boulevard (SR 138/42) corridor could be established to serve patrons traveling within the study area. This could reduce vehicular congestion along the corridor. A feasibility study should be conducted to evaluate the merits of this service. Addition of a Park and Ride Lot (T-14) The addition of a park and ride lot near the northwest corner of the study area (near the Walmart parking lot) would provide the public with an alternative to single occupancy commuting. This project should encourage coordination with other entities such as GRTA, GDOT, and Henry County in the early planning stages. New Public Parking Decks (T-15) This proposed project would add two new 160 to 240 space (each) parking decks near City Hall. This project would be an alternative to traditional parking lots as part of the Town Center Project. New Train Depot (T-16) This proposed project would construct a new train depot in the historic downtown between North Berry Street, Love Street and the existing Norfolk Southern Railroad. This area is currently the property of Norfolk Southern Railroad. This project would require coordination with the Railroad for any improvements proposed within their right-of-way. Part 4: Recommendations 97 97 4.4 Markets & Economics July 9, 2012 In the coming decades, Stockbridge has the potential to develop into an economically successful community that offers a balanced mix of uses including shopping, restaurants, entertainment, services, community activities, and civic space. The community already has many of these uses, although at present there is little located in the historic downtown. As the economy recovers an opportunity exists to build on these strengths and position the community for growth. Market & Economic Policies Support development of a proposed business incubator designed to serve veterans with business start-ups. A business incubator is currently proposed for the former police station site in downtown Stockbridge. The facility would provide veterans and other local entrepreneurs who have new business ideas with low-cost start-up space and various other forms of technical assistance (business planning, financing, marketing, etc.). As start-ups grow, they would be potential tenants for new store and office space in downtown Stockbridge and would help increase the number of locally-owned businesses in the study area. The study area should develop into a walkable mix of offices, homes, shops, and civic amenities Promote Stockbridge’s history and landmarks to residents and visitors. Community stakeholders frequently listed Stockbridge’s history as one of its strongest assets, including the traditional core, historical churches, and proximity to the railroad tracks. Identification and promotion of these can enhance Stockbridge’s image in the region and, as the downtown revitalizes and the city builds a critical mass of destinations, serve as another attraction for local visitors. Encourage local and regional entrepreneurs to locate stores, restaurants, and offices in Stockbridge’s downtown. A business incubator could serve local veterans desiring to start businesses Stakeholder input reflected a strong desire for a downtown business mix focused on interesting and unique locally-owned businesses in contrast to the national chains that constitute the majority of the study area’s commercial space. Development of a business incubator and outreach to local and regional business owners regarding opportunities in Stockbridge can help influence the existing mix and that of newly developed downtown space. Focus downtown business recruitment on restaurants, entertainment, and specialty shopping. To attract shoppers and residents, Stockbridge’s downtown would need to offer local residents and visitors from the south metro region compelling reasons to make it their destination of choice. To that end, business recruitment efforts should concentrate on attracting a critical mass of unique retailers and dining and entertainment options. While convenience goods and services (groceries, 98 Specialty shopping, restaurants, and entertainment should be encouraged to locate in Stockbridge’s downtown City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 healthcare/pharmacy, dry cleaning, etc.) would be important as downtown builds its residential base, the initial recruitment goal should be to locate several destination businesses in the downtown. Promote local art including public art, studio/gallery space, and art-related events. When asked to describe what identity or image they would like to see Stockbridge’s downtown develop for itself, one idea that the public suggested was for the city to be known as a haven for the arts. Examples of ways to work towards this goal include development of public art in and around downtown, recruitment of one or more artist studios and/or galleries, and creation of a regular art-related event such as an art-fest or juried show. Involve Stockbridge’s youth and teen residents in community development activities. Throughout the planning process, one key idea that many participants voiced was the need to offer interesting activities for the city’s youth and teen residents. Along with education and recreation programs, involvement in planning and community development activities offers younger community members with a fun, positive way to fill their after-school and weekend time. A few examples of projects in which children/teens could participate include creation of public art, development of a map of historic locations in Stockbridge, participation in potential public events held in the downtown or the opening of a youth business enterprise in downtown Stockbridge. Strive for new housing units that are affordable to teachers, police officers, firefighters, nurses, and similar essential professions. While much of the housing developed in the study area will target upwardly mobile households, affordably priced workforce housing should also be incorporated. As commercial development occurs in downtown, creating a variety of housing options and price points will become increasingly important to maintaining a jobs-housing balance and lessening impacts on the transportation system. One method many jurisdictions have used to maintain their supply of workforce housing is inclusionary zoning. These regulations allow for some relaxation of zoning requirements in exchange for setting aside a small share of housing units at prices affordable to working moderate income households. Market & Economic Development Projects Conversion of the former Manheim Design Center into a job-creating use (O-6) Explore opportunities for attracting an employer to the recently-closed Manheim Design Center. Potential options may include a campus for a higher education facility or a large-scale office space user. Façade improvement program targeted at historic facades along North Berry Street (O-7) One factor that will be crucial to the redevelopment of Stockbridge’s historic core is revitalization of the building facades that line it. Offering incentives for property owners to invest in restoring façades is one way to spur change. A successful façade improvement program is a targeted effort designed to provide a high visual impact and send the message that investment is underway. One option would be to run a pilot program in which a few façade improvement grants are available in bigger amounts during an introductory period. Another option is to match property owners’ investments up to a certain amount. Free or reduced cost design assistance and initial drawings suggesting designs, colors and signs options may also be supplied. Regardless of what type of façade assistance is made available, the program and its successes should be well advertised. Building improvements along North Berry Street would substantially increase its attractiveness and marketability to potential business owners and create a more enticing atmosphere for shoppers. Following development of the Town Center Project, a revitalized historic core will be a strong draw for residents and visitors, who would then be more likely to cross the railroad tracks and see what North Berry Street has to offer. Part 4: Recommendations 99 99 July 9, 2012 Business development team responsible for sharing information about opportunities in Stockbridge, attracting new businesses and assisting existing businesses (O-8) Successful business development requires strong coordination and a clear understanding of roles and responsibilities. Many cities have staff dedicated to business recruitment and expansion within their central business districts, whether employed directly by the city, a downtown agency or a redevelopment authority. Staff size varies, with small towns typically having one downtown manager and larger cities having entire agencies dedicated to business support and customer attraction. In Stockbridge, an initial step to more actively managing the business district is to establish a small team of people responsible for recruiting new businesses and assisting existing ones. This team may be composed of City staff, community leaders willing to volunteer their time, or, most likely, a combination of the two. Key outreach and assistance tasks for the team would include: Business Attraction: 1. Real Estate Product Readiness: Downtown economic development is as much tied to the availability of attractive, appropriately sized commercial space in the right location as it is market opportunity. One of the first steps to attracting new businesses is to identify what space the district has to offer them. The “available properties” database should identify what space is available; its size, cost and amenities, contact information, and other pertinent property information. This information should be available on the City’s website so business owner can easily access it. 2. Sales Package: A simple sales package is needed to share with business prospects and other marketing contacts (and should also be available online). At a minimum it should include: • A map showing the vision for the downtown and location of recently completed or anticipated catalytic projects. In other words, a simple, visual representation of the plan for Stockbridge’s future; • A 1-2 page market opportunity fact sheet highlighting the city’s consumer markets, the estimated potential demand and key business targets; • A brochure for Stockbridge and, if/when available, the Town Center Project; • A list of any business incentives available for new establishments; and • Contact information for the business development team and/or City of Stockbridge. 3. Recruitment Campaigns: Develop a business recruitment campaign for up to three key business opportunities outlined in the market analysis. Top candidates include restaurants and casual apparel stores. The campaign may include mailings, phone calls, one-on-one contact, third party outreach, hosted site visits, targeted marketing materials and related activities. 4. Measure Progress: Publish a simple annual report of key economic indicators that promotes the downtown’s vitality and progress. Data may include: jobs, employment, public/private investment, businesses recruited/retained, special events/ promotions, retail impacts, etc. Demonstrating success is critical to encouraging investment in the downtown. Business Retention: Helping Stockbridge’s existing business base succeed will be the underpinning of successful economic development. Communication to build trust and promote problem-solving to increase profitability are the tried and true most effective approaches to business retention and assistance. Sample tasks include: • Distributing highlights of the LCI update and the retail market analysis report to business/property owners. This is a chance to educate local businesses about what is going on in the downtown and about potential new market opportunities and to encourage people to get involved in making change there. • Now and in the future, keeping in touch with existing businesses to stay informed about business activity, property redevelopment, real estate transactions, business owner interests and other key factors to stay on top of how the commercial district is faring. This will also allow the business development team to identify any businesses desiring assistance. 100 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 • Offering small business workshops. Training and education are critical components of business assistance. Querying existing businesses regarding their most pressing information/assistance needs could help determine workshop topics, which may include ideas such as lean business techniques, cash flow management in a down economy, and use of social media for marketing, as examples. A business mentoring program that connected recently-opened businesses with longstanding ones is another possibility. Study of the creation of a community improvement district (CID) for the commercial and mixeduse portions of the study area. Depending on the outcome of this study, establish a CID (O-9) A community improvement district creates a predictable funding source that can be used for a variety of projects and services (such as economic development, marketing, maintenance, parking and special events) within the district. The CID is funded by an annual assessment on the businesses located within it. Creation of a CID in Stockbridge, potentially in the downtown or another redeveloped commercial and/or mixed-use area, would allow private businesses to collectively raise money to fund initiatives they see as critical to their success and the success of the district as a whole. Main Street News identified several questions that should be carefully considered prior to attempting to enact a CID, including: • How will the CID enhance the district and what problems could possibly be solved by creation of a CID? • How strong are the relationships amongst property owners within the proposed district? • What do district merchants need and want to grow their businesses? • Who will be responsible for enacting the CID? Is there an appropriate level of commitment to undertake the 1-2 year process? • What level of revenue would the CID be able to generate? How costly would the CID be for businesses, both small and large, within the district? If the results of the CID feasibility study warrant, begin the process to enact the CID in the desired area. Foreclosure counseling and homeownership counseling seminars through a housing counseling agency (O-10) One of the most efficient ways to preserve housing affordability in the area as new development occurs is to help current residents remain in their homes for as long as they choose. Foreclosure risk threatens this option, and research and interviews with real estate agents indicate a high level of risk in Stockbridge and Henry County. To combat this problem, Stockbridge can act to connect households at risk for foreclosure and households considering homeownership with a housing counseling agency that can provide information and assistance. The Department of Housing and Urban Development lists agencies on their website that provide such services. Local examples include Metro Fair Housing Services and Resources for Residents and Communities. “Fisher House” on the site of the historic home on East Atlanta Road at Love Street (O-11) Fisher Houses provide temporary free or low cost housing to veterans and their families while receiving care at a military medical facility. Houses are designed to match the style of the surrounding area and are not treatment facilities, hospices or counseling centers. Each house has a full-time manager overseeing operations and may offer between 8 and 21 suites with a communal kitchen, dining room and living room. The Stockbridge Fisher House would be developed in conjunction with the business incubator designed to serve veterans and other area entrepreneurs that is also proposed in downtown Stockbridge. Part 4: Recommendations 101 101 4.5 Urban Design & Historic Resources July 9, 2012 As public and private investment occurs, attention to design will be critical to creating a place with a strong identity and lasting value. Central to this will be building on the area’s history, while recognizing that its future must incorporate timeless place-making principles from the best town and city centers across the region. Urban Design & Historic Resource Policies Preserve the few remaining historic buildings in Stockbridge. Stockbridge has only a handful of remaining historic buildings. These should be preserved and incorporated into new development. Require good urban design standards in most area. Basic elements of urbanism should be required for new developments in growth centers. These include: Historic buildings in Stockbridge should be preserved for the character they bring to the community • Buildings oriented to the street • Doors accessible from the sidewalk along key walking streets • Active ground floor uses • Storefronts, stoops, and porches along the sidewalk • Pedestrian-scaled signs • Front yards used for pedestrian purposes such as outdoor dining, landscaping, or porches • No gated communities surrounded by fencing, or private streets that do not connect to surrounding streets • Parking to the side or rear of the building, except on major streets (e.g. western portions of North Henry Boulevard) where some frontal parking is appropriate These should be incorporated into the proposed zoning overlay along North Henry Boulevard (SR 138/42) as appropriate. Buildings must be designed in a way that creates a sense-of-place Support architectural standards that allow a variety of styles, but require good design. The following elements are recommended to improve the quality of the built environment in Stockbridge: • In non-historic areas, allow and encourage a variety of architectural styles • Encourage the use of quality building materials including brick, terracotta, stone, masonry, hard coat stucco, poured-in-place rubbed concrete, and hardiplank • Use Exterior Insulation Finish Systems (EIFS) only along facades not facing a street or park. Additionally, its use for facade details, such as window sills, is discouraged 102 This historic house in Decatur, GA, has been converted to retail use City of Stockbridge Livable Centers Initiative Study 10-Year Update Create pocket parks with intersection improvements or road construction, especially where unbuildable sites remain. July 9, 2012 Proposed transportation projects will create a variety of opportunities for small pocket parks. Incorporate Crime Prevention through Environmental Design (CPTED) Principles. Design can support or discourage crime. Techniques that minimize opportunities for crime and support policing should be incorporated into new projects. Please see pages 104 and 105 for details. Avoid corporate prototype architecture. Chains have an important role in the area’s future, but their design should respond to the future vision. Generic prototype architecture is discouraged in favor of designs that reflect traditional materials, styles, and building placement found in Georgia’s downtowns. Most chain businesses will vary their prototype when required by zoning Encourage public art and incorporate it, monuments, and memorials in public spaces. The installation of a variety of public art in transportation projects and open spaces could enliven them and provide interest. Partnerships with local artists are encouraged. Encourage art in private developments, as well. Install art, monuments, and memorials in new developments as they are built. Ideal locations would include newly created open spaces, development entries, or other high visibility locations. Urban Design & Historic Resource Projects Historic signs and markers in the study area (O-12) Historic markers would convey the study area’s history. Historic markers can reinforce the community’s identity Statue at City Hall (O-13) When it was built, there was discussion of a statue in front of City Hall. The City should explore an appropriate statue for the site and install it to enrich the area. Public art on the existing North Henry Boulevard (SR 138/42) bridge over the railroad (O-14) The existing bridge in Stockbridge’s core is an unrealized opportunity to brand the community and improve its visual appeal. The City of Stockbridge should work with GDOT to explore appropriate public art installations for the bridge and identify funding for them. Other communities have applied public art to existing bridges Part 4: Recommendations 103 103 July 9, 2012 Crime Prevention through Environmental Design The following summarizes elements of crime prevention through environmental design (CPTED) principles. It was compiled using information from wikipedia.com accessed on May 20, 2010. CPTED is a multi-disciplinary approach to deterring criminal behavior through design. Its strategies rely upon the ability to influence offender decisions that precede criminal acts. Research into criminal behavior shows that the decision to offend or not to offend is more influenced by cues to the perceived risk of being caught than by cues to reward or ease of entry. Consistent with this research, CPTED strategies emphasize enhancing the perceived risk of detection and apprehension. Natural surveillance Natural surveillance increases the threat of apprehension by taking steps to increase the perception that people can be seen. Natural surveillance occurs by designing the placement of physical features, activities and people in such a way as to maximize visibility and foster positive social interaction among legitimate users of private and public space. Potential offenders feel increased scrutiny and limitations on their escape routes. • Place windows overlooking sidewalks and parking lots. • Leave window shades open. • Use passing vehicular traffic as a surveillance asset. • Create landscape designs that provide surveillance, especially in proximity to designated points of entry and opportunistic points of entry. • Use the shortest, least sight-limiting fence appropriate for the situation. • Use transparent weather vestibules at building entrances. • When designing lighting, avoid poorly placed lights that create blind-spots for potential observers and miss critical areas. Ensure potential problem areas are well-lit: pathways, stairs, entrances/exits, parking areas, ATMs, phone kiosks, mailboxes, bus stops, children’s play areas, recreation areas, pools, laundry rooms, storage areas, dumpster and recycling areas, etc. • Avoid too-bright security lighting that creates blinding glare and/or deep shadows, hindering the view for potential observers. Eyes adapt to night lighting and have trouble adjusting to severe lighting disparities. Using lower intensity lights often requires more fixtures. • Use shielded or cut-off luminaires to control glare. • Place lighting along pathways and other pedestrian-use areas at proper heights for lighting the faces of the people in the space (and to identify the faces of potential attackers). Natural surveillance measures can be complemented by mechanical and organizational measures. For example, closed-circuit cameras can be added where window surveillance is unavailable. Natural access control Natural access control limits the opportunity for crime by taking steps to clearly differentiate between public space and private space. By selectively placing entrances and exits, fencing, lighting and landscape to limit access or control flow, natural access control occurs. • Use a single, clearly identifiable, point of entry • Use structures to divert persons to reception areas • Incorporate maze entrances in public restrooms. This avoids the isolation that is produced by an anteroom or double door entry system 104 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 • Use low, thorny bushes beneath ground level windows. • Eliminate design features that provide access to roofs or upper levels • In the front yard, use waist-level, picket-type fencing along residential property lines to control access, encourage surveillance. • Use a locking gate between front and backyards. • Use shoulder-level, open-type fencing along lateral residential property lines between side yards and extending to between back yards. They should be sufficiently unencumbered with landscaping to promote social interaction between neighbors. • Use substantial, high, closed fencing (for example, masonry) between backyards and alleys. Natural access control is used to complement mechanical and operational access control measures, such as target hardening. Natural territorial reinforcement Territorial reinforcement promotes social control through increased definition of space and improved proprietary concern. An environment designed to clearly delineate private space does two things. First, it creates a sense of ownership. Owners have a vested interest and are more likely to challenge intruders or report them to the police. Second, the sense of owned space creates an environment where “strangers” or “intruders” stand out and are more easily identified. By using buildings, fences, pavement, signs, lighting and landscape to express ownership and define public, semi-public and private space, natural territorial reinforcement occurs. Additionally, these objectives can be achieved by assignment of space to designated users in previously unassigned locations. • Maintained premises and landscaping such that it communicates an alert and active presence occupying the space. • Provide trees in residential areas. Research results indicate that, contrary to traditional views within the law enforcement community, outdoor residential spaces with more trees are seen as significantly more attractive, safer, and more likely to be used than similar spaces without trees. • Restrict private activities to defined private areas. • Display security system signage at access points. • Avoid cyclone fencing and razor-wire fence topping, as it communicates the absence of a physical presence and a reduced risk of being detected. • Placing amenities such as seating or refreshments in common areas in a commercial or institutional setting helps to attract larger numbers of desired users. • Scheduling activities in common areas increases proper use, attracts more people and increases the perception that these areas are controlled. Territorial reinforcement measures make the normal user feel safe and make the potential offender aware of a substantial risk of apprehension or scrutiny. Maintenance Maintenance is an expression of ownership of property. Deterioration indicates less control by the intended users of a site and indicates a greater tolerance of disorder. The Broken Windows Theory is a valuable tool in understanding the importance of maintenance in deterring crime. Broken Windows theory proponents support a zero tolerance approach to property maintenance, observing that the presence of a broken window will entice vandals to break more windows in the vicinity. The sooner broken windows are fixed, the less likely it is that such vandalism will occur in the future. Part 4: Recommendations 105 105 4.6 Public Facilities & Spaces July 9, 2012 As the study area develops as provided for in the Framework Plan it will be necessary to upgrade public facilities and spaces to serve the growing community. The following recommendations provide guidance on how to do this in an incremental way that achieves the long-term vision, while reflecting current limited resources. Public Facilities Policies Construct civic buildings and facilities that set the standard for the type of high quality development desired in the area. Public buildings are more than places to conduct government business; they are symbols of the values and identity of the communities they represent. As such, they should set models for the standard of architecture that a community aspires to. Cheap civic buildings encourage cheap private development nearby. Civic facilities should continue to set the standard for the quality of development desired in the area Support expanded recreation opportunities for children and seniors. To be a truly diverse and balanced community Stockbridge should serve people of different ages. The City and County should support efforts to expand recreation opportunities targeted towards children and seniors. Public Facilities Projects Community center serving Stockbridge residents (O-15) While the existing Ted Strickland Community Center is an ideal place for meetings, it is not the full service community center that many in Stockbridge desire. The City should explore opportunities to establish a full-service community center that includes programs targeted to seniors and youth A full-service community center could serve Stockbridge residents, including seniors and youths Reconstructed replica of the historic train depot (O-16) A strong desire exists to build a replica of the historic train depot that existed along North Berry Street. Potential uses for this could include a welcome center, a history museum, an inter-modal facility (T-16), a community center (O-15), or other potential uses. Shuttle service to the JP Moseley Recreation Center (O-17) The existing JP Moseley Recreation Center on Miller’s Mill Road could better serve residents without transportation by establishing a shuttle from neighborhoods to it. Said shuttle would be an ideal short-term option for improving recreation options in Stockbridge. New YMCA or similar recreational facility (O-18) Over the long-term, the City of Stockbridge should explore options for a new YMCA or similar recreation facility. Consideration should also be given to incorporating a public natatorium (O-19). 106 The Stockbridge depot was once the heart of the community City of Stockbridge Livable Centers Initiative Study 10-Year Update Public natatorium (O-19) July 9, 2012 Either in conjunction with O-18, or as a separate facility, options for a public natatorium should be explored. While an ideal location cannot be assessed by this plan, several in the community expressed a desire to see such a facility on Tye Street. Services to assist seniors wishing to age-in-place in existing single-family homes (O-20) As Stockbridge’s population ages it will be necessary to expand services that assist seniors wanting to age-in-place, such as transportation or small home repair assistance. Extended water and sewer as the area develops (O-21) As the area continues to develop it will be necessary to extend water and sewer into new areas to accommodate growth. Many would like to see a public natatorium in Stockbridge City planner (O-22) A city planner could assist the City of Stockbridge in implementing the vision of this LCI 10-year update. Public Space Policies Continue improved existing parks Stockbridge is blessed with several large public spaces that should be constantly maintained and improved. Encourage an appropriate relationship between parks and adjacent development. New development adjacent to public spaces should front them with doors, windows, and walkways. Parking, loading zones, dumpsters, or similar uses should be minimized and hidden from view in these areas. New, publicly-accessible streets should be created to separate parks from development where feasible. Open spaces should be bounded by streets fronted with buildings Incorporate parks and open spaces into large developments. Developments greater than ten acres can easily accommodate pocket parks or plazas. Typically, this only needs to be between five and ten percent of the site’s area, if properly designed. Encourage the creation of shared stormwater facilities and those integrated into parks. Shared facilities can reduce the cost to individual developers and the amount of land dedicated to stormwater retention. In addition, they can often be designed as community assets and integrated into planned public spaces. Incorporate trees into existing new development. The National Association of Homebuilders reports that house lots with mature trees sell for an average of 20 to 30 percent more than those without. To ensure that Stockbridge’s quality-of-life is Part 4: Recommendations Shared stormwater facilities can be designed as community amenities, such as this one in Atlanta 107 107 July 9, 2012 maintained and improved, trees should be planted in existing yards and along existing streets, while new developments are encouraged to preserve mature trees (to the maximum extent possible) and plant new ones as compatible with the development program. Public Space Projects Town Center Project public spaces (O-23) The ideal option for public spaces in the Town Center Project will require study beyond the scope of this plan. There are many trade-offs between an expanded town green and an amphitheater that the City of Stockbridge should consider, not the least of which is cost. This 10-year update identifies two options in the Town Center Concept Plans: a. Expanded Town Green - a 0.5 acre space that could be expanded to 1.0 acre by closing down adjacent streets during events to create a space capable of accommodating 2,250 visitors. This should only occur if alternate routes are in place so that traffic can be diverted. b. Amphitheater - a 5.0 acre space capable of accommodating 3,000 visitors, but also featuring play and passive recreation areas. Please see the Town Center Project Concept Plans for details. North Berry Street Plaza (O-24) The area south of the former train depot could be converted into a small plaza either with or without the reconstruction of a depot next door. Said plaza could be outfitted with movable stalls to create a permanent location for a weekend farmers market or similar use. In the case of a farmers market, back-in angled parking could also be provided so that vendors can sell directly from their trucks. If the City of Stockbridge determines that the amphitheater is appropriate, it could be a focal point for the entire community 108 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 The North Berry Street Plaza could sit south of the reconstructed train depot and include space for a weekend farmers market Part 4: Recommendations 109 109 July 9, 2012 Temporary ice skating rink (O-25) During winter a temporary ice staking rink could be installed in the existing town green to draw visitors to the Town Center Project and build civic pride. Skateboard park (O-26) During intercept surveys conducted as part of the public outreach effort, several youth in the community expressed an interested in seeing a skateboarding park in Stockbridge. As Stockbridge progresses towards becoming a place that serves the needs of all ages, a skateboarding park could provide a highly-desired activity for its youth. Community dog park (O-27) Community members also expressed a desire for a dog park, a need that will become even greater if and when the Town Center Project is realized and new residents of small lot single-family houses and townhouses move into the area. Many youth want a skateboard park in Stockbridge Preserved stream corridors (O-28) The Framework Plan identifies preserved open space corridors along existing streams in the study area, including: a. Reeves Creek and tributaries b. Brush Creek and tributaries Most of these areas are already protected through wetland laws and stream buffer requirements, but opportunities to maximize open space in these areas should continue to be explored. Assorted new open spaces with private development (O-29) As development occurs, new open spaces should be provided. Community gardens (O-30) Residents would like increased community gardens. These could be on vacant or unbuilt lots, such as within the Town Center Project, or in partnership with schools. A community garden could be established in conjunction with area schools Police station redevelopment (O-31) The former police station along Burke Street should be redeveloped into a use consistent with the vision of this plan. 110 City of Stockbridge Livable Centers Initiative Study 10-Year Update CITY OF STOCKBRIDGE LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE Part 5: Implementation July 9, 2012 July 9, 2012 This page has been intentionally left blank. 