---
date: 2025-06-09
title: Regular Council Meetings Agenda Packet
source: 2025-06/2025-06-09_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
June 9, 2025 6:00 PM
At-Large

Mayor Pro Tem LaKeisha Gantt

Council District 1

Councilmember Alphonso Thomas

Council District 2

Councilmember Kyle D. Berry, Sr.

Council District 3

Councilmember Yolanda Barber
Council District 4

Councilmember Elton Alexander

Council District 5

CITY MANAGER
Vacant STOCKBRIDGE CITY HALL
CITY CLERK
4640 NORTH HENRY BLVD.
Vanessa Holiday
STOCKBRIDGE, GA 30281
CITY TREASURER
Frank Milazi Website: www.stockbridgega.org

Phone: 770-389-7900
CITY ATTORNEY
Fax: 770-389-7912
Quinton G. Washington
Translation and Interpretation Services are available with (7)
days prior notice. Please contact the City’s HR Manager at
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, JUNE 9, 2025 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

PUBLIC HEARING DEFERRED ITEM(S) ANNOUNCEMENT - ITEM #3 SP-2024-03,
ITEM#9 AX-2025-01, #10 CP-2025-01, #11 RZ-2025-01, ITEM #14 CP-2024-02 and
RZ-2025-03 have been deferred at the Applicant's Request. ITEM #16 has been
deferred at Staff's Request.

ADOPTION OF THE AGENDA

CEREMONIAL REVIEW - Proclamation for Municipal Court Clerk Week, Eagles
Landing Dance Center, Juneteenth, Pride Month, Gun Violence Awareness
Month, Caribbean American Heritage Month, and Father's Day

PUBLIC COMMENTS - All persons wishing to speak for public comment must
sign in with the City Clerk prior to the beginning of the meeting. You must sign
your name, address, and phone number. You will be able to address the Mayor
and Council for three (3) minutes. Speakers must respect all members of the
elected body, officials, and staff. Defamation, unruliness and/or swearing will not
be tolerated while meetings are in session.

ADOPTION OF THE MINUTES
1 Adoption of the Council Meeting Minutes for May 12, 2025
Adoption of the Special Called Council Meeting Minutes for May 29, 2025

PRESENTATION
2 2024 CVB (Convention Vistors Bureau) Annual Report

- Presented by: Laura Luker, Director of Tourism
Page | 3

PUBLIC HEARING
3 SPECIAL USE PERMIT CASE #SP-2024-03. (Property is located in Council
District 4.)
Consideration of a request for a Special Use Permit to allow a personal care
home to operate on property at 270 Shields Road. Applicant/Agent: Shona
John. The property is located in Land Lot 70 of District 12, and it contains 1.47
+/- acres. - Presented by: Ryan Anderson
4 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-10. (Property is
located in Council District 3.)
Consideration of a request for a Comprehensive Plan Amendment for Parcel
#032-01030012 on the west side of Rock Quarry Road, across from Hospital
Drive, to change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.” Purpose: To allow for the
development of a convenience store with fuel sales, a retail center, and a
hotel. Property Owner / Applicant: GMI, 2 Inc. (Bhasti Mehta). Agent: Harold
Buckley, Jr., Esq., from the Law Firm of Wilson, Brock & Irby. The property is
located in Land Lot 13 of District 6, and it contains 4.26 +/- acres. - Presented
by: Ryan Anderson
5 SPECIAL USE PERMIT APPLICATION #SP-2024-01. (Property is located in
Council District 3.)
Consideration of a request for a Special Use Permit on Parcel #032-01030012
on the west side of Rock Quarry Road, across from Hospital Drive. Purpose:
To allow the construction and operation of a convenience store with fuel sales
(along with a retail center and a hotel). Property Owner / Applicant: GMI, 2 Inc.
(Bhasti Mehta). Agent: Harold Buckley, Jr., Esq. of the Law Firm of Wilson,
Brock & Irby. The property is located in Land Lot 13 of District 6, and it
contains 4.26 +/- acres. - Presented by: Ryan Anderson
6 ANNEXATION CASE #AX-2024-03. (Property is to be located in Council
District 5.)
Consideration of a request for the annexation, using the 100 percent
annexation method, of the property at 2251 Highway 42 North from
unincorporated Henry County into the Stockbridge City Limits. Purpose: To
allow the existing building to be used as a private school. Property Owner:
Brightstar Homes and Services Inc., a Georgia Corporation. Applicant / Agent:
Alexa Hilbert. The property is located in Land Lot 31 of District 7, and it
contains 3.4341 +/- acres. - Presented by: Ryan Anderson
7 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-11. (Property is to
be located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment for the
property at 2251 Highway 42 North, after the property is annexed into the
Stockbridge City Limits. The property currently has the Henry County future
land use designation of “High-Density Suburban”, and the applicant requests
that it be assigned the City of Stockbridge’s future land use designation of
“Low-Density Mixed-Use.” Purpose: To allow the existing building to be used
as a private school. Property Owner: Brightstar Homes and Services Inc., a
Georgia Corporation. Applicant / Agent: Alexa Hilbert. The property is located in
June 9, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

Land Lot 31 of District 7, and it contains 3.4341 +/- acres. - Presented by: Ryan
Anderson
8 REZONING CASE #RZ-2024-12. (Property is to be located in Council District
5.) Consideration of a request for the Rezoning of the property at 2251
Highway 42 North, after the property is annexed into the Stockbridge City
Limits. The property’s current Henry County zoning districts are ‘M-1’ (Light
Manufacturing) District and “Henry County Highway Corridor Overlay
District.” The applicant requests that the property be assigned the City of
Stockbridge’s zoning districts of ‘O-I’ (Office-Institutional) District and ‘PMU’
(“Parkway Mixed-Use Overlay”) District. Purpose: To allow the existing building
to be used as a private school. Property Owner: Brightstar Homes and
Services Inc., a Georgia Corporation. Applicant / Agent: Alexa Hilbert. The
property is located in Land Lot 31 of District 7, and it contains 3.4341 +/- acres.
- Presented by: Ryan Anderson
9 ANNEXATION CASE #AX-2025-01. (Property is to be located in Council
District 5.)
Consideration of a request for the annexation, using the 100 percent
annexation method, of the property at 1448 and 1468 Flippen Road from
unincorporated Henry County into the Stockbridge City Limits. Purpose: To
allow for the construction of a mixed residential development with townhomes
and single-family detached homes. Property Owners of 1448 Flippen Road:
William K. Reichert and Brenda A. Reichert. Property Owner of 1468 Flippen
Road: Willard D. Gilreath. Applicant: Land Buyers of America, LLC. Agent:
Michael Kaner. The property is located in Land Lots 11 and 12 of District 6,
and it contains 21.771 +/- acres. 30-Day Referral at the Applicant's Request.
- Presented by: Ryan Anderson
10 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-01. (Property is to
be located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment for property
at 1448 and 1468 Flippen Road, after the property is annexed into the
Stockbridge City Limits. The property currently has the Henry County future
land use designation of “Medium-Density Suburban”, and the applicant
requests that it be assigned the City of Stockbridge’s future land use
designation of “Medium-Density Residential.” Purpose: To allow for the
construction of a mixed residential development with townhomes and single-
family detached homes. Property Owners of 1448 Flippen Road: William K.
Reichert and Brenda A. Reichert. Property Owner of 1468 Flippen Road:
Willard D. Gilreath. Applicant: Land Buyers of America, LLC. Agent: Michael
Kaner. The property is located in Land Lots 11 and 12 of District 6, and it
contains 21.771 +/- acres. 30-Day Referral at the Applicant's Request.
- Presented by: Ryan Anderson
11 REZONING CASE #RZ-2025-01. (Property is located in Council District 5.)
Consideration of a request for the Rezoning of the property at 1448 and 1468
Flippen Road, after the property is annexed into the Stockbridge City Limits.
The property’s current Henry County zoning district is ‘RA’ (Residential-
Agricultural), and the applicant requests that the property be assigned the City
of Stockbridge’s zoning district of ‘PUD’ (“Planned Unit Development”).
Purpose: To allow for the construction of a mixed residential development with
June 9, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

townhomes and single-family detached homes. Property Owners of 1448
Flippen Road: William K. Reichert and Brenda A. Reichert. Property Owner of
1468 Flippen Road: Willard D. Gilreath. Applicant: Land Buyers of America,
LLC. Agent: Michael Kaner. The property is located in Land Lots 11 and 12 of
District 6, and it contains 21.771 +/- acres. 30-Day Referral at the Applicant's
Request. - Presented by: Ryan Anderson
12 SPECIAL USE PERMIT APPLICATION #SP-2025-01. (Property is located in
Council District 2.)
Consideration of a request for a special use permit for a tract of land on the
west side of the property at 5600 North Henry Boulevard. Purpose: To allow
the development and operation of a quick-serve restaurant with drive-through
windows. Property Owner: Wal-Mart Real Estate Business Trust. Applicant:
Ryan Gagnon, Permit Coordinator. Proposed Business: Motley 7 Brew, a
coffee store. The tract is located in Land Lot 71 of District 12, and it contains
0.566 +/- acres. - Presented by: Ryan Anderson
13 ZONING MODIFICATION CASE #ZM-2025-02. (For property located in
Council District 2.)
Consideration of a major zoning modification request for Parcel
#S07A01100000 on the west side of Brush Creek Court to provide for a change
to the previously-approved site plans for the Brush Creek Commons townhome
developments, Phases 1 and 2 (which were approved for Zoning Modification
Case #ZM-2024-01 and Rezoning Case #RZ-2024-03, respectively) and the
associated Development Agreement by allowing the applicant to convert Brush
Creek Court from a public street to a private street for the purpose of installing
security gates at the project entrance. Applicant: Pivotal Enterprises, LLC. The
property is located in Land Lot 59, District 12, and it contains 15.74 +/- acres
for Phase 1 plus 2.28 +/- acres for Phase 2, for a total of 18.02 +/- acres.
- Presented by: Ryan Anderson
14 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-02. (Property is
located in Council District 4.)
Consideration of a Comprehensive Plan Amendment for Parcel #029-
01011001, located between North Henry Boulevard and Old Atlanta Road,
south of Valley Hill Road, for the purpose of changing the property’s future land
use designation from “Low-Density Mixed-Use” to “High-Density Mixed-Use” to
allow for the development of townhomes and office space. Applicant: Templar
Development Group, LLC. Agent: Battle Law, P.C. The property is located in
Land Lot 90 of District 12, and it contains 9.90 +/- acres. - Presented by: Ryan
Anderson
15 REZONING CASE #RZ-2025-03. (Property is located in Council District 4.)
Consideration of a Rezoning for Parcel #029-01011001, located between North
Henry Boulevard and Old Atlanta Road, south of Valley Hill Road, for the
purpose of rezoning the property from ‘C-3’ (Heavy Commercial) and ‘PMU’
(Parkway Mixed-Use) Overlay District to ‘PUD’ (Planned Unit Development)
Master Plan and ‘PMU’ (Parkway Mixed-Use) Overlay District to allow for the
development of townhomes and office space. Applicant: Templar Development
Group, LLC. Agent: Battle Law, P.C. The property is located in Land Lot 90 of
District 12, and it contains 9.90 +/- acres. - Presented by: Ryan Anderson

June 9, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 6

NEW BUSINESS
16 Council consideration to approve the 2025 -2026 Liability Insurance Policy.
- Presented by: Renee Wheeler

ANNOUNCEMENTS OF UPCOMING MEETINGS & EVENTS
UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held
in the City Council Chamber. Meeting dates, locations and times are subject
to change or contact City Hall offices at 770-389-7900 or visit the website
www.stockbridgega.org for updates.

• Citywide Development Authority Meeting 2nd Tuesday of each Month at
6:00 p.m. – at City Hall in the Levi Meeting Room (Jun 10)
• Community Zoning Information Meeting – Wednesday, June 11h at 6:00
p.m. at City Hall in the Council Chamber (Jun 11)
• Main Street Advisory Board Meeting 2nd Friday of each month - at the
Downtown Connection Ctr 130 M L King, Sr. Heritage Trail (Jun 13)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
at 6:00 p.m. at the Downtown Connection Ctr 130 M L King, Sr. Heritage
Trail (Jun 17)
• Youth Council Advisory Committee Meeting, 3rd Tuesday of each month
at 6:00 p.m. at City Hall in the Levi Meeting Room (Jun 17)
• City Council Work Session Meeting **SPECIAL DATE** Wednesday,
June 25th at 6:00 p.m. - City Hall Council Chamber (Jun 25)
• Planning Commission Meeting, Thursday, June 26th at 6:30 p.m. - City
Hall Council Chamber - (Jun 26)

UPCOMING CITY EVENTS/INITIATIVES

• Food Truck Tasty Tuesdays are happening at Clark Park from 5:30 pm –
8pm. Join us for great food and lots of fun!
• Join Councilman Thomas & Councilman Berry in partnership for the
monthly Bingo Bash on Wednesday, June 25th from 10am – noon at the
Merle Manders Conference Center. Lots of fun to be had by all.
• Join the City of Stockbridge for the FREE Juneteenth Celebration on
Thursday, June 19th at the Amphitheater. Gates open at 5pm - Concert
5-11pm featuring Arrested Development, Philippia and Gritz & Jelly
Butter.
• Join Councilman Alexander for the District 5 Townhall on Thursday,
June 26th 7:00pm at the Winslow Clubhouse 900 Maple Leaf Dr.
McDonough, GA
• Join Councilman Alexander for the District 5 Community Cleanup on
Saturday, June 28th from 9am – 11am on Hudson Bridge Rd. (Parking is
available at Walmart).

June 9, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 7

• Join Mayor Anthony Ford for the monthly Meet the Mayor - Monday,
June 30th from 10am – noon at City Hall. Meetings are by appointment.
• Councilman Thomas is honoring Veterans with a Continuous Salute all
year long. Please send your pictures of Veterans with their name,
branch, rank, and years of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education, highlighting the causes and effects of
Littering and Illegal Dumping. More information to follow.
• Sign Up for real-time alerts about severe weather, road closures and
emergencies on the Regroup App. Visit the city’s website or social
media pages for more information on how and where to sign up. Stay
Safe!

Please contact Rosalynd Rawls to schedule an appointment for Meet the
Mayor and for more information on Council Initiatives at 678-833-3348 or via
email: rrawls@stockbridgega.org

2025 CONCERT SEASON SCHEDULE

• RESCHEDULED - Saturday, August 29th – Parti-Gras Tour featuring
Bret Michaels and Special Guests Lupe Fiasco and Chapel Hart
• Saturday, June 14th – Ladies of the 80’s- featuring Regina Belle, Karyn
White, Deniece Williams, Evelyn “Champagne” King, Shanice and
Beverly Crawford with Special Guest Appearance by: The Silver Fox
Squad
• Sunday, June 15th – Anthony Hamilton & Friends
• Saturday, June 28th – Ledisi & Kindred The Family Soul
• Saturday, July 12th – The All-White party Tribute to Frankie Beverly
featuring The Maze Band, Jubu Smith, Eric Benet, Dave Hollister,
Christopher Williams, Mike Phillips & Vivian Green

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

June 9, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, MAY 12, 2025 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Councilmember Kyle D. Berry, Sr. – Council District 3
Councilmember Yolanda Barber – Council District 4
Councilmember Elton Alexander – Council District 5
Administration
Vacant – City Manager
Vanessa Holiday – City Clerk
Frank Milazi – City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.

Invocation by Mayor Ford at 6:06 p.m.

Invocation by: Councilmember Berry

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All the
members were present except Councilmember Thomas.

Motion to amend the Agenda to defer Public Hearing Item #2 – Special Use Permit Case
#SP-2024-03 for 30 days at the Applicant’s request was made by Mayor Pro Tem Gantt;
seconded by Councilmember Berry. The motion passed unanimously 4-0.

Councilmember Barber noted she has made the request that she be made aware of
District 4 activities, and that she was not notified or informed of the request to Defer Item
#2 from tonight’s Agenda.

Motion to amend the Agenda to Defer Item #7 – FY2024 Budget Amendment Ordinance
to be heard at the May 27, 2025 Work Session Meeting at the City Treasurer’s request
was made by Mayor Pro Tem Gantt; seconded by Councilmember Alexander. The
motion passed unanimously 4-0.

Motion to adopt the Agenda to add Item #8 – Soccer Association Project was made by
Mayor Pro Tem Gantt; seconded by Councilmember Alexander. The motion passed
unanimously 4-0.

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Motion to adopt the Agenda was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.

Motion to amend the Agenda to add a Discussion of a 6-month moratorium on
development in Northeast Council District 4 to conduct a Master Plan for infrastructure
improvements and from Professional Services was made by Councilmember Barber;
The motion failed for lack of a second.

Motion to amend the Agenda to add a Discussion to task Falcon Design to design a
Beautification Project for GA Hwy. 138 and identify funding was made by Mayor Pro Tem
Gantt; seconded by Councilmember Barber. The motion passed unanimously 4-0.

Motion to amend the Agenda to add a Discussion of a request from the Citizen Police
Advisory Council to allow the installation of painted concrete tables for Checks/Chess at
Clark and Memorial parks was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.
Motion to adopt the Agenda was made by Councilmember Alexander; seconded by
Mayor Pro Tem Gantt. The motion passed unanimously 4-0.

CEREMONIAL REVIEW
Mayor Ford referenced the Proclamations presented for Mother's Day, National Public
Works Week, Public Service Week, National Asian-Pacific Islander Month, National Day
of Prayer, Mental Health Awareness Month and Professional Municipal Clerks Week

PUBLIC COMMENTS
• Mr. Coren Randazzo made comments regarding the noise/disrespect regarding
the Amphitheater.
• Ms. Sunny Randazzo made comments regarding the noise levels at the
Amphitheater, and the non-budgeted spending of $6.8 million dollars at the
Amphitheater.
• Mr. Paul Turner made comments regarding the Amphitheater being over budget
and questioned payments in 2024 to Amphitheater vendors.
• Ms. Gladys Williams-Tillmon (AFLAC) made comments in support of Mr. Harold
Young.
• Mr. Charlie Cook (30-year resident) made comments about developments in
District 4 and raised questions about the number of developments approved and
the percentage of occupancy.
• Ms. Donie Hogan (Alexander Ballroom ) noted her business operates catering at
the Amphitheater and has updated the LLC as required by the City and stands by
her service and has all the required credentials.
• Ms. Jeanese Crowell made comments in support of Mr. Harold Young and Donie
Hogan.
• Mr. Sammy Mumphery (Amphitheater Security) made comments in support of
Mr. Harold Young.
• Mr. Harold Young noted he has been in the entertainment business for 30+years
and wanted to correct misinformation stated about the operations of the
Amphitheater.
• Mr. Robert Schuhl noted the area along Shields Road is dangerous with speeder
and that he has asked staff and the police department for speed humps and has
not been given an answer on how to resolve the safety concerns.

2|Page
APPROVAL OF THE MINUTES
1. Motion to approve the April 14, 2025 Council Meeting Minutes, April 21,
2025 Special Called Meeting Minutes and the April 29, 2025 Work
Session Meeting Minutes was made by Mayor Pro Tem Gantt; seconded
by Councilmember Alexander. The motion passed unanimously 4-0.

PUBLIC HEARING – Mayor Ford read the Public Hearing Rules
2. SPECIAL USE PERMIT CASE #SP-2024-03. (Property is located in
Council District 4.)
Consideration of a request for a Special Use Permit to allow a personal
care home to operate on property at 270 Shields Road. Applicant/Agent:
Shona John. The property is located in Land Lot 70 of District 12, and it
contains 1.47 +/- acres.
Item Deferred to the June 9, 2025 Meeting at the Applicant’s request.

3. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-02. (Property
is located in Council District 4.)
Consideration of a Comprehensive Plan Amendment for Parcel #029-
01011001, located between North Henry Boulevard and Old Atlanta Road,
south of Valley Hill Road, for the purpose of changing the property’s future
land use designation from “Low-Density Mixed-Use” to “High-Density
Mixed-Use” to allow for the development of townhomes and office space.
Applicant: Templar Development Group, LLC. Agent: Battle Law, P.C.
The property is located in Land Lot 90 of District 12, and it contains 9.90
+/- acres.
Presented by Ryan Anderson, Community Development Director
Mr. Anderson made a request to Council to Defer the item to the June 9,
2025 Meeting at the Applicant’s request.

Motion to defer as requested was made by Mayor Pro Tem Gantt;
seconded by Councilmember Berry. The motion passed unanimously 4-0.

4. REZONING CASE #RZ-2025-03. (Property is located in Council District 4)
Consideration of a Rezoning for Parcel #029-01011001, located between
North Henry Boulevard and Old Atlanta Road, south of Valley Hill Road,
for the purpose of rezoning the property from ‘C-3’ (Heavy Commercial)
and ‘PMU’ (Parkway Mixed-Use) Overlay District to ‘PUD’ (Planned Unit
Development) Master Plan and ‘PMU’ (Parkway Mixed-Use) Overlay
District to allow for the development of townhomes and office space.
Applicant: Templar Development Group, LLC. Agent: Battle Law, P.C.
The property is located in Land Lot 90 of District 12, and it contains 9.90
+/- acres.
Presented by Ryan Anderson, Community Development Director

Mr. Anderson made a request to Council to Defer the item to the June 9,
2025 Meeting at the Applicant’s request.
Motion to defer as requested was made by Mayor Pro Tem Gantt;
seconded by Councilmember Berry. The motion passed unanimously 4-0.

