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date: 2021-10-28
title: Planning Commission Meeting Agenda Packet
source: 2021-10/2021-10-28_Planning Commission Meeting_Agenda Packet.pdf
pages: 1
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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.

AGENDA
ZONING ADVISORY BOARD MEETING
Thursday, October 28, 2021 6:30 PM
Board Members Administration
Askia Abdullah, Chair
Harold Thibodeaux, Vice Chair Brecca Johnson, Community Development
Stanley Dumas Director
Kathleen Nelson Linda Logan, Senior Planner
Melinda Davies, Planning/GIS Technician
David Planchon Gordon Linton, Planner l
Vacant Quinton G. Washington, City Attorney

I. Call to Order
II. Invocation
III. Pledge of Allegiance
IV. Roll Call
V. Adoption of the Agenda
VI. Approval of Minutes
Approval of Minutes 09/23/2021

NEW BUSINESS

Item # 1 - NEW BUSINESS – RECOMBINATION PLAT APPLICATION FOR
QUIKTRIP
Requires a decision to approve or disapprove the proposed recombination plat.

RC-2021-01—Recombination Plat Application for Property at the Southeast
Corner of Eagles Landing Parkway and Patrick Henry Parkway. The applicant is
4640 N. Henry Blvd. Stockbridge, GA 30281 Phone: (770) 389-7900
Page |2

Eric Bikas of QuikTrip and the property owner is Eagles Landing Partners, LLC.
They propose to combine parts of three parcels with a fourth parcel to allow for
the development of a QuikTrip gas station and convenience store. Two new
parcels would be created, with QuikTrip to purchase and use only one of them.
The four existing parcels contain a total of 2.54 acres, and they are identified as
follows:

1. Parcel #051-01011000 with 0.596 acres–Located at 1239 Eagles Landing
Parkway in Land Lot 20 of District 6.

2. Parcel # 051-01011023 with 0.473 acres -- Located at 1235 Eagles Landing
Parkway in Land Lot 20 of District 6.

3. Parcel # 051-01011002 with 1.130 acres -- Located at 1231 Eagles Landing
Parkway in Land Lot 20of District 6.

4. Parcel #051-01053000 with 0.341 acres--Located in front of 1231 and 1239
Eagles Landing Parkway, in Land Lot 20 of District
Presented by: Linda Logan

PROJECT UPDATES

Item # 1 - Project Updates - No Action Required
Presented by: Brecca Johnson

STAFF COMMENTS

BOARD COMMENTS

ADJOURN

4640 N. Henry Blvd. 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.

ACTION MINUTES
PLANNING COMMISSION
THURSDAY, September 23, 2021 at 6:30 p.m. (Virtual Meeting)

BOARD MEMBERS (5): ADMINISTRATION:
Askia Abdullah, Chairman Brecca Johnson, Community Dev. Director
Harold Thibodeaux, Vice Chairman Quinton Washington, City Attorney
Stanley Dumas Vanessa Holiday, City Clerk
Kathleen Nelson Linda Logan, Senior Planner / PC Sect’y
David Planchon Gordon Linton, Planner I

I. CALL TO ORDER – Made by Chairman Abdullah

II. INVOCATION – Given by Mr. Thibodeaux

III. PLEDGE OF ALLEGIANCE – Done in unison
IV. ROLL CALL (5 members): Present Absent
~ Askia Abdullah X
~ Stanley Dumas
~ Harold Thibodeaux
~ Kathleen Nelson
~ David Planchon
With all five members present, a quorum was achieved.

V. ADOPTION OF THE AGENDA – Motion to adopt by Mr. Thibodeaux; seconded by Ms.
Nelson; motion passed, 5-0.

VI. APPROVAL OF MINUTES – February 25, 2021 Action Minutes. Motion to adopt by
Ms. Nelson; seconded by Mr. Thibodeaux; motion passed, 5-0.

VII. APPROVAL OF MINUTES – May 27, 2021 Action Minutes. Motion to adopt by Mr.
Thibodeaux; seconded by Mr. Planchon; motion passed, 5-0.

VIII. ELECTION OF OFFICERS

An Election of Officers will be held to elect both a Chairperson and a Vice-
Chairperson for 2021. There is currently no Vice-Chairperson since Shirley Wallace is
no longer a member of the Planning Commission.