112 City of Stockbridge Livable Centers Initiative Study 10-Year Update 5.1 Action Plan July 9, 2012 This Action Plan outlines the next steps after the 10-year update is adopted by the City of Stockbridge. The action Matrices, provided on the following pages, list all proposed projects, along with timelines, responsible parties, and cost estimates. The matrices are intended to serve as a blueprint for achieving the community’s vision for the future. Most recommendations are provided on an aggressive five year timeline, although some may extend beyond this time period if funding is delayed or not available. Projects in the near future represent those addressing areas with the most critical need, or those where public investment can spur private investment. Longer-term projects are less urgent, but equally key to the ultimate success of this plan. Community Priorities During the public outreach process it became evident that four plan recommendations were of high priority to the community. These include: • Town Center Project completion (O-1) • North Henry Boulevard (SR 138/42) improvements (T-1) • Community center serving Stockbridge residents (O-15) • North Berry Street improvements (T-8a, O-7) These four projects are complicated endeavors that will require extensive coordination between the City of Stockbridge and other parties. For example, the Town Center Project will require a partnership with developers to become a reality. Similarly, the two priority transportation projects will require the involvement of the ARC and GDOT in both design and funding. Local Funding Through the LCI program, the ARC has committed to making funding available for the implementation of plan elements related to transportation. Their expressed desire is for public infrastructure improvements to spur private investment. Transportation projects may also be funded through other sources administered through the ARC. The City of Stockbridge should work with ARC staff to ensure that projects requiring transportation funds are included in future Regional Transportation Plans (RTPs), which are revised every five years. Most transportation funds administered by the ARC will require a 20 percent local match. Potential sources for local match funds could include: • General Funds: City of Stockbridge general funds have been used in the past to fund previous LCI improvements. Such funds will likely be used in the implementation of this plan as well. • SPLOST Funds: A Special Purpose Local Option Sales Tax (SPLOST) has been used to fund public improvements in Henry County in recent years. • Proposed Community Improvement District (CID): If a CID is created within the study area, it will have a role in providing matching funds for transportation projects, and completing many of the marketing recommendations of the plan. • Private donations: Local matches could also be obtained by soliciting area property owners, businesses, residents, and institutions. Private funds may also be used to fund specific “special interest” projects. For example, the PATH Foundation funds multi-use paths, while the Trust for Public Land and the Blank Foundation sometimes fund park projects. Additionally, a window of opportunity exists to fund some transportation projects through the Transportation Investment Act (TIA). If the act passes when voted on in July 2012, Stockbridge will receive discretionary funds that could be used for transportation projects identified in this plan. These and other potential local options should be explored. Part 5: Implementation 113 113 Steps Toward Implementation July 9, 2012 This 10-year update contains an aggressive but achievable plan for Stockbridge. For the vision to become a reality there must be both short- and long-term commitments to its principles. Ongoing In order to ensure implementation, continued diligence will be required on the part of residents, businesses, the City of Stockbridge, and other organizations. These groups must monitor development and public improvements in the study area to ensure that they are consistent with the vision of the plan. A continuation of the open outreach process used during the planning process will be central to this effort. Additionally, City staff will be required to track projects and maintain milestone dates and deadlines to keep projects on schedule and moving toward completion. The recommendation to hire a city planner would assist in this effort and aid elected officials in establishing policies and setting priorities for funding and implementation. Short Term Short-term steps toward implementation include the code amendments and other administrative projects outlined in the action matrices. Creation of a zoning overlay and related land use plans will require an update to the Joint Cities/County Comprehensive Plan. This effort will need to be undertaken in conjunction with the aid of Henry County staff and elected officials. Long Term Realizing the plan’s vision will also require a long-term commitment. The plan’s aggressive vision cannot be achieved overnight, and if it is not consulted and reviewed regularly, it risks becoming obsolete. As the City of Stockbridge moves forward with implementation, it is important to remember the following: • The Vision: Of all of the components of this plan, the vision should represent its most lasting legacy. The ideas contained in Part 4.1: Future Vision are the result of an inclusive public involvement process. It is unlikely that the general vision and goals resulting from this process will change significantly, even though the steps to achieving them may. • Flexibility: While the vision is unlikely to change in the near future, it is critical that the community recognize that the ways in which the vision is achieved can and will change. The future addition or subtraction of policies or projects should not be viewed as a compromise of the study, but rather its natural evolution in response to new conditions. Many of the assumptions used to guide this process, including the economic climate, land costs, transportation costs, transportation funding programs, and development trends, are never fixed. The City of Stockbridge must be prepared to respond to changes in order to ensure a relevant plan. • Development Guide: One of the greatest long-term values of this document, in addition to its role in procuring transportation funding, is that it lays out a detailed land use framework. Future development proposals should be reviewed for compatibility with the framework. By being mindful of these three concepts, the Stockbridge LCI Study 10-Year Update can guide positive change in and around the area for years to come. Cost Assumptions As with any macro-level planning process, it is impossible to assign exact costs to future projects. However, it is possible to produce cost estimates based on standard unit cost assumptions. The following unit cost assumptions are used in the action matrices. Where project costs have already been estimated by another plan, the other plan’s costs are used. All costs are in 2012 dollars. 114 City of Stockbridge Livable Centers Initiative Study 10-Year Update Existing Privately Funded** Da v T-10m T-10z T-4a ! T-6 T-10y W o il l Stockbridge City Limits T-10x vi d Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group July 9, 2012 STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE es Askew Dr Reev He nr y Bl vd T-1 T-10u T-10t A Old T-9d Br u Club Cir s h Creek r La n dover Dr k Oa T-10l ! ! T-9c Dr W Burke St T-9f Bryant St Rd ers ony T-10v C Old !! T-9g Stockbridge Lakes SC Merle Manders Conf Ctr T-9b ! Clark Community Park Cochran Park Collier Rd T-6 T-6 k Northwind Dr Due West Dr T-6 Cre e T-6 S Walt ens teph N Bridge Dr Central Line wy Rd y ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Appleton Blvd in T-10j Tra m or e T-10 ab T-10a T-10g T-8c Ra ilr oa d Memorial Park T-9e St College Ave T-10e T-10 aa T-14 Patrick Henry HS Mi s ty R idge Trl T-10f City Hall T-4b Stockbridge ES T-10h T-10b Childs St T-8k T-10c T-10d T-8b T-8a T-8e T-15 T-8f T-8d T-8g T-2b T-5 Nolan St Smith Barnes ES Dr T-10i This map produced using data provided by the City of Stockbridge, Henry County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. G ra T-16k Hillcrest St T-2c Mimosa Rd T-8h T-9a nta H tl a Burks Cemetery D Club 0 T-7 0.125 ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! !! ! ! ! ! !!! !! ! ! ! ! No rth T-10w T-8j T-10p Meadow Ridge Wy T-10s T-10r a W Transportation Project Map T-10o e an irl Fa r D Wal-Mart T-12 T-2a T-13 T-3 ! ! ! ! ! N na un n wy Pk Mays Corner SC ! !! ! ! ! ks * Alignments subject to modification _during future engineering/design. **Locations are illustrative only. T-10n ! Post Office T-6 ! T-10q !! ! ! ! !! Oa Multi-Use Path N T-8i Davis Rd nd On-Street Bicycle Facilities Streets Publicly Funded* Exit 228 Legend 75 § ¦ ¨ Henry County Clayton County n vd ke s Bl S to W ay ne Walter Way Freeway Junction SC Dr lly id so Townsend Bend Dr ar d Sh e pp Dr Seab oard r D ha ve n W oo d Exit 1 so Addy Ln k ee Cr Cir Club Dr 675 Ln gs Sp rin w or s e Way Iron H Flippen Rd Burke St § ¦ ¨ eek Tr Tramore Pass Tye St N Berry St Wilson Ave Part 5: Implementation ir W Cr B ay Co urt Dr C Davidson ! wy N Lee St Da Pk Rock Quarry Rd el Dr Blvd ; N Henry Mann Blvd Shields Rd McCa 0.25 Miles 23 £ ¤ 0.5 o July 9, 2012 Figure 5.1: Transportation Project Map 115 115 July 9, 2012 FIVE YEAR IMPLEMENTATION PLAN Transportation Projects Stockbridge LCI Transportation Projects ID Description Type of Improvement Engineering Year Engineering Costs ROW Year ROW Costs Length of Project (ft) Cost pe Linear Fo 2012 $480,000 201 $500,000 10,000 $400 2012 $55,000 n/a n/a n/a n/a Roadway Operations 2012 $20,000 n/a n/a n/a n/a Roadway Operations 2012 $5,000 n/a n/a n/a n/a Roadway Operations 2012 $30,000 n/a n/a n/a n/a Vehcular 201 $12,000 2014 $2,000,000 1,000 $1,100 Vares Vares $2,646,000 Vares $1,500,000 15,800 Vares Vehicular / Multiuse Path 2013 $2,250,000 2015 $12,500,000 12,500 $1,500 Vehicular 2014 $396,000 2015 $1,000,000 3,300 $1,000 Vehcular 2014 $15,000 n/a n/a n/a n/a Vehcular 2014 n/a n/a n/a 25,000 $1,000 Vehcular 2010 $840,000 2011 $1,000,000 4,00 $16 Pedestran / Bcycle Vares $2,961,600 Vares $597,000 0,900 Vares 2009 $120,000 2010 $5,000 1,300 $500 2012 $96,000 2013 $20,000 1,000 $800 2012 $254,400 2013 $53,000 2,650 $800 2013 $57,600 2014 $12,000 600 $800 2013 $124,800 2014 $26,000 1,300 $800 2014 $52,800 2015 $11,000 550 $800 2014 $57,600 2015 $12,000 600 $800 2015 $561,600 2016 $117,000 5,850 $800 2015 $864,000 2016 $180,000 9,000 $800 2016 $446,400 2017 $93,000 4,650 $800 Vehicular T-1 North Henry Boulevard (SR18/42) Improvements T-2 Traffc Studes & Plans T-2a Feasibility Study for Roundabout at North Henry Boulevard (SR 138/42) Traffic Signal Warrant Analysis for Tye Street T-2b and North Henry Boulevard (SR 138/42) Intersection T-2c Access Management Plan for North Henry Boulevard (SR 138/42) Roundabout at North Henry Boulevard (SR18/42) and SR 18 SW New publcly funded streets wthn study T-4 area T- New street from Flippen Road northwest to T-4a Davidson Circle West, to serve as North Henry Boulevard (SR 138/42) bypass T-4b New street network around City Hall from East Atlanta Road to North Lee Street New Traffc Sgnal at Tye Street and North Henry Boulevard (SR 18/42) New Prvately funded streets bult wth T-6 redevelopment Rock Quarry Road mprovements and T-7*** ralroad grade separaton T-5 Vehcular / Pedestran Roadway Operatons Pedestrian & Bicycle T-8 Major pedestran facltes North Berry Street from Love Street to Nolan Street South Berry Street from Nolan to Railroad T-8b* Street Railroad Street from Rock Quarry Road to T-8c* South Berry Street Nolan Street from Tye Street to South Berry T-8d* Street Ward Street from South Berry/Railroad Street to T-8e* Love Street Love Street from Burke Street to East Atlanta T-8f* Road T-8a*** T-8g 1st Street from Tye Street to South Berry Street Flippen Road from North Henry Boulevard (SR138/42) to Walt Stephens/Red Oak Road Davis Road from North Henry Boulevard T-8i* (SR138/42) to Clark Community Park Shields Road from North Henry Boulevard T-8j* (SR138/42) to Davis Road T-8h* 116 Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements Pedestrian Enhancements City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Length of Project (ft) Cost per Linear Foot Construction Year Construction Costs Total Project Costs Responsible Party Funding Source 10,000 $400 2015 $4,000,000 $4,980,000 GDOT, Cty GDOT, LCI, TE, SPLOST SPLOST, Cty $1,780,000 n/a n/a n/a n/a $55,000 Cty GDOT, SPLOST SPLOST, Cty $55,000 n/a n/a n/a n/a $20,000 City SPLOST SPLOST, City $20,000 n/a n/a n/a n/a $5,000 City SPLOST SPLOST, City $5,000 n/a n/a n/a n/a $30,000 City LCI, SPLOST SPLOST, City $30,000 1,000 $1,100 2016 $1,100,000 $,22,000 GDOT, Cty GDOT, SPLOST SPLOST, Cty $2,52,000 15,800 Vares Vares $22,050,000 $7,196,000 Cty GDOT, SPLOST SPLOST, Cty $20,556,000 12,500 $1,500 2017 $18,750,000 $33,500,000 City GDOT, SPLOST SPLOST, City $18,500,000 3,300 $1,000 2017 $3,300,000 $3,696,000 City SPLOST SPLOST, City $3,696,000 n/a n/a 2017 $100,000 $115,000 GDOT GDOT, SPLOST SPLOST, Cty $5,000 25,000 $1,000 2017 $25,000,000 $25,000,000 Prvate Prvate n/a n/a n/a n/a Local Source & Match Amount 4,00 $16 201 $7,000,000 $8,840,000 Henry County Henry County SPLOST 0,900 Vares Vares $24,0,000 $27,888,600 Cty Vares Vares $8,424,600 1,300 $500 2012 $650,000 $775,000 City TE SPLOST, City $255,000 1,000 $800 2015 $800,000 $916,000 City TE, LCI SPLOST, City $276,000 2,650 $800 2015 $2,120,000 $2,427,400 City TE, LCI SPLOST, City $731,400 600 $800 2016 $480,000 $549,600 City TE, LCI SPLOST, City $165,600 1,300 $800 2016 $1,040,000 $1,190,800 City TE, LCI SPLOST, City $358,800 550 $800 2017 $440,000 $503,800 City TE, LCI SPLOST, City $151,800 600 $800 2017 $480,000 $549,600 City TE, LCI SPLOST, City $165,600 5,850 $800 2018 $4,680,000 $5,358,600 City TE, LCI SPLOST, City $1,614,600 9,000 $800 2018 $7,200,000 $8,244,000 City TE, LCI SPLOST, City $2,484,000 4,650 $800 2019 $3,720,000 $4,259,400 City TE, LCI SPLOST, City $1,283,400 Part 5: Implementation 117 117 July 9, 2012 FIVE YEAR IMPLEMENTATION PLAN Transportation Projects (continued) Stockbridge LCI Transportation Projects Type of Improvement Engineering Year Engineering Costs ROW Year ROW Costs Length of Project (ft) Cost per Linear Foot Pedestrian Enhancements 2017 $326,400 2018 $68,000 3,400 $800 Varous Vares $629,880 Vares $1,051,000 21,700 Vares Extension of Reeves Creek Trail from its current terminus to Flippen Road Multi-use Path 2012 $32,400 2013 $60,000 600 $450 New multi-use path along Brush Creek from T-9c North Henry Boulevard (SR 138/42) to Cochran Park Multi-use Path 2014 $297,000 2015 $440,000 5,500 $450 T-9d North Henry Boulevard (SR138/42) from downtown area to Davis Road Multi-use Path 2014 $240,000 2015 $400,000 10,000 $200 T-9e Cemetery Street & short segment of 2nd Street, Connecting Memorial Park to Railroad Street Multi-use Path 2015 $16,200 2016 $36,000 900 $150 2016 $41,400 2017 $115,000 2,300 $150 2017 $2,880 2018 $0 2,400 $10 ID Description Tye Street from North Henry Boulevard T-8k (SR138/42) to 2nd Street, Glynn Addy Road to Red Oak Road T-9 Bcycle/Pedestran Facltes T-9a*** Burke Street from North Henry Boulevard (SR138/42) to Clark Community Park East Atlanta Road from Cochran Park to Love T-9g Street T-9f On-Street Bike Facility On-Street Bike Facility T-10 Mnor pedestran facltes Sdewalk Vares $409,860 Vares $68,100 4,155 Vares T-10a Wilson Street (entire length) Sidewalk 2012 $14,400 2013 $24,000 1,200 $100 T-10b Wilson Avenue (entire length) Sidewalk 2012 $15,600 2013 $26,000 1,300 $100 T-10c 2nd Street (entire length) Sidewalk 2012 $19,200 2013 $32,000 1,600 $100 T-10d Church Street (entire length) Sidewalk 2012 $12,000 2013 $20,000 1,000 $100 T-10e Jackson Drive (entire length) Sidewalk 2013 $4,800 2014 $8,000 400 $100 T-10f Childs Street (entire length) Sidewalk 2013 $10,800 2014 $18,000 900 $100 T-10g Welch Street (entire length) Sidewalk 2013 $8,400 2014 $14,000 700 $100 T-10h Silent Avenue (entire length) Sidewalk 2013 $8,400 2014 $14,000 700 $100 T-10i West Burke Street (entire length) Sidewalk 2014 $12,000 2015 $20,000 1,000 $100 Sidewalk 2014 $11,400 2015 $19,000 950 $100 T-10k Bowen Street (entire length) Sidewalk 2014 $11,700 2015 $19,500 975 $100 T-10l Club Drive from Club Circle to Shields Road Sidewalk 2014 $13,560 2015 $22,600 1,130 $100 T-10m Davidson Parkway (entire length as needed) Sidewalk 2014 $36,000 2015 $60,000 3,000 $100 T-10n Davidson Circle West (entire length as needed) Sidewalk 2015 $11,400 2016 $19,000 950 $100 Walter Way from SR 138 SW to Davidson Parkway Sidewalk 2015 $25,800 2016 $43,000 2,150 $100 T-10p Meadow Ridge Way (entire length) Sidewalk 2015 $12,300 2016 $20,500 1,025 $100 T-10q Meadow Ridge Drive (entire length) Sidewalk 2015 $20,400 2016 $34,000 1,700 $100 T-10r Angela Court (entire length) Sidewalk 2015 $3,000 2016 $5,000 250 $100 T-10s Rebecca Court (entire length) Sidewalk 2016 $2,400 2017 $4,000 200 $100 T-10t Ridge Run (entire length) Sidewalk 2016 $12,300 2017 $20,500 1,025 $100 T-10j T-10o 118 Center Street North Henry Boulevard (SR 138/42) to West Burke Street City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Length of Project (ft) Cost per Linear Foot Construction Year Construction Costs Total Project Costs Responsible Party Funding Source Local Source & Match Amount 3,400 $800 2020 $2,720,000 $3,114,400 City TE, LCI, SRTS SPLOST, City $938,400 21,700 Vares Vares $5,249,000 $6,929,880 Cty TE, LCI, CMAQ SPLOST, Cty $2,70,680 600 $450 2015 $270,000 $362,400 City TE, LCI, CMAQ SPLOST, City $146,400 5,500 $450 2017 $2,475,000 $3,212,000 City TE, LCI, CMAQ SPLOST, City $1,232,000 10,000 $200 2017 $2,000,000 $2,640,000 City TE, LCI, CMAQ SPLOST, City $1,040,000 900 $150 2018 $135,000 $187,200 City TE, LCI, CMAQ SPLOST, City $79,200 2,300 $150 2019 $345,000 $501,400 City TE, LCI, CMAQ SPLOST, City $225,400 2,400 $10 2020 $24,000 $26,880 City TE, LCI, CMAQ SPLOST, City $7,680 4,155 Vares Vares $,415,500 $4,508,460 Vares Vares Vares $1,776,060 1,200 $100 2015 $120,000 $158,400 City SPLOST, City $62,400 1,300 $100 2015 $130,000 $171,600 City SPLOST, City $67,600 1,600 $100 2015 $160,000 $211,200 City SPLOST, City $83,200 1,000 $100 2015 $100,000 $132,000 City SPLOST, City $52,000 400 $100 2016 $40,000 $52,800 City SPLOST, City $20,800 900 $100 2016 $90,000 $118,800 City SPLOST, City $46,800 700 $100 2016 $70,000 $92,400 City SPLOST, City $36,400 700 $100 2016 $70,000 $92,400 City SPLOST, City $36,400 1,000 $100 2017 $100,000 $132,000 City SPLOST, CDBG SPLOST, City $52,000 950 $100 2017 $95,000 $125,400 City SPLOST, CDBG SPLOST, City $49,400 975 $100 2017 $97,500 $128,700 City SPLOST, CDBG SPLOST, City $50,700 1,130 $100 2017 $113,000 $149,160 City SPLOST, CDBG SPLOST, City $58,760 3,000 $100 2017 $300,000 $396,000 City SPLOST, CDBG SPLOST, City $156,000 950 $100 2018 $95,000 $125,400 City SPLOST, CDBG SPLOST, City $49,400 2,150 $100 2018 $215,000 $283,800 City SPLOST, CDBG SPLOST, City $111,800 1,025 $100 2018 $102,500 $135,300 City SPLOST, CDBG SPLOST, City $53,300 1,700 $100 2018 $170,000 $224,400 City SPLOST, CDBG SPLOST, City $88,400 250 $100 2018 $25,000 $33,000 City SPLOST, CDBG SPLOST, City $13,000 200 $100 2019 $20,000 $26,400 City SPLOST, CDBG SPLOST, City $10,400 1,025 $100 2019 $102,500 $135,300 City SPLOST, CDBG SPLOST, City $53,300 Part 5: Implementation SPLOST, CDBG, SRTS SPLOST, CDBG, SRTS SPLOST, CDBG, SRTS SPLOST, CDBG, SRTS SPLOST, CDBG, SRTS SPLOST, CDBG, SRTS SPLOST, CDBG, SRTS SPLOST, CDBG, SRTS 119 119 July 9, 2012 FIVE YEAR IMPLEMENTATION PLAN Transportation Projects (continued) Stockbridge LCI Transportation Projects Type of Improvement Engineering Year Engineering Costs ROW Year ROW Costs Length of Project (ft) Cost per Linear Foo T-10u Landover Drive (entire length) Sidewalk 2016 $29,400 2017 $49,000 2,450 $100 T-10v Duvall Drive (entire length) Sidewalk 2016 $16,500 2017 $27,500 1,375 $100 T-10w Askew Drive (entire length) Sidewalk 2016 $26,400 2017 $44,000 2,200 $100 T-10x Susie Court (entire length) Sidewalk 2017 $3,600 2018 $6,000 300 $100 T-10y Armitage Way (entire length) Sidewalk 2017 $14,400 2018 $24,000 1,200 $100 T-10z Addy Lane (entire length) Sidewalk 2017 $8,100 2018 $13,500 675 $100 T-10aa Repair South Lee Street (entire length) Sidewalk 2017 $27,600 2018 $46,000 2,300 $100 T-10ab Repair Rosenwald Circle (entire length) Sidewalk 2017 $18,000 2018 $30,000 1,500 $100 Ctywde standards for street furnture, trees, and lghtng Pedestran 2012 $5,000 n/a n/a n/a n/a T-12 Pedestran brdge over ralroad tracks Pedestran 2016 $240,000 n/a n/a n/a n/a Transt n/a n/a n/a n/a n/a n/a Transt / Vehcular 2012 $24,000 201 $500,000 n/a n/a n/a $60,000 n/a n/a n/a n/a 2014 $240,000 2015 $0,000 n/a n/a Totals: $9,038,340 ID T-11 Description Transit Implement a Cty funded shuttle servce along North Henry Boulevard (SR 18/42) Establsh a park and rde lot near the WalT-14 Mart at the ntersecton of North Henry Boulevard (SR 18/42) and SR 18 SW Two new 160 to 240 vehcle parkng (each) T-15 decks n the Town Center Project T-1 T-16 Tran Depot near Hstorc Downtown Transt / Vehcular Hstorcal Transt $19,861,100 * Project proposed in previous LCI study ** Project partially or completely outside the LCI study area *** Already programmed All cost estimates are in 2011 dollars CDBG: Federal Community Development Block Grant GDOT: Georgia Department of Transportation LCI: Livable Centers Initiative SPLOST: Special Purpose Local Option Sales Tax, includes potential TIA funds SRTS: Safe Route To School TE: Federal Transportation Enhancement 120 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Length of Project (ft) Cost per Linear Foot Construction Year Construction Costs Total Project Costs Responsible Party Funding Source Local Source & Match Amount 2,450 $100 2019 $245,000 $323,400 City SPLOST, CDBG SPLOST, City $127,400 1,375 $100 2019 $137,500 $181,500 City SPLOST, CDBG SPLOST, City $71,500 2,200 $100 2019 $220,000 $290,400 City, Private SPLOST, Private SPLOST, City $114,400 300 $100 2020 $30,000 $39,600 City, Private SPLOST, Private SPLOST, City $15,600 1,200 $100 2020 $120,000 $158,400 City, Private SPLOST, Private SPLOST, City $62,400 675 $100 2020 $67,500 $89,100 City, Private SPLOST, Private SPLOST, City $35,100 2,300 $100 2020 $230,000 $303,600 City SPLOST, CDBG SPLOST, City $119,600 1,500 $100 2020 $150,000 $198,000 City SPLOST, CDBG SPLOST, City $78,000 n/a n/a n/a n/a $5,000 Cty SPLOST, Cty SPLOST, Cty $5,000 n/a n/a 2018 $2,000,000 $240,000 Cty TE, LCI, CMAQ SPLOST, Cty $240,000 n/a n/a n/a $200,000 $200,000 Cty SPLOST SPLOST, Cty $200,000 n/a n/a 2015 $200,000 $724,000 SPLOST, Cty $564,000 n/a n/a n/a $,000,000 $,60,000 Cty SPLOST SPLOST, Cty $,60,000 n/a n/a 2017 $2,000,000 $2,270,000 Cty TE SPLOST, Cty $670,000 $99,644,500 $125,543,940 Part 5: Implementation Cty, Prvate, GDOT, GRTA, GDOT, SPLOST Henry County $44,388,340 121 121 July 9, 2012 Other Projects Stockbridge LCI Other Projects Cost Starting Year Responsible Party Funding Source O-1 Town Center Project completon TBD 2018 Cty, Prvate Cty, Prvate O-2 Comprehensve plan updates Staff hours 2012 Cty - $50,000 201 Cty - TBD ongong Cty, Prvate Cty, Prvate $2,000 2014 Cty, County Water & Sewer Cty TBD 2014 Prvate Prvate O-7 Façade mprovement program $50,000 100,000 ongong Cty CDBG, Hotel/Motel Tax, Prvate O-8 Busness development team Staff hours ongong Cty, Prvate Cty, Prvate ongoing City, Private City, Private ongoing City, Private City, Private Staff hours 2012 Cty, Prvate Cty, Prvate $0 201 - $1.5 - 2.25 mllon Cty; housng conselng agency 2015 Prvate Prvate (Fsher House Foundaton) 201 Cty Cty, GA Hstorcal Socety, Prvate 2014 Cty, Prvate Cty, Prvate 2017 Cty Cty ID Description Land Use North Henry Boulevard (SR 18/42) overlay Temporary uses n the Town Center O-4 Project O-3 Environmental O-5 Stormdran labels Markets and Economics O-6 Converson of the Former Manhem Desgn Center nto a Job-creatng Use $20,000 35,000 $10,000 15,000 O-8b Business development efforts O-8a Business retention efforts O-9 CID study and creaton O-10 Foreclosure and homeownershp counselng semnars O-11 Fsher House Urban Design & Historic Resources Hstorc sgns and markers n the study area Publc art on the exstng brdge over the O-14 ralroad O-13 $5,000 10,000 $50,000 100,000 Public Facilities & Spaces Communty center servng Stockbrdge $1.5 - 2.0 resdents mllon Reconstructed replca of the hstorc tran O-16 depot Shuttle servce to the JP Moseley TBD O-17 Recreaton Center New YMCA or smlar recreatonal faclty $2.5 - $5.0 O-18 (may combne wth O-19) mllon Publc natatorum (may combne wth O- $4.0 - $7.0 O-19 mllon 18) Servces to assst senors wshng to ageStaff hours O-20 n-place n exstng sngle-famly homes O-15 122 See T-15 ongong Cty TBD Cty TBD Cty ongong Henry County Cty, Henry County Parks & Rec Cty, Prvate, Henry County Parks & Rec Cty, Prvate, Henry County Parks & Rec Henry County Senor Servces, ARC City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 Other Projects (continued) Stockbridge LCI Other Projects ID Description Cost Responsible Party Funding Source O-21 Extended water and sewer as the area develops Starting Year TBD ongong Henry County Henry County, Prvate $70,000 80,000 ongong Cty General Fund - 2018 Cty, Prvate General Fund, Prvate, SPLOST 2018 City, Private 2018 City, Private 2015 Cty TE, SPLOST, General Fund 2014 Cty Cty, Prvate 2018 Cty Cty, Henry County Parks & Rec 2014 Cty General Fund O-22 Cty Planner O-23 Town Center Project publc spaces 0-23a Expanded Town Green (including edge streets) 0-23b Amphitheater (excluding land) O-24 North Berry Street Plaza O-25 Temporary ce skatng rnk O-26 Skateboard park O-27 Communty dog park $1.1 - $1.6 million $3.5 - 6.0 million $600,000 1.0 mllon $75,000 150,000 $50,000 00,000 $5,000 75,000 General Fund, Private, SPLOST General Fund, Private, SPLOST O-28 Preserved stream corrdors $0 ongong Prvate Prvate O-28a Reeves Creek and tributaries $0 ongong Prvate Prvate O-28b Brush Creek and tributaries $0 ongong Prvate Prvate TBD ongong Prvate Prvate $,000 6,000 ongong Cty, Henry County, Prvate Cty, Henry County Schools, Prvate TBD ongong Cty, Prvate Cty, Prvate O-29 Assorted new open spaces wth prvate development O-30 Communty gardens O-31 Polce staton redevelopment Part 5: Implementation 123 123 5.2 Zoning and Land Use Changes July 9, 2012 For the vision of this plan to become a reality, it will be necessary to update the City of Stockbridge’s development regulations. The changes below will allow the study area to grow in a way that fully achieves the plan’s vision and promotes a high-quality, pedestrian friendly, mixed-use environment. Future Land Use Plan Amendments The first step following adoption of the LCI 10-year update is updating the land use element of the Joint Henry County/Cities Comprehensive Plan 2030 to reflect the plan’s vision. The map on page 125 shows recommended changes, which include: • Mixed-Use Classification: The areas classified as “Mixed-Use” should be expanded west along North Henry Boulevard (SR 138/42) and within the downtown area. • Medium Density Residential Classification: There are several areas, including whole neighborhoods, classified as “Commercial.” This has resulted in the destabilization of residential areas as homeowners forgo property upkeep and reinvestment (and often convert houses to rental units) in hopes of selling for future rezoning to commercial uses. However, given the amount of land zoned for commercial uses today, it is unlikely that additional commercial land will be needed for decades, if ever. In order to stabilize neighborhoods, achieve the Framework Plan’s vision, and support the redevelopment of existing marginal commercial properties, parcels currently zoned residential but classified “Commercial” should be changed to “Medium Density Residential.” • Minor Discrepancy Updates: Several other minor discrepancies between the Framework Plan and the future land use plan should also be corrected as noted on page 125. Eventually, it may also be necessary to revise the underlying land use classifications for the existing Suburban Employment Activity Center near I-75. As part of this, a higher density “Mixed-Use” classification may be needed to support the plan’s vision for the area. Zoning Amendments The most important element to achieving the future vision for the study area is amending the zoning code to support the plan. To this end, the following actions are recommended: • North Henry Boulevard (SR 138/42) Overlay: As noted in Part 4: Recommendations, an overlay is recommended for the North Henry Boulevard (SR 138/42) corridor to codify the design and streetscape vision of this plan, as well as the proposed transportation network. • Site Rezoning: It may also be necessary to rezone individual properties in a manner consistent with the proposed land use plan changes identified above and the Framework Plan. Because publiclyinitiated rezoning that increases the amount of by-right density on a site could increase property values (which could actually discourage redevelopment) this plan does not recommend that the City of Stockbridge or Henry County increase density on any properties. Rather, developers should have to file rezoning requests. However, greater flexibility to allocate existing density (e.g. allowing the conversion of retail floor area entitlements to housing, office space, or other uses) may be appropriate. Both proposed zoning amendments noted above should make every effort to codify the vision and recommendations of this plan. For example, the overlay should incorporate as many of the plan’s design and transportation (e.g. streetscapes, access management) ideas as possible, while individual rezonings should be reviewed for their ability to incorporate the proposed streets, open spaces, and policies of this plan. The plan should be a benchmark against which the City of Stockbridge and Henry County review and consider zoning changes. 124 City of Stockbridge Livable Centers Initiative Study 10-Year Update Suburban Employment Center Da Nu v wy Pk a nn Addy Ln e an irl Fa r D No rth Askew Dr He nr y Bl vd id av wy Cre ek Parks/Recreation/Conservation el Dr Northwind Dr es Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group April 3, 2012 n dover Dr Rd G ra y Dr Dr Club ak R d Red O Gl ynn Ad dy Dr Fairhaven Blvd Sheffield Ct Cochran Park Love St 2nd St 1st St Tra m or e Dr Childs St Mi s ty R idge Trl Wilson St Collier Rd Rd ers ony College Ave Memorial Park Ra ilr oa d St 0 0.125 0.25 Mles From: Medum-Hegh Densty Resdental To: Publc Insttutonal 23 From: Varous To: Mxed-Use 0.5 From: Commercal To: Medum Densty Resdental From: Varous To: Publc Insttutonal From: Commercal To: Mxed-Use Bryant St Duvall Dr C Old From: Varous To: Hgh Densty Resdental From: Varous To: Mxed-Use Appleton Blvd Mimosa Rd Hillcrest St Proposed Future Land Use Plan Updates STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE La Ri k Oa This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates, and other public sources. Data are not guaranteed. ens teph wy a W Mixed-Use S Walt nta H tl a ks Due West Dr Reev A Old 138 Meadow Ridge Wy Oa Transportation/Communitications/ Utilities N Bridge Dr Central Line From: Varous o il l To: W Medum Densty Resdental Stockbridge City Limits S us d Club Cir From: Commercal To: Medum Densty Resdental nd Public Institutional Industrial Office-Institutional General Commercial (Clayton Co.) Commercial High Density Residential (6-16 units/acre) Medium-High Density Residential (3.6-6.0 units/acre) Medium Density Residential (2.0-3.6 units/acre) Low Density Residential (1.0-2.0 units/acre) Exit 228 Legend 75 vd ke s Bl S to W ay ne Walter Way id so Townsend Bend Dr Armitage Way lly n N rR ee Sp s Ct ie Cir k ee Cr N Sp rin Henry County n Ln gs Dr ar d Sh e pp Dr Seab oard r D ha ve n Clayton County Exit 1 so or s e Way W oo d Davis Rd Tramore Pass w Burke St From: Commercal To: Medum Densty Resdental St 675 Tye St B ay Co urt Dr Iron H Rd Flippe n N Berry St Ward St ch St Part 5: Implementation C hur Blvd S Berry D Pk N Lee St Shields Rd S Lee St N Henry Dr Mann Blvd Meadow R id ge n Ru Rock Quarry Rd e dg July 9, 2012 Figure 5.2: Proposed Future Land Use Plan Updates 125 125 July 9, 2012 5.3 Population and Employment Changes It is projected that the built-out Framework Plan will add population and jobs to the study area as identified below. 