3|Page
NEW BUSINESS
5. Council Consideration to adopt an Ordinance authorizing the Henry
County Elections Board to conduct elections, and the City may request the
Elections Board to perform any or all duties of a Superintendent of
Elections as specified under Chapter of Title 21 of the Official Code of
Georgia Annotated with the exception of the Qualification of Candidates.
Presented by Vanessa Holiday, City Clerk

Ms. Holiday noted the Clerk’s Office received notice from the Henry
County Elections Office notifying all Henry County Municipal Clerks that
the Board of Elections recently passed a motion to update the
Intergovernmental Agreements between the Henry County Board of
Elections and Voter Registration and municipalities, and referenced the
SDS Agreement in place whereas Henry County will conduct the city’s
municipal elections; and noted that in accordance with the recommended
guidelines, the Board requests that the City of Stockbridge update its
Ordinance, and execute the proposed Intergovernmental Agreement
which outlines the responsibilities of the City as well as those of the Board;
and submit the signed agreement back to the County Elections Office no
later than May 30, 2025.

Motion to approve the adoption of an Ordinance authorizing the Henry
County Board of Elections to conduct Municipal Elections for the City of
Stockbridge was made by Mayor Pro Tem Gantt; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

6. Council Consideration to approve an Intergovernmental Agreement (IGA)
between Henry County, Georgia, the Henry County Elections Board of
Elections and Registration and the City of Stockbridge, Georgia relating to
Municipal Election Services.
Presented by Vanessa Holiday, City Clerk

Moton to approve an Intergovernmental Agreement (IGA) between the
City of Stockbridge and Henry County Board of Elections to conduct the
city’s Municipal Elections was made by Mayor Pro Tem Gantt; seconded
by Councilmember Berry. The motion passed unanimously 4-0.

7. Council Consideration to approve the FY2024 Budget Amendment
Ordinance.
Item Deferred to the May 27, 2025 Work Session Meeting at the City
Treasurer’s request.

8. Council Consideration to approve support to move forward with the
Southern Crescent Soccer Association (SCSA) partnership of constructing
two soccer fields in the Eagles Landing Park, contingent upon the SCSA
securing a $100,000 grant and the City of Stockbridge will pledge of an in-
kind donation contribution of $100,000 for site prep; include the Minutes to
reflect that the city is contributing at least $100,000 of in-kind work to
support the grant; no money is being asked for; A letter of support from

4|Page
the Mayor; and a basic rending of the park showing the two fields; and
SCSA will continue to research similar grants.
Presented by Gerald Sanders, Economic Development Director and Eric
Morrison, President of the Southern Crescent Soccer Association

Mr. Sanders noted the proposed soccer fields would be located in the
Eagles Landing park in Council District 5, and that as referenced in the
email distributed to the Mayor & Council on Friday, the Southern Crescent
Soccer Foundation is seeking support from the City to move forward with
an application for $100,000.00.

Mr. Morrison noted the SCSA is attempting secure a GA 100 grant for
$100,000 that has a submission deadline of next Thursday May 15, and
that there are several U S Soccer Federation and GA 100 grants available
to offset most of the associated construction costs; and that part of the
grantor’s requirement is to demonstrate a commitment of matching funds
or in-kind support equal to $100,000.00. Mr. Morrison referenced the
soccer fields in Ellenwood and Hampton and noted the SCSA partnered
with the City of McDonough in a Public/Private Partnership deal to
complete the soccer field that city; and that the idea is to attract Atlanta
United, and other professional teams to these soccer fields.

Councilmember Alexander thanked Mr. Morrison for the presentation,
noting the bar needs to be set high, based on the city’s Mission and Vision
Statements, and wants the fields to be used by the entire region and boost
tourism.

Councilmember Barber noted the fiscal responsibility of the city, and
asked Mr. Morrison funding wise, what is being requested of the city, and
asked are if there money requests attached the ask from the city, or is the
in-kind donation that is referenced in the letter going to be the land that the
city will perhaps donate be the in-kind that the association is looking for.

Mr. Morrison’s response was there has not been a discussion regarding
the donation of land, but rather a lease, and described the City of
McDonough soccer field project, noting the $300,000 project where the
SCSA raised $125,000 in donations, the City of McDonough paid $75,000
and Atlanta United kicked in $100,000. Mr. Morrison noted the
maintenance of the fields is expensive and estimates the proposed soccer
fields would be estimated at $400,000, and that it will take the SCSA more
than a year to raise money; and that the City of Stockbridge would help to
maintain the fields at $15,000 - $20,000 per year, and the SCSA would
provide the programming.

Councilwoman Barber noted support of programming for youth activities,
however, there is a concern regarding the funding source for this project,
and asked Mr. Sanders if he had met with the City’s Treasurer to
determine the funding. Mr. Sanders stated he had not.

5|Page
Mr. Milazi confirmed the project is not a budgeted item, and that funding
would need to be moved from another area of the budget.

Councilwoman Barber asked who is to pay for the Concept Plan designed
by TSW and asked for the cost; and asked it the city’s Master Park Plan
had to be amended to incorporate the soccer fields, and will there be a
cost, noting Mr. Aaron is not here to answer those questions at this time.

Mr. Sanders stated it is his understanding that the proposed soccer fields
fit into the Master Park Plan.

Councilwoman Barber asked who would be responsible for the prep work,
and what is the estimated cost.

Mr. Morrison referenced the City of McDonough project where the $75,000
paid was to prep the field, noting he is unsure of the cost to prep the
proposed two soccer fields, and is looking for various grants.

Councilwoman Barber reiterated support of the soccer fields and youth
programs, however, cannot blindly support the project without a funding
source in place.

Councilman Alexander reminded staff of the conversations where it was
determined that SPLOST VI would be used as the funding source, noting
there is funding allocated in the Park Improvement Line Item.

Councilwoman Gantt noted this would be a wonderful opportunity for
tournaments to come to the area and is pleased to hear that the SCSA is
not asking for money, and that the funding has been identified in the
SPLOST VI Budget Line Item.

Councilman Berry echoed the sentiments of much needed youth
programming here in the city, noting this will be a great attraction where
there is currently a void, and the city should seize the moment and make
the investment, and looks forward to more partnerships throughout Henry
County.

Motion to approve as presented utilizing SPLOST VI Park Improvements
funding was made by Councilmember Alexander; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or
contact City Hall offices at 770-389-7900 or visit the website www.stockbridgega.org
for updates.
• Citywide Development Authority Meeting 2nd Tuesday of Each Month at 6:00
p.m. – at City Hall in the Levi Meeting Room (May 13)
• Community Zoning Information Meeting – Wednesday, May 14th at 6:00 p.m. at
City Hall in the Council Chamber (May 14)
6|Page
• Downtown Development Authority Meeting, 3rd Tuesday of each month at 6:00
p.m. at the Downtown Connection Ctr 130 M L King, Sr. Heritage Trail (May 20)
• Youth Council Advisory Committee Meeting, 3rd Tuesday of each month at 6:00
p.m. at City Hall in the Levi Meeting Room (May 20)
• Planning Commission Meeting, **SPECIAL MEETING DATE** Thursday, May
22nd at 6:30 p.m. - City Hall Council Chamber - (May 22)
• City Council Work Session Meeting held on the last Tuesday of the month at
6:00 p.m. - City Hall Council Chamber (May 27)
UPCOMING CITY EVENTS/INITIATIVES
• Food Truck Tasty Tuesdays are happening at Clark Park from 5:30 pm – 8pm.
Join us for great food and lots of fun!
• Join Councilman Thomas & Councilman Berry in partnership for the monthly
Bingo Bash on Wednesday, May 21st from 10am – noon at the Merle Manders
Conference Center. Lots of fun to be had by all.
• Join Mayor Anthony Ford for the monthly Meet the Mayor - Monday, May 19th
from 10am – noon at City Hall. Meetings are by appointment.
• Join the City of Stockbridge for the Annual Memorial March on Monday,
May 26, 2025, from 9 am to 11 am. The Memorial March is FREE and OPEN to
all. We encourage groups and organizations to join us as we honor those who
have fallen. The march will begin at the Merle Manders Conference Center to
Memorial Park and return to the Conference Center.
• Councilwoman Barber presents the Classic Father Annual Father’s Day
Luncheon on Sunday, June 8th from 3-5pm at the Merle Mander Conference
Center. Nomination criteria: Must be a Father and reside in Henry County,
cannot be an elected official or serve on a board/committee; actively
contributes/volunteers his time and/or talents and efforts to positively impact
others in Henry County; and must be available on Saturday, May 24th (10am-
noon) and Sunday, June 8th (3-5pm). Please submit nomination for an
extraordinary father to ybarber@stockbridgega.org . The deadline to submit is
Monday, May 19th. Let’s celebrate the heart and dedication of fathers who uplift
our community.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year
long. Please send your pictures of Veterans with their name, branch, rank, and
years of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
• Sign Up for real-time alerts about severe weather, road closures and
emergencies on the Regroup App. Visit the city’s website or social media
pages for more information on how and where to sign up. Stay Safe!

Please contact Rosalynd Rawls to schedule an appointment for Meet the
Mayor and for more information on Council Initiatives at 678-833-3348 or via
email: rrawls@stockbridgega.org

7|Page
2025 CONCERT SEASON SCHEDULE
• Saturday, May 24th – Memorial Day Weekend – Dirty South Yeek Crunk Fest
featuring Pastor Troy, MC Shy’D, D J Raheem the Dream, Mook B Trillville,
Eastside Boyz
• Saturday, May 31st – Parti-Gras Tour featuring Bret Michaels and Special
Guests Lupe Fiasco and Chapel Hart
• Saturday, June 14th – Ladies of the 80’s- featuring Regina Belle, Karyn White,
Deniece Williams, Evelyn “Champagne” King, Shanice, and Beverly Crawford
with Special Guest Appearance by: The Silver Fox Squad
• Sunday, June 15th – Anthony Hamilton & Friends
• Saturday, June 28th – Ledisi & Kindred The Family Soul
• Saturday, July 12th – The All-White party Tribute to Frankie Beverly featuring
The Maze Band, Jubu Smith, Eric Benet, Dave Hollister, Christopher Williams,
Mike Phillips & Vivian Green

MAYOR’S COMMENTS
Mayor Ford noted the school year was coming to a close and encouraged everyone
look out for the safety of students; asked that everyone be safe as they take vacations;
and to remain healthy with check-ups, boosters, and vaccinations.

Motion to convene Executive Session for Personnel, Real Estate and Litigation was
made by Mayor Pro Tem Gantt; seconded by Councilmember Alexander. The motion
passed unanimously 4-0.
Councilmember Barber exited Executive Session.
Motion to adjourn Executive Session and sign an Affidavit was made by Councilmember
Alexander; seconded by Councilmember Berry. The motion passed unanimously 4-0.
Motion to reconvene the meeting was made by Councilmember Berry; seconded by
Mayor Pro Tem Gantt. The motion passed unanimously 4-0.
Mayor Ford read a Letter of Admonition into the Record regarding Councilmember
Yolanda Barber. Motion to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed 3-0. (Alexander, Berry, Gantt).
Councilwoman Barber did not participate in the vote.
Motion to adjourn the meeting at 7:49 was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.
Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

8|Page
CITY COUNCIL
SPECIAL CALLED MEETING
SUMMARY MINUTES
THURSDAY, MAY 29, 2025
4:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Vacant, City Manager
Mayor Pro Tem LaKeisha Gantt – Dist. 1 Vanessa Holiday, City Clerk
Councilmember Alphonso Thomas – Dist. 2 Frank Milazi, City Treasurer/CFO
Councilmember Kyle D. Berry, Sr. – Dist. 3 Quinton Washington, City Attorney
Councilmember Yolanda Barber – Dist. 4
Councilmember Elton Alexander – Dist. 5
Mission: Is to provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order at 4:15 p.m. by Mayor Ford.

Invocation by Mayor Ford

Pledge of Allegiance recited by all in attendance.

The City Clerk was asked to proceed with Roll Call. All the members were present
except Councilmember Berry and Councilmember Thomas.

Motion to approve the Agenda was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 3-0.

EXECUTIVE SESSION
1. To discuss or deliberate upon the appointment, employment, compensation,
hiring, disciplinary action or dismissal, or periodic evaluation or rating of a
public officer or employee; O.C.G.A. §50-14-3 (6).

Motion to convene Executive Session for Personnel Matters was made by Mayor Pro
Tem Gantt; seconded by Councilmember Alexander. The motion passed unanimously
3-0.

Councilmember Berry joined Executive Session at 4:23 p.m.

1|Page
Motion to adjourn Executive Session and sign an Affidavit was made by Mayor Pro Tem
Gantt; seconded by Councilmember Berry. The motion passed unanimously 4-0.

Motion to reconvene the Special Called Meeting with No Action was made by Mayor Pro
Tem Gantt; seconded by Councilmember Berry. The motion passed unanimously 4-0.

Motion to adjourn the meeting at 7:10 p.m. was made by Mayor Pro Tem Gantt;
seconded by Councilmember Berry. The motion passed unanimously 4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

2|Page
Annual CVB Update

JUNE 9, 2025
WHO IS VISIT HENRY?
A DESTINATION MARKETING ORGANIZATION
CHARGED WITH MARKETING HENRY
COUNTY AS A DESTINATION FOR TOURIST
TO EAT, PLAY, MEET AND STAY.

“ A p r i v a t e s e c t o r n o n - p r o fi t o r g a n i z at i o n o r o t h e r p r i v a t e e n t i t y
which is exempt…under Section 501(c)(6) of the IRS Code of
1986”
2 VISITHENRYCOUNTYGEORGIA.COM
NOTE THAT O.C.G.A. 48-13-50.2(2) DEFINES
“ PROMOTING TOURISM, CONVENTIONS
AND TRADE SHOWS (TCT) ” AS “PLANNING,
CONDUCTING, OR PARTICIPATING IN
PROGRAMS OF INFORMATION AND
PUBLICITY DESIGNED TO ATTRACT OR
ADVERTISE TOURISM, CONVENTIONS, OR
TRADE SHOWS.”

–GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS

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CVB FUNDING

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Hotel/Motel Tax
Room rate, state & local
tax, occupancy tax, $5
state transportation fee

By state law a %
must go to a non- Occupancy tax – 5% or 8%
profit for tourism
promotion.
40% of tax (at 5%)
43.75% of tax (at 8%)

5 VISITHENRYCOUNTYGEORGIA.COM
Funding

- Tourism spend
- jobs
- local tax

state tax
tax savings

Collected by:
City of Hampton

*HMT = Hotel/Motel Tax; TCT = Tourism, Conventions & Trade Shows

6 VISITHENRYCOUNTYGEORGIA.COM
Funding

Collected by:
City of Locust Grove
City of Stockbridge
Henry County BOC
City/County City/County

DMO

*HMT = Hotel/Motel Tax; TCT = Tourism, Conventions & Trade Shows; TPD = Tourism Product Development

7 VISITHENRYCOUNTYGEORGIA.COM
CVB BED TAX COLLECTIONS
Hampton

Henry County Locust Grove
BOC 33%
32%

Stockbridge
34%

8 VISITHENRYCOUNTYGEORGIA.COM
HOUSE BILL 317

Short-term Rentals

In 2021, the Georgia General Assembly
passed HB 317 which changed the
definition of “innkeeper” to include those
who run short-term rentals (Airbnb,
VRBO) and to require them to pay
hotel/motel taxes.

Law went into effect July 1, 2021.

All taxes collected are treated just like
traditional hotel/motel tax funds.

9 VISITHENRYCOUNTYGEORGIA.COM
The Who?

Who Does the CVB Promote? Who Does the CVB Promote to?
- Restaurants - Leisure Travelers
- Attractions - Youth Sports Teams
- Accommodations - Business Travelers
- Caterers - Brides/Weddings
- Special Event Venues - Family Reunions
- Special Events - Corporate Meeting Planners
- Film Sites - Day Trippers
- Production Companies
- NOT RESIDENTS

10 VISITHENRYCOUNTYGEORGIA.COM
ADVERTISING &
MARKETING

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CITY SPECIFIC DIGITAL ADS

12 VISITHENRYCOUNTYGEORGIA.COM
DIGITAL AD EXAMPLES

City Video

Search Display Ad

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CTV/OTT NETWORKS

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PRINT & OUTDOOR ADVERTISING AMS Elevator Wrap

Billboards
AMS Column Signs

15 VISITHENRYCOUNTYGEORGIA.COM
ECONOMIC IMPACT
& TOURIST
SPENDING

16 VISITHENRYCOUNTYGEORGIA.COM
HENRY COUNTY VISITOR SPENDING (2023)*
SPENDING (IN MILLIONS)
Lodging,
Transport,
$85.10
$108.30

$504.1 Million
Retail, $92.50 Food/Beverage
, $149.10

Recreation,
$69.20

*According to Tourism Economics Report provided to the Georgia Department of Economic Development.

17 VISITHENRYCOUNTYGEORGIA.COM
TOURISM SPENDING

Top 10 Counties (in Visitor Spending)

1.Fulton 6.Glynn
2.Chatham 7.Richmond
3.Cobb 8.Clayton
4.DeKalb 9.Muscogee
5.Gwinnett 10.HENRY

18 VISITHENRYCOUNTYGEORGIA.COM
VISITOR SPENDING IN 2023

Breaking it down
• 1,279,265 trips to Henry County*
• 106,605 visitors a month
• 3,553 visitors a day (roughly the capacity of the Stockbridge Amphitheater)
• $1.38 million/per day
• $394/per visitor

19 VISITHENRYCOUNTYGEORGIA.COM
SALES TAX

Henry County has an 8% sales tax that is divided up as follows:
• 4% - State Taxes
• 1% - SPLOST
• 1% - E-SPLOST
• 1% - T-SPLOST
• 1% - LOST
$33.2 million in state and local taxes were generated, meaning:
• $16,600,000- State Taxes
• $4,150,000 - SPLOST
• $4,150,000 - E-SPLOST
• $4,150,000 - T-SPLOST
• $4,150,000 - LOST

20 VISITHENRYCOUNTYGEORGIA.COM
TOURISM TAX SAVINGS

$1,265
The additional amount each household in Georgia would need
to be taxed to replace the visitor-generated taxes received by
state and local governments in 2023.

$404 The additional amount each Henry County household would need to pay to replace
visitor-generated taxes for local government operations and services.

21 VISITHENRYCOUNTYGEORGIA.COM
OUR VISITORS

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WHERE DO THEY COME FROM?

23 VISITHENRYCOUNTYGEORGIA.COM
WHERE DO THEY GO?

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STOCKBRIDGE POINTS OF INTEREST

30.9K
764

25 VISITHENRYCOUNTYGEORGIA.COM
WHEN DO THEY COME?

February 25, 2024 – Race Weekend
November 28, 2024 – Thanksgiving

September 8, 2024 – Race Weekend Christmas

26 VISITHENRYCOUNTYGEORGIA.COM
QUESTIONS?

27 VISITHENRYCOUNTYGEORGIA.COM
CONTACT
LAURA LUKER
Director of Tourism
770.692.7954
lluker@visithenrycountygeorgia.com

28 VISITHENRYCOUNTYGEORGIA.COM
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
SP-2024-03 for 270 Shields Road. Consideration of a special use permit by Shona John to allow a per-
sonal care home in an SR zoning district to care for three residents in her existing home. This case be-
gan about one year ago. It has been delayed due to the applicant’s non-attainment of a business license
(denied by Business Services) and a lack of a State personal care home permit and a medication aide
certificate, both of which she now has. The applicant is making diligent efforts to meet all requirements.
BACKGROUND INFORMATION:
Staff Recommendation: Denial. Although the UDC allows personal care homes, there is no pro-
vision in Municode for a business license to be issued for a personal care home, and no mechanism
for regulating them. Planning Commission Action—Denial on April 17, 2025. The applicant then
requested a deferral after obtaining an attorney (Battle Law). Previously, the Planning Commission
denied SP-2024-03 on September 19, 2024 since the applicant’s business license was denied,
although the denial was based on other types of care homes rather than personal care homes.
APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
SPECIAL USE PERMIT CASE #SP-2024-03

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: DENIAL.

Staff Signature

Shona John
270 Shields Road
Stockbridge, GA 30281

Frederick Gardiner
City Council Manager
4640 North Henry Blvd
Stockbridge, GA 30281

Dear Frederick Gardiner

I am writing to request an extension for submitting the state license. Due to limited funds, I
needed to apply for a loan, as discussed in our recent meeting, to complete the necessary repairs
on the property. Unfortunately, the loan approval process took longer than anticipated, delaying
the entire project timeline. My husband is currently the only one able to work on the property,
and the loan amount was insufficient to hire additional help, which has further extended our
timeline.

I would be very grateful if you could grant an extension until the first week of January for me to
submit the state license. Thank you for your understanding and consideration, and I look forward
to your response.

Sincerely,
Shona John
Henry County, GA

Overview

Legend
Parcels
Roads

144 ft

Parcel ID S10-02041000 Class R Owner FOX MARY M Land $28,000
Property 270 SHIELDS Acreage n/a Address 270 SHIELDS RD Value:
Last 2 Sales
Address RD STOCKBRIDGE GA Building $265,900
Date Price Reason Qual
District City/Stockbridge 30281 Value:
D OF
Misc $0 6/6/2017 $0 U
ASSNT
Value:
4/30/1990 $119,900 n/a Q
Total $293,900
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 9/5/2024
Last Data Uploaded: 9/5/2024 9:05:39 AM

Developed by
5/12/2025

Linda Logan
City of Stockbridge Community Development
City Planner
4602 North Henry Boulevard
Stockbridge, GA. 30281

Re: Deferral of SP-2024-03

Ms. Logan:

On behalf of the Applicant for the proposed special land use permit application for property located at
270 Shields Road, being parcel number S10-02041000 pertaining to petition number(s) SP-2024-03, I
respectfully request to defer this application thirty (30) days to Mayor and Council.

Prepared By:

Joshua Mahoney
For Battle Law, P.C.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Thank you for choosing the City of Stockbridge for your business!

Please DO NOT START YOUR BUSINESS until you have completed all steps necessary for your license (s).