Chairman Abdullah nominated himself as Chairman. Mr. Thibodeaux asked for
clarification – whether the Chairman would serve for just the remainder of 2021, or
whether it would be for both 2021 and 2022. Chairman Abdullah said that he believes
that it would be for 2021 and 2022. Ms. Logan, Planning Commission Secretary, said
that the Planning Commission’s Bylaws require officers to be elected at the beginning
of the year. Ms. Johnson, Community Development Director, stated that it would be
for the duration of 2021, with the option of voting now or waiting until the beginning of
next year to vote.

Chairman Abdullah stated that he would like to have a vote on a Vice-Chairman for
the remainder of 2021, and he nominated Mr. Thibodeaux to serve. Mr. Dumas
provided the second. The motion passed, 5-0.

IX. PROPOSED DAVIDSON PARKWAY COMMERCE CENTER:
To be presented by Brecca Johnson and Linda Logan.

A. REZONING CASE #RZ-2021-01 -- The City of Stockbridge Planning
Commission and the City of Stockbridge Mayor and City Council will hear a
Rezoning Request by EastGroup Properties, L.P., the Applicant, to rezone
certain property from ‘C-3’ (Heavy Commercial) to ‘M-1’ (Light Manufacturing) to
allow for the development of a business distribution center within five new
buildings. The property is located in Land Lot 57 of District 12 within the
Stockbridge City Limits. It contains three parcels with 79.17 +/- total acres, as
follows:
• Parcel #030-01009000 -- Contains 73.88 acres. Located to the rear of
the southwest corner of Davidson Parkway and Walter Way.

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
• Parcel #030-01009006 -- Contains 1.66 acres. Located on the south side
of Davidson Parkway, one lot west of Walter Way.
• Parcel #030-01009005 – Contains 3.63 acres. Located on the west side
of Walter Way, two lots south of Davidson Parkway.

Ms. Logan made a PowerPoint presentation after reading this case into the record.
She stated that the applicant is EastGroup Properties, L.P., who is represented by
Battle Law, P.C. The applicant requests to rezone the subject property from ‘C-3’
(Heavy Commercial) to ‘M-1’ (Light Manufacturing) to allow for the development of a
business distribution center within five new buildings on 79.17 +/- acres. Ms. Logan
stated that the property is vacant land which is level and mostly wooded, with
Reeves Creek traversing the eastern side. The property consists of three (3)
parcels: Parcel #030-01009000 with 73.88 acres, located to the rear of the
southwest corner of Davidson Parkway and Walter Way; Parcel #030-01009006,
which contains 1.66 acres and is located on the south side of Davidson Parkway,
one lot west of Walter Way; and Parcel #030-01009005, which contains 3.63 acres
and is located on the west side of Walter Way, two lots south of Davidson Parkway.
Ms. Logan stated that the applicant wishes to remove Parcel #030-01009006 from
consideration.

Ms. Logan stated that there have been multiple rezonings for the Northbridge
Crossing Development and that a Reeves Creek Development of Regional Impact
(DRI) Review was previously completed for a portion of the subject property. She
said that the Future Land Use Designation of the property is ‘Low-Density Vertical
Mixed-Use’, which does not allow the proposed M-1 zoning district, thus it needs to
be changed to ‘Light Industrial’. Ms. Logan stated that the road access for the
proposed development would be via a driveway through the small parcel off
Davidson Parkway, with the site traffic coming and going to I-75, I-675, and Highway
138 via the Clayton County portion of Davidson Parkway to the north; with
emergency access being available through the small parcel off Walter Way. Ms.
Logan stated that the Staff recommends the denial of this rezoning request.

Ms. Logan stated that two community meetings were held by the applicant on
August 18 and September 15, 2021, and that zoning sings were posted on the
subject property on September 2, 2021.

Ms. Johnson, Community Development Director, read into the record the applicant’s
request that Parcel #030-01009005 be removed from consideration rather than
Parcel #030-01009006.

Ms. Logan stated that a Livable Centers Initiative (LCI) study was previously
completed, which identified the area as being part of the “I-75 Activity Center”, which
would develop as a major employment center.

Mr. Dumas noted his concerns with the traffic within the subdivision. Ms. Johnson
stated that the applicant recently conducted two community meetings with residents
of the surrounding area, and that the residents had the same traffic concerns.