2022 Population and Employment It is estimated that 8,270 residents currently live within the study area. The recommended land uses could increase the number of residents to 8,739 by 2017 and 9,944 by 2022. Initially, the weak state of the housing market today means that most of these additional units will be single-family houses constructed on existing unbuilt lots. Longer-term, new housing will likely expand to include a greater number of townhouses and senior-oriented multifamily. Table 5.1: Projected Population: 2012-2022 Single-Family Townhouses/ Duplexes Multifamily Mobile Home January 1, 2012 Occuped Housng Unts 1,850 127 1,141 Vacant Housng Unts 14 12 100 Average Household Size 2.61 2.47 2.47 Populaton 4,80 14 2,818 Plan - 2017 Estimate Average New Household Size 2.61 2.47 2.47 Net New Unts1 180 0 0 Net New Populaton 470 0 0 Total Populaton 5,00 14 2,818 Plan - 2022 Estimate Average New Household Size 2.45 2.35 2.35 Net New Unts2 00 125 75 Net New Populaton 75 294 176 Total Populaton 6,05 607 2,995 1. Assumes that 2012-2017 housing growth is limited to absorption of 180 unbuilt lots. 2. Multifamily projection assumes the construction of assisted living or senior units. Total 120 5 2.56 07 ,28 41 2.51 8,270 2.56 0 0 07 2.51 180 470 8,739 2.56 0 0 07 2.40 500 1,205 9,944 It is estimated that employment will also increase in the coming decade, as shown in Table 5.2. Table 5.2: Projected Employment: 2012-2022 January 1, 2012 Employees Plan - 2017 Estimate Net New Square Footage Net Employees Total Employment Plan - 2022 Estimate Net New Square Footage Net Employees Total Employment 126 Commercial/ Hotel Office/ Healthcare Government/ Other Total 867 1,09 1,26 3,412 1,000 16 88 15,000 6 1,45 20,000 48 1,284 48,000 100 3,512 75,000 91 974 100,000 240 1,585 50,000 120 1,404 225,000 452 3,964 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 2037 Employment and Population Estimating employment and population growth beyond ten years is difficult on the micro-level. Real estate and economic trends are complex and subject to change. Because the recommended land use plan is based on a 25-year vision, longer-term forecasts can be made based on achieving said vision. Inherent to this is a regional return to economic growth and continuation of market trends favoring walkable, compact, and mixed-use communities. Study area growth projections are shown in Tables 5.3 through 5.6. Please note that these are based on the carrying capacity of the area and assume a moderate rate of growth for the study area (ranging from six to ten percent every five years), based on based on existing ARC projections for Henry County. Table 5.3: Cumulative Commercial, Government, and Office Growth: 2012-2037 Year 2012 2017 2022 2027* 2032* 2037* Commercial/ Hotel 15,000 sf 148,000 sf 22,000 sf 245,00 sf 269,80 sf 296,81 sf Table 5.4:Cumulative Employment: 2012-2037 Year 2012 2017 2022 2027* 2032* 2037* Commercial/ Hotel 867 88 974 1,071 1,178 1,296 Office/ Healthcare Government/ Other 550,000 sf 570,000 sf 620,000 sf 640,000 sf 680,000 sf 720,000 sf 785,000 sf 833,000 sf 1,058,000 sf 1,132,550 sf 1,234,168 sf 1,343,801 sf Office/ Healthcare Government/ Other Total 100,000 sf 115,000 sf 215,000 sf 247,250 sf 284,8 sf 26,988 sf 1,09 1,45 1,585 1,82 2,097 2,411 Total 1,26 1,284 1,404 1,58 1,65 1,71 3,412 3,512 3,964 4,433 4,910 5,438 Table 5.5: Cumulative Total Housing Units: 2012-2037 Year Single-Family Townhouses Multifamily Total** 2012 2017 2022 2027* 2032* 2037* 1,850 2,00 2,0 2,56 2,819 ,101 127 127 252 277 05 5 1141 1,141 1,216 1,8 1,471 1,618 3,238 3,418 3,918 4,178 4,596 5,055 Townhouse Residents Multifamily Residents Total** Table 5.6: Cumulative Population: 2012-2037 Year Single-Family Residents 2012 4,80 14 2,818 8,269 2017 5,00 14 2,818 8,739 2022 6,05 607 2,995 9,944 2027* 6,408 651 ,14 10,202 2032* 7,048 717 ,458 11,223 2037* 7,75 788 ,80 12,345 *Long-term data are supported by growth projections prepared by the ARC. Figures shown reflect a moderate growth scenario based on development than can be physically accommodated in the land use program. **Includes 120 existing mobile homes expected to remain through 2022. After 2022 projections assume redevelopment to other uses. Part 5: Implementation 127 127 5.5 Consistency with LCI Goals July 9, 2012 The Stockbridge LCI Study 10-Year Update and the recommendations contained within it are consistent with the ten components of the LCI program as identified below: 1. Efficiency/feasibility of land uses and mix appropriate for future growth including new and/or revised land use regulations needed to complete the development program. The land use recommendations call for the introduction of increased employment, housing, and retail options throughout the study area. These include major office facilities near I-75, walker-friendly retail in the downtown area, and a range of housing options throughout, including above-shop lofts in new mixed-use buildings, live/work units, multifamily/senior buildings, and townhouses. Single-family houses will also be provided in existing neighborhoods, including on existing vacant house lots. In addition, the plan incorporates recommendations for land use plan and zoning changes that will achieve the design and mixed-use land use patterns contained herein. 2. Transportation demand reduction measures. The plan proposes reducing auto-demand by shifting some auto trips to pedestrian and bicycle trips via a multifaceted effort to: locate different land uses within walking distance; improve pedestrian facilities; improve bicycle facilities; and establish land use patterns that support potential future transit upgrades. 3. Internal mobility requirements, including traffic calming, pedestrian circulation, transit circulation, and bicycle circulation. One of the central tenets of this study is to enhance connectivity for all transportation modes and balance these with the land use vision. The plan includes both public and private street connections that will provide multiple route options as the area develops and redevelops. In addition, accessibility for non-drivers is improved by building new tree-lined sidewalks along key streets, improving pedestrian crossings along North Henry Boulevard (SR 138/42), creating a bicycle network, supporting future transit, and improving pedestrian and bicycle connectivity. 4. Mixed-income housing, job/housing match and social issues. The study area currently has a variety of housing options including single-family houses, duplexes, townhouses, and rental apartments. Most of these, however, occur in isolated pods rather than a fine-grained mixture. To address this, the plan calls for introducing new housing types (identified in item 1 above) in parts of the study area where they can be accommodated in a more walkable and mixed development pattern. These include housing for people of a variety of ages, lifestyles, and incomes; policies intended to support elderly housing; and recommendations to incorporate workforce housing, especially for teachers, police officers, fire fighters, and similar public employees. Plan recommendations also respond to the current housing market with strategies aimed at keeping existing owners in their houses, rather than being foreclosed on, through counseling and support services. The plan also proposes increasing employment options within walking distance of existing and proposed housing. New employment areas will be focused near I-75, with smaller employment opportunities throughout other mixed-use areas. These will benefit both existing nearby neighborhoods and new housing. 128 City of Stockbridge Livable Centers Initiative Study 10-Year Update July 9, 2012 5. Continuity of local streets in the study area and the development of a network of minor roads. The plan includes a vision for creating an extensive interconnected street network as the study area develops. These include public facilities as well as those provided with private development. 6. Need/identification of future transit circulation systems. Although neither the study area nor Henry County are served by scheduled local transit service today, many in the community would like to establish land use patterns that could one day justify and support frequent transit service. To this end, the proposed land use vision identifies a series of growth centers that could be logical stops for future buses or shuttles. In addition, the plan incorporates recommendations for establishing such services along North Henry Boulevard (SR 138/42), as well as potential locations for future enhancements to the GRTA Xpress commuter bus service. 7. Connectivity of transportation system to other centers. The plan supports improved traffic operations on existing roadways connecting to nearby centers, as well as improved express bus connections to Atlanta. It calls for improving new roadways to the south (which improve access to the medical center district on Eagles Landing Parkway), assorted multi-use path connections to nearby areas, and potential transit connections. 8. Center development organization, management, promotion, and economic restructuring. Economic development is a key element of this plan. As the area grows, the plan calls for creating a major employment center and establishing a community improvement district (CID) to handle future marketing, management, and promotion efforts. The introduction of new housing near existing and proposed commercial or mixed-use growth centers will also support retailers by increasing their potential customer base. 9. Stakeholder participation and support. The study process included extensive public involvement in the form of an online image preference survey, four community meetings, stakeholder meetings, and in-depth interviews. In addition, the consultants met one-on-one with a variety of groups, including land owners, developers, historic preservationists, and others. 10. Public and private investment policy. The plan calls for the City of Stockbridge to continue its efforts to direct investment into the study area via public improvements such as pedestrian facilities, multi-use paths, new parks, and the realization of the Town Center Project. It also supports future public-private redevelopment through the possibility of creating a community improvement district (CID). Part 5: Implementation 129 129 5.5 Lifelong Communities July 9, 2012 Many of the weaknesses identified in the analysis on pages 56 and 57 are addressed by the recommendations of this plan in order to make the greater Stockbridge community a place where people of all ages and abilities can live. This approach is both a key element of the ARC’s Lifelong Communities program and a desire of greater Stockbridge stakeholders. Specific examples of projects that support creating a community that is friendly to people of all ages include: • New sidewalks and multi-use paths to access destinations such as the downtown area, retail services, public buildings, and parks, • Tree plantings to increase shade, • A potential circulator shuttle, This plan will make Stockbridge a community where people can live and be active at all ages • New public facilities, including a community center targeting the needs of senior citizens and the youth, • Zoning changes and redevelopment concepts that increase the range of supportive housing types and support walker-friendly development patterns, • Expanded public spaces to improve opportunities for social interaction and social well-being, • The provision of daily needs within walking distance of existing and future houses, and • Access to local healthy foods through community gardens and expanded farmers markets. These recommendations, as well as other on-going efforts by the City of Stockbridge and Henry County, will make Stockbridge a place that truly serves the needs of residents of all ages. 130 Many of the principles of Lifelong Communities also make a place attractive to young families City of Stockbridge Livable Centers Initiative Study 10-Year Update Request for Financial Commitment Letter ARC Livable Centers Initiative Application Ryan Anderson, MPPA, CPM Director, Community Development Purpos e of the Reque st • The Community Development is preparing an application for the Atlanta Regional Commission’s Livable Centers Initiative (LCI). • A formal letter of financial commitment is required to demonstrate local match support. Requested Action • We are requesting a letter of financial commitment from the Mayor and City Council. • The commitment should not exceed $300,000. • This match will strengthen the City's competitiveness for ARC LCI funding. What is the Livable Centers Initiative? The Livable Centers Initiative (LCI) is a grant program created by the Atlanta Regional Commission (ARC) to help communities across metro Atlanta become more walkable, vibrant, connected, and economically competitive. The LCI program was created to: • Reduce vehicle miles traveled (VMT) by promoting walkable centers instead of car‑dependent sprawl. • Improve regional air quality by providing alternatives to car travel improves emissions and public health. • Encourage mixed-use, transit-supportive, healthy communities • LCI plans focus on integrating housing, jobs, services, and transportation choices in compact, people-centered places. Why This Matters • LCI funding supports planning and implementation projects that enhance walkability, mobility, and quality of life. • A local match demonstrates readiness and partnership commitment. How LCI Works • LCI grants cover 80% of project costs, funded by federal transportation dollars. • Local governments must provide a 20% match. • Grants can fund Planning studies, Transportation projects (sidewalks, trails, streetscapes, complete streets, intersection redesigns, road diets) Since the program began in 2000, LCI has invested: $390+ million in 126 communities ARC has allocated $1 billion for LCI-related transportation projects through 2050 2001 & 2012 LCI Studie s • 2001 LCI Study: Established initial vision focusing on downtown, SR 138, I-675 area, multimodal connections. • 2012 LCI 10-Year Update: Assessed progress, refined growth centers, transportation, land use policies. 2012 STUDY AREA MAP About This Map This map shows the LCI study area. It includes a Focus Area along SR 138 and in the town center that reflects those parts of Stockbridge most likely to redevelop in 25 years. Study Area Park/Cemetery Miles 0 0.125 0.25 0.5 2012 LCI Recommendation Status • 48.8% of recommendations in the 2012 LCI are complete. • 45.3% of recommendations are currently in progress. By 2027 The City of Stockbridge will have completed 94.1% of all recommendations in the LCI. 2025 City of Stockbridg e Infrastructure & Mobility Improvements • Nearly $4 billion in transportation upgrades progressing across Henry County, directly benefiting Stockbridge’s mobility network. • GDOT's $55M Western Parallel Connector launched in 2024– 2025 to improve north–south travel and reduce congestion on I‑75. Significant Development Growth • As of 2024, Stockbridge has 34+ active development projects, including residential, hotel, retail, and mixed-use projects—totaling $208M in investment and nearly 4,800 new housing units. Annexation & Population Expansion Stockbridg e in 2026 • A major 2022 annexation added roughly 6,500 new residents, expanding the city’s land area and development potential. • Downtown Redevelopment Momentum • The estimated $300M Stockbridge Town Center project is advancing through a Tax Allocation District (TAD), including mixed‑use buildings, multi‑story apartments, and structured parking. Zoning & Land Use Modernization • The city adopted new 2023–2024 zoning and future land‑use maps, reflecting annexations, rezonings, and overlay district adjustments. Demographic & Market Shifts • Stockbridge is one of metro Atlanta’s fastest‑growing suburbs, adding 2,200+ renter households in 5 years, and experiencing growth across young adults, families, and seniors. Completed Planning Activities • The 2024 Comprehensive Plan • Henry County Transportation Plan • 2024 Stockbridge Development Report • 2024–2025 GDOT and regional mobility updates • 2025 market and demographic analyses • Downtown District Bike & Pedestrian Plan Next Steps 1 1. Approve issuance of commitment letter. 2 3 2. Submit letter with LCI application package on February 27, 2028. 3. Await ARC review and award announcements. Thank you. Ryan Anderson, MPPA, CPM Director, Community Development Randerson@stockbridgeg a.org FINANCIAL COMMITME NT REQUEST C O M M U N I T Y D E V E L O P M E N T A S S I S TA N C E PROGRAM RYA N A N D E R S O N , M P PA , C P M DIRECTOR, COMMUNITY DEVELOPMENT CITY COUNCIL MEETING FEBRUARY 09, 2026 Purpose of Financial Commitment Request Funding Purpose The $30,000 request secures local match funding needed for Community Development Assistance Program application supporting planning initiatives. Project Focus The Downtown Bike and Pedestrian Connectivity Study aims to improve safety, access, and infrastructure gaps. Partnership Requirement Financial commitment shows readiness and partnership with ARC, required for application approval. Plan Outcomes Funding supports planning that advances multimodal equity, mobility, resiliency, and community engagement. What is the CDAP? The Community Development Assistance Program is the Atlanta Regional Commission’s program for providing expert planning support to help metro Atlanta communities develop and execute local planning initiatives. • This program provides planning assistance to local governments, Community Improvement Districts (CIDs), and nonprofits across the metro Atlanta region. • Matches communities with technical planning help and expertise. • Supports projects related to equity, resiliency, and other regional priorities. • Helps develop plans, reports, engagement processes, or studies that move community projects closer to implementation. How CDAP Works? Funding Source: Livable Centers Initiative (LCI) Program Required Local Match (20%) Combination of Staffing Resources + Grants Partner-Led Technical Support CDAP grant money comes from ARC’s Livable Centers Initiative (LCI) Program. The LCI program provides planning grants aimed at helping communities develop plans that support long-term transportation and land-use improvements. CDAP projects require a 20% local match from the participating jurisdiction. This means: • ARC provides 80% of the project cost, • The local government, CID, or other eligible applicant supplies 20% of the cost. • This structure mirrors the LCI program’s broader 80/20 grant model. ARC supports CDAP projects using: • Internal ARC planning staff, and Grant funding sourced from LCI. Together, these resources provide technical planning assistance, community engagement, and specialized support. Some CDAP assistance is delivered through partnerships with organizations such as: • ULI Atlanta • Georgia State • University • Georgia Tech • Georgia Conservancy Downtown Pedestrian and Bike Connectivity Plan - Project Location Map The Downtown Pedestrian & Bicycle Connectivity Plan is a comprehensive planning effort designed to improve safe, continuous, and accessible walking and biking connections throughout Stockbridge’s downtown. Key corridors include: The Downtown Pedestrian and Bike Connectivity Plan • Burke Street • Lovejoy Street • Love Street • Jim Clark Drive • North Henry Blvd The plan aims to create a connected network linking downtown, City Hall, Clark Community Park, and surrounding districts. • Replace substandard, disconnected, and non‑ADA‑compliant sidewalks with modern pedestrian facilities. • Introduce the first dedicated bicycle facilities in the downtown area, since none currently exist. • Improve safety around the Norfolk Southern railroad crossings with ADA‑compliant treatments and quad‑gate systems. • Provide a grade‑separated pedestrian bridge to safely cross North Henry Blvd, connecting downtown to City Hall and the Amphitheatre. Benefits of Advancing the Study with CDAP Funding Enhanced Grant Competitiveness CDAP funding improves Stockbridge's chances for future transportation and infrastructure grants through refined planning and community support. Integration of Community Goals CDAP-funded planning aligns with economic development, cultural preservation, and smart urban design promoting equity and participation. Long-Term Resiliency Improvements Study incorporates green infrastructure and climate-conscious design to improve environmental performance and reduce maintenance. Strengthened Regional Partnerships CDAP participation enhances collaboration with regional experts, enriching planning with advanced data and public engagement. Next Steps After Approval Application Preparation City staff prepares and submits the CDAP application with all required documentation and community support. Review and Notification ARC reviews applications from March to April with award announcements made in May. Project Kickoff and Scoping A kickoff meeting launches the project followed by detailed scoping to refine plans and milestones. Planning and Collaboration Planning spans 9-10 months involving collaboration with ARC and partner organizations for support and public workshops. Request for Financial Commitmen t The Community Development Department respectfully requests authorization from the Mayor and City Council to issue a Letter of Financial Commitment in support of the City’s 2025 Community Development Assistance Program (CDAP) application. • This letter is a required component of the CDAP submittal and must confirm that the City is willing to provide the necessary local contribution should the project be selected for assistance. • Cover the City’s local match obligation per ARC contribution guidelines. • Support potential partner assistance fees, if required. • Ensure the City is fully eligible for CDAP planning assistance Thank you. Ryan Anderson, MPPA, CPM Director, Community Development Randerson@stockbridgega.org CITY OF STOCKBRIDGE DOWNTOWN PEDESTRIAN & BICYCLE CONNECTIVITY STUDY SCOPING PHASE SEPTEMBER 2023 Prepared for: Prepared by: Acknowledgements City of Stockbridge Mayor and City Council Anthony Ford, Mayor Lakeisha Gan , Councilwoman Alphonso Thomas, Councilman John Blount, Councilman Yolonda Barber, Councilwoman/Mayor Pro Tem Elton Alexander, Councilman Steering Committee Yolonda Barber, City of Stockbridge Councilwoman/Mayor Pro Tem Alphonso Thomas, City of Stockbridge Councilman Kellie Russell, City of Stockbridge Grants Administrator Kim Allonce, City of Stockbridge Economic Development Director Jeremy Goodwin, City of Stockbridge Assistant Public Works Director Decius Aaron, Public Works Director Kira Harris-Graggs, City of Stockbridge Main Street Program Manager Andrea Burne , Main Street Business Owner City of Stockbridge Staff Frederick Gardiner, AICP, Stockbridge City Manager Ryan Anderson, City of Stockbridge Interim Community Development Director/Chief Planner Gordon Linton, City of Stockbridge Planner Contents ` I Overview .................................................................................................................. 2 II Existing Conditions................................................................................................... 9 III Impact Analysis ..................................................................................................... 13 IV Detailed Project Costs ........................................................................................ ...25 1 I. 2 Overview ` Project Name Downtown Pedestrian and Bicycle Connectivity Study Project Location City of Stockbridge, Henry County Project Sponsor City of Stockbridge Need and Purpose Statement Contact Information Ryan Anderson, City of Stockbridge 4640 North Henry Boulevard Stockbridge, GA 30281 randerson@cityofstockbridge-ga.cov 770-389-7900 Located in the center of Stockbridge, the proposed corridors serve to connect the City’s downtown district, Stockbridge City Hall, and Clark Community Park, along Burke Street, Lovejoy Street, Love Street, Jim Clark Drive, and SR 42/N Henry Boulevard. The existing pedestrian facilities are in substandard condition, lack connectivity, and suffer from ADA non-compliance. Bicycle facilities are do not existing within the project study area. Along Burke Street, narrow sidewalks along the west side of the street do not include any pedestrian connections to the east, toward store fronts along M.L.K. Heritage trail or towards City Hall. These sidewalks are not ADA compliant, and the character of the facilities do not match those along M.L.K. Senior Heritage trail. Lovejoy Street does not have any pedestrian or bicycle accommodations, forcing vehicles, bikes, and pedestrians to share the road, or find alternate routes of travel. Presently, the downtown areas along M.L.K Heritage Trail are separated from City Hall by railroad tracks, and the SR 42/Henry Boulevard overpass. This heavily traveled overpass include narrow sidewalks, directly adjacent to travel lanes, only on the south side. There is currently no pedestrian connection from the study area to the south side of this overpass. When constructed, the Downtown Pedestrian and Bicycle Improvements will represent a vital extension of the downtown pedestrian network, and creation of a bicycle network in the downtown area. The project will also promote an alternative mode of transportation by providing continuous sidewalks and bicycle facilities throughout the corridors, and create a unified look throughout the City. Description of Proposed Project This project is located completely within the City of Stockbridge and is 3,800 linear feet in length. Improvements along Burke Street will start at N Henry Boulevard/US 23, and continue north to Parkwood Drive. Improvement on Burke Street will include concrete curb & gutter, and asphalt shared use path along the west side, concrete/paver sidewalks along the east side, along with pedestrian lighting, street trees and landscaping. Back in angle parking is also proposed along the east side of Burke Street. Improvements along Lovejoy Street will start at Love Street, and continue north to Burke Street. Improvements on Lovejoy Street include concrete curb & gutter, concrete sidewalk, pedestrian lighting, street trees, and parallel parking along the west side. Improvements along Love Street will start at Burke Street, and continue east to E Atlanta Road. Improvements on Love Street will include concrete curb & gutter, concrete/paver sidewalks along both sides (south side only east of Lovejoy Street), pedestrian lighting and street trees, and an ADA compliant at-grade crossing of Norfolk Southern Railroad with quad gates and concrete grade crossing system with I. Overview ` flangeway fillers. A pedestrian bridge is proposed, spanning M.L.K. Heritage Trail, two Norfolk Southern Railroad tracks (including span over two future siding tracks), and Ward Street. Is the project in a Non-attainment area? No Does the project impact the ARC Model? No Functional Classification Local Road and Street: Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, Love Street, Jim Clark Drive Principal Arterial: N Henry Boulevard US Route Number Not applicable to Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, Love Street or Jim Clark Drive; N Henry Boulevard is US-23 State Route Number Not applicable to Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, Love Street or Jim Clark Drive; N Henry Boulevard is SR-138 Traffic 2021: 32,900 AADT* (provided by GDOT’s Traffic Analysis and Data Application [TADA!]) Current Year (2021): 32,900** Design Year (2049): 57,280** *Data was only provided for N Henry Boulevard **Assumes 2% annual growth rate. Existing Design Features • Typical Section: Varies - see Section III. • Posted speed: ◦ ◦ ◦  25 mph along Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, and Love Street 35 mph along N Henry Boulevard Width of right of way: Burke Street – 50 ft MLK Sr. Heritage Trail – Varies up to 205’ Lovejoy Street – 50 ft Love Street – 40 ft Jim Clark Drive – 40 ft N Henry Boulevard – 80 ft Major structures: none 3 I. 4 Overview ` • Major intersections: none • Length of roadway segment: 0.88 mile Proposed Design Features • • • • • Proposed Typical Section: Varies - see pages 16 through 21. Any changes of design speed or functional classification: none Right-of-Way: ◦ Width: No changes proposed, project within existing right-of-way ◦ Easements: Temporary (X) Permanent (X) Utility ( ) ◦ Number of Parcels: Number of Displacements: None Structures: ◦ Bridges: none ◦ Retaining walls: none Major intersections: none Other ( ) DESIGN EXCEPTIONS OR VARIANCES TO CONTROLLING CRITERIA ANTICIPATED Undetermined Horizontal Alignment Lane Width Shoulder Width Vertical Grades Cross Slopes Superelevation Rates Lateral Offset to Obstruction Speed Design Vertical Clearance Bridge Width Bridge Structural Capacity Stopping Sight Distance Yes No X X X X X X X X X X X X I. Overview ` PROJECT LOCATION MAP 5 I. 6 Overview ` COST ESTIMATES FEDERAL FUNDS MATCHING FUNDS PE $400,000 $100,000 $500,000 ROW $287,280 $71,820 $359,100 CST $4,927,809 $1,231,952 $6,159,761 Total: $5,615,009 $1,403,772 $7,018,781 FISCAL YEAR PROPOSED PE: 2025 ROW: 2027 CST: 2029 PROPOSED PROJECT SCHEDULE Concept Development: • • • • Scoping Phase: 11 months (November 2022 – September 2023) Sponsor & GDOT Executive Agreements: 2 months (July 2024 - August 2024) Concept Report Development: 4 months (September 2024 - December 2024) Concept Review & Approval: 2 months (January 2025 - February 2025) Environmental Clearance: • • • • • • ENV Documents 106/CE: 8.5 months (October 2024 - June 2025) Special Studies - Ecology, etc.: 4 months (February 2025 - May 2025) Section 106 - History and Archaeology: 6 months (February 2025 - July 2025) Section 106 Review: 3 months (September 2025 - November 2025) Special Studies Review: 3 months (June 2025 - August 2025) CE Preparation & Review: 6 months (October 2025 - March 2026) Right-of-Way: • • • • ROW Plan Review: 2 months (May 2026 - June 2026) ROW Plan Approval: 2 months (July 2026 - August 2026) ROW Acquisition: 6 months (September 2026 - February 2027) GDOT Certifies ROW: 2 months (March 2027 - April 2027) Design and Bidding: • • • • Survey/Data Base Creation: 4 months (September 2024 – December 2024) Preliminary Plans: months (February 2025 - March 2026) Final Plans: 8 months (June 2026 - January 2027) Bid Package Approval & Review: 6 months (May 2027 - October 2027) TOTAL COST I. Overview ` Construction: • • • Bid & Contract Award Phase: 2 months (December 2027 - January 2028) Execute Agreement (Req. Work & FED Work): 2 months (February 2028 - March 2028) Construction Phase - Streetscape: 12 months (April 2028 – March 2029) 7 II. I. Existing Conditions ` Upon initiation of this project, the planning team utilized GIS/CAD information. Concurrent with a thorough corridor analysis, the planning team located the project area on Google Maps in order to see photographical evidence of the current state of the pedestrian and bicycle system, to document the existing conditions, and to make initial evaluations for improvements. EXISTING SIDEWALK CONDITIONS This analysis identified existing sidewalks and their materials. The majority of existing sidewalks within the project area are constructed of concrete, with the exception along MLK Senior Heritage Trail where the majority of the sidewalk is concrete with segments constructed with brick pavers. Along Burke Street, there is existing sidewalk on the entire west side of the street and only a small segment of existing sidewalk on the east side of the street. Lovejoy Street and Love Street consist of neither sidewalk nor curb and gutter. N Henry Boulevard consists of existing sidewalk along the south side of the street and bridge, but only a paved shoulder along the north side. The majority of the existing sidewalks within the project area are in moderate condition with the exception of a few areas where the sidewalk would need to be replaced. The reconstruction of the existing sidewalks will be a continuation to the improvements along Burke Street, which lacks sidewalks along the east side of the street, along Lovejoy Street and Love Street, which both lack any sidewalks. Together, these limitations to the existing pedestrian system discourage the higher quality of life, multimodal and walkable environment that communities desire. EXISTING RIGHTS-OF-WAY The rights-of-way along the corridor were obtained through GIS files. Along Burke Street, the right of way is approximately 50’ wide. Lovejoy Street has a right-of-way width of approximately 50’, Love Street’s right-ofway width is approximately 40’. N Henry Boulevard has a right-of-way width of 80’. EXISTING LAND USE The existing land use along the proposed project consists of downtown district property and heavy commercial district property. MLK Sr. Heritage Trail, Lovejoy Street, Love Street, Jim Clark Drive, and the majority of Burke Street is comprised of downtown district properties. One property along Burke Street is considered heavy commercial zoning and is currently an automotive business. Many of the properties in the project area are located within the Downtown Village Overlay. Figures 1 and 2 below show the existing district and zoning maps. 8 II. I. Existing Conditions ` Figure 1: City of Stockbridge Official Overlay District Map Figure 2: City of Stockbridge Official Zoning Map PHOTOGRAPHIC INVENTORY 9 II. I. Existing Conditions 10 ` The existing conditions along Burke St are worn out and in poor condition. Existing sidewalk on Burke St ends at Lovejoy St, leaving pedestrians with nowhere to go. The lack of sidewalks in many areas discourages pedestrian use. Installation of new crosswalks will provide a clear pedestrian route. Sidewalk dead ends along Love St leaving pedestrians with no safe route across the railroad tracks. The north side f N Henry Blvd lacks any pedestrian facilities. Existing sidewalks on Burke St dead end at utility pole. Existing crosswalk on Burke St lacks ADA receiving ramp. II. III. 11 Impact Analysis ` ALTERNATIVES CONSIDERED  Burke Street: Construct on-street bike lanes with pedestrian streetscape improvements along both sides of Burke Street in-lieu of the proposed shared use path. This alternate was not preferred because the shared-use path will horizontally and vertically separated from the roadway, and will therefor provide a higher level of comfort to bicyclist of all ages and abilities when compared to on-street bike lanes. The project footprint, construction costs, and right-of-way impacts are similar to the preferred alternate. Multiuse paths were preferred by the public when compared to conventional bike lanes. Burke Street Alternative  Lovejoy Street: Construct on-street bike lanes with pedestrian streetscape improvements along the west side of Lovejoy Street. The shared vehicular/bicycle lanes along Lovejoy Street are preferred when compared to conventional bike lanes due to the low traffic volumes along this road. These shared lane allow for incorporating parking and wider sidewalks along the road. Also, The expanded roadway footprint associated with these on-street bike lanes will require additional maintenance costs in the future when resurfacing the roadways. 