---
date: 2023-01-26
title: Planning Commission-Canceled Agenda Packet
source: 2023-01/2023-01-26_Planning Commission-Canceled_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Planning Commission
PLANNING COMMISSION Meeting
BOARD MEMBERS
Agenda
Askia Abdullah, Chair
Stanley Dumas
January 26, 2023 6:30 PM
Kathleen Nelson
Harold Thibodeaux
David Planchon
Vacant

ADMINISTRATION
Brecca Carter
Community Development Director

Ryan Anderson
Chief Planner

STOCKBRIDGE CITY HALL
Linda Logan,
4640 NORTH HENRY BLVD.
Senior Planner, Secretary
STOCKBRIDGE, GA 30281

Gordon Linton, Planner I Website: www.cityofstockbridge.com

Phone: 770-389-7900
Quinton Washington, City Attorney
Fax: 770-389-7912
AGENDA
PLANNING COMMISSION MEETING
CITY OF STOCKBRIDGE
THURSDAY, JANUARY 26, 2023 6:30 PM

I. CALL TO ORDER
II. INVOCATION
III. PLEDGE OF ALLEGIANCE
IV. ROLL CALL
V. ADOPTION OF THE AGENDA
VI. APPROVAL OF MINUTES -- October 27, 2022 Summary Minutes
October 27, 2022 Summary Minutes

ADOPTION OF 2023 PLANNING AND ZONING SCHEDULE

Item # 1 - 2023 Planning and Zoning Schedule
Presented by:

PUBLIC HEARINGS:

Item # 1 - CITY OF STOCKBRIDGE -- ADOPTION OF THE OFFICIAL ZONING MAP,
#OZM-2022-01. To consider Staff amendments to the Official Zoning Map, in
accordance with the Resolution and Referendum annexation method, voted
upon during the November 8, 2022 election. There are approximately 1640+/- new
parcels to be added to Stockbridge City boundaries, as indicated within House
Bill 612, including but not limited to 23 subdivision communities, and parcels
primarily consisting of 1507+/- single-family residential, 105 combined
commercial and industrial, etc.
To be deferred until further notice.

Presented by:
Page | 3

Item # 2 - CITY OF STOCKBRIDGE – ADOPTION OF THE OVERLAY DISTRICT
MAP, #ODM-2022-01. To consider Staff amendments to the Overlay District Map,
in accordance with the Resolution and Referendum annexation method, voted
upon during the November 8, 2022 election. There are approximately 1640+/- new
parcels to be added to Stockbridge City boundaries, as indicated within House
Bill 612, including but not limited to 23 subdivision communities, and parcels
primarily consisting of 1507+/- single-family residential, 105 combined
commercial and industrial, etc.
To be deferred until further notice.
Presented by:

Item # 3 - CITY OF STOCKBRIDGE – ADOPTION OF THE FUTURE LAND USE
MAP, #FLUM-2022-01. To consider Staff amendments to the Future Land Use
Map, in accordance with the Resolution and Referendum annexation method,
voted upon during the November 8, 2022 election. There are approximately
1640+/- new parcels to be added to Stockbridge City boundaries, as indicated
within House Bill 612, including but not limited to 23 subdivision communities,
and parcels primarily consisting of 1507+/- single-family residential, 105
combined commercial and industrial, etc.
To be deferred until further notice.

Presented by:

Item # 4 - CITY OF STOCKBRIDGE -- UNIFIED DEVELOPMENT CODE -- TEXT
AMENDMENT, #TX-2022-01. To allow the use of “Computer and data processing
services” within the C-3 Heavy Commercial District as a permitted use, and to
update other applicable references to this use throughout the Unified
Development Code.

Presented by: Brecca Carter

Item # 5 - COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-06. To
consider a change to the future land use designation of property at 576 Davis
Road (Parcel #S05-01002000) from Henry County’s designation of ‘Low-Density
Residential’ to the City of Stockbridge’s designation of ‘High-Density
Residential’ in order to allow for the construction of a townhome
development. Applicant: Forestar Real Estate Group (USA), Inc. Agent: Alex
Brock of Smith, Gambrell & Russell, LLP. The property is located in Land Lot 91
of District 12, and it contains 27.635 +/- acres.

Presented by: Brecca Carter

January 26, 2023 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

Item # 6 - REZONING CASE #RZ-2022-07. The City of Stockbridge Planning
Commission will hold a public hearing on Thursday, January 26, 2023 at 6:30
p.m., and the City of Stockbridge Mayor and City Council will hold a public
hearing on Monday, February 13, 2023 at 6:00 p.m., in the Stockbridge City Hall,
located at 4640 North Henry Boulevard in Stockbridge, Georgia, to consider a
request to rezone property at 576 Davis Road (Parcel #S05-01002000) from Henry
County’s ‘RA’ (Residential-Agricultural) district to the City of Stockbridge’s
‘MFR’ (Multiple Family Residential) district in order to allow for the construction
of a townhome development. Applicant: Forestar Real Estate Group (USA),
Inc. Agent: Alex Brock of Smith, Gambrell & Russell, LLP. The property is
located in Land Lot 91 of District 12, and it contains 27.635 +/- acres.

Presented by: Brecca Carter

Item # 7 - VARIANCE CASE #VR-2022-03. The City of Stockbridge Planning
Commission will hold a public hearing on Thursday, January 26, 2023 at 6:30
p.m., and the City of Stockbridge Mayor and City Council will hold a public
hearing on Monday, February 13, 2023 at 6:00 p.m. in the Stockbridge City Hall,
located at 4640 North Henry Boulevard in Stockbridge, Georgia, to consider
three Variance Requests for property at 576 Davis Road (Parcel #S05-01002000)
in order to allow for the construction of a townhome development. The three
requested variances are as follows: 1) reduce the front yard setback from the
required minimum of 50 feet to 25 feet; 2) reduce the side yard setbacks from the
required minimum of 15 feet to 10 feet; and 3) increase the maximum lot
coverage from the allowable maximum of 50 percent to 75 percent.
Presented by: Brecca Carter

Item # 8 - COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-07. The City of
Stockbridge Planning Commission will hold a public hearing on Thursday,
January 26, 2023 at 6:30 p.m., and the City of Stockbridge Mayor and City
Council will hold a public hearing on Monday, February 13, 2023 at 6:00 p.m., in
the Stockbridge City Hall, located at 4640 North Henry Boulevard in Stockbridge,
Georgia, to consider a Comprehensive Plan Amendment Request to change the
future land use designation of certain property on the north side of Hudson
Bridge Drive, comprising Parcel #032-01-26000, from ‘Medium-Density Vertical
Mixed-Use’ to ‘High-Density Residential’ in order to allow for the construction of
an apartment development. Applicant: Carter Acquisitions, LLC, c/o Battle Law,
P.C. Agent: Battle Law, P.C. The property is located in Land Lot 21 of District 6,
and it contains 20.367 +/- acres.

Presented by: Brecca Carter

January 26, 2023 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

Item # 9 - REZONING CASE #RZ-2022-08. The City of Stockbridge Planning
Commission will hold a public hearing on Thursday, January 26, 2023 at 6:30
p.m., and the City of Stockbridge Mayor and City Council will hold a public
hearing on Monday, February 13, 2023 at 6:00 p.m., in the Stockbridge City Hall,
located at 4640 North Henry Boulevard in Stockbridge, Georgia, to consider a
request to rezone certain property on the north side of Hudson Bridge Drive,
comprising Parcel #032-01026000, from the C-2 (General Commercial) district to
the MFR (Multiple Family Residential) district in order to allow for the
construction of an apartment development. Applicant: Carter Acquisitions, LLC,
c/o Battle Law, P.C. Agent: Battle Law, P.C. The property is located in Land
Lot 21 of District 6, and it contains 20.367 +/- acres.

Presented by: Brecca Carter

PROJECT UPDATES

STAFF COMMENTS

ADJOURNMENT

January 26, 2023 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
City of Stockbridge
Mission: To provide visionary leadership and superior municipal services that enhance
the quality of life for citizens while creating a welcoming business atmosphere focused
on sustainability and expansion of tourism and cultural events.

SUMMARY MINUTES
PLANNING COMMISSION
THURSDAY, October 27, 2022 at 6:30 p.m.

BOARD MEMBERS: ADMINISTRATION:
Askia Abdullah, Chairman Brecca Carter, Community Dev. Director
Stanley Dumas Valerie Ross, City Zoning Attorney
Harold Thibodeaux Vanessa Holiday, City Clerk
David Planchon Ryan Anderson, Chief Planner
Linda Logan, Senior Planner / PC Sect’y
Gordon Linton, Planner I

I. CALL TO ORDER – Made at 6:30 p.m.

II. INVOCATION – Given by Harold Thibodeaux.

III. PLEDGE OF ALLEGIANCE – Done in unison.

IV. ROLL CALL (Taken by Linda Logan):
Present Absent

~ Askia Abdullah X

~ Stanley Dumas X

~ Harold Thibodeaux X

~ David Planchon X
A quorum of board members was achieved.

V. ADOPTION OF THE AGENDA

A motion was made by Stanley Dumas to adopt the Agenda, and it was seconded by
Harold Thibodeaux. A vote was taken, and the Agenda was adopted unanimously.

VI. APPROVAL OF MINUTES – August 25, 2022 Summary Minutes.

A motion to approve the Minutes was made by Harold Thibodeaux, and it was seconded
by Stanley Dumas. A vote was taken, and the Minutes were approved unanimously.

VII. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-05 – John R. Landers, Jr.,
applicant and property owner, requests a Comprehensive Plan Amendment to change
the future land use designation of Parcel #S27-02021000 (a.k.a. 443 MLK, Sr. Heritage
Trail) from ‘Medium-Density Residential’ to ‘Heavy Industrial’ to allow for an industrial
development. The property contains 1.962 +/- acres and it is located in Land Lot 36 of
District 12 within the Stockbridge City Limits.
To be presented by the Community Development Staff.

Staff Presentation -- Gordon Linton made a PowerPoint presentation of this case. He
explained that although the case was advertised for a proposed future land use change of
the subject property to Heavy Industrial, the Planning and Zoning Staff determined that
Light Industrial would be a more suitable future land use designation for the applicant’s
proposed use. Thus, the Staff Report recommended the denial of Heavy Industrial and
the approval of Light Industrial.

Applicant’s Presentation--The applicant, John Landers, then gave a project description.
He questioned why Heavy Industrial was not recommended by Staff.

Staff Comments -- Ryan Anderson explained that the Staff believed that Heavy Industrial
land uses belonged to the east of Rock Quarry Road, but that Light Industrial land use
designations are already located to the north and east of the subject property.

Public Hearing--Chairman Abdullah opened the Public Hearing, then closed it after he
determined that there were no speakers for this case, either in favor or in opposition.

Board Action – Stanley Dumas made a motion to change the subject property’s future
land use designation to Light Industrial, and David Planchon seconded the motion. A
vote was taken, and the motion was adopted unanimously.

VIII. REZONING CASE #RZ-2022-06 – John R. Landers, Jr., applicant and property owner,
requests a Rezoning to rezone Parcel #S27-02021000 (a.k.a. 443 MLK, Sr. Heritage
Trail) from ‘SR’ (Suburban Residential) to ‘HI’ (Heavy Industrial) to allow for an
industrial development. The property contains 1.962 +/- acres and it is located in Land
Lot 36 of District 12 within the Stockbridge City Limits.
To be presented by the Community Development Staff.
City of Stockbridge, Georgia Planning Commission Summary Minutes for October 27, 2022 2
Staff Presentation -- Gordon Linton gave a PowerPoint presentation of this case. He
stated that the applicant proposed to store industrial equipment in a new, modular building
with 2,400 square feet for his existing home-moving company. Mr. Linton explained that
Section 9.2.1 of the Stockbridge Unified Development Code (UDC) listed the appropriate
criteria to evaluate, and that no hazardous materials were to be stored on the property.
He explained that although the case was advertised for a proposed rezoning of the subject
property to Heavy Industrial, the Planning and Zoning Staff determined that Light Industrial
zoning would be a more suitable zoning classification for the applicant’s proposed use.
Thus, the Staff Report recommended the denial of Heavy Industrial and the approval of
Light Industrial.

Public Hearing--Chairman Abdullah opened the Public Hearing, then closed it after he
determined that there were no speakers for this case, either in favor or in opposition.

Board Action – Harold Thibodeaux made a motion to change the subject property’s
future land use designation to Light Industrial, and David Planchon seconded the motion.
A vote was taken, and the motion was adopted unanimously.

IX. ZONING MODIFICATION CASE #ZM-2022-01 – Eaman Fatemi, Applicant and
Member of Pivotal Enterprises, LLC (Owner as Applicant), requests a Zoning
Modification to modify the previously-approved Rezoning Case #RZ-03-04 and its
Development Agreement (along with two amendments) to allow for the proposed
Brush Creek Commons townhome development. The applicant requests various
changes to the required amenities and site plan. The property contains 15.895 +/-
acres, with frontages on Brush Creek Court and Shields Road. It is located in Land
Lots 59 & 70 of District 12 within the Stockbridge City Limits.
To be presented by the Community Development Staff.

Staff Presentation – Linda Logan gave a PowerPoint presentation of this case, beginning
with a brief history of the property. She stated that the property was rezoned in 2003 from
R-2 to RM-2, and that a Development Agreement and a list of Development Conditions
were adopted, based on a schematic site plan. Then an Amendment to the Development
Agreement was adopted in 2004, which contained a list of required amenities; followed by
the adoption of a Second Amendment in 2007. These documents were not based upon
any approved detailed site plan, however; and the last known detailed site plan, dated
January 25, 2005, was approved by Henry County (acting on behalf of the City of
Stockbridge).

Ms. Logan explained that although the previous developer was approved to build 41
townhomes, none were built and only the new street (Brush Creek Court) was installed.
Now, the current developer wanted to make some changes to the required Development
Conditions that were approved by City Council, and this requires the requested Zoning
Modification. The applicant believed that the townhomes were not developed due to three
main reasons: 1) environmental issues (the presence of floodplains and wetlands on the
development site); 2) anticipated high HOA maintenance costs due to a high number of
amenities having to be supported by a relatively small number of homeowners; and 3) the
impractical locations of some of the amenities. Ms. Logan stated that if the requested
zoning modification were to be granted, the developer would still be required to comply
City of Stockbridge, Georgia Planning Commission Summary Minutes for October 27, 2022 2
with the remaining zoning conditions of the approved rezoning and development
agreements.

Ms. Logan then showed lists of site amenities which the applicant proposed to keep,
remove, change, or provide (add). In addition, the applicant had informed the Staff that
he wanted to prepare a clean site plan and a new survey of the property prior to the City
Council meeting.

Applicant’s Presentation – The applicant, Eaman Fatemi, answered questions from Board
members and distributed paper copies of his proposed changes to the amenities. In
addition, Mr. Fatemi, Sr. (the applicant’s father) pleaded the applicant’s case. He is the
owner of Pivotal Enterprises, LLC.

Board Comment – Stanley Dumas remarked that no final site plan was being proposed
tonight.

Staff Comment – Ms. Logan explained that that was why the Staff was recommending
Zoning Condition #1 to require the applicant to submit a proposed site plan to be approved
by the Staff.

Applicant’s Legal Counsel – Attorney Steve Cole stated that the applicant/developer had
developed the Austin Park Subdivision in Stockbridge, which has 82 single-family lots. He
spoke in favor of possibly leasing some townhome units at Brush Creek Commons due to
market conditions, because otherwise, he said, some units would remain unoccupied.
Referring to Pages 14 and 15 of the Staff Report, he said that grills would be located next
to the pavilion, not next to the clubhouse.

Public Hearing – Chairman Abdullah opened the public hearing. There was only one
speaker – Darlene Brewster Clark of 141 Shields Road. Ms. Brewster stated although
she was not opposed to the townhome development per se, she did have some concerns.
One of these was her concern about a possible access road being installed from the
subject property to Shields Road. She wondered what this project would look like, and
she said that someone needs to govern the building and leasing of this project. Ms. Clark
said that there is a discrepancy in the boundary line between the applicant’s property and
hers, and that she needs to know about the proposed buffer. Further, the survey of the
property shows about a 20-foot discrepancy boundary, and she needs to have a buffer on
her side of the property. She is also concerned about the caliber of potential homeowners,
and she wants to see a new site plan.

Applicant’s Comment – The applicant stated that he had just asked his surveyor to prepare
a new survey of the property (which was included in the Staff presentation).

Chairman’s Comments – Chairman Abdullah stated that the applicant must come back
with an official site plan, and he also recommends the preparation of new survey to
determine the correct boundaries of the subject property. He then closed the public
hearing.

City of Stockbridge, Georgia Planning Commission Summary Minutes for October 27, 2022 2
Board Comment – Stanley Dumas stated that he needed to see a new site plan because
he was unsure of what the developer was going to build and how it would look. Without
the new site plan, he could not vote on this case.

Board Action – Harold Thibodeaux made a motion to accept the applicant’s proposed
amenity and site plan changes, and to accept the Staff’s four recommended zoning
conditions. David Planchon seconded the motion. A vote was taken, and the motion
was approved by a vote of 3-0-1, with Stanley Dumas abstaining.

X. PROJECT UPDATES
To be presented by the Community Development Staff. No action is required.

Ms. Carter stated that the Bridges at Jodeco mixed-use development project was
“moving along well.” She also stated that two other commercial development projects
were “underway” – the Holiday Inn Express and the Tru Hilton Hotel.

XI. STAFF COMMENTS
To be presented by the Community Development Staff. No action is required.

Ms. Carter introduced Valerie Ross as the City’s new Zoning Attorney.

XII. BOARD COMMENTS -- [None].

XIII. ADJOURNMENT

Harold Thibodeaux made a motion to adjourn the meeting, and Stanley Dumas
seconded the motion. A unanimous vote of approval was taken, then Chairman
Abdullah stated that the meeting was adjourned. It was 8:25 p.m.

City of Stockbridge, Georgia Planning Commission Summary Minutes for October 27, 2022 2
City of Stockbridge
2023 PLANNING & ZONING SCHEDULE
Planning Commission meetings are held at 6:30 p.m.
All meetings are held in the Council Chamber at City Hall.

Applications will be heard by the Planning Commission a minimum of 45 days
from the Application Filing Deadline. Public notification and sign posting must
occur no sooner than 15 days before the Planning Commission meeting.
(City of Stockbridge U.D.C., Section 9.32(A)—Legal Advertisements.)

Each row in the table below represents an Application Cycle.

APPLICATION PUBLIC
APPLI- FILING NOTIFICATION/ PLANNING MAYOR /
CATION DEADLINE SIGN POSTING COMMISSION CITY COUNCIL
CYCLE # (Monday, DEADLINE MEETING MEETING
unless noted) (Wednesday) (Thursday)* (Monday)

1 January 2, 2023 February 1, 2023 February 23, 2023 March 13, 2023

2 February 6, 2023 March 1, 2023 March 23, 2023 April 10, 2023

3 March 6, 2023 April 12, 2023 April 27, 2023 May 8, 2023

4 April 3, 2023 May 3, 2023 May 25, 2023 June 12, 2023

5 May 1, 2023 May 31, 2023 June 22, 2023 July 10, 2023

6 June 5, 2023 July 5, 2023 July 27, 2023 August 14, 2023

7 July 3, 2023 August 2, 2023 August 24, 2023 September 11, 2023

8 August 7, 2023 September 6, 2023 September 28, 2023 October 9, 2023

9 September 5, 2023 October 4, 2023 October 26, 2023 November 13, 2023
(Tuesday)
10 October 2, 2023 November 1, 2023 November 16, 2023* December 11, 2023

11 November 6, 2023 December 6, 2023 December 21, 2023 January 9, 2024

12 December 4, 2023 January 3, 2024 January 25, 2024 February 12, 2024

* The Planning Commission meeting for November will occur one week early due to the Thanksgiving
Holiday.
Changes in the scheduling of any of the above meetings or notifications will be made in compliance
with the City of Stockbridge Unified Development Code.
Proposed Text Amendment to the Unified Development Code, #TX-2022-01

TO: Stockbridge Planning Commission & City Council

FROM: Brecca R. Carter, Director of Community Development

MEETING DATE: Planning Commission: 1-26-2023; City Council 2-13-2023
Originally advertised for 12-15-2022 (Canceled);
City Council 1-9-2023 (Removed from Agenda)

SUBJECT: Text Amendment to the Unified Development Code, #TX-2022-01

I. PURPOSE

To allow the use of “Computer and data processing services” within the C-3 Heavy
Commercial District as a permitted use, and update other applicable references to this
use throughout the Unified Development Code.

II. BACKGROUND

The proposed use for Computer and data processing services is currently only allowed
within the Light Industrial (LI) and Heavy Industrial (HI) zoning district.

Computer and data processing includes the conversion of raw data to machine-readable form,
flow of data through the CPU and memory to output devices, and formatting or transformation
of output. Any use of computers to perform defined operations on data can be included under
data processing. Data and set of instructions are given to the computer as input and the
computer automatically processes the data according to the given set of instructions. The
computer is also known as electronic data processing machine.

Furthermore, in accordance with Section 2.4.10 Heavy Commercial, the Intent is to provide
distinct areas for commercial activities which provide products and services that require
locations along major arterial roads, highway intersections, and freeway interchange areas,
due to their generation of heavy traffic or their need to transport and display heavy bulk
materials, and which provide services that would not be appropriately located in areas
providing neighborhood or other commercial retail and service activities. Uses in this district
shall be located on roads having a minimum classification of major arterial. It is the
interpretation that this use is of a commercial nature and is compatible with other Heavy
Commercial (C-3) permitted uses.

III. STAFF RECOMMENDATION

Community Development staff requests that the Planning Commission & City Council
approve for the allowance of Computer and data processing centers within the C-3
zoning district.
Citv of Stockbrldqe Plrnnlne rnd Zonlne Dlvlcloir
Application for an Amendment to the Comprehensive Plon
FORESTAR (usA) REAL ESTATE GROUP INC. phon.. 404-98s-0460
Namc of Applicant Datc, gti0l2022
Address ofApp licant: 3330 Cunrbcrland Blvd,Suite 275 Ccll #
City: Atlanta SUe: GA Zip: 30339 E-mail:
Nams of Alex Brock - Smirh, Cambrell & Russell, LLP phone: 404-Bt5-3603 l'totc. 91t012022

Address of Agent: I105 W. Pcrchtrce St NE Cell #
City: Atlanta State; 94 Zip: 3030e E-mail:

TTg TgnsoNs NAMED ABovE AFFIRM THAT TIIEY ARE TIIE OwNER Th. propcrt) wllt !o rOSTED wltl r C[ty of

OR ACENT OF TIIE OIIVNER OF'TIIE PROTERTY I}ESCnIEEII BELOW lltoclbrldgc Plrnolng ud Zonlng Slgn, Thr iltD nutt

AND REQUESTS THAT THf, POLLOWING AMENDMENT TO THE renrln on ttr rubJcct proputy lbr no hrr lhrn llftrcn

CoupnpnnNsrvE PLAN BE cRANTETT: dryr prlor to thr Plrnnlng ClommMon end Mrtor/Clty
Councll nectlng(*), Thc eppllcrnt flr proprrg, orrlr
FRoml Courrty Low Den$lty Rcsidentlal shrll not rmrovc or eltor thc rlgn fof

of Stockbridge High Densig Residential
ilt*ffi.,o-o

Property Addrcss: 576 Davit Road, Stockbrldgc, GA 30281

Ncarcst interscction to thc propcny: Estat€s Avenue & Davis Road

Size of Tract jl$l_acrc(s). Land LotNumba(s): 70 and 91 Dishic(s): Lz
Propc,ty Tax Paroel Number(s): S0s-01002000
(Requtred)

Witncss' of

/45r f l,-..-. s [r*)'.\so n
Name of Printed Name of Applicant

Notary

Notery Scel:

Total Amount Paid t Clrd # ( F E ES,t RE Ng.N-RE F W DA B L E)

Applicrtlon chcckcd by:

Prc-rppl i crtion mcctlng: Date:

Planning Commirsion Dscieionl

Mryor/Clty Council Dacision :

Planning Director's Signature: Datc:

1 of 4

CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

The undersigned below, or as attached, is the owner of the property that Is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant In the pursuit of a/an
t for this property (Please fill in one of the following: Rezonlng,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner W*
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant -t Z a/Aa/i0
Address of Authorized Applicant -7-3^ ' A^b
Telephone and E-Mail of Authorized Appllcanlfffg*/) 792+ fa

I swear that I am the owner of the property that Is the subject matter of the attached application, as it is shown
in the records of Henry County, Georgia.

Personally-appeared before me:

, who swears that the Information which is contained in * x, QV
this Owner's Authorization is true and correct to the best J ~ x
of his/her knowledge and belief.

Notary Public's Sigih

[Affix Seal Here]
Notary Public's Primed Name and Dati

City of Stockbridge ■ www.CltyofStockbridge.com • Page 5 of 5 ■ Rev. 8/2013
2 of 4

CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

I he undersigned below, or as attached, is the owner of the prone r tv ihn; r. I he t ■>' •’ u anpi, w- t Gift
undersigned does diilv authorize the aupli< ant nann <1 below (c .ns, w ria applicant in i;u pur'-iin
COfrtfJ for this property [Please fill in one of the following F(czon> ng,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner _________________________
Address of Property Owner_ VAtiAtr 3o2&1_________
Telephone and E-Mail of Property Owner 6^7 *05 '76 5'7 4- i?z >'<,0L —\

Name/Company Name of Authorized Applicant uTzy/X-
Address of Authorized Applicant
Telephone and E-Mail of Authorized Applicant/^QV) YqO j

I swear that I am the owner of the property that Is the subject matter of the attached application, as it is shown
In the records of Henry County, Georgia.

Signatut

Personally appeared before me:

€ Qtm

, who swears that tne Information which is cont;
?r. 13 v
this Owner's Authorization is true and correct to
of hi knowledge and belief.

Notary Public'js Sigrl

[Affix Seal Heie]
Notary

Oily of Stockbridge • www CilyotStockbridge com • Pago 5 of 5 ■ Itev IV2013
3 of 4

CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone; (770) 389-7900
Fax; (770) 389-7912

The undersigned below, or as attached, is the owner of the property that Is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
. for this property [Please fill in one of the following; Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.).

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant . . .,.'. .;'
Address of Authorized Applicant ____________ ________ ____
Telephone and E-Mail of Authorized Applicant 2 ___________________________________________

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown
in the records of Henry County, Georgia

Signature Date

Personally appeared before me;

Guo s. c?
, who swears that thetoormation which is contained in
this Owner's Authorization is true and correct to the best
of his/herktiow ledge and belief.

Notary Public's Sigiibture/ )

a r—11- AG ■'30 12X)7-^^Xxx^WfT?Scal Here]

Notary

Cily of Stockbridge • www.GityofStockbridge.com • Page 5 of 5 ■ Rev. 8/2013
4 of 4

CITY OF STOCKBRIDGE | OWNER’S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770) 389-7912

The undersigned below, or as attached, is the owner of the property that Is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
for this property [Please fill in one of the following: Rezonlng,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant
Address of Authorized Applicant 3?; „
Telephone and E-Mail of Authorized Applicant/^O^/) VqO

I swear that I am the owner of the property that is the subject matter of the attached application, as it Is shown
in the records of Henry County, Georgia

Signatur Date

Personally appeared before me:
'Rrt)<x.es.

, who swears that the information which is contained in
this Owner's Authorization is true and correct to the best
of his/her knowledge and belief.

Notary Public'

[Affix Seal Here]
Notary

City of Stockbridge ■ wvw/.CHyofStockbridge.com ■ Page 5 of 5 > Rev. 8/2013
1 of 4

Letter of Ownership

Carolyn Louise Smith O'Brien
3gftalm'&airilo Srookhridee GA 30ggt
sssbriens't @ydloo eorn

404-520-0981

505-01002000 (576 Davis Road)

I, affinn that I own the above-referenced tax parcel. I also
that I am aware of the rezon lng request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock
- Srnith, Cambrell & Russell, LLp)
related to the referenced property and consent to same.

I 4

CAROL I-OUISE SMITH O'B

Date

Sworn to and subscribed belbre me
tlris 30 day of September
_,2022

NOTARY I,tC
2 of 4

Letter of Ownership

Reba Srnith Ordonez
112 Mann Blvd,, Stockbridge, GA 30281
nr-mc@re&g,an.oom
678-794-1098

S05-01002000 (576 Davis Road)

I, _Reba S. Ordonez_, hereby affirm that I own the above-referenced tax parcel.
I also acknowledge that I am aware of the rezoning request filed by Forestar (USA)
Real Estate (iroup, lnc. (c/o J. Alexander Brock - Smith, Garnbrell & Russell,
LLP) related to the referenced property and consent to same,

R SMITH OR

| \\1a
-r'lr -
Date: rttl!1.Y.fr.r'*',

Sworn to and subscribed before rne
ipr;-*ob^"'fi
this 30
of September "2022 i4|;:zi-rfjli;

fil I

"'lRYiCi:--
NOTARY BLIC
3 of 4

I etter of Ownership

Jeremy Smith. As Executor of
The Estate of Ralph Lee Smith, Deceased
ADDRESS lUq Mo.."1no l;q f^"c A,lnrr 6n 36"5"
EMAIL SrnrFf loa.{ @ &lls,.*l ,nak
PHONE ba6 L1r;E 76q7

505-01002000 (576 Davis Road)

I, hereby affirm thrt I own the above-roferenced ax parcel. I also
acknow that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and consent to same.

JEREMY SMIT}I. AS EXECUTOROF
THE ESTATE OF MLPH LEE DECEASED

Date:

Sworn to and subscribed before nre
t (lt.
this 30 day of September 2022i :: I
a -.r

,,'t".."'",.:'-j
,-/r rF" I
,.tl*rt**."' I

NOTARY PUBLIC
4 of 4

Letter of Ownership

Charles Walter Smith
142 Short Street
Bastrop, TX 78602
ch arlesws nithl 9 47 @gma i l. com
eva @p s-international. com
s12-9244808 Cell
5t2-743-0737

S05-01002000 (576 Davis Road)

I, Charles W. Srnith, hereby affirm that I own the above-refersnced tax parcel. I also
acknowledge that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and conselrt to same.

ARt,FS \VAI TER SMTTH

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_______________ Applicant Campaign Disclosure Form_______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City o£8t5bkbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes NozZ

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this 3^^ day of____ bo^
.4-/2. cf >_______
Applicant’s Name - Printed Signature of Appliclnt/Property Owrier/Agent

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridoa Cammunitv Oevoloomenl DBoartmnnl-4a02 North Henrv Blvd.: Slockbrldoe GA 30281 77O-3B9.7S0O
__ ____ __________ Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many terms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rozonittg,
uampiiign cuuiiibnuuii.s agi-iugmiHg $250 01 nunc, or made gifts haring in thu aggregnw a value in"$250 or more to u
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_____ .No y/

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within len (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift JR750 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, finn enterprise, franchise,
association, or trust) applying tin u rutoiiiug.

Citv of Stockbddon Communitv Dovnlonmont Dannrtrnont-<t6OR Not th Honrv Blvd.: Stockbrldae GA 3028t 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the piopcity outlet, and the agent. I,sc as many forms as m-i-dcd.)

lias the Applicant made, within two (2) years immediately preceding the filing of this application lor i rc/oiuna.
campaign contributions Aggregating $250 oi more, or made gifts having in the aggregate a value of S? 'O or more to a
member of the City pTStockbridgc Planning Commission or Stockbridge City Council who will consider the ipplic ition
Yes___ No 1/

It Yes, the applicant and lhe attorney representing the applicant must file the following information with the (. ily
of Stockbridge Planning and Zoning Division within ten (10) days after this application is firs' filed

Planning Commissioner and/or Dollar Amount of Description of Gift 5250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member_____

We certify that the foregoing information is true and correct, this "5 day of

Applicant’s Name - Printed

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying (or a ruzoning.

Citv of StocktuiiloR Crimnninitv Duvnlonnmnl Duoaiirunnt- <1602 Noith Hnnrv Blvd Slocklxidua OA 30'261 2/O-3H9 zooo
Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rez.oning,
campaign contributions aggregating $250 or more, or made gills having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any Individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rozoning,

Clfv of Stockhrldan Communitv Dnvolnoment DQoartmont-4602 North Honrv Blvd.: Stockbrldaa RA 30201 770-389-7900
______________ Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this day of

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Dennis J. Webb, Jr, Smith, Gambrell & Russell, LLP.
Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridoe Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridoe. GA 30281 770-389-7900
_________________ Applicant Campaign Disclosure Form_________________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this day of,

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Kathryn M. Zickert, Smith, Gambrell & Russell, LLP
Applicant’s Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Swom to and subscribed before me this
-*1$ day of •

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridae Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridae GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member ofthe City ofStockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_No�

If�, the applicant and the attorney representing the applicant must file the following infonnation with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commiuioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Camnaism Contribution which was e:iven to Board Member

We certify that the foregoing information is true and correct, this____day of_________, ___

Applicanes Name -Printed Signature of Applicant/Property Owner/Agent

J. Alexander Brock, Smith, Gambrell & Russell, LLP
Applicant's Attorney, if applicable -Printed
/Qf?L
Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before me this

* Applicant means any individual or business entity (corporation. partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbrldae Communitv Develaament Oeoartment-4802 North Henrv Blvd.: Stackbridae. GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the properfy olvner, and the agent. Use as many forms as needed.)

Has ths applicant made, within fwo (2) years immediately preceding the filing of this application lbr a rezoning,
campaign conhibutions aggregating $250 or nore, or made gifts having in the aggregate a value of $250 or more to a
membei rtf the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No x
If XS!, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( l0) days after this application is first filed;

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
Cifv Council Member Name Campaign Contribution which was given to Board Member

We certiff that the foregoing information is true and conect, this *. .-..*-- day ol'

Applicant's Name - Printed Signature of ApplicanVProperty Owner/

o licant's Attorney, app
Kirk Fjelstul
(Smith, Gambrell & Russell, LLP)
Swom to and subscribed before me this 14 day of %
trllllltlt

* Applicant means any inclivittual or business entily (corporation, partnership, limited partnership, firm enterprise, Ilanchise,
association, or frust) apptying for a rezoning,

Citv of Stockbridoe Communitv l)evelonment Deoartment--4602 North Henrv Bivd.: Stockbridoe GA 3028'1 770-389'7900
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the Rezoning,
Future Land Use Map Amendment, and Concurrent Variances Application

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

Kathryn M. Zickert
Dennis J. Webb, Jr.
J. Alexander Brock
Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

SGR/41261788.1
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed an application to annex ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”), from unincorporated Henry County into the City of Stockbridge.

Contemporaneously, the Applicant files this request to (a) rezone the Subject Property from its

current Henry County zoning designation, RA (Residential Agriculture), to the Stockbridge

designation of MFR (Multifamily Residential); (b) amend the Future Land Use Map designation

for the Subject Property from LD (Low Density Residential) (Henry County) to HDR (High

Density Residential) under the City of Stockbridge’s Comprehensive Plan; and (c) three

concurrent variances to the City of Stockbridge Unified Development Code to reduce the

minimum front and side setbacks and increase the maximum lot coverage.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 235 townhome units at a density of ±8.5 units per acre along with amenities and associated

site improvements (“Proposed Development”). The unit sizes and heights will meet the

requirements of the MFR district and will have a mix of units with either 1-car or 2-car garages. 1

The Applicant is also setting aside approximately 4.6 acres of the overall property as open space,

including the preservation of natural vegetation within the on site stream buffer. The Proposed

Development will contain amenities including a pavilion, playground, dog park, and walking

trail, as well as ±5,600 square feet of landscaped public space.

The surrounding area is developed with a mix of residential types and zonings, which are

compatible with the proposed townhomes and the MFR zoning. Subject Property is bordered by

The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.
As a consequence, the final architectural design is not submitted with the rezoning application.

SGR/41261788.1
the Pine Hills Mobile Home Park to the west, which is a manufactured home community zoned

RMH (Mobile or manufactured home development district) within unincorporated Henry

County. To the east, the Subject Property borders residential duplex lots long Sentry Oak Drive,

zoned RD (Residential duplex district) within unincorporated Henry County. Also to the east is

a property zoned RA containing a single family residence. To the north, the Subject Property

borders several properties zoned RA within unincorporated Henry County containing single

family residential homes. To the south, the Subject Property borders the right-of-way of Davis

Road. The Proposed Development is also located less than one mile east of the commercial node

at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA Highway 138). This

is a significant commercial area with many uses that are supportive of the nearby residential

including restaurant, retail and grocery. The introduction of modern, attractive townhomes will

act to further boost this commercial node and potentially attract newer business to the area.

The proposed townhomes also are in line with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan (“Comp Plan”), pg 18. The

Proposed Development is following these trends by adding a higher density townhome

development into the City. In addition, the proposed townhomes will add to the mix of housing

options existing in the area. Townhomes residences tend to attract younger professionals and

empty nesters, demographics that are not currently served by the surrounding mobile homes,

SGR/41261788.1
duplexes or larger lot single family residences. The Comp Plan recognizes the need for more

diverse housing options to attract younger professionals and millennials:

The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

The Applicant submits this document as a Statement of Intent with regard to this

Application, a preservation of the Applicant’s constitutional rights, a written justification for the

Application, and an analysis of the factors to be considered for a rezoning per the City of

Stockbridge Unified Development Code (“UDC”), § 9.2.2. A Site Plan has been filed with the

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property is currently located in unincorporated Henry

County. Concurrent with the rezoning, the Applicant requests that the City designate the Subject

SGR/41261788.1
Property as HDR (High Density Residential). The Proposed Development is consistent with this

designation and will advance a number of policy goals outlined in the City’s Comprehensive

Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

In addition, the HDR designation is compatible with character area designations adjacent

and nearby (i.e. there is “Low Density Residential” (Henry County) to the North and West,

“Medium Density Residential” (Henry County) to the East and “Low Density Residential” (City

of Stockbridge) to the South).

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

SGR/41261788.1
C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Proposed Development will be a positive addition to the area. The Subject

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 2 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for more dense

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another MFR district approximately 0.42 miles to the east on

Davis Road, the Big Oak Villas, which contains a townhome development at a density of ±7.9

units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.1
E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant

proposes to bring the Subject Property into the City, creating a new, vibrant and modern

development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

SGR/41261788.1
H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant used the Institute of Traffic Engineers (ITE) Trip Generation Manual (Ninth

Edition) to calculate vehicle trips for Residential Condominium/Townhomes (ITE 230).

According to ITE, the Proposed Development will result in a net increase of ±836.64 trips during

a weekday, ±63.36 trips during a weekday a.m. peak hour, and ±74.88 trips during a weekday

p.m. peak hour. Davis Road is classified as a local roadway per the Georgia Department of

Transportation (GDOT) Roadway functional classification map. The Subject Property is also a

short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and Stockbridge

Road (GA Highway 138) a principal arterial, both of which are major roadways intended for a

high volume of traffic. Moreover, the Subject Property is approximately one mile from Intrastate

Highway 675 (I-675) which can provide quick access to regional transportation. Because the

Subject Property is located in proximity to a number of major roadways, its impacts on traffic is

anticipated to be minimal.

J. HOW THE PROPOSAL IMPACTS ENVIRONMENTAL CONDITIONS,
INCLUDING, BUT NOT LIMITED TO, DRAINAGE, SOIL EROSION AND
SEDIMENTATION, FLOODING, AIR QUALITY, WATER QUALITY AND
QUANTITY.
The Applicant will mitigate any potential impacts to the environment by following all City,

County, State and Federal requirements related to drainage, soil erosion and sedimentation,

flooding, air quality, and water quality and quantity.
SGR/41261788.1
K. HOW THE PROPOSAL IMPACTS THE PROVISIONS OF ADEQUATE LIGHT
AND AIR.
The proposal will have no negative impacts on the provision of adequate light and air. See

also J, above.

L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, residential neighborhood that will deliver quality design and construction,

all of which should “raise-the-bar” for future development on adjacent and nearby properties and

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the

proposed design and incorporated appropriate buffers and setbacks to minimize negative

impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking four concurrent variances with its request to the following

requirements of the Stockbridge UDO:

SGR/41261788.1
A. Stockbridge Zoning Ordinance § 2.4.4 to increase the maximum lot coverage
from 50% to 75%

The MFR zoning district limits lot coverage to a maximum of 50%. The overall ±27.635

acre property will have a lot coverage under 50% however the lot coverage of individual

townhome lots will vary above 50%, up to 75%. Due to the nature of attached residential

homes, the lot width is limited to the width of the units themselves, and in this instance the

Applicant is proposing a 20-foot wide and 24-foot wide units. Because the lot width is fixed the

only way to increase lot size and reduce lot coverage, without affecting the unit size and

driveway paving, is to lengthen the lots. To achieve a lot coverage of 50% on a 20-foot or 24-

foot wide lot, a 156-foot deep lot is needed. 3 The lots, however, cannot be deepened to achieve

50% lot coverage due to the shape of the overall property. The Subject Property is a narrow,

rectangular parcel that is approximately five times longer than it is wide. 4 The shape of the

Subject Property squeezes its development toward the middle, thus restricting the depth of any

individual lots. Consequently, the lots must be shorter, thus increasing the lot coverage. This

will not have a detrimental impact, however. The Applicant is providing ±4.6 acres of the overall

property as open space, as well as amenities including a nature trail and dog walk. The

inclusion of such large open space areas and amenities will provide the future residents with

ample outdoor space within the community.

B. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

As noted in the paragraphs above the Subject Property is long and relatively narrow,

which compresses its development toward the center of the property. The narrowness also

results in the townhomes having a shorter front yard setback than the 50-feet that the MRF

A 20-foot wide unit will require a 136-foot deep lot and a 24-foot wide unit will require a 156-foot deep lot.
The property dimensions vary, but it is approximately 520 feet wide by 2,700 feet deep.

SGR/41261788.1
district requires. The 50-foot setback, however is excessive and is much larger than what is

typically required for townhome developments. For example, Henry County’s RS (Residential

Suburban) district, which allows townhomes, requires a minimum 25-foot front yard setback. See

Henry County Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard

setback, on the other hand, would result in the loss of a significant number of units, with little

positive benefits. The 25-foot setback is of sufficient length to allow a car to park in the

driveway without blocking the sidewalk. In addition, requiring a 50-foot front yard setback

would result in a large front yard that will require more maintenance. The large majority of

townhome residents choose to live in such a unit to avoid yard maintenance that is found in other

types of residences. Requiring a 50-foot front yard would eliminate one of the major attractions

to owning a townhome as compared to a single family detached residence.

C. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum side yard setback
from 15-feet to 10-feet

The Applicant seeks a reduction of the side yard setback for the individual townhome lots

due to the shape of the Subject Property and its topography. Requiring 15-foot side setbacks on

the end units would push the townhome development further north into the Subject Property.

The Subject Property, however, narrows towards the north, from over ±520 feet wide, closer to

Davis Road, to less than 420-feet wide at its northern end. Additionally, there is a significant

change in topography from the Davis Road frontage downward towards the creek at the Subject

Property’s northern end. The narrowness coupled with the change in topography results in a

loss of units if the townhomes are pushed northward to accommodate the appropriate setbacks.

The reduction from 15-feet to 10-feet will still meet the minimum 20-foot building separation

and is not likely to be visibly noticeable on the site. As a result, the grant of the requested

10
SGR/41261788.1
variance will not have a negative impact on the public, but it will allow the Proposed

Development on the Subject Property.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variances

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variances are not the result of the actions of the Applicant.

Sixth, the variance requested is the minimum variance that will make possible the legal use of

the land, building or structure. Finally, the variances will not permit a use of land, buildings, or

structures that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district other than

that requested is unconstitutional and contrary to the best interest of the health and welfare of the

citizens of the City of Stockbridge, and constitutes an arbitrary and capricious act. As a result,

the City of Stockbridge Unified Development Code is in violation of Article I, Section I,

Paragraphs 1 and 2 of the Constitution of the State of Georgia 1983; Article I, Section III,

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due
11
SGR/41261788.1
process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

other than that requested is unconstitutional in that it renders the Subject Property unusable and

destroys its marketability. Therefore, the current zoning constitutes a taking of the Applicant’s

property without just and adequate compensation and without due process of law in violation of

the Fifth and Fourteenth Amendments to the United States Constitution and in violation of

Article I, Section I, Paragraph 1 and Article I, Section III, Paragraph 1(a) of the Constitution of

Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

Applicant also invites and welcomes any comments from Staff or other officials of the City of

12
SGR/41261788.1
Stockbridge so that such recommendations or input might be incorporated as conditions of

approval.

This 3rd day of October, 2022.

Respectfully submitted,

Kathryn M. Zickert
Dennis J. Webb, Jr.
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

13
SGR/41261788.1
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

EXHIBIT A

LEGAL DESCRIPTION
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

29626693.1
SGR/37140068.3
Know what's below.
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.
NOTICE:

SHIELD RD
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
APPARENT SEWER MH EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
MAIN
R GRAVITY SS ANY OTHER PERSONS.
ED SEWE
PROPOS SS COPYRIGHTC 2022ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
SS PRIOR WRITTEN CONSENT OF ATWELL LLC

24 HOUR
EMERGENCY CONTACT
SS

SENTRY OAK CT
SS

OS
OP
PR
RC
FO
D SS
ES
EW
880 F
ER 850
890 870 CE

JURISDICTION: HENRY COUNTY
810 890 ORSS
860 88
820 0
MA
870 JURISDICTION: HENRY COUNTY
85 ZONING: RD IN
840
SS
820

ZONING: RA
25' ZONING BUFFER SS
C CE W
C YA
G EN SS 860
830 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 ER
81 169 170 171 172 173 174 175 176 177 178 179 213 214 215 216 217 218 219 220 221 222 223 224 225 EM
IN
226
227

BUF
FER
800
EX
IST DA
VIS
PLAYGROUND G
EA 82 SS 228 W
STR IL 0 T
RA WA
' SS SS SS SS SS SS SS SS SS 229
75 NGT SS SS SS SS SS
LKI ER
RO
JURISDICTION: HENRY COUNTY
230
WA
231 MA
AM

HENRY COUNTY, GEORGIA
RE
AD
SS 81 IN
ST 67 80 232
790 NT 82 168 167 166 165 164 163 162 161 160
159 158 157 156 155 154 153 152 151 150 149
ARE 68 79 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 233 W

12TH DISTRICT
AP PUBLIC

LAND LOT 91
69 78 83
234
COVERED 84 OPEN
FER 70 77 235
0 F PAVILION AND SPACE
79

ZONING: RA
BU MAIL KIOSK 71 76 85
E AM
STR 72 75 86
88 89 90 91 93 94 95 96 97 98
' SS 92 99 100 101 102 103 104 105 106 107
75 73 74
87 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130
STORM WATER 810
MANAGEMENT 800 DOG
AREA PARK

25' ZONING BUFFER
86
LIFT W
58 57 56 55 54 53 52 51 50 49
STATION 66 65 64 63 62 61 60 59 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 19 2 1
20 18 17 16 15 14 13 12 11 9 5 4 3
10 8 7 6

JURISDICTION: HENRY COUNTY
ZONING: RA

DAVIS ROAD TOWNHOMES
860
0 890
860 87
0 88
87

REZONING PLAN
840 85 0

79 80 810
82
830 0
JURISDICTION: HENRY COUNTY SITE AREA

FORESTAR
780
0 0
ZONING: RMH
TOTAL PROPERTY AREA: 27.635± AC

SITE IS NOT LOCATED WITHIN ZONING CLASSIFICATION
PROTECTIVE WATERSHED DISTRICT. JURISDICTION: HENRY COUNTY
900 EXISTING ZONING: RA
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE ADJACENT ZONING: RA, RMH, RD
890 PROPOSED JURISDICTION: CITY OF STOCKBRIDGE (ANNEXATION REQU.)
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 880
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 235 UNITS (8.5 UNITS/AC)
112 - 24'W X 50'D
123 - 20'W X 50'D DATE
10-03-2022
RESIDENT PARKING PROVIDED 694 RESIDENT SPACES
(4 SPACES PER 24'W UNITS W/ 2-CAR GARAGE)
(2 SPACES PER 20'W UNITS W/ 1-CAR GARAGE)
GUEST PARKING PROVIDED 46 SPACES (44 STD SPACES + 2 ADA SPACES)
TOTAL PARKING PROVIDED 740 SPACES
SITE LOCATION MAP (347 GARAGE SPACES)
(347 DRIVEWAY SPACES)
N.T.S. (46 SURFACE SPACES)

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)

CONCEPT DAVIS4 -FOR ZONING
SIDE SETBACK (PER CODE) 15'
SIDE SETBACK (REQUESTED) 10' (VARIANCE)
REAR SETBACK (PER CODE) 20'
REVISIONS
REAR SETBACK (REQUESTED) 20'
MIN. BUILDING SEPARATION 20'
MAX. LOT COVERAGE 50% (13.81 AC)
REQUESTED LOT COVERAGE 75% (VARIANCE)
MIN. OPEN SPACE 15% (4.14 AC)
PROVIDED OPEN SPACE 15% (4.6 AC)
SITE PROVIDED AMENITIES COVERED PAVILION AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL
MIN. PUBLIC OPEN SPACE 5,148 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA = 514,800 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)

SEWER CALCULATIONS 0 50' 100'
235 TOWNHOME UNITS x 300 GPD/UNIT = 70,500 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'

NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. ANNEXATION REQUIRED. PROJECT MANAGER: DRG
3. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) JOB #: ####
4. VARIANCE REQUIRED FOR SIDE AND FRONT SETBACKS.
5. VARIANCE REQUIRED FOR MAX. LOT COVERAGE. FILE CODE: ####
6. LIFT STATION REQUIRED FOR SEWER.
SHEET NO.
RZP1
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY WHAT WILL ACTULLY BE
BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING
CODE REQUIREMENTS ARE FOLLOWED.
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY
WHAT WILL ACTULLY BE BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF
BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING CODE REQUIREMENTS ARE FOLLOWED.
#CP-2022-06 for 576 Davis Road

TO: Mayor/Council
Planning Commission

FROM: Gordon Linton, Planner I

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: January 26, 2022

SUBJECT: Staff Report for Comprehensive Plan Amendment Case #CP-2022-06
For 576 Davis Road

I. PURPOSE

Consider a Comprehensive Plan Amendment application to change the Future Land Use
Designation of certain property from Low Density Residential to High Density Residential.
Application by Forestar (USA) Real Estate Group, Inc.

II. BACKGROUND

Proposed Development Townhome community with 235 units

Site Address 576 Davis Road
Parcel Identification S05-01002000

Parcel Acreage 27.635 acres
Applicant Forestar (USA) Real Estate Group, Inc., represented
by Smith, Gambrell & Russell, LLP
Owner Four owners—Jeremy Smith, Reba S. Oronez,
Carolyn S. O’Brien, and Charles W. Smith
City Land Use Designation Low-Density Residential
Number of Proposed Units Per Acre 8.5 units per acre
Current City Zoning RR (Rural Residential)

Current Use The property has three single-family residences and
a detached garage. In addition, it is a long, wooded,

#CP-2022-06 for 576 Davis Road

and narrow lot that slopes downward to the North,
where a stream and buffer are located.

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Property to the North Single-family detached homes Low-Density Residential
located
along Valley Hill Road
Property to the South Stockbridge Estates mobile Medium Density Residential
Home Park
Property to the East Single-family detached homes Medium Density Residential
along Davis Road; Sentry Oaks
(Duplex Subdivision)
Property to the West Pine Hills Estates (Mobile Low Density Residential; Medium
Home Park); Wildwood Density Residential
Estates (Subdivision)

SURROUNDING LAND USE DENSITIES

NAME Units Estimate Density Per Acres
Pine Hills Estates (Mobile Home Park) 91 2.5 units per acre

Sentry Oaks (Duplex Subdivision) 29 .88 units per acres

Meadow Ridge 70 1.30 units per acres

Stockbridge Estates Mobile Home Park 156 4 units per acre

Wildwood Estates (Subdivision) 233 3.22 units per acre

III. FINDINGS OF FACT

• The vicinity of the area is mostly residential to the north. There is a major commercial
area located in the southwest that contains Walmart, three shopping centers, and other
surrounding retail uses.
• The vicinity of the area is mostly ‘Low-Density Residential’ to the north and west while it
is mostly ‘Medium Density Residential’ to the south and east.
• The current zoning of the property is RR (Rural Residential). The applicant will be
seeking a rezoning to change the zoning of the property from RR (Rural Residential) to
MFR (Multiple Family Residential). A variance application was also submitted. The two
cases will be heard concurrently.

#CP-2022-06 for 576 Davis Road

• The subject property was annexed into the City as a result of the passage of the
Stockbridge Annexation Referendum during the November 8, 2022 Citywide election.

IV. MAPS AND ILLUSTRATIONS

Aerial Photo of 576 Davis Road

#CP-2022-06 for 576 Davis Road

Future Land Use Map of 576 Davis Road

#CP-2022-06 for 576 Davis Road

Conceptual Site Plan of 576 Davis Road

#CP-2022-06 for 576 Davis Road

V. ANALYSIS

Project Description

The applicant proposes a Comprehensive Plan Amendment to change the future land
use designations of certain property from Low Density Residential to High Density
Residential to allow for the purpose of allowing the development of a townhome
community with 235 units. The Future Land Use Designation Map designates the subject
property as Low Density Residential. However, the current Future Land Use is
incompatible with the requested rezoning. Therefore, the applicant is seeking a
Comprehensive Plan Amendment to change the Future Land Use Designation from Low
Density Residential to High Density.
Staff Analysis

The applicant requests a Comprehensive Plan Amendment under the City of
Stockbridge Unified Development Code Section (Sec. 9.2.7):

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

• The requested Comprehensive Plan Amendment of the subject property from Low
Density Residential to High Density Residential is necessary because the current land
use does not allow the development of townhomes. Furthermore, the proposed
densities would not be compatible with the required density for the current land use
designation.

2. Relation to the Zoning of the Property.

• The property’s requested zoning district is not compatible with the list of permitted
zoning districts that are found in the Comprehensive Plan. To allow for the proposed
zoning, the applicant has requested the rezoning of the property from RR (Rural
Residential to MFR (Multiple Family Residential) to allow the townhomes to be built.
The rezoning will be heard concurrently with this case along with the requested
variance.

3. Suitability of the Site’s Location.

• The proposed ‘High Density Residential’ land use designation would not be compatible
since the other surrounding land use areas are comprised of both Medium-Density
Residential and Low-Density Residential. Although the proposed development’s
density of 8.5 acres would meet the required density, the Comprehensive Plan
identifies the list of permitted uses that can be found under the ‘High-Density

#CP-2022-06 for 576 Davis Road

Residential’ land use designations which do not include townhomes.

4. Maintaining the Current Land Use Designation.

• Maintaining the current land use designation would deny the applicant from developing
the proposed townhomes. The applicant ‘s proposed rezoning is not feasible and
compatible with the surrounding community since the area is comprised of both Low-
Density Residential and Medium Density Residential. The proposed comprehensive
plan amendment will result in a negative impact on the overall community because it
will represent a high intensity use in an area that consists of both mobile home parks
and duplexes.

Summary of Impacts/Concerns

Code Compliance No comments provided
Police Department No comments provided
Fire Marshall N/A
Henry County Water and Sewer Water and Sewer is available per letter dated
from the Stockbridge Public Works
Department on October 3, 2022.
Building Any additional requirements would be
identified during the plan review stage. City
engineers should look closely at the site
design of the creek and floodplain areas.
Traffic The developer should coordinate with Henry
County DOT regarding the installation of the
new access, deceleration lanes, and a
possible new traffic signal.

VI. STAFF RECOMMENDATION

• The staff report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2022-06 would not be compatible with the other surrounding land
use designations located in the vicinity of the area. As a result, Planning and Zoning
staff recommends Denial of CP-2022-06 to High Density Residential.

Davis Road Townhomes
Traffic Impact Study

Prepared for:
Forestar (USA) Real Estate Group Inc.

Prepared by:
KCI Technologies Inc.
2160 Satellite Boulevard, Suite 130
Duluth, GA 30097
www.kci.com
678.990.6200

October 2022

KCI Project # 242209207
Davis Road Townhomes - Traffic Impact Study October 2022

Executive Summary

The purpose of this study is to evaluate the potential traffic impacts of the proposed Davis Road Townhomes
development. The site is in unincorporated Henry County, GA that will be annexed/rezoned to City of
Stockbridge, GA. The site is located along the north side of Davis Road. Based on the site concept plan the
proposed development will contain up to 235 townhomes. The development is expected to be built out by
year 2027. The concept plan (see Appendix B) for the development illustrates the conditions in the study
area, including the proposed townhomes and the driveway location. Access to the site is proposed at one
driveway along Davis Road. The site also proposed to provide one emergency access to Davis Road.

For the purposes of the traffic study the analysis included the expected completion (build-out) of the
development by year 2027. This study performed an analysis of existing traffic conditions and future traffic
conditions. The future conditions analysis was performed for the year 2027 Build Conditions. The traffic
impact study network consisted of the proposed site driveway.

Capacity Results

In the future year 2027 Build Conditions (with the Davis Road Townhomes development traffic volumes),
the proposed site driveway is expected to operate at acceptable levels of service during the AM and PM
peak hours.

Proposed Site Driveways

Based on estimated traffic volumes and the capacity analysis in the year 2027 Build year conditions, the
following intersection geometry recommendations are provided:

• Davis Road at Driveway #1
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control
o Note: No turn lanes along Davis Road are recommended based on City of Stockbridge UDC
and Davis Road classified as a local city maintained road.

II
Davis Road Townhomes - Traffic Impact Study October 2022

Table of Contents

1. Existing Conditions 1
1.1 Site Conditions 1
1.2 Roadway Conditions 1
1.3 Traffic Volumes 1

2. Future Conditions 2
2.1 Future No-Build Traffic Volumes 2
2.2 Future Roadway Conditions 2

3. Proposed Development Traffic 3
3.1 Trip Generation 3
3.2 Trip Distribution and Assignment 3
3.3 Future Build Traffic Volumes 3

4. Capacity Analysis 4
4.1 Future Build Conditions Capacity Analysis 5

5. Recommendations 6
5.1 Recommended Driveway Geometry 6
5.2 Turn Lane Analysis at Site Driveway 6
5.3 Inter-parcel Access 6

III
Davis Road Townhomes - Traffic Impact Study October 2022

Tables
Table 1: Proposed Site Trip Generation ....................................................................................................................................... 3
Table 2: Level of Service Criteria ..................................................................................................................................................... 4
Table 3: Future Year (2027) Build Level of Service................................................................................................................... 5

Appendix
A: Figures

Figure 1 – Location Map

Figure 2 – Existing Traffic Conditions

Figure 3 – Future Build (Year 2027) Conditions

B: Concept Plan

C: Traffic Count Data

D: GDOT Traffic Data

E: Intersection Volume Development

F: Capacity Analysis Reports

G: NCHRP Results

IV
Davis Road Townhomes - Traffic Impact Study October 2022

1. Existing Conditions
1.1 Site Conditions
The proposed development is located on undeveloped property with one residential home. Figure 1
provides a general location map. (Figures included in Appendix A). Access to the property is proposed to
be provided at one driveway along Davis Road (The concept plan is included in Appendix B). The site also
proposed to provide one emergency access to Davis Road. Nearby land uses are either residential homes
or undeveloped property.

1.2 Roadway Conditions
Davis Road is a two-lane roadway with a 35-mph posted speed limit. Davis Road is an east-west oriented
roadway. The City of Stockbridge and GDOT classifies Davis Road as a local road. The roadway has mostly
grassed shoulders on the north side of the roadway and sidewalk on the south side of the roadway in the
nearby vicinity. (Figure 2 identifies existing traffic conditions and lane geometry).

1.3 Traffic Volumes
Traffic counts were collected on Thursday, September 29, 2022, for use in the traffic analysis. Henry County
public schools were in session. The traffic data collected included one twenty-four-hour volume count at
the existing GDOT count station #8013.

Historical traffic volume data available from the GDOT TADA source were utilized to inform the annual
growth factor. Three locations are indicated in Appendix D. The three locations are:

• GDOT Count Station #151-0256 located on Highway 138, west of the development
• GDOT Count Station #151-0365 located on N Henry Boulevard, north of the development
• GDOT Count Station #151-8013 located on Davis Road, south of the development

Davis Road Townhomes - Traffic Impact Study October 2022

2. Future Conditions
2.1 Future No-Build Traffic Volumes
Future No-Build traffic volumes were developed by reviewing the historical traffic volumes roadways within
the vicinity of the project and historic population growth in the county. Three nearby GDOT count stations
were evaluated to determine a growth rate. The annual historic compound growth rate at the GDOT count
stations averaged to 1.7% per year. Henry County’s population growth rate was most recently reported as
1.67% per year in 2020. The Governor’s Office of Planning and Budget developed population projections
which indicates an estimated growth of 1.55% per year by 2027 in Henry County.

Considering this data, a 2.0% per year growth rate to account for background traffic volume growth was
used in the traffic study. For the purposes of this study the proposed development is expected to be fully
built out by 2027. A 2.0% per year growth rate was applied to the 2022 existing volumes to calculate year
2027 No-Build traffic volumes. The 2027 No-Build traffic volumes are indicated in the Intersection Volume
Development tables included in the Appendix E.

2.2 Future Roadway Conditions
A review of Georgia DOT, City of Stockbridge, and Henry County planned, and programmed transportation
projects was performed. There are no planned/ongoing roadway project near the development site.

Davis Road Townhomes - Traffic Impact Study October 2022

3. Proposed Development Traffic
Project traffic was calculated for the proposed development. Project traffic is defined as the vehicular trips
expected to be generated by the development and distributed over the roadway network.

3.1 Trip Generation
The project driveway volumes were calculated based on the Institute of Transportation Engineers’ (ITE) Trip
Generation Manual, Eleventh Edition. The development proposes 235 townhomes. The most applicable ITE
land use (LU) code is LU 215 (Single-Family Attached Housing). Due to the development type, no pass-by
reductions were included for the land use and no internal capture reductions were included. Table 1 below
summarizes the trips expected daily, during the AM peak hour, and during the PM peak hour for the
development.
Table 1: Proposed Site Trip Generation

Daily Trips AM Peak Hour PM Peak Hour
Units
Land Use (ITE Code) Two-Way
(DU) Enter Exit Total Enter Exit Total
Total
Single-Family Attached Housing (215) 235 1,740 36 81 117 78 59 137

Gross Trips (Driveway Volumes) 1,740 36 81 117 78 59 137

Notes: Trip Generation Rates based on ITE Trip Generation, 11th Edition

3.2 Trip Distribution and Assignment
An overall trip distribution and assignment of project trips was based on existing traffic patterns and a
review of land uses and the street network in the area. This information was used to apply the project traffic
volumes at the proposed development driveway.

The directional distribution for the proposed development is estimated to be:

• 70% to/from the west along Davis Road
• 30% to/from the east along Davis Road

3.3 Future Build Traffic Volumes
The 2027 future Build traffic volumes were calculated by adding the proposed development (Davis Road
Townhomes) traffic volumes to the projected year 2027 No-Build traffic volumes. Figure 3 (in Appendix A)
illustrates the year 2027 Build traffic volumes.

Davis Road Townhomes - Traffic Impact Study October 2022

4. Capacity Analysis
Capacity analysis was performed at the study intersections for the weekday AM and PM peak hours.
Intersection Level of Service (LOS) was calculated based on the methodologies contained in the Highway
Capacity Manual, 6th Edition. The Synchro Studio software, which utilizes the HCM 6th Edition methodology,
was utilized to perform the analyses.

Capacity is defined as the maximum number of vehicles that can pass over a particular road segment or
through a particular intersection within a specified period under prevailing roadway, traffic, and control
conditions. Level of service (LOS) is used to describe the operating characteristics of a road segment or
intersection in relation to its capacity. LOS is defined as a qualitative measure that describes operational
conditions and motorist’s perceptions. The Highway Capacity Manual defines six levels of service, LOS A
through LOS F. Level of service A indicates excellent operations with little delay to motorists, while level of
service F indicates extremely long delay.

Level of service for unsignalized intersections is calculated for the average control delay incurred for vehicles
on the stop control approach, compared to the average control delay per vehicle for all approaches at a
signalized intersection. Control delay for vehicles include initial deceleration delay, queue move-up time,
stopped delay, and final acceleration delay. Table 2 below indicates the relationship between delay and
LOS for signalized and unsignalized intersections, respectively. Level-of-service “E” is typically considered
to be the limit of acceptable delay.

Several factors affect the controlled delay for unsignalized intersections, including the availability of gaps in
the cross-street traffic, and acceptable gap time to make the movement from the stop position. For stop-
control intersections, LOS E and F exist when there are insufficient gaps in traffic, resulting in long delays.
Low level of service for stop-control approaches are not uncommon at major cross-streets.

Table 2: Level of Service Criteria

Average Control Delay Per Vehicle (sec)
Level of Service
Signalized Intersection Unsignalized Intersection

A ≤10 ≤10

B >10 and ≤20 >10 and ≤15

C >20 and ≤35 >15 and ≤25

D >35 and ≤55 >25 and ≤35

E >55 and ≤80 >35 and ≤50

F >80 >50

Davis Road Townhomes - Traffic Impact Study October 2022

4.1 Future Build Conditions Capacity Analysis

Capacity analysis was performed for the year 2027 Future Conditions and includes the No-Build traffic
volumes plus the Davis Road Townhomes development volumes. The Build traffic conditions and volumes
are illustrated in Figure 3. Table 3 summarizes the results of the capacity analysis.

Table 3: Future Year (2027) Build Level of Service

Intersection AM Peak Hour PM Peak Hour
Intersection Approach
Control LOS (Delay*) LOS (Delay*)
Stop-
Davis Road at Proposed Driveway SB A (10) A (10)
Control
*Average vehicle delay in seconds

By the future year 2027 Future Build Conditions, the proposed driveway is expected to operate at acceptable
levels of service during the AM and PM peak hours.