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
After Ms. Logan gave the Staff’s presentation, the applicant, John Coleman of
EastGroup Properties, described his development proposal. He stated that the
proposed buildings would represent a business distribution center which would
create over 2,000 new job opportunities. It would not be a truck terminal, but it
would use FedEx/UPS types of delivery trucks, which would turn left onto Davidson
Parkway rather than driving through the neighborhood. The projected tenant size
would range from 30,000 to 50,000 square feet. Businesses such as Wayfair and
Best Buy could locate their operations there. The driveway could be extended to the
south. He would donate a one-acre park to the City.

Ms. Nelson inquired as to whether there were any restrictions on the types of
business that could located within the proposed development. Mr. Coleman stated
that businesses having chemical discharges would not be allowed.

Mr. Planchon inquired as to how may truck bays would be located behind each
building. He remarked that about 400 trucks per day would Mr. Coleman stated that
his company is looking for maximum flexibility with the site plan.

Ms. Johnson noted that the applicant has exceed his 10 minutes of speaking time,
and that he would need a vote to proceed.

Stanley Dumas motioned to allow the applicant two additional minutes to speak. Ms.
Nelson seconded the motion, and it passed by a vote of 4-0.

PUBLIC HEARING – Chairman Abdullah opened the Public Hearing.

Public Comments In Favor:

1. Danita Minnis – Ms. Minnis inquired about the timeframe for completion. Mr.
Coleman stated that they would start immediately with the first two buildings and
with the proper permits and plats in place, and that the total development should
take three to five years to complete.

2. Evan Atkinson – Mr. Atkinson is a resident of the Northgate Crossing
Subdivision. He expressed his concern about the proposed emergency exit
being located so close to the HOA amenities, and his concern about the
company truck drivers adhering to rules. Mr. Coleman noted the emergency exit
would be gated with a notch box, and they would be restricted to only emergency
personnel.
3. Danita Minnis – Ms. Minnis asked whether the applicant was aware of
homelessness in the area. Mr. Coleman said that he was not aware of it, but that
the development site would be cleared once construction began.

Public Comments in Opposition: None.

Chairman Abdullah closed the public hearing.

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
Mr. Thibodeaux asked whether an amendment could be added to the Staff’s list of
recommended zoning conditions, whereby traffic from the adjacent Drivetime
automobile reconditioning business [at 3000 Walter Way] could be rerouted through
the subject property to relieve the neighborhood from this excess traffic. He stated
that it is the Board’s responsibility to look at possible forms of relief. Ms. Logan
pointed out that the applicant has included on his site plan a driveway stub for
possibly extending the driveway to the south, which could also connect with the
Drivetime property. Ms. Johnson stated that amendments could be included as
stipulations by adding the following verbiage: “the applicant shall coordinate with
Drivetime owners to consider rerouting vehicular traffic out of [the Northbridge
Crossing] subdivision, if feasible.” Mr. Coleman stated that there are certain State
and environmental issues that may destroy the restricted preserve areas and
prevent Drivetime owners from agreeing with any such amendment. But Mr.
Thibodeaux said that this amendment would be an opportunity to try to do something
for the neighborhood (relieving it of truck traffic).

Mr. Dumas stated that Staff has prepared a detailed report on this project, and that
he wanted to applaud the staff for all of the information. He rarely goes against the
staff recommendation. He said that he looked forward to the meeting to hear from
the applicant and the community to hear reasons to possibly be in favor of the
project, but he did not hear anything to cause him to approve the development. He
felt that the project would cause adverse impacts on the businesses in the area.

Mr. Thibodeaux stated that the Board should look at tradeoffs. The proposed project
would be an asset to the area, he said, by bringing more revenues to the City and
jobs for employees living in this area. Mr. Planchon said that he would hate to see
the project not succeeed due to the surrounding infrastructure and impacts on
existing businesses.

Chairman Abdullah stated that Ms. Johnson and Mr. Thibodeaux had laid out
conditions for approval. Mr. Thibodeaux stated that businesses should have an
opportunity, due to the property’s location next to interstates. He made a motion to
approve the applicant’s rezoning request, with the condition to relieve traffic added to
the staff’s list of conditions for approval. The motion was seconded by Mr. Abdullah.
A vote to approve the rezoning was taken, and it failed by a vote of two in favor and
three against (2-3). Mr. Thibodeaux and Mr. Abdullah voted in favor of approving the
rezoning, while Mr. Planchon, Mr. Dumas, and Ms. Nelson were opposed. Ms.
Johnson confirmed that the vote was to deny the rezoning.

B. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2021-01--The City of
Stockbridge Planning Commission and the City of Stockbridge Mayor and City
Council will hear a Comprehensive Plan Amendment Request by EastGroup
Properties, L.P., the Applicant, to change the future land use designation of
certain property from ‘Low-Density Vertical Mixed-Use’ to ‘Light Industrial’ to
allow for the development of a business distribution center within five new
buildings. The property is located in Land Lot 57 of District 12 within the
Stockbridge City Limits. It contains three parcels with 79.17 +/- total acres, as

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
follows:
• Parcel #030-01009000 -- Contains 73.88 acres. Located to the rear of
the southwest corner of Davidson Parkway and Walter Way.
• Parcel #030-01009006 -- Contains 1.66 acres. Located on the south side
of Davidson Parkway, one lot west of Walter Way.
• Parcel #030-01009005 – Contains 3.63 acres. Located on the west side of
Walter Way, two lots south of Davidson Parkway.

Ms. Logan stated that the applicant wished to remove Parcel #030-
01009005 from consideration, then she gave a PowerPoint presentation.
She said that a proposed zoning district must be permitted by a property’s
future land use designation, and that new development should promote a
better sense of place and preserve valued elements of community character.

Ms. Logan stated that the Staff recommends the denial of the requested
Comprehensive Plan amendment. However, if the Mayor and City Council
decide to approve the request, such approval should be conditioned upon
the conditions that are listed in the staff report, as follows:

1. The Comprehensive Plan Amendment shall only be approved if the
requested rezoning RZ-2021-01 is also approved, simultaneously or prior
to the Comprehensive Plan amendment.

2. Approval of the Comprehensive Plan Amendment shall be contingent
upon the developer meeting the zoning conditions that are specific to RZ-
2021-01.

At this point, Chairman Abdullah left the meeting, placing Mr. Thibodeaux, Vice
Chairman, in charge of the remainder of the meeting. Michele Battle stated that she
was extremely disappointed with the last vote [on RZ-2021-01], but that she
respected it.

Mr. Thibodeaux opened the public hearing.

PUBLIC HEARING:

Public Comments in Favor: None.

Public Comments Opposed: None.

Mr. Thibodeaux closed the public hearing since no one from the public wanted to
speak. Mr. Dumas asked whether it was common, or how frequently, does someone
make a request for a Comprehensive Plan amendment. Ms. Johnson asked Ms.
Logan to answer that question. Ms. Logan stated that this was the first
Comprehensive Plan amendment application that the City has had since the City
took over planning and zoning functions from Henry County. Further, cities and
counties have different views on whether their Comprehensive Plan is mandatory or

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
just a guide.

Mr. Thibodeaux asked for a vote on the requested Comprehensive Plan amendment.
Mr. Dumas motioned to deny the requested amendment in CP-2021-01, and Ms.
Nelson seconded the motion. The motion passed, 3-0-1. Mr. Dumas, Mr. Planchon,
and Ms. Nelson voted to deny the amendment; Mr. Thibodeaux voted to approve the
amendment; and Mr. Abdullah, who had left the meeting, did not vote.

X. UNIFIED DEVELOPMENT CODE (U.D.C.)
To be presented by Brecca Johnson and representatives from The Collaborative Firm,
the City’s consultant for the UDC.

Ms. Logan read the advertised notice into the record:

The City of Stockbridge Planning Commission and the City of
Stockbridge Mayor and City Council will review the Community
Development Department’s proposed new UDC, which includes the
City’s Zoning Code. The new UDC would comprise both an update
and a rewriting of the existing Zoning and Development ordinances
for the purposes of 1) making needed corrections and clarifications;
2) revising the available zoning districts in the city; and 3) making
the document more user-friendly.

Ms. Johnson introduced Ms. Kc Krzic of the Collaborative Firm, the City’s consultant
for this project. Ms. Krzic gave a PowerPoint presentation. She stated that the
current UDC and Zoning Code have had many sections adopted between 1997 and
2016; the organization of the document is not consistent; referenced codes are no
longer in existence or are located with the Henry County codes; and there are
outdated engineering standards. Ms. Krzic stated that the goal is to improve the
organization, update the zoning and overlay districts, integrate architectural and site
design requirements, and define and streamline the review process.