12 III. Impact Analysis ` Lovejoy Street Alternative  N Henry Blvd: Modifications to the existing lane configuration on the bridge over the Norfolk Southern Railroad were evaluated as an alternative to the pedestrian bridge. Modifications include removal of the left turn lanes on N Henry Blvd in order to construct barrier separated sidewalks along the north side of the roadway. Input received from public involvement show strong support for a pedestrian bridge as a separate structure from the existing N Henry Blvd overpass, with City of Stockbridge architectural branding. OTHER PROJECTS IN IMMEDIATE VICINITY OF PROJECT  The City of Stockbridge is planning an Alley project, which will connect MLK Senior Heritage Trail to Burke Street.  A new development is proposed on E Atlanta Road across from City Hall.  The City has plans to relocate overhead utilities on Burke Street to underground.  A cultural art center is planned on the West side of Burke Street.  A new Stem school is planned at the site of Stockbridge Elementary school.  The fire station at the corner of MLK Senior Heritage Trail and Love Street will be converted to a restaurant. III. Impact Analysis ` RAILROAD INVOLVEMENT The proposed Stockbridge Downtown Pedestrian and Bicycle Connectivity Study project is within the vicinity of existing Norfolk Southern railroad right of way. Two pedestrian crossings of Norfolk Southern Railroad. An at-grade crossing is proposed at Love Street. This crossing is expected to include ADA compliant at-grade crossing of Norfolk Southern Railroad with quad gates and concrete grade crossing system with flangeway fillers. The City of Stockbridge has expressed interest in potentially requesting establishment of a quiet zone for at grade crossings in the downtown area in the future. This would eliminate the requirement that trail horns be sounded where they approach public grade crossings. When implementing a quit zone, Norfolk Southern will require safety countermeasures to ensure the safety of the public and Norfolk Southern personnel. The proposed four-quadrant gate system is one of the safety countermeasures that would be required when and if the City requests a quiet zone here. Having these improvements already in place can be a tool to expedite this request. A pedestrian bridge is proposed adjacent to US 23. This bridge will be required to span the two existing tracks, along with two additional future tracks. Due to the existing configuration parallel to M.L.K. Senior Heritage Trail and Ward Street, the proposed bridge would also fully span these roads. Norfolk Southern will require that the City of Stockbridge be responsible for costs associated with preliminary engineering, construction engineering, and flagging services during construction. It is expected that a Right-of-Entry will be executed between Norfolk Southern and the City of Stockbridge in order to enable the City and their Contractor to enter the railroad right-of-way for construction, operations, and maintenance of these improvements. INTER-JURISDICTIONAL COORDINATION NEEDS The proposed pedestrian improvements project is 100 percent located in the City of Stockbridge in Henry County. Other than the City of Stockbridge, there is no other municipal involvement required as part of the project. Other agencies that may be involved during the permitting, design and funding process include the following: • • • • • • Georgia Department of Transportation Atlanta Regional Commission State Historic Preservation Office Department of Natural Resources Georgia Environmental Protection Division Norfolk Southern Railroad ENVIRONMENTAL CONCERNS Concurrent with the concept design phase, the Environmental phase of the project will begin. Early identification of environmentally sensitive areas will allow for either avoidance or minimization of environmental impacts, and streamline the project development process. The documentation for the project is anticipated to require a 13 III. Impact Analysis ` Categorical Exclusion. The environmental analysis for these projects will consider the natural, physical, and social impacts of various alternatives, including the “No Build” alternative. Both direct and indirect impacts will be considered. Screening level environmental analysis show that Potential community resources along the corridor include the Merle Manders Conference Center, Cochran Public Library, and Clark Community Park. Impacts to these resources are not anticipated. Due to the project type, no disproportionally adverse effects to Environmental Justice communities are anticipated. In the project area there was found to be no effects to streams and wetlands. No eligible archaeological resources were identified within the project’s area of potential effect. The segment of Norfolk Southern rail is an NRHP-eligible historical resource. An NPDES permit is anticipated due to ground disturbance greater than 1.0 acre. No Section 404 or Stream Buffer Variance are anticipated for this project. LEVEL OF ENVIRONMENTAL ANALYSIS In order to secure federal funding for this project, additional steps must be taken: • Environmental resource “special” studies must be completed and sent to GDOT for review. After approval, studies would be sent to the Federal Highway Administration (FHWA). ◦ Air/Noise report ◦ Ecology: Survey, ecology resource survey report, ecology assessment of effects ◦ Archaeology: Survey, Phase I Report/Archaeology Short Report ◦ History: Survey, historical resource survey reports, cultural resources assessment of effects ◦ Prepare Categorical Exclusion following the completion and approval of the special studies. STORMWATER MANAGEMENT AND GREEN INFRASTRUCTURE The project is located within the Georgia Department of Transportation (GDOT) Municipal Separate Storm Sewer System (MS4) that is regulated by GADNR’s EPD through the MS4 NPDES permit GAR041000. Postconstruction stormwater management practices and structures will be required to reduce, treat, or minimize stormwater pollution from stabilized, developed areas. Due to the nature of the project area, which is linear in nature and in a fully developed area, many traditional best management practices (BMP) such as stormwater ponds, enhanced grass channels, and filter strips will not be feasible to implement. Innovative stormwater management alternatives have been evaluated in lieu of traditional MPBs. For urban environments such as this, proprietary tree well systems that capture stormwater runoff, and filter it through specially designed filter media and tree root system, which aids in stormwater management reduction and pollutant removal. With street trees and pipe drainage systems already proposed in the project, these tree well systems can easily be incorporated into the streetscape and drainage design to provide green infrastructure and minimize environmental impacts associated with the project. Figures 3 and 4 below for examples and schematics of these products. 14 III. Impact Analysis ` Figure 3: Example of stormwater tree well Figure 4: Schematic of tree well configuration 15 III. Impact Analysis ` UTILITY INVOLVEMENTS OR IMPACTS The majority of the proposed improvements will be constructed within existing rights of way and efforts will be maintained to minimize impacts to existing utility facilities. • • • • • Gas: AGL Power: Georgia Power, Snapping Shoals EMC Water: Clayton County Water Authority, City of Stockbridge Communications: AT&T, Charter Communication, Comcast, Verizon Business, Zayo Fiber Sewer: City of Stockbridge SHORT SUMMARY ON THE FEASIBILITY OF OBTAINING ANY RIGHT-OF-WAY As part of the development of this project and through past communications with residents, stakeholders and elected officials, it is anticipated that the proposed pedestrian improvements along the corridor will have a positive impact to the City. Although there will be both minor property acquisition as well as utility relocation requirements, the positive aspects of improving the pedestrian connectivity within the City of Stockbridge will result in not only an improved vehicular and pedestrian environment but a better downtown community. 16 III. Impact Analysis ` PLAN ENLARGEMENTS AND TYPICAL SECTIONS The graphics on the following pages help to illustrate the improvements from the preferred alternative. 17 III. Impact Analysis 18 ` BURKE STREET The existing two-lane roadway, with minimal and non-ADA compliant sidewalks will be reconstructed with new pedestrian streetscape enhancements on the east side, including wide concrete sidewalks with brick paver inlays, pedestrian lighting, street trees and landscaping, new curb & gutter and associated storm drainage improvements. Back in angle parking is also proposed along the east side of Burke Street. Bike accommodations include a new 12’ wide asphalt multi-use path, along with a brick paver strip, street trees, lighting, and new curb & gutter. Driveway openings will be reconfigured where feasible to limit the number and length of pedestrian crossings. A mid-block crossing, with a rapid flashing pedestrian beacon (RRFB), is proposed just south of Lovejoy Street. PLAN ENLARGEMENT III. Impact Analysis ` EXISTING CONDITIONS PROPOSED CONDITIONS 19 III. Impact III. Analysis ` LOVEJOY STREET The existing two lane roadway with no pedestrian or bicycle accommodations will be reconstructed in the style of recent improvements implemented just to the south on M.L.K. Senior Heritage Trail. This includes curb & gutter, a meandering concrete sidewalk with landscape areas incorporated throughout, pedestrian lighting, and on-street parallel parking along with west side of the roadway. 20 III. Impact Analysis ` EXISTING CONDITIONS PROPOSED CONDITIONS 21 III. Impact Analysis 22 ` LOVE STREET The existing two lane roadway includes an at grade crossing of Norfolk Southern Railroad, with no pedestrian accommodations. New sidewalk connectivity is proposed to connect the downtown area of Burkes Street, MLK Sr. Heritage Trail, and Lovejoy Street to existing sidewalks along E Atlanta Road and the City of Stockbridge campus of City Hall and their Amphitheatre. An ADA compliant concrete grade crossing, along with quad gates at the Norfolk Southern Railroad are proposed. A mid-block crossing across E Atlanta Road, with a high-intensity activated crosswalk (HAWK) signal, is proposed to provide a pedestrian connection from the downtown area to City Hall and the Stockbridge Amphitheatre. III. Impact Analysis ` EXISTING CONDITIONS EXAMPLE OF CONC. GRADE CROSSING W/ QUAD GATES 23 III. Impact Analysis ` NORTH HENRY BOULEVARD The existing n Henry Blvd overpass over Norfolk Southern railroad includes two travel lanes in each direction, a center left turn lane, a 5 foot wide sidewalk along the south side, and a paved shoulder with no pedestrian accommodations along the north side. There is currently no pedestrian connectivity from Burke Street and the downtown area to the pedestrian facilities along the south side of the overpass. In order to improve pedestrian connectivity, a stand along pedestrian bridge structure is proposed parallel to the north side of the existing overpass. This will provide a grade-separated connection from Burke Street, Jim Clark Drive, MLK Sr. Heritage Trail, and the downtown area to the existing plaza at E Atlanta Road, Stockbridge City Hall, and the Amphitheatre. EXISTING CONDITIONS PROPOSED CONDITIONS (from RSVP report) 24 IV. Detailed Project Costs 25 ` 999-5100 2 EA 12,000.00 SOLAR POWERED FLASHING ASSEMBLY 24,000.00 647-1000 1 LS 150,000.00 TRAFFIC SIGNAL INSTALLATION - PEDESTRIAN HYBRID BEACON 150,000.00 ROADWAY SUBTOTAL= $5,262,180.54 CONTINGENCY (15%)= $828,793.44 ROADWAY SUBTOTAL= $5,262,180.54 CEI (5%)=$828,793.44 $263,109.03 CONTINGENCY (15%)= LIQUID AC ADJUSTMENT= $15,783.88 CEI (5%)= $263,109.03 CONSTRUCTION TOTAL= $6,369,866.89 LIQUID AC ADJUSTMENT= $15,783.88 CONSTRUCTION TOTAL= $6,369,866.89 City of Stockbridge Purchasing Division City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, GA 30281 ADDENDUM NO. 1 SOLICITATION NO.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0010 SOLICITATION TITLE: CITY OF STOCKBRIDGE CONSULTANT SERVICES FOR THE UPDATE OF THE UNIFIED DEVELOPMENT CODE ATTENTION ALL POTENTIAL BIDDERS: X MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS. This addendum forms part of the contract documents and modifies the original bidding. Documents 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. TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES AND CLARIFICATIONS: Words in strikethrough type are deletions from existing text. Words in bold, underline type are additions to the existing text. 1. Proposal Due Date has not changed. The Proposal Due Date is Thursday, November 6, 2025, 3:00 PM EST. 2. The deadline for questions has not changed. The deadline for questions is Friday, October 17, 2025, 3:00 PM EST. CLARIFICATIONS / MODIFICATIONS / QUESTIONS AND ANSWERS Q1. Design Charrette - Is there a certain area that the City already has in mind for the Design Charrette? A1. The city does not have a particular place in mind. City Hall is a likely location for the meeting. Request For Proposal (RFP) No. 2025-0010 – City of Stockbridge Consulting Services for the Update of the UDC, 10/22/2025 Addendum No. 1 – Page 1 of 2 Q2. Consultant Budget - Could you please share the total consultant budget anticipated for this project? A2. The City of Stockbridge does not have a specified budget allocated for this project at this time. However, it is important to note that the scope of work is limited to an update and reorganization of the existing Unified Development Code (UDC). This effort is intended to enhance clarity, usability, and consistency within the current code framework, rather than fully rewrite. Proposers are encouraged to submit a cost proposal that reflects the scope as described, focusing on efficiency and value in delivering a streamlined and modernized UDC. Q3. Cover/Transmittal Letter - Is the form on page 2 of the RFP document the same item as the Cover/Transmittal Letter that is referred to on page 38, or are there two “letters” required from the respondent, plus an executive summary? A3. The Request For Proposal Letter (page 2), the Cover/Transmittal Letter (#1, page 38), are two (2) separate documents, in addition to the Executive Summary (#2, page 38). Each is required. Q4. Bid Bonds - Bid bonds are not typically associated with planning (professional services) projects. Could you please clarify which exhibits associated with this RFP must be completed and uploaded as part of the respondent’s submittal. A4. Bid Bond: This is the most common bond required with an RFP. It's a guarantee that you will accept the contract and provide the other required bonds if you win the bid. Purpose: To ensure the bid is serious and to protect the client from having to re-bid the project if the winning bidder backs out. Amount: Usually a percentage of the bid price, often 5% to 10%. • • Q5. Project Schedule - The RFP states the schedule is January 2026 to Spring 2026. Can you confirm that the project schedule is only five months? A5. Yes. The City is seeking a 5-month schedule. This is indicative that the city is seeking an update and re-organization, not a major update or full re-write. Q6. Map Updates in Scope - Are any tasks associated with updating district maps or zoning maps included as part of the consultant’s scope for this project? A6. No maps are required as a part of the consultant's scope. Q7. Pre-Proposal Materials – Are there materials available from the Pre-Proposal Conference that can be downloaded? A7. No. End of Addendum No. 1 Request For Proposal (RFP) No. 2025-0010 – City of Stockbridge Consulting Services for the Update of the UDC, 10/22/2025 Addendum No. 1 – Page 2 of 2 City of Stockbridge Purchasing Division City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, GA 30281 ADDENDUM No. 2 Solicitation No.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0010 Solicitation Title: CITY OF STOCKBRIDGE CONSULTANT SERVICES FOR THE UPDATE OF THE UNIFIED DEVELOPMENT CODE 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. TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES AND CLARIFICATIONS: Words in strikethrough type are deletions from existing text. Words in bold, underline type are additions to the existing text. 1. Proposal Due Date has changed. The Proposal Due Date is Thursday, November 6, 2025, 3:00 PM EST Wednesday, November 26, 2025, 3:00 PM EST. 2. The deadline for questions has not changed. The deadline for questions is Friday, October 17, 2025, 3:00 PM EST. End of Addendum No. 2 Request For Proposal (RFP) No. 2025-0010 – City of Stockbridge Consulting Services for the Update of the UDC, 11/12/2025 Addendum No. 2 December 15, 2025 Ryan Anderson, MPPA Community Development Director City of Stockbridge 4602 N. Henry Blvd. Stockbridge, GA 30281 VIA EMAIL RE: City of Stockbridge Code Update Services Proposal Dear Mr. Anderson, CPL Architecture, Engineering, and Planning is pleased to offer this proposal for a comprehensive update to City of Stockbridge’s Unified Development Code. Scope of Work CPL will perform the scope of work identified by the following Tasks: 1. Research and Analysis: • Conduct a comprehensive review of the existing ordinances, identifying strengths, weaknesses, and areas for improvement. • Analyze demographic trends, land use patterns, prior zoning decisions, and development needs to inform zoning updates. • Evaluate best practices and zoning models from comparable jurisdictions to incorporate into the ordinance. • Develop a brief memo to summarize policy priorities and outline recommendations to carry into the drafting phase. 2. Public Engagement: • Convene a stakeholder committee of up to seven members. Host in-person stakeholder meetings to get detailed feedback on project progress. • Conduct community walking tour with Project Management Team (PMT) and other relevant stakeholders. • Host virtual one-on-one sessions with elected officials, department heads, and other key stakeholders, either to gather initial input or walk through the proposed draft document. • Host community open houses to gather feedback on draft content and present the final recommendations. 3. Ordinance Development: • Draft updated zoning regulations based on research findings, staff input, and best practices. • Ensure consistency with the City’s Comprehensive Plan and other planning documents. • Develop accompanying graphics, charts, and illustrations. Stockbridge Code Update Services Proposal December 15, 2025 Page 2 of 3 • Incorporate feedback and make necessary adjustments to the text amendment document. 4. Public Hearings and Adoption Process: • Coordinate with City officials to schedule public hearings and review sessions for ordinance review. • Present draft zoning updates to the public and stakeholders for feedback and revisions. • Provide support during the adoption process, including drafting resolutions, ordinance language, making presentations, and other necessary documentation. • Attend and present at up to one adoption meeting before the Planning Commission and one before the Mayor and City Council. Timeline: The proposed timeline for completion of this scope of work is 5-7 months for Tasks 1-3, followed by an undetermined duration that aligns with the City’s adoption process and legal deadlines. Conditions and Assumptions: • • • • • • • • • • • • Up to six virtual project management team (PMT) meetings. Up to five virtual one-on-one sessions. Up to three in-person stakeholder meetings. Up to one community walking tour. Up to one in-person community open house. Up to one Planning Commission meeting attendance. Up to one Mayor and City Council meeting attendance. Client provides all necessary background materials at project start and consolidates comments into a single markup per draft. Deliverables provided in PDF format; editable files available at closeout upon request. Up to two consolidated revision rounds for the policy memo and the draft update. Schedule assumes timely client review (10–15 business days per draft). Additional meetings, revisions, site visits, or revision rounds billed as additional services. Fee Proposal CPL will perform the above-referenced scope of work as follows: Task 1 – Research and Analysis Task 2 – Public Engagement Task 3 – Ordinance Development Task 4 – Public Hearings and Adoption Process Total $13,750 $24,000 $56,290 $4,215 $98,255 Direct expenses will be billed at cost plus 15%. Direct expenses include, but are not limited to, reproduction cost, courier service, mileage, telephone/fax cost, etc. Additional services may be charged as indicated in the hourly rates table listed in Appendix “B.” Stockbridge Code Update Services Proposal December 15, 2025 Page 3 of 4 Terms and Conditions This agreement shall be administered in accordance with the Terms and Conditions listed in Appendix "A.” This document, together with the exhibits and/or appendices identified herein, constitutes the entire understanding between City of Stockbridge and CPL with respect to the work to be performed by CPL for the benefit of City of Stockbridge and may only be modified in writing signed by both parties. Please sign and return the enclosed copy of this letter if this document satisfactorily sets forth the understanding of the arrangement between City of Stockbridge and CPL. Receipt of the signed agreement will serve as our notice to proceed. This Contract will be open for acceptance for sixty days from the date of this letter. We look forward to working with you on this project. Sincerely, CPL ARCHITECTURE ENGINEERING & PLANNING Rebecca Keefer, AICP Principal cc: file Approved By: ____________________________________________________________________ Print Name Signature: __________________________________ Date: _____________________________ Invoice Instructions: Add the following project identifier or Purchase Order No. __________________________ Send our Invoice to the following email address: ___________________________________ Reference the following physical address: _________________________________________ _______________________________________________________ _______________________________________________________ Stockbridge Code Update Services Proposal December 15, 2025 Page 4 of 5 APPENDIX "A" TERMS AND CONDITIONS 1. CPL Architecture, Engineering, and Planning (hereinafter CPL) shall perform the services defined in this Letter Agreement and Client agrees to pay CPL for said services as set forth in the agreement. In providing services under this Agreement, CPL shall perform in a manner consistent with and limited to that degree of care and skill ordinarily exercised by members of the same profession currently practicing under similar circumstances at the same time and in the same or similar locality. CPL makes no warranty, express or implied, as to its professional services rendered under this Agreement. Accordingly, the Client should prepare and plan for clarifications and modifications, which may impact both the cost and schedule of the Project. 2. All documents including Drawings and Specifications prepared by CPL are instruments of service in respect to the Project. They are not intended or represented to be suitable for reuse by Client or others on extensions of the Project or on any other project. Any reuse without written verification or adaptation by CPL for the specific purpose intended will be at Clients sole risk and without liability or legal exposure to CPL; and Client shall indemnify and hold harmless CPL from all claims, damages, losses, and expenses including attorneys' fees arising out of or resulting therefrom. Any such verification or adaptation will entitle CPL to further compensation at rates to be agreed upon by Client and CPL. 3. Client agrees to additionally compensate CPL for services resulting from significant changes in general scope of Project, for revising previously accepted reports, studies, design documents, or Contract Documents, or for delays caused by others rather than CPL. 4. The lump sum prices and hourly rates outlined in this contract are subject to an automatic annual increase of up to 5 percent. This adjustment will take effect at the beginning of the calendar year. 5. Construction cost estimates prepared by CPL represents CPL's best judgment as professionals familiar with the construction industry. It is recognized, however, that CPL has no control over cost of labor, materials, or equipment, over contractors' methods of determining bid prices, or over competitive bidding or market conditions. CPL cannot and does not guarantee that proposals, bids, or actual construction costs will not vary from cost estimates prepared by CPL. 6. If requested by Client or if required by the scope of services of the Agreement, CPL shall visit the site at intervals appropriate to the stage of construction to become generally familiar with the progress and quality of the work and to determine in general if the work is proceeding in accordance with the Contract Documents. However, CPL shall not be required to make exhaustive or continuous on-site inspections to check the quality or quantity of the work. CPL shall not have control or charge of and shall not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the Work, for the acts or omissions of the contractor, subcontractors, or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the Contract Documents. 7. Surveying will be provided as stated in the Agreement. Surveying provided on an hourly basis will be charged with a 4-hour minimum at the hourly rates in effect at the time the service is performed. Replacement of survey markers resulting from contractor disturbance or vandalism will be accomplished on an hourly basis. 8. The cost of permits, fees, toll telephone calls, courier service, reproduction of reports, Drawings, and Specifications, transportation in connection with the Project, and other out of pocket expenses will be reimbursed to CPL by Client at cost plus 15%. 9. CPL shall submit monthly statements for services rendered and for reimbursable expenses incurred. Statements will be based upon CPL's time of billing. Payment is due upon receipt of CPL's Statement. If Client fails to make any payment due CPL for services and expenses within 30 days after the date of CPL's statement therefore, the amounts due CPL shall include a charge at the rate of 1.5% per month (18% per annum), or portion thereof, from said 30th day, and, in addition, CPL may, after giving 7 days' written notice to Client, suspend services under this Agreement until CPL has been paid in full all amounts due CPL are collected through an attorney or collection agency, Client shall pay all fees and costs of collection. 10. This Agreement may be terminated by either party upon 7 days' written notice should the other party fail substantially to perform in accordance with its terms through no fault to the party initiating termination, or in the event Project is cancelled. In the event of termination, CPL shall be paid the compensation plus Reimbursable Expenses due for services performed to termination date. 11. This Agreement shall be governed by the laws of the State Georgia. In recognition of the relative risks and benefits of the Project to both the Client and the Consultant, the risks have been allocated such that the Client agrees, to the fullest extent permitted by law, to limit the liability of the Consultant and Consultant's officers, directors, partners, employees, shareholders, owners and subconsultants for any and all claims, losses, costs, damages of any nature whatsoever or claims expenses from any cause or causes, including attorneys' fees and costs and expert-witness fees and costs, so that the total aggregate liability of the Consultant and Consultant's officers, directors, partners, employees, shareholders, owners and subconsultants shall not exceed $50,000 or the Consultant's total fee for services rendered on this Project, whichever is greater. It is intended that this limitation apply to any and all liability or cause of action, including without limitation active and passive negligence, however alleged or arising, unless otherwise prohibited by law. In no event shall the Consultant’s liability exceed the amount of available insurance proceeds. In the event the Client does not wish to limit the Consultant's professional liability, the Consultant agrees to waive this limitation upon written notice from the Client and agreement of the Client to Stockbridge Code Update Services Proposal December 15, 2025 Page 5 of 6 pay 25% of the Consultant's total fee within five (5) calendar days after this agreement is fully executed. This additional fee is in consideration of the greater risk involved in performing work for which there is no limitation of liability. 12. The services to be performed by CPL under this Agreement are intended solely for the benefit of the Client. Nothing contained herein shall confer any rights upon or create any duties on the part of CPL toward any persons not a party to this Agreement including, but not limited to, any contractor, subcontractor, supplier, or the agents, officers, employees, insurers, or sureties of any of them. 13. Client and CPL each binds himself and his partners, successors, executors, administrators, and assigns to the other party to this Agreement and to the partners, successors, executors, administrators, and assigns of such other party, in respect to all covenants of this Agreement. Neither Client nor CPL shall assign, sublet, or transfer his interest in this Agreement without the written consent of the other; however, CPL may employ others to assist in the carrying out of duties under this Agreement. 