Davis Road Townhomes - Traffic Impact Study October 2022

5. Recommendations
Recommendations for access for the proposed Davis Road Townhomes development are based on existing
conditions, the proposed development use, and expected traffic volumes. The appropriate traffic control at
driveways was analyzed. Recommendations included reviewing the City of Stockbridge and Georgia DOT
requirements, knowledge of general transportation standards, and engineering judgment.

Access to the development is proposed via one full-movement driveway along Davis Road. Due to overall
low traffic volumes along Davis Road, the proposed capacity and lane configuration is expected to be
sufficient to accommodate future traffic volumes. The required intersection sight distance will need to be
verified at the proposed driveway location as part of the driveway design.

5.1 Recommended Driveway Geometry

Based on estimated traffic volumes and the capacity analysis in the year 2027 Build year conditions, the
following driveway geometry recommendations are provided:

• Davis Road at Proposed Driveway
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control

5.2 Turn Lane Analysis at Site Driveway
Based on the review of the City of Stockbridge UDC and Davis Road classified as a local city maintained
road, no turn lanes along Davis Road are required.

Additionally, the need for a left and right-turn was evaluated based on national guidance in NCHRP Report
457: Evaluating Intersection Improvements. The document provides guidance when adding turn lanes
improves operation and safety based on intersection volumes. Three pages from the document are attached
in Appendix G. Figure 2.6 indicates when the combination of right-turn volumes and main street volumes
would benefit from adding a right-turn lane and Figure 2.5 indicates when the combination of left-turn
volumes and opposing main street volumes would benefit from adding a left-turn lane. The need to add
either turn lane is not met.

5.3 Inter-parcel Access
The potential for an inter-parcel access connection was reviewed. Residential uses exist on both sides of
the proposed site. A typical benefit of inter-parcel access is between different land uses or retail land uses
to reduce trips on the public street network. For this site, adding a connection to the adjoining residential
properties is not beneficial and not expected to reduce any trips. Additionally, a vehicle connection to
Estates Avenue may negatively impact traffic entering/exit either Estates Avenue or the proposed site
driveway.

Davis Road Townhomes - Traffic Impact Study

Appendices

• Appendix A
o Figures
• Appendix B
o Concept Plan
• Appendix C
o Traffic Count Data
• Appendix D
o GDOT Traffic Data
• Appendix E
o Intersection Volume Development
• Appendix F
o Capacity Analysis Reports
• Appendix G
o NCHRP Results (Left-turn and right-turn lane analysis)
Davis Road Townhomes - Traffic Impact Study

Appendix A
Figures
Development
Site

Not to Scale

Traffic Impact Study
Location Figure
Davis Road Townhomes Map 1
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

Site

124 (154)
Davis Road
Davis Road
(303) 103

Not to Scale

Traffic Impact Study
Existing Traffic Figure
Davis Road Townhomes 2
Conditions
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
Proposed Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

Site

Proposed Driveway

57 (41)
24 (18)

11 (23)
137 (170) Davis Road
Davis Road (55) 25
(335) 114

Not to Scale

Traffic Impact Study Future Build Figure
Davis Road Townhomes (Year 2027) 3
City of Stockbridge, Georgia Conditions
Davis Road Townhomes - Traffic Impact Study

Appendix B
Concept Plan
Know what's below.
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.

S H I E L D R D NOTICE:
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
APPARENT SEWER MH EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
MAIN SAFETY OF THE WORK, OF PERSONS ENGAGED IN
ER GRAVITY THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
ED SEW SS
PROPOS SS COPYRIGHTC 2022ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
SS PRIOR WRITTEN CONSENT OF ATWELL LLC

24 HOUR
EMERGENCY CONTACT
SS

SENTRY OAK CT
SS

OS
OP
PR
RC
FO
D SS
ES
EW
880 F 850
890 ER
870
CE
890

JURISDICTION: HENRY COUNTY
810 ORSS
860 88
820 0 MA
870 JURISDICTION: HENRY COUNTY
0 ZONING: RD IN
85
840
SS
820

ZONING: RA
25' ZONING BUFFER SS
C CE W
C YA
EN SS 860
830
0 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 ER
81 169 170 171 172 173 174 175 176 177 178 179 213 214 215 216 217 218 219 220 221 222 223 224 225 EM
IN
226
227

BUF
FER
800
EX
IST DA
VIS
EA PLAYGROUND 228
82 SS W
STR IL 0 T
RA WA
' SS SS SS SS SS SS SS SS SS 229
75 NGT SS SS SS SS SS
LKI ER
RO
JURISDICTION: HENRY COUNTY
230
WA
AM
TRE 231 MA

HENRY COUNTY, GEORGIA
N TS SS 67 80 81
232
IN
AD
790 A RE 68 79 82 168 167 166 165 164 163 162 161 160
159 158 157 156 155 154 153 152 151 150 149 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 233
PP

12TH DISTRICT
A PUBLIC

LAND LOT 91
69 78 83
234
COVERED 84 OPEN
0 FER 70 77 235
79 F PAVILION AND SPACE

ZONING: RA
BU MAIL KIOSK 71 76 85
E AM
STR 72 75 86
88 89 90 91 93 94 95 96 97 98
' SS 92 99 100 101 102 103 104 105 106 107
75 73 74
87 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130
STORM WATER 810
MANAGEMENT 800 DOG
AREA PARK

25' ZONING BUFFER 0
86
LIFT W
STATION 66 65 64 63 62 61 60 59 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 13 4 3 2 1
16 15 14 12 11 10 9 6 5
8 7
JURISDICTION: HENRY COUNTY
ZONING: RA

DAVIS ROAD TOWNHOMES
860
0 890
860 87
0 88
87
840

REZONING PLAN
82 830 85
SITE AREA 0
0 0 JURISDICTION: HENRY COUNTY
79 80 810
780

FORESTAR
0 0 ZONING: RMH
TOTAL PROPERTY AREA: 27.635± AC

SITE IS NOT LOCATED WITHIN ZONING CLASSIFICATION
PROTECTIVE WATERSHED DISTRICT. JURISDICTION: HENRY COUNTY
900 EXISTING ZONING: RA
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE ADJACENT ZONING: RA, RMH, RD
890
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 880 PROPOSED JURISDICTION: CITY OF STOCKBRIDGE (ANNEXATION REQU.)
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 235 UNITS (8.5 UNITS/AC)
112 - 24'W X 50'D
123 - 20'W X 50'D DATE
10-03-2022
RESIDENT PARKING PROVIDED 694 RESIDENT SPACES
(4 SPACES PER 24'W UNITS W/ 2-CAR GARAGE)
(2 SPACES PER 20'W UNITS W/ 1-CAR GARAGE)
GUEST PARKING PROVIDED 46 SPACES (44 STD SPACES + 2 ADA SPACES)
TOTAL PARKING PROVIDED 740 SPACES
SITE LOCATION MAP (347 GARAGE SPACES)
(347 DRIVEWAY SPACES)
N.T.S. (46 SURFACE SPACES)

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)

CONCEPT DAVIS4 -FOR ZONING
SIDE SETBACK (PER CODE) 15'
SIDE SETBACK (REQUESTED) 10' (VARIANCE)
REAR SETBACK (PER CODE) 20'
REVISIONS
REAR SETBACK (REQUESTED) 20'
MIN. BUILDING SEPARATION 20'
MAX. LOT COVERAGE 50% (13.81 AC)
REQUESTED LOT COVERAGE 75% (VARIANCE)
MIN. OPEN SPACE 15% (4.14 AC)
PROVIDED OPEN SPACE 15% (4.6 AC)
SITE PROVIDED AMENITIES COVERED PAVILION AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL
MIN. PUBLIC OPEN SPACE 5,148 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA = 514,800 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)

SEWER CALCULATIONS 0 50' 100'
235 TOWNHOME UNITS x 300 GPD/UNIT = 70,500 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'

NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. ANNEXATION REQUIRED. PROJECT MANAGER: DRG
3. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) JOB #: ####
4. VARIANCE REQUIRED FOR SIDE AND FRONT SETBACKS.
5. VARIANCE REQUIRED FOR MAX. LOT COVERAGE. FILE CODE: ####
6. LIFT STATION REQUIRED FOR SEWER.
SHEET NO.
RZP1
Davis Road Townhomes - Traffic Impact Study

Appendix C
Traffic Count Data
Davis Road Townhomes - Traffic Impact Study

Appendix D
GDOT Traffic Data
Davis Road Townhomes - Traffic Impact Study

Location Map of GDOT Count Stations
Davis Road Townhomes - Traffic Impact Study
Davis Road Townhomes - Traffic Impact Study
Count Station: GDOT #151-0256
Street: Highway 138
Location: west of the development
Source: GDOT

YEAR ADT TREND 10-Years of Count Data
2011 30,090 30300 Trend Annual Historic Compound Growth Rate
2012 30800 1.77%
2013 31400
2014 31900
2015 33,506 32500
2016 33000
2017 33600
2018 34200
2019 32,738 34800
2020 35400
2021 37,292 36000 50,000 y = 3E-11e0.0172x
2022 36600 R² = 0.7376
45,000
2023 37300 40,000
2024 37900 35,000
2025 38600
30,000
2026 39200
ADT 25,000
2027 39900
20,000
2028 40600
15,000
2029 41300
10,000
2030 42000
2031 42700 5,000

2032 43500 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 44200
2034 45000 YEAR
2035 45800
2036 46600
2037 47400

10/7/2022
Count Station: GDOT #151-0365
Street: N Henry Blvd
Location: north of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2011 14,676 15000 Trend Annual Historic Compound Growth Rate
2012 15200 1.14%
2013 15,942 15400
2014 15500
2015 15,866 15700
2016 15900
2017 16100
2018 16200
2019 15,504 16400
2020 16600
2021 17,340 16800 25,000
2022 16900 y = 5E-06e0.0109x
R² = 0.5635
2023 17100 20,000
2024 17300
2025 17500
15,000
2026 17700
ADT
2027 17900
10,000
2028 18100
2029 18300
5,000
2030 18500
2031 18700
2032 18900 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 19100
2034 19300 YEAR
2035 19500
2036 19700
2037 20000

10/7/2022
Count Station: GDOT #151-8013
Street: Davis Road
Location: south of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2009 4,877 5000 Trend Annual Historic Compound Growth Rate
2010 5100 2.31%
2011 5200
2012 5300
2013 5,692 5500
2014 5600
2015 5700
2016 5900
2017 5,920 6000
2018 6200
2019 6300 10,000 y = 4E-18e0.0242x
2020 6500 R² = 0.8875
9,000
2021 6600 8,000
2022 6800 7,000
2023 7000
6,000
2024 7200
ADT 5,000
2025 7300
4,000
2026 7500
3,000
2027 7700
2,000
2028 7900
2029 8100 1,000

2030 8300 0
2005 2010 2015 2020 2025 2030 2035 2040
2031 8500
2032 8700 YEAR
2033 8900
2034 9100
2035 9300

10/7/2022
Davis Road Townhomes - Traffic Impact Study

Appendix E
Intersection Volume Development
Traffic Analysis
Davis Road Townhomes
Intersection Traffic Volumes

Intersection: #1 - Davis Road at Proposed Driveway

A.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 103 124
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 114 0 0 137 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 24 0 57 25 0 0 0 0 11

Total Project Trips 0 0 0 24 0 57 25 0 0 0 0 11

Buildout Total (2027) 0 0 0 24 0 57 25 114 0 0 137 11

P.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 303 154
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 335 0 0 170 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 18 0 41 55 0 0 0 0 23

Total Project Trips 0 0 0 18 0 41 55 0 0 0 0 23

Buildout Total (2027) 0 0 0 18 0 41 55 335 0 0 170 23

10/7/2022
Davis Road Townhomes - Traffic Impact Study

Appendix F
Capacity Analysis Reports
Davis Road Townhomes - Traffic Impact Study

Future Build Conditions – Year 2027
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway AM Peak Hour

Intersection
Int Delay, s/veh 2.7
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 25 114 137 11 25 57
Future Vol, veh/h 25 114 137 11 25 57
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 27 124 149 12 27 62

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 161 0 - 0 333 155
Stage 1 - - - - 155 -
Stage 2 - - - - 178 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1418 - - - 662 891
Stage 1 - - - - 873 -
Stage 2 - - - - 853 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1418 - - - 649 891
Mov Cap-2 Maneuver - - - - 649 -
Stage 1 - - - - 856 -
Stage 2 - - - - 853 -

Approach EB WB SB
HCM Control Delay, s 1.4 0 9.8
HCM LOS A

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1418 - - - 649 891
HCM Lane V/C Ratio 0.019 - - - 0.042 0.07
HCM Control Delay (s) 7.6 0 - - 10.8 9.3
HCM Lane LOS A A - - B A
HCM 95th %tile Q(veh) 0.1 - - - 0.1 0.2

Synchro 11 Report
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway PM Peak Hour

Intersection
Int Delay, s/veh 1.7
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 55 335 170 23 18 41
Future Vol, veh/h 55 335 170 23 18 41
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 60 364 185 25 20 45

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 210 0 - 0 682 198
Stage 1 - - - - 198 -
Stage 2 - - - - 484 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1361 - - - 415 843
Stage 1 - - - - 835 -
Stage 2 - - - - 620 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1361 - - - 392 843
Mov Cap-2 Maneuver - - - - 392 -
Stage 1 - - - - 789 -
Stage 2 - - - - 620 -

Approach EB WB SB
HCM Control Delay, s 1.1 0 11.1
HCM LOS B

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1361 - - - 392 843
HCM Lane V/C Ratio 0.044 - - - 0.05 0.053
HCM Control Delay (s) 7.8 0 - - 14.7 9.5
HCM Lane LOS A A - - B A
HCM 95th %tile Q(veh) 0.1 - - - 0.2 0.2

Synchro 11 Report
Davis Road Townhomes - Traffic Impact Study

Appendix G
Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection.

2-lane roadway (English)
INPUT
Variable Value
800

Opposing Volume (VO), veh/h
85th percentile speed, mph: 35
Percent of left-turns in advancing volume (VA), %: Left-turn treatment
19% 700 warranted.
Advancing volume (VA), veh/h: 139 600
Opposing volume (VO), veh/h: 148
500
OUTPUT 400
Variable Value 300
Limiting advancing volume (VA), veh/h: 394
Guidance for determining the need for a major-road left-turn bay: 200Left-turn
treatment not
Left-turn treatment NOT warranted. 100warranted.
0 100 200 300 400 500 600 700
AM Peak Hour
Advancing Volume (VA), veh/h

CALIBRATION CONSTANTS
Variable Value
Average time for making left-turn, s: 3.0
Critical headway, s: 5.0
Average time for left-turn vehicle to clear the advancing lane, s: 1.9
Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection.

2-lane roadway (English)
INPUT
Variable Value
800

Opposing Volume (VO), veh/h
85th percentile speed, mph: 35
Percent of left-turns in advancing volume (VA), %: Left-turn treatment
14% 700 warranted.
Advancing volume (VA), veh/h: 390 600
Opposing volume (VO), veh/h: 193
500
OUTPUT 400
Variable Value 300
Limiting advancing volume (VA), veh/h: 423
Guidance for determining the need for a major-road left-turn bay: 200Left-turn
treatment not
Left-turn treatment NOT warranted. 100warranted.
0 100 200 300 400 500 600 700
PM Peak Hour
Advancing Volume (VA), veh/h

CALIBRATION CONSTANTS
Variable Value
Average time for making left-turn, s: 3.0
Critical headway, s: 5.0
Average time for left-turn vehicle to clear the advancing lane, s: 1.9
Figure 2 - 6. Guideline for determining the need for a major-road right-turn bay at a two-way stop-controlled intersection.

INPUT
Roadway geometry: 4-lane roadway

Right-Turn Volume, veh/h
Add right - turn bay
Variable Value
Major-road speed, mph: 35 140
120
Major-road volume (one direction), veh/h: 148 100
Right-turn volume, veh/h: 11 80
60
40
20
OUTPUT 0
Variable Value 200 400 600 800 1000 1200 1400 1600
Limiting right-turn volume, veh/h: 14186
Guidance for determining the need for a major-road
right-turn bay for a 4-lane roadway:
Do NOT add right-turn bay.
Major-Road Volume (one direction), veh/h
AM Peak Hour
Figure 2 - 6. Guideline for determining the need for a major-road right-turn bay at a two-way stop-controlled intersection.

INPUT
Roadway geometry: 2-lane roadway

Right-Turn Volume, veh/h
Variable Value Add right - turn bay

Major-road speed, mph: 35 140
120
Major-road volume (one direction), veh/h: 193 100
Right-turn volume, veh/h: 23 80
60
40
20
OUTPUT 0
Variable Value 200 400 600 800 1000 1200 1400 1600
Limiting right-turn volume, veh/h: 6548
Guidance for determining the need for a major-road
right-turn bay for a 2-lane roadway:
Do NOT add right-turn bay.
Major-Road Volume (one direction), veh/h
PM Peak Hour

 x4

Requested

N/A
City of Stockbridpe Plannins and Zonins Division
Rezoning Application
Name of FORESTAR (USA) REAL ESTATE CROUP INC. Phone: 804-400-7926 913012022

Address Applicant: 3330 Cumberland Blvd, Suite 275 Fax Cell#-.
Crty; tlanta GA IackBurke@forestar,co m
-zip:-30339 9l3012$22
Name of Alex tsrock - Srnith, Gambrcll & Russcll, -F.-mail:
404-815-3603 Dater

Addrers Agentl t 105 W . Peachtree St Nt{ Celld__

City Allanta GA 30309 H-rnail: jabrock@sgrlaw.com
THE APFLICAFfT NAMED ABOYF, AFT RMS TT'AT TI[, OE 8HE IS THE OW!{f,R, Oa AO3N,T OF THf, owNER, oF TIIE PR0P]:RTY
DNSCRIBFJI} DELOI'Y, AND IS Rf,QUES'NJ{C A REZONINC OF THE PROPART'Y"
Ttrc propcrty wlll bc PO$TEO wiln r Oty of

Rezoning being rcqucstcd MFR (Multiple Family Residential) Stocltrldtc rtzonlng rigr. Tht dgn murt rcnrln on lha
rubJcct proprrty hr no lrr thrn filhrn dryr pt{or to
cllhar PhnntnE Commlrtlon or Ci!y Councll mccllng(r).
Thc rppllcrnt or proplrly ownrr rhrll nol rrmov: or
rlhr tfic rlgn for rny rerron,_Acknowledgrmcnt

Address ofPropery: 576 Davis Road, Stockbridse, GA 30281

& Davis Road
70 and 91 t2
District(s):

ParcetNumber(s); s05.01002000 (Raquired)

of lpi1'+rii

,hh i.s (a) .!-t o n
\ i \1

NOTARY

TotalAmountPaid$-CashCheck#-.Recoivedby:-(r86.$/nE.NoN-REFuNDA8I'E)
Application chcckcd by:-Date;-Map Numbe(r):

Prc-application mccting:_ Dats:

Planning Commission Deaision: __ _
City CouncilDoclsiou

Community Developtnont Di rector's S i gnat ut6 : _Dat€ l
CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770) 389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
f\t for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.)

Name/Company Name of Property Owner
Address of Property Owner 15*1 lirvc <' A-x ^0 2S7
Telephone and E-Mail of Property Owner ____ Strut 1 n1 H <? |?c <lso• ^25 -7o£7
Name/Company Name of Authorized Applicant Fo fiT-Tn/Z O flstJP /rJL-
Address of Authorized Applicant th-2-~?^
Telephone and E-Mail of Authorized Applicanlf^fe’y) $4*0 '7<fZG>

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown
in the records

Date J?- 30

Personally appeared before me:

, who swears that the information which Is contained in
this Owner's Authorization is true and correct to the best
of hls/h owledge and belief.

Sj
of
NotaryPublic's SiginatuVe

£11;
Notary Public's Homed Name and Date
.30. WIXXUtI Here)

City of Stockbridge ■ www CilyofStockbridyo com ■ Page 5 of 5 • Rev 8/20)3
CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
RE' __ _____ __for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant
Address of Authorized Applicant^ £ /s
Telephone and E-Mail of Authorized Applicanl^ffe’V) yoC rfc-c @ fvr. c r°/v-i

I swear that I am the owner of the property that Is the subject matter of the attached application, as it is shown

City of Stockbridge ■ www CityofStockbrldge.com • Page 5 of 5 ■ Rev. 8/2013
QTY OF STOCKBRSDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone; (770) 389-7000
Fax: (770) 389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner_
Name/Company Name of Authorized Applicant
Address of Authorized Applicant—. . . zri w-t ,
Telephone and E-Mail of Authorized Applicant, J yc*<’ 7^7 C? -r

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown

Personally appeared before me:

, who swears that tW information which is contained in
this Owner's Authorization is true and correct to the best
of his/her knowledge and belief.

Notaiy
.3 202*3

‘Seal Here]
Notary Public's Printed Name and Date

City of Stockbridge ■ www CityofStoclrbtidge.com • Page 5 of 5 • Rev. 8/2013
CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
/?£ t '-J&for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner Chfirlet ‘o'wtC
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant^
Address of Authorized Applicant 5 v **/!■/> >At / 'S'
Telephone and E-Mail of Authorized Applicant - •y \ j * « » - ~- z. =

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown
in the records of Henry County, G

Personally appeared before me

, who swears that the information which is contained in
this Owner's Authorization is true and correct to the best

City of Stockbridge ■ www CityofStockbridge.com • Page 5 of 5 • Rev 8/2013
1 of 4

Letter of Ownership

Carolyn Louise Smith O'Brien
3gftalm'&airilo Srookhridee GA 30ggt
sssbriens't @ydloo eorn

404-520-0981

505-01002000 (576 Davis Road)

I, affinn that I own the above-referenced tax parcel. I also
that I am aware of the rezon lng request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock
- Srnith, Cambrell & Russell, LLp)
related to the referenced property and consent to same.

I 4

CAROL I-OUISE SMITH O'B

Date

Sworn to and subscribed belbre me
tlris 30 day of September
_,2022

NOTARY I,tC
2 of 4

Letter of Ownership

Reba Srnith Ordonez
112 Mann Blvd,, Stockbridge, GA 30281
nr-mc@re&g,an.oom
678-794-1098

S05-01002000 (576 Davis Road)

I, _Reba S. Ordonez_, hereby affirm that I own the above-referenced tax parcel.
I also acknowledge that I am aware of the rezoning request filed by Forestar (USA)
Real Estate (iroup, lnc. (c/o J. Alexander Brock - Smith, Garnbrell & Russell,
LLP) related to the referenced property and consent to same,

R SMITH OR

| \\1a
-r'lr -
Date: rttl!1.Y.fr.r'*',

Sworn to and subscribed before rne
ipr;-*ob^"'fi
this 30
of September "2022 i4|;:zi-rfjli;

fil I

"'lRYiCi:--
NOTARY BLIC
3 of 4

I etter of Ownership

Jeremy Smith. As Executor of
The Estate of Ralph Lee Smith, Deceased
ADDRESS lUq Mo.."1no l;q f^"c A,lnrr 6n 36"5"
EMAIL SrnrFf loa.{ @ &lls,.*l ,nak
PHONE ba6 L1r;E 76q7

505-01002000 (576 Davis Road)

I, hereby affirm thrt I own the above-roferenced ax parcel. I also
acknow that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and consent to same.

JEREMY SMIT}I. AS EXECUTOROF
THE ESTATE OF MLPH LEE DECEASED

Date:

Sworn to and subscribed before nre
t (lt.
this 30 day of September 2022i :: I
a -.r

,,'t".."'",.:'-j
,-/r rF" I
,.tl*rt**."' I

NOTARY PUBLIC
4 of 4

Letter of Ownership

Charles Walter Smith
142 Short Street
Bastrop, TX 78602
ch arlesws nithl 9 47 @gma i l. com
eva @p s-international. com
s12-9244808 Cell
5t2-743-0737

S05-01002000 (576 Davis Road)

I, Charles W. Srnith, hereby affirm that I own the above-refersnced tax parcel. I also
acknowledge that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and conselrt to same.

ARt,FS \VAI TER SMTTH

l)atc
---;;ir.ig.oti.,,
ttd sttL,:,,*:l- ,.{ r-.,.1)...., nt('
Su <"-'',,
llris ',l'.' itvttl
ir i, - .'201: #'{#'.id}
t .L {
t. .L_r.
.it -;tsguili
NO r.{l{\' [J I-,
_______________ Applicant Campaign Disclosure Form_______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City o£8t5bkbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes NozZ

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this 3^^ day of____ bo^
.4-/2. cf >_______
Applicant’s Name - Printed Signature of Appliclnt/Property Owrier/Agent

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridoa Cammunitv Oevoloomenl DBoartmnnl-4a02 North Henrv Blvd.: Slockbrldoe GA 30281 77O-3B9.7S0O
__ ____ __________ Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many terms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rozonittg,
uampiiign cuuiiibnuuii.s agi-iugmiHg $250 01 nunc, or made gifts haring in thu aggregnw a value in"$250 or more to u
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_____ .No y/

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within len (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift JR750 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, finn enterprise, franchise,
association, or trust) applying tin u rutoiiiug.

Citv of Stockbddon Communitv Dovnlonmont Dannrtrnont-<t6OR Not th Honrv Blvd.: Stockbrldae GA 3028t 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the piopcity outlet, and the agent. I,sc as many forms as m-i-dcd.)

lias the Applicant made, within two (2) years immediately preceding the filing of this application lor i rc/oiuna.
campaign contributions Aggregating $250 oi more, or made gifts having in the aggregate a value of S? 'O or more to a
member of the City pTStockbridgc Planning Commission or Stockbridge City Council who will consider the ipplic ition
Yes___ No 1/

It Yes, the applicant and lhe attorney representing the applicant must file the following information with the (. ily
of Stockbridge Planning and Zoning Division within ten (10) days after this application is firs' filed

Planning Commissioner and/or Dollar Amount of Description of Gift 5250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member_____

We certify that the foregoing information is true and correct, this "5 day of

Applicant’s Name - Printed

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying (or a ruzoning.

Citv of StocktuiiloR Crimnninitv Duvnlonnmnl Duoaiirunnt- <1602 Noith Hnnrv Blvd Slocklxidua OA 30'261 2/O-3H9 zooo
Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rez.oning,
campaign contributions aggregating $250 or more, or made gills having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any Individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rozoning,

Clfv of Stockhrldan Communitv Dnvolnoment DQoartmont-4602 North Honrv Blvd.: Stockbrldaa RA 30201 770-389-7900
______________ Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this day of

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Dennis J. Webb, Jr, Smith, Gambrell & Russell, LLP.
Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridoe Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridoe. GA 30281 770-389-7900
_________________ Applicant Campaign Disclosure Form_________________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this day of,

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Kathryn M. Zickert, Smith, Gambrell & Russell, LLP
Applicant’s Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Swom to and subscribed before me this
-*1$ day of •

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridae Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridae GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member ofthe City ofStockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_No�

If�, the applicant and the attorney representing the applicant must file the following infonnation with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commiuioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Camnaism Contribution which was e:iven to Board Member

We certify that the foregoing information is true and correct, this____day of_________, ___

Applicanes Name -Printed Signature of Applicant/Property Owner/Agent

J. Alexander Brock, Smith, Gambrell & Russell, LLP
Applicant's Attorney, if applicable -Printed
/Qf?L
Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before me this

* Applicant means any individual or business entity (corporation. partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbrldae Communitv Develaament Oeoartment-4802 North Henrv Blvd.: Stackbridae. GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the properfy olvner, and the agent. Use as many forms as needed.)

Has ths applicant made, within fwo (2) years immediately preceding the filing of this application lbr a rezoning,
campaign conhibutions aggregating $250 or nore, or made gifts having in the aggregate a value of $250 or more to a
membei rtf the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No x
If XS!, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( l0) days after this application is first filed;

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
Cifv Council Member Name Campaign Contribution which was given to Board Member

We certiff that the foregoing information is true and conect, this *. .-..*-- day ol'

Applicant's Name - Printed Signature of ApplicanVProperty Owner/

o licant's Attorney, app
Kirk Fjelstul
(Smith, Gambrell & Russell, LLP)
Swom to and subscribed before me this 14 day of %
trllllltlt

* Applicant means any inclivittual or business entily (corporation, partnership, limited partnership, firm enterprise, Ilanchise,
association, or frust) apptying for a rezoning,

Citv of Stockbridoe Communitv l)evelonment Deoartment--4602 North Henrv Bivd.: Stockbridoe GA 3028'1 770-389'7900
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the Rezoning,
Future Land Use Map Amendment, and Concurrent Variances Application

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

Kathryn M. Zickert
Dennis J. Webb, Jr.
J. Alexander Brock
Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

SGR/41261788.1
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed an application to annex ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”), from unincorporated Henry County into the City of Stockbridge.

Contemporaneously, the Applicant files this request to (a) rezone the Subject Property from its

current Henry County zoning designation, RA (Residential Agriculture), to the Stockbridge

designation of MFR (Multifamily Residential); (b) amend the Future Land Use Map designation

for the Subject Property from LD (Low Density Residential) (Henry County) to HDR (High

Density Residential) under the City of Stockbridge’s Comprehensive Plan; and (c) three

concurrent variances to the City of Stockbridge Unified Development Code to reduce the

minimum front and side setbacks and increase the maximum lot coverage.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 235 townhome units at a density of ±8.5 units per acre along with amenities and associated

site improvements (“Proposed Development”). The unit sizes and heights will meet the

requirements of the MFR district and will have a mix of units with either 1-car or 2-car garages. 1

The Applicant is also setting aside approximately 4.6 acres of the overall property as open space,

including the preservation of natural vegetation within the on site stream buffer. The Proposed

Development will contain amenities including a pavilion, playground, dog park, and walking

trail, as well as ±5,600 square feet of landscaped public space.

The surrounding area is developed with a mix of residential types and zonings, which are

compatible with the proposed townhomes and the MFR zoning. Subject Property is bordered by

The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.
As a consequence, the final architectural design is not submitted with the rezoning application.

SGR/41261788.1
the Pine Hills Mobile Home Park to the west, which is a manufactured home community zoned

RMH (Mobile or manufactured home development district) within unincorporated Henry

County. To the east, the Subject Property borders residential duplex lots long Sentry Oak Drive,

zoned RD (Residential duplex district) within unincorporated Henry County. Also to the east is

a property zoned RA containing a single family residence. To the north, the Subject Property

borders several properties zoned RA within unincorporated Henry County containing single

family residential homes. To the south, the Subject Property borders the right-of-way of Davis

Road. The Proposed Development is also located less than one mile east of the commercial node

at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA Highway 138). This

is a significant commercial area with many uses that are supportive of the nearby residential

including restaurant, retail and grocery. The introduction of modern, attractive townhomes will

act to further boost this commercial node and potentially attract newer business to the area.

The proposed townhomes also are in line with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan (“Comp Plan”), pg 18. The

Proposed Development is following these trends by adding a higher density townhome

development into the City. In addition, the proposed townhomes will add to the mix of housing

options existing in the area. Townhomes residences tend to attract younger professionals and

empty nesters, demographics that are not currently served by the surrounding mobile homes,

SGR/41261788.1
duplexes or larger lot single family residences. The Comp Plan recognizes the need for more

diverse housing options to attract younger professionals and millennials:

The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

The Applicant submits this document as a Statement of Intent with regard to this

Application, a preservation of the Applicant’s constitutional rights, a written justification for the

Application, and an analysis of the factors to be considered for a rezoning per the City of

Stockbridge Unified Development Code (“UDC”), § 9.2.2. A Site Plan has been filed with the

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property is currently located in unincorporated Henry

County. Concurrent with the rezoning, the Applicant requests that the City designate the Subject

SGR/41261788.1
Property as HDR (High Density Residential). The Proposed Development is consistent with this

designation and will advance a number of policy goals outlined in the City’s Comprehensive

Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

In addition, the HDR designation is compatible with character area designations adjacent

and nearby (i.e. there is “Low Density Residential” (Henry County) to the North and West,

“Medium Density Residential” (Henry County) to the East and “Low Density Residential” (City

of Stockbridge) to the South).

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

SGR/41261788.1
C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Proposed Development will be a positive addition to the area. The Subject

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 2 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for more dense

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another MFR district approximately 0.42 miles to the east on

Davis Road, the Big Oak Villas, which contains a townhome development at a density of ±7.9

units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.1
E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant

proposes to bring the Subject Property into the City, creating a new, vibrant and modern

development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

SGR/41261788.1
H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant used the Institute of Traffic Engineers (ITE) Trip Generation Manual (Ninth

Edition) to calculate vehicle trips for Residential Condominium/Townhomes (ITE 230).

According to ITE, the Proposed Development will result in a net increase of ±836.64 trips during

a weekday, ±63.36 trips during a weekday a.m. peak hour, and ±74.88 trips during a weekday

p.m. peak hour. Davis Road is classified as a local roadway per the Georgia Department of

Transportation (GDOT) Roadway functional classification map. The Subject Property is also a

short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and Stockbridge

Road (GA Highway 138) a principal arterial, both of which are major roadways intended for a

high volume of traffic. Moreover, the Subject Property is approximately one mile from Intrastate

Highway 675 (I-675) which can provide quick access to regional transportation. Because the

Subject Property is located in proximity to a number of major roadways, its impacts on traffic is

anticipated to be minimal.

J. HOW THE PROPOSAL IMPACTS ENVIRONMENTAL CONDITIONS,
INCLUDING, BUT NOT LIMITED TO, DRAINAGE, SOIL EROSION AND
SEDIMENTATION, FLOODING, AIR QUALITY, WATER QUALITY AND
QUANTITY.
The Applicant will mitigate any potential impacts to the environment by following all City,

County, State and Federal requirements related to drainage, soil erosion and sedimentation,

flooding, air quality, and water quality and quantity.
SGR/41261788.1
K. HOW THE PROPOSAL IMPACTS THE PROVISIONS OF ADEQUATE LIGHT
AND AIR.
The proposal will have no negative impacts on the provision of adequate light and air. See

also J, above.

L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, residential neighborhood that will deliver quality design and construction,

all of which should “raise-the-bar” for future development on adjacent and nearby properties and

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the

proposed design and incorporated appropriate buffers and setbacks to minimize negative

impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking four concurrent variances with its request to the following

requirements of the Stockbridge UDO:

SGR/41261788.1
A. Stockbridge Zoning Ordinance § 2.4.4 to increase the maximum lot coverage
from 50% to 75%

The MFR zoning district limits lot coverage to a maximum of 50%. The overall ±27.635

acre property will have a lot coverage under 50% however the lot coverage of individual

townhome lots will vary above 50%, up to 75%. Due to the nature of attached residential

homes, the lot width is limited to the width of the units themselves, and in this instance the

Applicant is proposing a 20-foot wide and 24-foot wide units. Because the lot width is fixed the

only way to increase lot size and reduce lot coverage, without affecting the unit size and

driveway paving, is to lengthen the lots. To achieve a lot coverage of 50% on a 20-foot or 24-

foot wide lot, a 156-foot deep lot is needed. 3 The lots, however, cannot be deepened to achieve

50% lot coverage due to the shape of the overall property. The Subject Property is a narrow,

rectangular parcel that is approximately five times longer than it is wide. 4 The shape of the

Subject Property squeezes its development toward the middle, thus restricting the depth of any

individual lots. Consequently, the lots must be shorter, thus increasing the lot coverage. This

will not have a detrimental impact, however. The Applicant is providing ±4.6 acres of the overall

property as open space, as well as amenities including a nature trail and dog walk. The

inclusion of such large open space areas and amenities will provide the future residents with

ample outdoor space within the community.

B. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

As noted in the paragraphs above the Subject Property is long and relatively narrow,

which compresses its development toward the center of the property. The narrowness also

results in the townhomes having a shorter front yard setback than the 50-feet that the MRF

A 20-foot wide unit will require a 136-foot deep lot and a 24-foot wide unit will require a 156-foot deep lot.
The property dimensions vary, but it is approximately 520 feet wide by 2,700 feet deep.

SGR/41261788.1
district requires. The 50-foot setback, however is excessive and is much larger than what is

typically required for townhome developments. For example, Henry County’s RS (Residential

Suburban) district, which allows townhomes, requires a minimum 25-foot front yard setback. See

Henry County Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard

setback, on the other hand, would result in the loss of a significant number of units, with little

positive benefits. The 25-foot setback is of sufficient length to allow a car to park in the

driveway without blocking the sidewalk. In addition, requiring a 50-foot front yard setback

would result in a large front yard that will require more maintenance. The large majority of

townhome residents choose to live in such a unit to avoid yard maintenance that is found in other

types of residences. Requiring a 50-foot front yard would eliminate one of the major attractions

to owning a townhome as compared to a single family detached residence.

C. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum side yard setback
from 15-feet to 10-feet

The Applicant seeks a reduction of the side yard setback for the individual townhome lots

due to the shape of the Subject Property and its topography. Requiring 15-foot side setbacks on

the end units would push the townhome development further north into the Subject Property.

The Subject Property, however, narrows towards the north, from over ±520 feet wide, closer to

Davis Road, to less than 420-feet wide at its northern end. Additionally, there is a significant

change in topography from the Davis Road frontage downward towards the creek at the Subject

Property’s northern end. The narrowness coupled with the change in topography results in a

loss of units if the townhomes are pushed northward to accommodate the appropriate setbacks.

The reduction from 15-feet to 10-feet will still meet the minimum 20-foot building separation

and is not likely to be visibly noticeable on the site. As a result, the grant of the requested

10
SGR/41261788.1
variance will not have a negative impact on the public, but it will allow the Proposed

Development on the Subject Property.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variances

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variances are not the result of the actions of the Applicant.

Sixth, the variance requested is the minimum variance that will make possible the legal use of

the land, building or structure. Finally, the variances will not permit a use of land, buildings, or

structures that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district other than

that requested is unconstitutional and contrary to the best interest of the health and welfare of the

citizens of the City of Stockbridge, and constitutes an arbitrary and capricious act. As a result,

the City of Stockbridge Unified Development Code is in violation of Article I, Section I,

Paragraphs 1 and 2 of the Constitution of the State of Georgia 1983; Article I, Section III,

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due
11
SGR/41261788.1
process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

other than that requested is unconstitutional in that it renders the Subject Property unusable and

destroys its marketability. Therefore, the current zoning constitutes a taking of the Applicant’s

property without just and adequate compensation and without due process of law in violation of

the Fifth and Fourteenth Amendments to the United States Constitution and in violation of

Article I, Section I, Paragraph 1 and Article I, Section III, Paragraph 1(a) of the Constitution of

Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

Applicant also invites and welcomes any comments from Staff or other officials of the City of

12
SGR/41261788.1
Stockbridge so that such recommendations or input might be incorporated as conditions of

approval.

This 3rd day of October, 2022.

Respectfully submitted,

Kathryn M. Zickert
Dennis J. Webb, Jr.
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

13
SGR/41261788.1
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

EXHIBIT A

LEGAL DESCRIPTION
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

29626693.1
SGR/37140068.3
Know what's below.
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.
NOTICE:

SHIELD RD
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
APPARENT SEWER MH EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
MAIN
R GRAVITY SS ANY OTHER PERSONS.
ED SEWE
PROPOS SS COPYRIGHTC 2022ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
SS PRIOR WRITTEN CONSENT OF ATWELL LLC

24 HOUR
EMERGENCY CONTACT
SS

SENTRY OAK CT
SS

OS
OP
PR
RC
FO
D SS
ES
EW
880 F
ER 850
890 870 CE

JURISDICTION: HENRY COUNTY
810 890 ORSS
860 88
820 0
MA
870 JURISDICTION: HENRY COUNTY
85 ZONING: RD IN
840
SS
820

ZONING: RA
25' ZONING BUFFER SS
C CE W
C YA
G EN SS 860
830 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 ER
81 169 170 171 172 173 174 175 176 177 178 179 213 214 215 216 217 218 219 220 221 222 223 224 225 EM
IN
226
227

BUF
FER
800
EX
IST DA
VIS
PLAYGROUND G
EA 82 SS 228 W
STR IL 0 T
RA WA
' SS SS SS SS SS SS SS SS SS 229
75 NGT SS SS SS SS SS
LKI ER
RO
JURISDICTION: HENRY COUNTY
230
WA
231 MA
AM

HENRY COUNTY, GEORGIA
RE
AD
SS 81 IN
ST 67 80 232
790 NT 82 168 167 166 165 164 163 162 161 160
159 158 157 156 155 154 153 152 151 150 149
ARE 68 79 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 233 W

12TH DISTRICT
AP PUBLIC

LAND LOT 91
69 78 83
234
COVERED 84 OPEN
FER 70 77 235
0 F PAVILION AND SPACE
79

ZONING: RA
BU MAIL KIOSK 71 76 85
E AM
STR 72 75 86
88 89 90 91 93 94 95 96 97 98
' SS 92 99 100 101 102 103 104 105 106 107
75 73 74
87 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130
STORM WATER 810
MANAGEMENT 800 DOG
AREA PARK

25' ZONING BUFFER
86
LIFT W
58 57 56 55 54 53 52 51 50 49
STATION 66 65 64 63 62 61 60 59 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 19 2 1
20 18 17 16 15 14 13 12 11 9 5 4 3
10 8 7 6

JURISDICTION: HENRY COUNTY
ZONING: RA

DAVIS ROAD TOWNHOMES
860
0 890
860 87
0 88
87

REZONING PLAN
840 85 0

79 80 810
82
830 0
JURISDICTION: HENRY COUNTY SITE AREA

FORESTAR
780
0 0
ZONING: RMH
TOTAL PROPERTY AREA: 27.635± AC

SITE IS NOT LOCATED WITHIN ZONING CLASSIFICATION
PROTECTIVE WATERSHED DISTRICT. JURISDICTION: HENRY COUNTY
900 EXISTING ZONING: RA
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE ADJACENT ZONING: RA, RMH, RD
890 PROPOSED JURISDICTION: CITY OF STOCKBRIDGE (ANNEXATION REQU.)
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 880
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 235 UNITS (8.5 UNITS/AC)
112 - 24'W X 50'D
123 - 20'W X 50'D DATE
10-03-2022
RESIDENT PARKING PROVIDED 694 RESIDENT SPACES
(4 SPACES PER 24'W UNITS W/ 2-CAR GARAGE)
(2 SPACES PER 20'W UNITS W/ 1-CAR GARAGE)
GUEST PARKING PROVIDED 46 SPACES (44 STD SPACES + 2 ADA SPACES)
TOTAL PARKING PROVIDED 740 SPACES
SITE LOCATION MAP (347 GARAGE SPACES)
(347 DRIVEWAY SPACES)
N.T.S. (46 SURFACE SPACES)

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)

CONCEPT DAVIS4 -FOR ZONING
SIDE SETBACK (PER CODE) 15'
SIDE SETBACK (REQUESTED) 10' (VARIANCE)
REAR SETBACK (PER CODE) 20'
REVISIONS
REAR SETBACK (REQUESTED) 20'
MIN. BUILDING SEPARATION 20'
MAX. LOT COVERAGE 50% (13.81 AC)
REQUESTED LOT COVERAGE 75% (VARIANCE)
MIN. OPEN SPACE 15% (4.14 AC)
PROVIDED OPEN SPACE 15% (4.6 AC)
SITE PROVIDED AMENITIES COVERED PAVILION AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL
MIN. PUBLIC OPEN SPACE 5,148 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA = 514,800 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)

SEWER CALCULATIONS 0 50' 100'
235 TOWNHOME UNITS x 300 GPD/UNIT = 70,500 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'

NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. ANNEXATION REQUIRED. PROJECT MANAGER: DRG
3. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) JOB #: ####
4. VARIANCE REQUIRED FOR SIDE AND FRONT SETBACKS.
5. VARIANCE REQUIRED FOR MAX. LOT COVERAGE. FILE CODE: ####
6. LIFT STATION REQUIRED FOR SEWER.
SHEET NO.
RZP1
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY WHAT WILL ACTULLY BE
BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING
CODE REQUIREMENTS ARE FOLLOWED.
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY
WHAT WILL ACTULLY BE BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF
BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING CODE REQUIREMENTS ARE FOLLOWED.

TO: Mayor/Council
Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: January 26, 2023

SUBJECT: Staff Report for Rezoning Case #RZ-2022-07 for Property at
576 Davis Road (Parcel #S05-01002000)

I. PURPOSE
Consider a Rezoning application (#RZ-2022-08) by Forestar (USA) Real Estate Group,
Inc. (represented by Smith, Gambrell and Russell, LLP) to rezone the subject property at
576 Davis Road from the ‘RR’ (Rural Residential; formerly Henry County’s ‘RA’
(Residential-Agricultural)) district to the City of Stockbridge’s ‘MFR’ (Multiple Family
Residential) district for the purpose of allowing the development of a townhome
community with 235 units, with total project buildout by Year 2027. The applicant also
simultaneously submitted three other applications to the City of Stockbridge, as are listed
below.
• An Annexation Application (Case #AX-2022-03)—The applicant later withdrew this
application, via a withdrawal letter dated November 16, 2022, after the subject
property was annexed into the City as a result of the passage of the Stockbridge
Annexation Referendum during the November 8, 2022 Citywide election.
• A Comprehensive Plan Amendment Application (Case #CP-2022-06) —The
applicant requests that the property’s future land use designation be changed from
Henry County’s designation of Low-Density Residential to the City of Stockbridge’s
designation of High-Density Residential.
• A Variance Application (Case #VR-2022-03)—The applicant requests three
variances:
1. Reduce the front yard setback within the site from the required minimum of 50
feet to 25 feet.
2. Reduce the side yard setbacks from the required minimum of 15 feet to 10 feet.
3. Increase the maximum lot coverage from the allowable maximum of 50 percent

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

to 75 percent.

AERIAL PHOTOGRAPH

Subject Property:
Parcel #:S05-01002000

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

II. CASE FACTS

Proposed Development: Townhome community with 235 units.
Site Address: 576 Davis Road.
Parcel Identification: S05-01002000.
Parcel Acreage: 27.635 acres.
Land District and Land Lot: District 12, Land Lot 91.
Council District: 4.
Applicant: Forestar (USA) Real Estate Group, Inc., represented
by Smith, Gambrell & Russell, LLP.
Owner: Four owners—Jeremy Smith, Reba S. Oronez,
Carolyn S. O’Brien, and Charles W. Smith.
Current City Zoning: ‘RR’ (Rural Residential).
Surrounding Zoning: ‘MHR’ (Mobile Home Residential) to the west and
south, ‘CCR’ (City Center Residential) to the east, and
‘SR’ (Suburban Residential) to the southeast.
City Land Use Designation: Low-Density Residential.
Property Location: Located on the north side of Davis Road, adjacent to
Estates Avenue (a private street) and Sunrise
Avenue to the west, one block west of Shields Road
and Sentry Oaks Court.
Property Conditions: Long, narrow lot which slopes significantly
downward to the north, dropping some 70 feet,
where an “apparent stream” and its adjacent buffers
are located.
Current Use: Three single-family residences and a detached
garage.
Surrounding Land Uses: ~ North--Single-family detached homes along Valley
Hill Road.
~ South--Stockbridge Estates mobile home park.
~ East--Single-family detached homes along Davis
Road, a duplex subdivision along Sentry Oaks
Court, and an attached/detached single-family
subdivision on Davis Road, about a mile east of
the subject property.
~ West--Pine Hills Estates mobile home park along
Sunrise Avenue.
~ Southwest—Major commercial node containing
Walmart, three shopping centers, and surrounding
retail uses.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP

The subject property is located to the east of Estate Avenue
in the map below.

KEY:
Main Road – Davis Road
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Rust--CCR (City Center Residential)
Orange—MHR (Mobile Home Residential)
Brown--MFR (Multiple Family Residential)
Light Pink – C-1 (Neighborhood Commercial)
Medium Pink – C-2 (General Commercial)
Red—C-3 General Commercial)
Teal—PUD (Planned Unit Development)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
KEY:
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Blue—Office-Institutional
Gray—Light Industrial

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

BOUNDARY SURVEY

Subject Property:
Parcel #S015-01002000

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

III. PROPOSED DEVELOPMENT

A. Project Size. The applicant proposes to build a 235-acre townhome development on
27.635 acres of land at 576 Davis Road. Details of the project are shown in a table on the
submitted conceptual site plan. The applicant first submitted a black-and-white version,
entitled “Rezoning Plan”, which was prepared by Atwell Group of Marietta, Georgia on
October 3, 2022. Subsequently, the applicant submitted an undated colored version of the
Rezoning Plan. The table on the drawing shows that the proposed development would
have a density of 8.5 units per acre. This would include 112 smaller units with dimensions
of 24’W X 50’D and containing one-car garages, plus 123 larger units with dimensions of
20’W X 50’D and containing two-car garages.

B. Lot Coverage and Open Space. The applicant proposes to deviate significantly from
the maximum allowable lot coverage of 50 percent within the requested MFR (Multiple
Family Residential) district by having a lot coverage of 75 percent. This deviation is the
subject of a variance request. The applicant would, though, meet the required minimum
open space requirement of 15 percent, the required minimum public open space
requirement of one percent, and the required minimum building separation of 20 feet
between townhome buildings.

C. Site Plan Design. The Conceptual Site Plan shows that the proposed project would
have its main entrance off Davis Road, where an emergency access would also be
provided. A small open space area would be located to the west of the project entrance.
The internal street would have a long loop and three cross streets. Its pavement would be
28 feet wide, and 5-foot-wide sidewalks would be installed on both sides of all streets.
Townhome buildings would be located along both sides of the loop, as well as in the center
of the site. They would each contain four to eight townhome units. Trees would be planted
in the front and rear yards of all townhome buildings. The rear of the loop would expand to
include parking spaces for the adjacent covered pavilion and mail kiosk. An open space
area with approximately 4.6 acres would be provided to the rear of the pavilion, including a
walking trail, a dog park, and a playground. A stormwater pond would be installed at the
back of the property, near an “apparent stream” and its adjacent stream buffers, where the
natural vegetation would be preserved.

D. Setbacks. The applicant is requesting to deviate from the required front and side yard
setbacks for the MFR (Multiple Family Residential) district, as is shown in the table below,
while meeting the required rear yard setback of 20 feet. The deviations have been formally
requested in a separate variance application.
TABLE OF PROPOSED SETBACKS
Setback Required Proposed
Front Yard Setbacks:
a. From Davis Road a. 50 feet a. 50 feet (No Variance)
b. From Within the Site b. 50 feet b. 25 feet (Variance Request)
Side Yard Setbacks 15 feet 10 feet (Variance Request)
Rear Yard Setback 20 feet 20 feet (No Variance)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

E. Parking. A total of 740 parking spaces would be provided, including 694 residents’
parking spaces and 46 guest parking spaces (2 ADA spaces). Half of the residents’ spaces
would be located inside the garages and the other half would be located on the driveways
serving the townhomes. The residents’ parking spaces were calculated on the basis of 2
spaces for each smaller unit and 4 spaces for each larger unit. Another breakdown of the
740 total parking spaces includes 347 garage spaces, 347 driveway spaces, and 46
surface spaces for guests.

F. Traffic Impact Study. The applicant submitted a Traffic Impact Study, dated October
2022, which was prepared by KCI Technologies, Inc. of Duluth, Georgia (KCI Project
#242209207). The short Executive Summary of the report states that, based on estimated
traffic volumes and the capacity analysis in Year 2027, the proposed site driveway on Davis
Road is expected to operate at acceptable levels of service during both the AM and PM
peak hours. The report further recommends that the proposed driveway entrance contain
three lanes, including one entry lane and two exit lanes (providing separate left turn and
right turn lanes), with side-street stop-control.

For the traffic analysis, traffic counts were collected on Thursday, September 29, 2022,
while Henry County public schools were in session. A 24-hour traffic volume count was
taken at Georgia DOT traffic count station #8013, south of the proposed development site.
Future traffic conditions were made on the basis three factors: 1) a historic traffic growth
rate of 1.7 percent per year at the traffic count station; 2) a reported population growth rate
of 1.67 percent per year for Henry County in 2020; and 3) a estimated population projection
of 1.55 percent for Henry County by Year 2027, which was made by the Governor’s Office
of Planning and Budget. It was noted that there are no planned transportation improvement
projects for the area.

Trip generation for the proposed 235 townhomes was calculated by using the Institute of
Transportation Engineers’ (ITE) Trip Generation Manual, Eleventh Edition, and applying
trip generation rates for Land Use Code 215 for single-family attached housing. A total of
1,740 daily trips are projected to be generated by the development upon its full buildout.
The projected trip generation rates are presented in the table below. Regarding trip
distribution, 70 percent of the daily trips (1,218 trips) are projected to travel to or from the
west along Davis Road, while 30 percent of the daily trips (522 trips)

TABLE OF TRIP GENERATION RATES

Direction & Percentage A.M. Peak Hour Trips P.M. Peak Hour Trips
To / From West – 70% (1,218 trips) Entering – 36 trips Entering -- 78 trips
To / From East -- 30% ( 522 trips) Exiting -- 81 trips Exiting -- 59 trips
Total 100% (1,740 trips) Total -- 117 trips Total -- 137 trips

The traffic impact study stated that current traffic volumes along Davis Road are low, and
that its current capacity and lane configuration would be sufficient to accommodate the
projected traffic volumes from the proposed townhome development. Further, due to the
Stockbridge Unified Development Code’s (UDC) classification of Davis Road as a local

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

street, no additional turn lanes would be required. The possibility of providing an interparcel
access between the development site and the adjacent residential development along
Estates Avenue, and the study concluded that it would not be beneficial and might even be
detrimental to traffic flows at either Estates Avenue or the proposed project entrance. No
mention was made in the report about the impacts of traffic from the proposed development
on the Davis Road / North Henry Boulevard intersection, including left-turning movements
for drivers who might be trying to access Interstates 75 or 675.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
10

CONCEPTUAL SITE PLAN—BLACK AND WHITE
Relation to Surrounding Streets:

333
Enlargement:

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
11

CONCEPTUAL SITE PLAN—COLORED
Relation to Surrounding Streets:

Enlargement:

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
12

SITE DATA FROM CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
13

RENDERINGS

Proposed Smaller Units with One-Car Garages

Proposed Larger Units with Two-Car Garages

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
14

IV. ANALYSIS OF REQUEST

The applicant requests a Rezoning under Section 9.2.1(C) of the City of Stockbridge’s
Unified Development Code (UDC). The Planning Commission and the City Council shall
consider the following nine (9) standards in considering any proposal that would result in
a change to the text or map of the UDC, giving due weight or priority to those factors that
are appropriate to the circumstances of each proposal.

STANDARD #1--Consistency with the Comprehensive Plan.

Henry County’s Future Land Use Map indicates Low-Density Residential for the subject
property, and upon the property’s recent annexation into the City, the property received
the same designation with the City. This is shown by the 2023 City of Stockbridge Future
Land Use Map, which is scheduled to be presented to the Stockbridge Planning
Commission on January 26, 2023 and to be adopted by the Stockbridge City Council on
February 13, 2023. The applicant has requested that the property’s future land use
designation be changed from Low-Density Residential to High-Density Residential in a
separate Comprehensive Plan Amendment application (CP-2022-06). This designation
allows 6 to 16 units per acre. Although the proposed development’s density of 8.5 units
per acre would be within this range, Page 45 of the Comprehensive Plan identifies the
development of condominiums as the only type of compatible multifamily residential
district (RM-3) under the City’s previous zoning classification system, excluding
townhomes (RM-2) and apartments (RM-1).

The requested High-Density Residential land use designation is present along Davis
Road at the existing Big Oak Villas, which is a combination of single-family attached and
detached units. However, this property is located at least one mile away from the subject
property; thus the introduction of this land use designation within the immediate vicinity
would represent a “spot” land use designation. The existing duplex subdivision along
Sentry Oak Court has an estimated 31 lots on an estimated 35.3 acres, for a density of
approximately 0.88 units per acre. And the existing Pine Hills Mobile Home Park has at
least 91 mobile homes on an estimated 32.8 acres, for a density of approximately 2.77
units per acre. Both of these developments thus have significantly lower densities than
would the proposed townhome development at 576 Davis Road. As a result, the
proposed development would not have a compatible density as the adjacent properties.

Although the Comprehensive Plan in general recommends the development of
townhomes in the City to allow for more housing choices to potential Stockbridge
residents, townhomes are not appropriate for all areas, and better housing choices would
be more appropriate for the Davis Road corridor. Specifically, mobile home parks and
duplexes off are present off Davis Road, but they are at or near capacity. The City must
provide more locations for these types of housing, and Davis Road might be ideal location
for the continuation of these uses. With the availability of vacant land and the possible
conversion of older single-family residential properties in this area, this could occur, and
they would be the most reasonable uses for these properties.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
15

STANDARD #2 -- The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given to whether or
not the proposed change will help carry out the purposes of the City of Stockbridge
Unified Development Code (UDC).

The subject property’s current zoning classification of ‘RR’ (Rural Residential) does not
allow for the development of townhomes, which is why the applicant is seeking to rezone
the property to ‘MFR’ (Multiple Family Residential). As the City’s 2022 and 2023 Zoning
Maps show, no other MFR districts are located along the Davis Road corridor. Thus, the
introduction of an MFR district would represent a “spot zoning.” Although the applicant’s
rezoning application states that another MFR district is located to the east on Davis Road,
containing the Big Oak Villas, that property is actually zoned ‘SR’ (Suburban Residential).

Further, the UDC states that MFR developments are to be located “with access provided
on streets that are classified as collector streets of higher.” Yet, the applicant’s Traffic
Impact Study, with references to both the UDC and Georgia DOT road classification
systems, states on Pages 1 & 6 that Davis Road is classified as a “local” street. The
proposed townhome multifamily development is therefore not appropriate for the subject
property.

STANDARD #3 -- Potential positive effects of the rezoning amendment on the
character of the proposed zoning district, a particular piece of property,
neighborhood, a particular area, or community.

The proposed zoning of the subject property to ‘MFR’ (Multiple Family Residential) is not
anticipated to have positive effects on the character of the Davis Road corridor since it
would represent a higher-intensity use and it would introduce a new, incompatible type of
use. Further, it would take land away from more appropriate housing choices, such as the
continuation of the adjacent and nearby mobile home and duplex uses, for which the City
has an apparent demand due to the frequent requests that it receives from customers who
are looking for places to locate a mobile home or duplex.

STANDARD #4 -- The physical conditions of the site relative to its capability to be
developed as requested, including topography, drainage, access, and size and
shape of the property.

The subject property drops significantly downward from Davis Road by some 70 feet. An
“apparent stream” and adjacent stream buffers are located at the northern rear of the
property. For this reason, the applicant proposes to designate that area for open space
use and the provision of amenities. The property also has a narrow frontage onto Davis
Road, which limits its design options and the provision of an additional access point from
Davis Road. The City’s Fire Marshal, though, is not requiring an additional access point
except for an emergency access from Davis Road, which the applicant is showing on the
conceptual site plan.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
16

STANDARD #5 --The impact upon adjacent property owners should the request be
granted.

As was previously explained, the proposed townhome development and its requested
MFR district would be incompatible with the character of the adjacent and surrounding
mobile home, duplex, and single-family detached uses. Further, the applicant’s conceptual
site plan shows that, although the required minimum rear yard setback of 20 feet would
be met at the rears of the townhome units, no buffer would be provided along the west
side of the development since the property is bordered by Estates Avenue, off which the
mobile homes of the Pine Hills Mobile Home Park have their driveways. Further, the
developer would, in essence, be creating double-frontage lots. This would not be an ideal
situation.

STANDARD #6 -- The potential impact of the rezoning on City infrastructure
including water and sewage system.

The applicant filled out the “Application for Water/Sewer Availability Letter” as part of the
rezoning application, but no responding letter from the Henry County Water Authority has
been received. Therefore, although the conceptual site plan shows the presence of a water
main along Davis Road at the project entrance, it is unknown at this time whether it is
sufficient to serve the proposed development, or whether existing sewer facilities are
adequate or whether any improvements need to be made. This must be determined
before the City issues a land disturbance permit for the proposed development.

STANDARD #7 -- The impact of the proposed amendment on adjacent
thoroughfares and pedestrian and vehicular circulation and traffic volumes.

The applicant’s Traffic Impact Study states that the proposed project would generate an
estimate 1,740 trips per day, including 117 A.M. peak hour trips and 137 P.M. peak hour
trips. Of the total, 70 percent of the trips would be from or to the west, while 30 percent of
the trips would be from or to the east. The Study states that traffic volumes on Davis Road
are currently low, and that traffic volumes would still be acceptable by Year 2026 with the
addition of projected traffic volumes from the proposed development. The Study also did
not see a need for creating an additional turn lane at the project entrance (i.e., an
acceleration or deceleration lane).

Nothing was said, though, about the possible impacts of the additional traffic volumes on
the Davis Road / North Henry Boulevard intersection. That intersection is not signalized,
thus drivers must fend for themselves in trying to make a left turn if they are wanting to
access Interstate 75 via Highway 138 West (Stockbridge Road). This could create a safety
hazard for morning rush-hour drivers. Some of them might try to make a U-turn or cut
through the parking lot of the Mays Center Shopping Center on the west side of North
Henry Boulevard. Others might cut through the Walmart parking lot in an attempt to
access the traffic signal in front of Walmart. None of these scenarios are desirable. Since
North Henry Boulevard is a State road, it would be beneficial for Georgia DOT to examine
possible solutions to compensate for the lack of a signalized intersection at Davis Road.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
17

STANDARD #8 -- The merits of the requested change in zoning relative to any other
guidelines and policies for development, which the Planning Commission and City
Council may use in furthering the objective of the comprehensive plan.

No merits of the requested rezoning have been identified.

STANDARD #9 -- The ability of the subject land to be developed as it is presently
zoned.

The subject property is currently zoned ‘RR’ (Rural Residential), which allows single-
family residences, for which the property is currently being used. The continuation of
these uses is reasonable due to the presence of other single-family residences along
Davis Road. Other permitted uses in the RR district include manufactured home, a
boarding house/group home/personal care home having no more than two residents, and
senior adult housing. Whether there exists a demand for such uses is unknown at this
time.

V. STAFF CONCLUSIONS
As a result of the foregoing analysis, the Planning and Zoning Staff has reached the
following conclusions:

1. The proposed development would not be compatible with the City’s Comprehensive
Plan, due to the following:

a. The Comprehensive Plan identifies the development of condominiums as the only
type of compatible multifamily residential district (RM-3) under the City’s previous
zoning classification system, excluding townhomes (RM-2) and apartments (RM-
b. Since no High-Density Residential areas is present within a mile of the subject
property, the introduction of this land use designation would represent a “spot” land
use designation.

2. Since no other MFR districts are located within the immediate vicinity along Davis Road,
the introduction of an MFR on the subject property district would represent a “spot
zoning.”

3. The UDC states that MFR developments are to be located “with access provided on
streets that are classified as collector streets of higher,” yet Davis Road is classified as
a local street; thus, the proposed townhome multifamily development is therefore not
appropriate for the subject property.

4. The proposed townhome development would represent a new, incompatible type of use
for the immediate vicinity, representing a higher-intensity use and potentially taking land
away from more appropriate housing choices for which there may be a greater demand
in this area.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
18

5. The conceptual site plan shows that no buffer would be provided along the west side of
the development, and that double-frontage lots would be created along Estate Avenue,
creating a less-than-ideal situation for residents of both the proposed development and
the adjacent Pine Hills Mobile Park.

6. The possible need for water or sewer line improvements to the property is unknown at
this time since the applicant has not provided the required evaluation letter from the
Henry County Water Authority.

7. The addition of the projected 1,740 daily trips from the proposed development could
have negative impacts on the Davis Road / North Henry Boulevard intersection due to
the lack of a traffic signal, and it could create safety hazards for drivers who are
attempting to turn left during the morning rush hour.

VI. STAFF RECOMMENDATIONS
This Staff Report has demonstrated that the requested Rezoning of the subject property
from ‘RR’ (Rural Residential; formerly ‘RA’ under Henry County) to ‘MFR’ (Multiple Family
Residential) via RZ-2022-07 to allow for the proposed townhome development would be
incompatible and undesirable. The Planning and Zoning Staff therefore recommends the
the DENIAL of this case.

If, though, the City Council decides to approve this rezoning, it should be done with the
following conditions:

1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the
requested Comprehensive Plan Amendment, via CP-2022-06, to change the land use
designation of the subject property from Low-Density Residential to High-Density
Residential is approved before, or simultaneously with, the approval of RZ-2022-07.

2. Lot Coverage—The developer shall comply with the required maximum lot coverage
of 50 percent.

3. Setbacks—The developer shall comply with the required minimum front yard setback
of 50 feet, including the proposed double-frontage lots along Estate Avenue, which
would each have two front yards since streets would be located on both sides of the
proposed townhome buildings. The developer shall also comply with the required
minimum side yard setback of 15 for all townhome buildings within the proposed
development.

4. Buffer Along Estate Avenue—The developer shall provide a 30-foot-wide planted
buffer adjacent to Estate Avenue.

5. Water and Sewer Availability – The developer shall submit an evaluation letter from
the Henry County Water Authority which assesses the availability and adequacy of

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
19

water and sewer facilities to serve the proposed development, and the developer shall
make whatever water and sewer improvements which that agency requires.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
Davis Road Townhomes
Traffic Impact Study

Prepared for:
Forestar (USA) Real Estate Group Inc.

Prepared by:
KCI Technologies Inc.
2160 Satellite Boulevard, Suite 130
Duluth, GA 30097
www.kci.com
678.990.6200

October 2022

KCI Project # 242209207
Davis Road Townhomes - Traffic Impact Study October 2022

Executive Summary

The purpose of this study is to evaluate the potential traffic impacts of the proposed Davis Road Townhomes
development. The site is in unincorporated Henry County, GA that will be annexed/rezoned to City of
Stockbridge, GA. The site is located along the north side of Davis Road. Based on the site concept plan the
proposed development will contain up to 235 townhomes. The development is expected to be built out by
year 2027. The concept plan (see Appendix B) for the development illustrates the conditions in the study
area, including the proposed townhomes and the driveway location. Access to the site is proposed at one
driveway along Davis Road. The site also proposed to provide one emergency access to Davis Road.