Ms. Krzic explained how she came up with new zoning districts. She stated that
many residential districts are not being used; there are no apartment districts shown
on the Zoning Map; and over 31 percent of the PD (Planned Development) district
area has been deleted; but that there are some properties still under that code. Ms.
Krzic proposed to combine and expand some districts, such as merging the RA and
R-1 districts to form the new RR (Rural Residential) district; merging the R-2 and R-3
districts to form the new SR (Suburban Residential) district; merging the RM, RM-1,
RM-2, and RM-3 districts to form the new MFR (Multiple Family Residential) district;
and expanding the existing RD (Residential Duplex) district to form the new CCR
(City Center Residential) district. Ms. Krzic also stated that a new PUD (Planned Unit
Development) district was drafted. As a result of these changes, the existing 19
zoning districts would be condensed to just 13 zoning districts. Ms. Krzic illustrated a
new format for displaying, for each zoning district, the district intent, its permitted
uses, and its conditional uses. This should be a much clearer presentation of each
district.
City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021

Ms. Krzic explained that the new City Center district would allow for additional
housing types, such as duplexes, triplexes, quadraplexes, accessory dwellings (such
as in-law suites) and senior housing. Also, the new PD (Planned Development
District) would allow preliminary concept plan review by the Planning Commission
and City Council; if approved, the applicant must create a Master Development Plan.
Such Master Development Plan must include a full site plan, property information,
existing conditions, proposed development conditions, and a written report with the
approval of the Master Development Plan conditions.

Ms. Johnson stated that the Downtown Main Street District standards were built
around the new amphitheater, to insure and allow for uses that will be attractive.

Ms. Krzic stated that the existing overlay districts were combined to create new
Citywide development standards, and that the new Parkway Mixed-Use District was
created to include the existing High-Rise Mixed-Use Overlay District, the Highway
138 Overlay District, and the Highway Corridor Overlay District.

Ms. Krzic discussed the City’s Landscaping, Buffers, and Tre Ptorection ordinance,
stating that its standards were now being incorporated into the UDC, including tree
density provisions. She also solidified the subdivision regulations, included
environmental protection measures to reflect federal and state requirements, and
included infrastructure improvements. Other housekeeping changes were made, and
the City is now seeking final comments.

Ms. Nelson inquired as to whether existing businesses would be grandfathered in.
Ms. Krzic stated that there are transition rules, and that if a property is fully
developed and not seeking permits, the business would continue on the same path
until construction is completed, and that only new zoning cases would go under the
new requirements.

Mr. Dumas applauded Ms. Krzic’s presentation, saying that it was very detailed and
thorough, and that the new UDC would be of great benefit to the City. He asked
whether existing zoning districts would automatically be changed to the new zoning
districts. Ms. Krzic replied that the new Zoning Map already identifies the new
districts for properties that would change zoning districts, and that the property
owners won’t have to do anything. Mr. Dumas also asked whether the Zoning Code
was the proper mechanism regarding rental properties. Would the new UDC stop
certain builders who are building single-family subdivisions from changing the option
to buy to renting? Ms. Johnson stated that the moratorium is still in place, and that
she will have that discussion with the City Attorneys to make sure that the City does
not violate the federal Fair Housing Act. The City wants properties to be well-
maintained. Mr. Dumas said that he was happy to brin things together with this new
UDC, moving the City up to the 21st Century.

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
Mr. Thibodeaux opened the public hearing.

PUBLIC HEARING:

Public Comments In Favor -- None

Public Comments Opposed -- None

Since there were no public comments about this case, Mr. Thibodeaux closed
the public hearing. He then made a motion to adopt the changes that were
presented to combine and streamline the UDC. The motion was seconded by
Mr. Planchon, and the motion passed by a vote of 4-0-1, with Mr. Abdullah not
being present for the vote.

XI. OFFICIAL ZONING MAP – The City of Stockbridge Planning Commission and the
City of Stockbridge Mayor and City Council will review the proposed Official Zoning
Map to be amended in conjunction with the Unified Development Code (UDC), which
includes the City’s Zoning Ordinance. This item will run concurrently with the UDC.