14. In the event the Client, the Client's contractors or subcontractors, or anyone for whom the Client is legally liable makes or permits to be made any changes to any reports, plans, specifications or other construction documents, including electronic files, prepared by CPL without obtaining CPL's prior written consent, the Client shall assume full responsibility for the results of such changes. Therefore, the Client agrees to waive any claim against CPL and to release CPL from any liability arising directly or indirectly from such changes. In addition, the Client agrees, to the fullest extent permitted by law, to indemnify and hold harmless CPL from any damages, liabilities or costs, including reasonable attorneys' fees and costs of defense, arising from such changes. The Client also agrees to include in any contracts for construction appropriate language that prohibits the Contractor or any subcontractors of any tier from making any changes or modifications to CPL's construction documents, including electronic files, without the prior written approval of CPL and that further requires the Contractor to indemnify both CPL and the Client from any liability or cost arising from such changes made without such proper authorization. Stockbridge Code Update Services Proposal December 15, 2025 Page 6 of 6 APPENDIX “B” 2026 CPL HOURLY RATES BILLING ROLE BILLING RATE Principal-in-charge $305 Project Manager $205 Principal Engineer/Architect/Planner $195 Senior Engineer/Architect/Planner $175 Project Engineer/Architect/Planner $155 Junior Engineer/Architect/Planner $135 Building Plans Examiner $175 Building Official $175 Building Inspector $155 Soil and Erosion Control Supervisor $155 Soil and Erosion Control Inspector $145 Arborist $130 Clerical/Administrative $115 Auto Mileage IRS Rate + 15% Miscellaneous Cost + 15% From: To: Cc: Subject: Date: Jeremy T. Berry Wanda Cooley; Ryan Anderson; Veronica Green Frank Milazi; Wanda Thomas; Quinton Washington; Megan McCulloch RE: RFP No. 2025-0010 - City of Stockbridge Consultant Services for the Update of the Unified Development Code (UDC) project is pending your review before evaluators can begin scoring Monday, December 1, 2025 11:08:51 AM Caution: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Good morning. If no one has responded to this RFP, the City can cancel the RFP if the City wants. The City can then contract directly with an entity as an exception to the purchasing requirements for professional services. Thanks. Jeremy Berry | Partner CHILIVIS GRUBMAN 1834 Independence Square | Atlanta, Georgia 30338 Main: 404.233.4171 | Direct: 404.262.6507 | Cell: 404.798.6961| E: jberry@cglawfirm.com From: Wanda Cooley <WCooley@stockbridgega.org> Sent: Monday, December 1, 2025 9:58 AM To: Ryan Anderson <randerson@stockbridgega.org>; Veronica Green <vgreen@stockbridgega.org> Cc: Jeremy T. Berry <JBerry@cglawfirm.com>; Frank Milazi <fmilazi@stockbridgega.org>; Wanda Thomas <wthomas@stockbridgega.org> Subject: FW: RFP No. 2025-0010 - City of Stockbridge Consultant Services for the Update of the Unified Development Code (UDC) project is pending your review before evaluators can begin scoring Importance: High Good morning, Mr. Anderson and Ms. Green. I trust your holiday was enjoyable with family and friends. -----------------------------------------------------------------------------This email is forwarded to you as a reminder to date, there “still” are no responses to this solicitation. I have prepared the attached statement to post in the Bonfire Portal as well as the Georgia Procurement Registry by 3:00 PM today, that is, if you have no objections. Attorney Berry is included in this thread if he has legal advice regarding it. Please advise before 3:00 PM today. Thanks. Wanda J. Cooley, Contract Specialist Department of Finance – Procurement Division 4640 North Henry Boulevard Stockbridge, GA 30281 Office: (770) 389-7900, Ext 176 Web: stockbridgega.org          “Wisdom is the principal thing; therefore get wisdom: and with all thy getting, get understanding.” Georgia has a very broad Public Records Law. All written communications prepared and maintained or received in the course of official business by the City of Stockbridge are open records available to the public and news media upon request unless otherwise exempted by law (Ga. Statute 50-18-70). From: Bonfire No-Reply <No-Reply@GoBonfire.com> Sent: Sunday, November 30, 2025 7:52 AM To: Wanda Cooley <WCooley@stockbridgega.org> Subject: RFP No. 2025-0010 - City of Stockbridge Consultant Services for the Update of the Unified Development Code (UDC) project is pending your review before evaluators can begin scoring Caution: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. RFP No. 2025-0010 - City of Stockbridge Consultant Services for the Update of the Unified Development Code (UDC) project is pending your review before evaluators can begin scoring Reviewers will be notified once you release the project for viewing/scoring Manage the project » Have a question or need help using Euna Procurement? Email us at support.bonfire@eunasolutions.com. NOTIFICATION OF SOLICITATION CANCELLATION Date: Wednesday, December 10, 2025 From: City of Stockbridge Procurement Division Subject: Rejection of All Proposals – Request for Proposals (RFP) No. 2025-0010 Thank you for considering the response to Request For Proposals (RFP) No. 2025-0010, City of Stockbridge Consulting Services for the Update of the Unified Development Code (UDC). Please note: Request for Proposals (RFP) NO. 2025-0010 City of Stockbridge Consulting Services for the Update of the Unified Development Code (UDC), Posted September 29, 2025, with a closing date of November 26, 2025, has been canceled by the City of Stockbridge, as it is in the city's best interest. In the future, if we plan to rebid the above-referenced project, all bids will be available on the City’s website at https://cityofstockbridge-ga.bonfirehub.com/portal/?tab=openOpportunities. and the Georgia Procurement Registry https://ssl.doas.state.ga.us/gpr/index. Again, thank you for your interest in doing business with the City of Stockbridge. Sincerely, Wanda J. Cooley, Contract Specialist ec: Community Development Department Department of Finance, Procurement Division Procurement Division 4640 North Henry Boulevard Stockbridge, Georgia 30281 | 770.389.7900 Unified Development Code Update Contract Approval Request Ryan Anderson, MPPA, CPM Director, Community Development Stockbridge City Council Meeting February 9, 2026 Background • The Unified Development Code (UDC) requires modernization to ensure alignment with the City’s evolving development patterns. • The last major UDC update was completed in 2022. Since that time, the City of Stockbridge has continued to experience significant long‑term population growth. • This sustained growth has placed increasing demands on land use regulations, transportation networks, housing capacity, and public infrastructure, necessitating a modernized regulatory framework that reflects the City’s current and projected development conditions. • The original RFP solicitation did not receive any proposals, and Community Development was subsequently advised to proceed with direct negotiation with a qualified contractor. Procurement Process Advertised September 29, 2025 Extended Deadline to November 20, 2025 Cancellation Date December 10, 2025 Sep. 29 2025 Nov. 20 2025 Dec.10 2025 Nov. 6 2025 Expected Close Date November 6, 2025 Dec.1 2025 Legal guidance to direct negotiate Dec. 15 2025 Complete contract negotiation with CPL Procurement Process Proposed Contract Selected Contractor Vendor: CPL Architects, Engineers & Landscape Architect, D.P.C. (P.C.) Contract Amount: Not to Exceed $98,255 Why CPL? • Industry‑recognized expertise in UDC modernization and municipal zoning updates • Multidisciplinary team providing planning, engineering, and urban design integration • Demonstrated history of high‑quality, technically sound ordinance drafting • Clear understanding of Stockbridge’s regulatory needs and growth pressures • Ability to deliver on schedule and within budget • Methodology emphasizes data‑driven analysis, best‑practice zoning, and stakeholder engagement • Project Initiation & Assessment • Review existing UDC, zoning map, development procedures, and related plans • Identify conflicts, inconsistencies, and outdated provisions • Conduct kickoff meetings with staff and key stakeholders • Research & Best‑Practice Analysis • Evaluate contemporary zoning practices and regulatory trends • Benchmark peer and aspirational cities for alignment with modern standards • Examine legal, procedural, and policy considerations affecting ordinance structure UDC Update Scope of Services • Public & Stakeholder Engagement • Facilitate public meetings, stakeholder interviews, and targeted workshops • Gather community, development industry, and departmental input • Summarize key themes to inform ordinance revisions • Drafting of Updated UDC • Prepare a reorganized, modernized UDC with clear, enforceable language • Update zoning districts, use standards, design requirements, and development procedures • Produce graphics, tables, and illustrations to improve usability and clarity • Review & Revision Process • Conduct iterative review cycles with staff, legal counsel, and leadership • Incorporate feedback from the Planning Commission and City Council • Ensure compliance with state law and alignment with adopted plans • Adoption Support • Prepare final adoption‑ready documents • Present updates at public hearings and work sessions • Provide implementation guidance, training, and transition support for staff Cost Breakdown • Research: $13,750 • Public Engagement: $24,000 • Ordinance Development: $56,290 • Adoption Support: $4,215 • Total: $98,255 Request Council Approval of a Contract to Update the Unified Development Code • The Community Development Department respectfully requests that the Mayor and City Council approve and authorize the execution of a contract to update the City of Stockbridge’s Unified Development Code (UDC). • This authorization will enable the City to proceed with a comprehensive modernization of the UDC to ensure that the development regulations remain aligned with current growth trends, best‑practice zoning standards, and the City’s long‑term planning objectives. • Approval of this item will grant the Mayor, or designee, the authority to execute all necessary documents for the UDC Update project in an amount not to exceed the negotiated contract total of $98,255. THANK YOU. RYAN ANDERSON, MPPA, CPM Director, Community Development Randerson@stockbridgega.org CONTRACT BY AND BETWEEN CPL ARCHITECTS, ENGINEERS AND LANDSCAPE ARCHITECT, D.P.C. (P.C.) AND THE CITY OF STOCKBRIDGE, GEORGIA This CONTRACT made and entered into this______ day of February, 2026 by and between the City of Stockbridge, Georgia, (the “City”), and CPL Architects, Engineers and Landscape Architect, D.P.C. (P.C.)., 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: The services to be performed under this Contract shall commence on the date hereof. The initial terms of this Contract shall be through December 31, 2026. This Contract shall terminate absolutely and without further obligation on the part of the City on December 31, 2064, 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. This Contract may be renewed for one (1) additional twelve-month term, upon the same terms and conditions, as provided for in this Contract, unless terminated by the City, by notice to service provider or termination and non-renewal by December 31 of the Contract year. The Contract shall also terminate when the City determines that Contractor has met the needs of the City as stated in the December 15, 2025 Proposal from Contractor to the City. 2. ATTACHMENTS: The following documents are attached and are specifically incorporated herein by reference; and, along with this Contract and the December 15, 2025 Proposal from CPL/Contractor attached as Exhibit A encompass all of the Contract documents. 3. PERFORMANCE: Service Provider agrees to furnish all skill and labor of every description necessary to carry out perform, perform the services in accordance with the Contract Documents/Proposal (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, Service Provider guarantees that the maximum price for materials, labor and expenses, shall be the amount reflected in Cost Proposal. 5. INDEMNIFICATION AND HOLD HARMLESS: The Service Provider agrees to indemnify the City (including elected officials and employees) and hold the City harmless from and against any and all claims, liabilities, damages, losses, costs or expenses, including, without limitation, reasonable attorney’s fees arising out of or related to: (a) a breach of the contract by Service Provider or (b) the performance of this Contract, whether by Service Provider, a subcontractor, or anyone directly or indirectly employed by them or anyone for whose acts they may be liable, regardless of whether or not such claim, liability, damage, loss, cost or expense is caused by the gross negligence or willful misconduct of a party indemnified hereunder. Service Provider’s indemnification obligation shall not be limited by a limitation on amount or type of damages, compensation or benefits payable by or for Service Provider or subcontractor under any insurance required by the contract, including workers’ compensation acts, disability benefit acts, other employee benefit acts, or any other insurance. Service Provider shall not settle or compromise any indemnifiable claims hereunder without the prior written consent of the City. The City cannot and does not agree to indemnify, hold harmless, exonerate or assume the defense of Service Provider or any other person or entity whatsoever, for any purpose whatsoever. 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 provide 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 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. CONTRACTOR 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 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 and CONFLICT: The parties agree that the terms of this Contract included 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 the event of a conflict in language between this Contract and the foregoing Proposal documents incorporated herein, the provisions and requirements set forth in this main contract document shall control. SIGNATURES ON FOLLOWING PAGE IN WITNESS WHEREOF, the parties hereto, acting through their duly authorized agents, have caused this CONTRACT to be signed, sealed and delivered. CPL ARCHITECTS, ENGINEERS AND LANDSCAPE ARCHITECT, D.P.C. (P.C.) By:_______________________ CITY OF STOCKBRIDGE, GEORGIA By:_______________________ _ ATTEST: _______________________________ City Clerk APPROVED AS TO FORM: _______________________________ _ City Attorney STATE OF GEORGIA Henry County CITY OF STOCKBRIDGE RESOLUTION NO.____________ A RESOLUTION OF THE MAYOR AND COUNCIL OF THE CITY OF STOCKBRIDGE, GEORGIA, TO APPROVE AND AUTHORIZED THE MAYOR (OR DESIGNEE) TO EXECUTE A CONTRACT WITH CPL ARCHITECTS, ENGINEERS AND LANDSCAPE ARCHITECT, D.P.C. (P.C.) FOR PROFESSIONAL PLANNING SERVICES TO UPDATE THE CITY’S UNIFIED DEVELOPMENT CODE; TO PROVIDE FOR RELATED MATTERS; 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 being fiscally responsible concerning the use and expenditure of all public funds; and WHEREAS, the City requires professional planning and code-drafting services to update its Unified Development Code (UDC) in order to maintain consistency with state law, best practices, and the City’s long-term development objectives; WHEREAS, the City advertised the contract opportunity twice through its established Request for Proposals (RFP) process, but both solicitations resulted in no proposals; WHEREAS, following the lack of responses, the City’s procurement attorney recommended proceeding by direct negotiation with a qualified firm, noting that the low estimated cost likely contributed to limited vendor interest; WHEREAS, CPL Architects, Engineers and Landscape Architect, D.P.C. (P.C.) (CPL) previously completed the update to the Zoning Procedures Law portion of the UDC in 2024 and is therefore well-qualified and familiar with the City’s regulatory framework; WHEREAS, a proposed contract between the City of Stockbridge, Georgia and CPL for UDC update services has been prepared and presented to the Mayor and Council for consideration (the Contract); NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE CITY OF STOCKBRIDGE, GEORGIA, AS FOLLOWS: SECTION 1. APPROVAL OF CONTRACT. The Mayor and Council hereby approve the Contract with CPL in substantially the form attached hereto as Exhibit A and incorporated herein by reference, for professional services to update the City’s Unified Development Code, for a not-to-exceed amount of $98,255, subject to budgeted appropriation and in accordance with the terms of the Contract. SECTION 2. AUTHORIZATION TO EXECUTE. The Mayor (or the City Manager as designee) is authorized to execute the Contract and any related documents necessary to effectuate this Resolution, including minor, non-substantive changes approved by the City Attorney, and the City Clerk is authorized to attest the same. SECTION 3. PROCUREMENT FINDING. The Mayor and Council hereby find that, after two unsuccessful RFP advertisements and upon the recommendation of the City’s procurement attorney, direct negotiation with CPL is in the best interest of the City and consistent with applicable procurement practices. SECTION 2. SEVERABILITY. If any part of this resolution is adjudged invalid, such judgment shall not affect the remainder of this resolution. SECTION 3. REPEAL OF CONFLICTING PROVISIONS. All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 4. CITY ATTORNEY'S AUTHORITY. Pursuant to the City's charter and with explicit consent of the City Counsel, 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 4. EFFECTIVE DATE This Resolution shall be effective immediately upon adoption. RESOLVED this ___ day of __________, 20__. CITY OF STOCKBRIDGE, GEORGIA ____________________________________ Jayden Williams, Mayor ATTEST: ____________________________________ (SEAL) Cassandra Lester, Interim City Clerk APPROVED AS TO FORM: ____________________________________ Quinton Washington, City Attorney REQUEST FOR PROPOSAL NO. 2025-0010 City of Stockbridge Consultant Services for the Update of the Unified Development Code Date Open: Monday, September 29, 2025, at 12:00 Noon Non-Mandatory Pre-Proposer’s Conference Tuesday, October 7, 2025, at 10:00 AM EST 4640 N. Henry Blvd, 1st Floor, Levi Conference Room Stockbridge, GA. 30281 PROPOSAL DUE DATE: Thursday, November 6, 2025, at 3:00 PM EST . Proposals shall only be accepted online through the Bonfire Portal at: https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details Any Proposal submitted in any other format (email, paper, fax, mail, etc.) will not be accepted. INSTRUCTIONS TO OFFERORS: 1. All communications regarding this solicitation must be with the Procurement Division, Attn: Wanda Cooley, wcooley@stockbridgega.org. 2. Questions or requests for clarification must be sent via Bonfire under Msg. Opportunity – https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details. Questions are due no later than Friday, October 17, 2025, at 3:00 p.m. EST. Questions received after this date and time may not be answered. 3. 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, and it is the Offeror’s responsibility to check the Bonfire portal for any addenda or other communications related to this solicitation. 4. The City of Stockbridge reserves the right to reject all bids and to waive technicalities and informalities, and to make an award in the best interest of the City of Stockbridge. 5. The City of Stockbridge is not responsible for any technical difficulties. It is highly recommended that all potential contractors submit their quotes before the due date of this solicitation. REQUEST FOR PROPOSAL LETTER RFP 2025-0010 - CONSULTANT SERVICES FOR THE UPDATE OF THE UNIFIED DEVELOPMENT CODE We propose to furnish and deliver all the deliverables and 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 with this bid. It is understood and agreed that this statement of Proposal and proposal constitutes an offer, which, when accepted in writing by the Purchasing 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 letter shall be valid and held open for a period of ninety (90) 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 Contract No. RFP 2025-0010 Consultant Services for the Update of the Unified Development Code This CONTRACT made and entered into this ____ day of ____________, 2025 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: The services to be performed under this Contract shall commence upon the date stated in the notice to proceed letter. The contract period for this contract is for the duration of the project. Upon the completion of the full scope of work, the contract shall terminate absolutely and without further obligation 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 twelve-month 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. 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: Exhibit A: General Conditions. Exhibit B: Specifications and Scope of Work Exhibit C: Request for Proposal Exhibit D: Bond Documents Exhibit E. Georgia Security and Immigration Compliance Affidavit. Exhibit F: Drug Free Workplace. Exhibit G: Purchasing Policy Addendum. Exhibit H: Affidavit Verifying Status for Public Benefit Application. Exhibit I: References Exhibit J. 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”). 3 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 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 providers for standard commercial supplies of raw materials. 4 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 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. 5 STOCKBRIDGE, GEORGIA By: _____________________________________ Anthony S. Ford Mayor, City of Stockbridge, Georgia ATTEST: _________________________________ Vanessa Holiday City Clerk APPROVED AS TO FORM: _____________________________________________ City Attorney SERVICE PROVIDER: Signature___________________________________ Date _________________ Print Name__________________________________ Print Title ___________________________________ ATTEST: ____________________________________________ Signature Date _________________ Print Name__________________________________ Print Title __________________________________ 6 EXHIBIT A GENERAL CONDITIONS 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 prove 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 Should the Service Provider engage employees who are illiterate in English, it will be the Service Provider’s responsibility and obligation to train such employees to be able to 7 EXHIBIT A GENERAL CONDITIONS identify and understand all signs and notices in and /or around the areas that relate to them or the services being performed by them pursuant to this Contract. In addition, the Service Provider will have someone in attendance at all times who can communicate instructions to said employees. 3.4 The Service Provider shall maintain a drug-free workplace within the meaning of the Georgia Drug-Free Workplace Act. No employee shall be hired by a Service Provider for work on the City’s premises prior to such employee having tested negative for drugs. In addition, existing employees having tested negative for drugs. In addition, existing employees of the Service Provider must be subject to drug testing by the Service Provider upon reasonable suspicion of drug use. Results of all such drug tests are to be retained by the Service Provider. Copies shall be provided to the City if requested. 3.5 The Service Provider shall transfer promptly from the City any employee or employees 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. 3.6 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. 3.7 A valid driver's license (Commercial Driver License, if applicable) will be required of all personnel operating motor vehicles or motorized equipment on roadways in or around the City. 3.8 While working on city property, all Service Provider’s employees shall wear neatappearing business casual attire or uniforms with the company name and/ or logo and footwear of a style that complies with all legal and safety requirements, including and without limitation, the requirements of OSHA. 3.9 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). 3.9.1 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 progress of the project. 3.9.2 The Supervisor shall be available, as reasonably required, to be on-site during necessary times. Such times shall be discussed between the 8 EXHIBIT A GENERAL CONDITIONS Supervisor and the City, but the final required times will be the City’s discretion. 3.9.3 3.10 If 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. The process by which the implementation partner 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 similar experience. The City reserves the right to accept or reject any proposed or replacement team member, with or without cause, at any time during the duration of the project. 4. TOOLS AND EQUIPMENT It shall be the sole responsibility of the Service Provider to provide for all tools, parts, and equipment necessary to perform work under this Contract. 5. PERFORMANCE REQUIREMENTS 5.1 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. 5.2 The Service Provider’s personnel shall perform work in compliance with all Federal, State, and City of Stockbridge regulations. 5.3 Dates for commencement and completion of work shall be coordinated with the City’s Authorized Representative (CAR). 5.4 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. 5.5 The Service Provider shall utilize maximum safety procedures. Tools and equipment will be in a good state of repair, safe to use, and used in the manner in which they were intended. The Service Provider is required to inform all workers and concerned persons of the Material Safety Data on all products being utilized on this project. No materials or equipment will be left unattended at any time. 9 EXHIBIT A GENERAL CONDITIONS 6. CONFIDENTIAL INFORMATION 6.1 In the course of performing the Contract work, the Service Provider may gain access to security-sensitive and other sensitive information of the City. 6.2 The Service Provider agrees to hold all City data and information in confidence and to make such information known only to its employees and subcontractors who have a legitimate need to know such information and only after advising such persons of the Service Provider’s non-disclosure obligations. 6.3 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. 6.4 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. 6.5 The provisions of this Section shall survive the expiration or earlier termination of the Contract. 7. USE OF PREMISES During the progress of the work specified herein, to the extent any work is performed on the City’s premises, the Service Provider shall keep the premises free from accumulation of waste materials, and other debris resulting from, work and about the premises as well as tools, equipment, machinery and surplus material, and leave the site clean and ready for occupancy by the City. 8. SAFETY AND PROTECTION The Service Provider shall be solely and completely responsible for initiating, maintaining, and supervising all safety precautions for the safety of, and shall provide the necessary protection to prevent damage, injury, or loss to all employees on the worksite and other persons, including, but not limited to, the general public who may be affected thereby. 9. COMPENSATION – INVOICE AND PAYMENT FOR SERVICES 9.1 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. 10 EXHIBIT A GENERAL CONDITIONS 9.2 The Service Provider shall invoice with such supporting documentation and other backup material as the City may reasonably require. The Service Provider shall provide the Proof of Payment indicating all subcontractors have paid, with each invoice. 9.3 The Service Provider shall deliver to the City approval and acceptance, and before being eligible for final payment of any amounts due, all documents and materials prepared by the Service Provider for the City under this Contract. 9.4 The City shall pay the undisputed amount of the Service Provider’s invoice, as it may be 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. 9.5 The Service Provider shall be obligated to pay promptly all proper charges and costs incurred by the Service Provider for labor and expenses incurred for the work performed hereunder. The City shall have the right, but not the obligation, to pay directly to third parties (including subcontractors) all past due amounts owed by the Service Provider to third parties for labor and materials used for the work hereunder, based on invoices submitted by such third party, and all such amounts paid by the City shall be applied toward, and shall reduce, amount owed to Service Provider hereunder. 9.6 The Service Provider shall submit all invoices with the purchase order number to: City of Stockbridge, GA, Accounts Payable, 4120 N. Henry Blvd, Stockbridge, GA. 30281. 9.7 The Service Provider will agree to comply with the City of Stockbridge’s Financial Policies and Purchasing Policy, to the extent applicable. 9.8 The Service Provider agrees that the compensation provided herein shall be a 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. 9.9 The Service Provider and City agree that in any event a provision of this Contract about the time of payment, the rate of payment, and any rates of interest differs from any provision of the Prompt Pay Act, such provision of the Prompt Pay Act is hereby waived and said Contract provision shall control. The City shall not be responsible for any interest penalty or for any late payment. 10. COMPLIANCE WITH LAWS AND REGULATIONS 10.1 The Service Provider shall perform its obligations and functions hereunder in compliance with the applicable laws of the United States, the State of Georgia, Henry County, the City of Stockbridge, any applicable rules, regulations, or directives of any agency thereof, and 11 EXHIBIT A GENERAL CONDITIONS the applicable regulations of the City. OSHA rules and regulations shall be followed at all times. The City shall have the right (but not the obligation) to contest or challenge by any means whatsoever any law, regulation, rule or directive which in any way affects or otherwise impacts upon the Service Provider’s performance of its obligations and functions hereunder; the Service Provider shall cooperate to the fullest extent and take whatever action (including becoming a party in any litigation) the City should reasonable request in connection with any such challenge or contest by the City. 10.2 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. 10.3 The Service Provider shall abide by all applicable state and federal regulations about wages and hours of 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. 11. 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. 12. INDEMNIFICATION AND INSURANCE 12.1 This section is omitted. 12.2 In addition to indemnification provisions stated above, if the City’s use of any service, software, firmware, programming, or other item 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 non-infringing replacement item having equal or greater functional capabilities as the infringing item. 12.3 To the extent allowed under Georgia law, the Service Provider shall indemnify and hold harmless the City, and the City's officers, directors, partners, agents, consultants, and employees from and against any and all claims, costs, losses, and damages (including but 12 EXHIBIT A GENERAL CONDITIONS not limited to all fees and charges of engineers, architects, attorneys, and other professionals, and all court, arbitration, or other dispute resolution costs) arising out of or relating to the Project, provided that any such claim, cost, loss, or damage is attributable to bodily injury, sickness, disease, or death, or to injury to or destruction of tangible property ( other than the Work itself), including the loss of use resulting therefrom, but only to the extent caused by any negligent act or omission of Service Provider or Service Provider's officers, directors, partners, employees, or Consultants. The Service Provider will notify the City in writing of any claim made or suit instituted against the Service Provider because of its activities in the performance of the Contract. 12.4 No recourse under or upon any obligation, covenant or agreement contained in this Contract, or any other agreement or document pertaining to the work or services of the Service Provider hereunder, as such may from time to time be altered or amended in accordance with the provisions hereof, or any judgment obtained against the City, or by the enforcement of any assessment or by any legal or equitable proceeding by virtue of any statute or otherwise, under or independent of this Contract, shall be had against any member (including without limitation members of the City’s Council, or members of the citizens advisory committees of each), any officer, employee or agent, as such, past, present, or future of the City, either directly or through the City or otherwise for any claim arising out of or in connection with this Contract or the work or services conducted pursuant to it, or for any sum that may be due and unpaid by the City. Any and all personal liability of every nature, whether at common law or in equity, or by statue or by constitution or otherwise, of any such member, officer, employee, or agent, as such, to respond by reason of any act or omission on his or her part or otherwise for any claim arising out of or in connection with this Contract or the work or services conducted pursuant to it, or for the payment for or to the City, or any receiver therefore or otherwise, or any sum that may remain due and unpaid by the City, is expressly waived and released as a condition of and in consideration of the execution of this Contract and the promises made to the Service Provider pursuant to this Contract. 12.5 In any and all claims against the City, or any of their officers, members, agents, servants or employees, by any employee of the Service Provider, any subcontractor, anyone directly or indirectly employed by any of them or anyone for whose acts any of them may be liable, the indemnification obligation of the Service Provider under this Section 12 shall not be limited in any way by any limitation on the amount or type of damages, compensation or benefit payable by or for the Service Provider or any subcontractor under Workers’ Compensation Acts, disability benefit acts or other employee benefit acts. 12.6 No provisions of Section 12 herein shall be construed to negate, abridge, or otherwise reduce any other right of indemnity that the City may have as to any party or person described therein. 13 EXHIBIT A GENERAL CONDITIONS 12.7 Insurance 12.7.1 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 the 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 DOLLARS ($1,000,000.00) combined single limit per accident or occurrence covering each motor vehicle operated on City property. 