Optional/ Additional Information
• Federal Tax ID - IRS (800) 829-4933 If you are operating a business within the
city limits of Stockbridge, you are required
• GA Sales Tax ID- GA Dept. of Revenue (404) 724-7200 to obtain an Occupational Tax Certificate.
Forms– www.dor.georgia.gov
Registration- www.dor.georgia.gov This also applies to ALL Home
• Secretary of State- (404) 656-2881 or www.sos.ga.gov
Occupations. All applicants are required to
pay a $70 (non-refundable) Administrative
Fee along with the tax based on estimated
gross receipts
• Small Business Administration http://www.sba.gov
(404) 331-0100 Occupational Tax Certificates are based on
Important Information annual gross receipts with the exception
of Professional Services. See O.C.G.A. 48-
• Department of Agriculture - (404) 656-3645 13-9(c) for definition listing.
• Stockbridge Fire Department - (678) 833-3338
• Stockbridge Building Department - (678) 833-3338
• Stockbridge Planning and Zoning - (770) 692-8465
• Stockbridge Permits- (678) 833-3314

*Contact our Occupational Tax Office to verify your location prior to submitting your application
at: 678-833-3302 or 678-833-3310

RENEWAL
• Occupational Tax Certificates are Renewed Annually
• Renewal notices are mailed in July and returned to the City of Stockbridge by October 1.
• Invoices are mailed in November and are due by December 31st

PLEASE NOTE:
Failure to receive correspondence regarding renewal or bill does not relieve obligation to pay occupational
tax, penalty and/or interest. A 15% penalty + 1% per month interest fee will apply if late.

RENEWAL FEES ARE DUE BY DECEMBER 31ST OF EACH YEAR
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

This checklist comprises of the documentation needed initiate the application process and provides a brief sum-
mary of the application process. Please keep this checklist for your records, as it contains important information
needed during the application process.

HOME-BASED BUSINESS APPLICATION CHECKLIST:
Please provide the following documents when submitting your application:

The following items are required for ALL businesses:

 Occupational Tax Application
 SAVE Public Benefits and Private Employer Affidavit Verifying Status
 Home-Based Regulations
 Current Government Issued Photo Identification (i.e.: Copy of Driver’s License/ Passport)- Must match
address of business on the application
 Addressed must be verified if it is in the City of Stockbridge
 If you are a non-profit organization please include a copy of your 501 (c) 3.

HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Section I- BUSINESS INFORMATION (Application must be completed in its’ entirety for processing)
Business Name:
DBA:

Business Address: Street Address Zip

Mailing Address: Street Address City State Zip
Business Tel #:
E-Mail:
FEIN or SS#: State License #:(If applicable)
# of Employees-Company
# of Employees-City

E-Verify #: (Only businesses
with more than 10 employees.)

Date Business Opened:
Please fully describe the type of business that will be conducted:

Section II- TYPE OF OWNERSHIP
 Sole Ownership  Corporation

 Partnership  Limited Liability Company
Section III- OWNER’S / OFFICER’S INFORMATION
Name/ Title:
Home Address:
Tel # :
E-Mail:

Name/Title:
Home Address:
Tel # :
E-mail:
Section IV- OCCUPATIONAL TAX SCHEDULE
Estimated/ Actual Gross Receipts for this calendar year: $
ONLY FOR PROFESSIONAL PRACTITIONERS: Please contact the Business Services Department for fee schedule.

If applying for a non-profit/tax exempt organization, please include a copy of your 501(c) form or letter of approval. Your
business will not be considered Non-Profit until we receive a copy of your 501(c)3 letter or a current letter of your exemption
status from the Internal Revenue Service (IRS).
Signature: Title: Date:

FOR OFFICE USE ONLY PARCEL #: NAICS CODE: I.D. #: 3
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Private Employer Affidavit Pursuant To O.C.G.A. § 36-60-6(d)
By executing this affidavit under oath, the undersigned private employer verifies one of the following with
respect to its application for a business license, occupational tax certificate, or other document required to
operate a business as referenced in O.C.G.A. §36-60-6(d):

*** If you select SECTION 1 (A), please fill out SECTION 2 and then execute with signature below.***
Section 1. Please check ONLY ONE:
(A) ________ On January 1st of the below signed year, the individual, firm, or corporation employed
more than ten (10) employees.
***If you select SECTION 1 (B), please skip SECTION 2 and execute with signature below.***
(B) ________ On January 1st of the below signed year, the individual, firm, or corporation employed
ten (10) or fewer employees.
Section 2.
The employer has registered with and utilizes the federal work authorization program in accordance with the applicable provisions and
deadlines established in O.C.G.A. §36-60-6(d). The undersigned private employer also attests that its federal work authorization user
identification number and date of authorization are as follows:

Name of Private Employer

Federal Work Authorization User I.D. #

Date of Authorization

I hereby declare under penalty of perjury that the foregoing is true and correct.
Executed on __________________, ______, 20___ in __________________(city), _______________(state).

Signature of Authorized Officer or Agent (Owner or Manager)
Printed Name & Title of Authorized Officer or Agent (Owner or Manager)
SUBSCRIBED AND SWORN BEFORE ME ON THIS THE ______ DAY OF ______________, 20__.
Notary Public
My Commission Expires: ________________________________
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com
SAVE Public Benefits Affidavit
O.C.G.A § 50-36-1 (e) (2)
INSTRUCTIONS: As required by Georgia Security and Immigration Compliance Act of 2006, as amended, every agency administering or providing Public
Benefits is responsible for requiring that applicants for public benefits execute a sworn affidavit verifying the applicant’s lawful presence in the United
States {Ga. Code 50-36-1(e) (2)}. By executing this affidavit under oath, as an applicant for the City of Stockbridge, Georgia public benefit as supplemented
by resolution of the City Council, I am stating the following with respect to my application to the City of Stockbridge.

Name of natural person applying on behalf of individual, business, corporation, partnership or other private entity.

Address of applicant named above Telephone Number

OCCUPATIONAL TAX CERTIFICATE
Name of business, corporation for whom application is being Category of Public Benefit
made.
1. _________ I am a United States citizen. {REQUIRES VERIFICATION AT SUBMISSION}

2. _________ I am a legal permanent resident of the United States.

3. _________ I am a qualified alien or non-immigrant under the Federal Immigration and Nationality Act with an alien number issued by
the Department of Homeland Security or other federal immigration agency.

My alien number issued by the Department of Homeland Security or other federal immigration agency is:

The undersigned applicant has also hereby verifies that he or she is 18 years of age or older and has provided at least one source and verifiable document,
as required by Georgia Law O.C.G.A § 50-36-1 (e) (1). A complete list of secure and verifiable documents is on the following page.

REQUIRES VERIFICATION AT SUBMISSION – Which type of secure and verifiable document was provided with this

affidavit? :

In making the above representation under oath, I understand that any person who knowingly and willfully who makes a false, fictitious, or fraudulent
statement or representation in this affidavit shall be guilty of a violation of O.C.G.A § 16-10-20, and face criminal penalties as allowed by such criminal
statute.

*MUST DISPLAY ORIGINAL NOTARY SEAL*

I, {representative for}

(Printed NAME of individual and natural person) (Name of Business, corporation, partnership, etc.)

Signature of Applicant Date

SUBSCRIBED AND SWORN
BEFORE ME ON THIS THE
DAY OF , 20__
Executed in (City), (State)

NOTARY PUBLIC Signature My Commission Expires
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com
SECURE AND VERIFIABLE DOCUMENTS
The following list of secure and verifiable documents, published under the authority of O.C.G.A § 50-36-2 contains documents that are veri-
fiable for identification purposes, and documents on this list may not necessarily be indicative or residency or immigration status.
A United States passport or passport card

A United States military identification card

A driver’s license issued by one of the United States, the District of Columbia, the Commonwealth of Puerto Rico, the Commonwealth of the Northern
Marianas Islands, the United States Virgin Island, American Samoa, or the Swain Islands, provided that it contains a photograph of the bearer or
lists sufficient identifying information regarding the bearer, such as name, date of birth, gender, height, eye color, and address to enable iden-
tification of the bearer.

A identification card issued by one of the United States, the District of Columbia, the Commonwealth of Puerto Rico, the Commonwealth of the
Northern Marianas Islands, the United States Virgin Island, American Samoa, or the Swain Islands, provided that it contains a photograph of
the bearer or lists sufficient identifying information regarding the bearer, such as name, date of birth, gender, height, eye color, and address to
enable identification of the bearer.

A tribal identification card of the federally recognized Native American tribe, provided that it contains a photograph of the bearer or lists sufficient
identifying information regarding the bearer, such as name, date of birth, gender, height, eye color, and address to enable identification of the
bearer. A listing of the federally reorganized Native American tribes may be found at: http//www.bia.gov/WhoWeAre/BIA/OIS/
TribalGovernmentServices/TribalDirectory/index.htm

A United States Permanent Resident Card or Alien Registration Receipt Card

An Employment Authorization Document that contains a photograph of the bearer

A passport issued by a foreign government, must have I-94 attached

A Merchant Mariner Document Mariner Credential issued by the United States Coast Guard

A Free and Secure Trade (FAST) card

A NEXUS card

A Secure Electronic Network for Travelers Rapid Inspection (SENTRI) card

A driver’s license issued by a Canadian government

A Certificate of Citizenship issued by the United States Department of Citizenship

Immigration Services (USCIS) (Form N-560 or Form N-561)

A Certificate of Naturalization issued by the United States Department of Citizenship and Immigration Services (USCIS) (Form N-550 or Form N-570)

HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

HOME OCCUPATION REGULATIONS
A Home Occupation as defined by this chapter (8.36.170) is permitted subject to the following requirements.

1. Only residents of the dwelling may be engaged in the home occupation.
2. The home occupation shall be clearly incidental to the residential use of the dwelling and shall not change the residential character of the building.
3. No display of products shall be visible from the street except agricultural products grown on the premises in RA zoning district. Only products produced
on the premises may be sold on the premises.
4. No business or advertisement signs of the home occupation shall be permitted on a tract of property that is zoned or used for residential purposes.
5. Use of a dwelling for a home occupation shall not exceed twenty-five percent (25%) of one floor.
6. No internal or external alterations inconsistent with the residential use of the building is permitted.
7. The home occupation shall not constitute a nuisance.
8. No outside storage of materials to be used in connection with the home occupation is permitted.
9. No accessory building shall be used in connection with the home occupation, unless it is approved as a conditional use and then in the RA district only.
The use of an accessory building shall comply with the following conditions:
10. Instruction in music and similar subjects shall be limited to two students at a time.
11. Only passenger vehicles may be used in connection with the management of a home occupation.
12. Beauty shops, barber shops, manicurists and similar services conducted as home occupations shall be limited to two chairs/stations and one shampoo
chair/station.
13. No more than two non-transient guests may be boarded at any one time as a home occupation.
14. The following and similar uses shall be considered home occupations, provided they follow the minimum standards described in this section: attorney,
addressing service, art institution, beauty and barber shop, dentist, doctor, drafting and surveying, dress making, insurance agent, manufacturer’s repre-
sentative, music teacher, notary public, photographer, real estate agent, and consultant.
15. All home occupations shall obtain a business license from the City of Stockbridge, and appear before the Mayor and Council for approval if required.
16. Conduct of a home occupation which involves clients coming to the residential structural shall only be allowable for service occupations, such as those
listed in Paragraph 12 above. No home occupation shall be conducted as a retail or manufacturing concern where clients or customers come to the
premises for the purchase of items sold on those premises.
17. All home occupations shall pay for sanitation services at a higher rate, and in a timely manner, or face revocation of a previously-issued occupation tax
certificate, denial of the rights to engage in a home occupation in the future, or any other civil penalties authorized by law.
18. Approval from home owner’s association and/or property manager, where applicable.
19. No more than one vehicle at the home occupation.

Signature Date
Print Name
SUBSCRIBED AND SWORN

BEFORE ME ON THIS THE

DAY OF , 20

Executed in (City), (State)

NOTARY PUBLIC Signature My Commission Expires
4640 North Henry Boulevard Stockbridge, Georgia 30281 [P] 770-389-7900 [F] 770-389-7912 www.cityofstockbridge.com REV 7/2021 7
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Memorandum of Understanding
Occupational Tax Certificate

I ____________________________________, am a business owner/operator of _______________________________.
(Business Owner Name—Please Print) (Business Name—Please print)

By executing and notarizing this Memorandum of Understanding, I agree, and accept responsibility for notifying the City of
Stockbridge - Occupational Tax Department of all changes of information regarding my business (closure/non-closure). I also
acknowledge that I am aware that non-submittal of the annual renewal application will not close the business, and that addi-
tional fees will be incurred as a result of non-compliance to all laws and ordinances set forth to operate within the City of
Stockbridge.

Furthermore, I agree not to hold the City of Stockbridge responsible, after due process of time, they determine that I am no
longer in business at my location.

I hereby declare under penalty of perjury that the foregoing is true and correct.

Executed on __________________, ______, 20__ in _______________(city), _______(state).

Signature of Business Owner or Manager Printed Name of Business Owner or Manager

SUBSCRIBED AND SWORN BEFORE ME ON THIS THE ______ DAY OF ______________, 20__
Notary Public My Commission Expires

Office Use Only:

OTC

4640 North Henry Boulevard Stockbridge, Georgia 30281 [P] 770-389-7900 [F] 770-389-7912 www.cityofstockbridge.com Revised 7/2021
4/6/25, 3:16 PM Georgia Nurse Aide Registry

Nurse Aide Registry Verification

Applicant Information

Name : JOHN, SHONA

Certification Number : CN0028858298

Original Certification Date : 04/20/2006

Expiration Date : 04/20/2026

Status : Active

Adverse Findings : No

Training Program Program Date

CENTER FOR PROGRESSIVE TRAINING INC 04/20/2006

The Georgia Nurse Aide Program requires a minimum of 85 hours, which includes classroom, lab and clinical

rotation, for all approved nurse aide training program courses in the State of Georgia. The third party test
vendor has administered the Georgia Written/Oral and Skills examination since July 1, 2007. All candidates

are required to pass the written/oral and skills competency examination administered by a third party testing
vendor.

Alliant Health Solutions | P. O. Box 105753 | Atlanta, Georgia 30348 | 678-527-3010 | www.AlliantHealth.org

about:blank 1/1
PHOTOGRAPHS (43) OF 270 SHIELDS ROAD, FROM APPLICANT:
INTERIOR OF HOME AND EXTERIOR OF PROPERTY
Submitted to Planning & Zoning on April 18 & 21, 2025

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: April 17, 2025 (Planning Commission) and May 12, 2025 (City Council)

SUBJECT: Staff Report for Special Use Permit Case #SP-2024-03:
Proposed Personal Care Home at 270 Shields Road

I. PURPOSE

The applicant for Special Use Permit Case #SP-2024-03, Shona John, requests a special use
permit to allow for the establishment and operation of a personal care home with six residents
at 270 Shields Road (Parcel #S10-020410000). Section 3.2.29 of the Stockbridge Unified
Development Code (UDC) requires a special use permit for personal care homes having three
or more residents. Section 9.2.5 lists the requirements for special use permits, and they will be
discussed in the Analysis section of this staff report.

II. DEFINITION AND DISTINCTIONS

Section 12.2 of the UDC provides the following definition of a personal care home:

“Personal care home" means a personal care home is a single home where personal
care services are provided to no more than six (6) nonfamily adults. Personal care
services include, but is not limited to, individual assistance with or supervision of
self-administered medication and essential activities of daily living such as eating,
bathing, grooming, dressing, and toileting. A care home cannot provide nursing or
other medical services or admit and retain residents who need continuous medical
or nursing care (see O.C.G.A. § 31-7-12 for State requirements for personal care
homes). The term "personal care home" does not include buildings which are
devoted to independent living units which include kitchen facilities in which
residents have the option of preparing and serving some or all of their own meals,
nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities
which do not provide personal care.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

Personal care homes are distinguished from similar types of facilities to the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day care
homes, but not specifically for personal care homes. All three terms are used for places which
care for children rather than adults. In addition, day care centers and group day care homes may
only provide care services for less than twenty-four hours per day. And group day care homes
are for places other than a private residence. Thus, personal care homes are different from day
care centers, family day care centers, and group day care homes because they may be used for
adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (Prohibitions) states that family day care centers are strictly prohibited within
the City of Stockbridge, but again, personal care homes are different from them. In the UDC,
Section 3.2.23 states that family day care centers and group day care homes are not allowed in
residential districts, nor on properties that are being used for residential purposes.

III. CASE HISTORY

The applicant, Shona John, requested the preparation of a Zoning Verification Letter for the
property on May 28, 2024. Her listed address on the application was 313 Plantation Circle,
Fayetteville, GA, 30214. After she received the completed letter, she purchased the property
at 270 Shields Road and applied for a business license. But her application for a business
license was denied for three reasons: 1) the address that she listed on the application did not
match the property’s address; 2) personal care homes of three or more residents not
perceived as a home occupation under business license regulations; and 3) the applicant was
not able to produce a license from the State of Georgia to operate a personal care home, nor
a certification to administer medicine.

The applicant appeared at the CZIM (Community Zoning & Information Meeting) on
September 4, 2024, and again at the Planning Commission meeting on September 19, 2024.
SP-2024-03 was deferred until the November 21, 2024 Planning Commission meeting, but
Ms. John submitted an undated deferral letter, which the Planning & Zoning Office received
on October 29, 2024. In her letter, Ms. John requested the deferral to allow time for her to
obtain a state license to operate a personal care home.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

IV. TABLE OF CASE FACTS

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Use: Personal care home.

Property Address and Parcel 270 Shields Road. Parcel Number: S10-02041000.
Number:
Parcel Acreage: 1.47 +/- acres.
Land District and Land Lot: District 12, Land Lot 70.
Council District: 4.
Applicant: Shona John.
Owner: Shona John.
Existing Zoning: SR (Suburban Residential). Property is not located in an
overlay district.
Surrounding Zoning: The property is surrounded by SR zoning.

Property Location: East side of Shields Road, south of Davis Road.

Property Conditions: The property is 1.47 acres, and it contains a single-family
detached home with 2,296 heated square feet. A
driveway up the hill leads to a side-entry, two-car garage
with a turnaround area. The structure meets all setback
requirements for the SR district.
Current Use: Single-family residential dwelling.
Surrounding Land Uses: The property is surrounded by single-family detached
dwellings and some vacant parcels.

Future Land Use Designation: Medium-Density Residential.

Road Classification: Collector.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

V. ILLUSTRATIONS OF EXISTING CONDITIONS:
A. Aerial Photo
B. Zoning Map
C. Future Land Use Map
D. Boundary Survey and Enlargement

AERIAL PHOTO OF PARCEL #S10-02041000
AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

ZONING MAP FOR 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

BOUNDARY SURVEY

ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

VI. PROPOSED DEVELOPMENT

The applicant, Shona John, owns the property at 270 Shields Road, and she proposes
establishing a personal care home there, to care for six residents. On March 13 2025, she
obtained a Personal Care Home Permit (#PCH042564) from the Georgia Department of
Community Health. It grants a personal care home permit for 270 Shields Road, to be named
“My Serenity Personal Care Home”, with “a capacity of 3.” The permit was effective on January
28, 2025, and it “remains in effect unless revoked or suspended.” A copy of the permit appears
below. It is important to note that although the applicant proposes to care for six residents, her
state license allows only three residents. Further, O.C.G.A. Rule 111-8-62.06(3) states as
follows: “A licensed personal care home must not serve more residents that its approved
licensed capacity.”

O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the staff in a personal care home
who provide medication to residents have completed “Basic Medication Training for Staff
Assisting with Self-Administration” and have met the Certified Medication Aide Requirements.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

In addition, Ms. John obtained a Certificate of Completion from Alliant Health Solutions as a
“Georgia Medication Aide” on October 25, 2024 (Certificate #CN0028858298). An online
search of the Georgia Medication Aide Registry confirmed that Shona John is actively certified
through the Georgia Nurse Aide Program by the Georgia Department of Community Health.
Her certification began on April 20, 2006, and it expires on April 20, 2026.

The applicant’s Boundary Survey, which was prepared by Sawhney & Associates on July 28,
2024, states that the property contains 1.47 acres. It shows the presence of a single-family
dwelling with a driveway leading to a side-entry, two-car garage and a turnaround area.

According to information from the Henry County Tax Assessors’ records, the dwelling was built
in 1969; it has 2,296 heated square feet; and it contains four bedrooms and two bathrooms.
The applicant, though, has stated that two additional rooms in the basement would be used as
bedrooms for two more residents. No changes to the interior of the existing home or the exterior
of the property are currently being proposed. A comparison of the Boundary Survey with the
Tax Assessors’ aerial photo indicates that the existing structure is well within the required
setback requirements for the Suburban Residential zoning district (50 feet in the front, 10 feet
on the side, and 40 feet in the rear).

The submitted floor plan for the interior of the home shows the presence of a master bedroom
and two other bedrooms on the main floor, plus another bedroom on the lower floor. Except
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
10

for the master bedroom, two residents would occupy each bedroom. It is unclear from the floor
plan how many bedrooms are in the house, and how many residents would occupy each
bedroom. O.C.G.A. Rule 111-8-62.12 (Home Design Requirements) states that each resident
must have at least 80 square feet of personal space. The floor plan shows that the master
bedroom is 12’ X 16’ (192 square feet), and the two other bedrooms are 11’ X 12’ (132 square
feet), but no sizes have been given for the remaining bedroom(s).

The applicant submitted a “Business Summary” on April 8, 2025 to describe her proposed
personal care home, admission procedures for residents, and business operations. The table
below summarizes the planned business operations for the personal care home.

Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry doors
and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and appropriate
signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with exit
signs. An emergency response plan would include evacuation
routes, assembly areas, and emergency services procedures.
Emergency ~ Staff would assess the situation, contact 911, and transport
Procedures residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire safety and
evacuation procedures, and regular fire drills would be
conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow in case
of severe weather or natural disasters.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
11

PROPOSED SITE PLAN AND FLOOR PLAN

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
12

VII. ANALYSIS #1: COMPLIANCE WITH REQUIREMENTS FOR PERSONAL
CARE HOMES

Section 3.2.29 of the Stockbridge Unified Development Code (UD) provides requirements for
personal care homes in which three or more residents are to receive care. The applicant for
such a personal care home must apply for and obtain a special use permit from the City Council,
and must comply with the following requirements:

A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.