For the purposes of the traffic study the analysis included the expected completion (build-out) of the
development by year 2027. This study performed an analysis of existing traffic conditions and future traffic
conditions. The future conditions analysis was performed for the year 2027 Build Conditions. The traffic
impact study network consisted of the proposed site driveway.

Capacity Results

In the future year 2027 Build Conditions (with the Davis Road Townhomes development traffic volumes),
the proposed site driveway is expected to operate at acceptable levels of service during the AM and PM
peak hours.

Proposed Site Driveways

Based on estimated traffic volumes and the capacity analysis in the year 2027 Build year conditions, the
following intersection geometry recommendations are provided:

• Davis Road at Driveway #1
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control
o Note: No turn lanes along Davis Road are recommended based on City of Stockbridge UDC
and Davis Road classified as a local city maintained road.

II
Davis Road Townhomes - Traffic Impact Study October 2022

Table of Contents

1. Existing Conditions 1
1.1 Site Conditions 1
1.2 Roadway Conditions 1
1.3 Traffic Volumes 1

2. Future Conditions 2
2.1 Future No-Build Traffic Volumes 2
2.2 Future Roadway Conditions 2

3. Proposed Development Traffic 3
3.1 Trip Generation 3
3.2 Trip Distribution and Assignment 3
3.3 Future Build Traffic Volumes 3

4. Capacity Analysis 4
4.1 Future Build Conditions Capacity Analysis 5

5. Recommendations 6
5.1 Recommended Driveway Geometry 6
5.2 Turn Lane Analysis at Site Driveway 6
5.3 Inter-parcel Access 6

III
Davis Road Townhomes - Traffic Impact Study October 2022

Tables
Table 1: Proposed Site Trip Generation ....................................................................................................................................... 3
Table 2: Level of Service Criteria ..................................................................................................................................................... 4
Table 3: Future Year (2027) Build Level of Service................................................................................................................... 5

Appendix
A: Figures

Figure 1 – Location Map

Figure 2 – Existing Traffic Conditions

Figure 3 – Future Build (Year 2027) Conditions

B: Concept Plan

C: Traffic Count Data

D: GDOT Traffic Data

E: Intersection Volume Development

F: Capacity Analysis Reports

G: NCHRP Results

IV
Davis Road Townhomes - Traffic Impact Study October 2022

1. Existing Conditions
1.1 Site Conditions
The proposed development is located on undeveloped property with one residential home. Figure 1
provides a general location map. (Figures included in Appendix A). Access to the property is proposed to
be provided at one driveway along Davis Road (The concept plan is included in Appendix B). The site also
proposed to provide one emergency access to Davis Road. Nearby land uses are either residential homes
or undeveloped property.

1.2 Roadway Conditions
Davis Road is a two-lane roadway with a 35-mph posted speed limit. Davis Road is an east-west oriented
roadway. The City of Stockbridge and GDOT classifies Davis Road as a local road. The roadway has mostly
grassed shoulders on the north side of the roadway and sidewalk on the south side of the roadway in the
nearby vicinity. (Figure 2 identifies existing traffic conditions and lane geometry).

1.3 Traffic Volumes
Traffic counts were collected on Thursday, September 29, 2022, for use in the traffic analysis. Henry County
public schools were in session. The traffic data collected included one twenty-four-hour volume count at
the existing GDOT count station #8013.

Historical traffic volume data available from the GDOT TADA source were utilized to inform the annual
growth factor. Three locations are indicated in Appendix D. The three locations are:

• GDOT Count Station #151-0256 located on Highway 138, west of the development
• GDOT Count Station #151-0365 located on N Henry Boulevard, north of the development
• GDOT Count Station #151-8013 located on Davis Road, south of the development

Davis Road Townhomes - Traffic Impact Study October 2022

2. Future Conditions
2.1 Future No-Build Traffic Volumes
Future No-Build traffic volumes were developed by reviewing the historical traffic volumes roadways within
the vicinity of the project and historic population growth in the county. Three nearby GDOT count stations
were evaluated to determine a growth rate. The annual historic compound growth rate at the GDOT count
stations averaged to 1.7% per year. Henry County’s population growth rate was most recently reported as
1.67% per year in 2020. The Governor’s Office of Planning and Budget developed population projections
which indicates an estimated growth of 1.55% per year by 2027 in Henry County.

Considering this data, a 2.0% per year growth rate to account for background traffic volume growth was
used in the traffic study. For the purposes of this study the proposed development is expected to be fully
built out by 2027. A 2.0% per year growth rate was applied to the 2022 existing volumes to calculate year
2027 No-Build traffic volumes. The 2027 No-Build traffic volumes are indicated in the Intersection Volume
Development tables included in the Appendix E.

2.2 Future Roadway Conditions
A review of Georgia DOT, City of Stockbridge, and Henry County planned, and programmed transportation
projects was performed. There are no planned/ongoing roadway project near the development site.

Davis Road Townhomes - Traffic Impact Study October 2022

3. Proposed Development Traffic
Project traffic was calculated for the proposed development. Project traffic is defined as the vehicular trips
expected to be generated by the development and distributed over the roadway network.

3.1 Trip Generation
The project driveway volumes were calculated based on the Institute of Transportation Engineers’ (ITE) Trip
Generation Manual, Eleventh Edition. The development proposes 235 townhomes. The most applicable ITE
land use (LU) code is LU 215 (Single-Family Attached Housing). Due to the development type, no pass-by
reductions were included for the land use and no internal capture reductions were included. Table 1 below
summarizes the trips expected daily, during the AM peak hour, and during the PM peak hour for the
development.
Table 1: Proposed Site Trip Generation

Daily Trips AM Peak Hour PM Peak Hour
Units
Land Use (ITE Code) Two-Way
(DU) Enter Exit Total Enter Exit Total
Total
Single-Family Attached Housing (215) 235 1,740 36 81 117 78 59 137

Gross Trips (Driveway Volumes) 1,740 36 81 117 78 59 137

Notes: Trip Generation Rates based on ITE Trip Generation, 11th Edition

3.2 Trip Distribution and Assignment
An overall trip distribution and assignment of project trips was based on existing traffic patterns and a
review of land uses and the street network in the area. This information was used to apply the project traffic
volumes at the proposed development driveway.

The directional distribution for the proposed development is estimated to be:

• 70% to/from the west along Davis Road
• 30% to/from the east along Davis Road

3.3 Future Build Traffic Volumes
The 2027 future Build traffic volumes were calculated by adding the proposed development (Davis Road
Townhomes) traffic volumes to the projected year 2027 No-Build traffic volumes. Figure 3 (in Appendix A)
illustrates the year 2027 Build traffic volumes.

Davis Road Townhomes - Traffic Impact Study October 2022

4. Capacity Analysis
Capacity analysis was performed at the study intersections for the weekday AM and PM peak hours.
Intersection Level of Service (LOS) was calculated based on the methodologies contained in the Highway
Capacity Manual, 6th Edition. The Synchro Studio software, which utilizes the HCM 6th Edition methodology,
was utilized to perform the analyses.

Capacity is defined as the maximum number of vehicles that can pass over a particular road segment or
through a particular intersection within a specified period under prevailing roadway, traffic, and control
conditions. Level of service (LOS) is used to describe the operating characteristics of a road segment or
intersection in relation to its capacity. LOS is defined as a qualitative measure that describes operational
conditions and motorist’s perceptions. The Highway Capacity Manual defines six levels of service, LOS A
through LOS F. Level of service A indicates excellent operations with little delay to motorists, while level of
service F indicates extremely long delay.

Level of service for unsignalized intersections is calculated for the average control delay incurred for vehicles
on the stop control approach, compared to the average control delay per vehicle for all approaches at a
signalized intersection. Control delay for vehicles include initial deceleration delay, queue move-up time,
stopped delay, and final acceleration delay. Table 2 below indicates the relationship between delay and
LOS for signalized and unsignalized intersections, respectively. Level-of-service “E” is typically considered
to be the limit of acceptable delay.

Several factors affect the controlled delay for unsignalized intersections, including the availability of gaps in
the cross-street traffic, and acceptable gap time to make the movement from the stop position. For stop-
control intersections, LOS E and F exist when there are insufficient gaps in traffic, resulting in long delays.
Low level of service for stop-control approaches are not uncommon at major cross-streets.

Table 2: Level of Service Criteria

Average Control Delay Per Vehicle (sec)
Level of Service
Signalized Intersection Unsignalized Intersection

A ≤10 ≤10

B >10 and ≤20 >10 and ≤15

C >20 and ≤35 >15 and ≤25

D >35 and ≤55 >25 and ≤35

E >55 and ≤80 >35 and ≤50

F >80 >50

Davis Road Townhomes - Traffic Impact Study October 2022

4.1 Future Build Conditions Capacity Analysis

Capacity analysis was performed for the year 2027 Future Conditions and includes the No-Build traffic
volumes plus the Davis Road Townhomes development volumes. The Build traffic conditions and volumes
are illustrated in Figure 3. Table 3 summarizes the results of the capacity analysis.

Table 3: Future Year (2027) Build Level of Service

Intersection AM Peak Hour PM Peak Hour
Intersection Approach
Control LOS (Delay*) LOS (Delay*)
Stop-
Davis Road at Proposed Driveway SB A (10) A (10)
Control
*Average vehicle delay in seconds

By the future year 2027 Future Build Conditions, the proposed driveway is expected to operate at acceptable
levels of service during the AM and PM peak hours.

Davis Road Townhomes - Traffic Impact Study October 2022

5. Recommendations
Recommendations for access for the proposed Davis Road Townhomes development are based on existing
conditions, the proposed development use, and expected traffic volumes. The appropriate traffic control at
driveways was analyzed. Recommendations included reviewing the City of Stockbridge and Georgia DOT
requirements, knowledge of general transportation standards, and engineering judgment.

Access to the development is proposed via one full-movement driveway along Davis Road. Due to overall
low traffic volumes along Davis Road, the proposed capacity and lane configuration is expected to be
sufficient to accommodate future traffic volumes. The required intersection sight distance will need to be
verified at the proposed driveway location as part of the driveway design.

5.1 Recommended Driveway Geometry

Based on estimated traffic volumes and the capacity analysis in the year 2027 Build year conditions, the
following driveway geometry recommendations are provided:

• Davis Road at Proposed Driveway
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control

5.2 Turn Lane Analysis at Site Driveway
Based on the review of the City of Stockbridge UDC and Davis Road classified as a local city maintained
road, no turn lanes along Davis Road are required.

Additionally, the need for a left and right-turn was evaluated based on national guidance in NCHRP Report
457: Evaluating Intersection Improvements. The document provides guidance when adding turn lanes
improves operation and safety based on intersection volumes. Three pages from the document are attached
in Appendix G. Figure 2.6 indicates when the combination of right-turn volumes and main street volumes
would benefit from adding a right-turn lane and Figure 2.5 indicates when the combination of left-turn
volumes and opposing main street volumes would benefit from adding a left-turn lane. The need to add
either turn lane is not met.

5.3 Inter-parcel Access
The potential for an inter-parcel access connection was reviewed. Residential uses exist on both sides of
the proposed site. A typical benefit of inter-parcel access is between different land uses or retail land uses
to reduce trips on the public street network. For this site, adding a connection to the adjoining residential
properties is not beneficial and not expected to reduce any trips. Additionally, a vehicle connection to
Estates Avenue may negatively impact traffic entering/exit either Estates Avenue or the proposed site
driveway.

Davis Road Townhomes - Traffic Impact Study

Appendices

• Appendix A
o Figures
• Appendix B
o Concept Plan
• Appendix C
o Traffic Count Data
• Appendix D
o GDOT Traffic Data
• Appendix E
o Intersection Volume Development
• Appendix F
o Capacity Analysis Reports
• Appendix G
o NCHRP Results (Left-turn and right-turn lane analysis)
Davis Road Townhomes - Traffic Impact Study

Appendix A
Figures
Development
Site

Not to Scale

Traffic Impact Study
Location Figure
Davis Road Townhomes Map 1
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

Site

124 (154)
Davis Road
Davis Road
(303) 103

Not to Scale

Traffic Impact Study
Existing Traffic Figure
Davis Road Townhomes 2
Conditions
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
Proposed Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

Site

Proposed Driveway

57 (41)
24 (18)

11 (23)
137 (170) Davis Road
Davis Road (55) 25
(335) 114

Not to Scale

Traffic Impact Study Future Build Figure
Davis Road Townhomes (Year 2027) 3
City of Stockbridge, Georgia Conditions
Davis Road Townhomes - Traffic Impact Study

Appendix B
Concept Plan
Know what's below.
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.

S H I E L D R D NOTICE:
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
APPARENT SEWER MH EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
MAIN SAFETY OF THE WORK, OF PERSONS ENGAGED IN
ER GRAVITY THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
ED SEW SS
PROPOS SS COPYRIGHTC 2022ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
SS PRIOR WRITTEN CONSENT OF ATWELL LLC

24 HOUR
EMERGENCY CONTACT
SS

SENTRY OAK CT
SS

OS
OP
PR
RC
FO
D SS
ES
EW
880 F 850
890 ER
870
CE
890

JURISDICTION: HENRY COUNTY
810 ORSS
860 88
820 0 MA
870 JURISDICTION: HENRY COUNTY
0 ZONING: RD IN
85
840
SS
820

ZONING: RA
25' ZONING BUFFER SS
C CE W
C YA
EN SS 860
830
0 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 ER
81 169 170 171 172 173 174 175 176 177 178 179 213 214 215 216 217 218 219 220 221 222 223 224 225 EM
IN
226
227

BUF
FER
800
EX
IST DA
VIS
EA PLAYGROUND 228
82 SS W
STR IL 0 T
RA WA
' SS SS SS SS SS SS SS SS SS 229
75 NGT SS SS SS SS SS
LKI ER
RO
JURISDICTION: HENRY COUNTY
230
WA
AM
TRE 231 MA

HENRY COUNTY, GEORGIA
N TS SS 67 80 81
232
IN
AD
790 A RE 68 79 82 168 167 166 165 164 163 162 161 160
159 158 157 156 155 154 153 152 151 150 149 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 233
PP

12TH DISTRICT
A PUBLIC

LAND LOT 91
69 78 83
234
COVERED 84 OPEN
0 FER 70 77 235
79 F PAVILION AND SPACE

ZONING: RA
BU MAIL KIOSK 71 76 85
E AM
STR 72 75 86
88 89 90 91 93 94 95 96 97 98
' SS 92 99 100 101 102 103 104 105 106 107
75 73 74
87 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130
STORM WATER 810
MANAGEMENT 800 DOG
AREA PARK

25' ZONING BUFFER 0
86
LIFT W
STATION 66 65 64 63 62 61 60 59 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 13 4 3 2 1
16 15 14 12 11 10 9 6 5
8 7
JURISDICTION: HENRY COUNTY
ZONING: RA

DAVIS ROAD TOWNHOMES
860
0 890
860 87
0 88
87
840

REZONING PLAN
82 830 85
SITE AREA 0
0 0 JURISDICTION: HENRY COUNTY
79 80 810
780

FORESTAR
0 0 ZONING: RMH
TOTAL PROPERTY AREA: 27.635± AC

SITE IS NOT LOCATED WITHIN ZONING CLASSIFICATION
PROTECTIVE WATERSHED DISTRICT. JURISDICTION: HENRY COUNTY
900 EXISTING ZONING: RA
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE ADJACENT ZONING: RA, RMH, RD
890
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 880 PROPOSED JURISDICTION: CITY OF STOCKBRIDGE (ANNEXATION REQU.)
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 235 UNITS (8.5 UNITS/AC)
112 - 24'W X 50'D
123 - 20'W X 50'D DATE
10-03-2022
RESIDENT PARKING PROVIDED 694 RESIDENT SPACES
(4 SPACES PER 24'W UNITS W/ 2-CAR GARAGE)
(2 SPACES PER 20'W UNITS W/ 1-CAR GARAGE)
GUEST PARKING PROVIDED 46 SPACES (44 STD SPACES + 2 ADA SPACES)
TOTAL PARKING PROVIDED 740 SPACES
SITE LOCATION MAP (347 GARAGE SPACES)
(347 DRIVEWAY SPACES)
N.T.S. (46 SURFACE SPACES)

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)

CONCEPT DAVIS4 -FOR ZONING
SIDE SETBACK (PER CODE) 15'
SIDE SETBACK (REQUESTED) 10' (VARIANCE)
REAR SETBACK (PER CODE) 20'
REVISIONS
REAR SETBACK (REQUESTED) 20'
MIN. BUILDING SEPARATION 20'
MAX. LOT COVERAGE 50% (13.81 AC)
REQUESTED LOT COVERAGE 75% (VARIANCE)
MIN. OPEN SPACE 15% (4.14 AC)
PROVIDED OPEN SPACE 15% (4.6 AC)
SITE PROVIDED AMENITIES COVERED PAVILION AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL
MIN. PUBLIC OPEN SPACE 5,148 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA = 514,800 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)

SEWER CALCULATIONS 0 50' 100'
235 TOWNHOME UNITS x 300 GPD/UNIT = 70,500 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'

NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. ANNEXATION REQUIRED. PROJECT MANAGER: DRG
3. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) JOB #: ####
4. VARIANCE REQUIRED FOR SIDE AND FRONT SETBACKS.
5. VARIANCE REQUIRED FOR MAX. LOT COVERAGE. FILE CODE: ####
6. LIFT STATION REQUIRED FOR SEWER.
SHEET NO.
RZP1
Davis Road Townhomes - Traffic Impact Study

Appendix C
Traffic Count Data
Davis Road Townhomes - Traffic Impact Study

Appendix D
GDOT Traffic Data
Davis Road Townhomes - Traffic Impact Study

Location Map of GDOT Count Stations
Davis Road Townhomes - Traffic Impact Study
Davis Road Townhomes - Traffic Impact Study
Count Station: GDOT #151-0256
Street: Highway 138
Location: west of the development
Source: GDOT

YEAR ADT TREND 10-Years of Count Data
2011 30,090 30300 Trend Annual Historic Compound Growth Rate
2012 30800 1.77%
2013 31400
2014 31900
2015 33,506 32500
2016 33000
2017 33600
2018 34200
2019 32,738 34800
2020 35400
2021 37,292 36000 50,000 y = 3E-11e0.0172x
2022 36600 R² = 0.7376
45,000
2023 37300 40,000
2024 37900 35,000
2025 38600
30,000
2026 39200
ADT 25,000
2027 39900
20,000
2028 40600
15,000
2029 41300
10,000
2030 42000
2031 42700 5,000

2032 43500 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 44200
2034 45000 YEAR
2035 45800
2036 46600
2037 47400

10/7/2022
Count Station: GDOT #151-0365
Street: N Henry Blvd
Location: north of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2011 14,676 15000 Trend Annual Historic Compound Growth Rate
2012 15200 1.14%
2013 15,942 15400
2014 15500
2015 15,866 15700
2016 15900
2017 16100
2018 16200
2019 15,504 16400
2020 16600
2021 17,340 16800 25,000
2022 16900 y = 5E-06e0.0109x
R² = 0.5635
2023 17100 20,000
2024 17300
2025 17500
15,000
2026 17700
ADT
2027 17900
10,000
2028 18100
2029 18300
5,000
2030 18500
2031 18700
2032 18900 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 19100
2034 19300 YEAR
2035 19500
2036 19700
2037 20000

10/7/2022
Count Station: GDOT #151-8013
Street: Davis Road
Location: south of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2009 4,877 5000 Trend Annual Historic Compound Growth Rate
2010 5100 2.31%
2011 5200
2012 5300
2013 5,692 5500
2014 5600
2015 5700
2016 5900
2017 5,920 6000
2018 6200
2019 6300 10,000 y = 4E-18e0.0242x
2020 6500 R² = 0.8875
9,000
2021 6600 8,000
2022 6800 7,000
2023 7000
6,000
2024 7200
ADT 5,000
2025 7300
4,000
2026 7500
3,000
2027 7700
2,000
2028 7900
2029 8100 1,000

2030 8300 0
2005 2010 2015 2020 2025 2030 2035 2040
2031 8500
2032 8700 YEAR
2033 8900
2034 9100
2035 9300

10/7/2022
Davis Road Townhomes - Traffic Impact Study

Appendix E
Intersection Volume Development
Traffic Analysis
Davis Road Townhomes
Intersection Traffic Volumes

Intersection: #1 - Davis Road at Proposed Driveway

A.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 103 124
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 114 0 0 137 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 24 0 57 25 0 0 0 0 11

Total Project Trips 0 0 0 24 0 57 25 0 0 0 0 11

Buildout Total (2027) 0 0 0 24 0 57 25 114 0 0 137 11

P.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 303 154
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 335 0 0 170 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 18 0 41 55 0 0 0 0 23

Total Project Trips 0 0 0 18 0 41 55 0 0 0 0 23

Buildout Total (2027) 0 0 0 18 0 41 55 335 0 0 170 23

10/7/2022
Davis Road Townhomes - Traffic Impact Study

Appendix F
Capacity Analysis Reports
Davis Road Townhomes - Traffic Impact Study

Future Build Conditions – Year 2027
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway AM Peak Hour

Intersection
Int Delay, s/veh 2.7
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 25 114 137 11 25 57
Future Vol, veh/h 25 114 137 11 25 57
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 27 124 149 12 27 62

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 161 0 - 0 333 155
Stage 1 - - - - 155 -
Stage 2 - - - - 178 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1418 - - - 662 891
Stage 1 - - - - 873 -
Stage 2 - - - - 853 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1418 - - - 649 891
Mov Cap-2 Maneuver - - - - 649 -
Stage 1 - - - - 856 -
Stage 2 - - - - 853 -

Approach EB WB SB
HCM Control Delay, s 1.4 0 9.8
HCM LOS A

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1418 - - - 649 891
HCM Lane V/C Ratio 0.019 - - - 0.042 0.07
HCM Control Delay (s) 7.6 0 - - 10.8 9.3
HCM Lane LOS A A - - B A
HCM 95th %tile Q(veh) 0.1 - - - 0.1 0.2

Synchro 11 Report
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway PM Peak Hour

Intersection
Int Delay, s/veh 1.7
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 55 335 170 23 18 41
Future Vol, veh/h 55 335 170 23 18 41
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 60 364 185 25 20 45

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 210 0 - 0 682 198
Stage 1 - - - - 198 -
Stage 2 - - - - 484 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1361 - - - 415 843
Stage 1 - - - - 835 -
Stage 2 - - - - 620 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1361 - - - 392 843
Mov Cap-2 Maneuver - - - - 392 -
Stage 1 - - - - 789 -
Stage 2 - - - - 620 -

Approach EB WB SB
HCM Control Delay, s 1.1 0 11.1
HCM LOS B

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1361 - - - 392 843
HCM Lane V/C Ratio 0.044 - - - 0.05 0.053
HCM Control Delay (s) 7.8 0 - - 14.7 9.5
HCM Lane LOS A A - - B A
HCM 95th %tile Q(veh) 0.1 - - - 0.2 0.2

Synchro 11 Report
Davis Road Townhomes - Traffic Impact Study

Appendix G
Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection.

2-lane roadway (English)
INPUT
Variable Value
800

Opposing Volume (VO), veh/h
85th percentile speed, mph: 35
Percent of left-turns in advancing volume (VA), %: Left-turn treatment
19% 700 warranted.
Advancing volume (VA), veh/h: 139 600
Opposing volume (VO), veh/h: 148
500
OUTPUT 400
Variable Value 300
Limiting advancing volume (VA), veh/h: 394
Guidance for determining the need for a major-road left-turn bay: 200Left-turn
treatment not
Left-turn treatment NOT warranted. 100warranted.
0 100 200 300 400 500 600 700
AM Peak Hour
Advancing Volume (VA), veh/h

CALIBRATION CONSTANTS
Variable Value
Average time for making left-turn, s: 3.0
Critical headway, s: 5.0
Average time for left-turn vehicle to clear the advancing lane, s: 1.9
Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection.

2-lane roadway (English)
INPUT
Variable Value
800

Opposing Volume (VO), veh/h
85th percentile speed, mph: 35
Percent of left-turns in advancing volume (VA), %: Left-turn treatment
14% 700 warranted.
Advancing volume (VA), veh/h: 390 600
Opposing volume (VO), veh/h: 193
500
OUTPUT 400
Variable Value 300
Limiting advancing volume (VA), veh/h: 423
Guidance for determining the need for a major-road left-turn bay: 200Left-turn
treatment not
Left-turn treatment NOT warranted. 100warranted.
0 100 200 300 400 500 600 700
PM Peak Hour
Advancing Volume (VA), veh/h

CALIBRATION CONSTANTS
Variable Value
Average time for making left-turn, s: 3.0
Critical headway, s: 5.0
Average time for left-turn vehicle to clear the advancing lane, s: 1.9
Figure 2 - 6. Guideline for determining the need for a major-road right-turn bay at a two-way stop-controlled intersection.

INPUT
Roadway geometry: 4-lane roadway

Right-Turn Volume, veh/h
Add right - turn bay
Variable Value
Major-road speed, mph: 35 140
120
Major-road volume (one direction), veh/h: 148 100
Right-turn volume, veh/h: 11 80
60
40
20
OUTPUT 0
Variable Value 200 400 600 800 1000 1200 1400 1600
Limiting right-turn volume, veh/h: 14186
Guidance for determining the need for a major-road
right-turn bay for a 4-lane roadway:
Do NOT add right-turn bay.
Major-Road Volume (one direction), veh/h
AM Peak Hour
Figure 2 - 6. Guideline for determining the need for a major-road right-turn bay at a two-way stop-controlled intersection.

INPUT
Roadway geometry: 2-lane roadway

Right-Turn Volume, veh/h
Variable Value Add right - turn bay

Major-road speed, mph: 35 140
120
Major-road volume (one direction), veh/h: 193 100
Right-turn volume, veh/h: 23 80
60
40
20
OUTPUT 0
Variable Value 200 400 600 800 1000 1200 1400 1600
Limiting right-turn volume, veh/h: 6548
Guidance for determining the need for a major-road
right-turn bay for a 2-lane roadway:
Do NOT add right-turn bay.
Major-Road Volume (one direction), veh/h
PM Peak Hour
Variance Application
City of Stockbridge, Georgia

THANK YOU FOR YOUR INTEREST IN THE CITY OF STOCKBRIDGE, GEORGIA. THIS
PACKET INCLUDES THE NECESSARY DOCUMENTS THAT ARE NEEDED FOR VARIANCE
APPLICATIONS TO BE HEARD BY THE CITY OF STOCKBRIDGE PLANNING COMMISSION.

PLEASE NOTE: ALL FEES ARE NON-REFUNDABLE. THERE ARE NO EXCEPTIONS.
ALL APPLICANTS ARE REQUIRED TO SCHEDULE AND ATTEND A PRE-APPLICATION
MEETING WITH THE CITY OF STOCKBRIDGE PLANNING AND ZONING DIVISION OF THE
COMMUNITY DEVELOPMENT DEPARTMENT. PLEASE CALL THE OFFICE AT (770) 389-7900
TO SCHEDULE AN APPOINTMENT.

NO PRE-APPLICATION MEETING WILL BE CONDUCTED WITHOUT AN APPOINTMENT.

SHOULD YOU NEED FURTHER ASSISTANCE, PLEASE FEEL FREE TO CONTACT THE
PLANNING AND ZONING DIVISION OFFICE BETWEEN 8:00 AM AND 5:00 PM,
MONDAY THROUGH FRIDAY,
AT (770) 389-7900.

MEETING LOCATIONS—ALL PLANNING COMMISSION MEETINGS WILL BE HELD
VIRTUALLY (BY ZOOM) UNTIL FURTHER NOTICE.

City of Stockbridge Community Development Department--4602 North Henry Blvd.; Stockbridge, GA 30281 770-389-7900
City of Stockbridge Planning and Zoning Division
Community Development Department

VARIANCE APPLICATION CHECKLIST

PLEASE COMPLETE THIS FORM WHEN ACCEPTING ALL VARIANCE APPLICATIONS.
ATTACH THE CHECKLIST TO THE APPLICATION AND SIGN.

ALL DOCUMENTS ARE REQUIRED IN ORDER TO ACCEPT APPLICATION.

REQUIRED COPIES PROCEDURE CHECK/INTIAL
ITEMS
Pre-Application 1 Must be obtained from a current planner, prior to submitting
Review Form your application. (by appointment only) 
(Meeting Notes)
Application 1 1. Signed and notarized by owner. Original signature
Form 2. In lieu of owner’s signature, applicant has signed and
notarized a copy of a “Contract”, “Power of Attorney” or
“Lease”
Applicant 1 Required for all property owners, applicants, and agents filed 
Disclosure with an application and must be notarized.
Form
Letter of 01 Letter stating that the owner is aware of the zoning request and 
Ownership owns the property in question.
Letter of Intent 1 Must clearly state the proposed use and development intent. 
Site Plans 1 Must show minimum details: Buildings, setbacks, buffers,
(24 x 36) road frontage, correct scale, north arrow, present zoning 
and classification, topographic information to show elevation and
( 11 x 17) 10 drainage, location and extent of required buffers, and the
proposed lot layout.
Survey Plat 1 Subject Property, prepared and sealed within the last five years
(8 ½ x 11) by a professional engineer, landscape architect, or land
Or surveyor who is registered in the State of Georgia. Said survey
(11 x 17) plat shall: 1) indicate the complete boundaries of the subject
property and all buildings and structures existing therein; 2) 
Include a notation as to whether or not any portion of the
subject property is within the boundaries of the 100-year
floodplain; and 3) include a notation as to the total acreage or
square footage of the subject property.
Letter from the 1 This letter must accompany the application at the time of
Henry County submittal. For properties that receive water and sewer
Water and service from the City of Stockbridge, please contact the 
Sewerage Stockbridge Public Works Department.
Authority
Form from the 1 This letter must accompany the application at the time of
Health submittal (Only needed if property is not on sewer). N/A
Department

City of Stockbridge Community Development Department--4602 North Henry Blvd.; Stockbridge, GA 30281 770-389-7900
Procedures

A pre-application meeting with one of the staff planners before submission of any application is required. A
scheduled appointment is required. (No opinions or guidance can be given over the phone). Staff will review the
request and discuss all necessary code requirements that affect the request. Staff may also need to consult other City
departments before accepting the application. The request will then be advertised in the Henry Daily Herald and a
sign will be posted at least 15 days prior to the scheduled public meeting date.

No application will be accepted unless all necessary documentation is complete and a pre-
application meeting has been held (there will be no exceptions.)
The City of Stockbridge Planning Commission meets on the 4th Thursday of each month (except for holidays) to hear
requests. Please contact the Planning and Zoning Office to obtain a copy of the schedule.

Notes

Contacts

City of Stockbridge Planning and Zoning Division City of Stockbridge Building Services
Community Development Department Municipal Court Building
4602 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
tel. (770) 389-7900 tel. (678) 833-3314

City of Stockbridge Business Services Office City of Stockbridge Code Enforcement Office
Stockbridge City Hall Municipal Court Building
4640 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
Tel. (678) 833-3302 tel. (678) 833-3321

City of Stockbridge Public Works Department ----------------------Water Department tel.: (770) 474-1232
Stockbridge Public Works Building Sewer Department tel.: (678) 833-3301
321 Taylor Drive
Stockbridge, GA 30281

Henry County Water and Sewer Authority Henry County Health Department
1695 Highway 20 West Environmental Health Section
McDonough, GA 30253 137 Henry Parkway
tel. (770) 957-6659 McDonough, GA 30253
tel. (770) 954-2078

Henry County Fire Department Henry County Police Department
664 Industrial Boulevard 100 Henry Parkway
McDonough, GA 30253 McDonough, GA 30253
tel. (770) 288-6600 tel. (770) 288-8200

Henry County Environmental Compliance Henry County Board of Education
And Plan Review 33 North Zach Hinton Parkway
140 Henry Parkway McDonough, GA 30253
McDonough, GA 30253 tel. (770) 957-6601
tel. (770) 288-6064

City of Stockbridge Community Development Department--4602 North Henry Blvd.; Stockbridge, GA 30281 770-389-7900
9/30/2022

FORESTAR (USA) REAL ESTATE GROUP INC.

Rezoning/Comp Plan Amendment

576 Davis Road, Stockbridge, GA 30281

S05-01002000
12 70, 91

RA Residential Agriculture (Henry County)

MFR (Multifamily Residential)

Low Density Residential (existing - Henry County)
High Density Residential (proposed)

Applicant and City Staff discussed the applicant's proposed townhouse subdivision,
annexation, rezoning, and comprehensive plan amendment in the City of
Stockbridge. Items discussed were the City's zoning districts, future land uses,
requirements and standards of the MFR zoning district, proposed density,
proposed amenities, and the process and items required to apply for annexation,
rezoning, and the comprehensive plan amendment.
RA (Henry Co.) Davis Rd. ROW RD (Henry) RMH(Henry Co.)
MEETINC ATTENDAIITST
(Linda Logan - City of Stockbridge) (Namo rnd Slgnaturc)
(Gordon Linton - City of Stockbridge)
(Renato Ghizoni - Forestar)
r --. and SlSnaturc)

-(Namc
(Jack Burke - Forestar) .- (Nunc and Slgnaturc)

PLEASE NOTE:

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onil q oreqrynticolion tffi@nheld INP f-xccrtir,ast.,

Thc propcrty wg 0c ff,STED whh a Cty otsloctbrldgc raonhg ilgn, Thc slgn ausl ratub on lhc

i subJcctpropcrtylor no lcts than f$eca fuys prlor b cllhcr Plonnhg Conunlsbn or Clfy Councll
neelhg(s). Thc otprcpe?ty owner sholl nol t"/tr'4,rtc ot alcr lhc lor tcototu

Clty of Sloclbdrhc Cornmunlty Ocvolopmont Ocp.(mcnt-4902 ilorlh Honry glvd.; Stod(brldga, GA 30281 770'389'7000
Cit:v of Stockbridge Planning and Zoning Division
Variance Application
Namc of Appl II(}RHSI'AR {USA) REAL ESTATE GROUP 9130n022

Addrcss Applicant: 3330 Cunnberland Blvd. Suitc 275 Fffx_Pagcr/Ccll #

City:Atlanta Shte: CA Zip: 30339 E-rnail JackB urkci@.forc$tar.com
Namc of Alcx Brock - Smith Gambrell& LLP Dut+:--il!3!!2o22--
Address ll05 W . Pcachtrec St NE ll tr
Cily .Atlanta CA 30309 iabrock(Essdaw.con

'I'HE,TPPLICANT NAJVTED ABOVE AT-FIRMSTIIAT IIE OR $HD IS'I'IIIi OIVNI:R, ORAGIiIIT OTTHE OWNEII. OF THE I'ROFERTY
DESCRTBED BELOW, AND lS REQUI5IINC A VAIilAN(:t4 IiOR Tll r, rR(]Pr:R-l Y
Thc propcrty will bc POSTED with r City of

Variance(s) being rrquested Stockbridgc Plrrning rnd Tnnirg $ign, 'I hl rign lrurl
.-lleiluce-lront.Yard-S-elhsck from 50 fectto 25 fcet. rrnnin or lhe rnbjrst proprrty for no lru lhrn fiftccn

Reduce Side Yard Setback fronr 15 feet t'o l0 feet. --- dryr prior lo cilhsr I'lnnnlltg Comnrlrrlol or City
Council mccling(r), Tbc tpplirnnl 0r pruDcrly own(r
Incrcasc Maximurn Lot (krverage frorn 50% to'l5o/o.
rhnll nol rumovc or rltcr lhe rign lor ffly rcrmn."
Ail.noeLdoafranl
Address ofPropefiy 5?{r l)avis Road- Stockbridpe. CA -1028 I

Nearest intersection to the Avenuc & Davis Road

Sizc of Tract 27,635 acrc(s), Land LotNumbcr(s): 70 and 9l , Distric(s)i

Parccl s05.01002000 Requlrcd)

wmrrc Srg0rlltc

$ -.5 '.\t o n
EL \

NO'I'ARY

{l'or Olfice I l*e Onlvl

'lotal Amount Paid 3-Cash Check #-Received by:-{FEnS ARE NON-REFUNDABLE)

Application ahecked by:_Date:-Map Numbe(s);

Prc-application mecting: Date:

Planning Cornrnission Desision :

Ciw Council Decision:

Community Dwelopment Dircctor's $ignaturc: . Datc

Cilv of Etockbridqe Communltv Develooment DeDarlmenl-4802 North Henrv Blvd.; Stockbridpe. GA 30281 770"38S-7S00
1 of 4

Letter of Ownership

Carolyn Louise Smith O'Brien
3gftalm'&airilo Srookhridee GA 30ggt
sssbriens't @ydloo eorn

404-520-0981

505-01002000 (576 Davis Road)

I, affinn that I own the above-referenced tax parcel. I also
that I am aware of the rezon lng request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock
- Srnith, Cambrell & Russell, LLp)
related to the referenced property and consent to same.

I 4

CAROL I-OUISE SMITH O'B

Date

Sworn to and subscribed belbre me
tlris 30 day of September
_,2022

NOTARY I,tC
2 of 4

Letter of Ownership

Reba Srnith Ordonez
112 Mann Blvd,, Stockbridge, GA 30281
nr-mc@re&g,an.oom
678-794-1098

S05-01002000 (576 Davis Road)

I, _Reba S. Ordonez_, hereby affirm that I own the above-referenced tax parcel.
I also acknowledge that I am aware of the rezoning request filed by Forestar (USA)
Real Estate (iroup, lnc. (c/o J. Alexander Brock - Smith, Garnbrell & Russell,
LLP) related to the referenced property and consent to same,

R SMITH OR

| \\1a
-r'lr -
Date: rttl!1.Y.fr.r'*',

Sworn to and subscribed before rne
ipr;-*ob^"'fi
this 30
of September "2022 i4|;:zi-rfjli;

fil I

"'lRYiCi:--
NOTARY BLIC
3 of 4

I etter of Ownership

Jeremy Smith. As Executor of
The Estate of Ralph Lee Smith, Deceased
ADDRESS lUq Mo.."1no l;q f^"c A,lnrr 6n 36"5"
EMAIL SrnrFf loa.{ @ &lls,.*l ,nak
PHONE ba6 L1r;E 76q7

505-01002000 (576 Davis Road)

I, hereby affirm thrt I own the above-roferenced ax parcel. I also
acknow that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and consent to same.

JEREMY SMIT}I. AS EXECUTOROF
THE ESTATE OF MLPH LEE DECEASED

Date:

Sworn to and subscribed before nre
t (lt.
this 30 day of September 2022i :: I
a -.r

,,'t".."'",.:'-j
,-/r rF" I
,.tl*rt**."' I

NOTARY PUBLIC
4 of 4

Letter of Ownership

Charles Walter Smith
142 Short Street
Bastrop, TX 78602
ch arlesws nithl 9 47 @gma i l. com
eva @p s-international. com
s12-9244808 Cell
5t2-743-0737

S05-01002000 (576 Davis Road)

I, Charles W. Srnith, hereby affirm that I own the above-refersnced tax parcel. I also
acknowledge that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and conselrt to same.

ARt,FS \VAI TER SMTTH

l)atc
---;;ir.ig.oti.,,
ttd sttL,:,,*:l- ,.{ r-.,.1)...., nt('
Su <"-'',,
llris ',l'.' itvttl
ir i, - .'201: #'{#'.id}
t .L {
t. .L_r.
.it -;tsguili
NO r.{l{\' [J I-,
_______________ Applicant Campaign Disclosure Form_______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City o£8t5bkbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes NozZ

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this 3^^ day of____ bo^
.4-/2. cf >_______
Applicant’s Name - Printed Signature of Appliclnt/Property Owrier/Agent

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridoa Cammunitv Oevoloomenl DBoartmnnl-4a02 North Henrv Blvd.: Slockbrldoe GA 30281 77O-3B9.7S0O
__ ____ __________ Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many terms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rozonittg,
uampiiign cuuiiibnuuii.s agi-iugmiHg $250 01 nunc, or made gifts haring in thu aggregnw a value in"$250 or more to u
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_____ .No y/

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within len (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift JR750 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, finn enterprise, franchise,
association, or trust) applying tin u rutoiiiug.

Citv of Stockbddon Communitv Dovnlonmont Dannrtrnont-<t6OR Not th Honrv Blvd.: Stockbrldae GA 3028t 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the piopcity outlet, and the agent. I,sc as many forms as m-i-dcd.)

lias the Applicant made, within two (2) years immediately preceding the filing of this application lor i rc/oiuna.
campaign contributions Aggregating $250 oi more, or made gifts having in the aggregate a value of S? 'O or more to a
member of the City pTStockbridgc Planning Commission or Stockbridge City Council who will consider the ipplic ition
Yes___ No 1/

It Yes, the applicant and lhe attorney representing the applicant must file the following information with the (. ily
of Stockbridge Planning and Zoning Division within ten (10) days after this application is firs' filed

Planning Commissioner and/or Dollar Amount of Description of Gift 5250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member_____

We certify that the foregoing information is true and correct, this "5 day of

Applicant’s Name - Printed

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying (or a ruzoning.

Citv of StocktuiiloR Crimnninitv Duvnlonnmnl Duoaiirunnt- <1602 Noith Hnnrv Blvd Slocklxidua OA 30'261 2/O-3H9 zooo
Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rez.oning,
campaign contributions aggregating $250 or more, or made gills having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any Individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rozoning,

Clfv of Stockhrldan Communitv Dnvolnoment DQoartmont-4602 North Honrv Blvd.: Stockbrldaa RA 30201 770-389-7900
______________ Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this day of

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Dennis J. Webb, Jr, Smith, Gambrell & Russell, LLP.
Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridoe Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridoe. GA 30281 770-389-7900
_________________ Applicant Campaign Disclosure Form_________________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

If Yes, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this day of,

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Kathryn M. Zickert, Smith, Gambrell & Russell, LLP
Applicant’s Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Swom to and subscribed before me this
-*1$ day of •

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbridae Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridae GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member ofthe City ofStockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_No�

If�, the applicant and the attorney representing the applicant must file the following infonnation with the City
of Stockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commiuioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Camnaism Contribution which was e:iven to Board Member

We certify that the foregoing information is true and correct, this____day of_________, ___

Applicanes Name -Printed Signature of Applicant/Property Owner/Agent

J. Alexander Brock, Smith, Gambrell & Russell, LLP
Applicant's Attorney, if applicable -Printed
/Qf?L
Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before me this

* Applicant means any individual or business entity (corporation. partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a rezoning.

Citv of Stockbrldae Communitv Develaament Oeoartment-4802 North Henrv Blvd.: Stackbridae. GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the properfy olvner, and the agent. Use as many forms as needed.)

Has ths applicant made, within fwo (2) years immediately preceding the filing of this application lbr a rezoning,
campaign conhibutions aggregating $250 or nore, or made gifts having in the aggregate a value of $250 or more to a
membei rtf the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No x
If XS!, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( l0) days after this application is first filed;

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
Cifv Council Member Name Campaign Contribution which was given to Board Member

We certiff that the foregoing information is true and conect, this *. .-..*-- day ol'

Applicant's Name - Printed Signature of ApplicanVProperty Owner/

o licant's Attorney, app
Kirk Fjelstul
(Smith, Gambrell & Russell, LLP)
Swom to and subscribed before me this 14 day of %
trllllltlt

* Applicant means any inclivittual or business entily (corporation, partnership, limited partnership, firm enterprise, Ilanchise,
association, or frust) apptying for a rezoning,

Citv of Stockbridoe Communitv l)evelonment Deoartment--4602 North Henrv Bivd.: Stockbridoe GA 3028'1 770-389'7900
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the Rezoning,
Future Land Use Map Amendment, and Concurrent Variances Application

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

Kathryn M. Zickert
Dennis J. Webb, Jr.
J. Alexander Brock
Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

SGR/41261788.1
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed an application to annex ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”), from unincorporated Henry County into the City of Stockbridge.

Contemporaneously, the Applicant files this request to (a) rezone the Subject Property from its

current Henry County zoning designation, RA (Residential Agriculture), to the Stockbridge

designation of MFR (Multifamily Residential); (b) amend the Future Land Use Map designation

for the Subject Property from LD (Low Density Residential) (Henry County) to HDR (High

Density Residential) under the City of Stockbridge’s Comprehensive Plan; and (c) three

concurrent variances to the City of Stockbridge Unified Development Code to reduce the

minimum front and side setbacks and increase the maximum lot coverage.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 235 townhome units at a density of ±8.5 units per acre along with amenities and associated

site improvements (“Proposed Development”). The unit sizes and heights will meet the

requirements of the MFR district and will have a mix of units with either 1-car or 2-car garages. 1

The Applicant is also setting aside approximately 4.6 acres of the overall property as open space,

including the preservation of natural vegetation within the on site stream buffer. The Proposed

Development will contain amenities including a pavilion, playground, dog park, and walking

trail, as well as ±5,600 square feet of landscaped public space.

The surrounding area is developed with a mix of residential types and zonings, which are

compatible with the proposed townhomes and the MFR zoning. Subject Property is bordered by

The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.
As a consequence, the final architectural design is not submitted with the rezoning application.

SGR/41261788.1
the Pine Hills Mobile Home Park to the west, which is a manufactured home community zoned

RMH (Mobile or manufactured home development district) within unincorporated Henry

County. To the east, the Subject Property borders residential duplex lots long Sentry Oak Drive,

zoned RD (Residential duplex district) within unincorporated Henry County. Also to the east is

a property zoned RA containing a single family residence. To the north, the Subject Property

borders several properties zoned RA within unincorporated Henry County containing single

family residential homes. To the south, the Subject Property borders the right-of-way of Davis

Road. The Proposed Development is also located less than one mile east of the commercial node

at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA Highway 138). This

is a significant commercial area with many uses that are supportive of the nearby residential

including restaurant, retail and grocery. The introduction of modern, attractive townhomes will

act to further boost this commercial node and potentially attract newer business to the area.

The proposed townhomes also are in line with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan (“Comp Plan”), pg 18. The

Proposed Development is following these trends by adding a higher density townhome

development into the City. In addition, the proposed townhomes will add to the mix of housing

options existing in the area. Townhomes residences tend to attract younger professionals and

empty nesters, demographics that are not currently served by the surrounding mobile homes,

SGR/41261788.1
duplexes or larger lot single family residences. The Comp Plan recognizes the need for more

diverse housing options to attract younger professionals and millennials:

The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

The Applicant submits this document as a Statement of Intent with regard to this

Application, a preservation of the Applicant’s constitutional rights, a written justification for the

Application, and an analysis of the factors to be considered for a rezoning per the City of

Stockbridge Unified Development Code (“UDC”), § 9.2.2. A Site Plan has been filed with the

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property is currently located in unincorporated Henry

County. Concurrent with the rezoning, the Applicant requests that the City designate the Subject

SGR/41261788.1
Property as HDR (High Density Residential). The Proposed Development is consistent with this

designation and will advance a number of policy goals outlined in the City’s Comprehensive

Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

In addition, the HDR designation is compatible with character area designations adjacent

and nearby (i.e. there is “Low Density Residential” (Henry County) to the North and West,

“Medium Density Residential” (Henry County) to the East and “Low Density Residential” (City

of Stockbridge) to the South).

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

SGR/41261788.1
C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Proposed Development will be a positive addition to the area. The Subject

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 2 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for more dense

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another MFR district approximately 0.42 miles to the east on

Davis Road, the Big Oak Villas, which contains a townhome development at a density of ±7.9

units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.1
E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant

proposes to bring the Subject Property into the City, creating a new, vibrant and modern

development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

SGR/41261788.1
H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant used the Institute of Traffic Engineers (ITE) Trip Generation Manual (Ninth

Edition) to calculate vehicle trips for Residential Condominium/Townhomes (ITE 230).

According to ITE, the Proposed Development will result in a net increase of ±836.64 trips during

a weekday, ±63.36 trips during a weekday a.m. peak hour, and ±74.88 trips during a weekday

p.m. peak hour. Davis Road is classified as a local roadway per the Georgia Department of

Transportation (GDOT) Roadway functional classification map. The Subject Property is also a

short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and Stockbridge

Road (GA Highway 138) a principal arterial, both of which are major roadways intended for a

high volume of traffic. Moreover, the Subject Property is approximately one mile from Intrastate

Highway 675 (I-675) which can provide quick access to regional transportation. Because the

Subject Property is located in proximity to a number of major roadways, its impacts on traffic is

anticipated to be minimal.

J. HOW THE PROPOSAL IMPACTS ENVIRONMENTAL CONDITIONS,
INCLUDING, BUT NOT LIMITED TO, DRAINAGE, SOIL EROSION AND
SEDIMENTATION, FLOODING, AIR QUALITY, WATER QUALITY AND
QUANTITY.
The Applicant will mitigate any potential impacts to the environment by following all City,

County, State and Federal requirements related to drainage, soil erosion and sedimentation,

flooding, air quality, and water quality and quantity.
SGR/41261788.1
K. HOW THE PROPOSAL IMPACTS THE PROVISIONS OF ADEQUATE LIGHT
AND AIR.
The proposal will have no negative impacts on the provision of adequate light and air. See

also J, above.

L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, residential neighborhood that will deliver quality design and construction,

all of which should “raise-the-bar” for future development on adjacent and nearby properties and

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the

proposed design and incorporated appropriate buffers and setbacks to minimize negative

impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking four concurrent variances with its request to the following

requirements of the Stockbridge UDO:

SGR/41261788.1
A. Stockbridge Zoning Ordinance § 2.4.4 to increase the maximum lot coverage
from 50% to 75%

The MFR zoning district limits lot coverage to a maximum of 50%. The overall ±27.635

acre property will have a lot coverage under 50% however the lot coverage of individual

townhome lots will vary above 50%, up to 75%. Due to the nature of attached residential

homes, the lot width is limited to the width of the units themselves, and in this instance the

Applicant is proposing a 20-foot wide and 24-foot wide units. Because the lot width is fixed the

only way to increase lot size and reduce lot coverage, without affecting the unit size and

driveway paving, is to lengthen the lots. To achieve a lot coverage of 50% on a 20-foot or 24-

foot wide lot, a 156-foot deep lot is needed. 3 The lots, however, cannot be deepened to achieve

50% lot coverage due to the shape of the overall property. The Subject Property is a narrow,

rectangular parcel that is approximately five times longer than it is wide. 4 The shape of the

Subject Property squeezes its development toward the middle, thus restricting the depth of any

individual lots. Consequently, the lots must be shorter, thus increasing the lot coverage. This

will not have a detrimental impact, however. The Applicant is providing ±4.6 acres of the overall

property as open space, as well as amenities including a nature trail and dog walk. The

inclusion of such large open space areas and amenities will provide the future residents with

ample outdoor space within the community.

B. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

As noted in the paragraphs above the Subject Property is long and relatively narrow,

which compresses its development toward the center of the property. The narrowness also

results in the townhomes having a shorter front yard setback than the 50-feet that the MRF

A 20-foot wide unit will require a 136-foot deep lot and a 24-foot wide unit will require a 156-foot deep lot.
The property dimensions vary, but it is approximately 520 feet wide by 2,700 feet deep.

SGR/41261788.1
district requires. The 50-foot setback, however is excessive and is much larger than what is

typically required for townhome developments. For example, Henry County’s RS (Residential

Suburban) district, which allows townhomes, requires a minimum 25-foot front yard setback. See

Henry County Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard

setback, on the other hand, would result in the loss of a significant number of units, with little

positive benefits. The 25-foot setback is of sufficient length to allow a car to park in the

driveway without blocking the sidewalk. In addition, requiring a 50-foot front yard setback

would result in a large front yard that will require more maintenance. The large majority of

townhome residents choose to live in such a unit to avoid yard maintenance that is found in other

types of residences. Requiring a 50-foot front yard would eliminate one of the major attractions

to owning a townhome as compared to a single family detached residence.

C. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum side yard setback
from 15-feet to 10-feet

The Applicant seeks a reduction of the side yard setback for the individual townhome lots

due to the shape of the Subject Property and its topography. Requiring 15-foot side setbacks on

the end units would push the townhome development further north into the Subject Property.

The Subject Property, however, narrows towards the north, from over ±520 feet wide, closer to

Davis Road, to less than 420-feet wide at its northern end. Additionally, there is a significant

change in topography from the Davis Road frontage downward towards the creek at the Subject

Property’s northern end. The narrowness coupled with the change in topography results in a

loss of units if the townhomes are pushed northward to accommodate the appropriate setbacks.

The reduction from 15-feet to 10-feet will still meet the minimum 20-foot building separation

and is not likely to be visibly noticeable on the site. As a result, the grant of the requested

10
SGR/41261788.1
variance will not have a negative impact on the public, but it will allow the Proposed

Development on the Subject Property.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variances

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variances are not the result of the actions of the Applicant.

Sixth, the variance requested is the minimum variance that will make possible the legal use of

the land, building or structure. Finally, the variances will not permit a use of land, buildings, or

structures that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district other than

that requested is unconstitutional and contrary to the best interest of the health and welfare of the

citizens of the City of Stockbridge, and constitutes an arbitrary and capricious act. As a result,

the City of Stockbridge Unified Development Code is in violation of Article I, Section I,

Paragraphs 1 and 2 of the Constitution of the State of Georgia 1983; Article I, Section III,

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due
11
SGR/41261788.1
process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

other than that requested is unconstitutional in that it renders the Subject Property unusable and

destroys its marketability. Therefore, the current zoning constitutes a taking of the Applicant’s

property without just and adequate compensation and without due process of law in violation of

the Fifth and Fourteenth Amendments to the United States Constitution and in violation of

Article I, Section I, Paragraph 1 and Article I, Section III, Paragraph 1(a) of the Constitution of

Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

Applicant also invites and welcomes any comments from Staff or other officials of the City of

12
SGR/41261788.1
Stockbridge so that such recommendations or input might be incorporated as conditions of

approval.

This 3rd day of October, 2022.

Respectfully submitted,

Kathryn M. Zickert
Dennis J. Webb, Jr.
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

13
SGR/41261788.1
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

EXHIBIT A

LEGAL DESCRIPTION
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

29626693.1
SGR/37140068.3
Know what's below.
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.
NOTICE:

SHIELD RD
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
APPARENT SEWER MH EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
MAIN
R GRAVITY SS ANY OTHER PERSONS.
ED SEWE
PROPOS SS COPYRIGHTC 2022ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
SS PRIOR WRITTEN CONSENT OF ATWELL LLC

24 HOUR
EMERGENCY CONTACT
SS

SENTRY OAK CT
SS

OS
OP
PR
RC
FO
D SS
ES
EW
880 F
ER 850
890 870 CE

JURISDICTION: HENRY COUNTY
810 890 ORSS
860 88
820 0
MA
870 JURISDICTION: HENRY COUNTY
85 ZONING: RD IN
840
SS
820

ZONING: RA
25' ZONING BUFFER SS
C CE W
C YA
G EN SS 860
830 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 ER
81 169 170 171 172 173 174 175 176 177 178 179 213 214 215 216 217 218 219 220 221 222 223 224 225 EM
IN
226
227

BUF
FER
800
EX
IST DA
VIS
PLAYGROUND G
EA 82 SS 228 W
STR IL 0 T
RA WA
' SS SS SS SS SS SS SS SS SS 229
75 NGT SS SS SS SS SS
LKI ER
RO
JURISDICTION: HENRY COUNTY
230
WA
231 MA
AM

HENRY COUNTY, GEORGIA
RE
AD
SS 81 IN
ST 67 80 232
790 NT 82 168 167 166 165 164 163 162 161 160
159 158 157 156 155 154 153 152 151 150 149
ARE 68 79 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 233 W

12TH DISTRICT
AP PUBLIC

LAND LOT 91
69 78 83
234
COVERED 84 OPEN
FER 70 77 235
0 F PAVILION AND SPACE
79

ZONING: RA
BU MAIL KIOSK 71 76 85
E AM
STR 72 75 86
88 89 90 91 93 94 95 96 97 98
' SS 92 99 100 101 102 103 104 105 106 107
75 73 74
87 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130
STORM WATER 810
MANAGEMENT 800 DOG
AREA PARK

25' ZONING BUFFER
86
LIFT W
58 57 56 55 54 53 52 51 50 49
STATION 66 65 64 63 62 61 60 59 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 19 2 1
20 18 17 16 15 14 13 12 11 9 5 4 3
10 8 7 6

JURISDICTION: HENRY COUNTY
ZONING: RA

DAVIS ROAD TOWNHOMES
860
0 890
860 87
0 88
87

REZONING PLAN
840 85 0

79 80 810
82
830 0
JURISDICTION: HENRY COUNTY SITE AREA

FORESTAR
780
0 0
ZONING: RMH
TOTAL PROPERTY AREA: 27.635± AC

SITE IS NOT LOCATED WITHIN ZONING CLASSIFICATION
PROTECTIVE WATERSHED DISTRICT. JURISDICTION: HENRY COUNTY
900 EXISTING ZONING: RA
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE ADJACENT ZONING: RA, RMH, RD
890 PROPOSED JURISDICTION: CITY OF STOCKBRIDGE (ANNEXATION REQU.)
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 880
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 235 UNITS (8.5 UNITS/AC)
112 - 24'W X 50'D
123 - 20'W X 50'D DATE
10-03-2022
RESIDENT PARKING PROVIDED 694 RESIDENT SPACES
(4 SPACES PER 24'W UNITS W/ 2-CAR GARAGE)
(2 SPACES PER 20'W UNITS W/ 1-CAR GARAGE)
GUEST PARKING PROVIDED 46 SPACES (44 STD SPACES + 2 ADA SPACES)
TOTAL PARKING PROVIDED 740 SPACES
SITE LOCATION MAP (347 GARAGE SPACES)
(347 DRIVEWAY SPACES)
N.T.S. (46 SURFACE SPACES)

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)

CONCEPT DAVIS4 -FOR ZONING
SIDE SETBACK (PER CODE) 15'
SIDE SETBACK (REQUESTED) 10' (VARIANCE)
REAR SETBACK (PER CODE) 20'
REVISIONS
REAR SETBACK (REQUESTED) 20'
MIN. BUILDING SEPARATION 20'
MAX. LOT COVERAGE 50% (13.81 AC)
REQUESTED LOT COVERAGE 75% (VARIANCE)
MIN. OPEN SPACE 15% (4.14 AC)
PROVIDED OPEN SPACE 15% (4.6 AC)
SITE PROVIDED AMENITIES COVERED PAVILION AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL
MIN. PUBLIC OPEN SPACE 5,148 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA = 514,800 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)

SEWER CALCULATIONS 0 50' 100'
235 TOWNHOME UNITS x 300 GPD/UNIT = 70,500 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'

NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. ANNEXATION REQUIRED. PROJECT MANAGER: DRG
3. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) JOB #: ####
4. VARIANCE REQUIRED FOR SIDE AND FRONT SETBACKS.
5. VARIANCE REQUIRED FOR MAX. LOT COVERAGE. FILE CODE: ####
6. LIFT STATION REQUIRED FOR SEWER.
SHEET NO.
RZP1

TO: Mayor/Council
Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: January 26, 2023

SUBJECT: Staff Report for Variance Case #RZ-2022-03 for Property at
576 Davis Road (Parcel #S05-01002000)

I. PURPOSE
Consider a Variance application (#RZ-2022-03) by Forestar (USA) Real Estate Group,
Inc. (represented by Smith, Gambrell and Russell, LLP) for property at 576 Davis Road
to allow for the development of a townhome community having 235 units, with total project
buildout by Year 2027. The applicant also simultaneously submitted three other
applications to the City of Stockbridge, as are listed below.
• An Annexation Application (Case #AX-2022-03)—The applicant later withdrew this
application, via a withdrawal letter dated November 16, 2022, after the subject
property was annexed into the City as a result of the passage of the Stockbridge
Annexation Referendum during the November 8, 2022 Citywide election.
• A Comprehensive Plan Amendment Application (Case #CP-2022-06) —The
applicant requests that the property’s future land use designation be changed from
Henry County’s designation of Low-Density Residential to the City of Stockbridge’s
designation of High-Density Residential.
• A Rezoning Application (Case #RZ-2022-07)—The applicant requests the rezoning
of the subject property from the ‘RR’ (Rural Residential; formerly Henry County’s
‘RA’ (Residential-Agricultural)) district to the City of Stockbridge’s ‘MFR’ (Multiple
Family Residential) district.

The variance application contains three variance requests, as are listed below.
1. Reduce the front yard setback within the site from the required minimum of 50
feet to 25 feet.
2. Reduce the side yard setbacks from the required minimum of 15 feet to 10 feet.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

3. Increase the maximum lot coverage from the allowable maximum of 50 percent
to 75 percent.
AERIAL PHOTOGRAPH
Subject Property:
Parcel #:S05-01002000

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

II. CASE FACTS

Proposed Development: Townhome community with 235 units.
Site Address: 576 Davis Road.
Parcel Identification: S05-01002000.
Parcel Acreage: 27.635 acres.
Land District and Land Lot: District 12, Land Lot 91.
Council District: 4.
Applicant: Forestar (USA) Real Estate Group, Inc.,
represented by Smith, Gambrell & Russell,
LLP.
Owner: Four owners—Jeremy Smith, Reba S.
Oronez, Carolyn S. O’Brien, and Charles W.
Smith.
Current City Zoning: ‘RR’ (Rural Residential).
Surrounding Zoning: ‘MHR’ (Mobile Home Residential) to the west
and south, ‘CCR’ (City Center Residential) to
the east, and ‘SR’ (Suburban Residential) to
the southeast.
City Land Use Designation: To be determined
Property Location: Located on the north side of Davis Road,
adjacent to Estates Avenue (a private street)
and Sunrise Avenue to the west, one block
west of Shields Road and Sentry Oaks Court
Property Conditions: Long, narrow lot which slopes significantly
downward to the north, dropping some 70
feet, where an “apparent stream” and its
adjacent buffers are located.
Current Use: Three single-family residences and a
detached garage
Surrounding Land Uses: ~ North--Single-family detached homes
along Valley Hill Road.
~ South--Stockbridge Estates mobile home
park.
~ East-- Single-family detached homes
along Davis Road, a duplex subdivision
along Sentry Oaks Court, and a
combination attached & detached single-
family subdivision on Davis Road, about a
mile east of the subject property.
~ West--Pine Hills Estates mobile home
park along Sunrise Avenue
~ Southwest—Major commercial node con-
City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

taining Walmart, three shopping centers,
and surrounding retail uses.

CITY OF STOCKBRIDGE 2023 ZONING MAP

The subject property is located to the east of Estate Avenue
in the map below.
Legend:
Main Road – Davis Road
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Rust--CCR (City Center Residential)
Orange—MHR (Mobile Home Residential)
Brown--MFR (Multiple Family Residential)
Light Pink – C-1 (Neighborhood Commercial)
Medium Pink – C-2 (General Commercial)
Red—C-3 General Commercial)
Teal—PUD (Planned Unit Development)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP

KEY:
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Blue—Office-Institutional
Gray—Light Industrial

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

BOUNDARY SURVEY

Subject Property:
Parcel #S015-01002000

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

III. PROPOSED DEVELOPMENT

A. Project Size. The applicant proposes to build a 235-acre townhome development on
27.635 acres of land at 576 Davis Road. Details of the project are shown in a table on the
submitted conceptual site plan. The applicant first submitted a black-and-white version,
entitled “Rezoning Plan”, which was prepared by Atwell Group of Marietta, Georgia on
October 3, 2022. Subsequently, the applicant submitted an undated colored version of the
Rezoning Plan. The table on the drawing shows that the proposed development would
have a density of 8.5 units per acre. In comparison, the adjacent Pine Hills Mobile Home
Park to the west currently has a density of an estimated 2.575 units per acre. This is based
on approximately 87 existing residential units (as are shown on Google Maps) on 33.78
acres. The proposed townhome development would include 112 smaller units with
dimensions of 24’W X 50’D and containing one-car garages, plus 123 larger units with
dimensions of 20’W X 50’D and containing two-car garages.

B. Lot Coverage and Open Space. The applicant proposes to deviate significantly from
the maximum allowable lot coverage of 50 percent within the requested MFR (Multiple
Family Residential) district by having a lot coverage of 75 percent for each proposed
townhome lot. This deviation is the subject of a variance request. The applicant would,
though, meet the required minimum open space requirement of 15 percent, the required
minimum public open space requirement of one percent, and the required minimum
building separation of 20 feet between townhome buildings.

C. Site Plan Design. The Conceptual Site Plan shows that the proposed project would
have its main entrance off Davis Road, where an emergency access would also be
provided. A small open space area would be located to the west of the project entrance.
The internal street would have a long loop and three cross streets. Its pavement would be
28 feet wide, and 5-foot-wide sidewalks would be installed on both sides of all streets.
Townhome buildings would be located along both sides of the loop, as well as in the center
of the site. They would each contain four to eight townhome units. Trees would be planted
in the front and rear yards of all townhome buildings. The rear of the loop would expand to
include parking spaces for the adjacent covered pavilion and mail kiosk. An open space
area with approximately 4.6 acres would be provided to the rear of the pavilion, including a
walking trail, a dog park, and a playground. A stormwater pond would be installed at the
back of the property, near an “apparent stream” and its adjacent stream buffers, where the
natural vegetation would be preserved. The site plan also shows that a row of “double-
frontage lots” (also known as “through lots”) would be created along the western side of the
property, adjacent to Estate Avenue. This would result in those lots each having two front
yards. Further, no buffer would be provided.

D. Setbacks. The applicant is requesting to deviate from the required front and side yard
setbacks for the MFR (Multiple Family Residential) district, as is shown in the table below,
while meeting the required rear yard setback of 20 feet. The deviations have been formally
requested in a separate variance application.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

TABLE OF PROPOSED SETBACKS

Setback Required Proposed
Front Yard Setbacks:
a. From Davis Road a. 50 feet a. 50 feet (No Variance)
b. From Internal Streets b. 50 feet b. 25 feet (Variance Request)
Side Yard Setbacks 15 feet 10 feet (Variance Request)
Rear Yard Setback 20 feet 20 feet (No Variance)

E. Parking. Details of the applicant’s proposed parking provisions are explained in the Staff
Report for the companion rezoning case, RZ-2022-07.