12.7.1.1 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 shall 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. 12.7.1.2 Additional Insured Endorsement. Service Provider agrees and shall cause 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 an 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 the Service Provider has any employee working on City property, the 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 14 EXHIBIT A GENERAL CONDITIONS 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 contain nose and tail coverage to include work performed by the Service Provider from the project’s inception date and until such time as the Statue 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 Pollution Liability Insurance. Not applicable. 12.7.9 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. 12.7.10 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 be considered excess insurance only. All such insurance shall be carried with a company or companies that 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 nonpayment is required. For purposes of this Section 12.7.10, “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 selfinsured retention. Prior to the expiration of any such policy, the Service Provider shall file 15 EXHIBIT A GENERAL CONDITIONS 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. 13. LIABILITY INSURANCE 13.1 N/A 13.2 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 than 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, the City Manager may waive the requirement for the insurer to be approved by the State of Georgia. 14. CONTRACT ADJUSTMENTS 14.1 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 deletions or additions to the scope of work will be set forth in a written Amendment to this Contract. 14.2 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. 16 EXHIBIT A GENERAL CONDITIONS 14.3 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. 15. SUBCONTRACTORS 15.1 The Service Provider shall perform all of its obligations and functions under this Contract by means of its own employees, or by a duly qualified subcontractor which is approved in advance by the City. Such subcontractor, which is an affiliate, parent, or subsidiary company; or had principal owners, relatives, management, or employees common to the Service Provider; or any other party that has the ability to significantly influence the management or daily business operations of the subcontractor, must be disclosed in writing to the City Manager. Goods and services provided by subcontractors, which are reimbursed by the City, must be bona fide arms-length transactions. In the event a subcontractor is employed, the Service Provider shall continuously monitor the subcontractor’s performance, shall remain fully responsible to ensure that the subcontractor performs as required, and itself perform or remedy any obligations or functions which the subcontractor fails to perform properly. Nothing contained herein shall be construed to prevent the Service Provider from using the services of a common carrier for delivering goods to the City. The City approves the sub-Service Providers listed in the Statement of Qualifications. 15.2 This Contract shall be referred to and incorporated within any contractual arrangement between the Service Provider and a subcontractor, and, in such contractual arrangement, the subcontractor shall give its express written consent to the provisions of this Section 15. To the extent feasible, the provisions of this Contract shall apply to any such subcontractor in the same manner as they apply to the Service Provider. However, such application shall neither make any subcontractor a party to this Contract, nor make such subcontractor a third-party beneficiary hereof. 15.3 In the event that the Service Provider employs a subcontractor, then the City may require that copies of invoices for all work (including invoices submitted to the Service Provider for work performed by a subcontractor) shall be submitted to the City by the Service Provider and the City shall pay all compensation to the Service Provider. It shall be the sole responsibility of the Service Provider to deal with a subcontractor with respect to the collection and submission of invoices and the payment of compensation. In no event shall the City have any obligation or liability hereunder to any subcontractor, including, in particular, any obligations of payment. 16. DEFAULT AND TERMINATION 16.1 In the event that: 17 EXHIBIT A GENERAL CONDITIONS 16.1.1 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 16.1.2 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 16.1.3 the Service Provider’s occupational or business license shall terminate, or the Service Provider shall fail to provide the City with any bond, letter of credit, or evidence of insurance as required by the Contract Documents, for any reason; or 16.1.4 the Service Provider fails for any reason to provide the City with an acceptable renewal or replacement bond or letter of credit within the time period specified by a provision for this Contract; or 16.1.5 the Service Provider shall become insolvent, or shall take the benefit of any 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 16.1.6 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 16.1.7 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 16.1.8 the Service Provider shall default on any other agreement entered into by and between the 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 18 EXHIBIT A GENERAL CONDITIONS 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. 16.2 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 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 the 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. 16.3 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: 19 EXHIBIT A GENERAL CONDITIONS (i) In the event of a rejection of this Contract or any agreement supplementary hereto, the City shall be permitted to retain and use any back-up or archival copies of the software licensed hereunder under this Agreement for the purpose of enabling it to mitigate damages caused to the City because of the rejection of this Contract. The City shall exert reasonable efforts to mitigate such damage by use of such back-up or archival copies. (ii) 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, 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 this Contract or in any agreement supplementary hereto to obtain the Source Material(s) from the bankruptcy trustee and shall, if requested, cause a copy of such Source Material (s) to be available to the City. (iii) 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 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 section 365(n) of the Bankruptcy Code without prejudice to any of its right under section 503(b) of the Bankruptcy Code. 17. CITY’S AUTHORIZED REPRESENTATIVE During the term of this Contract, the City Mor 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. 18. 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 20 EXHIBIT A GENERAL CONDITIONS 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 the City’s prior written consent, the City shall be entitled to terminate this Contract pursuant to the provisions of Section 17 hereof. 19. NOTICES 19.1 Unless otherwise stated herein, all notices or other writings which the City is required or permitted to give to the Service Provider may be hand delivered, mailed via U.A 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. 19.2 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, or mailed via U.S. Certified Mail. Or sent next-day delivery by a nationally-recognized overnight delivery service for next-day delivery to the 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: ________________________________ ________________________________ ________________________________ 19.3 Either party may change its notice address by written notice to the other given as provided in this section. 20. NONDISCRIMINATION 20.1 During the performance of this Contract, the Service Provider, for itself, its assignees and successors in interest agrees as follows: 21 EXHIBIT A GENERAL CONDITIONS 20.1.1 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. 20.1.2 Nondiscrimination. The Service Provider, concerning 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. 20.1.3 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. 20.1.4 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 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. 20.1.5 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: 20.1.5.1 Withholding of payments to the Service Provider under the Contract until the Service Provider complies, and/or 20.1.5.2 Cancellation, termination, or suspension of the Contract, in whole or in part. 20.1.6 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 22 EXHIBIT A GENERAL CONDITIONS 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. 20.2 The Service Provider assures the City that it will comply with the pertinent statutes, 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. 21. COPYING DOCUMENTS The Service Provider hereby grants the City and its agents 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 Code. This provision shall survive the expiration or termination of the Contract. 22. GENERAL PROVISIONS 22.1 The Contract Documents consist of the Contract, the Proposal Forms, the Instructions to Proposers, the 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 Cost Proposal. 23 EXHIBIT A GENERAL CONDITIONS 22.2 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 in relation to such subject matter, and there are no contemporaneous written or oral agreements, terms, or representations made by any party other than those contained herein. No verbal or written representations shall be relied upon outside the Contract 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. 22.3 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. 22.4 The Service Provider warrants to the City that no work performed or materials purchased pursuant to the Contract, whether by, from, or through the Service Provide or a subcontractor, shall cause any claim, lien or encumbrance to be made against any property of the City, and the Service Provider shall indemnify and save the City harmless from and against any and all losses, damages and const, including attorneys’ fees, with respect thereto. If any such claim, lien, or encumbrance shall be filed, the Service Provider shall, within thirty (30) days after notice of the filing thereof, cause the same to be discharged of record by payment, deposit, bond, order of a court of competent jurisdiction, or otherwise. This provision shall survive the expiration or termination of the Contract. 22.5 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 initiated 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. 24 EXHIBIT A GENERAL CONDITIONS 22.6 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. 22.7 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. 22.8 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 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. 22.9 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. 22.10 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. 22.11 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. 22.12 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 regulations, rules, and policies of any governmental authority, including the City, relating to security issues. 25 EXHIBIT A GENERAL CONDITIONS 22.13 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 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. 22.14 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. 22.15 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. 22.16 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 reasonably 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 that segregates in detail those transactions 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, for 26 EXHIBIT A GENERAL CONDITIONS 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 readonly 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 that 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 extent 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 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. 27 EXHIBIT A GENERAL CONDITIONS 22.17 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. 22.18 There are no third-party beneficiaries to this Contract, and nothing contained herein shall be construed to create such. 22.19 Time is of the essence for the performance of each of the Service Provider’s obligations under this Contract. 22.20 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. 22.21 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. 22.22 The City reserves the right to further develop, improve, repair and alter the facilities and all roadways, and parking areas, as it may reasonably see fit, free from any and all liability to the Service Provider for loss of business or damages of any nature whatsoever to the Service Provider occasioned during the making of such improvements, repairs, alterations and additions, including, but not limited to, any damages resulting from negligence of the City or its employees, agents or Service Providers. 22.23 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 addendum or amendment hereto, null, void or voidable or delaying the same, or any part thereof, from being carried out. 22.24 At the option of the Service Provider, the products and/or services provided under the Contract resulting from this solicitation may be provided to other governmental agencies, 28 EXHIBIT A GENERAL CONDITIONS including the State of Georgia, its agencies, political subdivisions, counties, and cities under the same terms and conditions, including price, as such products and/or services are provided under this Contract. Each governmental agency allowed by the Service Provider to purchase products and/or services in connection with this Contract shall do so independent of the City or any other governmental entity. Each agency shall be responsible for its own purchases and shall be liable only for goods and services ordered, received, and accepted by it. The City shall have no liability to Service Provider or any governmental agency resulting from the purchase by that agency of products and /or services from the Service Provider in connection with this Contract. 23. GRATUITIES, REBATES, OR KICKBACKS. 23.1 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. 23.2 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-tier subcontractor, or any person associated therewith, as an inducement for a subcontractor or order. End of Exhibit A. 29 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS 1.1 BACKGROUND: The population of Stockbridge has changed significantly over the past few decades. By 2020, the population had increased to 28,973. A recent annexation, effective January 1, 2023, brought the population to approximately 34,613 based on staff calculations and GIS resources. Stockbridge is ideally located in close proximity to I-75 and I-675, as well as Hartsfield-Jackson Atlanta International Airport. Stockbridge’s affordability and proximity to Atlanta make it an attractive area to locate within the Metro Atlanta area. As the region continues to grow, the City of Stockbridge has the opportunity to attract and retain young adults and families. The City needs to manage development that occurs with future population growth so as not to diminish the small-town community feel that existing residents enjoy. The City’s recent focus has been on improving existing corridors to accommodate infill and redevelopment, particularly for commercial and multifamily/mixed-use developments. To accommodate this growth and redevelopment, the City’s current Unified Development Code is in need of reorganization and update with the following goals to help implement the vision, goals, and strategies of the City of Stockbridge. A. Goals and Objectives 1. Unified Development Code Reorganize the current document with a table of contents, add recently approved text amendments, and resolve all conflicts with other City plans and the City Code of Ordinances. Update design criteria for commercial, industrial, and residential zoning districts. a. Build on the goals and action items from the 2028 Unified Plan, including implementation of small area plans b. Insert and organize recently approved zoning code text amendments and add to the updated permitted uses c. Contrast and bring document into alignment and make consistent with, 2025-2030 Comprehensive Plan, City Code of Ordinances, Parks Masterplan, trails plan, and any other approved city plans or studies d. Refinement, deletion, or update of existing zoning districts, Special Purpose land use designation, Suburban Residential and Rural Residential Zoning Districts, create and add new, smaller lot-sized single-family detached residential districts, Planned Unit Development, and Mixed-Use zoning districts through conversion of existing zoning districts, create several new single-family housing districts, including a tiny home zoning district. e. Update or refine current overlay districts and develop new special purpose zoning districts, as necessary, and consideration of planned development zoning district(s) and residential office zoning district(s) by creating new mixed-use zoning districts. 30 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS f. Create a special-purpose zoning district to match the special-purpose land use category in the Comprehensive Plan g. Organize, streamline, index, add a table of contents, and modernize the overall look of the document h. Inclusion of helpful illustrations, tips, and reminders throughout the document i. Revision of the Use Table, including but not limited to the addition of common contemporary uses; deletion of antiquated uses; color-coding; and rearranging of categories. j. Simplifying and alphabetizing supplemental regulations k. Revise/update zoning district development permitted uses tables l. Streamline community and building design standards m. Add a ten percent rental cap on all new residential developments with special waiver process to exceed the standard n. Update parking standards, including reductions where appropriate o. Creation of administrative waivers and lot merger provisions p. Introduction of economic development and affordable housing (including senior housing) through density bonuses and zoning incentives. q. Review all adopted city plans, such as LCIs, Housing Studies, Strategic Plan, 2028 Comprehensive Plan, and City Code of Ordinance to ensure that there are no conflicts and that all documents agree and are consistent with the Unified Development Code. 2. Sign Ordinance Build on the goals and action items from the 2022 Unified Development Code. a. Establish signage as a design element that can contribute to a sense of place/gateways b. Encourage more pedestrian-oriented signage c. Reduce the prominence of signage while balancing commercial and aesthetic interests with emphasis on monument signs d. Make regulations more user-friendly and easier to interpret e. Create specific illustrations and detailed drawings, where appropriate f. Create a temporary sign program to assist small businesses and special events g. Address monuments, public art, and murals h. Encourage use of modern lettering and wording on signage i. Create a uniform signage look and feel for the overall city j. When applicable, streamline regulations 31 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS B. Project Tasks 1. Task 1 Project Management Plan The Consultant shall create a Project Management Plan to ensure that the project begins with a clear understanding of the project’s processes, schedule, budget, and desired outcomes. The PMP shall drive the work schedule for the duration of the project and include a Communication Plan for City staff, the Consultant, the Project Management Team, and Stakeholders. Internal engagement should be bi-monthly meetings with staff. The purpose of the PMP is to ensure that the project begins with a clear understanding of the project’s processes, schedule, and desired outcomes. The PMP outlines the working relationship among City staff, the Consultant, the Project Management Team, and a Stakeholder Committee. The PMP shall include a process for collecting information and building relationships between the consulting team and the City. Involvement from various City of Stockbridge departments, appointed officials, and/or elected officials is imperative to a successful planning process. It will be expected to have continual and ongoing communications with City Staff. Interactions with staff will include regularly scheduled phone calls and email communications between the Consultant and the City staff project manager. Current Planning staff and the Consultant shall create a Project Management Team. This team shall meet at least monthly to discuss the project’s progress. The key responsibilities of the Project Management Team are to manage the project, set objectives and milestones, review and comment on materials to be presented at public meetings, and distribute information to community participants. A Project Management Plan (PMP) shall be developed, indicating dates for tasks, milestones, project timeline, receipt of deliverables, and key decision-making points. The PMP will drive the work schedule for the duration of the project; therefore, it is critical that the plan provides an overview of the process, project goals, key dates, opportunities for public input, review of preliminary findings, and concepts of deliverables. It is also expected that City Staff will periodically provide updates to various boards and commissions at their regular meetings to keep them apprised of the process and, from time to time, seek feedback on a particular topic or question. Staff will also facilitate connections between the Consultant and community stakeholders. Staff shall provide the necessary zoning information, background information, interpretations, and other documents related to the project. Information to be supplied includes, but is not limited to: a. 2023-2028 City of Stockbridge Unified Development Code b. Henry City Municipalities’ comprehensive plans 32 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS c. Strategic Economic Development Plans, broadband accessibility plans, and housing plans (to the extent they exist and are relevant) d. Solid Waste Management Plans e. The Atlanta Region’s Plan Policy Framework: Modal studies conducted by agencies within the study area f. Livable Centers Initiative (LCI) plans, corridor studies, and other active small area plans g. City Board of Education facilities planning documents h. Police Department planning initiatives i. Parks & Recreation Master Plan j. Zoning Ordinance, Sign Ordinance, subdivision regulations, and any other land k. Use controls used to implement the Comprehensive Plan. l. City of Stockbridge Code of Ordinances 2. Task 2 Public Involvement The Consultant shall develop a public engagement process that shall be used to achieve a community-supported project outcomes with special considerations being given to include low- to moderate-income, minority populations, millennials, students, landowners, business owners, elderly, and disabled residents. The Consultant will identify stakeholders and facilitate their involvement in the planning process. The Consultant shall produce a Public Participation Plan, to outline the public input strategy for this project. The Public Participation Plan shall also include a Stakeholder Committee. This committee shall include at least seven (7) committee members, as listed below. The Committee shall serve in a technical advisory capacity to assess zoning proposals and concepts. • • • • • One (1) member of the Citywide Development Authority One (1) member of the Citywide Development Authority [duplicate] One (1) member from each Council District [i.e., six (6) members] One (1) Planning Commission member Three (3) members are to be chosen by the Community Development Director. A schedule of meetings and locations shall be made available within a reasonable time from the onset of the project, including, but not limited to a. “Kick-off” period- (in-person): to announce the beginning of the project process, goals, project timeline, key dates, preliminary findings from text review of the existing Ordinance, and opportunities for public input at a City Council Meeting, along with internal staff day(s). b. Two (2) Community Zoning Information Meetings - Periodic drafts shall be presented to the public for review and comment prior to finalizing the updates. 33 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS c. Two (2) Planning Commission meetings- Periodic drafts and concepts shall be presented to the Planning Commission and the public for review and comment prior to finalizing the updates. d. Two (2) City Council Meetings- Periodic progress updates, presentation of draft documents to the legislative body, and delivery of final draft documents for adoption. e. Three (3) public meetings, including one virtual meeting and three (3) stakeholder meetings. f. Design Charrette (in-person): to identify and validate desired architectural and site design elements for the area. g. Data Gathering- Data gathering/outreach/engagement meetings (virtual and/or inperson): to collect, synthesize, and display data, information, and opinions from the public on pertinent topics. These meetings can also be used to review preliminary findings and general directions. h. Mayor/Council—Planning, Economic Development, Public Works (in-person)Periodic progress updates and discussions of concepts needing policy direction shall be presented to the Planning Commission and the public for review and comment prior to finalizing the updates. i. Workshops (virtual and/or in-person)- Technical sessions to deep dive into specific concepts, terms, or details. These sessions should seek to educate members of the public, as well as inform and obtain input. Technical sessions will provide an in-depth knowledge of the specific learning components related to the educational goals and objectives of the planned project. j. Community Tour, if needed (in-person): City staff will lead a community tour with the Consultant to highlight key features, communities, sites, landmarks, boundaries, geography, and other places of interest. A tour provides the consulting team with valuable context for the issues that are discussed over the course of the kick-off period. The Consultant will also use the tour to begin compilation of a photo inventory for future use. These tasks will be documented through meeting notices, meeting summaries, and other written communications, and when possible, video recordings. Responses and acknowledgement of public comments must be documented. The public involvement process should include a variety of methods, times, and techniques to reach the broadest range of stakeholders possible. 3. Task 3 Project Deliverables This task requires the Consultant to generate a variety of documents at various milestones of the project process. The summary planning document for the corridor study shall contain at a minimum the following: 34 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS a. Project Management Plan - an overview of the process, project goals, key dates, opportunities for public input, review of preliminary findings, and concepts of deliverables. b. Public Engagement Plan- public participation process used to achieve a community-supported project outcome. c. Ordinance Assessment - An evaluation of the current Unified Development Ordinance documents shall be conducted by the Consultant to establish its strengths, weaknesses, and opportunities to improve the zoning and sign regulations. d. Existing Conditions Report- Evaluation of Existing Regulations-The Consultant shall perform an evaluation of the existing zoning regulations that will serve as the baseline upon which proposed changes will be made. e. Revised Zoning document - A revised (digital) Zoning document shall be prepared with updated regulations, illustrations, and other content in multiple formats, including Word, InDesign, Illustrator, PDF, etc., including a format that can easily be submitted for integration into the Municode system. f. Revised Sign Ordinance document- A revised (digital) Sign Ordinance document to update and streamline design elements for sign ordinances. The document shall be prepared with updated regulations, illustrations, and other content in multiple formats, including Word, InDesign, Illustrator, PDF, etc., including a format that can easily be submitted for integration into the Municode system. The Framework should include: i. Encourage more pedestrian-oriented signage ii. Reduce the prominence of signage while balancing commercial and aesthetic interests iii. Create specific illustrations and detailed drawings, where appropriate iv. Create a temporary sign program to assist small businesses and special events v. Address monuments, public art, and murals g. Executive Summary – A clear, concise, and compelling Executive Summary document that outlines the consultant’s understanding of the City’s goals for updating the Unified Development Code, and highlights the proposed approach, qualifications, and anticipated outcomes. i. Summarize the proposer’s understanding of the City’s need to modernize and align the UDC with the Comprehensive Plan, current planning practices, and community priorities. ii. Highlight the proposer’s methodology for conducting the code audit, stakeholder engagement, drafting, and implementation support. 35 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS iii. iv. Emphasize key differentiators, such as experience with similar municipal code updates, innovative approaches, and community engagement strategies. Provide a high-level timeline and expected deliverables. h. Final Report Document- The Consultant shall generate a variety of documents at various milestones of the project process to be compiled into a final report. The Consultant shall also develop a strategy to display Zoning and Sign Ordinances to the public, ensuring user-friendly access and synced with the City’s geographic information. i. information system (GIS) programs or applications in order to provide a robust and future-forward user experience. j. The City requests ten (10) bound hard copies, three (3) USB drives, and one (1) editable digital copy of the final report. The digital version must be provided in a format that allows for future modification and reuse. The report shall aggregate the following components: i. ii. iii. iv. v. vi. vii. The Executive Summary Project Management Plan Public Engagement Plan Existing Conditions Report Ordinance Assessment Revised Zoning Document Revised Sign Ordinance Document k. The city of Stockbridge shall retain ownership of all data and files generated and created as a part of the Unified Development Code Update. C. Project Proposed Schedule 1. 2. 3. 4. 5. 6. RFP Issued - (September 2025) Evaluation of Proposals – (November 2025) Process of Recommendation – (November 2025) Contract Execution - (December 2025) Project Kickoff – (January 2026) Project Closeout/Ordinance Adoptions – (Spring 2026) 36 EXHIBIT B SCOPE OF WORK AND SPECIFICATIONS D. Implementation Lastly, the Consultant shall aid in contemplation of the way the ordinances are displayed or made available to the public. In addition to the content of both ordinances, it is important to the City that the documents are available on digital devices, user-friendly, and preferably synchronized with geographic information system (GIS) programs or applications to provide a more robust and future-forward user experience. The Consultant will not be responsible for the implementation phase. Project Deliverables 1. 2. 3. 4. 5. 6. 7. The Executive Summary Project Management Plan Public Engagement Plan Existing Conditions Report Ordinance Assessment Revised Zoning Document Revised Sign Ordinance Document End of Exhibit B. 37 EXHIBIT C REQUEST FOR PROPOSAL I. 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 have a Cover/Transmittal Letter briefly summarizing the qualifications and experience relevant to the scope. Please include in the letter the following: i. ii. iii. Company’s information, including the name of the company (include any dba names); headquarters and parent company locations; and a brief history of the company. Company’s mailing address, contact person, telephone number for the primary contact person, and email address. 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. Executive Summary Executive Summary: An executive summary letter should include the key elements of the respondent’s 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 project will be managed. 3. Evaluation and Selection Criteria The City, at its discretion, may award the contract to the responsible and responsive consultant submitting the proposal which is deemed to be the most advantageous to the city. The following is the evaluation criteria the city will consider in determining which proposal is most advantageous to the City: A. Approach 1. Methodology(ies): This section should clearly describe the methodology or methodologies planned to be used to carry out the specific tasks described in the Scope of Work with clarity and thoroughness in addressing the task required. 2. Work Plan: Indicate all key deliverables and their contents. 3. Project Schedule: Provide an outline for each performance metric listed in the Scope of Work. Demonstrate your team’s ability to perform the work requested within an established schedule. 