In addition, Section 3.2.29 lists the standards in the table below for personal care homes
having three or more people.

Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons

Development Feature Standard
Minimum lot size Residential—1 acre
Commercial—30,000 square feet
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

Regarding the requirements above, the applicant has complied with State laws by obtaining a
state license to operate a personal care home at 270 Shields Road, and she has also obtained
certification to administer medicine to the residents of the personal care home. The applicant
has not suggested any plans for changing the exterior appearance of the existing residential
structure. Building and fire code regulations would need to be met during the permitting process.
No specific parking standards could be found in the UDC for personal care homes. The applicant
would need to apply for a business license from the City of Stockbridge after receiving approval
for the proposed special use permit.

VIII. ANALYSIS #2: GRANTING OF SPECIAL USE PERMITS
Section 9.2.5 of the Stockbridge Unified Development Code (UDC) provides requirements for the
granting of special use permits (formerly known as conditional use permits), and Subsection
9.2.5(2) lists five (5) issues to be considered, in priority, in the preparation of a staff report, as
are listed below. Each issue is discussed below.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
13

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely
affect nearby properties.

The volume of traffic to be generated by the proposed personal care home is anticipated to
be minimal because only three new residents would live on the property, and since they are
likely to be elderly, few of them are likely to drive cars. There would be some increase in
traffic, though, from the employees who work at the personal care home; from deliveries;
and from visiting family members and friends. The applicant has not provided a parking
plan to indicate the way the existing driveway (or its expansion) would be utilized by the
residents, employees, delivery personnel, and family and friends.

b. The physical conditions of the site, including topography, drainage and size and
shape, are suitable for the proposed development.
With six bedrooms, the existing dwelling has ample room to accommodate three residents.
Whether there would be sufficient parking, though, is questionable. The applicant has not
offered to enlarge the driveway to accommodate more vehicles for employees, deliveries,
or visiting family members or friends.

c. Adequate public facilities are available to serve the proposed use.

A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City of Stockbridge Public Works Department provides water and sewer services to the
property.

d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and
enjoyment of nearby properties or that no special limitations are necessary to protect
the public.

The Planning & Zoning Office has no knowledge of any such binding agreements being
made by the applicant, and the applicant has not conveyed any specific plans to minimize
any potential adverse impacts on the surrounding neighborhood.

e. The special use with specific limitations and design features as may have been
required will further the aims of the comprehensive plan and will not be unduly
detrimental to nearby properties.
The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting. While the residents might receive excellent care inside
of the home, consideration needs to be made to the exterior impacts of the operations of the
home on adjacent properties in terms of additional traffic generation (from employees,
deliveries, and family members and friends), screening, and exterior lighting. These matters
also need to be considered for the safety of the residents. Additional parking and fencing
are likely to be needed.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
14

IX. ANALYSIS #3—USE PERMIT CONSIDERATIONS

Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a personal care home. Each issue is discussed below and is to be
considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;

The subject property’s future land use designation is Medium-Density Residential, which
is the same as that of the surrounding properties.

2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;

The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by other
properties with the same zoning. The existing single-family detached dwelling is
surrounded by other single-family detached dwellings, although they are not part of a
subdivision. The applicant does not plan to change the exterior of the dwelling, so there
would be no visible indication of the presence of a personal care home on the property.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development;

Although the applicant wishes to care for six residents within her proposed personal care
home, the state license which she obtained to operate a personal care home at 270
Shields Road only gives her permission to care for three residents. Further, O.C.G.A.
Rule 111-8-62.06(3) prohibits the operator of a personal care home from serving more
residents than the State license allows.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets;

A minimal amount of additional traffic may be expected on the property because of
visiting employees, deliveries being made, and family members and friends coming to
visit.

5. The location and number of off-street parking spaces;

The existing home has a narrow driveway leading up a hill to a two-car garage with a
turnaround area. It may be difficult for vehicles to pass and to be able to park. To date,
the applicant has not proposed enlarging the driveway to accommodate additional
vehicles for employees, deliveries, or family members and friends.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
15

6. The amount and location of open space;

According to the aerial photo of the property, ample open space is present on all four
sides of the existing dwelling.

7. Protective screening;

No protective screening (such as a fence) is present on the property, and the applicant
has not indicated any plans to provide it. The addition of protective screening could
benefit the neighbors by shielding them from any excessive comings and goings of
visitors, and it could protect the residents’ safety by preventing them from inadvertently
walking off the property.

8. Hours and manner of operation;

The proposed personal care home would operate twenty-four hours a day, for seven days
per week. The applicant’s “Business Summary” states that initially, there would be two
employees, who would work in shifts to ensure the continuous care of the residents.
Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries. The
implementation of various security measures and emergency procedures has been
proposed.

9. Outdoor lighting; and

The applicant’s “Business Summary” states that five outdoor cameras and floodlights are
present.

10. Ingress and egress to the property.

Ingress and egress into the property would continue to occur from the existing one-lane,
narrow driveway off Shields Road. This could cause some difficulty with multiple vehicles,
especially since the property is on a hill.

X. STAFF CONCLUSIONS

As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws the
following conclusions:

1. Number of Residents – Although the applicant proposes to have six residents in the
proposed personal care home, her state license only allows a capacity of three residents at
270 Shields Road.

2. Type of Use – The proposed personal care home is not the best use of the subject property
in terms of its location in an established residential area.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
16

3. Potential Adverse Impacts -- The applicant does not appear to have considered the
potential adverse impacts of the proposed personal care home on adjacent properties or the
surrounding neighborhood, in terms of the following:

a. Access—The existing access from Shields Road is a narrow, one-lane driveway which
goes up a hill. This could cause a conflict between two vehicles that are moving at the
same time.

b. Parking – There does not appear to be sufficient parking to accommodate additional
vehicles from employees, deliveries, or family and friends, and the applicant has not
indicated any plans to provide it.

c. Protective Screening – No protective screening is currently present on the property,
and the applicant has not indicated any plans to provide it for the benefit of either the
neighbors or the residents who would live on the property.

XI. STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff
recommends the DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields
Road.

2. If the City Council wishes to approve SP-2024-03, then the staff recommends that such
approval be made with the following three conditions:

a. That no more than three residents occupy and be served by the personal care home
at one time since the applicant’s Personal Care Home Permit from the Georgia
Department of Community Health limits the capacity of the personal care home at 270
Shields Road to three (3).

b. That the driveway and parking area be modified to accommodate additional vehicles.

c. That appropriate screening / fencing be installed for the safety of the residents and the
protection of the neighbors.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: May 12, 2025 for the City Council Meeting

SUBJECT: Staff Report for Special Use Permit Case #SP-2024-03:
Proposed Personal Care Home at 270 Shields Road

I. PURPOSE

The applicant for Special Use Permit Case #SP-2024-03, Shona John, requests a special use
permit to allow for the establishment and operation of a personal care home with six residents
at 270 Shields Road (Parcel #S10-020410000). Ms. John signed the Property Owner’s
Authorization Form for SP-2024-03 on July 30, 2024. Section 3.2.29 of the Stockbridge Unified
Development Code (UDC) requires a special use permit for personal care homes having three
or more residents. Section 9.2.5 lists the requirements for special use permits, and they will be
discussed in the Analysis section of this staff report.

II. DEFINITION AND DISTINCTIONS

Section 12.2 of the UDC provides the following definition of a personal care home:

“Personal care home" means a personal care home is a single home where personal
care services are provided to no more than six (6) nonfamily adults. Personal care
services include, but is not limited to, individual assistance with or supervision of
self-administered medication and essential activities of daily living such as eating,
bathing, grooming, dressing, and toileting. A care home cannot provide nursing or
other medical services or admit and retain residents who need continuous medical
or nursing care (see O.C.G.A. § 31-7-12 for State requirements for personal care
homes). The term "personal care home" does not include buildings which are
devoted to independent living units which include kitchen facilities in which
residents have the option of preparing and serving some or all of their own meals,
nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities
which do not provide personal care.
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

Personal care homes are distinguished from similar types of facilities in the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day care
homes, but not specifically for personal care homes. All three terms are used for places which
care for children rather than adults. In addition, day care centers and group day care homes may
only provide care services for less than twenty-four hours per day. And group day care homes
are for places other than a private residence. Thus, personal care homes are different from day
care centers, family day care centers, and group day care homes because they may be used for
adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (A) - Prohibitions within Title 9 of Municode states as follows: “A. Family day
care centers, as defined by this chapter, shall be strictly prohibited within the city of
Stockbridge.” However, as was stated in the definitions paragraphs above, personal care
homes are not the same as family dare care centers. Also, Section 3.2.3 for “Adult and child
day care facilities” does not prohibit personal care homes. Instead, Section 3.2.28 (for two or
less persons) and Section 3.2.29 (for three or less persons) of the UDC make provisions for the
establishment of personal care homes.

III. CASE HISTORY

The table below provides the case history for SP-2024-03 for 270 Shields Road, as of April
25, 2025. A discussion of the actions follows the table.

DATE ACTION
April 25, 2024 Shona John purchased the property at 270 Shields Road.
May 20, 2024 Shona John submitted an undated ZVL Application Request via
e-mail, received by P & Z Staff on this date.
May 28, 2024 P & Z Staff completed a ZVL (letter) for Shona John.
June 4, 2024 Applicant applied for a business license as a home occupation to
operate a personal care home.
June 5, 2024 The Business Services Staff voided / denied the applicant’s
business license application.
June 27, 2024 P & Z Staff held a pre-application meeting with Shona John to
discuss the need for a special use permit to establish a personal
care home on the property.
July 30, 2024 Shona John signed the Property Owner’s Authorization Form
with this date in her Special Use Permit Application (SP-2024-
03), although the main application page has no date.
September 4, 2024 Applicant appeared at the CZIM meeting.
September 19, 2024 Applicant appeared at the Planning Commission meeting. P & Z
Staff made a presentation and recommended the denial of SP-
2024-03 due to the applicant’s lack of a State license to operate
a personal care home at 270 Shields Road. PC Board members
deferred SP-2024-03 at applicant’s request to allow her time to
obtain her State license.
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

October 25, 2024 Applicant obtained her certification as a Georgia Medication
Aide, allowing her to administer medication to others.
October 28, 2024 Applicant submitted an undated letter to City Manager Fred
Gardiner to request an extension of time to January 2025 to
obtain her State license.
October 29, 2024 P & Z Staff received an undated deferral letter from applicant,
who requested time to obtain her State license.
January 28, 2025 Applicant obtained her State license.
March 14, 2025 P & Z Staff received a copy of applicant’s State personal care
home license and her Georgia Medication Aide certificate.
April 7, 2025 Applicant submitted a “Business Summary” to describe the
proposed business operations of her personal care home.
April 9, 2025 Applicant completed first aide and emergency care courses.
April 10, 2025 Applicant submitted photos of the interior of her home, showing
the presence of various safety and security features.
April 17, 2025 Applicant appeared at the Planning Commission meeting. P & Z
Staff made a presentation and recommended denial for SP-
2024-03. PC Board members voted to recommend denial.
April 18 & 21, 2025 Applicant submitted numerous photos of the interior of the home
and the exterior of the property.

The applicant, Shona John, requested the preparation of a Zoning Verification Letter (ZVL)
for the property on May 28, 2024. Her listed address on the application was 313 Plantation
Circle, Fayetteville, GA, 30214. The Henry County property tax record for 270 Shields Road
indicates that the last sale of the property occurred on April 25, 2024. This means that Ms.
John purchased the property before receiving the Zoning Verification Letter from the City of
Stockbridge on May 28, 2024.

The applicant applied for a business license on June 4, 2024. But her application for a
business license was voided and denied on the next day (June 5, 2025) for three reasons: 1)
the address that she listed on the application did not match the property’s address; 2) personal
care homes of three or more residents were not perceived as a home occupation under
business license regulations; and 3) the applicant was not able to produce a license from the
State of Georgia to operate a personal care home, nor a certification to administer medicine.
However, the reasoning for the denial was based on language in Section 3.2.3 which pertains
to family day care homes and group day care homes, which differ from personal care homes,
per the Definitions that were presented and compared above for “personal care homes” in
Section 12.2 of the UDC versus “family day care homes” and “group day care homes” in
Section 9.70.020 within Title 9 of Municode.

At a pre-application meeting that was held on June 27, 2024, the Planning & Zoning Staff
advised the applicant to apply for a special use permit. The applicant then submitted a special
use permit application, with the date of 7/30/24 appearing on one of the application pages that
was signed by Ms. John. The case number of SP-2024-03 was assigned to the application.

The applicant appeared at the CZIM (Community Zoning & Information Meeting) on
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

September 4, 2024, and again at the Planning Commission meeting on September 19, 2024.
SP-2024-03 was deferred until the November 21, 2024 Planning Commission meeting, but
Ms. John submitted an undated deferral letter, which the Planning & Zoning Office received
on October 29, 2024. In her letter, Ms. John requested the deferral to allow time for her to
obtain a state license to operate a personal care home. On the previous day (October 28,
2024), she had submitted a letter to former City Manager Fred Gardiner to request an
extension of time to January 2025 for her to obtain her State License.

Ms. John appeared at the Planning Commission Meeting on April 17, 2025, where she
distributed hard-copy pictures of her property to the Board members. The Board members
subsequently voted to agree with the Staff’s recommendation of denial for her case, SP-2024-
03. After that, the applicant submitted numerous photographs of her home and property to
demonstrate its suitability and readiness to operate as a personal care home. The
photographs showed the presence of various ADA, safety, and security facilities for residents
inside the home, exterior flood lights, and a chain-link fence around three sides of the property.
Ms. John has stated in several e-mail messages her willingness to comply with all
requirements, and to make driveway and parking improvements.

IV. TABLE OF CASE FACTS

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Use: Personal care home.

Property Address and Parcel 270 Shields Road. Parcel Number: S10-02041000.
Number:
Parcel Acreage: 1.47 +/- acres.
Land District and Land Lot: District 12, Land Lot 70.
Council District: 4.
Applicant: Shona John.
Owner: Shona John.
Existing Zoning: SR (Suburban Residential). Property is not located in an
overlay district.
Surrounding Zoning: The property is surrounded by SR zoning.

Property Location: East side of Shields Road, south of Davis Road.

Property Conditions: The property is 1.47 acres, and it contains a single-family
detached home with 2,296 heated square feet. A
driveway with broken pavement leads up a hill to a side-
entry, two-car garage with a turnaround area. A chain-
link fence is present along three sides of the property.
The structure meets all setback requirements for the SR
district.
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

Current Use: Single-family residential dwelling.
Surrounding Land Uses: The property is surrounded by single-family detached
dwellings and some vacant parcels.

Future Land Use Designation: Medium-Density Residential.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

V. ILLUSTRATIONS OF EXISTING CONDITIONS:
A. Aerial Photo
B. Zoning Map
C. Future Land Use Map
D. Boundary Survey and Enlargement

AERIAL PHOTO OF PARCEL #S10-02041000
AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

ZONING MAP FOR 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

BOUNDARY SURVEY

ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
10

VI. PROPOSED DEVELOPMENT

The applicant, Shona John, owns the property at 270 Shields Road, and she proposes
establishing a personal care home there, to care for six residents. On March 13 2025, she
obtained a Personal Care Home Permit (#PCH042564) from the Georgia Department of
Community Health. It grants a personal care home permit for 270 Shields Road, to be named
“My Serenity Personal Care Home”, with “a capacity of 3.” The permit was effective on January
28, 2025, and it “remains in effect unless revoked or suspended.” A copy of the permit appears
below. It is important to note that although the applicant proposes to care for six residents, her
state license allows only three residents. Further, O.C.G.A. Rule 111-8-62.06(3) states as
follows: “A licensed personal care home must not serve more residents that its approved
licensed capacity.”

O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the staff in a personal care home
who provide medication to residents have completed “Basic Medication Training for Staff
Assisting with Self-Administration” and have met the Certified Medication Aide Requirements.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
11

In addition, Ms. John obtained a Certificate of Completion from Alliant Health Solutions as a
“Georgia Medication Aide” on October 25, 2024 (Certificate #CN0028858298). An online
search of the Georgia Medication Aide Registry confirmed that Shona John is actively certified
through the Georgia Nurse Aide Program by the Georgia Department of Community Health.
Her certification began on April 20, 2006, and it expires on April 20, 2026. In addition, the
applicant submitted documents which show that she recently completed first aid and
emergency care training (on April 9, 2025) by Alive and Well Safety Training, Inc.

The applicant’s Boundary Survey, which was prepared by Sawhney & Associates on July 28,
2024, states that the property contains 1.47 acres. It shows the presence of a single-family
dwelling with a driveway leading to a side-entry, two-car garage and a turnaround area.

According to information from the Henry County Tax Assessors’ records, the dwelling was built
in 1969; it has 2,296 heated square feet; and it contains four bedrooms and two bathrooms.
The applicant, though, has stated that two additional rooms in the basement would be used as
bedrooms for two more residents. No changes to the interior of the existing home or the exterior
of the property are currently being proposed. A comparison of the Boundary Survey with the
Tax Assessors’ aerial photo indicates that the existing structure is well within the required
setback requirements for the Suburban Residential zoning district (50 feet in the front, 10 feet
on the side, and 40 feet in the rear).

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
12

APPLICANT’S NURSE AIDE REGISTRY VERIFICATION

The submitted floor plan for the interior of the home shows the presence of a master bedroom
and two other bedrooms on the main floor, plus another bedroom on the lower floor. Except
for the master bedroom, two residents would occupy each bedroom. It is unclear from the floor
plan how many bedrooms are in the house, and how many residents would occupy each
bedroom. O.C.G.A. Rule 111-8-62.12 (Home Design Requirements) states that each resident
must have at least 80 square feet of personal space. The floor plan shows that the master
bedroom is 12’ X 16’ (192 square feet), and the two other bedrooms are 11’ X 12’ (132 square
feet), but no sizes have been given for the remaining bedroom(s).

The applicant has submitted numerous photographs of the interior of the home, as well as the
exterior of the property. They show the presence of ADA facilities, first aid supplies, emergency
equipment, security facilities, and emergency food supplies inside the home. Photos of the
exterior of the property show the presence of exterior lighting, a chain-link fence along the rear
and sides of the property, a narrow driveway with some broken pavement, and a driveway
turnaround area adjacent to the two-car garage.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
13

The applicant submitted a “Business Summary” on April 7, 2025 to describe her proposed
personal care home, admission procedures for residents, and business operations. The table
below summarizes the planned business operations for the personal care home.

Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry doors
and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and appropriate
signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with exit
signs. An emergency response plan would include evacuation
routes, assembly areas, and emergency services procedures.
Emergency ~ Staff would assess the situation, contact 911, and transport
Procedures residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire safety and
evacuation procedures, and regular fire drills would be
conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow in case
of severe weather or natural disasters.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
14

FRONT VIEW OF HOME AND DRIVEWAY AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
15

FENCE ALONG THREE SIDES OF THE PROPERTY

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
16

FLOOR PLAN FOR THE MAIN FLOOR

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
17

FLOOR PLAN FOR THE BASEMENT

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
18

VII. ANALYSIS #1: COMPLIANCE WITH REQUIREMENTS FOR PERSONAL
CARE HOMES

Section 3.2.29 of the Stockbridge Unified Development Code (UD) provides requirements for
personal care homes in which three or more residents are to receive care. The applicant for
such a personal care home must apply for and obtain a special use permit from the City Council,
and must comply with the following requirements:

A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.

In addition, Section 3.2.29 lists the standards in the table below for personal care homes
having three or more people.

Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons

Development Feature Standard
Minimum lot size Residential—1 acre
Commercial—30,000 square feet
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

Regarding the requirements above, the applicant has complied with State laws by obtaining a
state license to operate a personal care home at 270 Shields Road, and she has also obtained
certification to administer medicine to the residents of the personal care home. The applicant
has not suggested any plans for changing the exterior appearance of the existing residential
structure. Building and fire code regulations would need to be met during the permitting process.
No specific parking standards could be found in the UDC for personal care homes. The applicant
would need to apply for a business license from the City of Stockbridge after receiving approval
for the proposed special use permit.

VIII. ANALYSIS #2: GRANTING OF SPECIAL USE PERMITS

Section 9.2.5 of the Stockbridge Unified Development Code (UDC) provides requirements for the
granting of special use permits (formerly known as conditional use permits), and Subsection
9.2.5(2) lists five (5) issues to be considered, in priority, in the preparation of a staff report, as
are listed below. Each issue is discussed below.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
19

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely
affect nearby properties.

The volume of traffic to be generated by the proposed personal care home is anticipated to
be minimal because only three new residents would live on the property, and since they are
likely to be elderly, few of them are likely to drive cars. There would be some increase in
traffic, though, from the employees who work at the personal care home; from deliveries;
and from visiting family members and friends. The applicant has not provided a parking
plan to indicate the way in which the existing driveway (or its expansion) would be utilized
by the residents, employees, delivery personnel, and family and friends.

b. The physical conditions of the site, including topography, drainage and size and
shape, are suitable for the proposed development.

With six bedrooms, the existing dwelling has ample room to accommodate three residents.
Whether there would be sufficient parking, though, is questionable. The applicant has stated
a willingness to make any needed driveway improvements, although she has not stated how
that would be done.

c. Adequate public facilities are available to serve the proposed use.

A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City of Stockbridge Public Works Department provides water and sewer services to the
property.

d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and
enjoyment of nearby properties or that no special limitations are necessary to protect
the public.