F. Traffic Impact Study. Details of the applicant’s submitted Traffic Impact Study are
explained in the Staff Report for the companion rezoning case, RZ-2022-07.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023

CONCEPTUAL SITE PLAN—BLACK AND WHITE
Showing Surrounding Streets:

Enlargement:

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
10

CONCEPTUAL SITE PLAN—COLORED
Showing Surrounding Streets:

Enlargement:

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
11

SITE DATA FROM CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
12

RENDERINGS

Proposed Smaller Units with One-Car Garages

Proposed Larger Units with Two-Car Garages

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
13

IV. ANALYSIS OF REQUEST

The applicant has submitted a Variance application to request three variances, as are
listed below, for the development of the proposed townhome community at 576 Davis
Road.
• Variance Request #1--Reduce the front yard setback within the site from the
required minimum of 50 feet to 25 feet.
• Variance Request #2--Reduce the side yard setbacks from the required minimum
of 15 feet to 10 feet.
• Variance Request #3--Increase the maximum lot coverage from the allowable
maximum of 50 percent to 75 percent.

Section 10.2.1 of the Stockbridge Unified Development Code (UDC) states that a
variance may be granted only upon a finding by the Mayor and City Council that all of
eight listed conditions (i.e., criteria) are met. An analysis of each variance request is
made in the sections below relative to the required eight UDC criteria.

VARIANCE REQUEST #1 -- Reduce the front yard setback within the site from the
required minimum of 50 feet to 25 feet. (NOTE: The applicant is seeking reductions in
the front yard setbacks of the townhome lots from the internal streets only, not from Davis
Road.) Analysis of UDC criteria:

Criterion ‘A’. Extraordinary and exceptional circumstances pertaining to the
particular piece of property in question exist due its size, shape, or topography
that are not found on other properties in the same zoning district.

The physical characteristics of other MFR districts throughout the City are not known at
this time, nor are they relevant. However, what is relevant is the usage of other properties
along Davis Road which have similar physical characteristics. As is explained below, the
usage of the two immediately-adjacent properties for residential developments was not
prevented by their similar physical characteristics to that of the subject property.

The topography of the subject property slopes downward by some 70 feet from Davis
Road to the northern, rear end of the property. The applicant’s site plan also shows the
presence of an “apparent stream” and adjacent buffers at the rear of the property.
However, similar downward slopes and stream areas are found on the properties of the
adjacent Pine Hills Mobile Park to the west, as well as the adjacent duplex subdivision to
east along Sentry Hills Court. Yet, an aerial photograph of the Davis Road corridor shows
the presence of residential units at or near the very rear of these properties. Further, the
subject property and the duplex subdivision property have very similar sizes and shapes.
Thus, the presence of these physical attributes of the subject property are not
justifications for reducing the front yard setbacks of the proposed townhome units.
Indeed, if fewer units were to be built, that may not necessitate the need for this variance.
Also, even if the rear of the property did not have the stream or stream buffers, it is
inconceivable that the entire site would be utilized for townhome units, leaving no area

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
14

for open space or amenities.

Criterion ‘B’. A literal interpretation of the provisions of this Unified Development
Code would deprive the applicant of rights commonly enjoyed by owners of other
properties located in the same zoning district.

The applicant would not be deprived of building a townhome community on the subject
property, but the applicant might not be able to build as many units as are desired.

Criterion ‘C’. Granting the variance requested will not confer upon the property
owner any special privileges that are denied to other owners of property in the
same zoning district.

Granting this variance request might allow the applicant to build more townhome units
than would otherwise be possible within the proposed MFR district.

Criterion ‘D’. The variance will be consistent with the purposes and intent of this
Unified Development Code, will be compatible with uses on neighboring
properties, and will serve the public welfare.

The proposed MFR district and townhome development would not be compatible with
the adjacent mobile home park and duplex subdivision, nor with the existing single-
family detached residences along Davis Road. No public benefit from granting this
variance is foreseen.

Criterion ‘E’. The extraordinary circumstances are not the result of actions of the
applicant.

The physical conditions of the subject property were not created by the applicant.
However, the proposed site plan was prepared for the applicant, and it shows the
applicant’s desired site plan design and desired number of townhome units (235), which
have created difficulty in meeting the MFR district standards. As was previously
mentioned, the submitted site plan shows that a row of double-frontage lots would be
created along Estate Avenue, and this would cause each townhome lot to have two front
yards. This would mean that each front yard would need to meet the front yard setback
requirement, and this might not be possible.

Criterion ‘F’. The variance is the minimum relief that will allow the legal use of the
land, building or structure.

No. The subject property may still be utilized for its current single-family residential use
without the applicant’s proposed rezoning to MFR, and the applicant may also build a
townhome community on the property under MFR by complying with the UDC’s setback
requirements and building fewer units.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
15

Criterion ‘G’. The variance is not a request to permit a use of land, buildings or
structures that is prohibited in the same zoning district.

Townhomes are a permitted use within the proposed MFR district.

VARIANCE REQUEST #2--Reduce the side yard setbacks from the required
minimum of 15 feet to 10 feet. Analysis of UDC criteria:

Criterion ‘A’. Extraordinary and exceptional circumstances pertaining to the
particular piece of property in question exist due its size, shape, or topography
that are not found on other properties in the same zoning district.

Although the subject property is long and narrow, so are the adjacent properties for the
Pine Hills Mobile Home Park to the west and the duplex subdivision along Sentry Hills
Court to the east. The property also features a significant drop in elevation from the front
to the rear, as well as the presence of a stream bed is located at the northern end (rear).
However, the adjacent properties also have these physical attributes, which did not
prevent their development. The presence of these conditions would still enable the
applicant to build a townhome community. The applicant contends that wider side yard
setbacks on the end units would result in units being pushed further to the rear, but that
is due to the number of units that is proposed. Orienting the units in a north-south direction
rather than the east-west direction which the site plan shows may alleviate this problem,
especially if fewer units were built.

Criterion ‘B’. A literal interpretation of the provisions of this Unified Development
Code would deprive the applicant of rights commonly enjoyed by owners of other
properties located in the same zoning district.

Without the granting of this variance, the applicant would still be able to build a townhome
community on the subject property.

Criterion ‘C’. Granting the variance requested will not confer upon the property
owner any special privileges that are denied to other owners of property in the
same zoning district.

Granting this variance request might allow the applicant to build more townhome units
than would otherwise be possible within the proposed MFR district.

Criterion ‘D’. The variance will be consistent with the purposes and intent of this
Unified Development Code, will be compatible with uses on neighboring
properties, and will serve the public welfare.

The proposed MFR district and townhome development would not be compatible with
the adjacent mobile home park and duplex subdivision, nor with the existing single-family
detached residences along Davis Road. No public benefit from granting this variance is
foreseen.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
16

Criterion ‘E’. The extraordinary circumstances are not the result of actions of the
applicant.

The physical conditions of the subject property were not created by the applicant.
However, the specific layout of the applicant’s proposed site plan, along with the
applicant’s proposed number of townhome units (235), appear to have created the
applicant’s difficulty in complying with the MFR district standards.

Criterion ‘F’. The variance is the minimum relief that will allow the legal use of the
land, building or structure.

No. The subject property may still be utilized for its current single-family residential use
without the applicant’s proposed rezoning to MFR, and the applicant may also build a
townhome community on the property under MFR by complying with the UDC’s setback
requirements and building fewer units.

Criterion ‘G’. The variance is not a request to permit a use of land, buildings or
structures that is prohibited in the same zoning district.

Townhomes are a permitted use within the proposed MFR district.

VARIANCE REQUEST #3--Increase the maximum lot coverage from the allowable
maximum of 50 percent to 75 percent. (NOTE: The applicant is seeking to increase
the lot coverage for the individual townhome lots, not for the subject property as a
whole.) Analysis of UDC criteria:

Section 10.2.1(A) below from Page 231 of the UDC lists seven types of site design
standards from which an applicant may seek relief via the granting of a variance.

10.1.2 Types of Variances.
A. A request for a variance shall be limited to the following site design
standards:
1. Maximum building height;
2. Minimum lot width;
3. Minimum lot area;
4. Required spacing for driveways;
5. Minimum front, side, or rear yard setbacks;
6. Dimensional standards for parking or loading spaces; or
7. Sign as it relates to number, set back, building material, size or sign
style.

The list above does not include “lot coverage” as one of the standards from which an
applicant may apply for a variance. Further, lot coverage it is not the same thing as “lot
area.” “Lot coverage” refers to the amount of building space, sidewalks, parking areas,
and other impervious surfaces which cover the total land area of a property. “Lot area”,

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
17

on the other hand, refers to the total size of a property within its boundaries. For instance,
for the proposed MFR district, the District Standards on Page 33 of the UDC require a
minimum lot area of 2 acres, as well as a maximum lot coverage of 50 percent. Thus, the
two terms are not the same.

Since the UDC does not allow a variance request to be made for purposes of changing
the lot coverage of a proposed development, then this request to increase the subject
property’s lot coverage from 50 percent to 75 percent is void and no variance may be
granted for this purpose.

Aside from this, it seems that the applicant is wanting to create smaller lots in order to fit
more lots onto the subject property. The applicant contends that the narrow width of the
property limits the depth of the townhome lots, thereby limiting the ability to create longer
lots having less lot coverage. But this is due to the site plan design that is proposed,
which shows four parallel rows of townhome lots on most of the property. Fewer units or
the orientation of the lots in a north-south direction rather than the current east-west
direction could possibly eliminate this problem. The current site plan design would also
result in the creation of a row of double-frontage lots (also known as “through lots”), per
the sample diagram below, along the western side of the property, adjacent to Estate
Avenue. This would not be desirable. Double-frontage lots result in the creation of two
front yards for each lot, and setback requirements would need to be met for each one.
Further, the creation of double-frontage lots would also result in the provision of no
buffering along the western side of the property.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
18

DIAGRAM SHOWING A DOUBLE-FRONTAGE LOT,
WITH TWO STREETS AND TWO FRONT YARDS

Source: Winchester Planning Commission; Winchester, Virginia.

In general, the City has received other townhome applications within the past few years,
and none of the applicants have requested variances to allow for the reduction in lot sizes
or setbacks. The applicant for the subject property cites a potential significant loss in the
number of townhome units that could be built, but this is due to the applicant proposing
to build a much more dense development than is present on the adjacent or surrounding
properties along Davis Road.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
19

M.F.R. DISTRICT STANDARDS FROM THE U.D.C. (Page 33)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
20

V. STAFF CONCLUSIONS

As a result of the foregoing analysis, the Planning and Zoning Staff has reached the
following conclusions:

1. The applicant’s request for an increase in maximum lot coverage is void since that is
not an allowable listed reason in the UDC for requesting a variance.

2. The requested front and side yard variances should only be granted if the applicant’s
companion Comprehensive Plan Amendment case (CP-2022-06) and the companion
rezoning case (RZ-2022-07) are simultaneously approved.

3. Although the applicant contends that the subject property’s long, narrow shape,
coupled with the sloping topography and stream area presence at the rear of the
property, limit the ability to develop the property, the two immediately-adjacent
properties have similar physical attributes, yet this did not prevent them from being
developed and placing residential units at or near the rears of their properties.

4. Even if the subject property did not have the above-mentioned physical attributes, it is
inconceivable that the developer would seek to develop the entire site with townhome
units, leaving no area for open space or amenities.

5. If the requested variances are not granted, the applicant would not be deprived of
building a townhome community on the subject property, but the applicant might not
be able to build as many units as are desired.

6.The physical conditions of the subject property were not created by the applicant, but
the specific site plan layout and the proposed number of townhome units appear to be
causing the applicant difficulty in complying with the MFR district standards, resulting
in the applicant seeking the three requested variances.

7.The subject property may still be utilized for its current single-family residential use
without the applicant’s proposed rezoning to MFR, and the applicant may also build a
townhome community on the property under MFR by complying with the UDC’s
setback requirements and building fewer units.

8. The current site plan design would result in the creation of a row of double-frontage
lots (each having two front yards) along the western side of the property, adjacent to
Estate Avenue, and this would not be desirable for either the townhome residents or
the residents of the adjacent Pine Hills Mobile Home Park.

9. The Planning and Zoning Staff is unaware of any other recent townhome developments
whose applicants requested variances to allow for the reduction in lot sizes or setbacks;
thus, no apparent lot design difficulties have been experienced by other townhome
developers.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
21

10. The possible need for water or sewer line improvements to the property is unknown at
this time since the applicant has not provided the required evaluation letter from the
Henry County Water Authority.

VI. STAFF RECOMMENDATIONS

This Staff Report has demonstrated that the requested three variances to allow the
proposed townhome development on the subject property are not warranted, and that the
request for a variance to allow for the increase in the maximum lot coverage of the
townhome lots is not an allowable reason to request a variance under the UDC. The
Planning and Zoning Staff therefore recommends the DENIAL of this case.

If, though, the City Council decides to approve one or more of these variance requests,
such approval should be done with the following conditions:

1. Comprehensive Plan Amendment and Rezoning– The variance request(s) shall not
be approved unless the requested Comprehensive Plan Amendment, via CP-2022-06,
to change the land use designation of the subject property from Low-Density
Residential to High-Density Residential, as well as the requested rezoning via RZ-
2022-07 to rezone the property from ‘RR’ (Rural Residential; formerly ‘RA’ (Residential-
Agricultural)) is approved before, or simultaneously with, the approval of VR-2022-03.

2. Double-Frontage Lots—No double-frontage lots shall be created on the subject
property.

3. Buffer Along Estate Avenue—The developer shall provide a 30-foot-wide planted
buffer adjacent to Estate Avenue.

4. Water and Sewer Availability – The developer shall submit an evaluation letter from
the Henry County Water Authority which assesses the availability and adequacy of
water and sewer facilities to serve the proposed development, and the developer shall
make whatever water and sewer improvements which that agency requires.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / January 26, 2023
Davis Road Townhomes
Traffic Impact Study

Prepared for:
Forestar (USA) Real Estate Group Inc.

Prepared by:
KCI Technologies Inc.
2160 Satellite Boulevard, Suite 130
Duluth, GA 30097
www.kci.com
678.990.6200

October 2022

KCI Project # 242209207
Davis Road Townhomes - Traffic Impact Study October 2022

Executive Summary

The purpose of this study is to evaluate the potential traffic impacts of the proposed Davis Road Townhomes
development. The site is in unincorporated Henry County, GA that will be annexed/rezoned to City of
Stockbridge, GA. The site is located along the north side of Davis Road. Based on the site concept plan the
proposed development will contain up to 235 townhomes. The development is expected to be built out by
year 2027. The concept plan (see Appendix B) for the development illustrates the conditions in the study
area, including the proposed townhomes and the driveway location. Access to the site is proposed at one
driveway along Davis Road. The site also proposed to provide one emergency access to Davis Road.

For the purposes of the traffic study the analysis included the expected completion (build-out) of the
development by year 2027. This study performed an analysis of existing traffic conditions and future traffic
conditions. The future conditions analysis was performed for the year 2027 Build Conditions. The traffic
impact study network consisted of the proposed site driveway.

Capacity Results

In the future year 2027 Build Conditions (with the Davis Road Townhomes development traffic volumes),
the proposed site driveway is expected to operate at acceptable levels of service during the AM and PM
peak hours.

Proposed Site Driveways

Based on estimated traffic volumes and the capacity analysis in the year 2027 Build year conditions, the
following intersection geometry recommendations are provided:

• Davis Road at Driveway #1
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control
o Note: No turn lanes along Davis Road are recommended based on City of Stockbridge UDC
and Davis Road classified as a local city maintained road.

II
Davis Road Townhomes - Traffic Impact Study October 2022

Table of Contents

1. Existing Conditions 1
1.1 Site Conditions 1
1.2 Roadway Conditions 1
1.3 Traffic Volumes 1

2. Future Conditions 2
2.1 Future No-Build Traffic Volumes 2
2.2 Future Roadway Conditions 2

3. Proposed Development Traffic 3
3.1 Trip Generation 3
3.2 Trip Distribution and Assignment 3
3.3 Future Build Traffic Volumes 3

4. Capacity Analysis 4
4.1 Future Build Conditions Capacity Analysis 5

5. Recommendations 6
5.1 Recommended Driveway Geometry 6
5.2 Turn Lane Analysis at Site Driveway 6
5.3 Inter-parcel Access 6

III
Davis Road Townhomes - Traffic Impact Study October 2022

Tables
Table 1: Proposed Site Trip Generation ....................................................................................................................................... 3
Table 2: Level of Service Criteria ..................................................................................................................................................... 4
Table 3: Future Year (2027) Build Level of Service................................................................................................................... 5

Appendix
A: Figures

Figure 1 – Location Map

Figure 2 – Existing Traffic Conditions

Figure 3 – Future Build (Year 2027) Conditions

B: Concept Plan

C: Traffic Count Data

D: GDOT Traffic Data

E: Intersection Volume Development

F: Capacity Analysis Reports

G: NCHRP Results

IV
Davis Road Townhomes - Traffic Impact Study October 2022

1. Existing Conditions
1.1 Site Conditions
The proposed development is located on undeveloped property with one residential home. Figure 1
provides a general location map. (Figures included in Appendix A). Access to the property is proposed to
be provided at one driveway along Davis Road (The concept plan is included in Appendix B). The site also
proposed to provide one emergency access to Davis Road. Nearby land uses are either residential homes
or undeveloped property.

1.2 Roadway Conditions
Davis Road is a two-lane roadway with a 35-mph posted speed limit. Davis Road is an east-west oriented
roadway. The City of Stockbridge and GDOT classifies Davis Road as a local road. The roadway has mostly
grassed shoulders on the north side of the roadway and sidewalk on the south side of the roadway in the
nearby vicinity. (Figure 2 identifies existing traffic conditions and lane geometry).

1.3 Traffic Volumes
Traffic counts were collected on Thursday, September 29, 2022, for use in the traffic analysis. Henry County
public schools were in session. The traffic data collected included one twenty-four-hour volume count at
the existing GDOT count station #8013.

Historical traffic volume data available from the GDOT TADA source were utilized to inform the annual
growth factor. Three locations are indicated in Appendix D. The three locations are:

• GDOT Count Station #151-0256 located on Highway 138, west of the development
• GDOT Count Station #151-0365 located on N Henry Boulevard, north of the development
• GDOT Count Station #151-8013 located on Davis Road, south of the development

Davis Road Townhomes - Traffic Impact Study October 2022

2. Future Conditions
2.1 Future No-Build Traffic Volumes
Future No-Build traffic volumes were developed by reviewing the historical traffic volumes roadways within
the vicinity of the project and historic population growth in the county. Three nearby GDOT count stations
were evaluated to determine a growth rate. The annual historic compound growth rate at the GDOT count
stations averaged to 1.7% per year. Henry County’s population growth rate was most recently reported as
1.67% per year in 2020. The Governor’s Office of Planning and Budget developed population projections
which indicates an estimated growth of 1.55% per year by 2027 in Henry County.

Considering this data, a 2.0% per year growth rate to account for background traffic volume growth was
used in the traffic study. For the purposes of this study the proposed development is expected to be fully
built out by 2027. A 2.0% per year growth rate was applied to the 2022 existing volumes to calculate year
2027 No-Build traffic volumes. The 2027 No-Build traffic volumes are indicated in the Intersection Volume
Development tables included in the Appendix E.

2.2 Future Roadway Conditions
A review of Georgia DOT, City of Stockbridge, and Henry County planned, and programmed transportation
projects was performed. There are no planned/ongoing roadway project near the development site.

Davis Road Townhomes - Traffic Impact Study October 2022

3. Proposed Development Traffic
Project traffic was calculated for the proposed development. Project traffic is defined as the vehicular trips
expected to be generated by the development and distributed over the roadway network.

3.1 Trip Generation
The project driveway volumes were calculated based on the Institute of Transportation Engineers’ (ITE) Trip
Generation Manual, Eleventh Edition. The development proposes 235 townhomes. The most applicable ITE
land use (LU) code is LU 215 (Single-Family Attached Housing). Due to the development type, no pass-by
reductions were included for the land use and no internal capture reductions were included. Table 1 below
summarizes the trips expected daily, during the AM peak hour, and during the PM peak hour for the
development.
Table 1: Proposed Site Trip Generation

Daily Trips AM Peak Hour PM Peak Hour
Units
Land Use (ITE Code) Two-Way
(DU) Enter Exit Total Enter Exit Total
Total
Single-Family Attached Housing (215) 235 1,740 36 81 117 78 59 137

Gross Trips (Driveway Volumes) 1,740 36 81 117 78 59 137

Notes: Trip Generation Rates based on ITE Trip Generation, 11th Edition

3.2 Trip Distribution and Assignment
An overall trip distribution and assignment of project trips was based on existing traffic patterns and a
review of land uses and the street network in the area. This information was used to apply the project traffic
volumes at the proposed development driveway.

The directional distribution for the proposed development is estimated to be:

• 70% to/from the west along Davis Road
• 30% to/from the east along Davis Road

3.3 Future Build Traffic Volumes
The 2027 future Build traffic volumes were calculated by adding the proposed development (Davis Road
Townhomes) traffic volumes to the projected year 2027 No-Build traffic volumes. Figure 3 (in Appendix A)
illustrates the year 2027 Build traffic volumes.

Davis Road Townhomes - Traffic Impact Study October 2022

4. Capacity Analysis
Capacity analysis was performed at the study intersections for the weekday AM and PM peak hours.
Intersection Level of Service (LOS) was calculated based on the methodologies contained in the Highway
Capacity Manual, 6th Edition. The Synchro Studio software, which utilizes the HCM 6th Edition methodology,
was utilized to perform the analyses.

Capacity is defined as the maximum number of vehicles that can pass over a particular road segment or
through a particular intersection within a specified period under prevailing roadway, traffic, and control
conditions. Level of service (LOS) is used to describe the operating characteristics of a road segment or
intersection in relation to its capacity. LOS is defined as a qualitative measure that describes operational
conditions and motorist’s perceptions. The Highway Capacity Manual defines six levels of service, LOS A
through LOS F. Level of service A indicates excellent operations with little delay to motorists, while level of
service F indicates extremely long delay.

Level of service for unsignalized intersections is calculated for the average control delay incurred for vehicles
on the stop control approach, compared to the average control delay per vehicle for all approaches at a
signalized intersection. Control delay for vehicles include initial deceleration delay, queue move-up time,
stopped delay, and final acceleration delay. Table 2 below indicates the relationship between delay and
LOS for signalized and unsignalized intersections, respectively. Level-of-service “E” is typically considered
to be the limit of acceptable delay.

Several factors affect the controlled delay for unsignalized intersections, including the availability of gaps in
the cross-street traffic, and acceptable gap time to make the movement from the stop position. For stop-
control intersections, LOS E and F exist when there are insufficient gaps in traffic, resulting in long delays.
Low level of service for stop-control approaches are not uncommon at major cross-streets.

Table 2: Level of Service Criteria

Average Control Delay Per Vehicle (sec)
Level of Service
Signalized Intersection Unsignalized Intersection

A ≤10 ≤10

B >10 and ≤20 >10 and ≤15

C >20 and ≤35 >15 and ≤25

D >35 and ≤55 >25 and ≤35

E >55 and ≤80 >35 and ≤50

F >80 >50

Davis Road Townhomes - Traffic Impact Study October 2022

4.1 Future Build Conditions Capacity Analysis

Capacity analysis was performed for the year 2027 Future Conditions and includes the No-Build traffic
volumes plus the Davis Road Townhomes development volumes. The Build traffic conditions and volumes
are illustrated in Figure 3. Table 3 summarizes the results of the capacity analysis.

Table 3: Future Year (2027) Build Level of Service

Intersection AM Peak Hour PM Peak Hour
Intersection Approach
Control LOS (Delay*) LOS (Delay*)
Stop-
Davis Road at Proposed Driveway SB A (10) A (10)
Control
*Average vehicle delay in seconds

By the future year 2027 Future Build Conditions, the proposed driveway is expected to operate at acceptable
levels of service during the AM and PM peak hours.

Davis Road Townhomes - Traffic Impact Study October 2022

5. Recommendations
Recommendations for access for the proposed Davis Road Townhomes development are based on existing
conditions, the proposed development use, and expected traffic volumes. The appropriate traffic control at
driveways was analyzed. Recommendations included reviewing the City of Stockbridge and Georgia DOT
requirements, knowledge of general transportation standards, and engineering judgment.

Access to the development is proposed via one full-movement driveway along Davis Road. Due to overall
low traffic volumes along Davis Road, the proposed capacity and lane configuration is expected to be
sufficient to accommodate future traffic volumes. The required intersection sight distance will need to be
verified at the proposed driveway location as part of the driveway design.

5.1 Recommended Driveway Geometry

Based on estimated traffic volumes and the capacity analysis in the year 2027 Build year conditions, the
following driveway geometry recommendations are provided:

• Davis Road at Proposed Driveway
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control

5.2 Turn Lane Analysis at Site Driveway
Based on the review of the City of Stockbridge UDC and Davis Road classified as a local city maintained
road, no turn lanes along Davis Road are required.

Additionally, the need for a left and right-turn was evaluated based on national guidance in NCHRP Report
457: Evaluating Intersection Improvements. The document provides guidance when adding turn lanes
improves operation and safety based on intersection volumes. Three pages from the document are attached
in Appendix G. Figure 2.6 indicates when the combination of right-turn volumes and main street volumes
would benefit from adding a right-turn lane and Figure 2.5 indicates when the combination of left-turn
volumes and opposing main street volumes would benefit from adding a left-turn lane. The need to add
either turn lane is not met.

5.3 Inter-parcel Access
The potential for an inter-parcel access connection was reviewed. Residential uses exist on both sides of
the proposed site. A typical benefit of inter-parcel access is between different land uses or retail land uses
to reduce trips on the public street network. For this site, adding a connection to the adjoining residential
properties is not beneficial and not expected to reduce any trips. Additionally, a vehicle connection to
Estates Avenue may negatively impact traffic entering/exit either Estates Avenue or the proposed site
driveway.

Davis Road Townhomes - Traffic Impact Study

Appendices

• Appendix A
o Figures
• Appendix B
o Concept Plan
• Appendix C
o Traffic Count Data
• Appendix D
o GDOT Traffic Data
• Appendix E
o Intersection Volume Development
• Appendix F
o Capacity Analysis Reports
• Appendix G
o NCHRP Results (Left-turn and right-turn lane analysis)
Davis Road Townhomes - Traffic Impact Study

Appendix A
Figures
Development
Site

Not to Scale

Traffic Impact Study
Location Figure
Davis Road Townhomes Map 1
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

Site

124 (154)
Davis Road
Davis Road
(303) 103

Not to Scale

Traffic Impact Study
Existing Traffic Figure
Davis Road Townhomes 2
Conditions
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
Proposed Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

Site

Proposed Driveway

57 (41)
24 (18)

11 (23)
137 (170) Davis Road
Davis Road (55) 25
(335) 114

Not to Scale

Traffic Impact Study Future Build Figure
Davis Road Townhomes (Year 2027) 3
City of Stockbridge, Georgia Conditions
Davis Road Townhomes - Traffic Impact Study

Appendix B
Concept Plan
Know what's below.
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.

S H I E L D R D NOTICE:
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
APPARENT SEWER MH EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
MAIN SAFETY OF THE WORK, OF PERSONS ENGAGED IN
ER GRAVITY THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
ED SEW SS
PROPOS SS COPYRIGHTC 2022ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
SS PRIOR WRITTEN CONSENT OF ATWELL LLC

24 HOUR
EMERGENCY CONTACT
SS

SENTRY OAK CT
SS

OS
OP
PR
RC
FO
D SS
ES
EW
880 F 850
890 ER
870
CE
890

JURISDICTION: HENRY COUNTY
810 ORSS
860 88
820 0 MA
870 JURISDICTION: HENRY COUNTY
0 ZONING: RD IN
85
840
SS
820

ZONING: RA
25' ZONING BUFFER SS
C CE W
C YA
EN SS 860
830
0 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 ER
81 169 170 171 172 173 174 175 176 177 178 179 213 214 215 216 217 218 219 220 221 222 223 224 225 EM
IN
226
227

BUF
FER
800
EX
IST DA
VIS
EA PLAYGROUND 228
82 SS W
STR IL 0 T
RA WA
' SS SS SS SS SS SS SS SS SS 229
75 NGT SS SS SS SS SS
LKI ER
RO
JURISDICTION: HENRY COUNTY
230
WA
AM
TRE 231 MA

HENRY COUNTY, GEORGIA
N TS SS 67 80 81
232
IN
AD
790 A RE 68 79 82 168 167 166 165 164 163 162 161 160
159 158 157 156 155 154 153 152 151 150 149 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 233
PP

12TH DISTRICT
A PUBLIC

LAND LOT 91
69 78 83
234
COVERED 84 OPEN
0 FER 70 77 235
79 F PAVILION AND SPACE

ZONING: RA
BU MAIL KIOSK 71 76 85
E AM
STR 72 75 86
88 89 90 91 93 94 95 96 97 98
' SS 92 99 100 101 102 103 104 105 106 107
75 73 74
87 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130
STORM WATER 810
MANAGEMENT 800 DOG
AREA PARK

25' ZONING BUFFER 0
86
LIFT W
STATION 66 65 64 63 62 61 60 59 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 13 4 3 2 1
16 15 14 12 11 10 9 6 5
8 7
JURISDICTION: HENRY COUNTY
ZONING: RA

DAVIS ROAD TOWNHOMES
860
0 890
860 87
0 88
87
840

REZONING PLAN
82 830 85
SITE AREA 0
0 0 JURISDICTION: HENRY COUNTY
79 80 810
780

FORESTAR
0 0 ZONING: RMH
TOTAL PROPERTY AREA: 27.635± AC

SITE IS NOT LOCATED WITHIN ZONING CLASSIFICATION
PROTECTIVE WATERSHED DISTRICT. JURISDICTION: HENRY COUNTY
900 EXISTING ZONING: RA
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE ADJACENT ZONING: RA, RMH, RD
890
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 880 PROPOSED JURISDICTION: CITY OF STOCKBRIDGE (ANNEXATION REQU.)
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 235 UNITS (8.5 UNITS/AC)
112 - 24'W X 50'D
123 - 20'W X 50'D DATE
10-03-2022
RESIDENT PARKING PROVIDED 694 RESIDENT SPACES
(4 SPACES PER 24'W UNITS W/ 2-CAR GARAGE)
(2 SPACES PER 20'W UNITS W/ 1-CAR GARAGE)
GUEST PARKING PROVIDED 46 SPACES (44 STD SPACES + 2 ADA SPACES)
TOTAL PARKING PROVIDED 740 SPACES
SITE LOCATION MAP (347 GARAGE SPACES)
(347 DRIVEWAY SPACES)
N.T.S. (46 SURFACE SPACES)

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)

CONCEPT DAVIS4 -FOR ZONING
SIDE SETBACK (PER CODE) 15'
SIDE SETBACK (REQUESTED) 10' (VARIANCE)
REAR SETBACK (PER CODE) 20'
REVISIONS
REAR SETBACK (REQUESTED) 20'
MIN. BUILDING SEPARATION 20'
MAX. LOT COVERAGE 50% (13.81 AC)
REQUESTED LOT COVERAGE 75% (VARIANCE)
MIN. OPEN SPACE 15% (4.14 AC)
PROVIDED OPEN SPACE 15% (4.6 AC)
SITE PROVIDED AMENITIES COVERED PAVILION AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL
MIN. PUBLIC OPEN SPACE 5,148 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA = 514,800 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)

SEWER CALCULATIONS 0 50' 100'
235 TOWNHOME UNITS x 300 GPD/UNIT = 70,500 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'

NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. ANNEXATION REQUIRED. PROJECT MANAGER: DRG
3. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) JOB #: ####
4. VARIANCE REQUIRED FOR SIDE AND FRONT SETBACKS.
5. VARIANCE REQUIRED FOR MAX. LOT COVERAGE. FILE CODE: ####
6. LIFT STATION REQUIRED FOR SEWER.
SHEET NO.
RZP1
Davis Road Townhomes - Traffic Impact Study

Appendix C
Traffic Count Data
Davis Road Townhomes - Traffic Impact Study

Appendix D
GDOT Traffic Data
Davis Road Townhomes - Traffic Impact Study

Location Map of GDOT Count Stations
Davis Road Townhomes - Traffic Impact Study
Davis Road Townhomes - Traffic Impact Study
Count Station: GDOT #151-0256
Street: Highway 138
Location: west of the development
Source: GDOT

YEAR ADT TREND 10-Years of Count Data
2011 30,090 30300 Trend Annual Historic Compound Growth Rate
2012 30800 1.77%
2013 31400
2014 31900
2015 33,506 32500
2016 33000
2017 33600
2018 34200
2019 32,738 34800
2020 35400
2021 37,292 36000 50,000 y = 3E-11e0.0172x
2022 36600 R² = 0.7376
45,000
2023 37300 40,000
2024 37900 35,000
2025 38600
30,000
2026 39200
ADT 25,000
2027 39900
20,000
2028 40600
15,000
2029 41300
10,000
2030 42000
2031 42700 5,000

2032 43500 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 44200
2034 45000 YEAR
2035 45800
2036 46600
2037 47400

10/7/2022
Count Station: GDOT #151-0365
Street: N Henry Blvd
Location: north of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2011 14,676 15000 Trend Annual Historic Compound Growth Rate
2012 15200 1.14%
2013 15,942 15400
2014 15500
2015 15,866 15700
2016 15900
2017 16100
2018 16200
2019 15,504 16400
2020 16600
2021 17,340 16800 25,000
2022 16900 y = 5E-06e0.0109x
R² = 0.5635
2023 17100 20,000
2024 17300
2025 17500
15,000
2026 17700
ADT
2027 17900
10,000
2028 18100
2029 18300
5,000
2030 18500
2031 18700
2032 18900 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 19100
2034 19300 YEAR
2035 19500
2036 19700
2037 20000

10/7/2022
Count Station: GDOT #151-8013
Street: Davis Road
Location: south of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2009 4,877 5000 Trend Annual Historic Compound Growth Rate
2010 5100 2.31%
2011 5200
2012 5300
2013 5,692 5500
2014 5600
2015 5700
2016 5900
2017 5,920 6000
2018 6200
2019 6300 10,000 y = 4E-18e0.0242x
2020 6500 R² = 0.8875
9,000
2021 6600 8,000
2022 6800 7,000
2023 7000
6,000
2024 7200
ADT 5,000
2025 7300
4,000
2026 7500
3,000
2027 7700
2,000
2028 7900
2029 8100 1,000

2030 8300 0
2005 2010 2015 2020 2025 2030 2035 2040
2031 8500
2032 8700 YEAR
2033 8900
2034 9100
2035 9300

10/7/2022
Davis Road Townhomes - Traffic Impact Study

Appendix E
Intersection Volume Development
Traffic Analysis
Davis Road Townhomes
Intersection Traffic Volumes

Intersection: #1 - Davis Road at Proposed Driveway

A.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 103 124
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 114 0 0 137 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 24 0 57 25 0 0 0 0 11

Total Project Trips 0 0 0 24 0 57 25 0 0 0 0 11

Buildout Total (2027) 0 0 0 24 0 57 25 114 0 0 137 11

P.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 303 154
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 335 0 0 170 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 18 0 41 55 0 0 0 0 23

Total Project Trips 0 0 0 18 0 41 55 0 0 0 0 23

Buildout Total (2027) 0 0 0 18 0 41 55 335 0 0 170 23

10/7/2022
Davis Road Townhomes - Traffic Impact Study

Appendix F
Capacity Analysis Reports
Davis Road Townhomes - Traffic Impact Study

Future Build Conditions – Year 2027
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway AM Peak Hour

Intersection
Int Delay, s/veh 2.7
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 25 114 137 11 25 57
Future Vol, veh/h 25 114 137 11 25 57
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 27 124 149 12 27 62

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 161 0 - 0 333 155
Stage 1 - - - - 155 -
Stage 2 - - - - 178 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1418 - - - 662 891
Stage 1 - - - - 873 -
Stage 2 - - - - 853 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1418 - - - 649 891
Mov Cap-2 Maneuver - - - - 649 -
Stage 1 - - - - 856 -
Stage 2 - - - - 853 -

Approach EB WB SB
HCM Control Delay, s 1.4 0 9.8
HCM LOS A

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1418 - - - 649 891
HCM Lane V/C Ratio 0.019 - - - 0.042 0.07
HCM Control Delay (s) 7.6 0 - - 10.8 9.3
HCM Lane LOS A A - - B A
HCM 95th %tile Q(veh) 0.1 - - - 0.1 0.2

Synchro 11 Report
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway PM Peak Hour

Intersection
Int Delay, s/veh 1.7
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 55 335 170 23 18 41
Future Vol, veh/h 55 335 170 23 18 41
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 60 364 185 25 20 45

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 210 0 - 0 682 198
Stage 1 - - - - 198 -
Stage 2 - - - - 484 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1361 - - - 415 843
Stage 1 - - - - 835 -
Stage 2 - - - - 620 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1361 - - - 392 843
Mov Cap-2 Maneuver - - - - 392 -
Stage 1 - - - - 789 -
Stage 2 - - - - 620 -

Approach EB WB SB
HCM Control Delay, s 1.1 0 11.1
HCM LOS B

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1361 - - - 392 843
HCM Lane V/C Ratio 0.044 - - - 0.05 0.053
HCM Control Delay (s) 7.8 0 - - 14.7 9.5
HCM Lane LOS A A - - B A
HCM 95th %tile Q(veh) 0.1 - - - 0.2 0.2

Synchro 11 Report
Davis Road Townhomes - Traffic Impact Study

Appendix G
Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection.

2-lane roadway (English)
INPUT
Variable Value
800

Opposing Volume (VO), veh/h
85th percentile speed, mph: 35
Percent of left-turns in advancing volume (VA), %: Left-turn treatment
19% 700 warranted.
Advancing volume (VA), veh/h: 139 600
Opposing volume (VO), veh/h: 148
500
OUTPUT 400
Variable Value 300
Limiting advancing volume (VA), veh/h: 394
Guidance for determining the need for a major-road left-turn bay: 200Left-turn
treatment not
Left-turn treatment NOT warranted. 100warranted.
0 100 200 300 400 500 600 700
AM Peak Hour
Advancing Volume (VA), veh/h

CALIBRATION CONSTANTS
Variable Value
Average time for making left-turn, s: 3.0
Critical headway, s: 5.0
Average time for left-turn vehicle to clear the advancing lane, s: 1.9
Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection.

2-lane roadway (English)
INPUT
Variable Value
800

Opposing Volume (VO), veh/h
85th percentile speed, mph: 35
Percent of left-turns in advancing volume (VA), %: Left-turn treatment
14% 700 warranted.
Advancing volume (VA), veh/h: 390 600
Opposing volume (VO), veh/h: 193
500
OUTPUT 400
Variable Value 300
Limiting advancing volume (VA), veh/h: 423
Guidance for determining the need for a major-road left-turn bay: 200Left-turn
treatment not
Left-turn treatment NOT warranted. 100warranted.
0 100 200 300 400 500 600 700
PM Peak Hour
Advancing Volume (VA), veh/h

CALIBRATION CONSTANTS
Variable Value
Average time for making left-turn, s: 3.0
Critical headway, s: 5.0
Average time for left-turn vehicle to clear the advancing lane, s: 1.9
Figure 2 - 6. Guideline for determining the need for a major-road right-turn bay at a two-way stop-controlled intersection.

INPUT
Roadway geometry: 4-lane roadway

Right-Turn Volume, veh/h
Add right - turn bay
Variable Value
Major-road speed, mph: 35 140
120
Major-road volume (one direction), veh/h: 148 100
Right-turn volume, veh/h: 11 80
60
40
20
OUTPUT 0
Variable Value 200 400 600 800 1000 1200 1400 1600
Limiting right-turn volume, veh/h: 14186
Guidance for determining the need for a major-road
right-turn bay for a 4-lane roadway:
Do NOT add right-turn bay.
Major-Road Volume (one direction), veh/h
AM Peak Hour
Figure 2 - 6. Guideline for determining the need for a major-road right-turn bay at a two-way stop-controlled intersection.

INPUT
Roadway geometry: 2-lane roadway

Right-Turn Volume, veh/h
Variable Value Add right - turn bay

Major-road speed, mph: 35 140
120
Major-road volume (one direction), veh/h: 193 100
Right-turn volume, veh/h: 23 80
60
40
20
OUTPUT 0
Variable Value 200 400 600 800 1000 1200 1400 1600
Limiting right-turn volume, veh/h: 6548
Guidance for determining the need for a major-road
right-turn bay for a 2-lane roadway:
Do NOT add right-turn bay.
Major-Road Volume (one direction), veh/h
PM Peak Hour
City of Stockbridge Planning and Zoning Division
Application for an Amendment to the Comprehensive Plan
Name of Applicant Carter Acquisitions LLC c/o Battle Law, P.C. Phone: 404 - 888 - 3078 Date: 12/23/2022
Address of Applicant: 39 Georgia Avenue SE, Suite 200 Cell# N/A
City
: Atlanta State: GeorgiaZip: 30312 E-mail: aparker@carterusa.com
Name of Agent Battle Law P.C. Phone: 404-601-7616 Date: 12/23/2022
Address of Agent: 3562 Habersham at Northlake Building J, Suite 100 Cell#404-601-7616
City: Tucker State:GeorgiaZip: 30084 E -mail: mlb@battlelawpc.com
The p roperty will be POSTED with a City of
THE PERSONS NAMED ABOVE AFFIRM THAT THEY ARE THE OWNER
Stockbridge Planning and Zoning Sign. The sign must
OR AGENT OF THE OWNER OF THE PROPERTY DESCRIBED BELOW
remain on the subject prope rty fo r no less than fifteen
AND REQUESTS THAT THE FOLLOWING AMENDMENT TO THE
days prior to the Planning Commission and Mayor/City
COMPREHENSIVE PLAN BE GRANTED:
Council meeting(s). The applicant or property owner
FROM: Medium Density Vertical Mixed-Use shall not remove or alter the sign for any reason.
___cc..:M=B______ (Acknowledgement)
To: High Density Residential

Property Address: Hudson Bridge Drive

Nearest intersection to the property: Hudson Bridge Road and Hudson Bridge Drive

Size of Tract: 20.37 acre(s). Land Lot Number(s):_21_______. District(s): _7___
Property Tax Parcel Number(s):
_032-01026000____________________ (Required)

Witness' Signature Signature of Applicant

Carter Acquisitions LLC
Printed Name of Witness Printed Name of Applicant

Notary Signature of Agent

Notary Seal:

(For Office Use Only)

Total Amount Paid$_____ Check#_ __ Credit Card# __________ (FEES ARE NON-REFUNDABLE)

Application checked by: __ _ _ _ _ _ _ _ _ _ _Date: _ _ _ _ _ _ ___________

Pre-application meeting: ___________________ Date: ______ ______

Planning Commission Decision:-------------------------------­

Mayor/Cit y Council Decision:

Planning Director's Signature: ___________ __________ _ _ _ Date: __ _ _ _ _
E.O.C
. E.O.
P. Moore Bass
B.O.
C. Consulting, Inc.
· Civil Engineering
O.C. · Land Surveying
· Development Consulting
· Landscape Architecture
N20°13'00"W · Environmental Permitting
B.O 395.82'
.C. www.moorebass.com
B.O .
P. B.O. TALLAHASSEE ATLANTA
. E.O.
E.O.
1350 Keys Ferry Court
McDonough, GA 30253
770.914.9394
T.O.B. T.O.B.

CONC. WALL

C/L DITCH CONC. WALL
T.O.B.

BRICK WALL
POWER BOX
CREE
K C/L

T.O. POND 12
12
T.O.B.

B. 12
T.O. /W5' S

POCKET PARK 12
ER
M BUFF 6
TREA
ED S
TURB
NDIS
5 0' U
75' IMPERVIOUS S/B 12
US S
PERVIO
75 ' IM 9
12 C.
12 E.O.

PROJECT NAME
POND

CLIENT NAME
5 5
10

12
11 12 11 CLUBHOUSE
12 LL
11 11 WA
9 7 7 6
8 POOL
ADA
- 2PKG
4CADD-10

ADA - 2PKG

4CADD-10

ADA

4CADD-10
- 2PKG

ADA
- 2PKG

4CADD-10

ADA

4CADD-10
- 2PKG

ADA
4CADD-10
- 2PKG

ADA
- 2PKG
4CADD-10

- 2PKG
4CADD-10
ADA

- 2PKG
4CADD-10
ADA

- 2PKG
ADA
4CADD-10

ADA
- 2PKG
4CADD-10

ADA
- 2PKG
4CADD-10

- 2PKG 4CADD-10
ADA

ADA
- 2PKG
4CADD-10

ADA - 2PKG

4CADD-10

- 2PKG
ADA

4CADD-10
FEC
- 2PKG
4CADD-10
ADA

ADA
- 2PKG
4CADD-10

ADA
- 2PKG 4CADD-10

ADA
- 2PKG

4CADD-10

- 2PKG 4CADD-10
ADA

ADA

4CADD-10
- 2PKG

ADA

4CADD-10
- 2PKG

ADA
- 2PKG
4CADD-10

ADA
- 2PKG

4CADD-10

4CADD-10
ADA - 2PKG

ADA

4CADD-10
- 2PKG

- 2PKG
4CADD-10
ADA

ADA
4CADD-10
- 2PKG

- 2PKG
4CADD-10
ADA

ADA
- 2PKG
4CADD-10

4CADD-10
ADA
- 2PKG

9 8 MAIL KIOSK
9 7 H.B.

10 DUMPSTER
7 7

POCKET PARK

4 10
10

10
10

REVISIONS
10

9 11
9 9 HUDSON BRIDGE MF4
GRAPHIC SCALE DATE 08-24-2022
50 0 25 50 100 200 CONTRACT #
10
MAINTENANCE DRAWN BY SDM
BUILDING The Drawings, Specifications and other documents
prepared by Moore Bass Consulting, Inc. (MB) for
8 ( IN FEET ) this Project are instruments of MB for use solely
with respect to this Project and, unless otherwise
12
1 inch = 50 ft. provided, MB shall be deemed the author of these
6 documents and shall retain all common law,

P:\Hudson Bridge MF\HUDSON BRIDGE MF4.dwg, Layout1, smoore, Nov 14, 2022 - 3:59:27pm
statutory and other reserved rights, including the
copyright.

10 10

1350 KEYS FERRY COURT

REQUIRED PARKING REQUIRED PARKING: 589 SPACES SEAL
McDONOUGH, GA 30253
LSF #1179

PLUS A.D.A. SPACES (2% OF TOTAL RQD): 12 SPACES
TOTAL REQUIRED: 601 SPACES
EX. R/W

EX. R/W
PROPOSED PARKING:
Note: Site Plan is conceptual in SURFACE PARKING 539 SPACES SHEET TITLE
nature and subject to change A.D.A. PARKING 12 SPACES
E with progression of project CONCEPTUAL
GARAGE PARKING 50 SPACES SITE PLAN

TOTAL 601 SPACES 2
SHEET

C Moore Bass Consulting 1
BOUNDARY SURVEY FOR: VICINITY MAP (NOT TO SCALE)
MT. ZION 48, LLC SURGE
NORT L
LAND LOT 21 ~ 6TH DISTRICT STONE LN
ST IVES
C T
I-7 PARK
TR

ST MARGRIT CR
ST IVES
5E
HENRY COUNTY, GEORGIA XP
RE
N/F
XING
SS
Moore Bass
ST IVES LLC
Consulting, Inc.
WATERCRESS CT
FLIPPEN RD
D.B. 14232 PG. 75
TAX ID.

OAKWOOD MANOR
L.L. 032-01027000 INV. 739.06' SITE
IPF 1IN" 12 L.L. · Civil Engineering

OAKWOOD DR
OTP IPS 1/2" 12 · Land Surveying
RB
· Development Consulting
DR
APPROX. S89°16'38"E
PL APPROX. E RD
THIS BOX IS RESERVED FOR THE CLERK OF SUPERIOR COURT
LAND LOT LINE IPF 1/2" 627.56' PL LAND LOT LINE NB RIDG · Landscape Architecture
RECORDING INFORMATION. RB HU DSO · Environmental Permitting
L.L. 30' PLANTED BUFFER & 30' BUILDING S/B CHIP PL
L.L.

30' PLANTED BUFFER
21
N/F
21
VINCENT AV
E www.moorebass.com
C/L DITCH
IS D
TALLAHASSEE ATLANTA
ROBIN CIR
HAGY WILLIAM R JR T.O.B.
WILL
D.B. 13522 PG. 299
TREA
P.B. 12 PG. 51 T.O.B. INV. 760.00' R

ED S
TAX ID. 1350 Keys Ferry Court
TURB
032C03027000 IPF 1/2" ANDREW DR
McDonough, GA 30253
NDIS
EX. R/W RB
S/B
OAKWOOD DRIVE B.
T.O.
50' U IOUS
OFF-LINE 770.914.9394
T.O.
(60' RIGHT-OF-WAY) N/F

PERV
E 6.56'
WALMART REAL EST BUS TRUST3402-00

75' IM
IPF 1/2" D.B. 9857 PG. 159
E RB TAX ID.
01"E
EX. R/W ON-LINE
ER
032-01026001

BUFF °12'
S20 3.92'
REFERENCES N/F
GILBERT BERNARD 50
1. FINAL SUBDIVISION PLAT EASEMENTS RECORDED IN PLAT BOOK 52, PAGE 176-179 PER HENRY COUNTY D.B. 8025 PG. 87
RECORDS. P.B. 11 PG. 200

GEORGIA SURVEY CERTIFICATE
OAKWOOD MANOR

MT. ZION 48, LLC
2. LIMITED WARRANTY DEED RECORDED IN DEED BOOK 11917, PAGE 266-269 PER HENRY COUNTY RECORDS. TAX ID.
3. PERMANENT RETAINING WALL & GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 219 PER HENRY 032C03028000 APPROX.
COUNTY RECORDS. DRAINAGE EASEMENT
4. DRAINAGE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 221-222 PER HENRY COUNTY RECORDS.
PL P.B. 52 PG. 179
THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE

HUDSON BRIDGE
N01°00'44"W A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF

STOCKBRIDGE CITY LIMITS
D.B. 7038 PG. 221-222

P.B. 16 PG. 281
5. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 224 PER HENRY COUNTY RECORDS. THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED
6. PERMANENT RETAINING WALL AND GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 220 PER HENRY 758.13' 1.95 +/- ACRES
HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
N/F (84,766 +/- SQ. FT.)
COUNTY RECORDS.
HAGY WILLIAM R PL PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE

30' PLANTED BUFFER
7. INGRESS / EGRESS ACCESS EASEMENT EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 & 219 PER HENRY OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
D.B. 9108 PG. 143

1720 PEACHTREE STREET, SUITE 150,
COUNTY RECORDS. MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND
P.B. 16 PG. 281
8. PERMANENT SLOPE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 PER HENRY COUNTY RECORDS. REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS
TAX ID.
9. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 204 PER HENRY COUNTY RECORDS. AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
032C03047000
IPS 1/2"
AREA:

HENRY COUNTY, GEORGIA
RB
APPROX.
PL 20.37 ACRES
FLOOD NOTE IPF 1/2"
RB (887,175 SQ. FT.)
PERM. RETAINING WALL
& GRADING EASEMENT

ATLANTA, GEORGIA 30309
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY N/F ON-LINE TAX ID. P.B. 52 PG. 179
HAGY WILLIAM R JR D.B. 7038 PG. 220 ________________________________________________________________________________________________________
PANEL NUMBER: 13151C0088D EFFECTIVE DATE OCTOBER 6TH, 2016, THIS PROPERTY IS NOT LOCATED IN A FEMA FLOOD 032-01026000
D.B. 15501 PG. 95 0.57 +/- ACRES TIMOTHY M. WORLEY DATE:
HAZARD ZONE.
P.B. 16 PG. 281 (24,807 +/- SQ. FT.) REGISTERED LAND SURVEYOR #3360 (tworley@moorebass.com)

CONC. WALL
OAKWOOD MANOR
TAX ID.
032C03048000 IPF 1/2"
315.7
S12°5 6'
SURVEY NOTES RB

PROJECT NAME
ON-LINE
PL
8'27"W

(60' RIGHT-OF-WAY)
K C/L
ADJOINERS CHART
B.O
T.O.B.

CLIENT NAME
NO N.G.S. MONUMENT FOUND WITHIN 500 FEET OF ANY POINT ON THE SUBJECT PROPERTY.
CHAINL
N/F
HAGY WILLIAM R JR S85°26'49"W CREE
INK FEN
IPF 3/4"
T.O.B.
ALL PROPERTY CORNERS REFERENCED AS I.P.S. INDICATES A ½" REBAR PLACED W/CAP LSF 001179 UNLESS OTHERWISE D.B. 15501 PG. 95
NOTED. ROD 282.43' NUMBER OWNER D.B. & PG. P.B. & PG. TAX ID.

FFER

50' UNDISTURBED STREAM BUFFER
P.B. 16 PG. 281 30' PLANTED BU

CONC. WALL
ON-LINE IPF CTP"
TAX ID. 1IN
MOORE BASS CONSULTING AND/OR TIMOTHY M. WORLEY DO NOT GUARANTEE THAT ALL EASEMENTS AND SUB-SURFACE 032C03049000 S
1 CALLAHAN TIMOTHY J & TONDA L 15369-196 21-50 032D01070000
IPS 1/2"

75' IMPERVIOUS S/B
CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE SHOWN. IPF CAP"
IPF 1/4" RB
WOLVERTON
RB N/F 2 LEVY MILLICENT 14038-104 21-50 032D01071000
THIS DRAWING HAS BEEN GENERATED ELECTRONICALLY. THIS MEDIA SHOULD NOT CONSIDERED RLS2283
A CERTIFIED VALID DOCUMENT UNLESS IT HAS BEEN PROPERLY SEALED, SIGNED, AND DATED BY TIMOTHY M. WORLEY IN PL 11
WRS CENTERS I LLC
N/F D.B. 13433 PG. 218
CONTRASTING COLOR OF INK PER O.C.G.A. 43-15-22. 12 PL
CHRISTIAN SHANARRA PL 13 PL TAX ID. 3 WHISNANT DANNY R 13821-321 21-50 032D01072000
D.B. 17163 PG. 171 032-01026011
THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD REVEAL ENCUMBRANCES NOT .C
SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. P.B. 21 PG. 14 PL B.O C 4 BAXTER GALEN C & COLLEEN N 14104-293 21-14 032D01073000
E.O.
TAX ID. .
THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PARTY OR ENTITY NAMED HEREON AND THE CERTIFICATION 032D01083000
DOES NOT EXTEND TO ANY OTHERS.
5 EASLEY SHARON P & ROBIN L 8215-268 21-50 032D01074000
10
THIS PLAT MAY NOT CONFORM TO THE BEARINGS AND DISTANCES RECORDED ON THE DEED AND/OR PLAT OF RECORD 6 TURNER VIRGINIA N 7838-292 21-14 032D01075000
IPF 1/2" APPROX.
DUE TO SEVERAL FACTORS INCLUDING, BUT NOT LIMITED TO, THE NATURE OF THE ADVANCES IN SURVEYING
RB DRAINAGE EASEMENT
TECHNOLOGY SUCH AS ELECTRONIC DISTANCE MEASURING DEVICES AND THE ADVENT OF SURVEY GRADE G.P.S.
MEASUREMENT EQUIPMENT. P.B. 52 PG. 179 7 AUGUSTINE MARIE E 12287-255 21-50 032D01076000

01"E
D.B. 7038 PG. 221-222
°12'
OAKWOOD VILLAGE - UN
IPF 1/2" S

S20 4.07'
THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM (N.A.D.) OF 1983(1994 ADJUSTMENT) FOR HORIZONTAL 1.95 +/- ACRES 8 BERNUY FRANCISCO 60160-96 21-50 032D01077000
RB

30' PLANTED BUFFER
DATUM AND THE NORTH AMERICAN VERTICAL DATUM (N.A.V.D.) 1988 FOR THE VERTICAL DATUM. THE USE OF G.P.S. (84,766 +/- SQ. FT.) E
38

IT 2
FENC
SURVEY MEASURING TECHNIQUES WERE USED FOR THESE DATUMS AND BASED ON THE POSITIONAL VALUES FOR THE E.O.C THE IRA CLUB FBO
VIRTUAL REFERENCE STATION NETWORK DEVELOPED BY EGPS SOLUTIONS. THE ORTHIMETRIC HEIGHTS WERE DERIVED
8 9 CHRISTOPHER ALLEN & 15610-300 21-14 032D01078000
USING THE GEOID A12. S KIMBERLY

P.B. 21 PG. 50
ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES UNLESS OTHERWISE NOTED. 10 CENTRIC LLC 13289-206 21-50 032D01079000
APPROX.
UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST ABOVE OR BELOW IPF 1IN" PERM. RETAINING WALL 11 MOTON MELBA & NATHANIEL JR 17525-293 21-14 032D01080000
GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE ACCURACY OR THOROUGHNESS OF THE UTILITIES OR OTP
N02°16'56"E & GRADING EASEMENT
STRUCTURES SHOWN HEREON. PER GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE P. IPF CAP"
773.84' P.B. 52 PG. 179 E.O. . TRICON SFR 2020-2 BORROWER
CALLED PRIOR TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. 6 D.B. 7038 PG. 219 B.O.
C WOLFERTON 12 LLC
17632-95 21-14 032D01081000
APPROX.
0.26 +/- ACRES RLS709
THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 49,634 FEET, AND AN IPF 1/2" ACCESS EASEMENT
(11,232 +/- SQ. FT.) S/B 13 TAH 2017-1 BORROWER LLC 15420-17 21-14 032D01082000
RB NG P.B. 52 PG. 179
ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE AND WAS ADJUSTED USING THE LEAST L=50.88' ILDI
SQUARES METHOD. IPF CAP" 5 0' BU D.B. 7038 PG. 224
R=146.00' WOLVERTO
THE CLOSURE PRECISION OF THE DATA SHOWN ON THE MAP OR PLAT. "THIS MAP OR PLAT HAS BEEN CALCULATED FOR CL=50.62'

OAKWOOD CIRCLE
IPF 1/2" S
CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 1,240,152 FEET" THE CLOSURE PRECISION PLACED ON CD=S59°49'01"W IPF CAP" CL S24°47'56"W
RB P.
THE SURVEY SHALL BE BASED ON AN ACTUAL MAP CLOSURE THAT HAS BEEN INDEPENDENTLY CALCULATED BY THE WOLFERTON E.O. 35.36'
IPF CAP"

REVISIONS
SURVEYOR BY USING THE BEARINGS AND DISTANCES FROM THE FACE OF THE PLAT, AND SHALL NOT BE A 4 HUDSON BRIDGE DRIVE RLS2283
FENCE E.O. . (VA
GENERALIZATION. WOLFERTON

(50' RIGHT-OF-WAY)
(PRIVATE RIGHT-OF-WAY) S20°12'13"E C
B.O. S69°47'59"W RLS709
RIA
IPF 1/2" S
62.29' 5
E 7 F-WA
ALL LOTS OR PARCELS SHOWN ON.LINEAR AND ANGULAR MEASUREMENTS WERE OBTAINED USING A TRIMBLE S6 RB APPROX. 109.95'
IPF CAP"
AT
ROBOTIC TOTAL STATION & CHAMPION TKO ROVER GPS UNIT. THE FIELDWORK WAS COMPLETED MARCH 21ST, 2022 ON PERM. SLOPE EASEMENT

ST T-O
THIS PROJECT. P.B. 52 PG. 179 P.O.B. WOLVERTO EX
3 .R
ER IGH
D.B. 7038 PG. 205 IPS 1/2"
INT LE R
0.19 +/- ACRES RB
(8,155 +/- SQ. FT.) L=14.10'
1 POINT OF INTERSECTION B
S25 26.13'
2 R=86.45' A3846.0001_BND
5' S LC HUDSON BRIDGE ROAD (VARIABLE R/W)
IPF 1/2"
S/B /W °17 CL=14.08'
RB ING '06" & INTERSTATE 75 (VARIABLE R/W) DATE 3-31-2022
ILD IPS 1/2" W
IPF 3/4" CD=S29°57'05"W
50' BU
LEGEND 1
RB S

APPROX.
RB BNT
'34"
W P.O.C. CONTRACT # A3846.0001
IPF 1/2" LL INGRESS / EGRESS
67°34 1' DRAWN BY TMW, DC
.60'
D.B. DEED BOOK E.O.P. EDGE OF PAVEMENT S 19.6
WA S
S70°59'14"W
P.B. PLAT BOOK FH FIRE HYDRANT RB IPS 1/2" 244 '06"W ACCESS EASEMENT 1
7'15"W
The Drawings, Specifications and other documents
PG. PAGE L LINE LABEL RB °10 CL
P.B. 52 PG. 179
N20°13'00"W 721.24 S77°2 4'
prepared by Moore Bass Consulting, Inc. (MB) for
S66 N23°42'02"W D.B. 7038 PG. 205 & 219 LINE NOT TO SCALE this Project are instruments of MB for use solely

Q:\A3846.0001\Survey\Boundary\A3846.0001_BND.dwg, 1OF1, dcoppock, Mar 31, 2022 - 1:46:12pm
LL LAND LOT N/F NOW OR FORMERLY N/F
0.44 +/- ACRES 395.82' 94.9 with respect to this Project and, unless otherwise
OTP OPEN TOP PIPE PKS PK NAIL SET 110.22' R /W provided, MB shall be deemed the author of these
BROWN ADRIAN M & NICOLAS C S
(19,186 +/- SQ. FT.) N54°05'42"W EX. documents and shall retain all common law,
RB REBAR S.S.E. SANITARY SEWER EASEMENT D.B. 13805 PG. 77 8"W AD statutory and other reserved rights, including the
IPF IRON PIN FOUND UTILITY EASEMENT BRICK WALL 52'4 71.58' G E RO AY) copyright.
S70° .43'
U.E. IPF PK" IPF 3/4" D
P.B. 21 PG. 50 I
BR T-OF-W
FENC
IPS 1/2" REBAR W/C LSF 001179 REFERENCE
SON
REF. TAX ID. WOLVERTON E.O. RB BNT POWER BOX 84 H
CTP CRIMP TOP PIPE C/O SEWER CLEAN OUT
032D01069000 E C. S76°29'25"W L=117.55' S20°05'06"W HUD BLE RIG
C&G CURB & GUTTER SQUARE FOOT I A 1350 KEYS FERRY COURT
(VAR
SQ. FT. L=543.84 McDONOUGH, GA 30253
R/W RIGHT OF WAY FT. FEET 42.89' R=131.46' 66.42' S73°20'07"W LSF #1179
NOW OR FORMERLY IRON PIN FOUND R=5829.58
N/F CL=113.67' 19.09' SEAL
-E- OVERHEAD POWER LINE IRON PIN SET CL=544.03
CORRUGATED METAL PIPE CALCULATED POINT
CD=S50°54'03"W
CMP CD=S70°39'42"W S73°20'07"W
SWMF STORMWATER MANAGEMENT FACILITY POWER POLE (PP) O R G I
TBM TEMPORARY BENCHMARK FIRE HYDRANT (FH) 12.62' E I ST E R E
APPROX.
P.O.B. POINT OF BEGINNING WATER VALVE (WV) R/W G EG A
WATER METER (WM)
PRIVATE ACCESS EASEMENT EX. R D
P.O.C. POINT OF COMMENCEMENT
RCP REINFORCED CONCRETE PIPE D JUNCTION BOX (JB)
P.B. 52 PG. 179 LINE NOT TO SCALE
D.B. 7038 PG. 204 No. 3360
DIP DUCTILE IRON PIPE S SANITARY SEWER MANHOLE (SSMH) IPF O
PVC POLYVINYL CHLORIDE PIPE DROP INLET (DI) 3/4" RB TI M LA N RL R
HDPE HIGH DENSITY POLYETHYLENE PIPE CONCRETE R/W MONUMENT FOUND (CMF) W/ CAP D
VE
Y EY
PL PROPERTY LINE SINGLE WING CATCH BASIN (SWCB) OT HY SU R O
CL CENTERLINE DOUBLE WING CATCH BASIN (DWCB) M. W
ID IDENTIFICATION CURB INLET (CI)
B.S.L. BUILDING SETBACK LINE HEADWALL (HW)
B.O.C. BACK OF CURB FLARED END SECTION
C CURVE LABEL LIGHT POST (LP) SHEET TITLE
CI CURB INLET YARD INLET (YI)
D.E. DRAINAGE EASEMENT SEWER CLEAN OUT (CO) GRAPHIC SCALE
AREA INLET (AI)
100 0 50 100 200 400 BOUNDARY
LINE NOT TO SCALE SURVEY

( IN FEET )
1 inch = 100 ft. 2
SHEET

C Moore Bass Consulting 1 OF 1
C A R T E R M U LT I FA M I LY – H U D S O N B R I D G E D R I V E
C A R T E R M U LT I FA M I LY – H U D S O N B R I D G E D R I V E
C A R T E R M U LT I FA M I LY – H U D S O N B R I D G E D R I V E
AMENDED AND RESTATED
STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Unified Development Code
For
A Rezoning from C-2 to MFR and Land Use Amendment
From Medium Density Vertical Mixed Use to High Density Residential

of

CARTER ACQUISITIONS, LLC.
c/o Battle Law, P.C.

for

+/-20.37 Acres of Land
Being Hudson Bridge Drive
City of Stockbridge, Georgia and
Parcel Nos. 032-01026000

Submitted for Applicant by:

Michèle L. Battle, Esq.
Battle Law, P.C.
Habersham at Northlake, Building J, Suite 100
Tucker, Georgia 300384
(404) 601-7616 Phone
(404) 745-0045 Facsimile
mlb@battlelawpc.com

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
I. LETTER OF INTENT

Carter Acquisitions, LLC. (the “Applicant”) is seeking to develop that certain undeveloped +/-
20.37 acre tract of land being Tax Parcel No. 032-01026000 having frontage on Hudson Bridge
Drive (the “Subject Property”) for three-hundred and thirty (330) luxury apartment units as
depicted on the submitted elevations. The Subject Property is located within the Parkway Mixed
Use Overlay District (“Parkway Overlay District”) , and is currently zoned C-2, with a land use
designation of Medium Density Vertical Mixed Use. The Applicant is seeking to rezone the
Subject Property to MFR, while simultaneously seeking a land use amendment to High Density
Residential.