38 EXHIBIT C REQUEST FOR PROPOSAL B. Consultant's Experience 1. List 3-5 similar projects completed in the last 5 five years. 2. Contracts on hand (schedule – showing gross amount of each contract and the approximate timelines). 3. Have you ever failed to complete any work awarded to you? If so, where, and why? 4. How long do you warrant a project? C. Qualifications of Consultant’s Staff 1. Identify key individuals to be assigned to this project and include the function and/or responsibility of each identified individual. Experience summaries of these key individuals must be provided with emphasis on previous experience in similar roles on comparable projects, and a copy of their resumes if applicable. D. Demonstrated Ability of the Consultant to Perform E. Cost Proposal 1. Performed Services • Provide detailed line items of all costs associated with the project. • Provide an overall lump sum bid for all scheduled services 2. Labor Costs • Normal Hours: Monday through Friday, 7 AM to 4 PM • After Hours/Holidays Billed at approved overtime rates 3. Parts and Materials • No more than a 5% markup; provide a detailed price Proposals submitted in response to this RFP will be evaluated and scored, in accordance with the criteria outlined below, by an evaluation committee established by the client. Criteria Points Understanding and Approach to the City’s Tasks 25 Consultant’s Experience 20 Qualifications of Consultant’s Staff, and Experience with local government and zoning ordinances 15 References - Demonstrated Ability of the Consultant to Perform 20 Cost 20 Highest Possible Score 100 39 EXHIBIT C REQUEST FOR PROPOSAL a. All Corporations should provide a 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. b. The Department is concerned about proposers’ financial capability to perform. Therefore, please provide enough data to lead evaluators to the conclusion that your firm has the financial capability to perform. As detailed financial data is generally proprietary, and proposers do not wish such information to be part of the public record under the Georgia Open Records Act (G.O.R.A.), the City reserves the right to perform additional due diligence in this area, at the sole discretion of the City, prior to award of any contract. c. The proposals will be the basis from which interested firms will be selected for interviews. Following the City staff evaluation of the proposals received, selected firms may be invited to make oral presentations before the City’s Evaluation Panel. The City’s Project Manager will provide additional details outlining the preferred content of the presentation to each firm or team of firms that are invited to participate. Upon completion of the evaluations, the City’s Evaluation Panel will determine the most qualified firm based on all materials and information presented. The City will then begin the negotiations for an agreement with the selected firm. d. Any firm failing to submit information in accordance with the procedures set forth in the RFP may be subject to disqualification. The City reserves the right to change the solicitation schedule or issue amendments to the solicitation at any time. The City reserves the right, at its sole discretion, to waive immaterial irregularities contained in the solicitation. The City reserves the right to reject any and all proposals at any time, without penalty. The City reserves the right to request "best and final" offers, and to issue a new RFP. Firms eliminated from further consideration will be notified by mail by the City as soon as practical. II. SUBMISSION OF RFP Proposals shall only be accepted online through the Bonfire Portal at: https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details Any bid submitted in any other format (email, paper, fax, mail, etc.) will not be accepted. https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details 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. Exhibits B-J must be attached in Bonfire and must be signed by a person authorized to legally bind the company. 40 EXHIBIT C REQUEST FOR PROPOSAL EVALUATION CRITERIA AND PROCESS a. All RFPs received will be reviewed by the Purchasing Manager Representative 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 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 based on submittal information required in the Evaluation and Selection Criteria. The City of Stockbridge may conduct discussions with responsible Offerors who submit an RFP determined to be reasonably susceptible of being selected for award for clarification to assure full understanding of 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 not be a deciding factor in this RFP, only the Proposal. c. The City of Stockbridge reserves the right to addend the RFP prior to the date of RFP submission. Addenda will be posted to the Stockbridge website at www.stockbridgega.gov. d. Awards of contract shall be made to the responsible Offerors who have 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. III. 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 Wcooley@stockbridgega.org 41 EXHIBIT C REQUEST FOR PROPOSAL 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, 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. The offeror will not retype the enclosed contract. 42 EXHIBIT C REQUEST FOR PROPOSAL IV. 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 _______________________________________ Email Address End of Exhibit C. 43 EXHIBIT D BOND DOCUMENTS Each bid must be accompanied with a BID BOND (bond only: certified checks or other forms are not acceptable) in an amount equal to five percent (5%) of the base bid, payable to the City of Stockbridge. Said bid bond guarantees the bidder will enter into a contract to construct the project strictly within the terms and conditions stated in this bid and in the bidding and contract documents, should the construction contract be awarded. The Successful Bidder shall be required to furnish a bond for the faithful performance on the contract and a bond to secure payment of all claims for materials furnished and/or labor performed in performance of the project, both in amounts equal to one hundred percent (100%) of the contract price. The Successful Bidder shall also be required to furnish a Maintenance Bond, in the amount of one-third (1/3) of the contract price, guaranteeing the repair or replacement caused by defective workmanship or materials for a period of one (1) year from the completion of construction. Bonds shall be issued by a corporate surety appearing on the Treasury Department's most current list (Circular 570 as amended) and be authorized to do business in the State of Georgia. Date of Bond must not be prior to the date of Contract. If Contractor is a Partnership, all partners shall execute the Bond. 44 EXHIBIT D BOND DOCUMENTS PROVIDED, FURTHER, that Principal and Surety agree and represent that this bond is executed pursuant to and in accordance with the applicable provisions of the Official Code of Georgia Annotated, as amended, including, but not limited to, O.C.G.A. § 13-10-1, et al. Seg. And SS 36-86-101, et al. Seg. And is intended to be and shall be constructed as a bond in compliance with the requirements thereof. Signed, sealed, and dated this __________ day of _______________________________, 2025. ATTEST: ____________________________ (Principal Secretary) __________________________ (Principal) (SEAL) BY: _________________________ (Witness to Principal) ____________________________ (Address) __________________________________ __________________________________________ (Address) _____________________________ (Surety) ATTEST BY: _______________________________ (Attorney-in-Fact) and Resident Agent __________________________________ (Attorney-in-Fact) (Seal) (Address) ______________________________ ___________________________________ (Witness as to Surety) ___________________ (Address) ___________________ 45 EXHIBIT D BOND DOCUMENTS PAYMENT BOND KNOW ALL MEN BY THESE PRESENTS: THAT ___________________________________________________________ (Name of Contractor) ___________________________________________________________ (Address of Contractor) __________________________________________________________ (Corporation, Partnership, or Individual) __________________________________________________________ Hereinafter called Principal, and ___________________________________________________________ (Name of Surety) ___________________________________________________________ (Address of Surety) A Corporation of the State of _________________and a surety authorized by law to do business in the State of Georgia, hereinafter called Surety, are held and firmly bound unto: The City of Stockbridge, Georgia _______________________________________________________________ (Name of Obligee) 4640 N. Henry Blvd. Stockbridge, Georgia 30281 _______________________________________________________________ (Address of Obligee) Hereinafter referred to as Obligee; for the use and protection of all subcontractors and all persons supplying labor, services, skill, tools, machinery, materials and/or equipment in the prosecution of the work provided for in the contract hereinafter referred to in the full and just sum of ___________________ _____________________________ Dollars ($_____________) in lawful money of the United States, for the payment of which sum well and truly to be made, the Principal and Surety bind themselves, their, and each of their heirs, executors, administrators, successors, and assigns, jointly and severally, firmly by these presents. 46 EXHIBIT D BOND DOCUMENTS The condition of this obligation is such, as whereas the Principal entered into a certain contract, hereto attached, with the Obligee, dated____________________ for ________________. NOW, THEREFORE, the conditions of this obligation are such that if the Principal shall well, truly, and faithfully perform said Contract in accordance to its terms, covenants, and conditions, and shall promptly pay all persons furnishing labor, materials, services, skill, tools, machinery and/or equipment for use in the performance of said Contract, then this obligation shall be void; otherwise, it shall remain in full force and effect. All persons who have furnished labor, materials, services, skill, tools, machinery and/or equipment for use in the performance of said Contract shall have a direct right of action on this Bond, provided payment has not been made in full within ninety (90) days after the last day on which labor was performed, materials service, skill, tools, machinery, and equipment furnished or the subcontract completed. PROVIDED FURTHER, that said Surety to this Bond, for value received, hereby stipulates and agrees that no change, extension of time, alterations, or additions, to the terms of the Contract or to the Work to be performed thereunder shall in any way affect its obligation on this bond, and it does hereby waive notice of any such change, extension of time, alterations, or additions to the terms of the Contract or to the work to be performed thereunder. PROVIDED, HOWEVER, that no suit or action shall be commenced hereunder by any person furnishing labor, materials, services, skill, tools, machinery, and /or equipment having a direct contractual relationship with a subcontractor, but no contractual relationship express or implied with the Principal: Unless such person shall have given notice to the Principal within 120 days after such person did, or performed the last of the work or labor, or furnished the last of the materials, services, skill, tools, machinery and/or equipment for which claim is made, stating with substantial accuracy the amount claimed and the name of the party to whom the materials, services, skill, tools, machinery, and/or equipment were furnished, or for whom they work or labor was done or performed. Such a notice shall be served by mailing the same by registered mail, postage prepaid, in an envelope addressed to the Principal, at any place where an office is regularly maintained for the transaction of business, or served in any manner in which legal process may be served in the State in which the aforesaid project is located, save that such service need not be made by a public officer, and a copy of such notice shall be delivered to the Obligee, to the person and at the address provided for in the Contract, within five days of the mailing of the notice to the Principal. PROVIDED FURTHER, any suit under this Bond must be instituted before the expiration of one year after the acceptance of the public works covered by the Contract by the proper authorities. 47 EXHIBIT D BOND DOCUMENTS PROVIDED FURTHER, that Principal and Surety agree and represent that this bond is executed pursuant to and in accordance with the applicable provision of the Official Code of Georgia Annotated, as amended, including, but not limited to, O.C.G.A. § 13-10-1, et al. Eq. and SS 36-86-101, et al. Seg., and is intended to be and shall be construed as a bond in compliance with the requirements, therefore. Signed, sealed, and dated this___________day of_______________, 2025 ATTEST: ________________________________________ (Principal Secretary) (Seal) _____________________________ (Principal) By:__________________________ _________________________________ (Witness to Principal) ________________________ (Address) ___________________________________ (Surety) ATTEST ____________________________________ Agent _____________________________________ (Attorney-in-Fact) BY: ________________________ (Seal) _____________________________ (Address) ______________________________ (Witness as to Surety) 48 EXHIBIT D BOND DOCUMENTS PERFORMANCE BOND KNOW ALL MEN BY THESE PRESENTS: THAT ______________________________________________________ (Name of Contractor) ______________________________________________________ (Address of Contractor) ______________________________________________________ (Corporation, Partnership, or Individual) _______________________________________________________ Hereinafter called Principal, and _______________________________________________________ (Name of Surety) _______________________________________________________ (Address of Surety) A Corporation of the State of _________________ and a surety authorized by law to do business in the State of Georgia, hereinafter called Surety, are held and firmly bound unto: The City of Stockbridge, Georgia ________________________________________________ (Name of Obligee) 4640 N Henry Blvd., Stockbridge, Georgia 30281 ________________________________________________ (Address of Obligee) Hereinafter referred to as Obligee; are held firmly bound unto said Obligee and all persons doing work or furnishing skill, tools, machinery, supplies, or material under or for the purpose of the Contract hereinafter referred to, in the penal sum of: __________________________Dollars ($______________), in lawful money of United States, for the payment of which sum well and truly to be made, we bind ourselves, our heirs, executors, administrators, and successors, jointly and severally, firmly by these presents. 49 EXHIBIT D BOND DOCUMENTS The condition of this obligation is such, as whereas the Principal entered into a certain contract, hereto attached, with the Obligee, dated_______________ for: _____________. NOW THEREFORE, the conditions of this obligation are such that if the above-bound Principal shall well, truly, fully and faithfully perform said contract according to its terms, covenants, conditions, and agreements of said contract during the original term of said contract and any extensions thereof that may be granted by the oblige, with or without notice to the Surety, and during the life of any guaranty required under the contract, and shall also well and truly perform and fulfill all the undertakings, covenants, terms, conditions and agreement of any and all duly authorized modifications of said contract that may hereafter be made, then his obligation shall be void, otherwise to remain in full force and effect. PROVIDED FURTHER, that said Surety to this Bond, for value received, hereby stipulates and agrees that no change, extension of time, alterations, or additions to the terms of the Contract or to the Work to be performed thereunder shall in any way affect its obligation on this bond, and it does hereby waive notice of any such change, extension of time, alterations, or additions to the terms of the Contract or to the work to be performed thereunder. PROVIDED FURTHER, that Principal and Surety agree and represent that this bond is executed pursuant to and in accordance with the applicable provisions of the Official Code of Georgia Annotated, as amended, including but not limited to O.C.G.A. SS 13-10-1 et seq. Eq. and SS 36-86-101, et Seg., and is intended to be and shall be construed as a bond in compliance with the requirements thereof. Signed, sealed, and dated this________day of __________________, 2025 ATTEST: ______________________________________________________ (Principal) _______________________________________________________ (Principal Secretary) (Seal) By: ____________________________________________________ ______________________________________________________ (Witness to Principal) 50 EXHIBIT D BOND DOCUMENTS ______________________________________________________ (Address) ______________________________________________________ (Surety) ATTEST: ______________________________________________________ (Attorney-in-Fact) and Resident Agent ______________________________________________________ (Attorney-in-Fact) (Seal) ______________________________________________________ (Address) _____________________________________________________ (Witness as to Surety) ____________________________________________________ (Address) End of Exhibit D. 51 EXHIBIT E 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, which is registered with, is authorized to participate in, and is participating in the federal work authorization program commonly known as E-Verify,* 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.G.A. § 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 (Name of Person or Entity) Date 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 52 EXHIBIT E 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: ____________________ End of Exhibit E. 53 EXHIBIT F 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 F. 54 EXHIBIT G 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 applies 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 G. 55 EXHIBIT H 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'S LICENSE, OR OTHER DOCUMENTATION AS ALLOWED UNDER THE LAW IF YOU 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 who do not have an alien registration number may supply another identifying number below: _____________________________________ End of Exhibit H. 56 EXHIBIT I: REFERENCE VERIFICATION FORM SOLICITATION NUMBER: RFP NO. 2025-0010 SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE Proposing Firm (List name exactly as provided in 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 bid requirements? 3. Did the firm provide deliverables as agreed upon? 4. Would you engage this firm again? Additional Comments (if any): Signature and Date: 57 EXHIBIT I: REFERENCE VERIFICATION FORM SOLICITATION NUMBER: RFP NO. 2025-0010 SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE Proposing Firm (List name exactly as provided in 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 bid requirements? 3. Did the firm provide deliverables as agreed upon? 4. Would you engage this firm again? Additional Comments (if any): Signature and Date: 58 EXHIBIT I: REFERENCE VERIFICATION FORM SOLICITATION NUMBER: RFP NO. 2025-0010 SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE Proposing Firm (List name exactly as provided in 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 bid requirements? 3. Did the firm provide deliverables as agreed upon? 4. Would you engage this firm again? Additional Comments (if any): Signature and Date: 59 EXHIBIT I: REFERENCE VERIFICATION FORM SOLICITATION NUMBER: RFP NO. 2025-0010 SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE Proposing Firm (List name exactly as provided in 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 bid requirements? 3. Did the firm provide deliverables as agreed upon? 4. Would you engage this firm again? Additional Comments (if any): Signature and Date: 60 EXHIBIT I REFERENCE VERIFICATION FORM SOLICITATION NUMBER: RFP NO. 2025-0010 SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE Proposing Firm (List name exactly as provided in 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 bid requirements? 3. Did the firm provide deliverables as agreed upon? 4. Would you engage this firm again? Additional Comments (if any): Signature and Date: End of Exhibit I. 61 EXHIBIT J COST PROPOSAL RFP No. 2025-0010 1. Performed Services - Provide detailed line items of all costs associated with the project. $ $ $ $ $ $ • Lump Sum - Provide an overall lump sum bid for all scheduled services $ . Lump Sum in Words • 2. Labor Costs A. Normal Hours: Monday through Friday, 7 AM to 4 PM $ . In words, Labor costs – Normal Hours: Monday-Friday, 7 am – 4 pm • B. After Hours/Holidays Billed at approved overtime rates $ . In words, Labor costs – After Hours/Holidays, billed at approved overtime rates. 3. Parts and Materials No more than a 5% markup; provide a detailed price $ . . Parts and Materials Costs in Words If additional space is needed, please use a blank page. End of Exhibit J. 62 FEBRUARY 9, 2026 ✔ Ryan Anderson Community Development TEXT AMENDMENT CASE #TX-2026-01 for BUSINESS COMPLIANCE OFFICER I. Consideration of a text amendment to the Municipal Code of Ordinances to formally authorize and codify the duties and enforcement powers of the Business Compliance Officer I, ensuring clear regulatory authority within Title 9. This amendment is necessary to establish consistent procedures for business licensing compliance, inspections, and administrative citation authority, as are outlined in the proposed Chapter 9.60. Business license compliance and inspection programs are essential for verifying that businesses maintain valid occupational tax certificates, meet zoning and land use requirements, and adhere to applicable fire safety standards which have been adopted by the City. Coordinated inspections, complaint response, and enforcement activities promote voluntary compliance, ensure life safety protections, and support the fair and accountable regulation of business operations ✔ 0.00 TEXT AMENDMENT CASE #TX-2026-01 for BUSINESS COMPLIANCE OFFICER I. APPROVAL Text Amendment: Authorizing Duties & Powers of the Business Compliance Officer Ryan Anderson, MPPA, CPM Director, Community Development City Council February 9, 2026 Purpose of the Amendment Request for City Council approval of a text amendment establishing the formal duties and enforcement authority of the Business Compliance Officer I (BCO I). Role of Business Compliance Officer I Entry-level compliance role supporting licensing, zoning, and safety oversight. Conducts business inspections for compliance. Investigates complaints and issues notices of violation. Supports interdepartmental coordination and public education efforts. 9.60.030 Duties of the Business Compliance Officer I. (1) Conduct inspections of new and existing businesses for valid occupation tax certificates, zoning/use compliance, and fire-safety conditions; (2) Educate applicants on licensing applications and required documentation; (3) Receive and investigate complaints of unlicensed or non-compliant operations; (4) Issue Notices of Violation (NOVs) and maintain inspection records; (5) Provide compliance education and outreach to business owners; (6) Coordinate with Planning/Zoning, Code Enforcement, Finance/Business Services, and the Fire Marshal’s Office; (7) Prepare routine reports and metrics for departmental leadership. New Authority Granted Under Amendment • Administrative subpoena authority. • Summary Hazard-Abatement Orders for imminent hazards. • Emergency Suspension Orders to protect life safety. • Authority to require corrective action and documentation. Administrative Citations 9.60.050 Administrative citations; penalties. (a) Citation authority. The BCO I may issue administrative citations for: • Operating a business without a valid occupation tax certificate under Title 9, Chapter 9.01; • Failure to display an occupation tax certificate as required; • Operating in violation of zoning/use approvals under Title 12; • Failure to correct violations identified in an NOV within the prescribed timeframe; • Fire-safety violations identified during inspections, coordinated with the Fire Marshal. (b) Penalty schedules. Penalties shall be assessed as follows: (c) Continuing violations. Each day a violation continues after the compliance deadline shall constitute a separate offense. (d) Payment and collections. Civil penalties are due within fifteen (15) calendar days of citation issuance unless appealed per Section 9.60.070. Unpaid penalties may result in refusal to issue or renew a license and may be referred for further enforcement. (e) Cumulative remedies. Administrative penalties are cumulative of any criminal or civil penalties authorized elsewhere in the Code. The BCO I may issue citations for: 1. Operating a Business with an Occupational Tax License 2. Failure to display an Occupational Tax Certificate 3. Operations in violation of zoning use/approval 4. Failure to correct violations 5. Fire Safety violations Licensing/Occupation Tax/Zoning Violations Fire-Safety Violations (coordinated with Fire Marshal) Penalty Schedule Reason for Amendment • Ensures enforcement continuity and clarity in regulatory authority. • Enhances public safety and hazard mitigation. • Improves compliance processes and legal defensibility. • Supports effective business regulation and consumer protection. Appeals Process • Businesses retain due process rights through a defined appeals system. • Appeals may be filed within 10 days. • Hearing Officer may affirm, modify, or rescind BCO I actions. Stockbridge Code of Ordinances Amendment • • • • Primary Placement • Title 9 — Licensing and Regulation → NEW Chapter 9.60: Business Licensing Compliance and Enforcement • Cites authority in Title 9 and Title 12; creates the Business Compliance Officer I (BCO I) position and powers Operational Scope & Authority • 9.60.010–9.60.040 define purpose, duties, right of entry, document review, NOVs, referrals, and coordination with Fire Marshal • 9.60.050 establishes administrative citations and penalty schedules (licensing/zoning and fire-safety tiers) • 9.60.060–.070 set procedures for notices, service, reinspection, and appeals Cross-References & Harmonization • Title 9, Chapter 9.01 (fees, display, registration, penalties, revocation) • Title 12 — Unified Development Code: §1.2 (Authority), §1.4 (Purpose), Chs. 2–3 (zoning/use), Ch. 11 (Enforcement) • UDC §1.7.6 incorporates International Fire Code & NFPA 101 (life-safety) Clerical, Severability & Effective Date • Maintained as a public record by City Clerk; conflicting provisions repealed • Severability clause; effective upon adoption; City Attorney authorized for conforming edits Requested Action • Approval of the text amendment authorizing the duties and enforcement powers of the Business Compliance Officer I. Thank You. Ryan Anderson, MPPA, CPM Director, Community Development Randerson@stockbridgega.org CITY OF STOCKBRIDGE, GEORGIA ORDINANCE NO. ______ AN ORDINANCE TO AMEND THE CODE OF ORDINANCES, TITLE 9 (LICENSING AND REGULATION), TO CREATE CHAPTER 9.60, 'BUSINESS LICENSING COMPLIANCE AND ENFORCEMENT, ESTABLISHING THE DUTIES AND AUTHORITY OF THE BUSINESS COMPLIANCE OFFICER I; PROVIDING ADMINISTRATIVE CITATION AUTHORITY AND PENALTIES (INCLUDING FIRESAFETY VIOLATIONS); PROVIDING FOR APPEALS; PROVIDING FOR SEVERABILITY; AND FOR OTHER LAWFUL PURPOSES. HEREAS, the City Council of the City of Stockbridge desires to facilitate responsible community growth that meet the needs of residents; and WHEREAS, Article IX, Section II, Paragraph IV of the Constitution of the State of Georgia authorizes the governing authority of each municipality to adopt plans and exercise the power of zoning in furtherance of the public health, safety, and general welfare; 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 has adopted the Code of Ordinances, including Title 9 – Licensing and Regulation, governing business operations, occupation tax certificates, and regulatory compliance; and WHEREAS, the City has also adopted Title 12 – Unified Development Code, which establishes development standards, zoning districts, land use regulations, and incorporates by reference the International Fire Code and NFPA 101 Life Safety Code to ensure the safety of buildings and occupants; and WHEREAS, the City Council finds it necessary to enhance and clarify local regulatory enforcement authority to ensure consistent compliance with licensing, zoning, and fire safety standards; and WHEREAS, the creation of a codified enforcement framework for the Business Compliance Officer I, including inspection duties, administrative citation authority, and defined penalty structures, will promote fairness, transparency, and accountability in business regulation; and WHEREAS, establishing clear enforcement procedures, including an administrative appeals process, serves to protect due process rights while maintaining an efficient regulatory system; and WHEREAS, the City Council determines that the amendments set forth herein are in the best interests of the public health, safety, and welfare of the City and its residents. SECTION 1. Title; Authority; Intent. This ordinance shall be known and cited as the “Business Licensing Compliance and Enforcement Text Amendment.” It is adopted pursuant to the City Charter and the authority granted under the City of Stockbridge Code of Ordinances, including Title 9 (Licensing and Regulation) and Title 12 (Unified Development Code). The Unified Development Code (UDC) provides the City’s land development authority (UDC §1.2), states purposes including the protection of public safety (UDC §1.4), and adopts by reference the International Fire Code and NFPA 101 Life Safety Code (UDC §1.7.6(H), (O)). SECTION 2. Findings. (a) The City requires businesses to obtain and display occupation tax certificates and comply with licensing requirements (Title 9, Chapter 9.01); (b) Effective field inspections, complaint response, and coordinated enforcement promote voluntary compliance and life-safety; (c) Clear codified duties and authority for the Business Compliance Officer I (BCO I) are necessary to implement Title 9 and Title 12, in coordination with the Fire Marshal and other officials. SECTION 3. Code Amendment—Creation of Title 9, Chapter 9.60. Title 9 of the City of Stockbridge Code of Ordinances is hereby amended by creating Chapter 9.60, to read as follows: Chapter 9.60 — BUSINESS LICENSING COMPLIANCE AND ENFORCEMENT 9.60.010 Establishment; Purpose; Reporting. (a) Position established. There is hereby established within the Department of Community Development the position of Business Compliance Officer I (BCO I). (b) Purpose. The BCO I conducts field and records inspections to verify business compliance with occupation tax/licensing (Title 9, Chapter 9.01), zoning and use approvals (Title 12), and applicable fire-safety requirements as coordinated with the Fire Marshal. (c) Reporting. The BCO I shall report operationally to the Fire Marshal for life-safety coordination and administratively to the Community Development Director or designee. 9.60.020 Definitions. For purposes of this Chapter: “Business” means any person or entity required to obtain an occupation tax certificate under Title 9, Chapter 9.01; “Inspection” means an on-site or records review to determine compliance with City licensing, zoning, and fire-safety requirements; “Notice of Violation (NOV)” means a written notice identifying noncompliance, corrective actions, and deadlines; “Premises” means any business site, structure, or property subject to City regulation. 9.60.030 Duties of the Business Compliance Officer I. (1) Conduct inspections of new and existing businesses for valid occupation tax certificates, zoning/use compliance, and fire-safety conditions; (2) Educate applicants on licensing applications and required documentation; (3) Receive and investigate complaints of unlicensed or non-compliant operations; (4) Issue Notices of Violation (NOVs) and maintain inspection records; (5) Provide compliance education and outreach to business owners; (6) Coordinate with Planning/Zoning, Code Enforcement, Finance/Business Services, and the Fire Marshal’s Office; (7) Prepare routine reports and metrics for departmental leadership. 9.60.040 Authority. (a) Right of entry. During business hours or other reasonable times when the premises is open to the public or operations are occurring, the BCO I may enter areas open to the public for the limited purpose of verifying compliance. Entry to non-public areas shall be by consent, administrative warrant where required by law, or in coordination with another authorized official. (b) Document review. The BCO I may request and review City-issued licenses, certificates, approvals, and required on-site records. (c) Notices of Violation. The BCO I may issue written NOVs specifying violations, corrective actions, and deadlines. (d) Administrative citations. The BCO I is authorized to issue administrative citations as provided in Section 9.60.050. (e) Referrals. The BCO I may refer matters to Code Enforcement, the Fire Marshal, Planning/Zoning, the City Attorney, or Municipal Court, including for license suspension or revocation as provided by law. (f) Immediate hazards. Conditions that present an immediate threat to life safety shall be promptly referred to the Fire Marshal for action under the International Fire Code and NFPA 101 as adopted by the City. (g) Identification. The BCO I shall carry City identification and present it upon request when performing official duties. 