Ms. Logan read the item announcement into the public record.

Ms. Krzic thanked the Board members for their vote to approve the UDC, then she
presented the new Zoning Map, which has some new colors, and a new Overlay
District Map. She stated that the proposed amended Official Zoning Map will be used
in conjunction with the Unified Development Code (UDC), which includes the City’s
Zoning Ordinance, and will run concurrently with the UDC.

Mr. Thibodeaux opened the public hearing.

PUBLIC HEARING:

Public Comments in Favor -- None.

Public Comments Opposed -- None.

Mr. Thibodeaux motioned to approve the Official Zoning Map. The motion was
seconded by Ms. Nelson. The motion passed by a vote of 4-0-1, with Mr. Abdullah
not being present for the vote.

XII. PROJECT UPDATES:
To be presented by Brecca Johnson. No action is required.

Ms. Johnson gave updates on three projects, as follows:

1. Bridges at Jodeco Apartments—Ms. Johnson stated that the developer for the
Bridges at Jodeco project has submitted applications for land disturbance and

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
10
building permits to begin developing 306 multi-family apartment units, whose
buildings would have mixed uses on the bottom levels. The project would occupy
15 acres.
2. Amphitheater--Ms. Johnson stated that the City’s new Amphitheater will hold its
first concert on Saturday, September 25, 2021, featuring Gladys Knight and Patty
Labelle. Tickets are sold out, she said.
3. Annexation--Ms. Johnson stated that in late October, staff will start looking at
annexation opportunities for the City.

XIII. STAFF COMMENTS
To be presented by Brecca Johnson. No action is required.

Ms. Johnson thanked her staff, the consultant, and the Board for their help with the
UDC.

XIV. BOARD COMMENTS – None.

XV. ADJOURNMENT

Mr. Thibodeaux motioned to adjourn the meeting. The motion was seconded by Ms.
Nelson. The motion passed by a vote of 4-0-1, with Mr. Abdullah not being present
for the vote. The meeting was adjourned at 8:58 p.m.

City of Stockbridge, Georgia Planning Commission Action Minutes--September 23, 2021
RC-2021-01
RZ-2020-01

STAFF REPORT FOR A RECOMBINATION PLAT APPLICATION
FOUR PARCELS AT THE SOUTHEAST CORNER
OF EAGLES LANDING PARKWAY AND PATRICK HENRY PARKWAY

CASE FACTS

Applicant / Agent: QuikTrip / Eric Bikas.

Property Owner: Eagles Landing Partners, LLC.

Location: Southeast corner of Eagles Landing Parkway and Patrick Henry
Parkway.
Surrounding Lan
Parcel ID: Includes four parcels with approximately 2.54 acres:
• Parcel #051-01011000 at 1239 Eagles Landing Parkway
Contains approximately 0.596 acres.
• Parcel #051-01011023 at 1235 Eagles Landing Parkway
Contains approximately 0.473 acres.
• Parcel #051-01011002 at 1231 Eagles Landing Parkway
Contains approximately 1.130 acres.
• Parcel #051-01053000, located in front of 1231 and 1239 Eagles
Landing Parkway. Contains approximately 0.341 acres.

Request: Combine four parcels to form two new parcels.

Proposed Use/ One of the new parcels would be purchased and used by QuikTrip
Purpose to develop a QuikTrip gas station and convenience store.

Existing Land Uses: Vacant land. The property features a dirt embankment and two
retaining walls.

Zoning: C-2 (General Commercial).

Site Access: The main driveway is proposed from Eagles Landing Parkway. A
proposed secondary driveway would connect with a driveway
serving the office building to the south, which has access from
Patrick Henry Parkway. A proposed third driveway would have
internal access from the office park to the east.

Application September 2, 2021.
Received:

Planning Commission October 28, 2021.
Meeting:

Staff Report for RC-2021-01 / City of Stockbridge, GA Community Development Dept. October 28, 2021

ANALYSIS OF REQUEST

Applicant’s Proposal. QuikTrip plans to build a 4,993-square-foot QuikTrip gas station and
convenience store (QuikTrip #1743) at the southeast corner of Eagles Landing Parkway and
Patrick Henry Parkway, where four vacant parcels of land are located. All four parcels are
zoned C-2 (General Commercial) and they have the same property owner, Eagles Landing
Partners, LLC. In order to form one development site for QuikTrip’s use, four parcels first
need to be combined to form two new parcels. Then, QuikTrip would purchase and develop
one of the new parcels, while the property owner would retain ownership of the second new
parcel.