This document serves as a statement of intent, analysis of the criteria under the City of Stockbridge
Unified Development Code and contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. STEINBERG ACT REZONING CRITERIA

The State of Georgia proposes the following decision criteria to be considered for rezonings in
jurisdictions that do not propose other criteria:

1. Whether the zoning proposal will permit a use that is suitable in view of the use and
development of adjacent and nearby property;

The zoning proposal will permit a use that is suitable in view of the current density and uses
allowed under the Parkway Overlay District, in addition to existing uses on the adjacent and
nearby property. Amongst other things, the purpose and intent of the Parkway Overlay District
is “to encourage a balanced mix of retail, professional, residential, civic, entertainment and
cultural uses,” and “to improve public health and provide safe and efficient movement within
the overlay district by promoting development patterns that encourage physical activity such as
walking and bicycling.” The area surrounding the Subject Property within the City of
Stockbridge is predominately commercial and retail uses, except for the Hudson Bridge
Townhome community that was built in 1986.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property is part of a 72.69 acre planned commercial/retail/residential project which
was has been developed by multiple owners. Hudson Bridge Drive is a private street which
provides shared access to excess of 20 stores, including the following businesses:

1. QuikTrip;
2. Walmart:
3. Chipotle
4. J&J Liquor;
5. Taco Bell
6. Zaxby’s
7. Murphy’s Gas Station
8. Mellow Mushroom
9. Arby’s
10. Discount Tire; and
11. Bank of America.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property was originally a 22.076 acre tract of land that was subdivided in 2013 into
two tracts with the intervening shared driveway for the development of a commercial outparcel.

In 2004 the 22.076 acres was owned by Baptist Retirement Communities of Georgia, Inc.
(“Baptist RCG”), along with the adjacent 9.67 acres of land that has been developed as a
commercial retail plaza. As part of the development of the commercial plaza Baptist RCG
agreed to place a restrict covenant on the Subject Property which prohibited it from being
developed for any retail purposes but allowed it to be developed for residential apartments.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
It can be inferred that the intent of this prohibition on the development of other retail uses, while
permitting the development of multi-family apartments, was to support the viability of the retail
stores without additional competition, AND to create a mixed-use environment with residents
living adjacent to the site that could support the commercial businesses being developed. Based
upon the Subject Property being included in the Parkway Overlay District the purpose and intent
of the development of this area and the Subject Property remains the same.

2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or
nearby property;

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
properties. The zoning proposal will permit a use that creates the mixed-use environment
promulgated by the Parkway Overlay District. Additionally, the development of the Subject
Property as currently zoned would in fact have an adverse impact on the adjacent property owners
by oversaturating an already robust commercial corridor.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as
currently zoned;

The property to be affected by the zoning proposal does not have a reasonable economic use as

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
currently zoned. The area in which the Subject Property is located is already saturated with
commercial development, which is inconsistent with the intent and purpose of the Parkway
Overlay District, and based on the current economic climate in which retail stores are being
challenged by the growing online shopping trends, the development of additional commercial
space in this corridor would be economic suicide.

4. Whether the zoning proposal will result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools;

The zoning proposal will not result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools. The traffic
study, submitted with this rezoning application, includes a “Level-of-Service Analysis,” (the
“Analysis”) which compares the current traffic conditions of the study area with the future traffic
conditions under “no-build” and “build” possibilities. The Analysis uses grades A-F to grade the
level-of-service at intersections within the study area with A being the best and F being the
worse. The Analysis graded the current traffic level-of-service within the study area according to
the following table:

Under existing conditions, the intersections analyzed have a C and B grade for morning peak
hours and D and B for evening peak hours. Under the “no-build” scenario, those grades will be C
and B for morning peak hours (no grade change) and D and C for evening peak hours. This
shows that the level-of-service will drop one grade for evening peak hours at the Hudson Bridge
Road and Hudson Bridge Drive intersection regardless of whether the zoning proposal comes to
fruition. Assuming the zoning proposal does come to fruition, the grades would be C and B for
morning peak hours (no grade change) and D and C for evening peak hours. The grades under
the “no-build” scenario and “build” scenario are the same. So, there will not be any significant
impact to the flow of traffic within this study area as a result of this zoning proposal.

Additionally, according to the letter attached to this application from the Henry County Water
Authority, water and sewer are available for the Subject Property. The Henry County Water
Authority stated that there is enough capacity to serve the proposed number of units.

Lastly, the zoning proposal will not overly burden the local schools.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
Therefore, the zoning proposal will not result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools.

5. Whether the zoning proposal is in conformity with the policy and intent of the land use plan;
and

The Applicant is seeking to amend the current land use designation to High Density Residential
which is consistent with the purpose and intent of the Parkway Overlay District which allows for a
density of up to 60 units per acre with density bonuses, and heights up to 20 stories. The current
Medium Density Vertical Mixed-Use only allows for up to 2 to 3.6 units per acres, with a
maximum height of 3 stories. The comprehensive plan from which the land use designations were
derived was adopted in 2018: however, the City’s Revised Unified Development Code, which
contains the current Parkway Overlay District, was adopted in March of 2022. Therefore, the
current land use plan for the City and the Subject Property is outdated, and inconsistent with the
Parkway Overlay District.

6. Whether there are other existing or changing conditions affecting the use and development of
the property which give supporting grounds for either approval or disapproval of the zoning
proposal.

The Applicant is not aware of any other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or disapproval of
the zoning proposal.

III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a Rezoning from
C-2 to MFR be approved. The Applicant welcomes any questions and feedback from the
planning staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

The portions of the City of Stockbridge Zoning Ordinance, facially and as applied to the Subject
Property, which restrict or classify or may restrict or classify the Subject Property so as to prohibit
its development as proposed by the Applicant are or would be unconstitutional in that they would
destroy the Applicant’s property rights without first paying fair, adequate and just compensation
for such rights, in violation of the Fifth Amendment and Fourteenth Amendment of the
Constitution of the United States and Article I, Section I, Paragraph I of the Constitution of the
State of Georgia of 1983, Article I, Section III, Paragraph I of the Constitution of the State of
Georgia of 1983, and would be in violation of the Commerce Clause, Article I, Section 8, Clause
3 of the Constitution of the United States.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The application of the City of Stockbridge Zoning Ordinance to the Subject Property which
restricts its use to any classification other than that proposed by the Applicant is unconstitutional,
illegal, null and void, constituting a taking of Applicant’s Property in violation of the Just
Compensation Clause of the Fifth Amendment to the Constitution of the United States, Article I,

Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of

Georgia of 1983, and the Equal Protection and Due Process Clauses of the Fourteenth Amendment
to the Constitution of the United States denying the Applicant an economically viable use of its
land while not substantially advancing legitimate state interests.

A denial of this Application would constitute an arbitrary irrational abuse of discretion and
unreasonable use of the zoning power because they bear no substantial relationship to the public
health, safety, morality or general welfare of the public and substantially harm the Applicant in
violation of the due process and equal protection rights guaranteed by the Fifth Amendment and
Fourteenth Amendment of the Constitution of the United States, and Article I, Section I, Paragraph
I and Article I, Section III, Paragraph 1 of the Constitution of the State of Georgia.

A refusal by the City of Stockbridge City Council to amend the land use and/or rezone the Subject
Property to the classification as requested by the Applicant would be unconstitutional and
discriminate in an arbitrary, capricious and unreasonable manner between the Applicant and
owners of similarly situated property in violation of Article I, Section I, Paragraph II of the
Constitution of the State of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment to the Constitution of the United States. Any Rezoning of the Property subject to
conditions which are different from the conditions requested by the Applicant, to the extent such
different conditions would have the effect of further restricting Applicant’s utilization of the
property, would also constitute an arbitrary, capricious and discriminatory act in zoning the Subject
Property to an unconstitutional classification and would likewise violate each of the provisions of
the State and Federal Constitutions set forth hereinabove.

A refusal to allow the land use amendment and/or Rezoning in questions would be unjustified from
a fact-based standpoint and instead would result only from constituent opposition, which would
be an unlawful delegation of authority in violation of Article IX, Section II, Paragraph IV of the
Georgia Constitution.

A refusal to allow the land use amendment and/or rezoning in question would be invalid inasmuch
as it would be denied pursuant to an ordinance which is not in compliance with the Zoning
Procedures Law, O.C.G.A Section 36-66/1 et seq., due to the manner in which the Ordinance as a
whole and its map(s) have been adopted.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The existing land use designation and/or zoning classification on the Subject Property is
unconstitutional as it applies to the Subject Property. This notice is being given to comply with
the provisions of O.C.G.A. Section 36-11-1 to afford the County an opportunity to revise the
Property to a constitutional classification. If action is not taken by the County to rectify this
unconstitutional land use designation and/or zoning classification within a reasonable time, the
Applicant is hereby placing the County on notice that it may elect to file a claim in the Superior
Court of Fulton County demanding just and adequate compensation under Georgia law for the
taking of the Subject Property, diminution of value of the Subject Property, attorney’s fees and
other damages arising out of the unlawful deprivation of the Applicant’s property rights.

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
#CP-2022-07 and Hudson Bridge Drive

TO: Planning Commission

FROM: Gordon Linton, Planner I

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: October 27, 2022

Subject: #CP-2022-07 For Hudson Bridge Drive

I. PURPOSE

Consider a Comprehensive Plan Amendment application to change the future land use
designations of certain property from Medium Density Vertical Mixed-Use to High Density
Residential to allow for development of 330 multi-family apartment units. Application by Carter
Acquisitions.

II. Background

Proposed Development 330 multi-family apartment units

Site Address North side of Hudson Bridge Drive
Parcel Identification 032-01026000

Parcel Acreage 20.367 acres
Applicant Carter Acquisitions (c/o Battle Law, P.C.)

Owner Mount Zion, LLC.
1 Woody Trail
Mableton, GA, 30126
City Land Use Designation Medium Density Vertical Mixed Use

Number of Proposed Units Per Acre 16.2 units per acre

Current Zoning C-2 (General Commercial District)

Current Use Vacant land. Most of the area is wooded, with
the eastern portion of the site containing
wetlands with a 25-foot state buffer, a 50-foot

#CP-2022-07 and Hudson Bridge Drive

stream buffer, and a 75-foot impervious
setback that are associated with a nearby
stream.

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Property to the North St. Ives Apartments High Density Residential

St. Margrit Subdivision
Property to the South Commercial uses fronting Medium Density Vertical Mixed Use;
onto Hudson Bridge Road, High Density Residential
including J & J Liquor and
Western Union.

Hudson Bridge Townhomes
Property to the East and adjacent shopping Medium Density Vertical Mixed Use
center
Property to the West Oakwood Village Subdivision Medium-Density Residential
(Henry County Future Land Use Map)

III. Finding of Facts
• The subject parcel was originally part of a Master Development Plan, that included
a Wal-Mart Supercenter as well as a mixed-use development for a total of 72.69
acres. The subject property was listed as ‘Tract 2’ under the Master Plan. Tracts 1
and Tract 2 were annexed into the City with a zoning of C-2 (Commercial) and C-3
(Heavy Commercial). The tracts were subdivided on February 4, 2004 which
resulted in the creation of a new tract 2 as part of the Wal-Mart development. The
original Tract 2 eventually became a stand alone parcel that was designated for
future development. The original tract has since remained undeveloped.
• Hudson Bridge Drive is a private street that provides shared access to 20 retail
stores in that area.
• The subject property is surrounded by commercial and residential uses. The area to
the North is High-Density Residential while to the South are comprised of High-
Density Residential Use and Medium-Density Vertical Mixed Use. The area to the
west is designated as Medium Density Residential according to the Henry County
Future Land Use Map.
• The current zoning of the property is C-2 (General Commercial District). The
applicant will be seeking a rezoning to change the zoning of the property from C-2
(Rural Residential) to MFR (Multiple Family Residential). The case will be heard
concurrently.

#CP-2022-07 and Hudson Bridge Drive

IV. Maps and Illustrations

Aerial Photo of Hudson Bridge Drive

#CP-2022-07 and Hudson Bridge Drive

Future Land Use Map of Hudson Bridge Drive

#CP-2022-07 and Hudson Bridge Drive

Conceptual Site Plan of Hudson Bridge Drive

#CP-2022-07 and Hudson Bridge Drive

V. Analysis

Project Description

The applicant proposes a Comprehensive Plan Amendment to change the future land
use designations of certain property from Medium Density Vertical Mixed-Use to High
Density Residential to allow for the purpose of allowing the development of a multi-family
apartment with 330 units, that will include a pool, clubhouse, and a dumpster. The Future
Land Use Designation Map designates the subject property as Medium Density Vertical
Mixed-Use. However, the current Future Land Use is incompatible with the requested
rezoning of MFR (Multiple Family Residential). Therefore, the applicant is seeking a
Comprehensive Plan Amendment to change the Future Land Use Designation from
Medium Density Vertical Mixed-Use to High Density Residential.

Staff Analysis

The applicant requests a Comprehensive Plan Amendment under the City of
Stockbridge Unified Development Code Section (Sec. 9.2.7):

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

• The requested Comprehensive Plan Amendment of the subject property from Low
Density Residential to High Density Residential is necessary because the current
land use does not allow the development of townhomes. Furthermore, the proposed
densities would not be compatible with the required density for the current land use
designation.

2. Relation to the Zoning of the Property

• The property’s requested zoning district is not compatible with the list of permitted
zoning districts that are found in the Comprehensive Plan. To allow for the proposed
zoning, the applicant has requested the rezoning of the property from C-2 (General
Commercial District) to MFR (Multiple Family Residential) to allow the multi-family
apartment units to be built. Any approval of CP-2022-07 must be contingent upon
the simultaneous approval of RZ-2022-08.

3. Suitability of the Site’s Location.

• The proposed ‘High Density Residential’ land use designation would be compatible
since the other surrounding land use areas are comprised of both High Density
Residential and Medium Density. Furthermore, its surrounding areas of both C-2
(General Commercial District) and C-3 (Heavy Commercial District) makes the

#CP-2022-07 and Hudson Bridge Drive

property both suitable and feasible for the development of the multi-family
apartment units. The applicant is proposing 16.2 units per acres density rate.
However, the High-Density Land Use Designation only allows a maximum of 16.0
units per acres. Therefore, staff recommends that the applicant needs to reduce
the total number of units from 330 to 326.

4. Maintaining the Current Land Use Designation.

• Due to the size of the property, it is unlikely that the type of land uses that are
intended for areas having the Medium- Density Vertical Mixed Use would be
developed under this property. Those uses according to the current
Comprehensive Plan would include “two to three story buildings, combining street-
level commercial/retail/office uses with second and third stories accommodating
office or lofts/apartments/condominiums.”

Summary of Impacts/Concerns

Code Compliance No comments provided
Police Department No comments provided
Fire Marshal
Henry County Water and Sewer A letter from the Henry County Water and
Sewerage Authority, dated December 2, 2022
states the County and water services are
provided to the subject property.

Building No comments provided
Traffic No comments provided

VI. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Comprehensive Plan Amendment
via CP-2022-07 would be necessary and desirable for the subject property in conjunction
with the requested rezoning of the property via RZ-2022-08 to allow for the proposed
multi-family units. Therefore, the Planning and Zoning staff recommends the APPROVAL
WITH CONDITIONS of the requested change in the property’s future land uses
designation from Medium Density Vertical Mixed-Use to High Density Residential. The
recommended zoning conditions are listed below:

• The developer shall build no more than 326 units on the subject property in order
to comply with the requirements in the High Residential Land Use designation.

AMENDED AND RESTATED
E.O.C
. E.O.
P. Moore Bass
B.O.
C. Consulting, Inc.
· Civil Engineering
O.C. · Land Surveying
· Development Consulting
· Landscape Architecture
N20°13'00"W · Environmental Permitting
B.O 395.82'
.C. www.moorebass.com
B.O .
P. B.O. TALLAHASSEE ATLANTA
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E.O.
1350 Keys Ferry Court
McDonough, GA 30253
770.914.9394
T.O.B. T.O.B.

CONC. WALL

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9 8 MAIL KIOSK
9 7 H.B.

10 DUMPSTER
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POCKET PARK

4 10
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10
10

REVISIONS
10

9 11
9 9 HUDSON BRIDGE MF4
GRAPHIC SCALE DATE 08-24-2022
50 0 25 50 100 200 CONTRACT #
10
MAINTENANCE DRAWN BY SDM
BUILDING The Drawings, Specifications and other documents
prepared by Moore Bass Consulting, Inc. (MB) for
8 ( IN FEET ) this Project are instruments of MB for use solely
with respect to this Project and, unless otherwise
12
1 inch = 50 ft. provided, MB shall be deemed the author of these
6 documents and shall retain all common law,

P:\Hudson Bridge MF\HUDSON BRIDGE MF4.dwg, Layout1, smoore, Nov 14, 2022 - 3:59:27pm
statutory and other reserved rights, including the
copyright.

10 10

1350 KEYS FERRY COURT

REQUIRED PARKING REQUIRED PARKING: 589 SPACES SEAL
McDONOUGH, GA 30253
LSF #1179

PLUS A.D.A. SPACES (2% OF TOTAL RQD): 12 SPACES
TOTAL REQUIRED: 601 SPACES
EX. R/W

EX. R/W
PROPOSED PARKING:
Note: Site Plan is conceptual in SURFACE PARKING 539 SPACES SHEET TITLE
nature and subject to change A.D.A. PARKING 12 SPACES
E with progression of project CONCEPTUAL
GARAGE PARKING 50 SPACES SITE PLAN

TOTAL 601 SPACES 2022.03.10
SHEET

C Moore Bass Consulting 1
BOUNDARY SURVEY FOR: VICINITY MAP (NOT TO SCALE)
MT. ZION 48, LLC SURGE
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WATERCRESS CT
FLIPPEN RD
D.B. 14232 PG. 75
TAX ID.

OAKWOOD MANOR
L.L. 032-01027000 INV. 739.06' SITE
IPF 1IN" 12 L.L. · Civil Engineering

OAKWOOD DR
OTP IPS 1/2" 12 · Land Surveying
RB
· Development Consulting
DR
APPROX. S89°16'38"E
PL APPROX. E RD
THIS BOX IS RESERVED FOR THE CLERK OF SUPERIOR COURT
LAND LOT LINE IPF 1/2" 627.56' PL LAND LOT LINE NB RIDG · Landscape Architecture
RECORDING INFORMATION. RB HU DSO · Environmental Permitting
L.L. 30' PLANTED BUFFER & 30' BUILDING S/B CHIP PL
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TALLAHASSEE ATLANTA
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P.B. 12 PG. 51 T.O.B. INV. 760.00' R

ED S
TAX ID. 1350 Keys Ferry Court
TURB
032C03027000 IPF 1/2" ANDREW DR
McDonough, GA 30253
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S/B
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T.O.
50' U IOUS
OFF-LINE 770.914.9394
T.O.
(60' RIGHT-OF-WAY) N/F

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WALMART REAL EST BUS TRUST3402-00

75' IM
IPF 1/2" D.B. 9857 PG. 159
E RB TAX ID.
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032-01026001

BUFF °12'
S20 3.92'
REFERENCES N/F
GILBERT BERNARD 50
1. FINAL SUBDIVISION PLAT EASEMENTS RECORDED IN PLAT BOOK 52, PAGE 176-179 PER HENRY COUNTY D.B. 8025 PG. 87
RECORDS. P.B. 11 PG. 200

GEORGIA SURVEY CERTIFICATE
OAKWOOD MANOR

MT. ZION 48, LLC
2. LIMITED WARRANTY DEED RECORDED IN DEED BOOK 11917, PAGE 266-269 PER HENRY COUNTY RECORDS. TAX ID.
3. PERMANENT RETAINING WALL & GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 219 PER HENRY 032C03028000 APPROX.
COUNTY RECORDS. DRAINAGE EASEMENT
4. DRAINAGE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 221-222 PER HENRY COUNTY RECORDS.
PL P.B. 52 PG. 179
THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE

HUDSON BRIDGE
N01°00'44"W A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF

STOCKBRIDGE CITY LIMITS
D.B. 7038 PG. 221-222

P.B. 16 PG. 281
5. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 224 PER HENRY COUNTY RECORDS. THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED
6. PERMANENT RETAINING WALL AND GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 220 PER HENRY 758.13' 1.95 +/- ACRES
HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
N/F (84,766 +/- SQ. FT.)
COUNTY RECORDS.
HAGY WILLIAM R PL PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE

30' PLANTED BUFFER
7. INGRESS / EGRESS ACCESS EASEMENT EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 & 219 PER HENRY OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
D.B. 9108 PG. 143

1720 PEACHTREE STREET, SUITE 150,
COUNTY RECORDS. MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND
P.B. 16 PG. 281
8. PERMANENT SLOPE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 PER HENRY COUNTY RECORDS. REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS
TAX ID.
9. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 204 PER HENRY COUNTY RECORDS. AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
032C03047000
IPS 1/2"
AREA:

HENRY COUNTY, GEORGIA
RB
APPROX.
PL 20.37 ACRES
FLOOD NOTE IPF 1/2"
RB (887,175 SQ. FT.)
PERM. RETAINING WALL
& GRADING EASEMENT

ATLANTA, GEORGIA 30309
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY N/F ON-LINE TAX ID. P.B. 52 PG. 179
HAGY WILLIAM R JR D.B. 7038 PG. 220 ________________________________________________________________________________________________________
PANEL NUMBER: 13151C0088D EFFECTIVE DATE OCTOBER 6TH, 2016, THIS PROPERTY IS NOT LOCATED IN A FEMA FLOOD 032-01026000
D.B. 15501 PG. 95 0.57 +/- ACRES TIMOTHY M. WORLEY DATE:
HAZARD ZONE.
P.B. 16 PG. 281 (24,807 +/- SQ. FT.) REGISTERED LAND SURVEYOR #3360 (tworley@moorebass.com)

CONC. WALL
OAKWOOD MANOR
TAX ID.
032C03048000 IPF 1/2"
315.7
S12°5 6'
SURVEY NOTES RB

PROJECT NAME
ON-LINE
PL
8'27"W

(60' RIGHT-OF-WAY)
K C/L
ADJOINERS CHART
B.O
T.O.B.

CLIENT NAME
NO N.G.S. MONUMENT FOUND WITHIN 500 FEET OF ANY POINT ON THE SUBJECT PROPERTY.
CHAINL
N/F
HAGY WILLIAM R JR S85°26'49"W CREE
INK FEN
IPF 3/4"
T.O.B.
ALL PROPERTY CORNERS REFERENCED AS I.P.S. INDICATES A ½" REBAR PLACED W/CAP LSF 001179 UNLESS OTHERWISE D.B. 15501 PG. 95
NOTED. ROD 282.43' NUMBER OWNER D.B. & PG. P.B. & PG. TAX ID.

FFER

50' UNDISTURBED STREAM BUFFER
P.B. 16 PG. 281 30' PLANTED BU

CONC. WALL
ON-LINE IPF CTP"
TAX ID. 1IN
MOORE BASS CONSULTING AND/OR TIMOTHY M. WORLEY DO NOT GUARANTEE THAT ALL EASEMENTS AND SUB-SURFACE 032C03049000 S
1 CALLAHAN TIMOTHY J & TONDA L 15369-196 21-50 032D01070000
IPS 1/2"

75' IMPERVIOUS S/B
CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE SHOWN. IPF CAP"
IPF 1/4" RB
WOLVERTON
RB N/F 2 LEVY MILLICENT 14038-104 21-50 032D01071000
THIS DRAWING HAS BEEN GENERATED ELECTRONICALLY. THIS MEDIA SHOULD NOT CONSIDERED RLS2283
A CERTIFIED VALID DOCUMENT UNLESS IT HAS BEEN PROPERLY SEALED, SIGNED, AND DATED BY TIMOTHY M. WORLEY IN PL 11
WRS CENTERS I LLC
N/F D.B. 13433 PG. 218
CONTRASTING COLOR OF INK PER O.C.G.A. 43-15-22. 12 PL
CHRISTIAN SHANARRA PL 13 PL TAX ID. 3 WHISNANT DANNY R 13821-321 21-50 032D01072000
D.B. 17163 PG. 171 032-01026011
THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD REVEAL ENCUMBRANCES NOT .C
SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. P.B. 21 PG. 14 PL B.O C 4 BAXTER GALEN C & COLLEEN N 14104-293 21-14 032D01073000
E.O.
TAX ID. .
THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PARTY OR ENTITY NAMED HEREON AND THE CERTIFICATION 032D01083000
DOES NOT EXTEND TO ANY OTHERS.
5 EASLEY SHARON P & ROBIN L 8215-268 21-50 032D01074000
10
THIS PLAT MAY NOT CONFORM TO THE BEARINGS AND DISTANCES RECORDED ON THE DEED AND/OR PLAT OF RECORD 6 TURNER VIRGINIA N 7838-292 21-14 032D01075000
IPF 1/2" APPROX.
DUE TO SEVERAL FACTORS INCLUDING, BUT NOT LIMITED TO, THE NATURE OF THE ADVANCES IN SURVEYING
RB DRAINAGE EASEMENT
TECHNOLOGY SUCH AS ELECTRONIC DISTANCE MEASURING DEVICES AND THE ADVENT OF SURVEY GRADE G.P.S.
MEASUREMENT EQUIPMENT. P.B. 52 PG. 179 7 AUGUSTINE MARIE E 12287-255 21-50 032D01076000

01"E
D.B. 7038 PG. 221-222
°12'
OAKWOOD VILLAGE - UN
IPF 1/2" S

S20 4.07'
THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM (N.A.D.) OF 1983(1994 ADJUSTMENT) FOR HORIZONTAL 1.95 +/- ACRES 8 BERNUY FRANCISCO 60160-96 21-50 032D01077000
RB

30' PLANTED BUFFER
DATUM AND THE NORTH AMERICAN VERTICAL DATUM (N.A.V.D.) 1988 FOR THE VERTICAL DATUM. THE USE OF G.P.S. (84,766 +/- SQ. FT.) E
38

IT 2
FENC
SURVEY MEASURING TECHNIQUES WERE USED FOR THESE DATUMS AND BASED ON THE POSITIONAL VALUES FOR THE E.O.C THE IRA CLUB FBO
VIRTUAL REFERENCE STATION NETWORK DEVELOPED BY EGPS SOLUTIONS. THE ORTHIMETRIC HEIGHTS WERE DERIVED
8 9 CHRISTOPHER ALLEN & 15610-300 21-14 032D01078000
USING THE GEOID A12. S KIMBERLY

P.B. 21 PG. 50
ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES UNLESS OTHERWISE NOTED. 10 CENTRIC LLC 13289-206 21-50 032D01079000
APPROX.
UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST ABOVE OR BELOW IPF 1IN" PERM. RETAINING WALL 11 MOTON MELBA & NATHANIEL JR 17525-293 21-14 032D01080000
GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE ACCURACY OR THOROUGHNESS OF THE UTILITIES OR OTP
N02°16'56"E & GRADING EASEMENT
STRUCTURES SHOWN HEREON. PER GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE P. IPF CAP"
773.84' P.B. 52 PG. 179 E.O. . TRICON SFR 2020-2 BORROWER
CALLED PRIOR TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. 6 D.B. 7038 PG. 219 B.O.
C WOLFERTON 12 LLC
17632-95 21-14 032D01081000
APPROX.
0.26 +/- ACRES RLS709
THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 49,634 FEET, AND AN IPF 1/2" ACCESS EASEMENT
(11,232 +/- SQ. FT.) S/B 13 TAH 2017-1 BORROWER LLC 15420-17 21-14 032D01082000
RB NG P.B. 52 PG. 179
ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE AND WAS ADJUSTED USING THE LEAST L=50.88' ILDI
SQUARES METHOD. IPF CAP" 5 0' BU D.B. 7038 PG. 224
R=146.00' WOLVERTO
THE CLOSURE PRECISION OF THE DATA SHOWN ON THE MAP OR PLAT. "THIS MAP OR PLAT HAS BEEN CALCULATED FOR CL=50.62'

OAKWOOD CIRCLE
IPF 1/2" S
CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 1,240,152 FEET" THE CLOSURE PRECISION PLACED ON CD=S59°49'01"W IPF CAP" CL S24°47'56"W
RB P.
THE SURVEY SHALL BE BASED ON AN ACTUAL MAP CLOSURE THAT HAS BEEN INDEPENDENTLY CALCULATED BY THE WOLFERTON E.O. 35.36'
IPF CAP"

REVISIONS
SURVEYOR BY USING THE BEARINGS AND DISTANCES FROM THE FACE OF THE PLAT, AND SHALL NOT BE A 4 HUDSON BRIDGE DRIVE RLS2283
FENCE E.O. . (VA
GENERALIZATION. WOLFERTON

(50' RIGHT-OF-WAY)
(PRIVATE RIGHT-OF-WAY) S20°12'13"E C
B.O. S69°47'59"W RLS709
RIA
IPF 1/2" S
62.29' 5
E 7 F-WA
ALL LOTS OR PARCELS SHOWN ON.LINEAR AND ANGULAR MEASUREMENTS WERE OBTAINED USING A TRIMBLE S6 RB APPROX. 109.95'
IPF CAP"
AT
ROBOTIC TOTAL STATION & CHAMPION TKO ROVER GPS UNIT. THE FIELDWORK WAS COMPLETED MARCH 21ST, 2022 ON PERM. SLOPE EASEMENT

ST T-O
THIS PROJECT. P.B. 52 PG. 179 P.O.B. WOLVERTO EX
3 .R
ER IGH
D.B. 7038 PG. 205 IPS 1/2"
INT LE R
0.19 +/- ACRES RB
(8,155 +/- SQ. FT.) L=14.10'
1 POINT OF INTERSECTION B
S25 26.13'
2 R=86.45' A3846.0001_BND
5' S LC HUDSON BRIDGE ROAD (VARIABLE R/W)
IPF 1/2"
S/B /W °17 CL=14.08'
RB ING '06" & INTERSTATE 75 (VARIABLE R/W) DATE 3-31-2022
ILD IPS 1/2" W
IPF 3/4" CD=S29°57'05"W
50' BU
LEGEND 1
RB S

APPROX.
RB BNT
'34"
W P.O.C. CONTRACT # A3846.0001
IPF 1/2" LL INGRESS / EGRESS
67°34 1' DRAWN BY TMW, DC
.60'
D.B. DEED BOOK E.O.P. EDGE OF PAVEMENT S 19.6
WA S
S70°59'14"W
P.B. PLAT BOOK FH FIRE HYDRANT RB IPS 1/2" 244 '06"W ACCESS EASEMENT 1
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PG. PAGE L LINE LABEL RB °10 CL
P.B. 52 PG. 179
N20°13'00"W 721.24 S77°2 4'
prepared by Moore Bass Consulting, Inc. (MB) for
S66 N23°42'02"W D.B. 7038 PG. 205 & 219 LINE NOT TO SCALE this Project are instruments of MB for use solely

Q:\A3846.0001\Survey\Boundary\A3846.0001_BND.dwg, 1OF1, dcoppock, Mar 31, 2022 - 1:46:12pm
LL LAND LOT N/F NOW OR FORMERLY N/F
0.44 +/- ACRES 395.82' 94.9 with respect to this Project and, unless otherwise
OTP OPEN TOP PIPE PKS PK NAIL SET 110.22' R /W provided, MB shall be deemed the author of these
BROWN ADRIAN M & NICOLAS C S
(19,186 +/- SQ. FT.) N54°05'42"W EX. documents and shall retain all common law,
RB REBAR S.S.E. SANITARY SEWER EASEMENT D.B. 13805 PG. 77 8"W AD statutory and other reserved rights, including the
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(VAR
SQ. FT. L=543.84 McDONOUGH, GA 30253
R/W RIGHT OF WAY FT. FEET 42.89' R=131.46' 66.42' S73°20'07"W LSF #1179
NOW OR FORMERLY IRON PIN FOUND R=5829.58
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SWMF STORMWATER MANAGEMENT FACILITY POWER POLE (PP) O R G I
TBM TEMPORARY BENCHMARK FIRE HYDRANT (FH) 12.62' E I ST E R E
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P.B. 52 PG. 179 LINE NOT TO SCALE
D.B. 7038 PG. 204 No. 3360
DIP DUCTILE IRON PIPE S SANITARY SEWER MANHOLE (SSMH) IPF O
PVC POLYVINYL CHLORIDE PIPE DROP INLET (DI) 3/4" RB TI M LA N RL R
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PL PROPERTY LINE SINGLE WING CATCH BASIN (SWCB) OT HY SU R O
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CI CURB INLET YARD INLET (YI)
D.E. DRAINAGE EASEMENT SEWER CLEAN OUT (CO) GRAPHIC SCALE
AREA INLET (AI)
100 0 50 100 200 400 BOUNDARY
LINE NOT TO SCALE SURVEY

( IN FEET )
1 inch = 100 ft. 2
SHEET

C Moore Bass Consulting 1 OF 1
Engineering Division

December 2, 2022

Re: Water and Sewer Services - Availability
Proposed Development: Apartment Complex
Property Information: Hudson Bridge Road Parcel No. 032-01026000
LL 21; District 6; 20.37+/- acres
Proposed Zoning: MFR
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

You have requested that this Authority provide you with information concerning the present
availability of water and sewer services to the above-described property. This letter is being
provided for informational purposes only and will not act to reserve water capacity to you or the
property and will not create any liability to the Authority. The information contained in this letter
will remain in effect for a period of 365 days from the date of this letter unless subsequently
notified in writing by the Authority. The information provided herein is based upon the above-
stated zoning of the property. Any deviation in zoning that would increase density or usage above
that evaluated by the Authority will automatically void the information provided herein and will
require a separate re-evaluation by this Authority.

Water service can be made available to the property described above by way of a line extension,
as illustrated on the Conceptual Site Plan at the developer’s expense. A fire flow test calculated
in the area revealed the following data:

Static: 110 psi
Residual: 95 psi
Flow 1130 gpm
Calculated Flow @ 20 psi: 2973 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
1000 gpm for said commercial development as established by the Henry County Board of
Commissioners.

Sewage treatment and sewer line capacity are available for the property. However, installation
of a private lift-station (proposed to be located on the developer’s site), associated force main
and gravity sewer main extension will be necessary at the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Conceptual Site Plan dated
08/24/2022 prepared by Moore Bass Consulting, Inc.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
C A R T E R M U LT I FA M I LY – H U D S O N B R I D G E D R I V E
C A R T E R M U LT I FA M I LY – H U D S O N B R I D G E D R I V E
C A R T E R M U LT I FA M I LY – H U D S O N B R I D G E D R I V E
AMENDED AND RESTATED
STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Unified Development Code
For
A Rezoning from C-2 to MFR and Land Use Amendment
From Medium Density Vertical Mixed Use to High Density Residential

of

CARTER ACQUISITIONS, LLC.
c/o Battle Law, P.C.

for

+/-20.37 Acres of Land
Being Hudson Bridge Drive
City of Stockbridge, Georgia and
Parcel Nos. 032-01026000

Submitted for Applicant by:

Michèle L. Battle, Esq.
Battle Law, P.C.
Habersham at Northlake, Building J, Suite 100
Tucker, Georgia 300384
(404) 601-7616 Phone
(404) 745-0045 Facsimile
mlb@battlelawpc.com

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
I. LETTER OF INTENT

Carter Acquisitions, LLC. (the “Applicant”) is seeking to develop that certain undeveloped +/-
20.37 acre tract of land being Tax Parcel No. 032-01026000 having frontage on Hudson Bridge
Drive (the “Subject Property”) for three-hundred and thirty (330) luxury apartment units as
depicted on the submitted elevations. The Subject Property is located within the Parkway Mixed
Use Overlay District (“Parkway Overlay District”) , and is currently zoned C-2, with a land use
designation of Medium Density Vertical Mixed Use. The Applicant is seeking to rezone the
Subject Property to MFR, while simultaneously seeking a land use amendment to High Density
Residential.

This document serves as a statement of intent, analysis of the criteria under the City of Stockbridge
Unified Development Code and contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. STEINBERG ACT REZONING CRITERIA

The State of Georgia proposes the following decision criteria to be considered for rezonings in
jurisdictions that do not propose other criteria:

1. Whether the zoning proposal will permit a use that is suitable in view of the use and
development of adjacent and nearby property;

The zoning proposal will permit a use that is suitable in view of the current density and uses
allowed under the Parkway Overlay District, in addition to existing uses on the adjacent and
nearby property. Amongst other things, the purpose and intent of the Parkway Overlay District
is “to encourage a balanced mix of retail, professional, residential, civic, entertainment and
cultural uses,” and “to improve public health and provide safe and efficient movement within
the overlay district by promoting development patterns that encourage physical activity such as
walking and bicycling.” The area surrounding the Subject Property within the City of
Stockbridge is predominately commercial and retail uses, except for the Hudson Bridge
Townhome community that was built in 1986.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property is part of a 72.69 acre planned commercial/retail/residential project which
was has been developed by multiple owners. Hudson Bridge Drive is a private street which
provides shared access to excess of 20 stores, including the following businesses:

1. QuikTrip;
2. Walmart:
3. Chipotle
4. J&J Liquor;
5. Taco Bell
6. Zaxby’s
7. Murphy’s Gas Station
8. Mellow Mushroom
9. Arby’s
10. Discount Tire; and
11. Bank of America.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property was originally a 22.076 acre tract of land that was subdivided in 2013 into
two tracts with the intervening shared driveway for the development of a commercial outparcel.

In 2004 the 22.076 acres was owned by Baptist Retirement Communities of Georgia, Inc.
(“Baptist RCG”), along with the adjacent 9.67 acres of land that has been developed as a
commercial retail plaza. As part of the development of the commercial plaza Baptist RCG
agreed to place a restrict covenant on the Subject Property which prohibited it from being
developed for any retail purposes but allowed it to be developed for residential apartments.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
It can be inferred that the intent of this prohibition on the development of other retail uses, while
permitting the development of multi-family apartments, was to support the viability of the retail
stores without additional competition, AND to create a mixed-use environment with residents
living adjacent to the site that could support the commercial businesses being developed. Based
upon the Subject Property being included in the Parkway Overlay District the purpose and intent
of the development of this area and the Subject Property remains the same.

2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or
nearby property;

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
properties. The zoning proposal will permit a use that creates the mixed-use environment
promulgated by the Parkway Overlay District. Additionally, the development of the Subject
Property as currently zoned would in fact have an adverse impact on the adjacent property owners
by oversaturating an already robust commercial corridor.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as
currently zoned;

The property to be affected by the zoning proposal does not have a reasonable economic use as

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
currently zoned. The area in which the Subject Property is located is already saturated with
commercial development, which is inconsistent with the intent and purpose of the Parkway
Overlay District, and based on the current economic climate in which retail stores are being
challenged by the growing online shopping trends, the development of additional commercial
space in this corridor would be economic suicide.

4. Whether the zoning proposal will result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools;

The zoning proposal will not result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools. The traffic
study, submitted with this rezoning application, includes a “Level-of-Service Analysis,” (the
“Analysis”) which compares the current traffic conditions of the study area with the future traffic
conditions under “no-build” and “build” possibilities. The Analysis uses grades A-F to grade the
level-of-service at intersections within the study area with A being the best and F being the
worse. The Analysis graded the current traffic level-of-service within the study area according to
the following table:

Under existing conditions, the intersections analyzed have a C and B grade for morning peak
hours and D and B for evening peak hours. Under the “no-build” scenario, those grades will be C
and B for morning peak hours (no grade change) and D and C for evening peak hours. This
shows that the level-of-service will drop one grade for evening peak hours at the Hudson Bridge
Road and Hudson Bridge Drive intersection regardless of whether the zoning proposal comes to
fruition. Assuming the zoning proposal does come to fruition, the grades would be C and B for
morning peak hours (no grade change) and D and C for evening peak hours. The grades under
the “no-build” scenario and “build” scenario are the same. So, there will not be any significant
impact to the flow of traffic within this study area as a result of this zoning proposal.

Additionally, according to the letter attached to this application from the Henry County Water
Authority, water and sewer are available for the Subject Property. The Henry County Water
Authority stated that there is enough capacity to serve the proposed number of units.

Lastly, the zoning proposal will not overly burden the local schools.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
Therefore, the zoning proposal will not result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools.

5. Whether the zoning proposal is in conformity with the policy and intent of the land use plan;
and

The Applicant is seeking to amend the current land use designation to High Density Residential
which is consistent with the purpose and intent of the Parkway Overlay District which allows for a
density of up to 60 units per acre with density bonuses, and heights up to 20 stories. The current
Medium Density Vertical Mixed-Use only allows for up to 2 to 3.6 units per acres, with a
maximum height of 3 stories. The comprehensive plan from which the land use designations were
derived was adopted in 2018: however, the City’s Revised Unified Development Code, which
contains the current Parkway Overlay District, was adopted in March of 2022. Therefore, the
current land use plan for the City and the Subject Property is outdated, and inconsistent with the
Parkway Overlay District.

6. Whether there are other existing or changing conditions affecting the use and development of
the property which give supporting grounds for either approval or disapproval of the zoning
proposal.

The Applicant is not aware of any other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or disapproval of
the zoning proposal.

III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a Rezoning from
C-2 to MFR be approved. The Applicant welcomes any questions and feedback from the
planning staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

The portions of the City of Stockbridge Zoning Ordinance, facially and as applied to the Subject
Property, which restrict or classify or may restrict or classify the Subject Property so as to prohibit
its development as proposed by the Applicant are or would be unconstitutional in that they would
destroy the Applicant’s property rights without first paying fair, adequate and just compensation
for such rights, in violation of the Fifth Amendment and Fourteenth Amendment of the
Constitution of the United States and Article I, Section I, Paragraph I of the Constitution of the
State of Georgia of 1983, Article I, Section III, Paragraph I of the Constitution of the State of
Georgia of 1983, and would be in violation of the Commerce Clause, Article I, Section 8, Clause
3 of the Constitution of the United States.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The application of the City of Stockbridge Zoning Ordinance to the Subject Property which
restricts its use to any classification other than that proposed by the Applicant is unconstitutional,
illegal, null and void, constituting a taking of Applicant’s Property in violation of the Just
Compensation Clause of the Fifth Amendment to the Constitution of the United States, Article I,

Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of

Georgia of 1983, and the Equal Protection and Due Process Clauses of the Fourteenth Amendment
to the Constitution of the United States denying the Applicant an economically viable use of its
land while not substantially advancing legitimate state interests.

A denial of this Application would constitute an arbitrary irrational abuse of discretion and
unreasonable use of the zoning power because they bear no substantial relationship to the public
health, safety, morality or general welfare of the public and substantially harm the Applicant in
violation of the due process and equal protection rights guaranteed by the Fifth Amendment and
Fourteenth Amendment of the Constitution of the United States, and Article I, Section I, Paragraph
I and Article I, Section III, Paragraph 1 of the Constitution of the State of Georgia.

A refusal by the City of Stockbridge City Council to amend the land use and/or rezone the Subject
Property to the classification as requested by the Applicant would be unconstitutional and
discriminate in an arbitrary, capricious and unreasonable manner between the Applicant and
owners of similarly situated property in violation of Article I, Section I, Paragraph II of the
Constitution of the State of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment to the Constitution of the United States. Any Rezoning of the Property subject to
conditions which are different from the conditions requested by the Applicant, to the extent such
different conditions would have the effect of further restricting Applicant’s utilization of the
property, would also constitute an arbitrary, capricious and discriminatory act in zoning the Subject
Property to an unconstitutional classification and would likewise violate each of the provisions of
the State and Federal Constitutions set forth hereinabove.

A refusal to allow the land use amendment and/or Rezoning in questions would be unjustified from
a fact-based standpoint and instead would result only from constituent opposition, which would
be an unlawful delegation of authority in violation of Article IX, Section II, Paragraph IV of the
Georgia Constitution.

A refusal to allow the land use amendment and/or rezoning in question would be invalid inasmuch
as it would be denied pursuant to an ordinance which is not in compliance with the Zoning
Procedures Law, O.C.G.A Section 36-66/1 et seq., due to the manner in which the Ordinance as a
whole and its map(s) have been adopted.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The existing land use designation and/or zoning classification on the Subject Property is
unconstitutional as it applies to the Subject Property. This notice is being given to comply with
the provisions of O.C.G.A. Section 36-11-1 to afford the County an opportunity to revise the
Property to a constitutional classification. If action is not taken by the County to rectify this
unconstitutional land use designation and/or zoning classification within a reasonable time, the
Applicant is hereby placing the County on notice that it may elect to file a claim in the Superior
Court of Fulton County demanding just and adequate compensation under Georgia law for the
taking of the Subject Property, diminution of value of the Subject Property, attorney’s fees and
other damages arising out of the unlawful deprivation of the Applicant’s property rights.

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
Traffic Impact Study

Stockbridge Residential
City of Stockbridge, Henry County, Georgia

Report Prepared:
November 2022

Prepared for:
Carter USA

Prepared by:

Kimley-Horn and Associates, Inc.
11720 Amber Park Drive, Suite 600
Alpharetta, GA 30009
November 2022
011490014
CONTENTS

1.0 Introduction ................................................................................................................................. 1

2.0 Study Area Determination ........................................................................................................... 1

3.0 Existing Traffic Conditions ........................................................................................................... 4
3.1 Roadway Characteristics ...................................................................................................... 4
3.2 Existing Traffic Volumes........................................................................................................ 4

4.0 Projected Background (Non-Project) Traffic................................................................................. 6
4.1 Future Roadway / Intersection Projects ................................................................................. 6

5.0 Project Traffic.............................................................................................................................. 8
5.1 Project Site Access ............................................................................................................... 8
5.2 Trip Generation..................................................................................................................... 8
5.3 Trip Distribution and Assignment........................................................................................... 9

6.0 Level-of-Service Analysis .......................................................................................................... 13

7.0 Conclusion ................................................................................................................................ 15
7.1 Intersection/Site Access Improvement Recommendations ................................................... 15

8.0 Additional Considerations .......................................................................................................... 16
8.1 Trip Generation Comparison ............................................................................................... 16

Stockbridge Residential TIA │ Traffic Impact Study i
November 2022 │ KHA Project #011490014
FIGURES

Figure 1: Site Location Map ..................................................................................................................... 2

Figure 2: Site Aerial Photography ............................................................................................................ 3

Figure 3: Existing 2022 Conditions ........................................................................................................... 5

Figure 4: Projected 2026 No-Build Conditions .......................................................................................... 7

Figure 5: Trip Distribution and Assignment ............................................................................................. 10

Figure 6: Project Trips ........................................................................................................................... 11

Figure 7: Projected 2026 Build Conditions ............................................................................................. 12

TABLES

Table 1: Peak Hour Summary .................................................................................................................. 4

Table 2: Project Trip Generation Summary .............................................................................................. 8

Table 3: Level-of-Service Summary ....................................................................................................... 14

Table 4: Proposed Land Uses................................................................................................................ 16

Table 5: Gross Trip Generation.............................................................................................................. 17

APPENDICES

Appendix A: Site Plan
Appendix B: Traffic Count Data
Appendix C: Trip Generation Worksheet
Appendix D: Intersection Volume Worksheets
Appendix E: Synchro Analysis Reports
Appendix F: Programmed Project Fact Sheets

Stockbridge Residential TIA │ Traffic Impact Study ii
November 2022 │ KHA Project #011490014
1.0 INTRODUCTION

This report presents the analysis of the anticipated traffic impacts associated with the proposed Stockbridge
Residential development, which is expected to be completed in 2026 (referred to herein as “build-out year”).
The site is located along the north side of Hudson Bridge Road, west of I-75, and east of Oakwood Manor
Drive in the City of Stockbridge, Henry County, Georgia.

The approximate 20.37-acre site is currently undeveloped and is proposed to consist of approximately 330
multi-family residential units. The site is proposed to be rezoned from C2 (general commercial district with
a parkway mixed-use (PMU) overlay) to MFR (multiple family residential district).

This report will summarize the analyses of the following three (3) scenarios:

1. Existing 2022 Traffic Conditions

2. Projected 2026 No-Build Traffic Conditions (Existing 2022 Traffic Conditions, plus background
traffic growth).

3. Projected 2026 Build Traffic Conditions (Projected 2026 No-Build Traffic Conditions, plus the traffic
associated with the proposed Stockbridge Residential development).

Figure 1 provides a location map of the project site. Figure 2 provides aerial imagery of the project site.
Additionally, a copy of the proposed site plan is provided in Appendix A.

2.0 STUDY AREA DETERMINATION

The study area consists of the following two (2) intersections:

1. Hudson Bridge Road at Private Driveway/Walmart Driveway (signalized)
2. Hudson Bridge Road at Hudson Bridge Drive/Site Driveway A (signalized)

This analysis considers Hudson Bridge Drive, Private Driveway, Walmart Driveway, and Site Driveway A
as having a north-south orientation, and Hudson Bridge Road as having an east-west orientation.

Stockbridge Residential TIA │ Traffic Impact Study 1
November 2022 │ KHA Project #011490014

Approximate
Site Area

LEGEND
Approximate Site Area
Proposed Site Driveway
X Study Intersection

Figure
Stockbridge Residential Site Location 1
Traffic Impact Study Map
Page 2

Approximate
Site Area

Oakwood Manor Drive
Hudson Bridge Drive

LEGEND
Approximate Site Area
Proposed Site Driveway
X Study Intersection

Figure
Stockbridge Residential 2
Site Aerial
Traffic Impact Study
Page 3
3.0 EXISTING TRAFFIC CONDITIONS

3.1 ROADWAY CHARACTERISTICS

The roadways within the study network have the following characteristics:

Hudson Bridge Road is a four-to-six lane divided minor arterial with a posted speed limit of 45 MPH in the
vicinity of the site. GDOT counts taken east of Flippen Road indicated an AADT of 21,900 vehicles per day
in 2019. Counts collected by Kimley-Horn east of Flippen Road indicate an ADT of 27,247 vehicles per day
in 2022.

Hudson Bridge Drive is a two-lane, local road with no posted speed limit in the vicinity of the site. There are
no GDOT counts along Hudson Bridge Drive.

3.2 EXISTING TRAFFIC VOLUMES

Vehicle peak hour turning movement counts were performed at the following study intersections:

1. Hudson Bridge Road at Private Driveway/Walmart Driveway (signalized)
2. Hudson Bridge Road at Hudson Bridge Drive/Site Driveway A (signalized)

The vehicle peak hour turning movement counts for the study intersection were collected on Thursday,
November 3, 2022. The counts were performed during the AM period (7:00 AM to 9:00 AM) and the PM
period (4:00 PM to 6:00 PM). The AM and PM peak hours for each intersection are shown in Table 1.
Complete traffic count data is provided in Appendix B.

Table 1: Peak Hour Summary
Intersection AM Peak Hour PM Peak Hour
1. Hudson Bridge Road at Private Driveway/Walmart
7:30 AM – 8:30 AM 4:30 PM – 5:30 PM
Driveway
2. Hudson Bridge Road at Hudson Bridge Drive/Site
7:30 AM – 8:30 AM 4:30 PM – 5:30 PM
Driveway A

Additionally, a 24-Hour volume count was performed along Hudson Bridge Road east of Flippen Road to
line up with an existing GDOT count station 151-0396.

Figure 3 illustrates the Existing 2022 peak hour traffic volumes at the study intersections as well as the
existing roadway geometry (intersection layout).

Stockbridge Residential TIA │ Traffic Impact Study 4
November 2022 │ KHA Project #011490014

Walmart Driveway

Hudson Bridge Drive

40 (243) 2
68 (207)
1 (6)
YIELD
YIELD
117 (181) 9 (27) 78 (185)
120 (139) 94 (427) 664 (1,046)
627 (1,096)
11 (16) 46 (67)
7 (36) 54 (127)
Hudson Bridge Road YIELD YIELD

(272) 132 YIELD
Hudson Bridge Road
(866) 974 (15) 2
(14) 15 (9) 14 (71) 20
(5) 4 (886) 1,011 (59) 30
(9) 23 (31) 10 (17) 6
(55) 61

Hudson Bridge Drive
Private Driveway

LEGEND
Existing Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes
Existing Traffic Signal
X Intersection Reference Number

Figure
Stockbridge Residential Existing 2022 3
Traffic Impact Study Conditions
Page 5
4.0 PROJECTED BACKGROUND (NON-PROJECT) TRAFFIC

Projected background (non-project) traffic is defined as the expected traffic on the roadway network in the
future year(s) absent the Stockbridge Residential development. The Existing 2022 peak hour traffic volumes
were increased by 2.0% per year for four (4) years to account for the expected background growth in traffic
through year 2026, build-out of the project. Figure 4 illustrates the Projected 2026 No-Build traffic volumes.

4.1 FUTURE ROADWAY / INTERSECTION PROJECTS

The ARC’s Atlanta Region’s Plan, Regional Transportation Program (RTP), GDOT’s GeoPI System, and
the Henry County TSPLOST project list were researched for currently programmed transportation projects
within the vicinity of the proposed development:

1. GDOT PI #0014482/HE-179: This project is the proposed Western Parallel Connector from Hudson
Bridge Road to Jonesboro Road. The Western Parallel Connector would be located along the west
side of I-75 for 3.3 miles. This project would construct a 4-lane divided urban roadway. Construction
is set to begin in 2023.
2. GDOT PI #0015090/HE-161A: This project is a proposed reconstruction and widening of Rock
Quarry Road, from Eagles landing Parkway north to SR 42/138 for 2.6 miles. This reconstruction
would improve overall access to facilities located along Rock Quarry Road. Construction is set to
begin in 2023.

These projects do not affect intersection laneage or phasing, therefore they are not included in this study.
Fact sheets for the programmed projects are included in Appendix F.

Stockbridge Residential TIA │ Traffic Impact Study 6
November 2022 │ KHA Project #011490014

Walmart Driveway

Hudson Bridge Drive

43 (263) 2 74 (224)
1 (6)
YIELD
10 (29)
YIELD
127 (196) 84 (200)
130 (150) 102 (462) 719 (1,132)
679 (1,186)
12 (17) 50 (73)
8 (39) 58 (137)
Hudson Bridge Road YIELD YIELD

(294) 143 YIELD
Hudson Bridge Road
(937) 1,054 (16) 2
(15) 16 (10) 15 (77) 22
(5) 4 (959) 1,094 (64) 32
(10) 25 (34) 11 (18) 6
(60) 66

Hudson Bridge Drive
Private Driveway

LEGEND
Existing Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes
Existing Traffic Signal
X Intersection Reference Number Note: Existing 2022 Conditions were grown at
2.0% per year for four (4) years to 2026.

Projected 2026 Figure
Stockbridge Residential 4
No-Build
Traffic Impact Study
Conditions
Page 7
5.0 PROJECT TRAFFIC

Project traffic used in this analysis is defined as the vehicle trips expected to be generated by the proposed
development, and the distribution and assignment of that traffic through the study roadway network. This
traffic impact study evaluated the impacts of adding the new trips generated by the proposed Stockbridge
Residential development.

5.1 PROJECT SITE ACCESS

Access to the site will be provided at one (1) location, which is shown on the proposed site plan in Appendix
A. A brief description of the site driveway is as follows:

· Site Driveway A – a proposed full-movement, unsignalized driveway located approximately 400
feet north of the intersection of Hudson Bridge Road at Hudson Bridge Drive. The intersection is
proposed to be an extension of the existing Hudson Bridge Drive, and will be sidestreet stop
controlled, have one (1) ingress lane entering the site and one (1) egress lane exiting the site.

The proposed site driveway will provide vehicular access to the entire development. Refer to the site plan
in Appendix A for a visual representation of vehicular access and circulation throughout the proposed
development.

5.2 TRIP GENERATION

Gross trips associated with the proposed development were estimated using the Institute of Transportation
Engineers’ (ITE) Trip Generation Manual, 11th Edition, 2021, using equations where available. Trip
generation for the proposed development was calculated based upon the following land uses:

· Land Use 221: Multi-Family Housing (Mid-Rise)

Table 2 summarizes the net trip generation for the proposed development upon full build-out (2026).
Appendix C provides the detailed trip generation worksheet for the proposed development.

Table 2: Project Trip Generation Summary

Land Use ITE Daily Traffic AM Peak Hour PM Peak Hour
(Intensity) Code Enter Exit Enter Exit Enter Exit
Multi-Family Housing (Mid-Rise)
221 764 764 31 103 79 50
(330 d.u.)
Total New Trips 764 764 31 103 79 50

Stockbridge Residential TIA │ Traffic Impact Study 8
November 2022 │ KHA Project #011490014
5.3 TRIP DISTRIBUTION AND ASSIGNMENT

The directional distribution and assignment of adding new trips (project trips) related to the proposed
development was based on a review of land uses and population densities in the area, and a review of the
existing travel patterns in the area. A detailed trip distribution and assignment is shown in Figure 5. Based
on trip generation from Table 2 and the anticipated trip distribution, new project trips were assigned to the
study roadway network. Figure 6 illustrates the new project trips distributed throughout the study network
for the Projected 2026 Build conditions. Figure 7 illustrates the Projected 2026 Build traffic volumes for the
AM and PM peak hours. Appendix D provides intersection volume worksheets for all study intersections.

Stockbridge Residential TIA │ Traffic Impact Study 9
November 2022 │ KHA Project #011490014

Hudson Bridge Drive/Site Driveway A
Walmart Driveway

(35%)
(35%) (30%)
30%
35% 35%
Hudson Bridge Road
Hudson Bridge Road
35%
(35%)

Hudson Bridge Drive
Private Driveway

LEGEND
Turning Movement
XX % Trips Entering
(XX) % Trips Exiting
Existing Traffic Signal
X Intersection Reference Number

Figure
Stockbridge Residential Trip Distribution & 5
Traffic Impact Study Assignment
Page 10

Hudson Bridge Drive/Site Driveway A
Walmart Driveway

36 (18)
36 (18) 31 (15)
9 (24)
11 (28) 11 (28)
Hudson Bridge Road
Hudson Bridge Road
(28) 11
(18) 36

Hudson Bridge Drive
Private Driveway

LEGEND
Turning Movement
XX AM Peak Hour Project Trips
(XX) PM Peak Hour Project Trips
Existing Traffic Signal
X Intersection Reference Number

Figure
Stockbridge Residential 6
Project Trips
Traffic Impact Study
Page 11

Hudson Bridge Drive/Site Driveway A
Walmart Driveway

79 (281) 2 74 (224)
1 (6)
YIELD
10 (29)
YIELD
138 (224) 93 (224)
166 (168) 133 (477) 730 (1,160)
679 (1,186)
12 (17) 50 (73)
8 (39) 58 (137)
Hudson Bridge Road YIELD YIELD

(322) 154 YIELD
Hudson Bridge Road
(937) 1,054 (16) 2
(15) 16 (10) 15 (77) 22
(5) 4 (977) 1,130 (64) 32
(10) 25 (34) 11 (18) 6
(60) 66

Hudson Bridge Drive
Private Driveway

LEGEND

Existing Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes
Existing Traffic Signal
X Intersection Reference Number

Figure
Stockbridge Residential Projected 2026 7
Traffic Impact Study Build Conditions
Page 12
6.0 LEVEL-OF-SERVICE ANALYSIS

Level-of-service determinations were made for the weekday AM and PM peak hours for the study network
intersections using Synchro, Version 11. Synchro software uses methodologies contained in the 6 th Edition
Highway Capacity Manual to determine the operating characteristics of an intersection. Capacity is defined
as the maximum number of vehicles that can pass over a particular road segment or through a particular
intersection within a specified period under prevailing roadway, traffic, and control conditions.

Level-of-service (LOS) is used to describe the operating characteristics of a road segment or intersection
in relation to its capacity. LOS is defined as a qualitative measure that describes operational conditions and
motorists’ perceptions of a traffic stream. The Highway Capacity Manual defines six levels of service, LOS
A through LOS F, with A being the best and F the worst.

LOS for signalized intersections are reported for the intersection as a whole. One or more movements at
an intersection experience a low LOS, while the intersection as a whole may operate acceptably.

In addition to the Existing 2022 conditions, an analysis was performed for the AM and PM peak hours under
Projected 2026 No-Build and Build traffic conditions. The results of the LOS analysis are summarized for
the AM and PM peak hours in Table 3. The Synchro analysis reports are included in Appendix E.

Stockbridge Residential TIA │ Traffic Impact Study 13
November 2022 │ KHA Project #011490014
Table 3: Level-of-Service Summary
LOS (Delay in Seconds)
Projected 2026 Projected 2026
Approach & Existing 2022
Intersection No-Build Build
Movement
AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak
1. Hudson Bridge Road
at Private
Overall C (22.7) D (38.5) C (23.5) D (40.1) C (24.3) D (40.4)
Driveway/Walmart
Driveway (signalized)
2. Hudson Bridge Road
at Hudson Bridge
Overall B (13.7) B (19.5) B (14.3) C (23.3) B (15.8) C (28.0)
Drive/Site Driveway A
(signalized)

As shown in Table 3, the analysis indicates that under Existing 2022 conditions, all study intersections
currently operate at and acceptable LOS. Under Projected 2026 No-Build, and Projected 2026 Build
conditions, all study intersections plus the proposed site driveway are projected to continue to operate at
and acceptable LOS under all scenarios.

Stockbridge Residential TIA │ Traffic Impact Study 14
November 2022 │ KHA Project #011490014
7.0 CONCLUSION

This traffic study evaluated the traffic impacts associated with the Stockbridge Residential development
located along the north side of Hudson Bridge Road, west of I-75, and east of Oakwood Manor Drive in the
City of Stockbridge, Henry County, Georgia. The development, which is approximately 20.37-acres in size
is currently undeveloped and is proposed to consist of approximately 330 multi-family residential units and
is expected to be completed in 2026.

The study network, which consists of two (2) existing intersections, was analyzed for the weekday AM and
PM peak hours under Existing 2022 conditions, Projected 2026 No-Build conditions (four years of
background traffic growth), and Projected 2026 Build conditions (Projected 2026 No-Build conditions plus
traffic generated by the proposed Stockbridge Residential development).

Under Existing 2022, Projected 2026 No-Build conditions and Projected 2026 Build conditions, all study
intersections and the proposed site driveway are projected to operate at and acceptable LOS or better
under all scenarios.

Kimley-Horn and Associates, Inc. recommends site access improvements based on the results of this study.
Site access improvements, or “Build” recommendations, are needed to serve the background road network
traffic plus the Stockbridge Residential development traffic.

7.1 INTERSECTION/SITE ACCESS IMPROVEMENT RECOMMENDATIONS

Based on the results of this traffic impact study, Kimley-Horn and Associates, Inc. recommends the
following site-access improvements to serve the Projected 2026 Build traffic conditions (Note: this would
be the improvements needed to serve the traffic associated with the Stockbridge Residential development).

· Intersection 2 – Hudson Bridge Road at Hudson Bridge Drive/Site Driveway A
o On the site, extend the existing Hudson Bridge Drive stub, creating an unsignalized, full-
movement driveway into the site, with one (1) ingress lane entering the site and one (1)
egress lane exiting the site.

Stockbridge Residential TIA │ Traffic Impact Study 15
November 2022 │ KHA Project #011490014
8.0 ADDITIONAL CONSIDERATIONS

The Stockbridge Residential development is a proposed multi-family residential development on an
approximate 20.37-acre site located along the north side of Hudson Bridge Road, west of I-75, and east of
Oakwood Manor Drive in the City of Stockbridge, Henry County, Georgia. The site was reviewed by GRTA
as the Hudson Bridge Road Mixed-Use Development on November 24, 2003. Under this DRI, all the
proposed land uses were developed, aside from the then proposed residential development which would
have occupied the under consideration 20.37-acre parcel.

The site is currently zoned C2 (general commercial district with a parkway mixed-use (PMU) overlay) and
the entire 20.37-acre parcel is proposed to be rezoned to MFR (multiple family residential district). This
purpose of this trip generation comparison is to determine the trip generation potential of the following
scenarios, summarized in Table 4.

Table 4: Proposed Land Uses

Existing Zoning (C2) Proposed Zoning (MFR)

80,000 SF Commercial 330 MF units

8.1 TRIP GENERATION COMPARISON

Project traffic used in this analysis is defined as the vehicle trips expected to be generated by the
development and the distribution and assignment of that traffic through the study roadway network.

Anticipated trip generation for the proposed Stockbridge Residential development was calculated using
rates and equations contained in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual,
11th Edition, 2021. Reductions to gross trips including mixed-use reductions, alternative transportation
mode, and pass-by reductions are not considered in this analysis.

The densities and the project trip generation for the proposed development are summarized by land use in
Table 5.

Stockbridge Residential TIA │ Traffic Impact Study 16
November 2022 │ KHA Project #011490014
Table 5: Gross Trip Generation
Existing Zoning (C2)
ITE Daily Traffic AM Peak PM Peak Hour
Land Use Density
Code Total Enter Exit Total Enter Exit Total Enter Exit
Shopping Center
821 80,000 SF 5,402 2,701 2,701 138 86 52 415 203 212
(40K-150k)
Proposed Zoning (MFR)
Multi-Family Housing
221 330 d.u. 1,528 764 764 134 31 103 129 79 50
(Mid-Rise)
Difference in Gross Project Trips -3,874 -1,937 -1,937 -4 -55 +51 -286 -124 -162

% Difference in Gross Project Trips -72% -72% -72% -3% -64% +98% -69% -61% -76%

Based on the trip generation shown in Table 5, the proposed zoning (MFR) is projected to generate
approximately 3,874 less total daily trips, 4 fewer AM peak hour trips, and 286 fewer PM peak hour trips
than the existing zoning (C2). The proposed zoning (MFR) will generate approximately 72% less net daily
trips, 3% less AM peak hour trips, and approximately 69% less PM peak hour trips compared to the existing
zoning (C2). Appendix C provides the detailed trip generation worksheet for the existing zoning
comparison.