The Planning & Zoning Office has no knowledge of any such binding agreements being
made by the applicant, and the applicant has not conveyed any specific plans to minimize
any potential adverse impacts on the surrounding neighborhood.

e. The special use with specific limitations and design features as may have been
required will further the aims of the comprehensive plan and will not be unduly
detrimental to nearby properties.
The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting. While the residents might receive excellent care inside
of the home, consideration needs to be made to the exterior impacts of the operations of the
home on adjacent properties in terms of additional traffic generation (from employees,
deliveries, and family members and friends), screening, and exterior lighting. These matters
also need to be considered for the safety of the residents. Additional parking is likely to be
needed.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
20

IX. ANALYSIS #3—USE PERMIT CONSIDERATIONS

Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a personal care home. Each issue is discussed below and is to be
considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;

The subject property’s future land use designation is Medium-Density Residential, which
is the same as that of the surrounding properties.

2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;

The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by other
properties with the same zoning. The existing single-family detached dwelling is
surrounded by other single-family detached dwellings, although they are not part of a
subdivision. The applicant does not plan to change the exterior of the dwelling, so there
would be no visible indication of the presence of a personal care home on the property.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development;

Although the applicant wishes to care for six residents within her proposed personal care
home, the state license which she obtained to operate a personal care home at 270
Shields Road only gives her permission to care for three residents. Further, O.C.G.A.
Rule 111-8-62.06(3) prohibits the operator of a personal care home from serving more
residents than the State license allows.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets;

A minimal amount of additional traffic may be expected on the property because of
visiting employees, deliveries being made, and family members and friends coming to
visit.

5. The location and number of off-street parking spaces;

The existing home has a narrow driveway leading up a hill to a two-car garage with a
turnaround area. Some parts of the pavement are broken, according to photographs
which the applicant has submitted. It may be difficult for vehicles to pass and to be able
to park. The applicant has stated a general willingness to make driveway improvements,
although she has not provided any specific plans on how this would be done.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
21

6. The amount and location of open space;

According to the aerial photo of the property, ample open space is present on all four
sides of the existing dwelling.

7. Protective screening;

Photographs from the applicant show the presence of a chain-link fence along the rear
and sides of the property. The fence could protect the residents’ safety by preventing
them from inadvertently walking off the property. Additional screening would be desirable
to shield the view of the property by neighbors so that they would not see any excessive
comings and goings of visitors to the property.

8. Hours and manner of operation;

The proposed personal care home would operate twenty-four hours a day, for seven days
per week. The applicant’s “Business Summary” states that initially, there would be two
employees, who would work in shifts to ensure the continuous care of the residents.
Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries. The
implementation of various security measures and emergency procedures has been
proposed.

9. Outdoor lighting; and

The applicant’s “Business Summary” states that five outdoor cameras and floodlights are
present.

10. Ingress and egress to the property.

Ingress and egress into the property would continue to occur from the existing one-lane,
narrow driveway off Shields Road. This could cause some difficulty with multiple vehicles,
especially since the property is on a hill. In addition, the driveway pavement is in poor
condition, according to photographs from the applicant.

X. STAFF CONCLUSIONS

As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws the
following conclusions:

1. Number of Residents – Although the applicant proposes to have six residents in the
proposed personal care home, her state license only allows a capacity of three residents at
270 Shields Road.

2. Type of Use – The proposed personal care home is not the best use of the subject property
in terms of its location in an established residential area.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
22

3. Potential Adverse Impacts -- The applicant does not appear to have considered the
potential adverse impacts of the proposed personal care home on adjacent properties or the
surrounding neighborhood, in terms of the following:

a. Access—The existing access from Shields Road is a narrow, one-lane driveway which
goes up a hill. This could cause a conflict between two vehicles that are moving at the
same time. In addition, the driveway pavement is in poor condition.

b. Parking – There does not appear to be sufficient parking to accommodate additional
vehicles from employees, deliveries, or family and friends. Although the applicant has
stated a general willingness to make driveway improvements, she does not currently
have any specific plans to do so.

c. Protective Screening – Although a chain-link fence is present along three sides of the
property, which would protect the safety of the residents, it is a see-through fence which
does not provide any visual screening for the neighbors. A more solid, opaque-type of
fence would be desirable.

XI. STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff
recommends the DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields
Road.

2. If the City Council wishes to approve SP-2024-03, then the staff recommends that such
approval be made with the following three conditions:

a. That no more than three residents occupy and be served by the personal care home
at one time since the applicant’s Personal Care Home Permit from the Georgia
Department of Community Health limits the capacity of the personal care home at 270
Shields Road to three (3).

b. That the driveway be repaved and possibly widened, and that the parking area be
modified to accommodate additional vehicles.

c. That appropriate solid, opaque screening / fencing be installed for the protection of the
neighbors.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
POWERPOINT PRESENTATION
FOR SPECIAL USE PERMIT CASE #SP-2024-03
AT 270 SHIELDS ROAD

CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—APRIL 17, 2025
CITY COUNCIL MEETING—MAY 12, 2025
AERIAL PHOTO OF THE PROPERTY AT 270 SHIELDS ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner / Applicant: Shona John
Parcel Number: S10-02041000
Property Size: 1.47 +/- acres.
Property Location: East side of Shields Road, south of Davis Road, in Council
District 4.
Property Characteristics: Single-family detached dwelling located on a hill, with a
driveway leading to a side-entry, two-car garage and a turnaround area.
Current Use: Single-family dwelling with 2,296 square feet, including four bedrooms
and two baths. The applicant has stated that there are two additional bedrooms in
the basement.
Surrounding Uses: The property is surrounded by single-family detached dwellings
and some vacant parcels.
Current Zoning: SR (Suburban Residential). This is an appropriate zoning district for
a personal care home.
Surrounding Zoning: SR (Suburban Residential).
Future Land Use Designation: Medium-Density Residential. This is an appropriate
future land use designation for a personal care home.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #1)

Applicant’s Request: Special use permit to operate a personal care home with six (6) residents.

UDC Requirement: Section 3.2.29 of the Stockbridge Unified Development Code (UDC) requires a
special use permit for personal care homes having three (3) or more residents.

UDC Definition of a Personal Care Home (Section 12.2):
“Personal care home" means a personal care home is a single home where personal care
services are provided to no more than six (6) nonfamily adults. Personal care services
include, but is not limited to, individual assistance with or supervision of self-administered
medication and essential activities of daily living such as eating, bathing, grooming,
dressing, and toileting. A care home cannot provide nursing or other medical services or
admit and retain residents who need continuous medical or nursing care (see O.C.G.A. § 31-
7-12 for State requirements for personal care homes). The term "personal care home" does
not include buildings which are devoted to independent living units which include kitchen
facilities in which residents have the option of preparing and serving some or all of their own
meals, nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities which
do not provide personal care.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #2)

Distinction Between Personal Care Homes and Similar Types of Facilities:

Personal care homes are distinguished from similar types of facilities to the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day
care homes, but not specifically for personal care homes. All three terms are used for places
which care for children rather than adults. In addition, day care centers and group day care
homes may only provide care services for less than twenty-four hours per day. And group day
care homes are for places other than a private residence. Thus, personal care homes are
different from day care centers, family day care centers, and group day care homes because
they may be used for adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (Prohibitions) states that family day care centers are strictly prohibited within
the City of Stockbridge, but again, personal care homes are different from them. In the UDC,
Section 3.2.23 states that family day care centers and group day care homes are not allowed in
residential districts, nor on properties that are being used for residential purposes.
CASE HISTORY
1. Property Purchase: By applicant on April 25, 2024.
2. Zoning Verification Letter: Requested by applicant on May 28, 2024.
3. Business License: Applied for by applicant but was denied due to 1) the applicant’s
address was different from the property address; 2) personal care homes of three (3) or
more residents were not perceived as a home occupation under business license regulations;
and 3) the applicant did not have a personal care home license from the State of Georgia, nor a
certification to administer medicine.
4. CZIM Meeting: Applicant appeared at the CZIM meeting on September 4, 2024.
5. Planning Commission Meeting: Applicant appeared at the PC meeting on September 19, 2024,
where SP-2024-03 was deferred until the November 21, 2024 PC meeting.
6. Deferral Letter: Received from applicant on October 29, 2024. Applicant requested a deferral
until she could obtain a State license to operate a personal care home.
7. State License for Personal Care Home: Obtained by applicant on January 28, 2025.
8. Medication Certification: Obtained by applicant on October 25, 2024.
9. State Nurse Aid Program Certification: Began on April 20, 2006 and continues to April 20, 2026.
ZONING MAP OF THE PROPERTY
Base Zoning—SR (Suburban Residential)
FUTURE LAND USE MAP
SURVEY OF THE PROPERTY
PROPOSED DEVELOPMENT (Slide #1)
Type of Development: Personal Care Home with six (6) residents in the existing single-family
dwelling. No changes to the interior of the existing home or the exterior of the property are
currently being proposed.

State Personal Care Home Permit: Obtained by applicant on March 13, 2025 (#PCH042564) from the
Georgia Department of Community Health. It grants a personal care home permit for 270 Shields
Road, to be named “My Serenity Personal Care Home”, with “a capacity of 3.” The permit was
effective on January 28, 2025, and it “remains in effect unless revoked or suspended.” It is
important to note that although the applicant proposes to care for six residents, her state license
allows only three residents. Further, O.C.G.A. Rule 111-8-62.06(3) states as follows: “A licensed
personal care home must not serve more residents that its approved licensed capacity.”

Medication Certification: O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the staff in a
personal care home who provide medication to residents have completed “Basic Medication
Training for Staff Assisting with Self-Administration” and have met the Certified Medication Aide
Requirements. In addition, Ms. John obtained a Certificate of Completion from Alliant Health
Solutions as a “Georgia Medication Aide” on October 25, 2024 (Certificate #CN0028858298). An
online search of the Georgia Medication Aide Registry confirmed that Shona John is actively
certified through the Georgia Nurse Aide Program by the Georgia Department of Community Health.
Her certification began on April 20, 2006, and it expires on April 20, 2026.
APPLICANT’S STATE PERSONAL CARE HOME PERMIT LICENSE
APPLICANT’S MEDICATION AIDE CERTIFICATE
APPLICANT’S NURSE AIDE REGISTRY VERIFICATION
PROPOSED DEVELOPMENT (Slide #2)
Interior of the Home: The submitted floor plan for the interior of the home shows the presence of
a master bedroom and two other bedrooms on the main floor, plus another bedroom on the lower
floor. Except for the master bedroom, two residents would occupy each bedroom. It is unclear
from the floor plan how many bedrooms are in the house, and how many residents would occupy
each bedroom. O.C.G.A. Rule 111-8-62.12 (Home Design Requirements) states that each resident
must have at least 80 square feet of personal space. The floor plan shows that the master bedroom
is 12’ X 16’ (192 square feet), and the two other bedrooms are 11’ X 12’ (132 square feet), but no
sizes have been given for the remaining bedroom(s).
Proposed Operations: The applicant submitted a “Business Summary” on April 8, 2025 to describe
her proposed personal care home, admission procedures for residents, and business operations.
The table below summarizes the planned business operations for the personal care home.
PROPOSED DEVELOPMENT (Slide #3)
Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry doors
and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and appropriate
signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with exit
signs. An emergency response plan would include evacuation
routes, assembly areas, and emergency services procedures.

Emergency Procedures ~ Staff would assess the situation, contact 911, and transport
residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire safety and
evacuation procedures, and regular fire drills would be
conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow in case
of severe weather or natural disasters.
FLOOR PLAN
ANALYSIS #1, SLIDE #1:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES

UDC Requirements for Personal Care Homes with Three or More Residents (Section 3.2.29):
The applicant must obtain a special use permit and must comply with these regulations:
A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.
ANALYSIS #1, SLIDE #2:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES
Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons

DEVELOPMENT FEATURE STANDARD
Minimum Lot Size Residential—1 acre
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

~ Applicant has complied with State laws by obtaining a state license to operate a personal
care home, and obtaining certification to administer medicine to the residents.
~ Applicant has not suggested any plans to change the exterior of the home.
~ Building and fire code regulations would need to be met during the permitting process.
~ No specific parking standards could be found in the UDC for personal care homes.
~ The applicant would need to apply for a business license.
ANALYSIS #2, SLIDE #1:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
UDC Section 9.2.5 List Five Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. Applicant has not offered
to enlarge the parking area.
ANALYSIS #2, SLIDE #2:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. Applicant has not offered
to enlarge the parking area.
c. Adequate public facilities are available to serve the proposed use.
A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City’s Public Works Department provides water and sewer services to the property.
ANALYSIS #2, SLIDE #3:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and enjoyment
of nearby properties or that no special limitations are necessary to protect the public.

The Planning & Zoning Office has no knowledge of any such binding agreements being made
by the applicant, and the applicant has not conveyed any specific plans to minimize any
potential adverse impacts on the surrounding neighborhood.

e. The special use with specific limitations and design features as may have been required will
further the aims of the comprehensive plan and will not be unduly detrimental to nearby
properties.

~ The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting.
~ Consideration needs to be made to the exterior impacts of the operations of the home on
adjacent properties in terms of additional traffic generation, (from employees, deliveries, and
family members and friends) and screening.
~ These matters also need to be considered for the safety of the residents.
~ Additional parking and fencing are likely to be needed.
ANALYSIS #3, SLIDE #1: USE PERMIT CONSIDERATIONS
Section 9.2.6(A) of the UDC requires the consideration of ten (10) issues for the granting
of a “use” permit in general, and a special use permit in particular.
1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;
~ The subject property’s future land use designation is Medium-Density Residential,
which is the same as that of the surrounding properties.
2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;
~ The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by
other properties with the same zoning.
~ The existing single-family detached dwelling is surrounded by other single-family
detached dwellings.
~ The applicant does not plan to change the exterior of the dwelling, so there would
be no visible indication of the presence of a personal care home.
ANALYSIS #3, SLIDE #2: USE PERMIT CONSIDERATIONS
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
~ Although the applicant wishes to care for six (6) residents, her state license only gives
her the permission to care for three (3) residents. Further, O.C.G.A. Rule 111-8-62.06(3)
prohibits the operator of a personal care home from serving more residents than the
State license allows.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
~ A minimal amount of additional traffic may be expected from employees, deliveries
being made, and family members and friends coming to visit.
5. The location and number of off-street parking spaces;
~ The existing driveway is narrow and goes up a hill to a two-car garage with a turnaround
area.
~ It may be difficult for vehicles to pass and to be able to park.
~ The applicant has not proposed enlarging the driveway or parking area.
ANALYSIS #3, SLIDE #3: USE PERMIT CONSIDERATIONS
6. The amount and location of open space;
~ The aerial photo shows ample open space is present on all four sides of the existing
dwelling.
7. Protective screening;
~ No protective screening (such as a fence) is present on the property.
~ The applicant has not indicated any plans to provide one.
~ Protective screening could benefit the neighbors by shielding them from any excessive
comings and goings of visitors, and it could protect the residents’ safety by preventing
them from inadvertently walking off the property.
8. Hours and manner of operation;
~ The applicant has submitted a “Business Summary” of proposed operations.
~ The personal care home would operate 24 hours a day and 7 days per week.
~ Initially, there would be two employees, who would work in shifts.
~ Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries.
~ Various security measures and emergency procedures have been proposed.
ANALYSIS #3, SLIDE #4: USE PERMIT CONSIDERATIONS

9. Outdoor lighting; and
~ The applicant’s “Business Summary” states that five outdoor cameras and floodlights
are present.

10. Ingress and egress to the property.
~ Ingress and egress into the property would continue to occur from the existing one-lane,
narrow driveway off Shields Road.
~ This could cause some difficulty with multiple vehicles, especially since the property is
on a hill.
STAFF CONCLUSIONS
As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws the following
conclusions:
1. Number of Residents – Although the applicant proposes to have six residents in the proposed
personal care home, her state license only allows a capacity of three (3) residents.
2. Type of Use – The proposed personal care home is not the best use of the subject property in terms
of its location in an established residential area.
3. Potential Adverse Impacts -- The applicant does not appear to have considered the potential adverse
impacts of the proposed personal care home on adjacent properties or the surrounding neighbor-
hood, in terms of the following:
a. Access—The existing access from Shields Road is a narrow, one-lane driveway which goes up a
hill. This could cause a conflict between two vehicles that are moving at the same time.
b. Parking – There does not appear to be sufficient parking to accommodate additional vehicles from
employees, deliveries, or family and friends, and the applicant has not indicated any plans to
provide it.
c. Protective Screening – No protective screening is currently present on the property, and the
applicant has not indicated any plans to provide it for the benefit of either the neighbors or the
residents who would live on the property.
STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff recommends the
DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields Road.

2. If the City Council wishes to approve SP-2024-03, then the staff recommends that such approval be
made with the following three conditions:

a. That no more than three (3) residents occupy and be served by the personal care home at one
time since the applicant’s Personal Care Home Permit from the Georgia Department of
Community Health limits the capacity of the personal care home at 270 Shields Road to three (3).

b. That the driveway and parking area be modified to accommodate additional vehicles.

c. That appropriate screening / fencing be installed for the safety of the residents and the protection
of the neighbors.
POWERPOINT PRESENTATION
FOR SPECIAL USE PERMIT CASE #SP-2024-03
AT 270 SHIELDS ROAD

CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

CITY COUNCIL MEETING—MAY 12, 2025
(Planning Commission Meeting was held on April 17, 2025)
AERIAL PHOTO OF THE PROPERTY AT 270 SHIELDS ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner / Applicant: Shona John.
Parcel Number: S10-02041000.
Property Size: 1.47 +/- acres.
Property Location: East side of Shields Road, south of Davis Road, in Council
District 4.
Property Characteristics: Single-family detached dwelling located on a hill. A
driveway with broken pavement leads to a side-entry, two-car garage and a
turnaround area. A chain-link fence is present along three sides of the property.
Current Use: Single-family dwelling with 2,296 square feet, including four bedrooms
and two baths. The applicant has stated that there are two additional bedrooms in
the basement.
Surrounding Uses: The property is surrounded by single-family detached dwellings
and some vacant parcels. It is not in a subdivision.
Current Zoning: SR (Suburban Residential). This is an appropriate zoning district for
a personal care home.
Surrounding Zoning: SR (Suburban Residential).
Future Land Use Designation: Medium-Density Residential. This is an appropriate
future land use designation for a personal care home.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #1)

Applicant’s Request: Special use permit to operate a personal care home with six (6) residents.

UDC Requirement: Section 3.2.29 of the Stockbridge Unified Development Code (UDC) requires a
special use permit for personal care homes having three (3) or more residents.

UDC Definition of a Personal Care Home (Section 12.2):
“Personal care home" means a personal care home is a single home where personal care
services are provided to no more than six (6) nonfamily adults. Personal care services
include, but is not limited to, individual assistance with or supervision of self-administered
medication and essential activities of daily living such as eating, bathing, grooming,
dressing, and toileting. A care home cannot provide nursing or other medical services or
admit and retain residents who need continuous medical or nursing care (see O.C.G.A. § 31-
7-12 for State requirements for personal care homes). The term "personal care home" does
not include buildings which are devoted to independent living units which include kitchen
facilities in which residents have the option of preparing and serving some or all of their own
meals, nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities which
do not provide personal care.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #2)

Distinction Between Personal Care Homes and Similar Types of Facilities:

Personal care homes are distinguished from similar types of facilities to the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day
care homes, but not specifically for personal care homes. All three terms are used for places
which care for children rather than adults. In addition, day care centers and group day care
homes may only provide care services for less than twenty-four hours per day. And group day
care homes are for places other than a private residence. Thus, personal care homes are
different from day care centers, family day care centers, and group day care homes because
they may be used for adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (Prohibitions) states that family day care centers are strictly prohibited within
the City of Stockbridge, but again, personal care homes are different from them. In the UDC,
Section 3.2.23 states that family day care centers and group day care homes are not allowed in
residential districts, nor on properties that are being used for residential purposes.
CASE HISTORY BY EVENTS—SLIDE #1
1. Property Purchase: By applicant on April 25, 2024.
2. Zoning Verification Letter Request: Applicant applied for a ZVL on May 20, 2024.
3. Zoning Verification Letter Completion: P & Z Staff completed the ZVL on May 28, 2024.
4. Business License Application: Applicant applied for a business license on June 4, 2024.
5. Business License Voided/Denied: Applicant’s business license was voided/denied on
June 5, 2024 due to 1) the applicant’s address was different from the property address;
2) personal care homes of three (3) or more residents were not perceived as a home oc-
cupation under business license regulations; and 3) the applicant did not have a personal
care home license from the State of Georgia, nor a certification to administer medicine.
6. Pre-Application Meeting: Held by P & Z Staff on June 27, 2024 to discuss the need for a
special use permit.
7. Special Use Permit Application: Applicant signed Property Owner’s Authorization Form
on July 30, 2024.
8. CZIM Meeting: Applicant appeared at the CZIM meeting on September 4, 2024.
9. Planning Commission Meeting: Applicant appeared at the PC meeting on September
19, 2024, where SP-2024-03 was deferred until the November 21, 2024 PC meeting.
CASE HISTORY BY EVENTS—SLIDE #2
10. Applicant’s Medication Certification: Applicant received her certification on October
25, 2024 to allow her to administer medicine to others.
11. Applicant’s Letter to City Manager: Applicant sent a letter to Fred Gardiner on October
28, 2024 to request an extension of time to allow her to obtain her State personal care
home license.
12. Deferral Letter: Applicant submitted an undated Deferral Letter, which was received by
Staff on October 29, 2024, to allow her to obtain her State license to operate a
personal care home.
13. State License for Personal Care Home: Obtained by applicant on March 13, 2025,
although it became effective on January 28, 2025.
14. Staff Receipt of Applicant’s State License: Received on March 14, 2025, along with the
applicant’s Medication Aide Certification.
15. Business Summary: Submitted by applicant on April 7, 2025 to describe the proposed
operations of the personal care home.
CASE HISTORY BY EVENTS—SLIDE #3
16. Applicant’s First Aid and Emergency Care Courses: Completed on April 9, 2025.
17. Staff Receipt of Applicant’s Photos of Safety and Security Features: Occurred on April
10, 2025.
18. Planning Commission Meeting: Applicant appeared at the PC Meeting on April 17,
2025. P & Z Staff made a presentation and recommended denial for SP-2024-03, and
PC Board members voted to recommend denial.
19. Staff Receipt of Applicant’s Photos of Interior of Home and Exterior of Property:
Staff received 43 photos.
CASE HISTORY BY DATES—SLIDE #1
DATE ACTION
April 25, 2024 Shona John purchased the property at 270 Shields Road.
May 20, 2024 Shona John submitted an undated ZVL Application Request
via e-mail, received by P & Z Staff on this date.
May 28, 2024 P & Z Staff completed a ZVL (letter) for Shona John.
June 4, 2024 Applicant applied for a business license as a home
occupation to operate a personal care home.
June 5, 2024 The Business Services Staff voided / denied the applicant’s
business license application.
June 27, 2024 P & Z Staff held a pre-application meeting with Shona John to
discuss the need for a special use permit to establish a
personal care home on the property.
July 30, 2024 Shona John signed the Property Owner’s Authorization Form
with this date in her Special Use Permit Application (SP-2024-
03), although the main application page has no date.
September 4, 2024 Applicant appeared at the CZIM meeting.
CASE HISTORY BY DATES—SLIDE #2
September 19, 2024 Applicant appeared at the Planning Commission meeting.
P & Z Staff make a presentation and recommended the denial
of SP-2024-03 due to the applicant’s lack of a State license to
operate a personal care home at 270 Shields Road. PC
Board members deferred SP-2024-03 at applicant’s request to
allow her time to obtain her State license.
October 25, 2024 Applicant obtained her certification as a Georgia Medication
Aide, allowing her to administer medication to others.