Applicant’s Request. QuikTrip requests that four parcels be combined to form two new
parcels, as is shown on its “Combination Plat”, which was prepared on September 1, 2021 by
Alliance Land Surveying, Inc. Parts of Parcel #051-01011023, Parcel #051-01011002, and
Parcel #51-010153000 would be combined with Parcel #051-01011000 (at 1239 Eagles
Landing Parkway) to form “Tract 1” and “Tract 2.” QuikTrip would then purchase and
develop Tract 1.

Staff Analysis. The subject property qualifies for consideration of the requested
recombination of its parcels because 1) all four parcels have the same property ownership;
and 2) all four parcels have the same zoning classification. Further, the applicant’s proposed
“Combination Plat” has been reviewed and approved for zoning compliance by the City of
Stockbridge Planning and Zoning Division, and the proposed plat has been reviewed and
approved for engineering compliance by the City of Stockbridge City Engineer. However, if
the Planning Commission approves this request, no land disturbance permit or building
permit shall be issued for this property until the applicant has submitted proof that the afore-
mentioned Combination Plat has been successfully recorded by Henry County Superior
Court.

Staff Recommendation. Since the subject property has qualified for consideration of the
requested recombination of its parcels, and since the City has determined that the proposed
plat meets all pertinent zoning and engineering requirements, the Planning and Zoning Staff
recommends the APPROVAL of this recombination plat request.

City of Stockbridge Planning and Zoning Staff
RECOMMENDATION:

APPROVAL

City of Stockbridge Planning Commission
RECOMMENDATION:

Staff Report for RC-2021-01 / City of Stockbridge, GA Community Development Dept. October 28, 2021
RC-2021-01:
Proposed
Recombination Plat
For QuikTrip
To Be Located At the Southeast Corner
Of Eagles Landing Parkway
And Patrick Henry Parkway

Presented to the City of Stockbridge
Planning Commission
October 28, 2021
Linda Logan, Senior Planner,
Planning and Zoning Division
City of Stockbridge
Community Development Department
RC-2021-01 PROPOSAL
APPLICANT / AGENT – QuikTrip / Eric Bikas.

PROPERTY OWNER – Eagles Landing Partners, LLC., who owns four parcels comprising the
proposed development site.

REQUEST – Combine parts of three parcels with a fourth parcel to form a development site for a
new QuikTrip gas station and convenience store. Two new parcels would be created. QuikTrip
would purchase and use only one new parcel (with 1.482 acres). The property owner would keep
the remaining new parcel (with 1.049 acres).

EXISTING PARCELS (all are located within Land Lot 20 of District 6):
• Parcel # 051-01011000 with 0.596 acres – At 1239 Eagles Landing Parkway.
• Parcel # 051-01011023 with 0.473 acres – At 1235 Eagles Landing Parkway.
• Parcel # 051-01011002 with 1.130 acres – At 1231 Eagles Landing Parkway.
• Parcel # 051-01053000 with 0.341 acres-- Located in front of 1231 and 1239 Eagles
Landing Parkway.

ZONING—All four parcels are zoned ‘C-2’ (General Commercial), which allows the proposed use.
AERIAL PHOTO OF VICINITY
EXISTING LAND AREA
VIEW FROM EAGLES LANDING PARKWAY
VIEW FROM PATRICK HENRY PARKWAY
GIS ZONING MAP
GIS PARCEL MAP
FOUR PARCELS SHOWN IN COLORS
PROPOSED PLAT
PROPOSED SITE PLAN
RC-2021-01 ANALYSIS & RECOMMENDATION
QUALIFICATIONS:
1. All four parcels need to have the same property owner. (They do.)
2. All four parcels need to have the same zoning classification. (They do.)
3. The preliminary plat needs to be approved by Planning and Zoning. (It was.)
4. The preliminary plat needs to be approved by the City Engineer. (It was.)

ANALYSIS--All four qualifications above have been met.

RECOMMENDATION—Approval.

STIPULATION FOR PERMITS—No land disturbance permit or building permit may be
issued by the City until the applicant submits proof that the plat has been officially
recorded by the Henry County Superior Court.