Stockbridge Residential TIA │ Traffic Impact Study 17
November 2022 │ KHA Project #011490014
APPENDIX A

Site Plan

Stockbridge Residential TIA │ Traffic Impact Study A
November 2022 │ KHA Project #011490014
.E.O.C
E.O.P
. Moore Bass
B.O.C
. Consulting, Inc.
· Civil Engineering
. · Land Surveying
E.O.C
· Development Consulting
· Landscape Architecture
N20°13'00"W · Environmental Permitting
B.O 395.82'
.C. www.moorebass.com
B.O .
. B.O.C TALLAHASSEE ATLANTA
. E.O.P
E.O.P
1350 Keys Ferry Court
McDonough, GA 30253
770.914.9394
T.O.B. T.O.B.

CONC. WALL

C/L DITCH CONC. WALL
T.O.B.

BRICK WALL
POWER BOX
CREE
K C/L

T.O.B POND
T.O.B.

T.O.B /W 5' S

POCKET PARK
ER
BUFF
T REAM
RB ED S
ISTU
50 ' UND
75' IMPERVIOUS S/B
IO US S
PERV
75' IM
E.O.C

PROJECT NAME
POND

CLIENT NAME
CLUBHOUSE
WA
LL

POOL

MAIL KIOSK
POCKET PARK
DUMPSTER

MAINTENANCE
BUILDING
POCKET PARK

REVISIONS

HUDSON BRIDGE MF3

DATE 08-24-2022
CONTRACT #
DRAWN BY SDM
The Drawings, Specifications and other documents
prepared by Moore Bass Consulting, Inc. (MB) for
this Project are instruments of MB for use solely
with respect to this Project and, unless otherwise
provided, MB shall be deemed the author of these
POCKET PARK documents and shall retain all common law,

P:\Hudson Bridge MF\HUDSON BRIDGE MF3.dwg, Layout1, klmoore, Nov 02, 2022 - 3:35:23pm
statutory and other reserved rights, including the
copyright.

1350 KEYS FERRY COURT
McDONOUGH, GA 30253
LSF #1179

SEAL

EX. R/W

EX. R/W

SHEET TITLE

E CONCEPTUAL
SITE PLAN

SHEET

C Moore Bass Consulting 1
APPENDIX B

Traffic Count Data

Stockbridge Residential TIA │ Traffic Impact Study B
November 2022 │ KHA Project #011490014
Peak Hour Turning Movement Count
Click here for Map Stockbridge, GA
www.marrtraffic.com
Right Thru Left U-Turn RightThruLeftU-Turn

Driveway (North)

Southbound

Thursday, November 3, 2022 (1-3) 65 9 92 0 166 100 (1-3) Session Parameters

h Session) (11 Period 0700 - 0900 (4-7) 2 0 1 0 3 1 (4-7) (Drop Down Menu)

Peak Hour 0730 - 0830 (8-13) 1 0 1 0 2 3 (8-13) Peak Hour

* the Peak Hour Diagram does not include Bikes Total 68 9 94 0 171 104 Total Volume

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

739 24 1 764 78 3 1 74

1018 19 6 1043 664 0 22 642

Hudson Bridge Rd (West) Hudson Bridge Rd (East)
0 Classes (1-3) (4-7) (8-13) Total 0 46 0 1 45

Eastbound Westbound
2 0 0 2 Volume 2093 49 11 2153 54 0 2 52

20 0 0 20 0 PHF 0.917 0

986 19 6 1011 842 3 26 813

10 0 0 10 1220 7 23 1190

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

Total 65 97 0 30 6 61 Total

(8-13) 0 0 0 0 0 0 (8-13)

(4-7) 1 1 0 0 0 1 (4-7)

(1-3) 64 96 0 30 6 60 (1-3)

Northbound

Driveway (South)

RightThruLeftU-Turn U-Turn Left Thru Right
All vehicles
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0730 - 0745 0 3 17 0 20 20 2 11 0 33 5 264 1 0 270 10 176 18 11 215 538
0745 - 0800 11 1 15 0 27 24 0 31 0 55 4 281 5 1 291 8 173 24 9 214 587
0800 - 0815 9 1 17 0 27 21 2 15 0 38 4 225 2 0 231 16 161 17 16 210 506
0815 - 0830 10 1 12 0 23 29 5 11 0 45 7 241 2 1 251 12 154 19 18 203 522

Total 30 6 61 0 97 94 9 68 0 171 20 1011 10 2 1043 46 664 78 54 842 2153
Approach % 30.93 6.19 62.89 0.00 - 54.97 5.26 39.77 0.00 - 1.92 96.93 0.96 0.19 - 5.46 78.86 9.26 6.41 -
PHF 0.68 0.50 0.90 0.00 0.90 0.81 0.45 0.55 0.00 0.78 0.71 0.90 0.50 0.50 0.90 0.72 0.94 0.81 0.75 0.98 0.92

Bikes
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0745 - 0800 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Passenger Vehicles (1-3)
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0730 - 0745 0 3 16 0 19 20 2 11 0 33 5 261 1 0 267 10 169 18 11 208 527
0745 - 0800 11 1 15 0 27 22 0 30 0 52 4 274 5 1 284 8 167 21 9 205 568
0800 - 0815 9 1 17 0 27 21 2 13 0 36 4 215 2 0 221 15 158 17 15 205 489
0815 - 0830 10 1 12 0 23 29 5 11 0 45 7 236 2 1 246 12 148 18 17 195 509

Total 30 6 60 0 96 92 9 65 0 166 20 986 10 2 1018 45 642 74 52 813 2093
Approach % 31.25 6.25 62.50 0.00 - 55.42 5.42 39.16 0.00 - 1.96 96.86 0.98 0.20 - 5.54 78.97 9.10 6.40 -
PHF 0.68 0.50 0.88 0.00 0.89 0.79 0.45 0.54 0.00 0.80 0.71 0.90 0.50 0.50 0.90 0.75 0.95 0.88 0.76 0.98 0.92

Single Unit Trucks (4-7)
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0730 - 0745 0 0 1 0 1 0 0 0 0 0 0 2 0 0 2 0 7 0 0 7 10
0745 - 0800 0 0 0 0 0 1 0 0 0 1 0 6 0 0 6 0 6 1 0 7 14
0800 - 0815 0 0 0 0 0 0 0 2 0 2 0 8 0 0 8 1 3 0 1 5 15
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 6 0 1 7 10

Total 0 0 1 0 1 1 0 2 0 3 0 19 0 0 19 1 22 1 2 26 49
Approach % 0.00 0.00 100.00 0.00 - 33.33 0.00 66.67 0.00 - 0.00 100.00 0.00 0.00 - 3.85 84.62 3.85 7.69 -
PHF 0.00 0.00 0.25 0.00 0.25 0.25 0.00 0.25 0.00 0.38 0.00 0.59 0.00 0.00 0.59 0.25 0.79 0.25 0.50 0.93 0.82

Combination Trucks (8-13)
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 1
0745 - 0800 0 0 0 0 0 1 0 1 0 2 0 1 0 0 1 0 0 2 0 2 5
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 0 0 0 0 0 2
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 0 0 1 0 1 3

Total 0 0 0 0 0 1 0 1 0 2 0 6 0 0 6 0 0 3 0 3 11
Approach % 0.00 0.00 0.00 0.00 - 50.00 0.00 50.00 0.00 - 0.00 100.00 0.00 0.00 - 0.00 0.00 100.00 0.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.25 0.00 0.25 0.00 0.25 0.00 0.75 0.00 0.00 0.75 0.00 0.00 0.38 0.00 0.38 0.55
Peak Hour Turning Movement Count
Click here for Map Stockbridge, GA
www.marrtraffic.com
Right Thru Left U-Turn RightThruLeftU-Turn

Driveway (North)

Southbound

Thursday, November 3, 2022 (1-3) 203 27 420 1 651 273 (1-3) Session Parameters

h Session) (11 Period 1600 - 1800 (4-7) 3 0 4 0 7 0 (4-7) (Drop Down Menu)

Peak Hour 1630 - 1730 (8-13) 1 0 2 0 3 1 (8-13) Peak Hour

* the Peak Hour Diagram does not include Bikes Total 207 27 426 1 661 274 Total Volume

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

1307 15 4 1326 185 1 0 184

994 9 0 1003 1046 3 12 1031

Hudson Bridge Rd (West) Hudson Bridge Rd (East)
2 Classes (1-3) (4-7) (8-13) Total 0 67 0 0 67

Eastbound Westbound
15 0 0 15 Volume 3183 29 8 3220 127 1 1 125

71 0 0 71 1 PHF 0.971 0

877 9 0 886 1425 5 13 1407

31 0 0 31 1494 3 14 1477

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

Total 126 131 1 58 17 55 Total

(8-13) 0 0 0 0 0 0 (8-13)

(4-7) 0 0 0 0 0 0 (4-7)

(1-3) 126 131 1 58 17 55 (1-3)

Northbound

Driveway (South)

RightThruLeftU-Turn U-Turn Left Thru Right
All vehicles
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1630 - 1645 14 5 17 0 36 81 9 64 0 154 12 223 9 4 248 18 290 37 32 377 815
1645 - 1700 20 6 10 1 37 85 3 57 1 146 19 196 6 4 225 20 251 65 28 364 772
1700 - 1715 14 6 15 0 35 148 7 46 0 201 19 236 8 2 265 19 243 42 24 328 829
1715 - 1730 10 0 13 0 23 112 8 40 0 160 21 231 8 5 265 10 262 41 43 356 804

Total 58 17 55 1 131 426 27 207 1 661 71 886 31 15 1003 67 1046 185 127 1425 3220
Approach % 44.27 12.98 41.98 0.76 - 64.45 4.08 31.32 0.15 - 7.08 88.33 3.09 1.50 - 4.70 73.40 12.98 8.91 -
PHF 0.73 0.71 0.81 0.25 0.89 0.72 0.75 0.81 0.25 0.82 0.85 0.94 0.86 0.75 0.95 0.84 0.90 0.71 0.74 0.94 0.97

Bikes
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1630 - 1645 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Passenger Vehicles (1-3)
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1630 - 1645 14 5 17 0 36 79 9 61 0 149 12 219 9 4 244 18 285 37 32 372 801
1645 - 1700 20 6 10 1 37 85 3 57 1 146 19 193 6 4 222 20 246 64 28 358 763
1700 - 1715 14 6 15 0 35 147 7 46 0 200 19 235 8 2 264 19 242 42 24 327 826
1715 - 1730 10 0 13 0 23 109 8 39 0 156 21 230 8 5 264 10 258 41 41 350 793

Total 58 17 55 1 131 420 27 203 1 651 71 877 31 15 994 67 1031 184 125 1407 3183
Approach % 44.27 12.98 41.98 0.76 - 64.52 4.15 31.18 0.15 - 7.14 88.23 3.12 1.51 - 4.76 73.28 13.08 8.88 -
PHF 0.73 0.71 0.81 0.25 0.89 0.71 0.75 0.83 0.25 0.81 0.85 0.93 0.86 0.75 0.94 0.84 0.90 0.72 0.76 0.95 0.96

Single Unit Trucks (4-7)
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1630 - 1645 0 0 0 0 0 1 0 2 0 3 0 4 0 0 4 0 5 0 0 5 12
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 4 0 0 4 7
1700 - 1715 0 0 0 0 0 1 0 0 0 1 0 1 0 0 1 0 1 0 0 1 3
1715 - 1730 0 0 0 0 0 2 0 1 0 3 0 1 0 0 1 0 2 0 1 3 7

Total 0 0 0 0 0 4 0 3 0 7 0 9 0 0 9 0 12 0 1 13 29
Approach % 0.00 0.00 0.00 0.00 - 57.14 0.00 42.86 0.00 - 0.00 100.00 0.00 0.00 - 0.00 92.31 0.00 7.69 -
PHF 0.00 0.00 0.00 0.00 0.00 0.50 0.00 0.38 0.00 0.58 0.00 0.56 0.00 0.00 0.56 0.00 0.60 0.00 0.25 0.65 0.60

Combination Trucks (8-13)
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1630 - 1645 0 0 0 0 0 1 0 1 0 2 0 0 0 0 0 0 0 0 0 0 2
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 2 2
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 2 0 1 3 4

Total 0 0 0 0 0 2 0 1 0 3 0 0 0 0 0 0 3 1 1 5 8
Approach % 0.00 0.00 0.00 0.00 - 66.67 0.00 33.33 0.00 - 0.00 0.00 0.00 0.00 - 0.00 60.00 20.00 20.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.50 0.00 0.25 0.00 0.38 0.00 0.00 0.00 0.00 0.00 0.00 0.38 0.25 0.25 0.42 0.50
Stockbridge, GA

Classified Turn Movement Count || All vehicles
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 1 of 2
Driveway (South)
Driveway (North) Site 1 of 2 Date Weather
Hudson Bridge Rd (West)Driveway (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Driveway (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.504325°, -84.236181°
33.504325°, -84.236181°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
All vehicles
Weather
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0700 - 0715 5 0 15 0 20 16 1 14 0 31 3 170 1 0 174 10 118 12 10 150 375
0715 - 0730 4 0 11 0 15 16 1 19 0 36 6 234 2 0 242 8 150 7 13 178 471
0730 - 0745 0 3 17 0 20 20 2 11 0 33 5 264 1 0 270 10 176 18 11 215 538
0745 - 0800 11 1 15 0 27 24 0 31 0 55 4 281 5 1 291 8 173 24 9 214 587
Hourly Total 20 4 58 0 82 76 4 75 0 155 18 949 9 1 977 36 617 61 43 757 1971
0800 - 0815 9 1 17 0 27 21 2 15 0 38 4 225 2 0 231 16 161 17 16 210 506
0815 - 0830 10 1 12 0 23 29 5 11 0 45 7 241 2 1 251 12 154 19 18 203 522
0830 - 0845 14 2 13 0 29 34 1 13 0 48 4 223 3 0 230 20 144 34 9 207 514
0845 - 0900 3 2 22 0 27 53 4 21 0 78 8 226 0 1 235 21 150 24 13 208 548
Hourly Total 36 6 64 0 106 137 12 60 0 209 23 915 7 2 947 69 609 94 56 828 2090

Grand Total 56 10 122 0 188 213 16 135 0 364 41 1864 16 3 1924 105 1226 155 99 1585 4061
Approach % 29.79 5.32 64.89 0.00 - 58.52 4.40 37.09 0.00 - 2.13 96.88 0.83 0.16 - 6.62 77.35 9.78 6.25 -
Intersection % 1.38 0.25 3.00 0.00 4.63 5.25 0.39 3.32 0.00 8.96 1.01 45.90 0.39 0.07 47.38 2.59 30.19 3.82 2.44 39.03

PHF 0.68 0.50 0.90 0.00 0.90 0.81 0.45 0.55 0.00 0.78 0.71 0.90 0.50 0.50 0.90 0.72 0.94 0.81 0.75 0.98 0.92

1600 - 1800 (Weekday 2h Session) (11-03-2022)
1600 - 1800 (Weekday 2h
All vehicles All vehicles
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1600 - 1615 22 1 16 0 39 98 3 49 0 150 22 193 8 4 227 31 255 42 29 357 773
1615 - 1630 16 2 12 0 30 100 6 46 0 152 28 185 10 3 226 19 260 44 27 350 758
1630 - 1645 14 5 17 0 36 81 9 64 0 154 12 223 9 4 248 18 290 37 32 377 815
1645 - 1700 20 6 10 1 37 85 3 57 1 146 19 196 6 4 225 20 251 65 28 364 772
Hourly Total 72 14 55 1 142 364 21 216 1 602 81 797 33 15 926 88 1056 188 116 1448 3118
1700 - 1715 14 6 15 0 35 148 7 46 0 201 19 236 8 2 265 19 243 42 24 328 829
1715 - 1730 10 0 13 0 23 112 8 40 0 160 21 231 8 5 265 10 262 41 43 356 804
1730 - 1745 13 3 15 0 31 81 3 55 0 139 17 235 6 5 263 17 240 47 31 335 768
1745 - 1800 22 6 10 0 38 114 2 27 0 143 19 208 9 8 244 18 222 37 23 300 725
Hourly Total 59 15 53 0 127 455 20 168 0 643 76 910 31 20 1037 64 967 167 121 1319 3126

Grand Total 131 29 108 1 269 819 41 384 1 1245 157 1707 64 35 1963 152 2023 355 237 2767 6244
Approach % 48.70 10.78 40.15 0.37 - 65.78 3.29 30.84 0.08 - 8.00 86.96 3.26 1.78 - 5.49 73.11 12.83 8.57 -
Intersection % 2.10 0.46 1.73 0.02 4.31 13.12 0.66 6.15 0.02 19.94 2.51 27.34 1.02 0.56 31.44 2.43 32.40 5.69 3.80 44.31

PHF 0.73 0.71 0.81 0.25 0.89 0.72 0.75 0.81 0.25 0.82 0.85 0.94 0.86 0.75 0.95 0.84 0.90 0.71 0.74 0.94 0.97
Stockbridge, GA

Classified Turn Movement Count || Bikes
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 1 of 2
Driveway (South)
Driveway (North) Site 1 of 2 Date Weather
Hudson Bridge Rd (West)Driveway (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Driveway (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.504325°, -84.236181°
33.504325°, -84.236181°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Bikes
Weather
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0700 - 0715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0715 - 0730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0745 - 0800 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0830 - 0845 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0845 - 0900 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

1600 - 1800 (Weekday 2h Session) (11-03-2022)
1600 - 1800 (Weekday 2h
Bikes Bikes
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1600 - 1615 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1615 - 1630 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1630 - 1645 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1730 - 1745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1745 - 1800 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Stockbridge, GA

Classified Turn Movement Count || Passenger Vehicles (1-3)
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 1 of 2
Driveway (South)
Driveway (North) Site 1 of 2 Date Weather
Hudson Bridge Rd (West)Driveway (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Driveway (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.504325°, -84.236181°
33.504325°, -84.236181°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Passenger Vehicles (1-3)
Weather
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0700 - 0715 5 0 15 0 20 15 1 12 0 28 3 166 1 0 170 10 112 11 10 143 361
0715 - 0730 4 0 10 0 14 14 1 15 0 30 6 231 1 0 238 7 147 7 12 173 455
0730 - 0745 0 3 16 0 19 20 2 11 0 33 5 261 1 0 267 10 169 18 11 208 527
0745 - 0800 11 1 15 0 27 22 0 30 0 52 4 274 5 1 284 8 167 21 9 205 568
Hourly Total 20 4 56 0 80 71 4 68 0 143 18 932 8 1 959 35 595 57 42 729 1911
0800 - 0815 9 1 17 0 27 21 2 13 0 36 4 215 2 0 221 15 158 17 15 205 489
0815 - 0830 10 1 12 0 23 29 5 11 0 45 7 236 2 1 246 12 148 18 17 195 509
0830 - 0845 14 2 13 0 29 33 1 12 0 46 4 215 3 0 222 20 139 32 9 200 497
0845 - 0900 3 2 22 0 27 50 4 18 0 72 7 218 0 1 226 21 146 24 13 204 529
Hourly Total 36 6 64 0 106 133 12 54 0 199 22 884 7 2 915 68 591 91 54 804 2024

Grand Total 56 10 120 0 186 204 16 122 0 342 40 1816 15 3 1874 103 1186 148 96 1533 3935
Approach % 30.11 5.38 64.52 0.00 - 59.65 4.68 35.67 0.00 - 2.13 96.91 0.80 0.16 - 6.72 77.36 9.65 6.26 -
Intersection % 1.42 0.25 3.05 0.00 4.73 5.18 0.41 3.10 0.00 8.69 1.02 46.15 0.38 0.08 47.62 2.62 30.14 3.76 2.44 38.96

1600 - 1800 (Weekday 2h 1600 - 1800 (Weekday 2h Session) (11-03-2022)
Passenger Vehicles (1-3)Passenger Vehicles (1-3)
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1600 - 1615 22 1 15 0 38 93 3 48 0 144 22 190 8 4 224 30 249 40 29 348 754
1615 - 1630 16 2 12 0 30 98 6 44 0 148 28 183 10 3 224 19 256 42 27 344 746
1630 - 1645 14 5 17 0 36 79 9 61 0 149 12 219 9 4 244 18 285 37 32 372 801
1645 - 1700 20 6 10 1 37 85 3 57 1 146 19 193 6 4 222 20 246 64 28 358 763
Hourly Total 72 14 54 1 141 355 21 210 1 587 81 785 33 15 914 87 1036 183 116 1422 3064
1700 - 1715 14 6 15 0 35 147 7 46 0 200 19 235 8 2 264 19 242 42 24 327 826
1715 - 1730 10 0 13 0 23 109 8 39 0 156 21 230 8 5 264 10 258 41 41 350 793
1730 - 1745 13 3 15 0 31 79 3 54 0 136 17 233 6 5 261 17 233 47 31 328 756
1745 - 1800 22 6 10 0 38 113 2 27 0 142 19 204 9 8 240 18 219 36 23 296 716
Hourly Total 59 15 53 0 127 448 20 166 0 634 76 902 31 20 1029 64 952 166 119 1301 3091

Grand Total 131 29 107 1 268 803 41 376 1 1221 157 1687 64 35 1943 151 1988 349 235 2723 6155
Approach % 48.88 10.82 39.93 0.37 - 65.77 3.36 30.79 0.08 - 8.08 86.82 3.29 1.80 - 5.55 73.01 12.82 8.63 -
Intersection % 2.13 0.47 1.74 0.02 4.35 13.05 0.67 6.11 0.02 19.84 2.55 27.41 1.04 0.57 31.57 2.45 32.30 5.67 3.82 44.24
Stockbridge, GA

Classified Turn Movement Count || Single Unit Trucks (4-7)
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 1 of 2
Driveway (South)
Driveway (North) Site 1 of 2 Date Weather
Hudson Bridge Rd (West)Driveway (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Driveway (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.504325°, -84.236181°
33.504325°, -84.236181°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Single Unit Trucks (4-7)
Weather
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0700 - 0715 0 0 0 0 0 1 0 2 0 3 0 2 0 0 2 0 6 0 0 6 11
0715 - 0730 0 0 0 0 0 2 0 3 0 5 0 3 1 0 4 0 2 0 1 3 12
0730 - 0745 0 0 1 0 1 0 0 0 0 0 0 2 0 0 2 0 7 0 0 7 10
0745 - 0800 0 0 0 0 0 1 0 0 0 1 0 6 0 0 6 0 6 1 0 7 14
Hourly Total 0 0 1 0 1 4 0 5 0 9 0 13 1 0 14 0 21 1 1 23 47
0800 - 0815 0 0 0 0 0 0 0 2 0 2 0 8 0 0 8 1 3 0 1 5 15
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 6 0 1 7 10
0830 - 0845 0 0 0 0 0 0 0 1 0 1 0 4 0 0 4 0 5 1 0 6 11
0845 - 0900 0 0 0 0 0 3 0 3 0 6 1 7 0 0 8 0 3 0 0 3 17
Hourly Total 0 0 0 0 0 3 0 6 0 9 1 22 0 0 23 1 17 1 2 21 53

Grand Total 0 0 1 0 1 7 0 11 0 18 1 35 1 0 37 1 38 2 3 44 100
Approach % 0.00 0.00 100.00 0.00 - 38.89 0.00 61.11 0.00 - 2.70 94.59 2.70 0.00 - 2.27 86.36 4.55 6.82 -
Intersection % 0.00 0.00 1.00 0.00 1.00 7.00 0.00 11.00 0.00 18.00 1.00 35.00 1.00 0.00 37.00 1.00 38.00 2.00 3.00 44.00

1600 - 1800 (Weekday 2h 1600 - 1800 (Weekday 2h Session) (11-03-2022)
Single Unit Trucks (4-7) Single Unit Trucks (4-7)
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1600 - 1615 0 0 1 0 1 4 0 1 0 5 0 3 0 0 3 1 5 2 0 8 17
1615 - 1630 0 0 0 0 0 2 0 2 0 4 0 2 0 0 2 0 4 1 0 5 11
1630 - 1645 0 0 0 0 0 1 0 2 0 3 0 4 0 0 4 0 5 0 0 5 12
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 4 0 0 4 7
Hourly Total 0 0 1 0 1 7 0 5 0 12 0 12 0 0 12 1 18 3 0 22 47
1700 - 1715 0 0 0 0 0 1 0 0 0 1 0 1 0 0 1 0 1 0 0 1 3
1715 - 1730 0 0 0 0 0 2 0 1 0 3 0 1 0 0 1 0 2 0 1 3 7
1730 - 1745 0 0 0 0 0 2 0 1 0 3 0 2 0 0 2 0 6 0 0 6 11
1745 - 1800 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 3 1 0 4 5
Hourly Total 0 0 0 0 0 5 0 2 0 7 0 5 0 0 5 0 12 1 1 14 26

Grand Total 0 0 1 0 1 12 0 7 0 19 0 17 0 0 17 1 30 4 1 36 73
Approach % 0.00 0.00 100.00 0.00 - 63.16 0.00 36.84 0.00 - 0.00 100.00 0.00 0.00 - 2.78 83.33 11.11 2.78 -
Intersection % 0.00 0.00 1.37 0.00 1.37 16.44 0.00 9.59 0.00 26.03 0.00 23.29 0.00 0.00 23.29 1.37 41.10 5.48 1.37 49.32
Stockbridge, GA

Classified Turn Movement Count || Combination Trucks (8-13)
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 1 of 2
Driveway (South)
Driveway (North) Site 1 of 2 Date Weather
Hudson Bridge Rd (West)Driveway (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Driveway (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.504325°, -84.236181°
33.504325°, -84.236181°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Combination Trucks (8-13)
Weather
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
0700 - 0715 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 0 0 1 0 1 3
0715 - 0730 0 0 1 0 1 0 0 1 0 1 0 0 0 0 0 1 1 0 0 2 4
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 1
0745 - 0800 0 0 0 0 0 1 0 1 0 2 0 1 0 0 1 0 0 2 0 2 5
Hourly Total 0 0 1 0 1 1 0 2 0 3 0 4 0 0 4 1 1 3 0 5 13
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 0 0 0 0 0 2
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 0 0 1 0 1 3
0830 - 0845 0 0 0 0 0 1 0 0 0 1 0 4 0 0 4 0 0 1 0 1 6
0845 - 0900 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 1 0 0 1 2
Hourly Total 0 0 0 0 0 1 0 0 0 1 0 9 0 0 9 0 1 2 0 3 13

Grand Total 0 0 1 0 1 2 0 2 0 4 0 13 0 0 13 1 2 5 0 8 26
Approach % 0.00 0.00 100.00 0.00 - 50.00 0.00 50.00 0.00 - 0.00 100.00 0.00 0.00 - 12.50 25.00 62.50 0.00 -
Intersection % 0.00 0.00 3.85 0.00 3.85 7.69 0.00 7.69 0.00 15.38 0.00 50.00 0.00 0.00 50.00 3.85 7.69 19.23 0.00 30.77

1600 - 1800 (Weekday 2h1600 - 1800 (Weekday 2h Session) (11-03-2022)
Combination Trucks (8-13)
Combination Trucks (8-13)
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 1.1 1.2 1.3 1.4 Total 1.5 1.6 1.7 1.8 Total 1.9 1.10 1.11 1.12 Total 1.13 1.14 1.15 1.16 Total Total
1600 - 1615 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 1 0 0 1 2
1615 - 1630 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 1 1
1630 - 1645 0 0 0 0 0 1 0 1 0 2 0 0 0 0 0 0 0 0 0 0 2
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 2 2
Hourly Total 0 0 0 0 0 2 0 1 0 3 0 0 0 0 0 0 2 2 0 4 7
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 2 0 1 3 4
1730 - 1745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 1
1745 - 1800 0 0 0 0 0 1 0 0 0 1 0 3 0 0 3 0 0 0 0 0 4
Hourly Total 0 0 0 0 0 2 0 0 0 2 0 3 0 0 3 0 3 0 1 4 9

Grand Total 0 0 0 0 0 4 0 1 0 5 0 3 0 0 3 0 5 2 1 8 16
Approach % 0.00 0.00 0.00 0.00 - 80.00 0.00 20.00 0.00 - 0.00 100.00 0.00 0.00 - 0.00 62.50 25.00 12.50 -
Intersection % 0.00 0.00 0.00 0.00 0.00 25.00 0.00 6.25 0.00 31.25 0.00 18.75 0.00 0.00 18.75 0.00 31.25 12.50 6.25 50.00
Stockbridge, GA

Pedestrian Count Pedestrian Count || All vehicles
Stockbridge, GA www.marrtraffic.com
Site 1 of 2
Driveway (South)
Driveway (North) Site 1 of 2 Date Weather
Hudson Bridge Rd (West)Driveway (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Driveway (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.504325°, -84.236181°
33.504325°, -84.236181°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Pedestrians
Weather
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
EB WB App EB WB App NB SB App NB SB App Int
TIME 1a 1b Total 1c 1d Total 1e 1f Total 1g 1h Total Total
0700 - 0715 0 0 0 0 0 0 1 0 1 0 0 0 1
0715 - 0730 0 0 0 0 0 0 0 0 0 0 0 0 0
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 0 0
0745 - 0800 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 1 0 1 0 0 0 1
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 0 0
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 0 0
0830 - 0845 0 0 0 0 0 0 0 0 0 0 0 0 0
0845 - 0900 0 0 0 0 0 0 0 1 1 0 0 0 1
Hourly Total 0 0 0 0 0 0 0 1 1 0 0 0 1

Grand Total 0 0 0 0 0 0 1 1 2 0 0 0 2
Approach % 0.00 0.00 - 0.00 0.00 - 50.00 50.00 - 0.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 50.00 50.00 100.00 0.00 0.00 0.00

1600 - 1800 (Weekday 2h Session) (11-03-2022)
1600 - 1800 (Weekday 2h
Pedestrians Pedestrians
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
EB WB App EB WB App NB SB App NB SB App Int
TIME 1a 1b Total 1c 1d Total 1e 1f Total 1g 1h Total Total
1600 - 1615 0 0 0 0 0 0 0 0 0 0 0 0 0
1615 - 1630 0 0 0 0 0 0 1 0 1 0 0 0 1
1630 - 1645 0 0 0 0 0 0 0 0 0 0 0 0 0
1645 - 1700 0 0 0 0 0 0 1 0 1 0 0 0 1
Hourly Total 0 0 0 0 0 0 2 0 2 0 0 0 2
1700 - 1715 0 0 0 0 0 0 0 1 1 0 0 0 1
1715 - 1730 0 0 0 0 0 0 0 1 1 0 0 0 1
1730 - 1745 0 0 0 0 0 0 0 0 0 0 0 0 0
1745 - 1800 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 2 2 0 0 0 2

Grand Total 0 0 0 0 0 0 2 2 4 0 0 0 4
Approach % 0.00 0.00 - 0.00 0.00 - 50.00 50.00 - 0.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 50.00 50.00 100.00 0.00 0.00 0.00
Start Date: 11/3/2022 Driveway (South) Driveway (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Northbound Southbound Eastbound Westbound
Time NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR Total

15 Minute Totals
12:00 AM - 12:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 AM - 12:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 AM - 12:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 AM - 01:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:00 AM - 01:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:15 AM - 01:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:30 AM - 01:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:45 AM - 02:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:00 AM - 02:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:15 AM - 02:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:30 AM - 02:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:45 AM - 03:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:00 AM - 03:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:15 AM - 03:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:30 AM - 03:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:45 AM - 04:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:00 AM - 04:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:15 AM - 04:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:30 AM - 04:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:45 AM - 05:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:00 AM - 05:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:15 AM - 05:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:30 AM - 05:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:45 AM - 06:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:00 AM - 06:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 AM - 06:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 AM - 06:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 AM - 07:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:00 AM - 07:15 AM 5 0 15 16 1 14 3 170 1 10 118 12 376
07:15 AM - 07:30 AM 4 0 11 16 1 19 6 234 2 8 150 7 471
07:30 AM - 07:45 AM 0 3 17 20 2 11 5 264 1 10 176 18 538
07:45 AM - 08:00 AM 11 1 15 24 0 31 4 281 5 8 173 24 587
08:00 AM - 08:15 AM 9 1 17 21 2 15 4 225 2 16 161 17 506
08:15 AM - 08:30 AM 10 1 12 29 5 11 7 241 2 12 154 19 522
08:30 AM - 08:45 AM 14 2 13 34 1 13 4 223 3 20 144 34 514
08:45 AM - 09:00 AM 3 2 22 53 4 21 8 226 0 21 150 24 549
09:00 AM - 09:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:15 AM - 09:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:30 AM - 09:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:45 AM - 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:00 AM - 10:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:15 AM - 10:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:30 AM - 10:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:45 AM - 11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:00 AM - 11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 AM - 11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM - 11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM - 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:00 PM - 12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM - 12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 PM - 12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM - 01:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:00 PM - 01:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:15 PM - 01:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:30 PM - 01:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:45 PM - 02:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:00 PM - 02:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:15 PM - 02:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:30 PM - 02:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:45 PM - 03:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:00 PM - 03:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:15 PM - 03:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:30 PM - 03:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:45 PM - 04:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:00 PM - 04:15 PM 22 1 16 98 3 49 22 193 8 31 255 42 773
04:15 PM - 04:30 PM 16 2 12 100 6 46 28 185 10 19 260 44 759
04:30 PM - 04:45 PM 14 5 17 81 9 64 12 223 9 18 290 37 815
04:45 PM - 05:00 PM 20 6 10 85 3 57 19 196 6 20 251 65 773
05:00 PM - 05:15 PM 14 6 15 148 7 46 19 236 8 19 243 42 830
05:15 PM - 05:30 PM 10 0 13 112 8 40 21 231 8 10 262 41 805
05:30 PM - 05:45 PM 13 3 15 81 3 55 17 235 6 17 240 47 768
05:45 PM - 06:00 PM 22 6 10 114 2 27 19 208 9 18 222 37 725
06:00 PM - 06:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 PM - 06:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 PM - 06:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 PM - 07:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:00 PM - 07:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:15 PM - 07:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:30 PM - 07:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:45 PM - 08:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:00 PM - 08:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:15 PM - 08:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:30 PM - 08:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:45 PM - 09:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:00 PM - 09:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:15 PM - 09:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:30 PM - 09:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:45 PM - 10:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:00 PM - 10:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:15 PM - 10:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:30 PM - 10:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:45 PM - 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:00 PM - 11:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 PM - 11:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 PM - 11:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 PM - 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
Peak Hour Turning Movement Count
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Right Thru Left U-Turn RightThruLeftU-Turn

Hudson Bridge Dr (North)

Southbound

Thursday, November 3, 2022 (1-3) 39 1 113 0 153 246 (1-3) Session Parameters

h Session) (11 Period 0700 - 0900 (4-7) 1 0 4 0 5 6 (4-7) (Drop Down Menu)

Peak Hour 0730 - 0830 (8-13) 0 0 3 0 3 1 (8-13) Peak Hour

* the Peak Hour Diagram does not include Bikes Total 40 1 120 0 161 253 Total Volume

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

658 22 1 681 117 1 5 111

1098 20 3 1121 627 1 17 609

Hudson Bridge Rd (West) Hudson Bridge Rd (East)
2 Classes (1-3) (4-7) (8-13) Total 0 11 0 1 10

Eastbound Westbound
0 0 0 0 Volume 2025 52 8 2085 7 0 0 7

131 1 0 132 2 PHF 0.9308 0

955 16 3 974 762 2 23 737

12 3 0 15 1124 6 20 1098

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

Total 27 41 0 14 4 23 Total

(8-13) 0 0 0 0 0 0 (8-13)

(4-7) 4 4 0 4 0 0 (4-7)

(1-3) 23 37 0 10 4 23 (1-3)

Northbound

Hudson Bridge Dr (South)

RightThruLeftU-Turn U-Turn Left Thru Right
All vehicles
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0730 - 0745 3 0 6 0 9 30 0 8 0 38 31 260 3 0 294 4 150 33 0 187 528
0745 - 0800 4 2 5 0 11 33 1 9 0 43 29 258 4 0 291 4 185 24 2 215 560
0800 - 0815 1 2 4 0 7 27 0 14 0 41 31 223 6 0 260 2 155 24 3 184 492
0815 - 0830 6 0 8 0 14 30 0 9 0 39 41 233 2 0 276 1 137 36 2 176 505

Total 14 4 23 0 41 120 1 40 0 161 132 974 15 0 1121 11 627 117 7 762 2085
Approach % 34.15 9.76 56.10 0.00 - 74.53 0.62 24.84 0.00 - 11.78 86.89 1.34 0.00 - 1.44 82.28 15.35 0.92 -
PHF 0.58 0.50 0.72 0.00 0.73 0.91 0.25 0.71 0.00 0.94 0.80 0.94 0.63 0.00 0.95 0.69 0.85 0.81 0.58 0.89 0.93

Bikes
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0745 - 0800 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Passenger Vehicles (1-3)
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0730 - 0745 3 0 6 0 9 29 0 8 0 37 31 258 3 0 292 3 145 32 0 180 518
0745 - 0800 2 2 5 0 9 32 1 8 0 41 28 252 3 0 283 4 180 24 2 210 543
0800 - 0815 1 2 4 0 7 25 0 14 0 39 31 213 4 0 248 2 149 24 3 178 472
0815 - 0830 4 0 8 0 12 27 0 9 0 36 41 232 2 0 275 1 135 31 2 169 492

Total 10 4 23 0 37 113 1 39 0 153 131 955 12 0 1098 10 609 111 7 737 2025
Approach % 27.03 10.81 62.16 0.00 - 73.86 0.65 25.49 0.00 - 11.93 86.98 1.09 0.00 - 1.36 82.63 15.06 0.95 -
PHF 0.63 0.50 0.72 0.00 0.77 0.88 0.25 0.70 0.00 0.93 0.80 0.93 0.75 0.00 0.94 0.63 0.85 0.87 0.58 0.88 0.93

Single Unit Trucks (4-7)
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0730 - 0745 0 0 0 0 0 1 0 0 0 1 0 1 0 0 1 1 5 1 0 7 9
0745 - 0800 2 0 0 0 2 1 0 1 0 2 1 5 1 0 7 0 4 0 0 4 15
0800 - 0815 0 0 0 0 0 1 0 0 0 1 0 9 2 0 11 0 6 0 0 6 18
0815 - 0830 2 0 0 0 2 1 0 0 0 1 0 1 0 0 1 0 2 4 0 6 10

Total 4 0 0 0 4 4 0 1 0 5 1 16 3 0 20 1 17 5 0 23 52
Approach % 100.00 0.00 0.00 0.00 - 80.00 0.00 20.00 0.00 - 5.00 80.00 15.00 0.00 - 4.35 73.91 21.74 0.00 -
PHF 0.50 0.00 0.00 0.00 0.50 1.00 0.00 0.25 0.00 0.63 0.25 0.44 0.38 0.00 0.45 0.25 0.71 0.31 0.00 0.82 0.72

Combination Trucks (8-13)
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 1
0745 - 0800 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 1 0 0 1 2
0800 - 0815 0 0 0 0 0 1 0 0 0 1 0 1 0 0 1 0 0 0 0 0 2
0815 - 0830 0 0 0 0 0 2 0 0 0 2 0 0 0 0 0 0 0 1 0 1 3

Total 0 0 0 0 0 3 0 0 0 3 0 3 0 0 3 0 1 1 0 2 8
Approach % 0.00 0.00 0.00 0.00 - 100.00 0.00 0.00 0.00 - 0.00 100.00 0.00 0.00 - 0.00 50.00 50.00 0.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.38 0.00 0.00 0.00 0.38 0.00 0.75 0.00 0.00 0.75 0.00 0.25 0.25 0.00 0.50 0.67
Peak Hour Turning Movement Count
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Right Thru Left U-Turn RightThruLeftU-Turn

Hudson Bridge Dr (North)

Southbound

Thursday, November 3, 2022 (1-3) 240 6 137 0 383 448 (1-3) Session Parameters

h Session) (11 Period 1600 - 1800 (4-7) 2 0 2 0 4 7 (4-7) (Drop Down Menu)

Peak Hour 1630 - 1730 (8-13) 1 0 0 0 1 1 (8-13) Peak Hour

* the Peak Hour Diagram does not include Bikes Total 243 6 139 0 388 456 Total Volume

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

1331 15 4 1350 181 1 4 176

1140 12 0 1152 1096 3 13 1080

Hudson Bridge Rd (West) Hudson Bridge Rd (East)
4 Classes (1-3) (4-7) (8-13) Total 1 16 0 1 15

Eastbound Westbound
2 0 0 2 Volume 2852 35 5 2892 36 0 0 36

267 3 0 270 5 PHF 0.9576 0

858 8 0 866 1329 4 18 1307

13 1 0 14 1050 0 11 1039

(1-3) (4-7) (8-13) Total Total (8-13) (4-7) (1-3)

Total 36 23 0 9 5 9 Total

(8-13) 0 0 0 0 0 0 (8-13)

(4-7) 2 1 0 0 0 1 (4-7)

(1-3) 34 22 0 9 5 8 (1-3)

Northbound

Hudson Bridge Dr (South)

RightThruLeftU-Turn U-Turn Left Thru Right
All vehicles
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1630 - 1645 0 0 2 0 2 34 3 57 0 94 61 219 5 2 287 4 306 57 5 372 755
1645 - 1700 3 1 4 0 8 29 0 62 0 91 68 194 1 0 263 6 275 40 11 332 694
1700 - 1715 3 3 3 0 9 41 2 66 0 109 67 230 5 0 302 4 250 46 6 306 726
1715 - 1730 3 1 0 0 4 35 1 58 0 94 74 223 3 0 300 2 265 38 14 319 717

Total 9 5 9 0 23 139 6 243 0 388 270 866 14 2 1152 16 1096 181 36 1329 2892
Approach % 39.13 21.74 39.13 0.00 - 35.82 1.55 62.63 0.00 - 23.44 75.17 1.22 0.17 - 1.20 82.47 13.62 2.71 -
PHF 0.75 0.42 0.56 0.00 0.64 0.85 0.50 0.92 0.00 0.89 0.91 0.94 0.70 0.25 0.95 0.67 0.90 0.79 0.64 0.89 0.96

Bikes
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1630 - 1645 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Passenger Vehicles (1-3)
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1630 - 1645 0 0 2 0 2 33 3 57 0 93 59 216 5 2 282 4 301 54 5 364 741
1645 - 1700 3 1 3 0 7 28 0 60 0 88 68 192 0 0 260 5 272 39 11 327 682
1700 - 1715 3 3 3 0 9 41 2 65 0 108 66 228 5 0 299 4 248 46 6 304 720
1715 - 1730 3 1 0 0 4 35 1 58 0 94 74 222 3 0 299 2 259 37 14 312 709

Total 9 5 8 0 22 137 6 240 0 383 267 858 13 2 1140 15 1080 176 36 1307 2852
Approach % 40.91 22.73 36.36 0.00 - 35.77 1.57 62.66 0.00 - 23.42 75.26 1.14 0.18 - 1.15 82.63 13.47 2.75 -
PHF 0.75 0.42 0.67 0.00 0.61 0.84 0.50 0.92 0.00 0.89 0.90 0.94 0.65 0.25 0.95 0.75 0.90 0.81 0.64 0.90 0.96

Single Unit Trucks (4-7)
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1630 - 1645 0 0 0 0 0 1 0 0 0 1 2 3 0 0 5 0 4 3 0 7 13
1645 - 1700 0 0 1 0 1 1 0 1 0 2 0 2 1 0 3 1 2 1 0 4 10
1700 - 1715 0 0 0 0 0 0 0 1 0 1 1 2 0 0 3 0 2 0 0 2 6
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 5 0 0 5 6

Total 0 0 1 0 1 2 0 2 0 4 3 8 1 0 12 1 13 4 0 18 35
Approach % 0.00 0.00 100.00 0.00 - 50.00 0.00 50.00 0.00 - 25.00 66.67 8.33 0.00 - 5.56 72.22 22.22 0.00 -
PHF 0.00 0.00 0.25 0.00 0.25 0.50 0.00 0.50 0.00 0.50 0.38 0.67 0.25 0.00 0.60 0.25 0.65 0.33 0.00 0.64 0.67

Combination Trucks (8-13)
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
Time 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1630 - 1645 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 1
1645 - 1700 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 1 0 0 1 2
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 2 2

Total 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 3 1 0 4 5
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 100.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 75.00 25.00 0.00 -
PHF 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.25 0.00 0.25 0.00 0.00 0.00 0.00 0.00 0.00 0.75 0.25 0.00 0.50 0.63
Stockbridge, GA

Classified Turn Movement Count || All vehicles
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 2 of 2
Hudson Bridge Dr (South)
Site 2 of 2
Hudson Bridge Dr (North) Date Weather
Hudson Bridge Rd (West)Hudson Bridge Dr (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Hudson Bridge Dr (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.503473°, -84.238850°
33.503473°, -84.238850°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
All vehicles
Weather
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0700 - 0715 2 1 0 0 3 22 0 4 0 26 32 180 0 0 212 2 106 28 1 137 378
0715 - 0730 4 0 4 0 8 25 0 7 0 32 33 230 1 0 264 1 139 33 1 174 478
0730 - 0745 3 0 6 0 9 30 0 8 0 38 31 260 3 0 294 4 150 33 0 187 528
0745 - 0800 4 2 5 0 11 33 1 9 0 43 29 258 4 0 291 4 185 24 2 215 560
Hourly Total 13 3 15 0 31 110 1 28 0 139 125 928 8 0 1061 11 580 118 4 713 1944
0800 - 0815 1 2 4 0 7 27 0 14 0 41 31 223 6 0 260 2 155 24 3 184 492
0815 - 0830 6 0 8 0 14 30 0 9 0 39 41 233 2 0 276 1 137 36 2 176 505
0830 - 0845 2 0 7 0 9 33 1 13 0 47 28 196 6 2 232 2 141 27 1 171 459
0845 - 0900 0 0 5 0 5 27 1 17 0 45 45 208 2 2 257 2 140 31 0 173 480
Hourly Total 9 2 24 0 35 117 2 53 0 172 145 860 16 4 1025 7 573 118 6 704 1936

Grand Total 22 5 39 0 66 227 3 81 0 311 270 1788 24 4 2086 18 1153 236 10 1417 3880
Approach % 33.33 7.58 59.09 0.00 - 72.99 0.96 26.05 0.00 - 12.94 85.71 1.15 0.19 - 1.27 81.37 16.65 0.71 -
Intersection % 0.57 0.13 1.01 0.00 1.70 5.85 0.08 2.09 0.00 8.02 6.96 46.08 0.62 0.10 53.76 0.46 29.72 6.08 0.26 36.52

PHF 0.58 0.50 0.72 0.00 0.73 0.91 0.25 0.71 0.00 0.94 0.80 0.94 0.63 0.00 0.95 0.69 0.85 0.81 0.58 0.89 0.93

1600 - 1800 (Weekday 2h Session) (11-03-2022)
1600 - 1800 (Weekday 2h
All vehicles All vehicles
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1600 - 1615 2 4 6 0 12 37 3 63 0 103 44 197 4 0 245 3 280 41 5 329 689
1615 - 1630 3 2 1 0 6 42 1 54 0 97 63 187 2 1 253 4 269 41 9 323 679
1630 - 1645 0 0 2 0 2 34 3 57 0 94 61 219 5 2 287 4 306 57 5 372 755
1645 - 1700 3 1 4 0 8 29 0 62 0 91 68 194 1 0 263 6 275 40 11 332 694
Hourly Total 8 7 13 0 28 142 7 236 0 385 236 797 12 3 1048 17 1130 179 30 1356 2817
1700 - 1715 3 3 3 0 9 41 2 66 0 109 67 230 5 0 302 4 250 46 6 306 726
1715 - 1730 3 1 0 0 4 35 1 58 0 94 74 223 3 0 300 2 265 38 14 319 717
1730 - 1745 2 2 5 0 9 33 3 54 0 90 64 229 3 0 296 4 245 51 11 311 706
1745 - 1800 2 2 2 0 6 45 0 62 0 107 68 205 2 1 276 5 222 49 3 279 668
Hourly Total 10 8 10 0 28 154 6 240 0 400 273 887 13 1 1174 15 982 184 34 1215 2817

Grand Total 18 15 23 0 56 296 13 476 0 785 509 1684 25 4 2222 32 2112 363 64 2571 5634
Approach % 32.14 26.79 41.07 0.00 - 37.71 1.66 60.64 0.00 - 22.91 75.79 1.13 0.18 - 1.24 82.15 14.12 2.49 -
Intersection % 0.32 0.27 0.41 0.00 0.99 5.25 0.23 8.45 0.00 13.93 9.03 29.89 0.44 0.07 39.44 0.57 37.49 6.44 1.14 45.63

PHF 0.75 0.42 0.56 0.00 0.64 0.85 0.50 0.92 0.00 0.89 0.91 0.94 0.70 0.25 0.95 0.67 0.90 0.79 0.64 0.89 0.96
Stockbridge, GA

Classified Turn Movement Count || Bikes
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 2 of 2
Hudson Bridge Dr (South)
Site 2 of 2
Hudson Bridge Dr (North) Date Weather
Hudson Bridge Rd (West)Hudson Bridge Dr (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Hudson Bridge Dr (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.503473°, -84.238850°
33.503473°, -84.238850°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Bikes
Weather
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0700 - 0715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0715 - 0730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0745 - 0800 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0830 - 0845 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0845 - 0900 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

1600 - 1800 (Weekday 2h Session) (11-03-2022)
1600 - 1800 (Weekday 2h
Bikes Bikes
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1600 - 1615 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1615 - 1630 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1630 - 1645 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1645 - 1700 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1730 - 1745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1745 - 1800 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Stockbridge, GA

Classified Turn Movement Count || Passenger Vehicles (1-3)
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 2 of 2
Hudson Bridge Dr (South)
Site 2 of 2
Hudson Bridge Dr (North) Date Weather
Hudson Bridge Rd (West)Hudson Bridge Dr (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Hudson Bridge Dr (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.503473°, -84.238850°
33.503473°, -84.238850°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Passenger Vehicles (1-3)
Weather
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0700 - 0715 1 1 0 0 2 19 0 3 0 22 32 179 0 0 211 1 102 25 1 129 364
0715 - 0730 4 0 4 0 8 23 0 6 0 29 31 226 1 0 258 1 132 31 1 165 460
0730 - 0745 3 0 6 0 9 29 0 8 0 37 31 258 3 0 292 3 145 32 0 180 518
0745 - 0800 2 2 5 0 9 32 1 8 0 41 28 252 3 0 283 4 180 24 2 210 543
Hourly Total 10 3 15 0 28 103 1 25 0 129 122 915 7 0 1044 9 559 112 4 684 1885
0800 - 0815 1 2 4 0 7 25 0 14 0 39 31 213 4 0 248 2 149 24 3 178 472
0815 - 0830 4 0 8 0 12 27 0 9 0 36 41 232 2 0 275 1 135 31 2 169 492
0830 - 0845 2 0 7 0 9 30 1 13 0 44 27 191 6 2 226 2 139 27 1 169 448
0845 - 0900 0 0 5 0 5 26 1 17 0 44 41 200 2 2 245 2 131 31 0 164 458
Hourly Total 7 2 24 0 33 108 2 53 0 163 140 836 14 4 994 7 554 113 6 680 1870

Grand Total 17 5 39 0 61 211 3 78 0 292 262 1751 21 4 2038 16 1113 225 10 1364 3755
Approach % 27.87 8.20 63.93 0.00 - 72.26 1.03 26.71 0.00 - 12.86 85.92 1.03 0.20 - 1.17 81.60 16.50 0.73 -
Intersection % 0.45 0.13 1.04 0.00 1.62 5.62 0.08 2.08 0.00 7.78 6.98 46.63 0.56 0.11 54.27 0.43 29.64 5.99 0.27 36.32

1600 - 1800 (Weekday 2h 1600 - 1800 (Weekday 2h Session) (11-03-2022)
Passenger Vehicles (1-3)Passenger Vehicles (1-3)
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1600 - 1615 2 4 6 0 12 37 3 63 0 103 43 194 4 0 241 3 275 39 5 322 678
1615 - 1630 3 2 1 0 6 40 1 54 0 95 63 187 2 1 253 4 263 41 9 317 671
1630 - 1645 0 0 2 0 2 33 3 57 0 93 59 216 5 2 282 4 301 54 5 364 741
1645 - 1700 3 1 3 0 7 28 0 60 0 88 68 192 0 0 260 5 272 39 11 327 682
Hourly Total 8 7 12 0 27 138 7 234 0 379 233 789 11 3 1036 16 1111 173 30 1330 2772
1700 - 1715 3 3 3 0 9 41 2 65 0 108 66 228 5 0 299 4 248 46 6 304 720
1715 - 1730 3 1 0 0 4 35 1 58 0 94 74 222 3 0 299 2 259 37 14 312 709
1730 - 1745 2 2 5 0 9 33 3 54 0 90 64 227 3 0 294 4 239 51 11 305 698
1745 - 1800 2 2 2 0 6 44 0 62 0 106 67 202 2 1 272 5 221 48 3 277 661
Hourly Total 10 8 10 0 28 153 6 239 0 398 271 879 13 1 1164 15 967 182 34 1198 2788

Grand Total 18 15 22 0 55 291 13 473 0 777 504 1668 24 4 2200 31 2078 355 64 2528 5560
Approach % 32.73 27.27 40.00 0.00 - 37.45 1.67 60.88 0.00 - 22.91 75.82 1.09 0.18 - 1.23 82.20 14.04 2.53 -
Intersection % 0.32 0.27 0.40 0.00 0.99 5.23 0.23 8.51 0.00 13.97 9.06 30.00 0.43 0.07 39.57 0.56 37.37 6.38 1.15 45.47
Stockbridge, GA

Classified Turn Movement Count || Single Unit Trucks (4-7)
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 2 of 2
Hudson Bridge Dr (South)
Site 2 of 2
Hudson Bridge Dr (North) Date Weather
Hudson Bridge Rd (West)Hudson Bridge Dr (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Hudson Bridge Dr (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.503473°, -84.238850°
33.503473°, -84.238850°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Single Unit Trucks (4-7)
Weather
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0700 - 0715 1 0 0 0 1 1 0 1 0 2 0 1 0 0 1 1 4 3 0 8 12
0715 - 0730 0 0 0 0 0 2 0 1 0 3 1 4 0 0 5 0 6 1 0 7 15
0730 - 0745 0 0 0 0 0 1 0 0 0 1 0 1 0 0 1 1 5 1 0 7 9
0745 - 0800 2 0 0 0 2 1 0 1 0 2 1 5 1 0 7 0 4 0 0 4 15
Hourly Total 3 0 0 0 3 5 0 3 0 8 2 11 1 0 14 2 19 5 0 26 51
0800 - 0815 0 0 0 0 0 1 0 0 0 1 0 9 2 0 11 0 6 0 0 6 18
0815 - 0830 2 0 0 0 2 1 0 0 0 1 0 1 0 0 1 0 2 4 0 6 10
0830 - 0845 0 0 0 0 0 2 0 0 0 2 1 2 0 0 3 0 2 0 0 2 7
0845 - 0900 0 0 0 0 0 1 0 0 0 1 4 7 0 0 11 0 9 0 0 9 21
Hourly Total 2 0 0 0 2 5 0 0 0 5 5 19 2 0 26 0 19 4 0 23 56

Grand Total 5 0 0 0 5 10 0 3 0 13 7 30 3 0 40 2 38 9 0 49 107
Approach % 100.00 0.00 0.00 0.00 - 76.92 0.00 23.08 0.00 - 17.50 75.00 7.50 0.00 - 4.08 77.55 18.37 0.00 -
Intersection % 4.67 0.00 0.00 0.00 4.67 9.35 0.00 2.80 0.00 12.15 6.54 28.04 2.80 0.00 37.38 1.87 35.51 8.41 0.00 45.79

1600 - 1800 (Weekday 2h 1600 - 1800 (Weekday 2h Session) (11-03-2022)
Single Unit Trucks (4-7) Single Unit Trucks (4-7)
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1600 - 1615 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 4 2 0 6 9
1615 - 1630 0 0 0 0 0 2 0 0 0 2 0 0 0 0 0 0 6 0 0 6 8
1630 - 1645 0 0 0 0 0 1 0 0 0 1 2 3 0 0 5 0 4 3 0 7 13
1645 - 1700 0 0 1 0 1 1 0 1 0 2 0 2 1 0 3 1 2 1 0 4 10
Hourly Total 0 0 1 0 1 4 0 1 0 5 2 8 1 0 11 1 16 6 0 23 40
1700 - 1715 0 0 0 0 0 0 0 1 0 1 1 2 0 0 3 0 2 0 0 2 6
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 5 0 0 5 6
1730 - 1745 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 0 5 0 0 5 7
1745 - 1800 0 0 0 0 0 1 0 0 0 1 1 0 0 0 1 0 1 1 0 2 4
Hourly Total 0 0 0 0 0 1 0 1 0 2 2 5 0 0 7 0 13 1 0 14 23

Grand Total 0 0 1 0 1 5 0 2 0 7 4 13 1 0 18 1 29 7 0 37 63
Approach % 0.00 0.00 100.00 0.00 - 71.43 0.00 28.57 0.00 - 22.22 72.22 5.56 0.00 - 2.70 78.38 18.92 0.00 -
Intersection % 0.00 0.00 1.59 0.00 1.59 7.94 0.00 3.17 0.00 11.11 6.35 20.63 1.59 0.00 28.57 1.59 46.03 11.11 0.00 58.73
Stockbridge, GA

Classified Turn Movement Count || Combination Trucks (8-13)
Classified Turn Movement

Stockbridge, GA www.marrtraffic.com
Site 2 of 2
Hudson Bridge Dr (South)
Site 2 of 2
Hudson Bridge Dr (North) Date Weather
Hudson Bridge Rd (West)Hudson Bridge Dr (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Hudson Bridge Dr (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.503473°, -84.238850°
33.503473°, -84.238850°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Combination Trucks (8-13)
Weather
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
0700 - 0715 0 0 0 0 0 2 0 0 0 2 0 0 0 0 0 0 0 0 0 0 2
0715 - 0730 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 0 1 1 0 2 3
0730 - 0745 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 1
0745 - 0800 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 1 0 0 1 2
Hourly Total 0 0 0 0 0 2 0 0 0 2 1 2 0 0 3 0 2 1 0 3 8
0800 - 0815 0 0 0 0 0 1 0 0 0 1 0 1 0 0 1 0 0 0 0 0 2
0815 - 0830 0 0 0 0 0 2 0 0 0 2 0 0 0 0 0 0 0 1 0 1 3
0830 - 0845 0 0 0 0 0 1 0 0 0 1 0 3 0 0 3 0 0 0 0 0 4
0845 - 0900 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 1
Hourly Total 0 0 0 0 0 4 0 0 0 4 0 5 0 0 5 0 0 1 0 1 10

Grand Total 0 0 0 0 0 6 0 0 0 6 1 7 0 0 8 0 2 2 0 4 18
Approach % 0.00 0.00 0.00 0.00 - 100.00 0.00 0.00 0.00 - 12.50 87.50 0.00 0.00 - 0.00 50.00 50.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 33.33 0.00 0.00 0.00 33.33 5.56 38.89 0.00 0.00 44.44 0.00 11.11 11.11 0.00 22.22

1600 - 1800 (Weekday 2h1600 - 1800 (Weekday 2h Session) (11-03-2022)
Combination Trucks (8-13)
Combination Trucks (8-13)
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Left Thru Right U-Turn App Int
TIME 2.1 2.2 2.3 2.4 Total 2.5 2.6 2.7 2.8 Total 2.9 2.10 2.11 2.12 Total 2.13 2.14 2.15 2.16 Total Total
1600 - 1615 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 0 1 0 0 1 2
1615 - 1630 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1630 - 1645 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 1
1645 - 1700 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 1 0 0 1 2
Hourly Total 0 0 0 0 0 0 0 1 0 1 1 0 0 0 1 0 3 0 0 3 5
1700 - 1715 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1715 - 1730 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 2 2
1730 - 1745 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 1
1745 - 1800 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 0 0 0 0 3
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 2 1 0 3 6

Grand Total 0 0 0 0 0 0 0 1 0 1 1 3 0 0 4 0 5 1 0 6 11
Approach % 0.00 0.00 0.00 0.00 - 0.00 0.00 100.00 0.00 - 25.00 75.00 0.00 0.00 - 0.00 83.33 16.67 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 0.00 9.09 0.00 9.09 9.09 27.27 0.00 0.00 36.36 0.00 45.45 9.09 0.00 54.55
Stockbridge, GA

Pedestrian Count Pedestrian Count || All vehicles
Stockbridge, GA www.marrtraffic.com
Site 2 of 2
Hudson Bridge Dr (South)
Site 2 of 2
Hudson Bridge Dr (North) Date Weather
Hudson Bridge Rd (West)Hudson Bridge Dr (South) Thursday, November 3, 2022 Fair
Hudson Bridge Rd (East)Hudson Bridge Dr (North) 64°F
Hudson Bridge Rd (West) Lat/Long
Lat/Long Hudson Bridge Rd (East) 33.503473°, -84.238850°
33.503473°, -84.238850°

Date
################### 0700 - 0900 (Weekday 2h Session) (11-03-2022)
Pedestrians
Weather
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
EB WB App EB WB App NB SB App NB SB App Int
TIME 2a 2b Total 2c 2d Total 2e 2f Total 2g 2h Total Total
0700 - 0715 0 0 0 0 0 0 0 0 0 0 0 0 0
0715 - 0730 0 0 0 0 0 0 2 0 2 0 0 0 2
0730 - 0745 0 0 0 0 0 0 0 2 2 0 0 0 2
0745 - 0800 0 0 0 0 0 0 2 0 2 0 0 0 2
Hourly Total 0 0 0 0 0 0 4 2 6 0 0 0 6
0800 - 0815 0 0 0 0 0 0 0 0 0 0 0 0 0
0815 - 0830 0 0 0 0 0 0 0 0 0 0 0 0 0
0830 - 0845 0 0 0 0 0 0 0 0 0 0 0 0 0
0845 - 0900 0 0 0 0 0 0 0 0 0 0 0 0 0
Hourly Total 0 0 0 0 0 0 0 0 0 0 0 0 0

Grand Total 0 0 0 0 0 0 4 2 6 0 0 0 6
Approach % 0.00 0.00 - 0.00 0.00 - 66.67 33.33 - 0.00 0.00 -
Intersection % 0.00 0.00 0.00 0.00 0.00 0.00 66.67 33.33 100.00 0.00 0.00 0.00

1600 - 1800 (Weekday 2h Session) (11-03-2022)
1600 - 1800 (Weekday 2h
Pedestrians Pedestrians
1 2 3 4 6 7 8 9 11 12 13 14 16 17 18 19
Northbound Southbound Eastbound Westbound
Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
EB WB App EB WB App NB SB App NB SB App Int
TIME 2a 2b Total 2c 2d Total 2e 2f Total 2g 2h Total Total
1600 - 1615 0 0 0 0 0 0 0 0 0 0 0 0 0
1615 - 1630 0 0 0 0 0 0 0 0 0 0 0 0 0
1630 - 1645 0 1 1 0 0 0 1 0 1 0 0 0 2
1645 - 1700 0 0 0 0 0 0 1 0 1 0 1 1 2
Hourly Total 0 1 1 0 0 0 2 0 2 0 1 1 4
1700 - 1715 0 0 0 0 0 0 1 2 3 0 0 0 3
1715 - 1730 3 2 5 0 0 0 2 2 4 0 0 0 9
1730 - 1745 0 1 1 0 0 0 0 0 0 1 0 1 2
1745 - 1800 1 0 1 0 0 0 0 1 1 0 0 0 2
Hourly Total 4 3 7 0 0 0 3 5 8 1 0 1 16

Grand Total 4 4 8 0 0 0 5 5 10 1 1 2 20
Approach % 50.00 50.00 - 0.00 0.00 - 50.00 50.00 - 50.00 50.00 -
Intersection % 20.00 20.00 40.00 0.00 0.00 0.00 25.00 25.00 50.00 5.00 5.00 10.00
Start Date: 11/3/2022 Hudson Bridge Dr (South) Hudson Bridge Dr (North) Hudson Bridge Rd (West) Hudson Bridge Rd (East)
Northbound Southbound Eastbound Westbound
Time NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR Total