October 28, 2024 Applicant submitted an undated letter to City Manager Fred
Gardiner to request an extension of time to January 2025 to
obtain her State license, and to make home improvements.
October 29, 2024 P & Z Staff received an undated deferral letter from applicant,
who requested time to obtain her State license.
January 28, 2025 Applicant’s State personal care home license became
effective.
March 13, 2025 Applicant obtained her State personal care home license.
CASE HISTORY BY DATES—SLIDE #3
March 14, 2025 P & Z Staff received a copy of applicant’s State personal care
home license, which became effective on January 28, 2025; and
her Georgia Medication Aide certificate.
April 7, 2025 Applicant submitted a “Business Summary” to describe the
proposed business operations of her personal care home.
April 9, 2025 Applicant completed first aide and emergency care courses.

April 10, 2025 Applicant submitted photos of the interior of her home, showing
the presence of various safety and security features.

April 17, 2025 Applicant appeared at the Planning Commission meeting. P & Z
Staff make a presentation and recommended denial for SP-2024-
03. PC Board members voted to recommend denial.

April 18 & 21, 2025 Applicant submitted numerous photos of the interior of the
home and the exterior of the property.
CASE HISTORY DISCUSSION—SLIDE #1
Zoning Verification Letter--The applicant, Shona John, requested the preparation of a
Zoning Verification Letter (ZVL) for the property on May 28, 2024. Her listed address
on the application was 313 Plantation Circle, Fayetteville, GA, 30214. The Henry
County property tax record for 270 Shields Road indicates that the last sale of the
property occurred on April 25, 2024. This means that Ms. John purchased the property
before receiving the Zoning Verification Letter from the City of Stockbridge on May 28,
2024.
Business License--The applicant applied for a business license on June 4, 2024. But
her application for a business license was voided and denied on the next day (June 5,
2025) for three reasons: 1) the address that she listed on the application did not
match the property’s address; 2) personal care homes of three or more residents were
not perceived as a home occupation under business license regulations; and 3) the
applicant was not able to produce a license from the State of Georgia to operate a
personal care home, nor a certification to administer medicine.
However, the reasoning for the denial was based on language in Section 3.2.3 which
pertains to family day care homes and group day care homes, which differ from
personal care homes, per the Definitions that were presented and compared above for
“personal care homes” in Section 12.2 of the UDC versus “family day care homes”
and “group day care homes” in Section 9.70.020 within Title 9 of Municode.
CASE HISTORY DISCUSSION—SLIDE #2
Pre-Application Meeting--At a pre-application meeting that was held on June 27, 2024,
the Planning & Zoning Staff advised the applicant to apply for a special use permit.
Special Use Permit Application--The applicant then submitted a special use permit
application, with the date of 7/30/24 appearing on one of the application pages that
was signed by Ms. John. The case number of SP-2024-03 was assigned to the
application.
CZIM and Planning Commission Meetings in 2024--The applicant appeared at the CZIM
(Community Zoning & Information Meeting) on September 4, 2024, and again at the
Planning Commission meeting on September 19, 2024. SP-2024-03 was deferred until
the November 21, 2024 Planning Commission meeting, but Ms. John submitted an
undated deferral letter, which the Planning & Zoning Office received on October 29,
2024. In her letter, Ms. John requested the deferral to allow time for her to obtain a
state license to operate a personal care home. On the previous day (October 28, 2024),
she had submitted a letter to former City Manager Fred Gardiner to request an
extension of time to January 2025 for her to obtain her State License.
CASE HISTORY DISCUSSION—SLIDE #3
Planning Commission Meeting on April 17, 2025--Ms. John appeared at the PC Meeting
on April 17, 2025, where she distributed hard-copy pictures of her property to the
Board members. The Board members subsequently voted to agree with the Staff’s
recommendation of denial for her case, SP-2024-03.
Applicant’s Photographs--After that, the applicant submitted numerous photographs of
her home and property to demonstrate its suitability and readiness to operate as a
personal care home. The photographs showed the presence of various ADA, safety,
and security facilities for residents inside the home, exterior flood lights, and a chain-
link fence around three sides of the property.
Applicant’s Intent--Ms. John has stated in several e-mail messages her willingness to
comply with all requirements, and to make driveway and parking improvements.
ZONING MAP OF THE PROPERTY
Base Zoning—SR (Suburban Residential)
FUTURE LAND USE MAP
SURVEY OF THE PROPERTY
PROPOSED DEVELOPMENT—SLIDE #1
Type of Development: Personal Care Home with six (6) residents in the existing single-
family dwelling. No changes to the interior of the existing home or the exterior of the
property are currently being proposed.
State Personal Care Home Permit: Obtained by applicant on March 13, 2025
(#PCH042564) from the Georgia Department of Community Health. It grants a personal
care home permit for 270 Shields Road, to be named “My Serenity Personal Care Home”,
with “a capacity of 3.” The permit was effective on January 28, 2025, and it “remains in
effect unless revoked or suspended.” It is important to note that although the applicant
proposes to care for six residents, her state license allows only three residents. Further,
O.C.G.A. Rule 111-8-62.06(3) states as follows: “A licensed personal care home must not
serve more residents that its approved licensed capacity.”
Medication Certification: O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the
staff in a personal care home who provide medication to residents have completed
“Basic Medication Training for Staff Assisting with Self-Administration” and have met the
Certified Medication Aide Requirements. In addition, Ms. John obtained a Certificate of
Completion from Alliant Health Solutions as a “Georgia Medication Aide” on October 25,
2024 (Certificate #CN0028858298). An online search of the Georgia Medication Aide
Registry confirmed that Shona John is actively certified through the Georgia Nurse Aide
Program by the Georgia Department of Community Health. Her certification began on
April 20, 2006, and it expires on April 20, 2026.
APPLICANT’S STATE PERSONAL CARE HOME PERMIT LICENSE
APPLICANT’S MEDICATION AIDE CERTIFICATE
APPLICANT’S NURSE AIDE REGISTRY VERIFICATION
PROPOSED DEVELOPMENT—SLIDE #2
Interior of the Home: The submitted floor plan for the interior of the home shows the
presence of a master bedroom and two other bedrooms on the main floor, plus another
bedroom on the lower floor. Except for the master bedroom, two residents would occupy
each bedroom. It is unclear from the floor plan how many bedrooms are in the house,
and how many residents would occupy each bedroom. O.C.G.A. Rule 111-8-62.12 (Home
Design Requirements) states that each resident must have at least 80 square feet of
personal space. The floor plan shows that the master bedroom is 12’ X 16’ (192 square
feet), and the two other bedrooms are 11’ X 12’ (132 square feet), but no sizes have been
given for the remaining bedroom(s).
Photos of Interior—Show the presence of ADA facilities, first aid aupplies, emergency
equipment, security facilities, and emergency food supplies inside the home.
Photos of Exterior of Property—Show the presence of exterior lighting, a chain-link fence
along the rear and sides of the property, a narrow driveway with some broken pavement,
And a driveway turnaround area adjacent to the two-car garage.
Proposed Operations: The applicant submitted a “Business Summary” on April 8, 2025 to
describe her proposed personal care home, admission procedures for residents, and
business operations. The table below summarizes the planned business operations for
the personal care home.
PROPOSED DEVELOPMENT—SLIDE #3
Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and
deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry
doors and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and
appropriate signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with
exit signs. An emergency response plan would include
evacuation routes, assembly areas, and emergency
services procedures.
PROPOSED DEVELOPMENT—SLIDE #4

Planned Business Operations for Personal Care Home at 270 Shields Road
Emergency ~ Staff would assess the situation, contact 911, and transport
Procedures residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire
safety and evacuation procedures, and regular fire drills
would be conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow
in case of severe weather or natural disasters.
FRONT VIEW OF THE HOME
FENCE ALONG THREE SIDES OF PROPERTY
FLOOR PLAN FOR THE MAIN FLOOR
FLOOR PLAN OF THE BASEMENT
ANALYSIS #1--SLIDE #1:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES

UDC Requirements for Personal Care Homes with Three or More Residents (Section 3.2.29):
The applicant must obtain a special use permit and must comply with these regulations:
A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.
ANALYSIS #1--SLIDE #2:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES
Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons
DEVELOPMENT FEATURE STANDARD

Minimum Lot Size Residential—1 acre
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

~ Applicant has complied with State laws by obtaining a state license to operate
a personal care home, and obtaining certification to administer medicine to the
residents.
~ Applicant has not suggested any plans to change the exterior of the home.
~ Building and fire code regulations would need to be met during the permitting
process.
~ No specific parking standards could be found in the UDC for personal care homes.
~ The applicant would need to apply for a business license.
ANALYSIS #2--SLIDE #1:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
UDC Section 9.2.5 List Five Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. Applicant has not offered
to enlarge the parking area.
ANALYSIS #--SLIDE #2:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. The applicant has stated
a willingness to make any needed driveway improvements, although she has not stated how
that would be done.
c. Adequate public facilities are available to serve the proposed use.
A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City’s Public Works Department provides water and sewer services to the property.
ANALYSIS #2--SLIDE #3:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and enjoyment
of nearby properties or that no special limitations are necessary to protect the public.

The Planning & Zoning Office has no knowledge of any such binding agreements being made
by the applicant, and the applicant has not conveyed any specific plans to minimize any
potential adverse impacts on the surrounding neighborhood.

e. The special use with specific limitations and design features as may have been required will
further the aims of the comprehensive plan and will not be unduly detrimental to nearby
properties.

~ The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting.
~ Consideration needs to be made to the exterior impacts of the operations of the home on
adjacent properties in terms of additional traffic generation, (from employees, deliveries, and
family members and friends) and screening.
~ These matters also need to be considered for the safety of the residents.
~ Additional parking and fencing are likely to be needed.
ANALYSIS #3--SLIDE #1: USE PERMIT CONSIDERATIONS
Section 9.2.6(A) of the UDC requires the consideration of ten (10) issues for the granting
of a “use” permit in general, and a special use permit in particular.
1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;
~ The subject property’s future land use designation is Medium-Density Residential,
which is the same as that of the surrounding properties.
2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;
~ The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by
other properties with the same zoning.
~ The existing single-family detached dwelling is surrounded by other single-family
detached dwellings.
~ The applicant does not plan to change the exterior of the dwelling, so there would
be no visible indication of the presence of a personal care home.
ANALYSIS #3--SLIDE #2: USE PERMIT CONSIDERATIONS
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
~ Although the applicant wishes to care for six (6) residents, her state license only gives
her the permission to care for three (3) residents. Further, O.C.G.A. Rule 111-8-62.06(3)
prohibits the operator of a personal care home from serving more residents than the
State license allows.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
~ A minimal amount of additional traffic may be expected from employees, deliveries
being made, and family members and friends coming to visit.
5. The location and number of off-street parking spaces;
~ The existing driveway is narrow and goes up a hill to a two-car garage with a turnaround
area. Some parts of the pavement are broken.
~ It may be difficult for vehicles to pass and to be able to park. The applicant has stated a
general willingness to make driveway improvements, although she has not provided any
specific plans on how this would be done.
ANALYSIS #3--SLIDE #3: USE PERMIT CONSIDERATIONS
6. The amount and location of open space;
~ The aerial photo shows ample open space is present on all four sides of the existing
dwelling.
7. Protective screening;
~ A chain-link fence is present along three sides of the property.
~ Additional screening would be desirable to shield the view of the property by
neighbors so that they would not see any excessive comings and goings of
visitors to the property.
8. Hours and manner of operation;
~ The applicant has submitted a “Business Summary” of proposed operations.
~ The personal care home would operate 24 hours a day and 7 days per week.
~ Initially, there would be two employees, who would work in shifts.
~ Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries.
~ Various security measures and emergency procedures have been proposed.
ANALYSIS #3--SLIDE #4: USE PERMIT CONSIDERATIONS

9. Outdoor lighting; and
~ The applicant’s “Business Summary” states that five outdoor cameras and
floodlights are present.

10. Ingress and egress to the property.
~ Ingress and egress into the property would continue to occur from the existing
one-lane, narrow driveway off Shields Road.
~ This could cause some difficulty with multiple vehicles, especially since the
property is on a hill.
~ In addition, the driveway pavement is in poor condition.
STAFF CONCLUSIONS—SLIDE #1
As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws
the following conclusions:
1. Number of Residents – Although the applicant proposes to have six residents in the
proposed personal care home, her state license only allows a capacity of three (3)
residents.
2. Type of Use – The proposed personal care home is not the best use of the subject
property in terms of its location in an established residential area.
3. Potential Adverse Impacts -- The applicant does not appear to have considered the
potential adverse impacts of the proposed personal care home on adjacent
properties or the surrounding neighborhood, in terms of the following:
a. Access—The existing access from Shields Road is a narrow, one-lane driveway
which goes up a hill. This could cause a conflict between two vehicles that are
moving at the same time.
STAFF CONCLUSIONS—SLIDE #2
b. Parking – There does not appear to be sufficient parking to accommodate
additional vehicles from employees, deliveries, or family and friends. Although
the applicant has stated a general willingness to make driveway improvements,
she does not currently have any specific plans to do so.
c. Protective Screening – Although a chain-link fence is present along three sides
of the property, which would protect the safety of the residents, it is a see-
through fence which does not provide any visual screening for the neighbors.
A more solid, opaque-type of fence would be desirable.
STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff
recommends the DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields
Road.
2. If the City Council wishes to approve SP-2024-03, then the staff recommends that
such approval be made with the following three conditions:
a. That no more than three (3) residents occupy and be served by the personal care
home at one time since the applicant’s Personal Care Home Permit from the
Georgia Department of Community Health limits the capacity of the personal care
home at 270 Shields Road to three (3).
b. That the driveway be repaved and possibly widened, and that the parking area
be modified to accommodate additional vehicles.
c. That appropriate solid, opaque screening / fencing be installed for the protection
of the neighbors.
STATE OF GEORGIA
PERSONAL CARE HOME PERMIT
This is to certify that a permit is hereby granted to
My Serenity Personal Care Home
(Name of Governing Body)

to maintain and operate a Personal Care Home with a capacity of 3 named as My Serenity Personal Care Home
(Name of Facility)

Said facility and premises are located at 270 Shields Rd
(Street)

in Stockbridge 30281 , County of Henry , Georgia.
(City or Town) (Zip Code)

This permit is effective 1/28/2025 , and remains in effect unless revoked or suspended.

"This permit is granted pursuant to the authority vested in the Department of Community Health pursuant to O.C.G.A. 31-7-3 and signifies that its facilities and
operations comply with the Rules and Regulations of the Department of Community Health on the date this permit was issued."

THIS PERMIT IS NOT TRANSFERABLE Permit No: PCH042564

In Witness Whereof, we have hereunto set our hand this 13 th day of March , 2025 .

GEORGIA DEPARTMENT OF COMMUNITY HEALTH HEALTHCARE FACILITY REGULATION DIVISION

Lisa C Davies, Executive Director
Zoning Verification
Letter Request

A Zoning Verification Letter (ZVL) is a statement from the Community Development Department – Planning, Zoning, & GIS
Division located at 4602 North Henry Boulevard, Stockbridge, GA, 30281 that identifies and describes the zoning district in
which a property is located and may include information about the permitted uses in the zoning districts. The letter is also used
to submit to lenders for financing or for state/federal agencies.

The Community Development Department – Planning, Zoning, & GIS Division will assist you in verifying the zoning of a parcel
or parcels of land. Your Zoning Verification Letter will be completed within seven (7) business days upon receipt of the following
items:

• Completed ZVL application
• Payment by Credit Card Authorization Form or check for $150 made payable to the City of Stockbridge.
• Survey or site plan of the property that identifies the property parcel size.

Applications can be emailed to planning@cityofstockbridge-ga.gov. Should you need copies of building records or
Certificates of Occupancy you must file an Open Records Request with the office of the City Clerk.

Requestor

Name (ZVL will be addressed and forwarded to this person)

Company

E-mail Address Phone

Mailing Address City State Zip

Subject Property

Parcel ID(s)

Address of Property City State Zip

Current Use Proposed Use

How would you like receive the ZVL? (check all that apply):  E-mail  Mail  Pick-up

Office Use Only

City Staff Date Completed

City of Stockbridge Community Development Department 4640 North Henry Boulevard Stockbridge, Georgia 30281 770-389-7900

https://stockbridgega.org/departments/community-development
Describe the proposed use of building or property in a complete descriptive narrative and add any other
information that would be necessary.

CITY OF STOCKBRIDGE
ZONING VERIFICATION LETTER
For 270 Shields Road
Parcel #S10-02041000

May 28, 2024

Shona John
313 Plantation Cir
Fayetteville, GA 30214
Cell: 770-820-7800
Email: shonaj618@hotmail.com

Re: Zoning Verification Letter for 270 Shields Road, Stockbridge, Georgia 30281 (Parcel #S10-
02041000)

Dear Ms. John,

Please accept this letter in response to your request for verification of zoning at 270 Shields Road,
Stockbridge, GA 30281 which is identified by Parcel ID #S10-02041000. Based on the City of
Stockbridge’s official zoning map, the subject property is zoned as SR (Suburban Residential). Further
information about the SR District can be found on pages 28-29 of the Stockbridge Unified
Development Code or at the link above.

Personal care homes are an allowable use in the SR District subject to conditional requirements.
Personal care homes having two or less persons are subject to the requirments outlined in the
Stockbridge Unified Development Code section 3.2.28. Personal care homes having three or more
persons must apply for and obtain a special use permit in addition to complying with the
requirements found in section 3.2.29.

This zoning verification excludes the following information which may apply to the subject property,
such as, grandfathered uses without a City Council ruling, official interpretations by any entity or
official other than the City Council, variances and interpretations and conditional uses granted by any
entity or official other than the City Council, special restrictions on certain uses within the general
zoning ordinance, setbacks, buffers and construction standards in the general zoning ordinance, and
requirements and restrictions imposed in the general zoning ordinance by any overlay district.

If you have any questions concerning this matter or if I can be of any further assistance, please contact
me at 678-833-3332 or jbucholtz@stockbridgega.org.

Sincerely,

Jordyn Bucholtz, GIS Analyst
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
CP-2024-10 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. Applicant requests a Comp.
Plan Amendment from High-Density Residential to Low-Density Mixed-Use to allow a gas station, retail
building, and hotel on 4.26 +/- acres. Applicant also requests a special use permit via SP-2024-01 to allow a
gas station within the PMU Overlay District, and within 800 feet of another gas station.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. Planning Commission Action on May 22, 2025—Approval.
CP-2024-10 and SP-2024-01 have been on hold until the Council approved two text amendments—
one to allow gas stations in the PMU Overlay District, and the other to allow gas stations within only
800 feet (formerly 2,400 feet).

APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-10.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 032-01030012 Class C Owner GMI 2 INC Land $681,600
Property ROCK QUARRY Acreage 4.26 Address 1876 INDEPENDENCE Value:
Address RD SQUARE, STE D Building $0 Last 2 Sales
District City/Stockbridge DUNWOODY GA 30338 Value: Date Price Reason Qual
Misc $0 5/6/2022 $0 QUITCLAIM U
Value: 6/15/2006 $0 n/a U
Total $681,600
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 8/28/2024
Last Data Uploaded: 8/28/2024 11:54:39 AM

Developed by
--~---~plican_!_Campaign Dlsclosur~ For~ ___ · - _
(Must be completed by the applicant, tbe property owner, ud the aaeat. Use .. m1ny fona1 11 aeecled.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a conditional use
pemut, campa.tgn contributions aggregating S2SO 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 wbo will COD8ider the
application? Yes_No X

lf,Xa, the applicant and the attorney representing the applicant must tile the following infonnation with the City
of Stockbridge Planning and Zoning Division within ten (I 0) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift SlSO or areater,
City Coundl Member Name Camp11i1.n Contribution which wu 2lven to Board Member

We certify that the foregoing infonnation t.S true and correct, this_____d.ay of._ _ _ _ _ _ ___ - - --

t)'hu~ \· \{\e_ ~
Appileant•s Name - Printed - - - - Signature of Applicant/Property Owner/Agent

Harold Buckley, Jr.
Applicant's Attorney, 1fapplicabk - Printed Signature of Applicant's Attorney, ifapplicable

Swum to and subt.eribcd before me this_ _ __day of '"'5'\At.