9.60.050 Administrative citations; penalties. (a) Citation authority. The BCO I may issue administrative citations for: • Operating a business without a valid occupation tax certificate under Title 9, Chapter 9.01; • Failure to display an occupation tax certificate as required; • Operating in violation of zoning/use approvals under Title 12; • Failure to correct violations identified in an NOV within the prescribed timeframe; • Fire-safety violations identified during inspections, coordinated with the Fire Marshal. (b) Penalty schedules. Penalties shall be assessed as follows: Table 1 — Licensing/Occupation Tax/Zoning Violations Violation Type 1st Offense Licensing, Occupation Tax, or Zoning/Use Violations 2nd Offense (12 months) 3rd+ Offenses (12 months) $250 $500 $150 Table 2 — Fire-Safety Violations (coordinated with Fire Marshal) Fire-Safety Violation Severity Non-Critical (documentation/minor equipment deficiencies) Critical (life-safety hazards; exit obstructions; disabled alarms/suppression) 1st Offense 2nd Offense (12 months) 3rd+ Offenses (12 months) $200 $300 $600 $350 $500 $1,000 (c) Continuing violations. Each day a violation continues after the compliance deadline shall constitute a separate offense. (d) Payment and collections. Civil penalties are due within fifteen (15) calendar days of citation issuance unless appealed per Section 9.60.070. Unpaid penalties may result in refusal to issue or renew a license and may be referred for further enforcement. (e) Cumulative remedies. Administrative penalties are cumulative of any criminal or civil penalties authorized elsewhere in the Code. 9.60.060 Procedures; notices; service; reinspection. (a) Form of NOV. An NOV shall identify the business and premises, describe the violation(s), cite applicable Code sections, state corrective actions and deadlines, and include appeal instructions. (b) Service. NOVs and citations may be served personally, by posting at the premises, and/or by mail or electronic delivery consistent with City policy. (c) Reinspection. The BCO I may conduct re-inspections to confirm abatement. 9.60.070 Appeals and administrative review. (a) Right to appeal. A recipient of an NOV or administrative citation may file a written appeal within ten (10) business days of issuance. (b) Filing. Appeals may be filed in person, by certified mail, or electronically through a City- authorized system. Appeals shall include the citation/NOV number, business name and address, grounds for appeal, and supporting evidence. (c) Hearing. The Community Development Director or a designated Hearing Officer shall schedule a hearing within fifteen (15) business days of receipt of a complete appeal, with at least five (5) business days’ notice. Hearings may be in person, virtual, or hybrid. (d) Procedures. The appellant may present testimony, documents, and witnesses and may be represented by counsel. Formal rules of evidence shall not apply, but all evidence must be relevant and reliable. The City bears the initial burden of proof; the appellant bears the burden to demonstrate error, non-occurrence, timely compliance, or mitigating factors. (e) Decision. A written decision shall be issued within ten (10) business days after the hearing, affirming, modifying, or dismissing the citation or penalty, or extending deadlines. The decision constitutes the City’s final administrative action unless further appeal rights are provided by law. (f) Effect on life-safety hazards. Filing an appeal does not relieve immediate correction of lifesafety hazards. Monetary penalties for critical fire-safety violations may be stayed only with Fire Marshal approval. SECTION 4. Cross-References; Coordination with Existing Code. This Chapter shall be construed in harmony with: (i) Title 9, Chapter 9.01 (Administrative Fees, Regulatory Fees and Occupation Taxes), including §§9.01.100 (Fees payable when), 9.01.110 (Occupation tax certificate—display), 9.01.170 (Registration required—Failure to obtain), 9.01.180 (Due date—Penalty and interest), and 9.01.210 (Revocation); (ii) Title 12—Unified Development Code, including §1.2 (Authority), §1.4 (Purpose and intent), Chapters 2 and 3 (zoning districts and use regulations), and Chapter 11 (Enforcement); and (iii) the International Fire Code and NFPA 101 adopted in UDC §1.7.6. SECTION 5. Public Record. This document shall be maintained as a public record by the City Clerk and shall be accessible to the public during all normal business hours of the City of Stockbridge. SECTION 6. Severability. To the extent any portion of this Ordinance is declared to be invalid, unenforceable, or non-binding, that shall not affect the remaining portions of this Ordinance. SECTION 7. Repeal of Conflicting Provisions. All City Ordinances inconsistent with this Ordinances shall be repealed. SECTION 8. Effective Date. This Ordinance shall become effective immediately upon its adoption by the City Council of the City of Stockbridge as provided in the City Charter. SECTION 9. Attorney Authorization. The City Attorney, backed by the City's charter and with the explicit endorsement of the City Council, is authorized to make necessary amendments to contracts, ordinances, resolutions, and documents to align them with the intent of the City Council and ensure compliance with all pertinent city laws and regulations. SO ORDAINED this ____ day of __________, 20__. ______________________________ Jayden Williams, Mayor ATTEST: _____________________________(SEAL) Cassandra Lester, Interim City Clerk APPROVED AS TO FORM: ______________________________ Quinton Washington, City Attorney City of Stockbridge Purchasing Division City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, GA 30281 ADDENDUM NO. 1 SOLICITATION NO.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0012 SOLICITATION TITLE: CITY OF STOCKBRIDGE – ON CALL ARCHITECTURAL SERVICES FOR A MULTI-PURPOSE CULTURAL ARTS, YOUTH, AND SENIOR RECREATIONAL FACILITY ATTENTION ALL POTENTIAL BIDDERS: MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS. This addendum forms part of the contract documents and modifies the original bidding. Documents shall be as binding as if contained therein. X Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to disqualification. Return Completed Revised Bid Pricing Sheets with Bid Submittal. TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES AND CLARIFICATIONS: Words in strikethrough type are deletions from existing text. Words in bold, underline type are additions to the existing text. 1. Proposal Due Date has not changed. The Proposal Due Date is Thursday, November 20, 2025, 3:00 PM EST. 2. The deadline for questions has not changed. The deadline for questions is Friday, October 31, 2025, 3:00 PM EST. CLARIFICATIONS / MODIFICATIONS / QUESTIONS AND ANSWERS Q1. BOND REQUIREMENT – Considering bonds are not typically required for professional architecture services, and architectural services are covered under professional liability insurance (also called errors and omissions or E&O insurance), can the City revisit and wave this requirement? Typically, bonds are required for construction services. Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 10/22/2025 - Addendum No. 1 – Page 1 of 2 A1. Bonds (Exhibit D) will not be required for this RFP. Q2. Cost Proposal – In order to provide detail line items of all costs associated with the project, can the city provide the project(s) criteria (i.e., new renovation, size construction budget, site conditions, etc..)? Or will hourly rates work? A2. The Request for Proposal (RFP) requires hourly rates to accommodate a range of services across multiple projects. The initial project requiring immediate on-call services is the Multipurpose Center. However, the selected vendor will also be expected to provide similar services for future projects as they arise. Flexibility and scalability of services are essential to meet the evolving needs of the department. Q3. Clarification on Bond Requirements for RFP No. 2025-0012 – Could you please clarify whether the bond requirements listed in Exhibit D (Bond Documents) are applicable to this solicitation, given it is for professional architectural design services? These types of bonds are typically associated with construction contracts, and we would like to confirm whether their inclusion in the RFP was intentional. A3. Bonds (Exhibit D) will not be required for this RFP. Q4. LDDBlueline Questions – 1. “The title on the cover page notes a specific project, but the contents of the RFP appear to cover a broader range of projects. Is the RFP for On-Call Architectural Services to serve multiple departments within the City of Stockbridge or just Parks & Recreation?” 2. There are numerous references to Bonds, Bid Bonds, or Performance & Payment Bonds within the RFP. These usually apply to construction contractors and not design firms. Please confirm if these references need to be removed.” A4. 1. The services proposed under this contract are designed to support a broad range of projects across multiple departments within the municipality. To ensure flexibility and responsiveness, all services will be provided on an hourly rate basis, allowing departments to engage support as needed without delay. A4. 2. Bonds (Exhibit D) will not be required for this RFP. Q5. New Building vs. Existing – Please confirm if this if for a new building or an existing evaluation is required (as noted on page 36). A5. The initial project for which services are required involves the evaluation and development and design of a location for a new building. This project will serve as the starting point for the contract and will require immediate on-call professional services. Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 10/22/2025 - Addendum No. 1 – Page 2 of 2 Q6. Commissioning? - Please confirm if Commissioning will be required for this project. A6. Commissioning will not be required for this project. The scope of work outlined in this proposal pertains exclusively to pre-construction activities, including site evaluation, planning, design, and coordination with relevant departments. All construction-related services, including commissioning and construction oversight, will be addressed under a separate RFP issued at a later stage. Q7. Resident Project Representative? – Please confirm whether a Resident Project Representative will be required for this project or not. A7. A Resident Project Representative (RPR) will not be required for this project. The construction phase will be procured and managed under a separate RFP, which will outline specific construction oversight and representation needs at that time. This proposal focuses solely on the pre-construction services related to site evaluation, planning for a new building, and other professional services. Q8. FORMS – Please clarify which forms are actually applicable to the on-call or rec center design (bid bond, performance bond, payment bond etc. – these don’t apply). A8. Bonds (Exhibit D) will not be required for this RFP. Q9. NEED FOR CLARIFICATION ON SCOPE OF WORK – Please clarify if this is for on-call services as it has a Recreation Center project title. It appears the scope is for an oncall, but it is our understanding that it is for a Rec Center renovation after the pre-proposal meeting. The RFP is very unclear and mentions task orders and multiple project types. A9. This RFP seeks to establish a contract for on-call professional services to support a variety of projects across multiple departments. The initial project requiring services under this contract is the Multipurpose Center, which involves pre-construction activities related to the evaluation and planning of a new building. Future projects will be identified and initiated as departmental needs arise, with services deployed accordingly under the established on-call framework. End of Addendum No. 1 Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 10/22/2025 - Addendum No. 1 – Page 3 of 2 City of Stockbridge Purchasing Division City of Stockbridge City Hall 4640 North Henry Boulevard Stockbridge, GA 30281 ADDENDUM NO. 2 SOLICITATION NO.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0012 SOLICITATION TITLE: CITY OF STOCKBRIDGE – ON CALL ARCHITECTURAL SERVICES FOR A MULTI-PURPOSE CULTURAL ARTS, YOUTH, AND SENIOR RECREATIONAL FACILITY ATTENTION ALL POTENTIAL BIDDERS: MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS. This addendum forms part of the contract documents and modifies the original bidding. Documents shall be as binding as if contained therein. X Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to disqualification. Return Completed Revised Bid Pricing Sheets with Bid Submittal. TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES AND CLARIFICATIONS: Words in strikethrough type are deletions from existing text. Words in bold, underline type are additions to the existing text. 1. Proposal Due Date has not changed. The Proposal Due Date is Thursday, November 20, 2025, 3:00 PM EST. 2. The deadline for questions has not changed. The deadline for questions is Friday, October 31, 2025, 3:00 PM EST. CLARIFICATIONS / MODIFICATIONS / QUESTIONS AND ANSWERS Q1. CONSTRUCTION ADMINISTRATION: RFP Page 3 item 1. Terms : It is understood that the contract must be renewed or terminated on an annual basis on December 31st. Should A/E services provided by the successful firm go into the construction administrative (CA) phase, the profession liability as well as state law requirements may require the CA services extend past the renewal date to the completion of the project. Accordingly, can we assume once under contract for full A/E services provided within standards of the industry, moves onto Construction the successful firm will be retained to the completion of the project? Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 1 of 5 A1. Yes, it can be reasonably assumed that once under contract for full A/E services— provided those services are performed in accordance with industry standards—the successful firm will be retained through the completion of the project, including the Construction Administration (CA) phase. While the contract is subject to annual renewal or termination on December 31st, the City acknowledges that professional liability and state law requirements may necessitate continuity of CA services beyond the renewal date. The intent is to maintain consistency and quality throughout the life of the project. Q2. INTERVIEWS: Please clarify the timeline for interviews for the selected firms mentioned in Section I.3.c. Proposals are due by 11/20, are interviews expected to take place within the first week of December in order to meet the expediated timeline the city expects? A2. The City reserves the right to hold interviews as part of the evaluation process. Should the City choose to exercise this option, a detailed timeline and schedule will be provided to all shortlisted respondents. At this time, the City intends to make its selection based on the submitted proposals, references, and budget considerations. This approach allows for a thorough review of each submission while maintaining an efficient decision-making process. Q3. LEED CERTFICATION: Does the city plan to seek LEED certification for all projects under this contract or will that be up to the discretion of the project manager for each individual project? A3. LEED certifications will be pursued at the discretion of the individual Project Manager assigned to each project. The City recognizes the value of sustainable practices and encourages consideration of LEED standards where appropriate, but final decisions regarding certification will be made based on project-specific goals, budget, and scope. Q4: CONTRACT RENEWALS: For renewals. will the selected firm need to resubmit qualifications yearly in June for the city's review A4: 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. The City’s contractual year is January 1 through December 31. Q5: LEED GUIDELINES: Could you please clarify if the buildings will need to follow the LEED guidelines for design requirements or if they need to be obtained LEED certification. Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 2 of 5 A5: All buildings should be designed and constructed in alignment with LEED guidelines, with the intention of acquiring LEED certification. This reflects the City’s commitment to sustainable development and environmental stewardship. Final decisions regarding certification level and pursuit will be made in coordination with the individual Project Manager, based on project scope, feasibility, and budget. Q6: SIZE OF PARCELS: Do you have an estimate of the size of the available parcels for the proposed buildings A6: The top three locations identified by staff for the proposed multipurpose center are parcels of approximately 3.6 acres, 6.1 acres, and 16.6 acres, respectively. These sites are currently under consideration based on factors such as size, accessibility, and potential for development Q7: TOTAL NUMBER OF TEAMS SELECTED: Due to the type of contract (on-call Architectural and Design Engineering Services), how many teams will the City select for these services? A7: The City is currently seeking to engage one qualified team to provide the requested services. However, the City may consider selecting two teams if it is determined that doing so would better serve the needs of the project. This flexibility allows the City to ensure the most effective and comprehensive delivery of services Q8: PROPOSAL CONTENT INCLUSION: The RFP is requesting for proposal, currently there are several unknowns for the two buildings that the City wants to design under this contract (Multi-Purpose Cultural Arts, Youth and Senior Recreational Facility). We would like to know if the proposal response will be including team qualifications, references, approach and previous similar experience, and team members rates rather than a proposal fee. A8: The proposal response should include team qualifications, references, approach, and previous similar experience; However, a proposal fee is required. Q9: BID BOND Could you please confirm if the bid bond is required for this proposal? Typically, this is not requested for design services. A9: BONDS (Exhibit D) will not be required for this RFP. Q10: PRE-PROPOSAL MEETING MINUTES Are the meeting minutes from the pre-proposal meeting available, and can they be shared? A10: Yes. Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 3 of 5 Q11: REQUEST CHANGE TO WORDING PROFESSIONAL LIABILITY LIMITS IN SECTION 12.7.3.1The wording of the professional liability limits in Section 12.7.1.3 states that ... "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 and at least ONE MILLION DOLLARS ($1,000,000) Policy Aggregate. Such insurance must contain nose and tail coverage to include work performed by the Service Provider from the project’s inception date and until such time as the Statue of Limitations has run for the work done on the project." Our insurance provider suggests that the Insurance Requirements be amended to include the yellow highlighted wording on the Professional Liability Policy. All Professional Liability Limits in the Insurance Industry contain both the “Each Claim” and “Policy Aggregate” language. As currently written in the RFP, the insurer says that the professional liability limits are impossible to comply with. Could the city make that change? A11: The City will not change its insurance requirements. Q12: REQUEST CHANGE TO WORDING OF PROFESSIONAL LIABILITY SECTION 12.7.9 – DEDUCTABLES The wording of Section 12.7.9 Deductibles says "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." Section 12.7.9 should not apply to the professional liability insurance policy. In any settlement or because of any judgment, the payment of the professional liability coverage is in excess of the required deductible. Depending on the situation and timing of the resolution of a claim, the insurer might pay first and collect the deductible obligation after the resolution, but the payment would not include the amount of the deductible obligation. The risk assessment review provided by our insurance company stated that any situation where the insured’s contractual obligation will impose an additional requirement on the insurance company that goes beyond the insurance policy terms and conditions is not attainable. Regardless of what the contract says, the deductible is the insured’s obligation and the insurance policy will not pay 110% of a claim. Could the city make that change? A12: The City will delete section 12.7.9 in this RFP. Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 4 of 5 Q13: COMMUNITY CENTER NEEDS CLARIFICATION Does the City anticipate "event" food service to be included in the development of the community center? A13: The facility will include a food preparation area but not a full kitchen. Design considerations should reflect this limitation, ensuring functionality for light catering or warming stations without full cooking capabilities. Q14: ARTS CENTER CLARIFICATION: Does the city anticipate consideration of performing arts events as part of an arts center facility request? A14. Performing arts should be considered as an integral component of the facility’s development. The City encourages design teams to incorporate flexible and functional spaces that support a variety of performing arts activities, reflecting the community’s cultural and creative needs. End of Addendum No. 2 Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 5 of 5 Meeting Minutes for Non-Mandatory Pre-Proposer’s Conference for RFP No. 2025-0012 On-Call Architectural Services for Multi-Purpose Cultural Arts, Youth and Senior Recreational Facility. Date: Friday, October 24, 2025 Time: 10:00 AM Location: City of Stockbridge City Hall Building 1st Floor, Patrick Henry Conference Room 4640 N. Henry Boulevard Stockbridge, Georgia 30281 ATTENDEES: Community Development Department: Ryan Anderson, Director, Veronica Green, Chief Planner Procurement Division: Wanda J. Cooley Proposers: Nathan Baker - Sizemore Group John Ford, Tim Weesner, Jordan Futch - Robert And Company S. Agudelo - Kleinfelder, Inc. Willie F. Smith, Jr. - Harris & Smith, LLC Leah F. Jones – LFJ Architects Heather Hubble – TSW Michael L. Looney – Pond & Company Keith Solomon – CPL Andrew Haney, Founding Principal – Brink Design Ashley McIntyre – Jericho Design Group The meeting was called to order at 9:53 AM by Procurement Division Officer, Wanda J. Cooley. Ms. Cooley informed attendees that the information would be repeated (if needed) because the meeting began seven (7) minutes earlier than the allotted time in the RFP (10:00 AM EST). WELCOME: All attendees were formally welcomed to the Non-Mandatory Pre-Proposer’s Conference for Solicitation No. RFP 2025-0012. INTRODUCTION OF STAFF AND CITY OFFICIAL Ms. Cooley introduced the Community Development Director, Mr. Ryan Aderson, and Chief Planner, Ms. Veronica Green. Director Anderson introduced Stockbridge City Manager, Mr. Shawn Edmonson, who welcomed all of the attending responders to the City of Stockbridge. City Manager Edmonson also expressed his heartfelt thanks to the attendees for taking their valuable time to attend the PreProposer’s Conference. Procurement Division 4640 North Henry Boulevard Stockbridge, Georgia 30281 | 770.389.7900 Pre-Proposers Meeting Minutes RFP No. 2025-0012, – On-Call Architectural Services…… Page 2 The Procurement Division Staff reviewed the Request For Proposals event dates: ➢ Opening - 10/17/2025 ➢ Non-Mandatory Conference - 10/24/2025 The Non-Mandatory Conference was optional, allowing those firms that did not attend to submit response proposals. ➢ Deadline For Questions – 10/31/2025 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 solicitation will be posted on the Bonfire Website. It is the Offeror’s responsibility to check the Bonfire portal for any addenda or other communications related to this solicitation. ➢ Closing – 11/20/2025 Questions and concerns were raised in the following areas: • BONDS (EXHIBIT D) Proposers were concerned that Bonds were required for this RFP because they are usually requested for construction projects and not Professional Services. Procurement Division Representative informed the proposers that the question would be reviewed by legal, and the answer would be posted by Addendum. • PARCELS: Proposers inquired as to how many parcels the city has for this project. The Community Development Director informed the proposers that there are multiple parcels that the City owns, and the determination of which property is best for the structure(s) will be made by the City and the consulting firm. • QUANTITY OF FIRMS: Questions were raised as to the number of firms that would be selected for the RFP. The Community Development Director informed everyone that only one (1) firm will be selected for Architectural Services. Once the Architectural component is completed, an RFP will be solicited for Project Management. • ADDITIONAL PROJECTS: Proposers questioned whether the Multi-Purpose facility was the only project under this contract. The Community Development Director advised that the On-Call status of the contract allows for additional consulting services as the City deems necessary. Staff reiterated the need to put all questions in writing in the Bonfire Portal. Event dates were reiterated, and everyone was thanked for making the time to attend this Conference. The meeting concluded at 10:42 AM. Procurement Division 4640 North Henry Boulevard Stockbridge, Georgia 30281 | 770.389.7900 Resolution To Approve an On‑Call Architectural Services Contract for the Multi‑Purpose Cultural Arts, Youth, and Senior Recreation Facility Ryan Anderson, MPPA, CPM Director, Community Development City Council Meeting February 9, 2026 Requested Action Requeste d Council Action Approve a resolution authorizing the City to enter into a contract with TSW for On‑Call Architectural Services to support planning, design, and construction‑related tasks for the Multi‑Purpose Cultural Arts, Youth, and Senior Recreational Facility. Purpose: This approval will allow the City to formally execute the on‑call contract identified through RFP No. 2025‑0012, enabling TSW to begin providing architectural, design, and technical support services as needed for project development. Background and Procurement Process RFP Initiation and Objectives City of Stockbridge issued RFP No. 2025-0012 to secure architectural services for a new multipurpose community facility. Procurement Process and Compliance The process followed city policies and state regulations, using an electronic portal for fairness and transparency. Evaluation and Award Decision Firms were evaluated on qualifications, experience, and capability; TSW was awarded based on expertise and service scope. Contract Purpose and Benefits On-call service contract streamlines future projects, ensuring timely response and support through all phases. Procurement Process Timeline RFP Issued Pre-Proposal Conference Oct. 17, 2025 Oct. 24, 2025 Proposal Submission Deadline Novembe r 20, 2025 Evaluation Period Deadline Dec 1, 2025 Notice of Intent to Award Feb 3, 2026 Council Approval (Pending) Feb. 9, 2026 Evaluation Team • Evaluation Team Divisions • Office of the City Manager • Public Works • Planning & Zoning • Fire • Economic Development Criteria Point Consulting Experience (25 pts) Local Government Experience in Facility Design (20 pts) Qualification of the Consulting staff (20 pts) Demonstrated Ability of the Consultant to perform (25 pts) Cost Proposal (10 pts) Five Evaluatio n Criteria Selected Vendor: TSW Selected Vendor & Scoring Overview Selected Vendor: TSW TSW ranked highest in response to RFP No. 2025‑0012. Demonstrated strongest qualifications and multidisciplinary expertise. Selected for ability to support planning, design & construction needs. Scoring & Evaluation • Evaluation team included City Manager’s Office, Public Works, Planning & Zoning, Fire, and Economic Development. • Scoring Criteria (100 pts total): – Experience (25) – Local Gov’t Facility Design (20) – Staff Qualifications (20) – Ability to Perform (25) – Cost Proposal (10) • TSW achieved the highest overall score and was awarded the contract. Scope of Services: Part I Core Services Design Responsibilities Architectural firm(s) will provide services across: • Planning & Feasibility Studies • Conceptual, Preliminary & Final Design • Construction Documents • Bidding Support • Construction Administration & Oversight • Commissioning & Post‑Construction Services Architect(s) must support: • Fundamental and enhanced LEED commissioning • System performance verification (HVAC, electrical, plumbing, envelope, technology systems) • Monitoring and follow‑up within 10 months after substantial completion Scope of Services: Part II Site & Environmental Services Commissioning Requirements Scope may include: • Site development and environmental concept plans • Stormwater and drainage design • Utility coordination (water, sewer, electric, communications) NEPA documentation and environmental assessments • Architect(s) must support: • Fundamental and enhanced LEED commissioning • System performance verification (HVAC, electrical, plumbing, envelope, technology systems) • Monitoring and follow‑up within 10 months after substantial completion Scope of Services: Part III Construction Phase Duties Additional Services (As Needed) • Field inspections for compliance • Review of O&M manuals • Participation in construction meetings • Punch lists, final inspections & as‑built documentation • Construction cost and change‑order review • Hazardous materials investigations • Boundary & topographic surveying • Geotechnical studies • Utility relocation design • Condition assessments and lifecycle cost analysis Firms will provide: • Reports, evaluations & recommendations • Schematic and design development packages • Full construction plan sets & specifications • Bidding documents & addenda • As‑built drawings and close‑out materials Deliverables Comprehensive Architectural Phases Services cover all facility development stages from conceptual planning to construction completion, ensuring seamless project delivery. Specialized Technical Coordination Expected Outcome s Includes coordination of structural, mechanical, electrical, plumbing, life-safety, and code compliance documentation. Bidding and Construction Support Assistance with bid packages, contractor evaluations, site visits, RFIs, submittal reviews, and commissioning oversight. Flexible, Task-Based Approach Task-order system allows prioritization based on project needs and funding, ensuring efficient service delivery. Access to Architectural Services Purpose and Importanc e of the Contract The contract guarantees immediate and continuous access to expert architectural services throughout design and construction phases. Efficiency and Procurement Benefits On-call format streamlines task orders, reducing administrative burden and avoiding repeated procurement cycles. Community and Strategic Impact Supports development of a flagship facility serving diverse groups with emphasis on transparency and responsible stewardship. Design Quality and Compliance Ensures design quality, regulatory compliance, integration of safety, accessibility, and sustainability throughout the project. Contract Structure • Initial contract term will be through Dec 31, 2026 • Up to four (4) optional annual renewals • Work authorized via Task Orders; no guaranteed minimum • Compensation based on approved hourly rates Hourly Rate and Payment Structure Payment is based on an hourly rate schedule, paying only for documented services performed per task order. Cost Control and Transparency Financial Considerations The model ensures full cost control and transparency by requiring detailed billing and compliance with purchasing policies. Consultant Cost Estimates Consultants submit cost estimates for each task order before work begins, enabling budget evaluation and authorization. Long-term Fiscal Management The financial framework supports the City’s capital planning and ensures responsible fiscal management throughout the project. Request for Resolution Approval • Staff respectfully requests that the Mayor and City Council approve a resolution authorizing the City to enter into a contract for On‑Call Architectural Services in support of the Multi‑Purpose Cultural Arts, Youth, and Senior Recreation Facility with TSW • The authorization includes approval of the contract not to exceed three percent (3%) of the total construction costs excluding furnishing and fixtures, with all work to be issued through task orders in accordance with City procurement policies. Thank You. • Ryan Anderson, MPPA, CPM • Director, Community Development • randerson@stockbridgega.org Response Proposal Listing For Request for Proposals No. 2025-0012 On-Call Architectural Services for Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility Proposals from the following Responders were received in response to Request For Proposals No. 2025-0012, City of Stockbridge On-Call Architectural Services for Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility. 1. CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.) dba CPL 2. Harris & Smith, LLC 3. Jericho Design Group 4. MOSA Architects 5. PRAXIS3 6. Sizemore Group 7. TSW Department of Finance-Procurement Division * 4640 N. Henry Boulevard * Stockbridge, Georgia 30281 * Tel (770) 389-7900