15 Minute Totals
12:00 AM - 12:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 AM - 12:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 AM - 12:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 AM - 01:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:00 AM - 01:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:15 AM - 01:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:30 AM - 01:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:45 AM - 02:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:00 AM - 02:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:15 AM - 02:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:30 AM - 02:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:45 AM - 03:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:00 AM - 03:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:15 AM - 03:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:30 AM - 03:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:45 AM - 04:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:00 AM - 04:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:15 AM - 04:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:30 AM - 04:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:45 AM - 05:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:00 AM - 05:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:15 AM - 05:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:30 AM - 05:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
05:45 AM - 06:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:00 AM - 06:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 AM - 06:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 AM - 06:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 AM - 07:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:00 AM - 07:15 AM 2 1 0 22 0 4 32 180 0 2 106 28 378
07:15 AM - 07:30 AM 4 0 4 25 0 7 33 230 1 1 139 33 480
07:30 AM - 07:45 AM 3 0 6 30 0 8 31 260 3 4 150 33 530
07:45 AM - 08:00 AM 4 2 5 33 1 9 29 258 4 4 185 24 562
08:00 AM - 08:15 AM 1 2 4 27 0 14 31 223 6 2 155 24 492
08:15 AM - 08:30 AM 6 0 8 30 0 9 41 233 2 1 137 36 505
08:30 AM - 08:45 AM 2 0 7 33 1 13 28 196 6 2 141 27 459
08:45 AM - 09:00 AM 0 0 5 27 1 17 45 208 2 2 140 31 480
09:00 AM - 09:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:15 AM - 09:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:30 AM - 09:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:45 AM - 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:00 AM - 10:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:15 AM - 10:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:30 AM - 10:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:45 AM - 11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:00 AM - 11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 AM - 11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM - 11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM - 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:00 PM - 12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM - 12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 PM - 12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM - 01:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:00 PM - 01:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:15 PM - 01:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:30 PM - 01:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
01:45 PM - 02:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:00 PM - 02:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:15 PM - 02:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:30 PM - 02:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
02:45 PM - 03:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:00 PM - 03:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:15 PM - 03:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:30 PM - 03:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
03:45 PM - 04:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
04:00 PM - 04:15 PM 2 4 6 37 3 63 44 197 4 3 280 41 689
04:15 PM - 04:30 PM 3 2 1 42 1 54 63 187 2 4 269 41 679
04:30 PM - 04:45 PM 0 0 2 34 3 57 61 219 5 4 306 57 757
04:45 PM - 05:00 PM 3 1 4 29 0 62 68 194 1 6 275 40 696
05:00 PM - 05:15 PM 3 3 3 41 2 66 67 230 5 4 250 46 729
05:15 PM - 05:30 PM 3 1 0 35 1 58 74 223 3 2 265 38 726
05:30 PM - 05:45 PM 2 2 5 33 3 54 64 229 3 4 245 51 708
05:45 PM - 06:00 PM 2 2 2 45 0 62 68 205 2 5 222 49 670
06:00 PM - 06:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 PM - 06:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 PM - 06:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 PM - 07:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:00 PM - 07:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:15 PM - 07:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:30 PM - 07:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
07:45 PM - 08:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:00 PM - 08:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:15 PM - 08:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:30 PM - 08:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
08:45 PM - 09:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:00 PM - 09:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:15 PM - 09:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:30 PM - 09:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
09:45 PM - 10:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:00 PM - 10:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:15 PM - 10:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:30 PM - 10:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
10:45 PM - 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:00 PM - 11:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 PM - 11:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 PM - 11:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 PM - 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0
Stockbridge, GA

Bi-Directional Class CounBi-Directional Class Count || NB EB 15min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727° 33.501492
-84.243727 Click here for Map
Date
################## 0000 - 2400 (24h Session) (11-03-2022)
NB EB 15min
Weather
Eastbound (Movement 3.1) 15min 60min
Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Total Total
0000 - 0015 0 13 1 0 1 0 0 0 0 0 0 0 0 15
0015 - 0030 0 16 2 0 0 0 0 0 0 0 0 0 0 18
0030 - 0045 0 7 0 0 0 0 0 0 0 0 0 0 0 7
0045 - 0100 0 8 1 0 0 0 0 0 0 0 0 0 0 9 49
0100 - 0115 0 9 1 0 1 0 0 0 0 0 0 0 0 11
0115 - 0130 0 8 1 0 0 0 0 0 0 0 0 0 0 9
0130 - 0145 0 13 2 0 0 0 0 0 0 0 0 0 0 15
0145 - 0200 0 6 2 0 0 0 0 0 0 0 0 0 0 8 43
0200 - 0215 0 6 0 0 0 0 0 0 0 0 0 0 0 6
0215 - 0230 0 10 3 0 0 1 0 0 1 0 0 0 0 15
0230 - 0245 0 6 0 0 0 0 0 0 0 0 0 0 0 6
0245 - 0300 0 7 1 0 0 0 0 0 0 0 0 0 0 8 35
0300 - 0315 0 9 1 0 0 0 0 0 0 0 0 0 0 10
0315 - 0330 0 7 1 0 0 0 0 0 0 0 0 0 0 8
0330 - 0345 0 17 2 0 1 0 0 0 0 0 0 0 0 20
0345 - 0400 0 13 1 0 0 0 0 0 0 0 0 0 0 14 52
0400 - 0415 0 20 3 0 1 0 0 0 1 0 0 0 0 25
0415 - 0430 0 20 3 0 0 0 0 0 0 0 0 0 0 23
0430 - 0445 0 22 3 0 1 0 0 0 0 0 0 0 0 26
0445 - 0500 0 41 5 0 0 0 0 0 0 0 0 0 0 46 120
0500 - 0515 0 46 6 0 1 0 0 0 0 0 0 0 0 53
0515 - 0530 0 51 7 0 2 0 0 0 0 0 0 0 0 60
0530 - 0545 0 59 8 0 0 0 0 0 0 0 0 0 0 67
0545 - 0600 0 76 10 0 0 0 0 0 0 0 0 0 0 86 266
0600 - 0615 0 59 8 1 2 0 0 0 0 0 0 0 0 70
0615 - 0630 0 99 11 0 1 1 0 0 0 0 0 0 0 112
0630 - 0645 0 132 19 0 2 0 0 0 0 0 0 0 0 153
0645 - 0700 0 126 16 1 2 1 0 0 0 0 0 0 0 146 481
0700 - 0715 0 172 24 0 3 0 0 1 0 0 0 0 0 200
0715 - 0730 0 214 31 1 3 0 0 0 0 0 0 0 0 249
0730 - 0745 0 244 36 0 1 0 0 0 1 0 0 0 0 282
0745 - 0800 0 245 32 1 4 0 0 1 0 0 0 0 0 283 1014
0800 - 0815 1 217 30 2 4 2 0 1 0 0 0 0 0 257
0815 - 0830 0 207 37 0 5 1 0 1 0 0 0 0 0 251
0830 - 0845 0 193 30 0 3 5 0 3 0 0 0 0 0 234
0845 - 0900 1 195 35 0 2 1 0 0 0 0 0 0 0 234 976
0900 - 0915 0 167 27 0 5 0 0 0 0 0 0 0 0 199
0915 - 0930 0 174 27 0 3 1 0 2 1 0 0 0 0 208
0930 - 0945 0 157 27 1 1 0 0 0 0 0 0 0 0 186
0945 - 1000 0 143 30 0 1 0 0 0 0 0 0 0 0 174 767
1000 - 1015 0 160 26 0 2 0 0 1 0 0 0 0 0 189
1015 - 1030 0 146 32 0 1 1 0 0 0 0 0 0 0 180
1030 - 1045 0 178 28 0 3 0 0 0 0 0 0 0 0 209
1045 - 1100 0 163 34 0 1 0 0 1 0 0 0 0 0 199 777
1100 - 1115 0 159 26 0 4 1 0 0 1 0 0 0 0 191
1115 - 1130 1 160 38 0 1 1 0 0 0 0 0 0 0 201
1130 - 1145 1 137 32 0 5 1 0 1 0 0 0 0 0 177
1145 - 1200 0 153 37 0 6 1 0 0 0 0 0 0 0 197 766
1200 - 1215 0 166 41 0 4 0 0 1 0 0 0 0 0 212
1215 - 1230 1 169 29 0 5 0 0 1 0 0 0 0 0 205
1230 - 1245 0 216 38 0 1 0 0 0 0 0 0 0 0 255
1245 - 1300 0 198 36 1 1 0 0 0 1 0 0 0 0 237 909
1300 - 1315 2 182 24 0 0 1 0 1 0 0 0 0 0 210
1315 - 1330 0 172 43 0 5 0 0 0 0 0 0 0 0 220
1330 - 1345 0 174 44 0 2 1 0 0 0 0 0 0 0 221
1345 - 1400 0 181 38 0 4 1 0 0 0 0 0 0 0 224 875
1400 - 1415 2 165 28 2 8 1 0 0 0 0 0 0 0 206
1415 - 1430 1 191 33 1 4 0 0 0 0 0 0 0 0 230
1430 - 1445 2 165 46 1 2 0 0 0 0 0 0 0 0 216
1445 - 1500 0 148 37 2 3 2 0 0 0 0 0 0 0 192 844
1500 - 1515 1 177 33 0 3 0 0 0 0 0 0 0 0 214
1515 - 1530 1 183 38 0 2 1 0 1 0 0 0 0 0 226
1530 - 1545 0 166 26 0 3 0 0 1 0 0 0 0 0 196
1545 - 1600 1 202 29 0 0 0 0 1 0 0 0 0 0 233 869
1600 - 1615 0 178 32 1 0 0 0 0 0 0 0 0 0 211
1615 - 1630 0 201 26 0 3 0 0 0 0 0 0 0 0 230
1630 - 1645 0 203 26 0 0 0 0 1 0 0 0 0 0 230
1645 - 1700 0 176 33 1 3 0 0 0 0 0 0 0 0 213 884
1700 - 1715 0 221 39 0 0 0 0 0 0 0 0 0 0 260
1715 - 1730 0 238 32 0 2 0 0 0 1 0 0 0 0 273
1730 - 1745 0 223 42 0 2 1 0 0 0 0 0 0 0 268
1745 - 1800 0 215 46 0 0 0 0 0 1 1 0 0 0 263 1064
1800 - 1815 2 203 36 1 2 0 0 0 0 0 0 0 0 244
1815 - 1830 2 176 34 0 0 1 0 1 0 0 0 0 0 214
1830 - 1845 0 192 28 0 3 0 0 1 0 0 0 0 0 224
1845 - 1900 2 186 27 0 3 0 0 0 0 0 0 0 0 218 900
1900 - 1915 0 143 18 0 0 0 0 0 0 0 0 0 0 161
1915 - 1930 0 128 25 0 4 0 0 0 0 0 0 0 0 157
1930 - 1945 0 122 21 0 1 0 0 0 0 0 0 0 0 144
1945 - 2000 0 115 28 0 1 0 0 1 0 0 0 0 0 145 607
2000 - 2015 0 98 21 0 0 0 0 0 0 0 0 0 0 119
2015 - 2030 0 84 21 0 0 1 0 0 0 0 0 0 0 106
2030 - 2045 0 78 16 0 2 0 0 1 0 0 0 0 0 97
2045 - 2100 0 71 17 0 1 0 0 0 0 0 0 0 0 89 411
2100 - 2115 0 64 10 0 0 0 0 0 0 0 0 0 0 74
2115 - 2130 0 51 11 0 0 0 0 0 0 0 0 0 0 62
2130 - 2145 0 54 10 0 0 0 0 0 0 0 0 0 0 64
2145 - 2200 0 48 10 0 3 0 0 0 0 0 0 0 0 61 261
2200 - 2215 0 48 13 0 0 0 0 0 0 0 0 0 0 61
2215 - 2230 0 35 12 0 0 0 0 0 0 0 0 0 0 47
2230 - 2245 0 38 8 0 1 0 0 0 0 0 0 0 0 47
2245 - 2300 0 28 8 0 0 0 0 0 0 0 0 0 0 36 191
2300 - 2315 0 19 6 0 0 0 0 0 0 0 0 0 0 25
2315 - 2330 0 17 10 0 1 0 0 0 0 0 0 0 0 28
2330 - 2345 0 23 6 0 0 0 0 0 0 0 0 0 0 29
2345 - 0000 0 25 6 0 1 0 0 0 0 0 0 0 0 32 114

Session Total 21 11046 1978 17 153 28 0 23 8 1 0 0 0 13275
Session Average 0.22 115.06 20.60 0.18 1.59 0.29 0.00 0.24 0.08 0.01 0.00 0.00 0.00 138.28
Session Percentage 0.16 83.21 14.90 0.13 1.15 0.21 0.00 0.17 0.06 0.01 0.00 0.00 0.00

AM Peak Hour 0800 - 0900 0715 - 0815 0730 - 0830 0715 - 0815 0745 - 0845 0800 - 0900 - 0745 - 0845 0645 - 0745 - - - - 0730 - 0830
AM Peak Volume 2 920 135 4 16 9 0 6 1 0 0 0 0 1073

Noon Peak Hour 1345 - 1445 1230 - 1330 1430 - 1530 1400 - 1500 1130 - 1230 1100 - 1200 - 1130 - 1230 1015 - 1115 - - - - 1230 - 1330
Noon Peak Volume 5 768 154 6 20 4 0 3 1 0 0 0 0 922

PM Peak Hour 1800 - 1900 1700 - 1800 1700 - 1800 1600 - 1700 1830 - 1930 1730 - 1830 - 1500 - 1600 1700 - 1800 1700 - 1800 - - - 1700 - 1800
PM Peak Volume 6 897 159 2 10 2 0 3 2 1 0 0 0 1064
Stockbridge, GA

Bi-Directional Class CounBi-Directional Class Count || SB WB 15min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727° 33.501492
-84.243727 Click here for Map
Date
################### 0000 - 2400 (24h Session) (11-03-2022)
SB WB 15min
Weather
Westbound (Movement 3.2) 15min 60min
Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Total Total
0000 - 0015 0 29 3 0 0 0 0 0 0 0 0 0 0 32
0015 - 0030 0 26 2 0 1 0 0 0 0 0 0 0 0 29
0030 - 0045 0 30 4 0 0 0 0 0 0 0 0 0 0 34
0045 - 0100 0 21 2 0 0 0 0 0 0 0 0 0 0 23 118
0100 - 0115 0 12 1 0 0 0 0 0 0 0 0 0 0 13
0115 - 0130 0 14 0 0 1 0 0 0 0 0 0 0 0 15
0130 - 0145 0 12 1 0 0 0 0 0 0 0 0 0 0 13
0145 - 0200 0 11 2 0 0 0 0 0 0 0 0 0 0 13 54
0200 - 0215 0 15 4 0 1 0 0 0 0 0 0 0 0 20
0215 - 0230 0 13 2 0 0 0 0 0 0 0 0 0 0 15
0230 - 0245 0 8 0 0 0 0 0 0 0 0 0 0 0 8
0245 - 0300 0 12 0 0 0 0 0 0 1 0 0 0 0 13 56
0300 - 0315 0 7 1 0 0 0 0 0 0 0 0 0 0 8
0315 - 0330 0 10 0 0 0 0 0 0 0 0 0 0 0 10
0330 - 0345 0 8 0 0 0 0 0 0 0 0 0 0 0 8
0345 - 0400 0 18 1 0 0 0 0 0 0 0 0 0 0 19 45
0400 - 0415 0 10 0 0 0 0 0 0 0 0 0 0 0 10
0415 - 0430 0 7 0 0 0 0 0 0 0 0 0 0 0 7
0430 - 0445 0 8 2 0 0 0 0 0 0 0 0 0 0 10
0445 - 0500 0 13 0 0 0 1 0 0 0 0 0 0 0 14 41
0500 - 0515 0 13 1 0 0 0 0 0 0 0 0 0 0 14
0515 - 0530 0 12 4 0 0 0 0 0 0 0 0 0 0 16
0530 - 0545 0 16 4 0 0 0 0 0 0 0 0 0 0 20
0545 - 0600 0 41 7 0 1 0 0 0 1 0 0 0 0 50 100
0600 - 0615 0 43 5 0 0 0 0 0 0 0 0 0 0 48
0615 - 0630 0 63 8 0 0 0 0 0 0 0 0 0 0 71
0630 - 0645 0 65 4 1 0 2 0 0 1 0 0 0 0 73
0645 - 0700 0 89 12 1 3 0 0 0 0 0 0 0 0 105 297
0700 - 0715 1 95 17 1 5 0 0 0 0 0 0 0 0 119
0715 - 0730 0 114 16 1 1 2 0 1 1 0 0 0 0 136
0730 - 0745 0 118 12 0 1 7 0 0 0 0 0 0 0 138
0745 - 0800 0 127 27 2 4 0 0 0 0 0 0 0 0 160 553
0800 - 0815 0 113 10 0 6 0 0 0 0 0 0 0 0 129
0815 - 0830 0 114 23 1 2 0 0 0 0 0 0 0 0 140
0830 - 0845 0 121 20 1 5 0 0 0 0 0 0 0 0 147
0845 - 0900 0 111 18 0 2 2 0 0 0 0 0 0 0 133 549
0900 - 0915 0 117 38 0 2 0 0 0 0 0 0 0 0 157
0915 - 0930 0 127 30 1 4 0 0 1 0 0 0 0 0 163
0930 - 0945 0 131 27 1 3 0 0 0 0 0 0 0 0 162
0945 - 1000 0 110 26 1 1 2 0 0 0 0 0 0 0 140 622
1000 - 1015 1 144 18 0 3 4 0 0 0 0 0 0 0 170
1015 - 1030 0 122 28 0 3 0 0 0 1 0 0 0 0 154
1030 - 1045 1 128 31 0 2 0 0 0 0 0 0 0 0 162
1045 - 1100 0 130 27 0 0 2 0 0 0 0 0 0 0 159 645
1100 - 1115 0 159 19 0 1 2 0 0 0 0 0 0 0 181
1115 - 1130 0 154 36 0 3 1 0 0 1 0 0 0 0 195
1130 - 1145 0 153 29 0 2 2 0 0 1 0 0 0 0 187
1145 - 1200 0 172 20 0 2 0 0 0 1 0 0 0 0 195 758
1200 - 1215 0 159 32 0 2 2 0 0 0 0 0 0 0 195
1215 - 1230 1 154 35 0 3 1 0 0 0 0 0 0 0 194
1230 - 1245 0 173 29 0 3 1 0 1 0 0 0 0 0 207
1245 - 1300 1 186 37 0 2 3 0 0 0 0 0 0 0 229 825
1300 - 1315 0 217 28 0 3 0 0 0 0 0 0 0 0 248
1315 - 1330 1 191 42 0 0 0 0 0 0 0 0 0 0 234
1330 - 1345 1 212 54 0 4 1 0 0 0 0 0 0 0 272
1345 - 1400 0 187 47 0 1 0 0 0 1 0 0 0 0 236 990
1400 - 1415 1 189 36 3 1 0 0 1 1 0 0 0 0 232
1415 - 1430 2 219 33 1 4 1 0 0 0 0 0 0 0 260
1430 - 1445 1 191 39 1 2 0 0 0 0 0 0 0 0 234
1445 - 1500 0 194 36 0 0 0 0 0 0 0 0 0 0 230 956
1500 - 1515 1 216 56 0 1 0 0 0 1 0 0 0 0 275
1515 - 1530 1 223 36 0 0 1 0 1 0 0 0 0 0 262
1530 - 1545 0 243 38 0 1 2 0 0 1 0 0 0 0 285
1545 - 1600 0 249 51 0 0 1 0 0 0 0 0 0 0 301 1123
1600 - 1615 1 296 48 0 3 0 0 0 1 0 0 0 0 349
1615 - 1630 0 300 42 0 1 3 0 0 2 0 0 0 0 348
1630 - 1645 1 290 44 0 0 3 0 0 1 0 0 0 0 339
1645 - 1700 0 292 50 1 5 1 0 0 0 0 0 0 0 349 1385
1700 - 1715 0 201 54 0 1 2 0 0 0 0 0 0 0 258
1715 - 1730 1 273 40 0 0 4 0 0 0 1 0 0 0 319
1730 - 1745 0 256 44 0 2 1 0 0 1 0 0 0 0 304
1745 - 1800 1 271 43 0 0 3 0 0 0 0 0 0 0 318 1199
1800 - 1815 2 246 35 0 5 1 0 0 0 0 0 0 0 289
1815 - 1830 1 263 31 0 1 0 0 0 0 0 0 0 0 296
1830 - 1845 0 227 37 0 0 0 0 0 0 0 0 0 0 264
1845 - 1900 0 242 39 0 4 1 0 0 0 0 0 0 0 286 1135
1900 - 1915 0 214 30 0 0 0 0 0 0 0 0 0 0 244
1915 - 1930 0 209 33 0 3 0 0 0 0 0 0 0 0 245
1930 - 1945 0 160 38 0 1 1 0 0 0 0 0 0 0 200
1945 - 2000 0 187 37 0 0 0 0 0 0 0 0 0 0 224 913
2000 - 2015 0 171 34 0 1 0 0 0 0 0 0 0 0 206
2015 - 2030 1 142 35 0 2 0 0 0 0 0 0 0 0 180
2030 - 2045 0 140 17 0 1 0 0 0 0 0 0 0 0 158
2045 - 2100 0 107 15 0 2 0 0 0 0 0 0 0 0 124 668
2100 - 2115 0 102 13 0 2 0 0 0 0 0 0 0 0 117
2115 - 2130 2 96 18 0 0 0 0 0 0 0 0 0 0 116
2130 - 2145 0 78 16 0 0 0 0 0 0 0 0 0 0 94
2145 - 2200 0 87 18 0 0 0 0 0 0 0 0 0 0 105 432
2200 - 2215 1 72 19 0 0 0 0 0 0 0 0 0 0 92
2215 - 2230 0 55 13 0 0 0 0 0 0 0 0 0 0 68
2230 - 2245 0 50 9 0 0 0 0 0 0 0 0 0 0 59
2245 - 2300 0 54 10 0 1 0 0 0 0 0 0 0 0 65 284
2300 - 2315 0 61 9 0 0 0 0 0 0 0 0 0 0 70
2315 - 2330 0 49 8 0 1 0 0 0 0 0 0 0 0 58
2330 - 2345 2 38 9 0 0 0 0 0 0 0 0 0 0 49
2345 - 0000 0 37 10 0 0 0 0 0 0 0 0 0 0 47 224

Session Total 26 11655 2069 17 122 60 0 5 17 1 0 0 0 13972
Session Average 0.27 121.41 21.55 0.18 1.27 0.63 0.00 0.05 0.18 0.01 0.00 0.00 0.00 145.54
Session Percentage 0.19 83.42 14.81 0.12 0.87 0.43 0.00 0.04 0.12 0.01 0.00 0.00 0.00

AM Peak Hour 0945 - 1045 0915 - 1015 0900 - 1000 0630 - 0730 0745 - 0845 0645 - 0745 - 0630 - 0730 0545 - 0645 - - - - 0915 - 1015
AM Peak Volume 2 512 121 4 17 9 0 1 2 0 0 0 0 635

Noon Peak Hour 1330 - 1430 1445 - 1545 1315 - 1415 1345 - 1445 1215 - 1315 1045 - 1145 - 1145 - 1245 1100 - 1200 - - - - 1445 - 1545
Noon Peak Volume 4 876 179 5 11 7 0 1 3 0 0 0 0 1052

PM Peak Hour 1715 - 1815 1600 - 1700 1615 - 1715 1600 - 1700 1800 - 1900 1630 - 1730 - 1500 - 1600 1530 - 1630 1630 - 1730 - - - 1600 - 1700
PM Peak Volume 4 1178 190 1 10 10 0 1 4 1 0 0 0 1385
Stockbridge, GA

Bi-Directional Class CounBi-Directional Class Count || Bi-Directional 15min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
################### 0000 - 2400 (24h Session) (11-03-2022)
Bi-Directional 15min
Weather
Bi-Directional 15min 15min 60min
Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Total Total
0000 - 0015 0 42 4 0 1 0 0 0 0 0 0 0 0 47
0015 - 0030 0 42 4 0 1 0 0 0 0 0 0 0 0 47
0030 - 0045 0 37 4 0 0 0 0 0 0 0 0 0 0 41
0045 - 0100 0 29 3 0 0 0 0 0 0 0 0 0 0 32 167
0100 - 0115 0 21 2 0 1 0 0 0 0 0 0 0 0 24
0115 - 0130 0 22 1 0 1 0 0 0 0 0 0 0 0 24
0130 - 0145 0 25 3 0 0 0 0 0 0 0 0 0 0 28
0145 - 0200 0 17 4 0 0 0 0 0 0 0 0 0 0 21 97
0200 - 0215 0 21 4 0 1 0 0 0 0 0 0 0 0 26
0215 - 0230 0 23 5 0 0 1 0 0 1 0 0 0 0 30
0230 - 0245 0 14 0 0 0 0 0 0 0 0 0 0 0 14
0245 - 0300 0 19 1 0 0 0 0 0 1 0 0 0 0 21 91
0300 - 0315 0 16 2 0 0 0 0 0 0 0 0 0 0 18
0315 - 0330 0 17 1 0 0 0 0 0 0 0 0 0 0 18
0330 - 0345 0 25 2 0 1 0 0 0 0 0 0 0 0 28
0345 - 0400 0 31 2 0 0 0 0 0 0 0 0 0 0 33 97
0400 - 0415 0 30 3 0 1 0 0 0 1 0 0 0 0 35
0415 - 0430 0 27 3 0 0 0 0 0 0 0 0 0 0 30
0430 - 0445 0 30 5 0 1 0 0 0 0 0 0 0 0 36
0445 - 0500 0 54 5 0 0 1 0 0 0 0 0 0 0 60 161
0500 - 0515 0 59 7 0 1 0 0 0 0 0 0 0 0 67
0515 - 0530 0 63 11 0 2 0 0 0 0 0 0 0 0 76
0530 - 0545 0 75 12 0 0 0 0 0 0 0 0 0 0 87
0545 - 0600 0 117 17 0 1 0 0 0 1 0 0 0 0 136 366
0600 - 0615 0 102 13 1 2 0 0 0 0 0 0 0 0 118
0615 - 0630 0 162 19 0 1 1 0 0 0 0 0 0 0 183
0630 - 0645 0 197 23 1 2 2 0 0 1 0 0 0 0 226
0645 - 0700 0 215 28 2 5 1 0 0 0 0 0 0 0 251 778
0700 - 0715 1 267 41 1 8 0 0 1 0 0 0 0 0 319
0715 - 0730 0 328 47 2 4 2 0 1 1 0 0 0 0 385
0730 - 0745 0 362 48 0 2 7 0 0 1 0 0 0 0 420
0745 - 0800 0 372 59 3 8 0 0 1 0 0 0 0 0 443 1567
0800 - 0815 1 330 40 2 10 2 0 1 0 0 0 0 0 386
0815 - 0830 0 321 60 1 7 1 0 1 0 0 0 0 0 391
0830 - 0845 0 314 50 1 8 5 0 3 0 0 0 0 0 381
0845 - 0900 1 306 53 0 4 3 0 0 0 0 0 0 0 367 1525
0900 - 0915 0 284 65 0 7 0 0 0 0 0 0 0 0 356
0915 - 0930 0 301 57 1 7 1 0 3 1 0 0 0 0 371
0930 - 0945 0 288 54 2 4 0 0 0 0 0 0 0 0 348
0945 - 1000 0 253 56 1 2 2 0 0 0 0 0 0 0 314 1389
1000 - 1015 1 304 44 0 5 4 0 1 0 0 0 0 0 359
1015 - 1030 0 268 60 0 4 1 0 0 1 0 0 0 0 334
1030 - 1045 1 306 59 0 5 0 0 0 0 0 0 0 0 371
1045 - 1100 0 293 61 0 1 2 0 1 0 0 0 0 0 358 1422
1100 - 1115 0 318 45 0 5 3 0 0 1 0 0 0 0 372
1115 - 1130 1 314 74 0 4 2 0 0 1 0 0 0 0 396
1130 - 1145 1 290 61 0 7 3 0 1 1 0 0 0 0 364
1145 - 1200 0 325 57 0 8 1 0 0 1 0 0 0 0 392 1524
1200 - 1215 0 325 73 0 6 2 0 1 0 0 0 0 0 407
1215 - 1230 2 323 64 0 8 1 0 1 0 0 0 0 0 399
1230 - 1245 0 389 67 0 4 1 0 1 0 0 0 0 0 462
1245 - 1300 1 384 73 1 3 3 0 0 1 0 0 0 0 466 1734
1300 - 1315 2 399 52 0 3 1 0 1 0 0 0 0 0 458
1315 - 1330 1 363 85 0 5 0 0 0 0 0 0 0 0 454
1330 - 1345 1 386 98 0 6 2 0 0 0 0 0 0 0 493
1345 - 1400 0 368 85 0 5 1 0 0 1 0 0 0 0 460 1865
1400 - 1415 3 354 64 5 9 1 0 1 1 0 0 0 0 438
1415 - 1430 3 410 66 2 8 1 0 0 0 0 0 0 0 490
1430 - 1445 3 356 85 2 4 0 0 0 0 0 0 0 0 450
1445 - 1500 0 342 73 2 3 2 0 0 0 0 0 0 0 422 1800
1500 - 1515 2 393 89 0 4 0 0 0 1 0 0 0 0 489
1515 - 1530 2 406 74 0 2 2 0 2 0 0 0 0 0 488
1530 - 1545 0 409 64 0 4 2 0 1 1 0 0 0 0 481
1545 - 1600 1 451 80 0 0 1 0 1 0 0 0 0 0 534 1992
1600 - 1615 1 474 80 1 3 0 0 0 1 0 0 0 0 560
1615 - 1630 0 501 68 0 4 3 0 0 2 0 0 0 0 578
1630 - 1645 1 493 70 0 0 3 0 1 1 0 0 0 0 569
1645 - 1700 0 468 83 2 8 1 0 0 0 0 0 0 0 562 2269
1700 - 1715 0 422 93 0 1 2 0 0 0 0 0 0 0 518
1715 - 1730 1 511 72 0 2 4 0 0 1 1 0 0 0 592
1730 - 1745 0 479 86 0 4 2 0 0 1 0 0 0 0 572
1745 - 1800 1 486 89 0 0 3 0 0 1 1 0 0 0 581 2263
1800 - 1815 4 449 71 1 7 1 0 0 0 0 0 0 0 533
1815 - 1830 3 439 65 0 1 1 0 1 0 0 0 0 0 510
1830 - 1845 0 419 65 0 3 0 0 1 0 0 0 0 0 488
1845 - 1900 2 428 66 0 7 1 0 0 0 0 0 0 0 504 2035
1900 - 1915 0 357 48 0 0 0 0 0 0 0 0 0 0 405
1915 - 1930 0 337 58 0 7 0 0 0 0 0 0 0 0 402
1930 - 1945 0 282 59 0 2 1 0 0 0 0 0 0 0 344
1945 - 2000 0 302 65 0 1 0 0 1 0 0 0 0 0 369 1520
2000 - 2015 0 269 55 0 1 0 0 0 0 0 0 0 0 325
2015 - 2030 1 226 56 0 2 1 0 0 0 0 0 0 0 286
2030 - 2045 0 218 33 0 3 0 0 1 0 0 0 0 0 255
2045 - 2100 0 178 32 0 3 0 0 0 0 0 0 0 0 213 1079
2100 - 2115 0 166 23 0 2 0 0 0 0 0 0 0 0 191
2115 - 2130 2 147 29 0 0 0 0 0 0 0 0 0 0 178
2130 - 2145 0 132 26 0 0 0 0 0 0 0 0 0 0 158
2145 - 2200 0 135 28 0 3 0 0 0 0 0 0 0 0 166 693
2200 - 2215 1 120 32 0 0 0 0 0 0 0 0 0 0 153
2215 - 2230 0 90 25 0 0 0 0 0 0 0 0 0 0 115
2230 - 2245 0 88 17 0 1 0 0 0 0 0 0 0 0 106
2245 - 2300 0 82 18 0 1 0 0 0 0 0 0 0 0 101 475
2300 - 2315 0 80 15 0 0 0 0 0 0 0 0 0 0 95
2315 - 2330 0 66 18 0 2 0 0 0 0 0 0 0 0 86
2330 - 2345 2 61 15 0 0 0 0 0 0 0 0 0 0 78
2345 - 0000 0 62 16 0 1 0 0 0 0 0 0 0 0 79 338

Session Total 47 22701 4047 34 275 88 0 28 25 2 0 0 0 27247
Session Average 0.49 236.47 42.16 0.35 2.86 0.92 0.00 0.29 0.26 0.02 0.00 0.00 0.00 283.82
Session Percentage 0.17 83.32 14.85 0.12 1.01 0.32 0.00 0.10 0.09 0.01 0.00 0.00 0.00

AM Peak Hour 0800 - 0900 0715 - 0815 0900 - 1000 0715 - 0815 0745 - 0845 0715 - 0815 - 0745 - 0845 0545 - 0645 - - - - 0730 - 0830
AM Peak Volume 2 1392 232 7 33 11 0 6 2 0 0 0 0 1640

Noon Peak Hour 1345 - 1445 1445 - 1545 1315 - 1415 1400 - 1500 1130 - 1230 1045 - 1145 - 1130 - 1230 1100 - 1200 - - - - 1330 - 1430
Noon Peak Volume 9 1550 332 11 29 10 0 3 4 0 0 0 0 1881

PM Peak Hour 1800 - 1900 1600 - 1700 1700 - 1800 1600 - 1700 1800 - 1900 1700 - 1800 - 1500 - 1600 1530 - 1630 1700 - 1800 - - - 1715 - 1815
PM Peak Volume 9 1936 340 3 18 11 0 4 4 2 0 0 0 2278
Stockbridge, GA

Bi-Directional Class CountBi-Directional Class Count || Volume Summary 15min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
################### 0000 - 2400 (24h Session) (11-03-2022)
Volume Summary 15min
Weather
Volume Summary 15min 15min 60min Volume Summary 15min 15min 60min
TIME EB WB Total Total Volume Summar Time EB WB Total Total
0000 - 0015 15 32 47 1200 - 1215 212 195 407
0015 - 0030 18 29 47 1215 - 1230 205 194 399
0030 - 0045 7 34 41 1230 - 1245 255 207 462
0045 - 0100 9 23 32 167 1245 - 1300 237 229 466 1734
0100 - 0115 11 13 24 1300 - 1315 210 248 458
0115 - 0130 9 15 24 1315 - 1330 220 234 454
0130 - 0145 15 13 28 1330 - 1345 221 272 493
0145 - 0200 8 13 21 97 1345 - 1400 224 236 460 1865
0200 - 0215 6 20 26 1400 - 1415 206 232 438
0215 - 0230 15 15 30 1415 - 1430 230 260 490
0230 - 0245 6 8 14 1430 - 1445 216 234 450
0245 - 0300 8 13 21 91 1445 - 1500 192 230 422 1800
0300 - 0315 10 8 18 1500 - 1515 214 275 489
0315 - 0330 8 10 18 1515 - 1530 226 262 488
0330 - 0345 20 8 28 1530 - 1545 196 285 481
0345 - 0400 14 19 33 97 1545 - 1600 233 301 534 1992
0400 - 0415 25 10 35 1600 - 1615 211 349 560
0415 - 0430 23 7 30 1615 - 1630 230 348 578
0430 - 0445 26 10 36 1630 - 1645 230 339 569
0445 - 0500 46 14 60 161 1645 - 1700 213 349 562 2269
0500 - 0515 53 14 67 1700 - 1715 260 258 518
0515 - 0530 60 16 76 1715 - 1730 273 319 592
0530 - 0545 67 20 87 1730 - 1745 268 304 572
0545 - 0600 86 50 136 366 1745 - 1800 263 318 581 2263
0600 - 0615 70 48 118 1800 - 1815 244 289 533
0615 - 0630 112 71 183 1815 - 1830 214 296 510
0630 - 0645 153 73 226 1830 - 1845 224 264 488
0645 - 0700 146 105 251 778 1845 - 1900 218 286 504 2035
0700 - 0715 200 119 319 1900 - 1915 161 244 405
0715 - 0730 249 136 385 1915 - 1930 157 245 402
0730 - 0745 282 138 420 1930 - 1945 144 200 344
0745 - 0800 283 160 443 1567 1945 - 2000 145 224 369 1520
0800 - 0815 257 129 386 2000 - 2015 119 206 325
0815 - 0830 251 140 391 2015 - 2030 106 180 286
0830 - 0845 234 147 381 2030 - 2045 97 158 255
0845 - 0900 234 133 367 1525 2045 - 2100 89 124 213 1079
0900 - 0915 199 157 356 2100 - 2115 74 117 191
0915 - 0930 208 163 371 2115 - 2130 62 116 178
0930 - 0945 186 162 348 2130 - 2145 64 94 158
0945 - 1000 174 140 314 1389 2145 - 2200 61 105 166 693
1000 - 1015 189 170 359 2200 - 2215 61 92 153
1015 - 1030 180 154 334 2215 - 2230 47 68 115
1030 - 1045 209 162 371 2230 - 2245 47 59 106
1045 - 1100 199 159 358 1422 2245 - 2300 36 65 101 475
1100 - 1115 191 181 372 2300 - 2315 25 70 95
1115 - 1130 201 195 396 2315 - 2330 28 58 86
1130 - 1145 177 187 364 2330 - 2345 29 49 78
1145 - 1200 197 195 392 1524 2345 - 0000 32 47 79 338

Session Total 13275 13972 27247
Session Average 138.28 145.54 283.82
Session Percentage 48.72 51.28
Stockbridge, GA

Bi-Directional Class CountBi-Directional Class Count || NB EB 60min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
################### 0000 - 2400 (24h Session) (11-03-2022)
NB EB 60min
Weather
Eastbound (Movement 3.1)
TIME 1 2 3 4 5 6 7 8 9 10 11 12 13 Total
0000 - 0100 0 44 4 0 1 0 0 0 0 0 0 0 0 49
0100 - 0200 0 36 6 0 1 0 0 0 0 0 0 0 0 43
0200 - 0300 0 29 4 0 0 1 0 0 1 0 0 0 0 35
0300 - 0400 0 46 5 0 1 0 0 0 0 0 0 0 0 52
0400 - 0500 0 103 14 0 2 0 0 0 1 0 0 0 0 120
0500 - 0600 0 232 31 0 3 0 0 0 0 0 0 0 0 266
0600 - 0700 0 416 54 2 7 2 0 0 0 0 0 0 0 481
0700 - 0800 0 875 123 2 11 0 0 2 1 0 0 0 0 1014
0800 - 0900 2 812 132 2 14 9 0 5 0 0 0 0 0 976
0900 - 1000 0 641 111 1 10 1 0 2 1 0 0 0 0 767
1000 - 1100 0 647 120 0 7 1 0 2 0 0 0 0 0 777
1100 - 1200 2 609 133 0 16 4 0 1 1 0 0 0 0 766
1200 - 1300 1 749 144 1 11 0 0 2 1 0 0 0 0 909
1300 - 1400 2 709 149 0 11 3 0 1 0 0 0 0 0 875
1400 - 1500 5 669 144 6 17 3 0 0 0 0 0 0 0 844
1500 - 1600 3 728 126 0 8 1 0 3 0 0 0 0 0 869
1600 - 1700 0 758 117 2 6 0 0 1 0 0 0 0 0 884
1700 - 1800 0 897 159 0 4 1 0 0 2 1 0 0 0 1064
1800 - 1900 6 757 125 1 8 1 0 2 0 0 0 0 0 900
1900 - 2000 0 508 92 0 6 0 0 1 0 0 0 0 0 607
2000 - 2100 0 331 75 0 3 1 0 1 0 0 0 0 0 411
2100 - 2200 0 217 41 0 3 0 0 0 0 0 0 0 0 261
2200 - 2300 0 149 41 0 1 0 0 0 0 0 0 0 0 191
2300 - 2400 0 84 28 0 2 0 0 0 0 0 0 0 0 114

Session Total 21 11046 1978 17 153 28 0 23 8 1 0 0 0 13275
Session Average 0.88 460.25 82.42 0.71 6.38 1.17 0.00 0.96 0.33 0.04 0.00 0.00 0.00 553.13
Session Percentage 0.16 83.21 14.90 0.13 1.15 0.21 0.00 0.17 0.06 0.01 0.00 0.00 0.00

AM Peak Hour 0800 - 0900 0700 - 0800 0800 - 0900 0600 - 0700 0800 - 0900 0800 - 0900 - 0800 - 0900 0700 - 0800 - - - - 0700 - 0800
AM Peak Volume 2 875 132 2 14 9 0 5 1 0 0 0 0 1014

Noon Peak Hour 1400 - 1500 1200 - 1300 1300 - 1400 1400 - 1500 1400 - 1500 1100 - 1200 - 1000 - 1100 1100 - 1200 - - - - 1200 - 1300
Noon Peak Volume 5 749 149 6 17 4 0 2 1 0 0 0 0 909

PM Peak Hour 1800 - 1900 1700 - 1800 1700 - 1800 1600 - 1700 1500 - 1600 1500 - 1600 - 1500 - 1600 1700 - 1800 1700 - 1800 - - - 1700 - 1800
PM Peak Volume 6 897 159 2 8 1 0 3 2 1 0 0 0 1064
Stockbridge, GA

Bi-Directional Class CountBi-Directional Class Count || SB WB 60min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
################### 0000 - 2400 (24h Session) (11-03-2022)
SB WB 60min
Weather
Westbound (Movement 3.2)
TIME 1 2 3 4 5 6 7 8 9 10 11 12 13 Total
0000 - 0100 0 106 11 0 1 0 0 0 0 0 0 0 0 118
0100 - 0200 0 49 4 0 1 0 0 0 0 0 0 0 0 54
0200 - 0300 0 48 6 0 1 0 0 0 1 0 0 0 0 56
0300 - 0400 0 43 2 0 0 0 0 0 0 0 0 0 0 45
0400 - 0500 0 38 2 0 0 1 0 0 0 0 0 0 0 41
0500 - 0600 0 82 16 0 1 0 0 0 1 0 0 0 0 100
0600 - 0700 0 260 29 2 3 2 0 0 1 0 0 0 0 297
0700 - 0800 1 454 72 4 11 9 0 1 1 0 0 0 0 553
0800 - 0900 0 459 71 2 15 2 0 0 0 0 0 0 0 549
0900 - 1000 0 485 121 3 10 2 0 1 0 0 0 0 0 622
1000 - 1100 2 524 104 0 8 6 0 0 1 0 0 0 0 645
1100 - 1200 0 638 104 0 8 5 0 0 3 0 0 0 0 758
1200 - 1300 2 672 133 0 10 7 0 1 0 0 0 0 0 825
1300 - 1400 2 807 171 0 8 1 0 0 1 0 0 0 0 990
1400 - 1500 4 793 144 5 7 1 0 1 1 0 0 0 0 956
1500 - 1600 2 931 181 0 2 4 0 1 2 0 0 0 0 1123
1600 - 1700 2 1178 184 1 9 7 0 0 4 0 0 0 0 1385
1700 - 1800 2 1001 181 0 3 10 0 0 1 1 0 0 0 1199
1800 - 1900 3 978 142 0 10 2 0 0 0 0 0 0 0 1135
1900 - 2000 0 770 138 0 4 1 0 0 0 0 0 0 0 913
2000 - 2100 1 560 101 0 6 0 0 0 0 0 0 0 0 668
2100 - 2200 2 363 65 0 2 0 0 0 0 0 0 0 0 432
2200 - 2300 1 231 51 0 1 0 0 0 0 0 0 0 0 284
2300 - 2400 2 185 36 0 1 0 0 0 0 0 0 0 0 224

Session Total 26 11655 2069 17 122 60 0 5 17 1 0 0 0 13972
Session Average 1.08 485.63 86.21 0.71 5.08 2.50 0.00 0.21 0.71 0.04 0.00 0.00 0.00 582.17
Session Percentage 0.19 83.42 14.81 0.12 0.87 0.43 0.00 0.04 0.12 0.01 0.00 0.00 0.00

AM Peak Hour 0700 - 0800 0900 - 1000 0900 - 1000 0700 - 0800 0800 - 0900 0700 - 0800 - 0700 - 0800 0500 - 0600 - - - - 0900 - 1000
AM Peak Volume 1 485 121 4 15 9 0 1 1 0 0 0 0 622

Noon Peak Hour 1400 - 1500 1300 - 1400 1300 - 1400 1400 - 1500 1200 - 1300 1200 - 1300 - 1200 - 1300 1100 - 1200 - - - - 1300 - 1400
Noon Peak Volume 4 807 171 5 10 7 0 1 3 0 0 0 0 990

PM Peak Hour 1800 - 1900 1600 - 1700 1600 - 1700 1600 - 1700 1800 - 1900 1700 - 1800 - 1500 - 1600 1600 - 1700 1700 - 1800 - - - 1600 - 1700
PM Peak Volume 3 1178 184 1 10 10 0 1 4 1 0 0 0 1385
Stockbridge, GA

Bi-Directional Class CountBi-Directional Class Count || Bi-Directional 60min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
################### 0000 - 2400 (24h Session) (11-03-2022)
Bi-Directional 60min
Weather
Bi-Directional 60min
TIME 1 2 3 4 5 6 7 8 9 10 11 12 13 Total
0000 - 0100 0 150 15 0 2 0 0 0 0 0 0 0 0 167
0100 - 0200 0 85 10 0 2 0 0 0 0 0 0 0 0 97
0200 - 0300 0 77 10 0 1 1 0 0 2 0 0 0 0 91
0300 - 0400 0 89 7 0 1 0 0 0 0 0 0 0 0 97
0400 - 0500 0 141 16 0 2 1 0 0 1 0 0 0 0 161
0500 - 0600 0 314 47 0 4 0 0 0 1 0 0 0 0 366
0600 - 0700 0 676 83 4 10 4 0 0 1 0 0 0 0 778
0700 - 0800 1 1329 195 6 22 9 0 3 2 0 0 0 0 1567
0800 - 0900 2 1271 203 4 29 11 0 5 0 0 0 0 0 1525
0900 - 1000 0 1126 232 4 20 3 0 3 1 0 0 0 0 1389
1000 - 1100 2 1171 224 0 15 7 0 2 1 0 0 0 0 1422
1100 - 1200 2 1247 237 0 24 9 0 1 4 0 0 0 0 1524
1200 - 1300 3 1421 277 1 21 7 0 3 1 0 0 0 0 1734
1300 - 1400 4 1516 320 0 19 4 0 1 1 0 0 0 0 1865
1400 - 1500 9 1462 288 11 24 4 0 1 1 0 0 0 0 1800
1500 - 1600 5 1659 307 0 10 5 0 4 2 0 0 0 0 1992
1600 - 1700 2 1936 301 3 15 7 0 1 4 0 0 0 0 2269
1700 - 1800 2 1898 340 0 7 11 0 0 3 2 0 0 0 2263
1800 - 1900 9 1735 267 1 18 3 0 2 0 0 0 0 0 2035
1900 - 2000 0 1278 230 0 10 1 0 1 0 0 0 0 0 1520
2000 - 2100 1 891 176 0 9 1 0 1 0 0 0 0 0 1079
2100 - 2200 2 580 106 0 5 0 0 0 0 0 0 0 0 693
2200 - 2300 1 380 92 0 2 0 0 0 0 0 0 0 0 475
2300 - 2400 2 269 64 0 3 0 0 0 0 0 0 0 0 338

Session Total 47 22701 4047 34 275 88 0 28 25 2 0 0 0 27247
Session Average 1.96 945.88 168.63 1.42 11.46 3.67 0.00 1.17 1.04 0.08 0.00 0.00 0.00 1135.29
Session Percentage 0.17 83.32 14.85 0.12 1.01 0.32 0.00 0.10 0.09 0.01 0.00 0.00 0.00

AM Peak Hour 0800 - 0900 0700 - 0800 0900 - 1000 0700 - 0800 0800 - 0900 0800 - 0900 - 0800 - 0900 0700 - 0800 - - - - 0700 - 0800
AM Peak Volume 2 1329 232 6 29 11 0 5 2 0 0 0 0 1567

Noon Peak Hour 1400 - 1500 1300 - 1400 1300 - 1400 1400 - 1500 1100 - 1200 1100 - 1200 - 1200 - 1300 1100 - 1200 - - - - 1300 - 1400
Noon Peak Volume 9 1516 320 11 24 9 0 3 4 0 0 0 0 1865

PM Peak Hour 1800 - 1900 1600 - 1700 1700 - 1800 1600 - 1700 1800 - 1900 1700 - 1800 - 1500 - 1600 1600 - 1700 1700 - 1800 - - - 1600 - 1700
PM Peak Volume 9 1936 340 3 18 11 0 4 4 2 0 0 0 2269
Stockbridge, GA

Bi-Directional Class CountBi-Directional Class Count || Volume Summary 60min

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of Flippen Rd Site 3 Date Weather
Hudson Bridge Rd, Thursday, November 3, 2022 Fair
east of Flippen Rd 64°F
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
################### 0000 - 2400 (24h Session) (11-03-2022)
Volume Summary 60min
Weather
Volume Summary 60min Volume Summary 60min
TIME EB WB Total Volume Summar Time EB WB Total
0000 - 0100 49 118 167 1200 - 1300 909 825 1734
0100 - 0200 43 54 97 1300 - 1400 875 990 1865
0200 - 0300 35 56 91 1400 - 1500 844 956 1800
0300 - 0400 52 45 97 1500 - 1600 869 1123 1992
0400 - 0500 120 41 161 1600 - 1700 884 1385 2269
0500 - 0600 266 100 366 1700 - 1800 1064 1199 2263
0600 - 0700 481 297 778 1800 - 1900 900 1135 2035
0700 - 0800 1014 553 1567 1900 - 2000 607 913 1520
0800 - 0900 976 549 1525 2000 - 2100 411 668 1079
0900 - 1000 767 622 1389 2100 - 2200 261 432 693
1000 - 1100 777 645 1422 2200 - 2300 191 284 475
1100 - 1200 766 758 1524 2300 - 2400 114 224 338

Session Total 13275 13972 27247
Session Average 553.13 582.17 1135.29
Session Percentage 48.72 51.28
Stockbridge, GA

Bi-Directional CBi-Directional Class Count || Graphical Analysis NB EB

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of FlippenSite 3
Hudson Bridge Rd,
east of Flippen Rd
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
########## 0000 - 2400 (Weekday 24h Session)
Graphical Analysis NB EB
Weather

Eastbound (Movement 3.1)
1200

1000

800

Number of Vehicles
600

400

200

0000 - 0100 0100 - 0200 0200 - 0300 0300 - 0400 0400 - 0500 0500 - 0600 0600 - 0700 0700 - 0800 0800 - 0900 0900 - 1000 1000 - 1100 1100 - 1200 1200 - 1300 1300 - 1400 1400 - 1500 1500 - 1600 1600 - 1700 1700 - 1800 1800 - 1900 1900 - 2000 2000 - 2100 2100 - 2200 2200 - 2300 2300 - 2400

Time

Thu 11/03
Stockbridge, GA

Bi-Directional CBi-Directional Class Count || Graphical Analysis SB WB

Stockbridge, GA www.marrtraffic.com
Site 3
Hudson Bridge Rd,
east of FlippenSite 3
Hudson Bridge Rd,
east of Flippen Rd
Lat/Long
Lat/Long 33.501492°, -84.243727°
33.501492°, -84.243727°

Date
########## 0000 - 2400 (Weekday 24h Session)
Graphical Analysis SB WB
Weather

Westbound (Movement 3.2)
1600

1400

1200

1000

Number of Vehicles
800

600

400

200

0000 - 0100 0100 - 0200 0200 - 0300 0300 - 0400 0400 - 0500 0500 - 0600 0600 - 0700 0700 - 0800 0800 - 0900 0900 - 1000 1000 - 1100 1100 - 1200 1200 - 1300 1300 - 1400 1400 - 1500 1500 - 1600 1600 - 1700 1700 - 1800 1800 - 1900 1900 - 2000 2000 - 2100 2100 - 2200 2200 - 2300 2300 - 2400

Time

Thu 11/03
EB
File Name:
Start Date: 11/3/2022
Start Time: 0
Site Code: 3
Station ID: 1
Location 1: Hudson Bridge Rd, east of Flippen Rd
Location 2:

Date Time 1 2 3 4 5 6 7 8 9 10 11 12 13
11/3/2022 12:00 AM 0 13 1 0 1 0 0 0 0 0 0 0 0
11/3/2022 12:15 AM 0 16 2 0 0 0 0 0 0 0 0 0 0
11/3/2022 12:30 AM 0 7 0 0 0 0 0 0 0 0 0 0 0
11/3/2022 12:45 AM 0 8 1 0 0 0 0 0 0 0 0 0 0
11/3/2022 1:00 AM 0 9 1 0 1 0 0 0 0 0 0 0 0
11/3/2022 1:15 AM 0 8 1 0 0 0 0 0 0 0 0 0 0
11/3/2022 1:30 AM 0 13 2 0 0 0 0 0 0 0 0 0 0
11/3/2022 1:45 AM 0 6 2 0 0 0 0 0 0 0 0 0 0
11/3/2022 2:00 AM 0 6 0 0 0 0 0 0 0 0 0 0 0
11/3/2022 2:15 AM 0 10 3 0 0 1 0 0 1 0 0 0 0
11/3/2022 2:30 AM 0 6 0 0 0 0 0 0 0 0 0 0 0
11/3/2022 2:45 AM 0 7 1 0 0 0 0 0 0 0 0 0 0
11/3/2022 3:00 AM 0 9 1 0 0 0 0 0 0 0 0 0 0
11/3/2022 3:15 AM 0 7 1 0 0 0 0 0 0 0 0 0 0
11/3/2022 3:30 AM 0 17 2 0 1 0 0 0 0 0 0 0 0
11/3/2022 3:45 AM 0 13 1 0 0 0 0 0 0 0 0 0 0
11/3/2022 4:00 AM 0 20 3 0 1 0 0 0 1 0 0 0 0
11/3/2022 4:15 AM 0 20 3 0 0 0 0 0 0 0 0 0 0
11/3/2022 4:30 AM 0 22 3 0 1 0 0 0 0 0 0 0 0
11/3/2022 4:45 AM 0 41 5 0 0 0 0 0 0 0 0 0 0
11/3/2022 5:00 AM 0 46 6 0 1 0 0 0 0 0 0 0 0
11/3/2022 5:15 AM 0 51 7 0 2 0 0 0 0 0 0 0 0
11/3/2022 5:30 AM 0 59 8 0 0 0 0 0 0 0 0 0 0
11/3/2022 5:45 AM 0 76 10 0 0 0 0 0 0 0 0 0 0
11/3/2022 6:00 AM 0 59 8 1 2 0 0 0 0 0 0 0 0
11/3/2022 6:15 AM 0 99 11 0 1 1 0 0 0 0 0 0 0
11/3/2022 6:30 AM 0 132 19 0 2 0 0 0 0 0 0 0 0
11/3/2022 6:45 AM 0 126 16 1 2 1 0 0 0 0 0 0 0
11/3/2022 7:00 AM 0 172 24 0 3 0 0 1 0 0 0 0 0
11/3/2022 7:15 AM 0 214 31 1 3 0 0 0 0 0 0 0 0
11/3/2022 7:30 AM 0 244 36 0 1 0 0 0 1 0 0 0 0
11/3/2022 7:45 AM 0 245 32 1 4 0 0 1 0 0 0 0 0
11/3/2022 8:00 AM 1 217 30 2 4 2 0 1 0 0 0 0 0
11/3/2022 8:15 AM 0 207 37 0 5 1 0 1 0 0 0 0 0
11/3/2022 8:30 AM 0 193 30 0 3 5 0 3 0 0 0 0 0
11/3/2022 8:45 AM 1 195 35 0 2 1 0 0 0 0 0 0 0
11/3/2022 9:00 AM 0 167 27 0 5 0 0 0 0 0 0 0 0
11/3/2022 9:15 AM 0 174 27 0 3 1 0 2 1 0 0 0 0
11/3/2022 9:30 AM 0 157 27 1 1 0 0 0 0 0 0 0 0
11/3/2022 9:45 AM 0 143 30 0 1 0 0 0 0 0 0 0 0
11/3/2022 10:00 AM 0 160 26 0 2 0 0 1 0 0 0 0 0
11/3/2022 10:15 AM 0 146 32 0 1 1 0 0 0 0 0 0 0
11/3/2022 10:30 AM 0 178 28 0 3 0 0 0 0 0 0 0 0
11/3/2022 10:45 AM 0 163 34 0 1 0 0 1 0 0 0 0 0
11/3/2022 11:00 AM 0 159 26 0 4 1 0 0 1 0 0 0 0
11/3/2022 11:15 AM 1 160 38 0 1 1 0 0 0 0 0 0 0
11/3/2022 11:30 AM 1 137 32 0 5 1 0 1 0 0 0 0 0
11/3/2022 11:45 AM 0 153 37 0 6 1 0 0 0 0 0 0 0
11/3/2022 12:00 PM 0 166 41 0 4 0 0 1 0 0 0 0 0
11/3/2022 12:15 PM 1 169 29 0 5 0 0 1 0 0 0 0 0
11/3/2022 12:30 PM 0 216 38 0 1 0 0 0 0 0 0 0 0
11/3/2022 12:45 PM 0 198 36 1 1 0 0 0 1 0 0 0 0
11/3/2022 1:00 PM 2 182 24 0 0 1 0 1 0 0 0 0 0
11/3/2022 1:15 PM 0 172 43 0 5 0 0 0 0 0 0 0 0
11/3/2022 1:30 PM 0 174 44 0 2 1 0 0 0 0 0 0 0
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Start Date: 11/3/2022
Start Time: 0
Site Code: 3
Station ID: 1
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File Name:
Start Date: 11/3/2022
Start Time: 0
Site Code: 3
Station ID: 1
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File Name:
Start Date: 11/3/2022
Start Time: 0
Site Code: 3
Station ID: 1
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11/3/2022 7:30 PM 1 660 144 0 4 1 0 0 0 0 0 0 0
11/3/2022 7:45 PM 1 640 123 0 4 0 0 0 0 0 0 0 0
11/3/2022 8:00 PM 1 560 101 0 6 0 0 0 0 0 0 0 0
11/3/2022 8:15 PM 1 491 80 0 7 0 0 0 0 0 0 0 0
11/3/2022 8:30 PM 2 445 63 0 5 0 0 0 0 0 0 0 0
11/3/2022 8:45 PM 2 383 62 0 4 0 0 0 0 0 0 0 0
11/3/2022 9:00 PM 2 363 65 0 2 0 0 0 0 0 0 0 0
11/3/2022 9:15 PM 3 333 71 0 0 0 0 0 0 0 0 0 0
11/3/2022 9:30 PM 1 292 66 0 0 0 0 0 0 0 0 0 0
11/3/2022 9:45 PM 1 264 59 0 0 0 0 0 0 0 0 0 0
11/3/2022 10:00 PM 1 231 51 0 1 0 0 0 0 0 0 0 0
11/3/2022 10:15 PM 0 220 41 0 1 0 0 0 0 0 0 0 0
11/3/2022 10:30 PM 0 214 36 0 2 0 0 0 0 0 0 0 0
11/3/2022 10:45 PM 2 202 36 0 2 0 0 0 0 0 0 0 0
11/3/2022 11:00 PM 2 185 36 0 1 0 0 0 0 0 0 0 0
11/3/2022 11:15 PM 2 124 27 0 1 0 0 0 0 0 0 0 0
11/3/2022 11:30 PM 2 75 19 0 0 0 0 0 0 0 0 0 0
11/3/2022 11:45 PM 0 37 10 0 0 0 0 0 0 0 0 0 0
APPENDIX C

Trip Generation Worksheet

Stockbridge Residential TIA │ Traffic Impact Study C
November 2022 │ KHA Project #011490014
Trip Generation Analysis (11th Ed. with 2nd Edition Handbook Daily IC & 3rd Edition AM/PM IC)
Stockbridge Residential
City of Stockbridge, GA
Land Use Intensity Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Proposed Site Traffic
221 Multi-Family Housing (Mid-Rise) 330 d.u. 1,528 134 31 103 129 79 50

Gross Trips 1,528 134 31 103 129 79 50
Residential Trips 1,528 134 31 103 129 79 50
Mixed-Use Reductions 0 0 0 0 0 0 0
Alternative Mode Reductions 0 0 0 0 0 0 0
Adjusted Residential Trips 1,528 134 31 103 129 79 50
Mixed-Use Reductions - TOTAL 0 0 0 0 0 0 0
Alternative Mode Reductions - TOTAL 0 0 0 0 0 0 0
Pass-By Reductions - TOTAL 0 0 0 0 0 0 0
New Trips 1,528 134 31 103 129 79 50
Driveway Volumes 1,528 134 31 103 129 79 50
k:\alp_tpto\011490014_stockbridge traffic - city of stockbridge - november 2022\analysis\[stockbridge analysis.xls]trip generation
Trip Generation Analysis (11th Ed. with 2nd Edition Handbook Daily IC & 3rd Edition AM/PM IC)
Stockbridge Residential (80,000 SF Comparison)
City of Stockbridge, GA
Land Use Intensity Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Proposed Site Traffic
821 Shopping Center (40K-150k) 80,000 s.f. gross leasable area 5,402 138 86 52 415 203 212

Gross Trips 5,402 138 86 52 415 203 212
Retail Trips 5,402 138 86 52 415 203 212
Mixed-Use Reductions 0 0 0 0 0 0 0
Alternative Mode Reductions 0 0 0 0 0 0 0
Pass By Reductions (Based on ITE Rates) 0 0 0 0 0 0 0
Adjusted Retail Trips 5,402 138 86 52 415 203 212

Mixed-Use Reductions - TOTAL 0 0 0 0 0 0 0
Alternative Mode Reductions - TOTAL 0 0 0 0 0 0 0
Pass-By Reductions - TOTAL 0 0 0 0 0 0 0
New Trips 5,402 138 86 52 415 203 212
Driveway Volumes 5,402 138 86 52 415 203 212
k:\alp_tpto\011490014_stockbridge traffic - city of stockbridge - november 2022\analysis\[stockbridge analysis (80,00sf).xls]trip generation
APPENDIX D

Intersection Volume Worksheets

Stockbridge Residential TIA │ Traffic Impact Study D
November 2022 │ KHA Project #011490014
INTERSECTION VOLUME DEVELOPMENT
Intersection #1: Hudson Bridge Road @ Private Driveway / Walmart Driveway
AM PEAK HOUR

Private Driveway Walmart Driveway Hudson Bridge Road Hudson Bridge Road
Northbound Southbound Eastbound Westbound
Description Left Through Right Left Through Right U-Turn Left Through Right U-Turn Left Through Right

Observed 2022 Traffic Volumes 30 6 61 94 9 68 2 20 1,011 10 54 46 664 78
Pedestrians 0 0 0 0
Conflicting Pedestrians 0 0 0 0 0 0 0 0 0 0
Heavy Vehicles 0 0 1 2 0 3 0 0 25 0 2 1 22 4
Heavy Vehicle % 2% 2% 2% 2% 2% 4% 2% 2% 2% 2% 4% 2% 3% 5%
Peak Hour Factor 0.92 0.92 0.92 0.92
Adjustment
Adjusted 2022 Volumes 30 6 61 94 9 68 2 20 1011 10 54 46 664 78
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Growth Factor 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082
Nearby Development
Nearby Development
2026 Background Traffic 32 6 66 102 10 74 2 22 1,094 11 58 50 719 84

Project Trips
Trip Distribution IN 35% 30%
Trip Distribution OUT 30% 35%
Residential Trips 0 0 0 31 0 0 0 0 36 0 0 0 11 9

Pass-By Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total Project Trips 0 0 0 31 0 0 0 0 36 0 0 0 11 9

2026 Buildout Total 32 6 66 133 10 74 2 22 1,130 11 58 50 730 93

PM PEAK HOUR

Private Driveway Walmart Driveway Hudson Bridge Road Hudson Bridge Road
Northbound Southbound Eastbound Westbound
Description Left Through Right Left Through Right U-Turn Left Through Right U-Turn Left Through Right

Observed 2022 Traffic Volumes 59 17 55 427 27 207 15 71 886 31 127 67 1,046 185
Pedestrians 0 0 2 0
Conflicting Pedestrians 2 0 0 2 2 0 0 0 0 0
Heavy Vehicles 0 0 0 6 0 4 0 0 9 0 2 0 15 1
Heavy Vehicle % 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2%
Peak Hour Factor 0.97 0.97 0.97 0.97
Adjustment
Adjusted 2022 Volumes 59 17 55 427 27 207 15 71 886 31 127 67 1046 185
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Growth Factor 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082
Nearby Development
Nearby Development
2026 Background Traffic 64 18 60 462 29 224 16 77 959 34 137 73 1,132 200

Project Trips
Trip Distribution IN 35% 30%
Trip Distribution OUT 30% 35%
Residential Trips 0 0 0 15 0 0 0 0 18 0 0 0 28 24

Trip Distribution IN
Trip Distribution OUT
Office Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Trip Distribution IN
Trip Distribution OUT
Retail Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Trip Distribution IN
Trip Distribution OUT
Restaurant Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Pass-By Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total Project Trips 0 0 0 15 0 0 0 0 18 0 0 0 28 24

2026 Buildout Total 64 18 60 477 29 224 16 77 977 34 137 73 1,160 224
k:\alp_tpto\011490014_stockbridge traffic - city of stockbridge - november 2022\analysis\[stockbridge analysis.xls]1 11/20/2022 18:24
INTERSECTION VOLUME DEVELOPMENT
Intersection #2: Hudson Bridge Road @ Hudson Bridge Drive / Hudson Bridge Drive/Site Driveway A
AM PEAK HOUR

Hudson Bridge DriveHudson Bridge Drive/Site Driveway AHudson Bridge Road Hudson Bridge Road
Northbound Southbound Eastbound Westbound
Description Left Through Right Left Through Right Left Through Right U-Turn Left Through Right

Observed 2022 Traffic Volumes 14 4 23 120 1 40 132 974 15 7 11 627 117
Pedestrians 0 0 4 0
Conflicting Pedestrians 4 0 0 4 0 0 0 0 0
Heavy Vehicles 4 0 0 7 0 1 1 19 3 0 1 18 6
Heavy Vehicle % 29% 2% 2% 6% 2% 3% 2% 2% 20% 2% 9% 3% 5%
Peak Hour Factor 0.93 0.93 0.93 0.93
Adjustment
Adjusted 2022 Volumes 14 4 23 120 1 40 132 974 15 7 11 627 117
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Growth Factor 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082
Nearby Development
Nearby Development
2026 Background Traffic 15 4 25 130 1 43 143 1,054 16 8 12 679 127

Project Trips
Trip Distribution IN 35% 35%
Trip Distribution OUT 35% 35%
Residential Trips 0 0 0 36 0 36 11 0 0 0 0 0 11

Pass-By Trips 0 0 0 0 0 0 0 0 0 0 0 0 0

Total Project Trips 0 0 0 36 0 36 11 0 0 0 0 0 11

2026 Buildout Total 15 4 25 166 1 79 154 1,054 16 8 12 679 138

PM PEAK HOUR

Hudson Bridge DriveHudson Bridge Drive/Site Driveway AHudson Bridge Road Hudson Bridge Road
Northbound Southbound Eastbound Westbound
Description Left Through Right Left Through Right Left Through Right U-Turn Left Through Right

Observed 2022 Traffic Volumes 9 5 9 139 6 243 272 866 14 36 16 1,096 181
Pedestrians 6 0 9 1
Conflicting Pedestrians 9 1 1 9 0 6 1 6 0
Heavy Vehicles 0 0 1 2 0 3 3 8 1 0 1 16 5
Heavy Vehicle % 2% 2% 11% 2% 2% 2% 2% 2% 7% 2% 6% 2% 3%
Peak Hour Factor 0.96 0.96 0.96 0.96
Adjustment
Adjusted 2022 Volumes 9 5 9 139 6 243 272 866 14 36 16 1096 181
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Growth Factor 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082 1.082
Nearby Development
Nearby Development
2026 Background Traffic 10 5 10 150 6 263 294 937 15 39 17 1,186 196

Project Trips
Trip Distribution IN 35% 35%
Trip Distribution OUT 35% 35%
Residential Trips 0 0 0 18 0 18 28 0 0 0 0 0 28

Pass-By Trips 0 0 0 0 0 0 0 0 0 0 0 0 0

Total Project Trips 0 0 0 18 0 18 28 0 0 0 0 0 28

2026 Buildout Total 10 5 10 168 6 281 322 937 15 39 17 1,186 224
k:\alp_tpto\011490014_stockbridge traffic - city of stockbridge - november 2022\analysis\[stockbridge analysis.xls]2 11/20/2022 18:24
APPENDIX E

Synchro Analysis Reports

Stockbridge Residential TIA │ Traffic Impact Study E
November 2022 │ KHA Project #011490014
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
1: Private Driveway/Walmart Driveway & Hudson Bridge Road Existing 2022 AM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 22 1011 10 100 664 78 30 6 61 94 9 68
Future Volume (veh/h) 22 1011 10 100 664 78 30 6 61 94 9 68
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1856 1826 1870 1870 1870 1870 1870 1841
Adj Flow Rate, veh/h 24 1099 6 109 722 47 33 7 1 109 0 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 2 2 2 2 3 5 2 2 2 2 2 4
Cap, veh/h 107 2048 914 272 2837 867 166 175 148 451 0 198
Arrive On Green 0.06 0.58 0.58 0.04 0.56 0.56 0.09 0.09 0.09 0.13 0.00 0.13
Sat Flow, veh/h 1781 3554 1585 1781 5066 1547 1781 1870 1585 3563 0 1560
Grp Volume(v), veh/h 24 1099 6 109 722 47 33 7 1 109 0 3
Grp Sat Flow(s),veh/h/ln 1781 1777 1585 1781 1689 1547 1781 1870 1585 1781 0 1560
Q Serve(g_s), s 1.9 28.4 0.2 4.6 11.0 2.1 2.6 0.5 0.1 4.1 0.0 0.3
Cycle Q Clear(g_c), s 1.9 28.4 0.2 4.6 11.0 2.1 2.6 0.5 0.1 4.1 0.0 0.3
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 107 2048 914 272 2837 867 166 175 148 451 0 198
V/C Ratio(X) 0.22 0.54 0.01 0.40 0.25 0.05 0.20 0.04 0.01 0.24 0.00 0.02
Avail Cap(c_a), veh/h 107 2048 914 301 2837 867 166 175 148 451 0 198
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.91 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 67.2 19.5 13.5 21.3 16.9 15.0 62.8 61.9 61.7 59.0 0.0 57.3
Incr Delay (d2), s/veh 1.0 0.9 0.0 1.0 0.2 0.1 2.7 0.4 0.1 1.3 0.0 0.1
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.9 11.5 0.1 1.9 4.2 0.7 1.3 0.3 0.0 2.0 0.0 0.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 68.1 20.4 13.5 22.3 17.2 15.1 65.5 62.3 61.8 60.3 0.0 57.5
LnGrp LOS E C B C B B E E E E A E
Approach Vol, veh/h 1129 878 41 112
Approach Delay, s/veh 21.4 17.7 64.8 60.2
Approach LOS C B E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 12.5 92.5 25.0 15.0 90.0 20.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 9.0 84.0 19.0 9.0 84.0 14.0
Max Q Clear Time (g_c+I1), s 6.6 30.4 6.1 3.9 13.0 4.6
Green Ext Time (p_c), s 0.0 9.4 0.2 0.0 5.4 0.0
Intersection Summary
HCM 6th Ctrl Delay 22.7
HCM 6th LOS C
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
User approved ignoring U-Turning movement.