• Applicant means any individual or bus111esa entity (corporation, partnership, limited partnership, finn cnterpnse. rra11thise,
asso<:iation, or ttuSt) applyn11 for a variance.

Cltv of SIGckbndoe C'.ommunttv DevalMmenl O.Oerunent--4802 NOf1h Henrv Blvd : Stlldcblidoe GA 30281 770-389-7900
NQ!!! If the proposed development site would contain more than one property, and/or more than one
property owner, please first type a list on a separate sheet of paper which identifies each property (address
and/or parcel number) and Its corre3P0nding property owner(s). Then fill out a separate Property Owner's
Authorization Form (provided below) for each property and each property owner.

PROPERTY OWNER'S AUTHORIZATION FORM (See NOTE above.)
THE APPLICANT IS THE PB.OPRB.TY OWNER
The undersigned below Is the PROPERTY OWNER, or one of the property owners, of the property at
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ (address), with Parcel Number--------~
which Is the subject of this application.

Nameof PropertyOwner:·--------------~-~----------
Property Owner's Address:_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __
Telephone:____________ E-mail:._________________

I swear that I am the Property Owner, or one of the Property Owners, of the property that Is the subject matter of
the attached application, as Is shown in the taJC assessors' records of (County},
- - - - - - - - -- (State}.
Slanature:._ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ __ Date: _ _ _ _ _ _ _ _ __

The undersigned does duty authorize the person(s) and/or company who Is named below to act as APPUCANT(S)
in the pursuit of this application for the subject property.

Name(s) of Appllcant(s): - - - - -- - - - -- - - - - - -- -- - - - -

Company/law firm (if a p p l i c a b l e ) : - - - - - - - - - - - - - - - - - - - - - -

Telephone, E·Mall, & A d d r e s s : - - - - - - - - - - - - - - - - - - - - - - - - -

I authorize the Applicant or Applicants who are named above to act on my behalf for thls;~n.

Th·~·"'~*
Slsnature of Property Owner, who swears that the Signature of Notary Public
Information which ls contained in this Property
Owner's Authorization is true and correct to the ~ f.'rl,\ blv'-
best of his or her knowledge and belief. Printed Name of Notary Publlc

b / ~t-. I J-o.JA..j
\\ \ \ ;\•ell! II "'t1n,,,
Date

City of Stockbrid1e Plapnlpg and Zonlpe Dlyl3lon
Condidonal Ute Permit Application
NameofApplicant Gtll 2, Inc. Phone: 678-457-5185 Date·_ _ _ __
Addreu Applicuc 1876 Independence Sguare, Ste tu N/A Cell#--~---
City: Dunvoody sunnyoesat@yahoo.coa
State: GA Zip 3030338 E-mail:
NamcofAccnt Harold Buckley, Jr., Esq. Phone: 770-803-3707 Date. 6/28/24
Address Agect.2849 Paces Ferry lld, Suite 700 fax 404-853-18ltdl#
City: Atlanta State: GA Zip: 30339 F. mail: hbuckleyfvbtl egal.coe

1lR APPLICA.VT ~AMED AIOV! AmR.'fS THAT HE OR SR! IS Tffl OWllll:R. OR AGENT or THE owrca. Of THE PROPIRTY
DHCIUB£0 au.ow. AND IS UQUISTll'fC AvAIUANQ Foa THE PROPERTY.

Conditional UR Penn1t(1) being requested Convenience a tore SC.ekl111dp Plana!.. snll LMl111 Sip. ne lla1l WIDlt
vtt&t fuel , ..., •• - rcmalD en die ••Jccl praptf1J t.r tte las ttltia Oft••
t11ys prior• ""ft' Ptalll\l111 c -........ w City
CoHcll mtdl111(1). T11t applicaat • ~ ~
tbll llOt n-•t er llCft' ..t tip fer 141}' , _

Addrcs~ of Propeny: _-:;..
O_Jl
.:;..c::;.k
~<}ua.z.;:;;;;;r;;.;r;;..tL.,..;;Ri;;;;oa~d=-------

Nearest intcnection to the property: _...
Jlo. ;o:;...a_c=k.~Qyaa.;:.=;.::r:;.::r""y~&-o;..;;;a,_d"""""a_n;;.;;:d,__H;.;;o;.;;s...e_i;..:ta=l:....;;D;.:ro.;:1:;.;v_e____
Si7.e ofTrac:t: 4. 37 ac acrc(s) Land Lot Number(a):_ _ _...;l;;.;3;;____ _ _ __, District(1): _ __,;;..
Property Tu Parcel Number(1):_ o_3
_2_-_0_l_o_3_o_ol_2__ _ _ __ _ _ _.,....,..--_ _ _ _ __ __ ,(~1dred)
-~ ~-.JP~~· \S\~1¥
...,.fil)m:~· ~~h\u -

lht OfDa I ly Qsdy>

Total Amount Paid S._ _ _ C'ash_ Chcclt # _ _ _ Rccrivcd by:. _ _ _ _ _(F~ES ARE NON-REFUNDABLE)

Application checked by:._ _ _ __ _Date:._ _ __ _ Map Numbcr(s): - -- - - - - - -- -- - -

Prc-191>1ication mceting:._ _ _ _ __ _ _ _ __ _ _ __ __ _Datc: - -- - - - - - - -- - -

Planning Commiuion Dec1s1on:

Ctry Council Decision:---·----- ---------- -- - - -- - - - -- -- - -
Cornnmaity~~·s si~c :. _ _ __ _ _ _ _ ___Da&c: _ _ _ _ _ __ _ _ _ _ __

City of Stockbridge Planning and Zoning Division
Application for an Amendment to the Comprehensive Plan
Name of Applicant GMI 2, Inc. Phone: 678-458-5185 Date:
Address of Applicant: 1876 lndeP.endence Square, Ste D Cell #
City: Dunwoody State: GA Zip: 30338 E-mail: sunnyomsai@yahoo.com
Name of Agent Harold Buckley, Jr. Phone: 404-853-5050 Date:
Address of Agent: 2849 Paces Fer!Y Road, Suite 700 Cell#
City: Atlanta State: GA Zip: .-JO~ E-mail: hbuckle_y@wbilegal.com

THE PERSONS NAMED ABOVE AFFIRM THAT THEY ARE THE OWNER Tilt properly wDI be POSTED with a Cit)' of
OR AGENT OF THE OWNER OF THE PROPERTY DESCRIBED BELOW Scoclcbrtd1• Plannln1 altd Zonl111 Sten. Thr al&n must
AND REQUESTS THAT THE FOLLOWING AMENDMENT TO THE rr1naln 011 lbe 1ubjcc1 property for no len lh111 flReu
COMPREHENSIVE PLAN BE GRANTED: days prior to lht f'la.nt111 CommlutOll and Mayor/Cky
Councll mecrlna(s). The appllc1nt or property owaer
FROM:_ High-density residential shall nol rcn1on or alltr tbt •I&• few any rHllCID,
(Acknowltd&tinmt)
To: Low-density mixed-use

Property Address: 0 Rock Quarry Road

Nearest intersection to the property: Rock Quarry Road and Hospital Drive

Size of Tract: 4.37 acrc(s). Land Lot Number(s): 13 . District(s): _,.6.___
Property Tax Parcel Number(s):
032-10130012 (Required)

.c. ~Y~-
7~t. ~- ~· ~
Witness• Signature Signature of Applicant
Bharti Mehta
Printed Name of Applicant

Signature of Agent

(llor OMce Use Only)

Total Amount Paid S Check# Credit Card# (FEES ARE NON-REFUNDABLE)

Application checked by: Date:
Pre-application meeting: Date·

Planning Commission Dcci11ion:

Mayor/City Council Deci&ion:

Planning Director's Signature: Date:
NOTE: If the proposed development site would contain more than one property, and/or more than one
property owner, please first type a list on a separate sheet of paper which Identifies each property {address
and/or parcel number) and its corresponding property owner(s). Then fill out a separate Property Owner's
Authorization Form (provided below) for each property and each property owner.

PROPERTY OWNER'S AUTHORIZATION FORM (See NOTE above.)
NO AUTHORIZATION REQUIRED -APPLICANT IS THE PROPERTY OWNER
The unq,rsl ne below is t e PROPERTY OWNER, or one of the property owners, of the property at
---...1..~~(~4K.lllia.c:;1-~------- [address], with Parcel Number 032- Joi 500 Ji
which is the subject o this application .

I swear that I am the Property Owner, or one of the Property Owners, of the property that is the subject matter of
the attac'led application, as Is shown in the tax assessors' records of H~"'(( [County],
6t.or~°' (State).

Signature: B·~ ·~~ Date: ~4~
The undersigned does duly authorize the person(s) and/or company who is named below to act as APPLICANT(S)
In the pursuit of this application for the subject property.

Company/law firm {if a p p l i c a b l e ) : - - - - - - - - - - - - - - - - - - - - - -

Telephone, E-Mail, & Address: l ~ T' i;:. Ae.pt:J~ S', µ"1.L SM~c. ""3:> ~d: Gf\ '3b3J~
v -d
' 1~· ~Set- $"1~S Sutt~o~ Q~. toW'
I authorize the Applicant or Applicants who are named above to act on my behalf for this application.

Signature of Property Owner, who swears that the Signature of Notary Public
information which is conta lned In this Property
Owner's Authorization Is true and correct to the
best of his or her knowledge and belief. Printed Name of Notary Public

Date Date
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 11 value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_No~

If Xu, 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 :

Plannin1 Commissioner and/or Dollar Amount of De~cription of Gift S250 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_ Lt"" day of November . 2024

Bharti Mehta
Applicant'~ Name - Printed Signature of Applicant/Property Owner/Agent

Harold Buckley, Jr.
Applicant's Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before me this ~\-h dayof November . 2024

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

Citv of Stodchridoe Communltv Davetooment Deo•rtment--4802 North Henrv Blvd Stockbrldoe GA 30281 770-381:1-7900
GMI 2, Inc.
1876 Independence Square, Suite D 122
Dunwoody, GA 30338 84-48111111

DATE

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11• 0 0 0 It 2 2111 I: 0 b It • 0 t.. 8 q 3 1:

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: May 22, 2025 and June 9, 2025

SUBJECT: Staff Report for Comprehensive Plan Amendment
Case #CP-2024-10 for Parcel #032-01030012 on Rock Quarry Road
at Hospital Drive (To be located in Council District 5)

I. PURPOSE

The applicant for Comprehensive Plan Amendment Case #CP-2024-10, GMI 2, LLC
(represented by Harold Buckley, Jr., Esq., from the law firm of Wilson, Brock & Irby),
requests a Comprehensive Plan Amendment to allow an appropriate future land use
designation on Parcel #032-01030012, which is located on the west side of Rock Quarry
Road at Hospital Drive, to allow the development of a convenience store with fuel pumps
(i.e., gas station), along with a retail center and a hotel. Specifically, the applicant
requests to change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.”

GMI 2, LLC develops and operates non-residential developments, including offices and
convenience stores. The proposed convenience store with fuel pumps would be part of
a new retail center with three other tenant spaces. The applicant has stated that the
financial viability of the proposed development would be dependent upon the inclusion of
the convenience store. The development of a hotel was added later, via the applicant’s
revised Letter of Intent from April 8, 2025.

The applicant has also submitted a Special Use Permit application (Case #SP-2024-01) to
request that a convenience store with gas pumps (i.e., gas station), specifically, be
allowable uses on the subject property. A special use permit is necessary for the proposed
development because Ordinance #OR24-563 for the Parkway Mixed-Use Overlay (PMU)
District, per Text Amendment Case #TX-2024-03, identifies gas stations and convenience
stores as being “select uses” in Section 2.5.2(C(1), and as being permitted uses within a
C-2 (General Commercial) zoning district if an applicant applies for and is approved for a
special use permit.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

The proposed convenience store with fuel pumps (a.k.a., gas station) must meet four types
of compliance requirements, as are listed below. The analysis of each of these types of
requirements is discussed in the staff report for SP-2024-01.

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These
requirements were recently amended with the approval of Ordinance #OR25-
589 (a.k.a. Text Amendment Case #TX-2024-06) on February 12, 2025, which
amended the gas station distance requirement from 2,400 feet to 800 feet and
imposed other requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).

Before SP-2024-01 can be approved, CP-2024-10 must be approved so that the subject
property may have a type of future land use designation which would allow the proposed
uses. The property already has the appropriate base zoning of C-2 (General Commercial);
thus, no rezoning of the property is required.

II. CASE FACTS

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Uses: Convenience store with fuel pumps (i.e., gas station), a
retail building with three retail tenants, and a hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.33

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (full-serve Mexican
restaurant).
Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

AERIAL PHOTO OF PARCEL #032-01030012
ON ROCK QUARRY ROAD

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

LAND TITLE SURVEY OF THE PROPERTY (ENLARGEMENT)
(Prepared by Alta NSPS Land Title for GMI 2, LLC) on 05/02/22)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

CITY OF STOCKBRIDGE ZONING MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

CITY OF STOCKBRIDGE FUTURE LAND USE MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

III. PROPOSED DEVELOPMENT

The applicant, GMI 2, LLC, proposes to develop and operate various commercial uses on
Parcel #032-01020012, which is located on Rock Quarry Road at Hospital Drive. The
applicant develops and operates non-residential developments, including offices and
convenience stores. The applicant’s letter of intent states that the proposed development
would be intended to serve the numerous customers who are present within the vicinity of
Piedmont Hospital, the associated medical buildings, and other commercial uses along
Rock Quarry Road and Eagles Landing Parkway.

The proposed development would take place within two phases. Phase I would include
a gas station and convenience store (a convenience store with gasoline sales), plus a
retail center with three other tenant spaces. The applicant’s Letter of Intent states that the
financial viability of the proposed development would be dependent upon the inclusion of
the convenience store, which would have both fuel pumps and electric charging stations,
and which would operate twenty-four hours per day. Phase II would feature the
development of an adjacent hotel.

The applicant submitted a revised site plan (entitled “Civil Plans: Rock Quarry Road C-
Store Special Use”, which was prepared for GMI 2, Inc. by LJA with an issue date of 04-
09-25). It shows that the proposed development would have no accesses off Rock Quarry
Road due to the forthcoming widening of Rock Quarry Road. Instead, all of the proposed
uses would be accessed off Hospital Drive, and land for Georgia DOT’s needed right-of-
way is shown along Rock Quarry Road. The proposed convenience center with fuel pumps
and the retail center would have their own driveway off Hospital Drive, while the proposed
hotel would have its driveway off the cul-de-sac. The Gambino’s Mexican Restaurant to
the south also has two driveway accesses off Hospital Drive. A detention pond would be
located at the south end of the subject property.

The proposed retail building would contain a total of 9,840 total square feet. The
convenience store itself would have 6,000 square feet, and three other tenant spaces would
be provided, with each one having 1,280 square feet. The proposed hotel would have
12,275 square feet comprising three floors, with thirteen (13) rooms per floor. A circular
driveway would be provided around the hotel to facilitate fire truck access. Although the
site plan shows a proposed pylon (pole) sign for the hotel, pylon signs are not permitted in
the City of Stockbridge, per Section 5.5(4) of the Unified Development Code (UDC). The
provision of a monument sign may be an alternative.

Within the site, the required minimum setbacks for the C-2 district are 50 feet in the front,
10 feet on the sides, and 20 feet in the rear). The Site Data Box of the revised site plan
indicates that all required setbacks would be met. Since the site does not border any
residentially-zoned properties, no buffers would be required beyond the setbacks. The
maximum allowable lot coverage (impervious area) in the C-2 district is 70 percent, but the
proposed development would only cover 49.4 percent of the site. The remaining pervious
area (open space) would be 50.6 percent, according to the data on the site plan.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

The site plan shows that 51 parking spaces would be provided for the retail center, and 39
parking spaces would be provided for the hotel. For the retail center, one more parking
space would be provided than would be required for the 9,935-square-foot retail center
since the UDC requires 5 parking spaces per 1,000 square feet for “service stations” (the
convenience center with fuel pumps) and 5 parking spaces per 1,000 square feet for retail
establishments (for the remaining four retail tenant spaces). An equal number of fuel pump
spaces (12) and electric vehicle charging spaces (12) would be provided. The remaining
parking spaces would be provided for regular retail customers and ADA accessible patrons.
For the hotel, one parking space is required per hotel room. For 39 proposed rooms, 39
parking spaces are required. The applicant proposes to provide 43 total hotel parking
spaces, which exceeds this requirement.

The applicant provided three architectural renderings to show views of the proposed retail
building, the gas pumps with a canopy, and the electric charging stations. They indicate
that the building would have exterior facades with brick. No canopy is shown over the
electric charging stations.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
10

REVISED SITE PLAN (With Hotel Addition)
(Entitled “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 03-18-25)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
11

SITE PLAN ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
12

ARCHITECTURAL RENDERINGS -- RETAIL BUILDING

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
13

ELEVATION DRAWINGS – RETAIL BUILDING
(Front and Rear Building Elevations)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
14

IV. ANALYSIS

The analysis in this section is only for the proposed Comprehensive Plan Amendment.
The companion staff report for Special Use Permit Case #SP-2024-01 contains four other
analysis sections—1) an analysis of “select uses” in the Parkway Mixed-Use (PMU)
Overlay District; 2) an analysis of the requirements for gas stations according to Section
3.2.14 of the UDC; 3) an analysis of the requirements for special use permits according
to Section 9.2.5 of the UDC; and 4) an analysis of the requirements for “use permits” for
gas stations and convenience stores, according to Section 9.2.6(A) of the UDC.

A. Comparison of Future Land Use Designations. The subject property, Parcel #032-
01030012 on Rock Quarry Road, has a future land use designation of High-Density
Residential, and the applicant requests to change it to Low-Density Mixed-Use.
Descriptions of these future land use designations from the Comprehensive Plan (Pages
50 and 48) are presented below.

High-Density Residential—This designation is intended primarily for
residential land uses which include multi-story condominiums and planned
town development. Small commercial or service business may be permitted
within these developments for the convenience of their residents and visitors
only. High Density Residential is an appropriate transition between mixed-use
and industrial projects, and low or medium density residential areas.

Low-Density Mixed-Use—This designation is intended for commercial/retail
areas along various corridors and intersections located throughout the City.
These areas mainly serve the residents of the surrounding residential
neighborhoods. Future development and redevelopment should maintain the
community-oriented feel of these areas, with a focus on creating small mixed-use
areas combining locally owned retail, low intensity office uses, and apartment/
condo/loft uses in two story buildings in a pedestrian friendly environment,
allowing nearby residents to safely walk to and within them.

Based on the descriptions above, it is apparent that the High-Density Residential future
land use designation is mainly intended for residential developments which might also
contain small commercial uses to serve the needs of the internal residents of the
development. But the applicant does not propose to build a residential development; thus,
High-Density Residential is not the appropriate future land use designation for the subject
property.

Conversely, the Low-Density Mixed-Use future land use designation is intended for
commercial and retail areas along various corridors in the City. Rock Quarry Road is one
such corridor, with various single-family subdivisions and apartment developments located
along it or within several blocks. The proposed retail center would be located in close
proximity to these residential developments, offering quick services and goods for the
regular and frequent needs of customers. In addition, since the proposed development
would only have an impervious cover of 49.4 percent, and the proposed hotel would only

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
15

have three stories, these characteristics would be compatible with the intent of the Low-
Density Mixed-Use designation.

B. Suitability of the Subject Property’s Location. The adjacent parcel to the north, as
well as many parcels on the east side of Rock Quarry Road, directly across the road from
the subject property, all have future land use designations of Low-Density Mixed-Use.
Therefore, the approval of the applicant’s request would not create a “spot” future land
use designation. In addition, the subject property is part of the commercial development
corridor along Rock Quarry Road, which includes numerous retail uses on the same
(west) side of the road and larger commercial uses along the eastern side of the road
(Piedmont Hospital and associated medical office buildings). Due to the high intensity of
the hospital and medical office buildings and the large number of employees and patients
whom they represent, the provision of the proposed retail center (including the
convenience center / gas station) and hotel would be appropriate and desirable. In
addition, the proposed development would serve the automobile and retail needs of the
many nearby residential developments.

C. Compatibility with a Goal of the Comprehensive Plan. Page 42 of the
Comprehensive Plan identifies the top economic development goal for the City of
Stockbridge as follows: “#1-To attract and retain high-quality and diverse employers with
quality of life, education, culture, housing, healthcare, retail, and recreation facilities.” The
proposed retail center would comply with that goal, particularly since few retail centers
have been developed within the City in the past five years.

D. Relation to the Zoning of the Property. The applicant’s proposed commercial uses
would be compatible with the existing C-2 (General Commercial) base zoning of the
property, thus no rezoning would be required. They would also be suitable for the PMU
(Parkway Mixed-Use Overlay) District, in which the property is located. In addition, the
proposed Low-Density Mixed-Use future land use designation calls for low-density
commercial uses. The proposed development would only have an impervious cover of
49.4 percent, and the proposed hotel would only have three stories; thus, the proposed
development can be considered to be of low-density and it would include a mixture of
commercial uses.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
16

GAS STATION RADIUS MAP, REVISED

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
17

GAS STATION DISTANCE MAP, REVISED
For the Rock Quarry Road / Eagles Landing Corridor

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025
18

V. STAFF CONCLUSIONS

As a result of the foregoing analysis, the Planning & Zoning Staff makes the following
conclusions:

1. The subject property’s existing future land use designation of High-Density Residential
is not appropriate for the subject property because the applicant is not proposing to
build a residential development.

2. The proposed retail uses would be compatible with one of the intentions of the
requested future land use designation of Low-Density Mixed-Use, which is to serve the
needs of nearby residential areas.

3.The subject property is in a suitable location for the Low-Density Mixed-Use future land
use designation due to the adjacency of other properties to the north and across Rock
Quarry Road, which all have the same designation.