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 1
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
2: Hudson Bridge Drive & Hudson Bridge Road Existing 2022 AM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 132 974 15 18 627 117 14 4 23 120 1 40
Future Volume (veh/h) 132 974 15 18 627 117 14 4 23 120 1 40
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.99 1.00 0.99
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1604 1767 1856 1826 1470 1870 1870 1811 1870 1856
Adj Flow Rate, veh/h 142 1047 15 19 674 81 15 4 2 129 1 4
Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93
Percent Heavy Veh, % 2 2 20 9 3 5 29 2 2 6 2 3
Cap, veh/h 546 2517 36 369 2404 1055 116 29 11 266 2 250
Arrive On Green 0.04 0.70 0.70 0.02 0.68 0.68 0.16 0.16 0.16 0.16 0.16 0.16
Sat Flow, veh/h 1781 3587 51 1682 3526 1547 468 180 68 1361 11 1561
Grp Volume(v), veh/h 142 519 543 19 674 81 21 0 0 130 0 4
Grp Sat Flow(s),veh/h/ln 1781 1777 1861 1682 1763 1547 716 0 0 1371 0 1561
Q Serve(g_s), s 3.6 18.4 18.4 0.5 11.3 2.6 1.0 0.0 0.0 0.0 0.0 0.3
Cycle Q Clear(g_c), s 3.6 18.4 18.4 0.5 11.3 2.6 14.5 0.0 0.0 13.5 0.0 0.3
Prop In Lane 1.00 0.03 1.00 1.00 0.71 0.10 0.99 1.00
Lane Grp Cap(c), veh/h 546 1247 1306 369 2404 1055 156 0 0 267 0 250
V/C Ratio(X) 0.26 0.42 0.42 0.05 0.28 0.08 0.13 0.00 0.00 0.49 0.00 0.02
Avail Cap(c_a), veh/h 585 1247 1306 552 2404 1055 156 0 0 267 0 250
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 0.98 0.98 0.98 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 6.9 9.4 9.4 7.7 9.4 8.0 59.0 0.0 0.0 58.6 0.0 53.1
Incr Delay (d2), s/veh 0.3 1.0 1.0 0.1 0.3 0.1 1.8 0.0 0.0 6.2 0.0 0.1
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.3 6.9 7.2 0.2 4.1 0.9 0.8 0.0 0.0 5.1 0.0 0.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 7.2 10.4 10.4 7.7 9.7 8.1 60.8 0.0 0.0 64.8 0.0 53.2
LnGrp LOS A B B A A A E A A E A D
Approach Vol, veh/h 1204 774 21 134
Approach Delay, s/veh 10.0 9.5 60.8 64.4
Approach LOS B A E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 8.7 111.3 30.0 11.7 108.3 30.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 19.0 89.0 24.0 9.0 99.0 24.0
Max Q Clear Time (g_c+I1), s 2.5 20.4 15.5 5.6 13.3 16.5
Green Ext Time (p_c), s 0.0 7.7 0.4 0.1 5.1 0.0
Intersection Summary
HCM 6th Ctrl Delay 13.7
HCM 6th LOS B

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 2
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
1: Private Driveway/Walmart Driveway & Hudson Bridge Road Existing 2022 PM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 86 886 31 194 1046 185 59 17 55 427 27 207
Future Volume (veh/h) 86 886 31 194 1046 185 59 17 55 427 27 207
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 89 913 14 200 1078 88 61 18 3 460 0 44
Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97
Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 108 1696 755 346 2484 771 147 154 130 817 0 363
Arrive On Green 0.06 0.48 0.48 0.07 0.49 0.49 0.08 0.08 0.08 0.23 0.00 0.23
Sat Flow, veh/h 1781 3554 1582 1781 5106 1585 1781 1870 1574 3563 0 1581
Grp Volume(v), veh/h 89 913 14 200 1078 88 61 18 3 460 0 44
Grp Sat Flow(s),veh/h/ln 1781 1777 1582 1781 1702 1585 1781 1870 1574 1781 0 1581
Q Serve(g_s), s 8.4 30.7 0.8 9.7 23.4 5.1 5.5 1.5 0.3 19.4 0.0 3.8
Cycle Q Clear(g_c), s 8.4 30.7 0.8 9.7 23.4 5.1 5.5 1.5 0.3 19.4 0.0 3.8
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 108 1696 755 346 2484 771 147 154 130 817 0 363
V/C Ratio(X) 0.83 0.54 0.02 0.58 0.43 0.11 0.42 0.12 0.02 0.56 0.00 0.12
Avail Cap(c_a), veh/h 147 1696 755 368 2484 771 147 154 130 817 0 363
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.94 0.94 0.94 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 79.0 31.2 23.4 23.8 28.4 23.7 74.1 72.3 71.7 58.0 0.0 51.9
Incr Delay (d2), s/veh 22.2 1.2 0.0 2.0 0.6 0.3 8.5 1.5 0.3 2.8 0.0 0.7
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.5 13.3 0.3 4.2 9.5 2.0 2.9 0.8 0.1 9.2 0.0 1.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 101.1 32.4 23.5 25.8 29.0 24.0 82.6 73.8 72.0 60.8 0.0 52.6
LnGrp LOS F C C C C C F E E E A D
Approach Vol, veh/h 1016 1366 82 504
Approach Delay, s/veh 38.3 28.2 80.3 60.0
Approach LOS D C F E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 17.9 87.1 45.0 16.3 88.7 20.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 14.0 79.0 39.0 14.0 79.0 14.0
Max Q Clear Time (g_c+I1), s 11.7 32.7 21.4 10.4 25.4 7.5
Green Ext Time (p_c), s 0.1 7.1 1.7 0.1 9.3 0.1
Intersection Summary
HCM 6th Ctrl Delay 38.5
HCM 6th LOS D
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
User approved ignoring U-Turning movement.

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 1
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
2: Hudson Bridge Drive & Hudson Bridge Road Existing 2022 PM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 272 866 14 52 1096 181 9 5 9 139 6 243
Future Volume (veh/h) 272 866 14 52 1096 181 9 5 9 139 6 243
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 0.99 1.00 0.98 1.00 0.98
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1796 1811 1870 1856 1870 1870 1737 1870 1870 1870
Adj Flow Rate, veh/h 283 902 14 54 1142 124 9 5 2 145 6 88
Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Percent Heavy Veh, % 2 2 7 6 2 3 2 2 11 2 2 2
Cap, veh/h 362 2494 39 440 2383 1049 62 31 9 229 8 266
Arrive On Green 0.05 0.70 0.70 0.03 0.67 0.67 0.17 0.17 0.17 0.17 0.17 0.17
Sat Flow, veh/h 1781 3581 56 1725 3554 1564 171 180 50 1099 45 1560
Grp Volume(v), veh/h 283 448 468 54 1142 124 16 0 0 151 0 88
Grp Sat Flow(s),veh/h/ln 1781 1777 1860 1725 1777 1564 401 0 0 1144 0 1560
Q Serve(g_s), s 8.8 17.4 17.4 1.7 26.5 4.8 0.2 0.0 0.0 0.0 0.0 8.4
Cycle Q Clear(g_c), s 8.8 17.4 17.4 1.7 26.5 4.8 23.3 0.0 0.0 23.0 0.0 8.4
Prop In Lane 1.00 0.03 1.00 1.00 0.56 0.12 0.96 1.00
Lane Grp Cap(c), veh/h 362 1237 1295 440 2383 1049 102 0 0 237 0 266
V/C Ratio(X) 0.78 0.36 0.36 0.12 0.48 0.12 0.16 0.00 0.00 0.64 0.00 0.33
Avail Cap(c_a), veh/h 362 1237 1295 637 2383 1049 102 0 0 237 0 266
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 0.90 0.90 0.90 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 13.6 10.5 10.5 8.6 13.6 10.0 60.4 0.0 0.0 68.0 0.0 62.0
Incr Delay (d2), s/veh 10.6 0.8 0.8 0.1 0.6 0.2 3.3 0.0 0.0 12.4 0.0 3.3
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.2 6.7 7.0 0.6 10.3 1.7 0.7 0.0 0.0 7.2 0.0 3.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 24.2 11.3 11.3 8.7 14.2 10.2 63.6 0.0 0.0 80.5 0.0 65.3
LnGrp LOS C B B A B B E A A F A E
Approach Vol, veh/h 1199 1320 16 239
Approach Delay, s/veh 14.3 13.6 63.6 74.9
Approach LOS B B E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 10.6 124.4 35.0 15.0 120.0 35.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 24.0 99.0 29.0 9.0 114.0 29.0
Max Q Clear Time (g_c+I1), s 3.7 19.4 25.0 10.8 28.5 25.3
Green Ext Time (p_c), s 0.1 6.2 0.4 0.0 10.8 0.0
Intersection Summary
HCM 6th Ctrl Delay 19.5
HCM 6th LOS B

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 2
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
1: Private Driveway/Walmart Driveway & Hudson Bridge Road Projected No-Build 2026 AM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 24 1094 11 108 719 84 32 6 66 102 10 74
Future Volume (veh/h) 24 1094 11 108 719 84 32 6 66 102 10 74
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1856 1826 1870 1870 1870 1870 1870 1841
Adj Flow Rate, veh/h 26 1189 7 117 782 50 35 7 1 119 0 4
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 2 2 2 2 3 5 2 2 2 2 2 4
Cap, veh/h 107 2039 910 252 2837 867 166 175 148 451 0 198
Arrive On Green 0.06 0.57 0.57 0.05 0.56 0.56 0.09 0.09 0.09 0.13 0.00 0.13
Sat Flow, veh/h 1781 3554 1585 1781 5066 1547 1781 1870 1585 3563 0 1560
Grp Volume(v), veh/h 26 1189 7 117 782 50 35 7 1 119 0 4
Grp Sat Flow(s),veh/h/ln 1781 1777 1585 1781 1689 1547 1781 1870 1585 1781 0 1560
Q Serve(g_s), s 2.1 32.1 0.3 4.9 12.0 2.2 2.7 0.5 0.1 4.5 0.0 0.3
Cycle Q Clear(g_c), s 2.1 32.1 0.3 4.9 12.0 2.2 2.7 0.5 0.1 4.5 0.0 0.3
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 107 2039 910 252 2837 867 166 175 148 451 0 198
V/C Ratio(X) 0.24 0.58 0.01 0.46 0.28 0.06 0.21 0.04 0.01 0.26 0.00 0.02
Avail Cap(c_a), veh/h 107 2039 910 276 2837 867 166 175 148 451 0 198
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.89 0.89 0.89 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 67.3 20.5 13.7 22.7 17.2 15.0 62.9 61.9 61.7 59.2 0.0 57.4
Incr Delay (d2), s/veh 1.0 1.1 0.0 1.3 0.2 0.1 2.9 0.4 0.1 1.4 0.0 0.2
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.0 13.0 0.1 2.1 4.6 0.8 1.4 0.3 0.0 2.2 0.0 0.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 68.3 21.6 13.7 24.0 17.4 15.1 65.8 62.3 61.8 60.6 0.0 57.5
LnGrp LOS E C B C B B E E E E A E
Approach Vol, veh/h 1222 949 43 123
Approach Delay, s/veh 22.5 18.1 65.1 60.5
Approach LOS C B E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 12.9 92.1 25.0 15.0 90.0 20.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 9.0 84.0 19.0 9.0 84.0 14.0
Max Q Clear Time (g_c+I1), s 6.9 34.1 6.5 4.1 14.0 4.7
Green Ext Time (p_c), s 0.0 10.5 0.3 0.0 6.0 0.0
Intersection Summary
HCM 6th Ctrl Delay 23.5
HCM 6th LOS C
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
User approved ignoring U-Turning movement.

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 1
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
2: Hudson Bridge Drive & Hudson Bridge Road Projected No-Build 2026 AM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 143 1054 16 20 679 127 15 4 25 130 1 43
Future Volume (veh/h) 143 1054 16 20 679 127 15 4 25 130 1 43
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.99 1.00 0.99
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1604 1767 1856 1826 1470 1870 1870 1811 1870 1856
Adj Flow Rate, veh/h 154 1133 16 22 730 88 16 4 2 140 1 4
Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93
Percent Heavy Veh, % 2 2 20 9 3 5 29 2 2 6 2 3
Cap, veh/h 518 2511 35 341 2396 1052 110 26 9 267 2 250
Arrive On Green 0.04 0.70 0.70 0.02 0.68 0.68 0.16 0.16 0.16 0.16 0.16 0.16
Sat Flow, veh/h 1781 3587 51 1682 3526 1547 429 159 59 1372 10 1561
Grp Volume(v), veh/h 154 561 588 22 730 88 22 0 0 141 0 4
Grp Sat Flow(s),veh/h/ln 1781 1777 1861 1682 1763 1547 647 0 0 1382 0 1561
Q Serve(g_s), s 4.0 20.8 20.8 0.6 12.6 2.9 1.2 0.0 0.0 0.0 0.0 0.3
Cycle Q Clear(g_c), s 4.0 20.8 20.8 0.6 12.6 2.9 15.7 0.0 0.0 14.5 0.0 0.3
Prop In Lane 1.00 0.03 1.00 1.00 0.73 0.09 0.99 1.00
Lane Grp Cap(c), veh/h 518 1244 1303 341 2396 1052 145 0 0 269 0 250
V/C Ratio(X) 0.30 0.45 0.45 0.06 0.30 0.08 0.15 0.00 0.00 0.52 0.00 0.02
Avail Cap(c_a), veh/h 553 1244 1303 521 2396 1052 145 0 0 269 0 250
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 0.98 0.98 0.98 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 7.1 9.9 9.9 8.0 9.7 8.2 60.2 0.0 0.0 59.0 0.0 53.1
Incr Delay (d2), s/veh 0.3 1.2 1.1 0.1 0.3 0.2 2.2 0.0 0.0 7.1 0.0 0.1
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.4 7.8 8.1 0.2 4.6 1.0 0.9 0.0 0.0 5.6 0.0 0.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 7.4 11.0 11.0 8.0 10.0 8.3 62.4 0.0 0.0 66.1 0.0 53.2
LnGrp LOS A B B A B A E A A E A D
Approach Vol, veh/h 1303 840 22 145
Approach Delay, s/veh 10.6 9.8 62.4 65.8
Approach LOS B A E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 9.0 111.0 30.0 12.1 107.9 30.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 19.0 89.0 24.0 9.0 99.0 24.0
Max Q Clear Time (g_c+I1), s 2.6 22.8 16.5 6.0 14.6 17.7
Green Ext Time (p_c), s 0.0 8.8 0.4 0.1 5.6 0.0
Intersection Summary
HCM 6th Ctrl Delay 14.3
HCM 6th LOS B

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 2
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
1: Private Driveway/Walmart Driveway & Hudson Bridge Road Projected No-Build 2026 PM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 93 959 34 210 1132 200 64 18 60 462 29 224
Future Volume (veh/h) 93 959 34 210 1132 200 64 18 60 462 29 224
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 96 989 15 216 1167 94 66 19 3 497 0 56
Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97
Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 115 1678 747 326 2463 765 147 154 130 817 0 363
Arrive On Green 0.06 0.47 0.47 0.07 0.48 0.48 0.08 0.08 0.08 0.23 0.00 0.23
Sat Flow, veh/h 1781 3554 1582 1781 5106 1585 1781 1870 1574 3563 0 1581
Grp Volume(v), veh/h 96 989 15 216 1167 94 66 19 3 497 0 56
Grp Sat Flow(s),veh/h/ln 1781 1777 1582 1781 1702 1585 1781 1870 1574 1781 0 1581
Q Serve(g_s), s 9.1 34.6 0.9 10.6 26.1 5.5 6.0 1.6 0.3 21.2 0.0 4.8
Cycle Q Clear(g_c), s 9.1 34.6 0.9 10.6 26.1 5.5 6.0 1.6 0.3 21.2 0.0 4.8
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 115 1678 747 326 2463 765 147 154 130 817 0 363
V/C Ratio(X) 0.83 0.59 0.02 0.66 0.47 0.12 0.45 0.12 0.02 0.61 0.00 0.15
Avail Cap(c_a), veh/h 147 1678 747 340 2463 765 147 154 130 817 0 363
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.92 0.92 0.92 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 78.6 32.8 23.9 25.6 29.5 24.2 74.3 72.3 71.7 58.7 0.0 52.3
Incr Delay (d2), s/veh 24.8 1.4 0.0 4.5 0.7 0.3 9.7 1.6 0.3 3.4 0.0 0.9
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.9 15.0 0.3 4.8 10.7 2.2 3.2 0.8 0.1 10.1 0.0 2.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 103.5 34.2 23.9 30.1 30.2 24.5 84.0 73.9 72.0 62.0 0.0 53.2
LnGrp LOS F C C C C C F E E E A D
Approach Vol, veh/h 1100 1477 88 553
Approach Delay, s/veh 40.1 29.8 81.4 61.1
Approach LOS D C F E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 18.7 86.3 45.0 17.0 88.0 20.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 14.0 79.0 39.0 14.0 79.0 14.0
Max Q Clear Time (g_c+I1), s 12.6 36.6 23.2 11.1 28.1 8.0
Green Ext Time (p_c), s 0.1 7.9 1.8 0.0 10.3 0.1
Intersection Summary
HCM 6th Ctrl Delay 40.1
HCM 6th LOS D
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
User approved ignoring U-Turning movement.

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 1
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
2: Hudson Bridge Drive & Hudson Bridge Road Projected No-Build 2026 PM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 294 937 15 56 1186 196 10 5 10 150 6 263
Future Volume (veh/h) 294 937 15 56 1186 196 10 5 10 150 6 263
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 0.99 1.00 0.98 1.00 0.98
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1796 1811 1870 1856 1870 1870 1737 1870 1870 1870
Adj Flow Rate, veh/h 306 976 15 58 1235 134 10 5 2 156 6 126
Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Percent Heavy Veh, % 2 2 7 6 2 3 2 2 11 2 2 2
Cap, veh/h 333 2493 38 410 2383 1049 59 26 7 234 7 266
Arrive On Green 0.05 0.70 0.70 0.03 0.67 0.67 0.17 0.17 0.17 0.17 0.17 0.17
Sat Flow, veh/h 1781 3582 55 1725 3554 1564 149 153 40 1128 43 1560
Grp Volume(v), veh/h 306 484 507 58 1235 134 17 0 0 162 0 126
Grp Sat Flow(s),veh/h/ln 1781 1777 1860 1725 1777 1564 342 0 0 1171 0 1560
Q Serve(g_s), s 9.0 19.4 19.4 1.8 29.8 5.2 0.3 0.0 0.0 0.0 0.0 12.4
Cycle Q Clear(g_c), s 9.0 19.4 19.4 1.8 29.8 5.2 24.1 0.0 0.0 23.8 0.0 12.4
Prop In Lane 1.00 0.03 1.00 1.00 0.59 0.12 0.96 1.00
Lane Grp Cap(c), veh/h 333 1237 1295 410 2383 1049 92 0 0 241 0 266
V/C Ratio(X) 0.92 0.39 0.39 0.14 0.52 0.13 0.18 0.00 0.00 0.67 0.00 0.47
Avail Cap(c_a), veh/h 333 1237 1295 606 2383 1049 92 0 0 241 0 266
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 0.87 0.87 0.87 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 21.4 10.8 10.8 8.8 14.1 10.1 60.5 0.0 0.0 68.4 0.0 63.6
Incr Delay (d2), s/veh 29.5 0.9 0.9 0.1 0.7 0.2 4.4 0.0 0.0 13.9 0.0 5.9
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 10.4 7.5 7.8 0.7 11.6 1.8 0.7 0.0 0.0 7.8 0.0 5.4
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 50.8 11.7 11.7 8.9 14.8 10.3 64.9 0.0 0.0 82.3 0.0 69.5
LnGrp LOS D B B A B B E A A F A E
Approach Vol, veh/h 1297 1427 17 288
Approach Delay, s/veh 20.9 14.2 64.9 76.7
Approach LOS C B E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 10.7 124.3 35.0 15.0 120.0 35.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 24.0 99.0 29.0 9.0 114.0 29.0
Max Q Clear Time (g_c+I1), s 3.8 21.4 25.8 11.0 31.8 26.1
Green Ext Time (p_c), s 0.1 7.0 0.4 0.0 12.4 0.0
Intersection Summary
HCM 6th Ctrl Delay 23.3
HCM 6th LOS C

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 2
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
1: Private Driveway/Walmart Driveway & Hudson Bridge Road Projected Build 2026 AM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 24 1130 11 108 730 93 32 6 66 133 10 74
Future Volume (veh/h) 24 1130 11 108 730 93 32 6 66 133 10 74
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1856 1826 1870 1870 1870 1870 1870 1841
Adj Flow Rate, veh/h 26 1228 7 117 793 55 35 7 1 153 0 4
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 2 2 2 2 3 5 2 2 2 2 2 4
Cap, veh/h 107 2039 910 242 2837 867 166 175 148 451 0 198
Arrive On Green 0.06 0.57 0.57 0.05 0.56 0.56 0.09 0.09 0.09 0.13 0.00 0.13
Sat Flow, veh/h 1781 3554 1585 1781 5066 1547 1781 1870 1585 3563 0 1560
Grp Volume(v), veh/h 26 1228 7 117 793 55 35 7 1 153 0 4
Grp Sat Flow(s),veh/h/ln 1781 1777 1585 1781 1689 1547 1781 1870 1585 1781 0 1560
Q Serve(g_s), s 2.1 33.7 0.3 4.9 12.2 2.4 2.7 0.5 0.1 5.9 0.0 0.3
Cycle Q Clear(g_c), s 2.1 33.7 0.3 4.9 12.2 2.4 2.7 0.5 0.1 5.9 0.0 0.3
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 107 2039 910 242 2837 867 166 175 148 451 0 198
V/C Ratio(X) 0.24 0.60 0.01 0.48 0.28 0.06 0.21 0.04 0.01 0.34 0.00 0.02
Avail Cap(c_a), veh/h 107 2039 910 267 2837 867 166 175 148 451 0 198
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.89 0.89 0.89 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 67.3 20.8 13.7 23.2 17.2 15.1 62.9 61.9 61.7 59.8 0.0 57.4
Incr Delay (d2), s/veh 1.0 1.2 0.0 1.5 0.2 0.1 2.9 0.4 0.1 2.0 0.0 0.2
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.0 13.7 0.1 2.1 4.7 0.9 1.4 0.3 0.0 2.8 0.0 0.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 68.3 22.0 13.7 24.7 17.5 15.2 65.8 62.3 61.8 61.8 0.0 57.5
LnGrp LOS E C B C B B E E E E A E
Approach Vol, veh/h 1261 965 43 157
Approach Delay, s/veh 22.9 18.2 65.1 61.7
Approach LOS C B E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 12.9 92.1 25.0 15.0 90.0 20.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 9.0 84.0 19.0 9.0 84.0 14.0
Max Q Clear Time (g_c+I1), s 6.9 35.7 7.9 4.1 14.2 4.7
Green Ext Time (p_c), s 0.0 11.0 0.3 0.0 6.1 0.0
Intersection Summary
HCM 6th Ctrl Delay 24.3
HCM 6th LOS C
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
User approved ignoring U-Turning movement.

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 1
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
2: Hudson Bridge Drive & Hudson Bridge Road Projected Build 2026 AM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 154 1054 16 20 679 138 15 4 25 166 1 79
Future Volume (veh/h) 154 1054 16 20 679 138 15 4 25 166 1 79
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.99 1.00 0.99
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1604 1767 1856 1826 1470 1870 1870 1811 1870 1856
Adj Flow Rate, veh/h 166 1133 16 22 730 94 16 4 2 178 1 9
Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93
Percent Heavy Veh, % 2 2 20 9 3 5 29 2 2 6 2 3
Cap, veh/h 518 2511 35 341 2388 1048 77 17 5 266 1 250
Arrive On Green 0.04 0.70 0.70 0.02 0.68 0.68 0.16 0.16 0.16 0.16 0.16 0.16
Sat Flow, veh/h 1781 3587 51 1682 3526 1547 223 108 33 1363 8 1561
Grp Volume(v), veh/h 166 561 588 22 730 94 22 0 0 179 0 9
Grp Sat Flow(s),veh/h/ln 1781 1777 1861 1682 1763 1547 364 0 0 1371 0 1561
Q Serve(g_s), s 4.3 20.8 20.8 0.6 12.6 3.1 1.2 0.0 0.0 0.0 0.0 0.7
Cycle Q Clear(g_c), s 4.3 20.8 20.8 0.6 12.6 3.1 20.3 0.0 0.0 19.0 0.0 0.7
Prop In Lane 1.00 0.03 1.00 1.00 0.73 0.09 0.99 1.00
Lane Grp Cap(c), veh/h 518 1244 1303 341 2388 1048 100 0 0 267 0 250
V/C Ratio(X) 0.32 0.45 0.45 0.06 0.31 0.09 0.22 0.00 0.00 0.67 0.00 0.04
Avail Cap(c_a), veh/h 549 1244 1303 521 2388 1048 100 0 0 267 0 250
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 0.98 0.98 0.98 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 7.2 9.9 9.9 8.0 9.9 8.3 62.7 0.0 0.0 60.9 0.0 53.2
Incr Delay (d2), s/veh 0.4 1.2 1.1 0.1 0.3 0.2 5.0 0.0 0.0 12.6 0.0 0.3
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.5 7.8 8.1 0.2 4.7 1.0 1.0 0.0 0.0 7.5 0.0 0.3
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 7.5 11.0 11.0 8.1 10.2 8.5 67.7 0.0 0.0 73.5 0.0 53.5
LnGrp LOS A B B A B A E A A E A D
Approach Vol, veh/h 1315 846 22 188
Approach Delay, s/veh 10.6 9.9 67.7 72.6
Approach LOS B A E E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 9.0 111.0 30.0 12.4 107.6 30.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 19.0 89.0 24.0 9.0 99.0 24.0
Max Q Clear Time (g_c+I1), s 2.6 22.8 21.0 6.3 14.6 22.3
Green Ext Time (p_c), s 0.0 8.8 0.2 0.1 5.7 0.0
Intersection Summary
HCM 6th Ctrl Delay 15.8
HCM 6th LOS B

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 2
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
1: Private Driveway/Walmart Driveway & Hudson Bridge Road Projected Build 2026 PM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 93 977 34 210 1160 224 64 18 60 477 29 224
Future Volume (veh/h) 93 977 34 210 1160 224 64 18 60 477 29 224
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 96 1007 15 216 1196 105 66 19 3 513 0 58
Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97
Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 115 1678 747 321 2463 765 147 154 130 817 0 363
Arrive On Green 0.06 0.47 0.47 0.07 0.48 0.48 0.08 0.08 0.08 0.23 0.00 0.23
Sat Flow, veh/h 1781 3554 1582 1781 5106 1585 1781 1870 1574 3563 0 1581
Grp Volume(v), veh/h 96 1007 15 216 1196 105 66 19 3 513 0 58
Grp Sat Flow(s),veh/h/ln 1781 1777 1582 1781 1702 1585 1781 1870 1574 1781 0 1581
Q Serve(g_s), s 9.1 35.5 0.9 10.6 26.9 6.2 6.0 1.6 0.3 22.0 0.0 5.0
Cycle Q Clear(g_c), s 9.1 35.5 0.9 10.6 26.9 6.2 6.0 1.6 0.3 22.0 0.0 5.0
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 115 1678 747 321 2463 765 147 154 130 817 0 363
V/C Ratio(X) 0.83 0.60 0.02 0.67 0.49 0.14 0.45 0.12 0.02 0.63 0.00 0.16
Avail Cap(c_a), veh/h 147 1678 747 335 2463 765 147 154 130 817 0 363
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.92 0.92 0.92 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 78.6 33.0 23.9 25.9 29.7 24.4 74.3 72.3 71.7 59.0 0.0 52.4
Incr Delay (d2), s/veh 24.8 1.5 0.0 5.0 0.7 0.4 9.7 1.6 0.3 3.6 0.0 0.9
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.9 15.4 0.3 4.8 11.0 2.4 3.2 0.8 0.1 10.4 0.0 2.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 103.5 34.5 23.9 30.9 30.4 24.8 84.0 73.9 72.0 62.6 0.0 53.3
LnGrp LOS F C C C C C F E E E A D
Approach Vol, veh/h 1118 1517 88 571
Approach Delay, s/veh 40.3 30.1 81.4 61.7
Approach LOS D C F E
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 18.7 86.3 45.0 17.0 88.0 20.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 14.0 79.0 39.0 14.0 79.0 14.0
Max Q Clear Time (g_c+I1), s 12.6 37.5 24.0 11.1 28.9 8.0
Green Ext Time (p_c), s 0.1 8.0 1.9 0.0 10.8 0.1
Intersection Summary
HCM 6th Ctrl Delay 40.4
HCM 6th LOS D
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
User approved ignoring U-Turning movement.

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 1
HCM 6th Signalized Intersection Summary Stockbridge Residential TIA
2: Hudson Bridge Drive & Hudson Bridge Road Projected Build 2026 PM Peak

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 322 937 15 56 1186 224 10 5 10 168 6 281
Future Volume (veh/h) 322 937 15 56 1186 224 10 5 10 168 6 281
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 0.99 1.00 0.98 1.00 0.98
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1796 1811 1870 1856 1870 1870 1737 1870 1870 1870
Adj Flow Rate, veh/h 335 976 15 58 1235 153 10 5 2 175 6 145
Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Percent Heavy Veh, % 2 2 7 6 2 3 2 2 11 2 2 2
Cap, veh/h 330 2493 38 410 2383 1049 42 17 3 228 6 266
Arrive On Green 0.05 0.70 0.70 0.03 0.67 0.67 0.17 0.17 0.17 0.17 0.17 0.17
Sat Flow, veh/h 1781 3582 55 1725 3554 1564 49 103 20 1094 38 1560
Grp Volume(v), veh/h 335 484 507 58 1235 153 17 0 0 181 0 145
Grp Sat Flow(s),veh/h/ln 1781 1777 1860 1725 1777 1564 172 0 0 1131 0 1560
Q Serve(g_s), s 9.0 19.4 19.4 1.8 29.8 6.1 0.3 0.0 0.0 0.0 0.0 14.4
Cycle Q Clear(g_c), s 9.0 19.4 19.4 1.8 29.8 6.1 27.6 0.0 0.0 27.3 0.0 14.4
Prop In Lane 1.00 0.03 1.00 1.00 0.59 0.12 0.97 1.00
Lane Grp Cap(c), veh/h 330 1237 1295 410 2383 1049 63 0 0 235 0 266
V/C Ratio(X) 1.02 0.39 0.39 0.14 0.52 0.15 0.27 0.00 0.00 0.77 0.00 0.54
Avail Cap(c_a), veh/h 330 1237 1295 606 2383 1049 63 0 0 235 0 266
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 0.87 0.87 0.87 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 26.4 10.8 10.8 8.8 14.1 10.2 61.0 0.0 0.0 69.8 0.0 64.5
Incr Delay (d2), s/veh 53.8 0.9 0.9 0.1 0.7 0.3 10.2 0.0 0.0 21.4 0.0 7.8
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 14.9 7.5 7.8 0.7 11.6 2.1 0.8 0.0 0.0 9.2 0.0 6.4
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 80.2 11.7 11.7 8.9 14.8 10.5 71.3 0.0 0.0 91.2 0.0 72.3
LnGrp LOS F B B A B B E A A F A E
Approach Vol, veh/h 1326 1446 17 326
Approach Delay, s/veh 29.0 14.1 71.3 82.8
Approach LOS C B E F
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 10.7 124.3 35.0 15.0 120.0 35.0
Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 6.0 6.0
Max Green Setting (Gmax), s 24.0 99.0 29.0 9.0 114.0 29.0
Max Q Clear Time (g_c+I1), s 3.8 21.4 29.3 11.0 31.8 29.6
Green Ext Time (p_c), s 0.1 7.0 0.0 0.0 12.5 0.0
Intersection Summary
HCM 6th Ctrl Delay 28.0
HCM 6th LOS C

Kimley-Horn and Associates Synchro 11 Report
11/17/2022 Page 2
APPENDIX F

Programmed Project Fact Sheet

Stockbridge Residential TIA │ Traffic Impact Study F
November 2022 │ KHA Project #011490014
End Project

Begin Project

Legend
0 2,200 4,400 6,600
Project Alignment Feet

Interstate-75 Western Parallel Connector Date: Dec. 2017
GDOT P.I. No. 0014482
Henry County, Georgia Scale: 1" = 2,200'

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Short Term Action Plan network, as well as some locally-funded active transportation projects, a
roadway safety project, intersection operations projects, and potential new
The Short Term Action Plan (2016-2021) is made up of the projects to be transit service.
undertaken, in whole or in part, in Henry County over the next five years (Table
24). Most of the new roadway and roadway widening projects included in The Short Term Action Plan also includes recommendations for studies. The JCTP
the Short Term Action Plan are currently listed in the ARC’s Transportation recommends both a new interchange and collector-distributor lanes on I-75.
Improbement Program (TIP), and did not originate from this JCTP. Those Proposed changes to the Interstate System must be approved by the Federal
currently programmed projects have been joined in this Short Term Action Highway Administration (FHWA), and the Short Term Action Plan includes funds
Plan by recommendations for a several new major investments in the roadway for the studies that will move those projects forward. Second, a Greenways
Master Plan is recommended to more fully explore the opportunities for a trail
Table 24: Short Term Action Plan Projects by Type network in Henry County. Table continued on page 78
Project Project
TIP ARC ID Name Extent Description County Funding Notes
Code Cost
New Roads
R-78 N NA MCDONOUGH PARKWAY EXTENSION FROM SR 155 (DECATUR ROAD) TO SR 20 Paving Turner Church road as a two lane $1,802,000 Fully funded in Fully funded in SPLOST IV
(MCDONOUGH BYPASS): PHASE II (CONYERS HIGHWAY / LAWRENCEVILLE STREET) rural section SPLOST IV
R-2 Y HE-179 WESTERN PARALLEL CONNECTOR - FROM JONESBORO ROAD TO HUDSON New 2 lane roadway
NEW ALIGNMENT BRIDGE ROAD $16,950,000
R-1 Y HE-118B MCDONOUGH PARKWAY EXTENSION FROM US 23 (ATLANTA STREET) TO SR 155 New 4 lane roadway $5,700,000 $5,700,000 Fully funded in SPLOST IV
(MCDONOUGH BYPASS): PHASE II - (DECATUR ROAD)
NEW ALIGNMENT
R-27 Y HE-118E MCDONOUGH PKWY EXTENSION (MC- FROM SR 20/81 (HAMPTON STREET) TO HENRY New 4 lane roadway $25,000,000 Fully funded in SPLOST IV
DONOUGH BYPASS): PHASE IV - NEW PARKWAY $25,000,000
ALIGNMENT
Road Widenings
R-8 Y HE-113 SR 155 WIDENING FROM I-75 SOUTH TO SR 42 Adding 1 lane in each direction $- Fully funded in TIP
$20,231,053
R-5 Y HE-020A SR 20/81 (HAMPTON STREET): SEG- FROM EAST OF I-75 SOUTH TO PHILLIPS DRIVE Adding 1 lane in each direction $1,590,000 Fully funded in TIP
MENT 1 - NEW ALIGNMENT $15,572,828
R-52 N NA SR 155 WIDENING BETWEEN BILL GARDNER PARKWAY AND I-75/ Primary Congestion Corridor/ Adding $7,633,160 Project not yet funded. 20% local
SR 155 INTERCHANGE 1 lane in each direction. Project would $38,165,800 funding 80% federal and/or state.
include widening I-75 underpass. Coordination with GDOT needed to
move project forward
R-10 Y HE-920B SR 920 (MCDONOUGH ROAD / FROM US 19/41 (TARA BOULEVARD) IN Adding one lane in each direction $- Fully funded in TIP
JONESBORO ROAD) WIDENING CLAYTON COUNTY TO I-75 SOUTH IN HENRY $74,079,949
COUNTY
R-7 Y HE-107 US 23 WIDENING FROM DOWNTOWN MCDONOUGH TO SR Adding 1 lane in each direction $12,466,039 UTL and Construction phase funding
138 (NORTH HENRY BOULEVARD) $90,304,371 not yet identified. 20% local match
allocated to keep project moving
forward and/or fully fund "Main
Street Henry" concept.
R-6 Y HE-020B SR 20/81 (HAMPTON STREET / KEYS FROM WEST OF NORFOLK SOUTHERN RAIL Adding 1 lane in each direction $8,200,035 $- Fully funded in TIP
FERRY ROAD) - EXTENSION AND UP- LINE TO EAST OF LEMON STREET
GRADE OF ONE-WAY PAIR THROUGH
DOWNTOWN MCDONOUGH

Recommendations
R-34 (A) Y HE-05 SR 81 WIDENING FROM LEMON STREET TO N BETHANY ROAD Primary Congestion Corridor/ Adding 1 $4,304,000 ROW and CST phase funding not
lane in each direction $23,020,000 yet identified. 20% local funding
allocated to move project forward.
80% federally funded.
R-9 Y HE-161A ROCK QUARRY ROAD WIDENING FROM EAGLES LANDING PARKWAY TO SR 138 Adding 1 lane in each direction $31,781,200 Funding available in SPLOST IV
$32,981,200

Safety and Operational Roadway Protects
R-49 (A) N NA CHAMBERS ROAD BETWEEN JODECO ROAD AND SR 81 Connectivity $6,106,332 $6,106,332 Local project

Henry County Comprehensive Transportation Plan 76

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: January 26, 2023 and February 13, 2023

SUBJECT: Staff Report for Rezoning Case #RZ-2022-08--Parcel #032-01026000
on Hudson Bridge Drive

I. PURPOSE

Consider a rezoning application (Rezoning Case #RZ-2022-08) by Carter Acquisitions,
LLC, c/o Battle Law, P.C, to rezone Parcel #032-01026000 on Hudson Bridge Drive from
‘C-2’ (General Commercial) to ‘MFR’ (Multiple Family Residential) to allow for the
development of a luxury apartment community with 330 units. Mount Zion 48, LLC is the
current owner of the property, and it contains approximately 20.367 acres. The applicant
is also requesting that the property’s future land use designation be changed from
Medium-Density Vertical Mixed-Use to High-Density Residential via Comprehensive Plan
Amendment Case #CP-2022-07.

II. CASE FACTS

Proposed Development: Apartment community with 330 units.
Site Address: None.
Parcel Identification: 032-01026000.
Parcel Acreage: +/- 20.367 acres.
Land District and Land Lot: District 6, Land Lot 21.
Council District: 5.
Applicant: Carter Acquisitions, LLC, c/o Battle Law, P.C.
Owner: Mount Zion 48, LLC.
Current City Zoning: C-2 and Parkway Mixed-Use Overlay District.
Surrounding Zoning: • North—MFR (Multiple Family Residential).
• Northwest—SR (Suburban Residential).
• East—C-2 & C-3 (General Commercial & Heavy

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

Commercial).
• South—C-2 (General Commercial).
• Southeast—C-2 & C-3 (General Commercial & Heavy
Commercial).
• West—Outside of the City. Zoned ‘RD’ & ‘RM’
(Residential-Duplex & Residential-Multifamily) by
Henry County.
• Southwest—Outside of the City. Zoned ‘C-2’ (General
Commercial by Henry County.
City Land Use Designation: Medium-Density Vertical Mixed-Use.
Current Use: Vacant.
Surrounding Land Uses: • North—St. Ives Apartments.
• Northwest—St. Margrit Subdivision.
• East—Walmart and adjacent Centre @ Stockbridge
Shopping Center.
• South—Commercial uses fronting onto Hudson Bridge
Road, including J & J Liquor and Western Union.
• Southeast—Retail uses (Taco Bell and QuikTrip)
outside of the City, with access from Hudson Bridge
Drive.
• West—Oakwood Village Subdivision (outside of the
City).
Property Location: To the rear of 1590 Hudson Bridge Road. Property has
no access to any public street. Access exists from
Hudson Bridge Drive, an internal street for the adjacent
Centre @ Stockbridge shopping center, which includes
Walmart. A portion of this street actually is part of the
subject property.
Property Conditions: Vacant land; mostly wooded. Eastern portion of site
contains steep topography, wetlands with a 25-foot state
buffer, a 50-foot stream buffer, and a 75-foot impervious
setback as part of a nearby stream.

III. PROPERTY AND ZONING HISTORY
A. Restrictive Covenant. The subject property was previously owned by Baptist
Retirement Communities of Georgia, who sold it in 2005. Before doing so, a restrictive
covenant, dated April 26, 2004, was prepared and filed with the Henry County Superior
Court (in Book 7028, Page 237). It prohibited the use of the subject property for retail
uses. This restriction expired, however, on March 31, 2008.

B. Walmart Master Development Plan and DRI. The subject property was originally a
part of a Master Development Plan (Centre @ Stockbridge) with a Wal-Mart Supercenter
as a mixed-used development for a total of 70.16 acres. The entire property was annexed
City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

by the City of Stockbridge in 2002. The subject site as a part of the Master Plan was
described as “Tract 2.” Tracts 1 and 2 were annexed as C-2 (Commercial – Medium
Density) and C-3 (Heavy Commercial). Tracts 1 and 2 were further subdivided on
February 4, 2004, creating a “new” Tract 2 as a part of the Walmart Development. The
original Tract 2 would become a “stand-alone” parcel for future development. The Master
Development Plan initially allowed the subject site to have access from Hudson Bridge
Road, but outparcels were later created, and this removed the site’s access to Hudson
Bridge Road. A Development of Regional Impact Analysis (DRI #481) was completed on
the Master Development Plan, including the subject site, on November 21, 2003, and a
Development Agreement was also prepared. Per the DRI for the entire Plan area, “The
site shall be mixed-use and contain a minimum of 200 residential units and a maximum
of 343,500 square feet of commercial/office/retail space.” However, DRI officials have
stated that DRI conditions have no effect after ten years.

C. Creation of Easements. Wolverton & Associates of Duluth, Georgia created a series
of drawings on February 26, 2013 as part of a Final Subdivision Plat for Broad Street
Stockbridge II, LLC to show the presence of ten easements along and adjacent to Hudson
Bridge Drive. They also show that a portion of Hudson Bridge Drive is actually a part of
the subject site, and this is confirmed by the aerial photo of the site today from the Henry
County Tax Assessors’ records.

D. Recent Zoning Activity: RZ-2019-04. A rezoning of the subject property was sought
by TPA Residential (c/o Falcon Design Consultants, LLC) in 2019 to allow for the
development of 118 townhomes on 18.23 +/- acres, plus commercial uses on 2.14+/-
acres of land. The applicant requested that the property be rezoned from ‘C-2’ (General
Commercial) to ‘MUND’ (Mixed-Use Neighborhood Residential). The Planning and
Zoning Staff, as well as the Planning Commission (at their September 14, 2019 meeting)
both recommended the approval of this case, with conditions. However, at the
subsequent City Council meeting on October 14, 2019, the applicant announced that he
wanted to withdraw his application; thus, no further action was taken on the case.

E. Recent Zoning Activity: RZ-2020-01. TPA Residential returned to the City in 2020 to
file a revised rezoning application via RZ-2020-01. This time, the applicant wanted to build
a purely residential development, containing 147 townhomes only. The Planning and
Zoning Staff checked with GRTA about the need for a possible updated DRI review, but
GRTA determined that this was not warranted since the proposed density would be less
than what was originally proposed under the Walmart Master Development Plan. The
Staff and the Planning Commission (who heard the case on June 25, 2020) both
recommended approval with conditions, but the City Council denied the case at its
meeting on July 13, 2020.

A series of aerial photographs, maps, and illustrations are presented below.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

STREET MAP OF SITE VICINITY

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

AERIAL PHOTO OF SUBJECT PROPERTY

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

WALMART MASTER DEVELOPMENT PLAN AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

PREVIOUS SUBDIVISION OF THE SITE INTO TWO TRACTS

PREVIOUS EASEMENT CREATION

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

STREET VIEW OF SOUTHWEST CORNER OF SITE

STREET VIEW OF SITE TOWARD SOUTHEAST CORNER

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023

2023 CITY OF STOCKBRIDGE ZONING MAP
LEGEND:
Gold—SR (Suburban Residential)
Brown—MFR (Multiple Family Residential)
Salmon—C-2 (General Commercial)
Red—C-3 (Heavy Commercial)
Teal—PUD (Planned Unit Development)
White—Outside of the Stockbridge City Limits

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
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2023 CITY OF STOCKBRIDGE FUTURE LAND USE MAP
LEGEND:
Pale Yellow—Low-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium Density Vertical Mixed-Use
Blue—Public-Institutional

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
11

BOUNDARY SURVEY

Hudson Bridge Drive is located at the southern end of the property.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
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CONCEPTUAL SITE PLAN
Prepared by Moore Bass Consulting, Inc. on August 24, 2022.
Hudson Bridge Drive is located at the southern end of the property.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
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RENDERING OF PROPOSED APARTMENT BUILDING

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
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PROPOSED DEVELOPMENT

A. Project Size. The applicant proposes to build an apartment community containing
330 total units on the subject property, with a total project buildout by Year 2026. Since
the property contains 20.367 acres, the density would be 16.2 units per acre. There would
be 132 one-bedroom units, 165 two-bedroom units, and 33 three-bedroom units.

B. Site Plan Design. The applicant has submitted its “Conceptual Site Plan”, dated
August 24, 2022 and prepared by Moore Bass Consulting, Inc. The site plan shows that
the project entrance would occur via Hudson Bridge Drive at the southern end of the
property. A secondary access would be provided at the northwestern corner of the site,
with access from Oakwood Drive to the west. The site plan does not state whether this
would be just for emergency vehicles. The proposed 330 total apartment units would be
contained within nine (9) apartment buildings, including seven (7) smaller buildings and
two (2) larger buildings. The submitted architectural rendering suggests that each building
would have three floors.

Within the site, the area across from the project entrance would contain the clubhouse
(including the apartment leasing office), a mail kiosk, a pool, and the trash dumpster. A
pocket park would be located between two apartment buildings, and a maintenance
building would be located near the rear access to the site. The proposed parking includes
539 surface parking spaces, 50 garage spaces, and 12 ADA spaces, for a total of 601
parking spaces. The eastern side of the site plan shows the presence of a creek, a
concrete retaining wall, a 50-foot undisturbed stream buffer, and a 75-foot impervious
setback. A second pocket park would be provided adjacent to this area, along with two
detention ponds.

C. Utilities Facilities. The applicant has obtained a letter from the Henry County Water
Authority, dated December 2, 2022. It states that water can be made available to the
subject property by extending a nearby water line to the site, at the developer’s expense.
In addition, sewage treatment and sewer line capacity are available for the property.
However, the developer would be required to install a private lift station (proposed to be
located on the property), as well as an associated force main and gravity sewer main
extension, all at the developer’s expense.

D. Traffic Impact Study. The applicant has submitted a Traffic Impact Study, dated
November 2022, which was prepared by Kimley-Horn and Associates, Inc. of Alpharetta,
Georgia. The Study considered existing traffic conditions, projected traffic conditions
without the proposed project, and projected traffic conditions resulting from the addition
of anticipated trips to be generated by the proposed apartment development. Analyses
were made of traffic volumes and turning movements at the two signalized intersections
of Hudson Bridge Drive with Hudson Bridge Road and the intersection of the Walmart
driveway with Hudson Bridge Road. Peak hour turning movement counts were taken on
Thursday, November 3, 2022 at these intersections during the morning peak hour of 7:30-
8:30 AM and during the afternoon peak hour of 4:30-5:30 PM. A traffic volume growth
rate of two percent (2%) was applied for each of four years, from 2023 to 2026.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
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The Study found that the proposed development would be projected to generate 764 total
trips per day, of which 103 AM peak hour trips would exit the site and 79 PM peak hour
trips would enter the site at the proposed main entrance. These data are presented in
Table 1 below.

TABLE 1—Projected 2026 Peak Hour Traffic Volumes

Table 2 below provides a further breakdown of trip data into operational Levels of Service
(LOS), with an LOS of ‘A’ being the best and an LOS of ‘F’ being the worst. The anticipated
traffic delays, in seconds, are shown in parentheses. For the AM peak hour, the data
indicate that the intersection of Hudson Bridge Drive with Hudson Bridge Road operated
at LOS ‘B’ in 2022, and it would continue to do so in 2026 after the proposed project is
built. The PM peak hour is currently operating at LOS ‘B’, but it would worsen slightly to
LOS ‘C’ by 2026. Although the intersection of the Walmart driveway with Hudson Bridge
Road does not fare as well, its numbers do not appear to change much with the
construction of the proposed apartments. The Study deemed all levels of service to be
“acceptable.”

TABLE 2—Existing and Projected Intersection Levels of Service

As a result of the findings of the Study, one traffic access recommendation was made, as
follows: “On the site, extend the existing Hudson Bridge Drive stub, creating an
unsignalized, full movement driveway into the site, with one (1) ingress lane entering the
site and one (1) egress lane exiting the site.”

The Traffic Impact Study also made a comparison of projected traffic conditions for the

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
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proposed apartment development with projected traffic conditions for an 80,000-square-
foot commercial development if the subject property were to be developed under the
property’s existing ‘C-2’ (General Commercial) zoning. The Study concluded that the
proposed apartment development would generate 3,874 fewer trips per day, or 72 percent
less, than an alternative commercial development. It would also generate 286 fewer PM
peak hour trips per day, or 69 percent less, than an alternative commercial development.

TABLE 3—Comparison of Projected 2026 Traffic Conditions
For Proposed Apartment Development Under Proposed MFR Zoning
Versus a Commercial Development Under Existing C-2 Zoning

IV. ANALYSIS OF REQUEST

The applicant requests a rezoning under Section 9.2.1 of the City of Stockbridge’s Unified
Development Code (UDC). Under Section 9.2.1(C), the UDC states that the Planning
Commission and the City Council shall consider nine (9) standards in considering any
proposal that would result in a change to the text or map of the UDC, giving due weight
or priority to those factors that are appropriate to the circumstances of each proposal. An
analysis of the compliance of the proposed rezoning with those standards is made below.

STANDARD #1--Consistency with the Comprehensive Plan. The 2023 Stockbridge
Future Land Use Map of the City’s adopted Comprehensive Plan shows a future land use
designation for the subject property of “Medium-Density Vertical Mixed-Use.” This
designation is intended for mixed residential and commercial areas that are located
around major intersections, including Hudson Bridge Road at I-75, at a density of 6 to 8
units per acre. The subject property’s existing C-2 zoning is listed as a compatible district.

The proposed apartment development would not be compatible with the property’s
existing future land use designation of Medium-Density Residential because the City’s
previous zoning district of ‘RM-1’ (Residential Multifamily-Apartments), which existed prior
to the adoption of the UDC, is not listed as a compatible zoning district. Thus, the
proposed ‘MFR’ (Multiple Family Residential) zoning district would not be compatible.
For this reason, the applicant has simultaneously requested a Comprehensive Plan
Amendment via Case #CP-2022-07 to change the property’s future land use designation
to High-Density Residential, which allows a maximum density of 16 units per acre.

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However, the proposed apartment development’s density of 16.2 units per acre would
exceed the applicant’s requested High-Density Residential designation by 0.2 units per
acre. The excess calculates to be an extra four (4) units. Thus, the applicant needs to
reduce the total number of units from 330 to 326 in order to comply with the maximum
allowable density of 16.0 (sixteen point zero) units per acre for the High-Density
Residential designation. It should be noted that the proposed 147 townhomes under
Rezoning Case #RZ-2020-01, if it had been approved, would have had a density of only
7.2 units per acre, compared to the current proposal having a density of more than double
that amount.

STANDARD #2 -- The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given to whether or
not the proposed change will help carry out the purposes of the City of Stockbridge
Unified Development Code (UDC). The rezoning of the subject property to the requested
‘MFR’ (Multiple Family Residential) district is necessary because the proposed apartment
development is not permissible under the property’s existing C-2 zoning. The MFR district
does permit apartment development, as does the PMU (Parkway Mixed-Use Overlay
District), wherein the property lies. Further, the MFR district regulations call for the
development of a high-density urban environment of 14 units or higher, and that is what
the proposed development would be. Although the intent of the MFR district is for new
developments to be located on streets having a classification of ‘collector’ or higher, and
Hudson Bridge Drive is only a local street, the property is located in close proximity to
Hudson Bridge Road, an arterial road with a signalized intersection near the property.

STANDARD #3 -- Potential positive effects of the rezoning amendment on the
character of the proposed zoning district, a particular piece of property,
neighborhood, a particular area, or community. The subject property has remained
vacant even after the Walmart Master Development Plan was prepared in 2003. A
restrictive covenant was imposed by the Baptist Retirement Communities of Georgia on
the subject property to prohibit the development of retail uses. Yet, even after its expiration
in 2008, no retail development has taken place on the site, despite its permissible C-2
zoning. This suggests that the immediate vicinity may have already reached its saturation
point for retail uses. Although the C-2 district also allows other types of non-retail
commercial uses, many of them are not permitted in the PMU district. Further, even if they
were allowed, such uses most likely would need to have direct frontage onto Hudson
Bridge Road to attract customer traffic, which the subject site does not offer.

Existing commercial uses to the south and east of the site would have access to a
significant amount of potential new customers from the proposed apartment development,
thereby increasing their business revenues. In addition, the new apartment residents
would have convenient access to the adjacent commercial uses within the Walmart and
Centre@ Stockbridge Shopping Center.

STANDARD #4 -- The physical conditions of the site relative to its capability to be
developed as requested, including topography, drainage, access, and size and

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shape of the property. The eastern portion of subject site contains steep topography,
wetlands with a 25-foot state buffer, a 50-foot stream buffer, and a 75-foot impervious
setback as part of a nearby stream. Due to their presence, no apartment units would be
built in that area. The developer should take appropriate steps to protect this
environmentally-sensitive area and to facilitate drainage.

The proposed development site would have its main access via Hudson Bridge Drive,
which is an internal, private street supporting the Walmart and Centre@ Stockbridge
Shopping Center. Several easements were previously created to facilitate the site’s
access from the existing traffic signal at Hudson Bridge Road. The Development
Agreement governing Tract 1 (Walmart development) stated as follows: “The City
acknowledges that the use by the Owner of a driveway easement to an ingress-egress
point at the intersection of Hudson Bridge Road and Hudson Bridge Drive does not
disqualify such ingress-egress point from serving as an independent access point to
Hudson Bridge Road for the approximately 20-acre parcel of land located directly to the
west of the Property.”

STANDARD #5 --The impact upon adjacent property owners should the request be
granted. To prevent a significant influx of traffic onto Oakwood Drive and the adjacent
Oakwood Subdivision to the west, no regular access should be allowed from the subject
property onto Oakwood Drive, other than a locked emergency access. The site plan needs
to be revised to show this. Further, a fence and tall trees should be located along the
western boundary of the site.

STANDARD #6 -- The potential impact of the rezoning on City infrastructure
including water and sewage system. As was previously mentioned, the applicant
obtained a letter from the Henry County Water Authority, which stated that water can be
made available by extending a nearby water line to the site, and that sewage treatment
and sewer line capacity are available to serve the property. However, the developer would
need to pay for a water line extension, the installation of a private lift-station, and an
associated force main and gravity sewer main extension.

STANDARD #7 -- The impact of the proposed amendment on adjacent
thoroughfares and pedestrian and vehicular circulation and traffic volumes. The
Conceptual Site Plan shows that the proposed development would have access via
Hudson Bridge Drive at the southern end of the property. Traffic from the site would utilize
the traffic signal at Hudson Bridge Road, near the existing QuikTrip store and Taco Bell
restaurant. Residents of the proposed apartments may also utilize the second traffic signal
on Hudson Bridge Road, which serves the Walmart driveway. The two traffic signals would
facilitate turning movements. A paved sidewalk is present along Hudson Bridge Drive,
which would facilitate pedestrian travel to the surrounding retail stores.

The findings of the applicant’s Traffic Impact Study indicate that the levels of service for
the intersection of Hudson Bridge Drive with Hudson Bridge Road are currently operating
at LOS ‘B’ for both the AM and PM peak hours, and that the PM peak hour would worsen
only slightly to LOS ‘C’ by 2026 with the addition of traffic from the proposed development.
Further, while the levels of service at the intersection of the Walmart driveway with Hudson
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Bridge Road are ‘C’ and ‘D’ for the AM and PM peak hours, respectively, these would not
change with the addition of traffic from the proposed development. The Study concludes
that all operating levels are, and would be, acceptable at both intersections.

The Traffic Impact Study also found that the proposed apartment development would
generate 3,874 fewer trips per day, or 72 percent less, than an alternative commercial
development to be built under the property’s existing ‘C-2’ zoning. In the PM peak hour,
286 fewer trips, or 69 percent less, would be generated by the apartments than by a
commercial development.

All of these numbers suggest that the projected traffic impacts of the proposed apartment
development would be acceptable, and that they would be significantly less than if an
alternative commercial development were to be built on the subject property.

STANDARD #8 -- The merits of the requested change in zoning relative to any other
guidelines and policies for development, which the Planning Commission and City
Council may use in furthering the objective of the comprehensive plan. The approval
of the requested MFR zoning for the proposed development would enable the subject
property to be developed in accordance with the specifications of the Walmart Master
Development Plan, which called for a multifamily development having at least 200 units.
Apartments would also be an appropriate usage of the property in serving as a transition
between the lower-density single-family residential subdivision to the west and the
adjacent retail uses to the east. Further, the proposed MFR district would be compatible with
the RM Henry County which exists on about half of the acreage of the adjacent Oakwood Village
Subdivision. Adequate access is available via Hudson Bridge Drive, the existing easements,
and the two traffic signals off Hudson Bridge Road. Residents would benefit from being
able to walk to many of the stores, and the stores could benefit from the business which
the apartment residents would provide.

STANDARD #9 -- The ability of the subject land to be developed as it is presently
zoned. Although the subject property could be developed for commercial uses under its
existing C-2 zoning due to the presence of numerous surrounding retail businesses, this
may not be realistic or desirable for the reasons that are listed below. Conversely, this
Analysis has shown that the proposed apartments would be a reasonable and desirable
use for the subject property.

1. The Walmart Master Development Plan called for the subject property to be developed
with residential uses.

2. The intent of the restrictive covenant by the Baptist Retirement Communities of
Georgia was for the subject property to be prohibited from retail use.

3. Despite the property’s location in the midst of numerous retail businesses, it has not
been developed with additional retail uses, even after the expiration of the restrictive
covenant.

4. Although some type of non-retail commercial uses could be built on the property, this
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is unlikely to happen since such uses would probably need direct access to Hudson
Bridge Road for visibility, which the subject property lacks.

5. Even if a non-retail commercial business were to be interested in locating on the site,
the Parkway Mixed-Use Overlay District has a long list of prohibited non-retail
commercial businesses.

6. The presence of the steep topography, stream, and buffer areas in the eastern portion
of the site would eliminate needed land which might be needed for required parking to
serve a retail or non-retail commercial business.

7. As the findings of the Traffic Impact Study showed, a commercial development having
80,000 square feet would generate significantly more traffic than would the proposed
apartment development.

RECOMMENDATIONS
Based on the findings of the Analysis above, the Planning and Zoning Staff recommends
that the applicant’s request to rezone the subject property from ‘C-2’ (General
Commercial) to ‘MFR’ (Multiple Family Residential) to allow for the development of an
apartment community be APPROVED WITH CONDITIONS. Such approval should be
contingent upon the developer meeting the following ten (10) conditions:

1. Comprehensive Plan Amendment – This requested rezoning shall not be approved
unless the applicant’s requested Comprehensive Plan Amendment, via CP-2022-07,
to change the subject property’s land use designation from Medium-Density Vertical
Mixed-Use to High-Density Residential, is approved before, or simultaneously with,
the approval of RZ-2022-08.

2. Slight Reduction in Density—To prevent the proposed apartment development from
exceeding the maximum allowable density of 16.0 (sixteen point zero) units per acre
under the applicant’s requested High-Density Residential future land use designation,
the developer shall build no more than 326 units on the subject property.

3. Site Plan--The subject property shall be developed according to a site plan which is
substantially similar to the submitted “Conceptual Site Plan” that was prepared on
August 24, 2022 by Moore Bass Consulting, Inc. Any major deviations in the number
of residential units, the density, or the overall design shall require City Council
approval.

4. Secondary Site Access—Any secondary access to Oakwood Drive or Oakwood
Circle shall be reserved for use by emergency vehicles only, and this shall be noted
on the site plan.

5. Installation of Fence and Tall Trees--A fence and tall trees shall be installed along

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the western side of the site, adjacent to the Oakwood Village Subdivision.

6. Sidewalks—The developer shall extend the existing sidewalk along Hudson Bridge
Drive into the project entrance, and the developer shall provide sidewalks along all
internal streets.

7. Water and Sewer Facilities – The developer shall comply with all requirements of
the Henry County Water Authority in providing adequate water and sewer facilities to
the subject site to serve the proposed apartment development.

8. Environmental Site Preservation—The developer shall preserve the sensitive
environmental features of the site, including the slopes, creek, stream buffer areas,
and retaining wall, along the eastern side of the site.

9. Easements—The developer shall comply with the specifications of all easement
agreements pertaining to the portion of Hudson Bridge Drive within and adjacent to
the subject property.

10. Property Maintenance—An apartment association shall be established, or a
property management company shall be secured, for the purpose of maintaining all
common areas of the site.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-08 Staff Report / January 26, 2023