4.The development of the proposed retail uses would serve to further an economic
development goal of the Comprehensive Plan.

VI. STAFF RECOMMENDATION
In view of the aforementioned conclusions for CP-2024-10 on Parcel #032-01030012, the
Planning & Zoning Staff recommends the APPROVAL of CP-2024-10.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / May 22 & June 9, 2025

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: June 9, 2025 City Council Meeting

SUBJECT: Staff Report for Comprehensive Plan Amendment
Case #CP-2024-10 for Parcel #032-01030012 on Rock Quarry Road
at Hospital Drive (To be located in Council District 5)

I. PURPOSE

The applicant for Comprehensive Plan Amendment Case #CP-2024-10, GMI 2, LLC
(represented by Harold Buckley, Jr., Esq., from the law firm of Wilson, Brock & Irby),
requests a Comprehensive Plan Amendment to allow an appropriate future land use
designation on Parcel #032-01030012, which is located on the west side of Rock Quarry
Road at Hospital Drive, to allow the development of a convenience store with fuel pumps
(i.e., gas station), along with a retail center and a hotel. Specifically, the applicant
requests to change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.”

GMI 2, LLC develops and operates non-residential developments, including offices and
convenience stores. The proposed convenience store with fuel pumps would be part of
a new retail center with three other tenant spaces. The applicant has stated that the
financial viability of the proposed development would be dependent upon the inclusion of
the convenience store. The development of a hotel was added later, via the applicant’s
revised Letter of Intent from April 8, 2025.

The applicant has also submitted a Special Use Permit application (Case #SP-2024-01) to
request that a convenience store with gas pumps (i.e., gas station), specifically, be
allowable uses on the subject property. A special use permit is necessary for the proposed
development because Ordinance #OR24-563 for the Parkway Mixed-Use Overlay (PMU)
District, per Text Amendment Case #TX-2024-03, identifies gas stations and convenience
stores as being “select uses” in Section 2.5.2(C(1), and as being permitted uses within a
C-2 (General Commercial) zoning district if an applicant applies for and is approved for a
special use permit.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

The proposed convenience store with fuel pumps (a.k.a., gas station) must meet four types
of compliance requirements, as are listed below. The analysis of each of these types of
requirements is discussed in the staff report for SP-2024-01.

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These
requirements were recently amended with the approval of Ordinance #OR25-
589 (a.k.a. Text Amendment Case #TX-2024-06) on February 12, 2025, which
amended the gas station distance requirement from 2,400 feet to 800 feet and
imposed other requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).

Before SP-2024-01 can be approved, CP-2024-10 must be approved so that the subject
property may have a type of future land use designation which would allow the proposed
uses. The property already has the appropriate base zoning of C-2 (General Commercial);
thus, no rezoning of the property is required.

II. CASE FACTS

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Uses: Convenience store with fuel pumps (i.e., gas station), a
retail building with three retail tenants, and a hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.33

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (full-serve Mexican
restaurant).
Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

AERIAL PHOTO OF PARCEL #032-01030012
ON ROCK QUARRY ROAD

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

LAND TITLE SURVEY OF THE PROPERTY (ENLARGEMENT)
(Prepared by Alta NSPS Land Title for GMI 2, LLC) on 05/02/22)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

CITY OF STOCKBRIDGE ZONING MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

CITY OF STOCKBRIDGE FUTURE LAND USE MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

III. PROPOSED DEVELOPMENT

The applicant, GMI 2, LLC, proposes to develop and operate various commercial uses on
Parcel #032-01020012, which is located on Rock Quarry Road at Hospital Drive. The
applicant develops and operates non-residential developments, including offices and
convenience stores. The applicant’s letter of intent states that the proposed development
would be intended to serve the numerous customers who are present within the vicinity of
Piedmont Hospital, the associated medical buildings, and other commercial uses along
Rock Quarry Road and Eagles Landing Parkway.

The proposed development would take place within two phases. Phase I would include
a gas station and convenience store (a convenience store with gasoline sales), plus a
retail center with three other tenant spaces. The applicant’s Letter of Intent states that the
financial viability of the proposed development would be dependent upon the inclusion of
the convenience store, which would have both fuel pumps and electric charging stations,
and which would operate twenty-four hours per day. Phase II would feature the
development of an adjacent hotel.

The applicant submitted two revised site plans (entitled “Civil Plans: Rock Quarry Road C-
ore Special Use”, which were prepared for GMI 2, Inc. by LJA with issue dates of 04-09-
25). One site plan is colored, and the other site plan is black-and-white. They show that
the proposed development would have no accesses off Rock Quarry Road due to the
forthcoming widening of Rock Quarry Road. Instead, all of the proposed uses would be
accessed off Hospital Drive, and land for Georgia DOT’s needed right-of-way is shown
along Rock Quarry Road. The proposed convenience center with fuel pumps and the retail
center would have their own driveway off Hospital Drive, while the proposed hotel would
have its driveway off the cul-de-sac. The Gambino’s Mexican Restaurant to the south also
has two driveway accesses off Hospital Drive. A detention pond would be located at the
south end of the subject property.

The proposed retail building would contain a total of 9,840 total square feet. The
convenience store itself would have 6,000 square feet, and three other tenant spaces would
be provided, with each one having 1,280 square feet. The proposed hotel would have
12,275 square feet comprising three floors, with thirteen (13) rooms per floor. A circular
driveway would be provided around the hotel to facilitate fire truck access. Although the
black-and-white site plan shows a proposed pylon (pole) sign for the hotel, pylon signs are
not permitted in the City of Stockbridge, per Section 5.5(4) of the Unified Development
Code (UDC). The provision of a monument sign may be an alternative.

Within the site, the required minimum setbacks for the C-2 district are 50 feet in the front,
10 feet on the sides, and 20 feet in the rear). The Site Data Box of the revised site plans
indicates that all required setbacks would be met. Since the site does not border any
residentially-zoned properties, no buffers would be required beyond the setbacks. The
maximum allowable lot coverage (impervious area) in the C-2 district is 70 percent, but the
proposed development would only cover 49.4 percent of the site. The remaining pervious
area (open space) would be 50.6 percent, according to the data on the site plans.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025

The site plans show that 51 parking spaces would be provided for the retail center, and 39
parking spaces would be provided for the hotel. For the retail center, one more parking
space would be provided than would be required for the 9,935-square-foot retail center
since the UDC requires 5 parking spaces per 1,000 square feet for “service stations” (the
convenience center with fuel pumps) and 5 parking spaces per 1,000 square feet for retail
establishments (for the remaining four retail tenant spaces). An equal number of fuel pump
spaces (12) and electric vehicle charging spaces (12) would be provided. The remaining
parking spaces would be provided for regular retail customers and ADA accessible patrons.
For the hotel, one parking space is required per hotel room. For 39 proposed rooms, 39
parking spaces are required. The applicant proposes to provide 43 total hotel parking
spaces, which exceeds this requirement.

The applicant provided three architectural renderings to show views of the proposed retail
building, the gas pumps with a canopy, and the electric charging stations. They indicate
that the building would have exterior facades with brick. No canopy is shown over the
electric charging stations.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
10

SITE PLAN WITH HOTEL ADDITION—COLORED
(Entitled “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 04-09-25)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
11

SITE PLAN ENLARGEMENT—COLORED

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
12

SITE PLAN WITH HOTEL ADDITION—BLACK & WHITE
(Entitled “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 04-09-25)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
13

SITE PLAN ENLARGEMENT—BLACK & WHITE

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
14

ARCHITECTURAL RENDERINGS -- RETAIL BUILDING

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
15

ELEVATION DRAWINGS – RETAIL BUILDING
(Front and Rear Building Elevations)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
16

IV. ANALYSIS

The analysis in this section is only for the proposed Comprehensive Plan Amendment.
The companion staff report for Special Use Permit Case #SP-2024-01 contains four other
analysis sections—1) an analysis of “select uses” in the Parkway Mixed-Use (PMU)
Overlay District; 2) an analysis of the requirements for gas stations according to Section
3.2.14 of the UDC; 3) an analysis of the requirements for special use permits according
to Section 9.2.5 of the UDC; and 4) an analysis of the requirements for “use permits” for
gas stations and convenience stores, according to Section 9.2.6(A) of the UDC.

A. Comparison of Future Land Use Designations. The subject property, Parcel #032-
01030012 on Rock Quarry Road, has a future land use designation of High-Density
Residential, and the applicant requests to change it to Low-Density Mixed-Use.
Descriptions of these future land use designations from the Comprehensive Plan (Pages
50 and 48) are presented below.

High-Density Residential—This designation is intended primarily for
residential land uses which include multi-story condominiums and planned
town development. Small commercial or service business may be permitted
within these developments for the convenience of their residents and visitors
only. High Density Residential is an appropriate transition between mixed-use
and industrial projects, and low or medium density residential areas.

Low-Density Mixed-Use—This designation is intended for commercial/retail
areas along various corridors and intersections located throughout the City.
These areas mainly serve the residents of the surrounding residential
neighborhoods. Future development and redevelopment should maintain the
community-oriented feel of these areas, with a focus on creating small mixed-use
areas combining locally owned retail, low intensity office uses, and apartment/
condo/loft uses in two story buildings in a pedestrian friendly environment,
allowing nearby residents to safely walk to and within them.

Based on the descriptions above, it is apparent that the High-Density Residential future
land use designation is mainly intended for residential developments which might also
contain small commercial uses to serve the needs of the internal residents of the
development. But the applicant does not propose to build a residential development; thus,
High-Density Residential is not the appropriate future land use designation for the subject
property.

Conversely, the Low-Density Mixed-Use future land use designation is intended for
commercial and retail areas along various corridors in the City. Rock Quarry Road is one
such corridor, with various single-family subdivisions and apartment developments located
along it or within several blocks. The proposed retail center would be located in close
proximity to these residential developments, offering quick services and goods for the
regular and frequent needs of customers. In addition, since the proposed development
would only have an impervious cover of 49.4 percent, and the proposed hotel would only

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
17

have three stories, these characteristics would be compatible with the intent of the Low-
Density Mixed-Use designation.

B. Suitability of the Subject Property’s Location. The adjacent parcel to the north, as
well as many parcels on the east side of Rock Quarry Road, directly across the road from
the subject property, all have future land use designations of Low-Density Mixed-Use.
Therefore, the approval of the applicant’s request would not create a “spot” future land
use designation. In addition, the subject property is part of the commercial development
corridor along Rock Quarry Road, which includes numerous retail uses on the same
(west) side of the road and larger commercial uses along the eastern side of the road
(Piedmont Hospital and associated medical office buildings). Due to the high intensity of
the hospital and medical office buildings and the large number of employees and patients
whom they represent, the provision of the proposed retail center (including the
convenience center / gas station) and hotel would be appropriate and desirable. In
addition, the proposed development would serve the automobile and retail needs of the
many nearby residential developments.

C. Compatibility with a Goal of the Comprehensive Plan. Page 42 of the
Comprehensive Plan identifies the top economic development goal for the City of
Stockbridge as follows: “#1-To attract and retain high-quality and diverse employers with
quality of life, education, culture, housing, healthcare, retail, and recreation facilities.” The
proposed retail center would comply with that goal, particularly since few retail centers
have been developed within the City in the past five years.

D. Relation to the Zoning of the Property. The applicant’s proposed commercial uses
would be compatible with the existing C-2 (General Commercial) base zoning of the
property, thus no rezoning would be required. They would also be suitable for the PMU
(Parkway Mixed-Use Overlay) District, in which the property is located. In addition, the
proposed Low-Density Mixed-Use future land use designation calls for low-density
commercial uses. The proposed development would only have an impervious cover of
49.4 percent, and the proposed hotel would only have three stories; thus, the proposed
development can be considered to be of low-density and it would include a mixture of
commercial uses.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
18

GAS STATION RADIUS MAP, REVISED

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
19

GAS STATION DISTANCE MAP, REVISED
For the Rock Quarry Road / Eagles Landing Corridor

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
20

V. STAFF CONCLUSIONS

As a result of the foregoing analysis, the Planning & Zoning Staff makes the following
conclusions:

1. The subject property’s existing future land use designation of High-Density Residential
is not appropriate for the subject property because the applicant is not proposing to
build a residential development.

2. The proposed retail uses would be compatible with one of the intentions of the
requested future land use designation of Low-Density Mixed-Use, which is to serve the
needs of nearby residential areas.

3.The subject property is in a suitable location for the Low-Density Mixed-Use future land
use designation due to the adjacency of other properties to the north and across Rock
Quarry Road, which all have the same designation.

4.The development of the proposed retail uses would serve to further an economic
development goal of the Comprehensive Plan.

VI. STAFF RECOMMENDATION
In view of the aforementioned conclusions for CP-2024-10 on Parcel #032-01030012, the
Planning & Zoning Staff recommends the APPROVAL of CP-2024-10.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-10 Staff Report / June 9, 2025
HYDROLOGY REPORT
For Project:
Rock Quarry Road C-Store/Retail
Development
Located at
Rock Quarry Road & Hospital Drive
Stockbridge, Georgia 30281

GMI 2, Inc.
1876 Independence Square, Suite D
Dunwoody, Georgia 30338
(678) 458-5185

October 14, 2022
Prepared by:

755 Commerce Drive
Suite 800
Decatur, GA 30030
www.THECONTINEOGROUP.com
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
HYDROLOGY REPORT
Rock Quarry Road C-Store/Retail Development
Rock Quarry Road & Hospital Drive
Stockbridge, GA 30281

Table of Contents
Project Description ...................................................................................................................................................... 3
Methodology................................................................................................................................................................ 4
Existing Conditions Hydrologic Analysis ................................................................................................................... 5
Post-Developed Hydrologic Analysis ....................................................................................................................... 8
Data Summary ........................................................................................................................................................... 10
10% Downstream Analysis ........................................................................................................................................ 14
Erosion & Sedimentation Control Plan................................................................................................................... 15
Landscaping Plan...................................................................................................................................................... 15
Conclusion .................................................................................................................................................................. 15
APPENDIX .................................................................................................................................................................... 16

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 2
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
HYDROLOGY REPORT
Rock Quarry Road C-Store/Retail Development
Rock Quarry Road & Hospital Drive
Stockbridge, GA 30281

Project Description

The proposed development is located at Rock Quarry Road and Hospital Drive, Stockbridge, GA 30281. The
vicinity map below delineates the approximate location of the development within the City of Stockbridge. The
4.363-acre property has approximately 4.2-acres of disturbance. The project site will be developed as a
convenience store/retail building that includes parking, drive aisles, utilities, and stormwater facilities. A future
phase for the project site will include a medical office building and all related facilities.

This report is to demonstrate that the proposed extended dry detention system and other stormwater
management practices designed for the development have enough capacity to retain stormwater without
causing any negative effect on downstream drainage. Stormwater is designed to reach the detention pond
through a series of curb inlets and pipes. The calculations consist of analysis of peak flow rates between pre-
developed and post-developed basins. Please refer to corresponding sections for details in this report.

SITE

Figure 1. Vicinity Map

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Methodology

The purpose of this study is to evaluate the hydrologic conditions of the existing site as it impacts the
development. To have a better understanding of its impact, there are several methods or tools conducted in this
study:

Rainfall Intensity data for project site was obtained from NOAA Atlas 14. The data from Point Precipitation
Frequency Estimates with 24-hour duration was then utilized in Hydraflow Hydrographs for peak flow rate
calculations. For more details, please reference the NOAA Rainfall Report in the Appendix.

The time of concentration (TC) is defined as the time needed for water to flow from the most remote point in a
watershed to the outlet of a watershed, and acts as a function of the topography, geology, and land use within
the watershed. The time of concentration for each basin is calculated using TR-55 Method by summing all travel
times for both sheet flow and shallow concentrated flow. The minimum value of time of concentration is
assumed to be 6 minutes.

The SCS Method was used for analysis of the existing and proposed conditions by calculating SCS Curve Number
based on land cover conditions. Hydraflow Hydrographs 2023 from Autodesk’s AutoCAD Civil 3D, a computer
software program was used to develop time of concentrations for the studied basins, generate and route
hydrographs for this study. The program was utilized the SCS Method to model all rainfall events for the both
pre-developed and post-developed sites by analyzing hydrologic data with a 2-minute time interval, a Type II
Storm Distribution, and a Shape Factor of 484.

Figure 1

Pre-Developed vs. Post-Developed Basins

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
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CONTINEO GROUP

Existing Conditions Hydrologic Analysis

The purpose of the following study is to evaluate the current hydrologic conditions of the existing site as it would
have flowed prior to any development. The existing property consists of 4.363 acres of land, with none of the
site being existing impervious. Prior to construction, the CN for the overall site is 55 as an undeveloped site.

Rainfall Intensity data for this job site was utilized for the 24-hour Precipitation events, as provided on the
National Weather Service NOAA website, which corresponds to 3.32 inches for the 1-year storm event, 3.78
inches for the 2-year storm event, 4.58 inches for the 5-year event, 5.27 inches for the 10-year, 6.27 inches for
the 25-year, 7.08 inches for the 50-year, and 7.93 inches for the 100-year storm event.

Site

Figure 2. Aerial Image

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
The TR55 method was utilized for determining the Time of Concentration for each basin of the site. This includes
both the pre-developed and post-developed conditions. A minimum TC of 6 minutes should be utilized for
stormwater discharge models.

Hydrographs Number 1, 2, 3, and 4 (Pre-Developed Basins A, B, C, and D) illustrates the existing conditions for
the lot, as seen in the basin map below. The basins drain via overland flow in all directions exiting the site. See
each basin and their respective impervious and pervious areas, and curve numbers below.

Pre-Developed Basin A
Total Area 4.36-AC Hydrograph #1 (Pre-Developed Basin A):
Pervious Area 4.36-AC It illustrates the existing conditions for the site.
Currently this basin is considered an undeveloped
Impervious Area 0.00-AC
site with its CN of 55 (Woods, good condition).
CN Value 55
Time of Concentration 18.8-min

Pre-Developed Basin B
Total Area 1.00-AC Hydrograph #2 (Pre-Developed Basin B):
Pervious Area 0.65-AC It illustrates the existing conditions for the offsite
area adjacent to the site that will flow through the
Impervious Area 0.35-AC
site and into the proposed pond. Currently this
CN Value 74 basin is considered a partially developed site with
Time of Concentration 6.0-min its CN of 74.

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
The pre-developed drainage basins and flow paths are shown on the diagram below.

Figure 3. Pre-Developed Basin Map
(See appendix for more legible copy)

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Post-Developed Hydrologic Analysis

The purpose of the following study is to evaluate the hydrologic conditions of the proposed site as it will flow
after development is completed. The proposed development involves the construction of one proposed
structure, with associated parking, utilities, and stormwater conveyances. The site will consist of two post
development basins. One basin will pass through an on-site stormwater management system, and another basin
consists of water flowing from off-site through the site to the proposed detention pond.

Hydrographs number 5 and 6 (Post-Dev A and B) illustrate the post developed conditions for the site.
Hydrograph numbers 7 and 8 represent the pond, pools, and flow combinations and are explained accordingly
below.

Post-Developed Basin A Hydrograph #5: Basin A consists of the project site,
Total Area 4.36-AC including the proposed building, parking spaces,
Pervious Area 2.40-AC drive aisles, and landscape areas. All stormwater is
Impervious Area 1.96-AC captured via curb inlets and roof drains and then
CN Average 78 routed into the detention pond, which utilizes the
Time of Concentration 18.8-min bottom 2’ of the pond as a micropool.

Post-Developed Basin B Hydrographs #6: Basin B consists of the offsite area
Total Area 1.00-AC adjacent to the site boundary. Water flows from Rock
Pervious Area 0.60-AC Quarry Road and Hospital Drive to an existing double
Impervious Area 0.40-AC wing catch basin at the end of the existing cul-de-sac.
CN Average 76 From there, water is discharged from a headwall and
Time of Concentration 6-min flows via sheet flow to the proposed detention pond.

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 8
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
The post-developed drainage basins and flow paths are shown on the diagram below.

Figure 4. Post-Developed Basin Map
(See appendix for more legible copy)

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 9
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Data Summary

The table below summarizes flow, flow reduction, and elevations for the entire site for each storm event
between the pre-developed and post-developed basins. The data from the table (Study 1) comes from
Hydrograph #3 (total pre-developed flow), and #8 (total post-routed flow). All results indicate that peak flow
rates are reduced for each storm event with return period between 1 to 100-year.

Summary of Hydrograph Results
Summary of Flow to Point of Study 1 (POS-A)
Storm Pre-Development Post-Development Flow Reduction Percent Elevation
Event (cfs) w/ Detention (cfs) (cfs) Reduction (ft)
1-Year 0.968 0.000 0.968 100.0% 730.51
2-Year 1.791 0.000 1.791 100.0% 731.15
5-Year 5.454 0.000 5.454 100.0% 732.36
10-Year 6.409 0.000 6.409 100.0% 732.62
25-Year 9.843 0.000 9.843 100.0% 733.49
50-Year 12.88 0.277 12.60 97.8% 734.18
100-Year 15.87 0.539 15.33 96.6% 734.79

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
Water Quality (WQv)

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 11
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
Channel Protection (CPv)
Channel Protection shall be provided as extended detention of the 1-year, 24-hour storm event releases over a
period of 24 hours to protect downstream channel from exceeding critical erosive velocities and flow volumes.
Per the hydrograph analysis, channel protection volume (CPV) was provided the detention pond designed to
meet requirement of extended detention for the 1-year, 24-hour storm event volume.

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 12
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
Overbank Flood Protection (QP25)
Overbank flood protection shall be provided to control post-development peak discharge rate is less than pre-
development peak discharge rate for the 25-year, 24-hour return frequency storm event. This standard is met
because hydrograph analysis illustrates post-development peak discharge rate, which is 0 cfs, is 9.843 cfs less
than the pre-developed peak discharge rate.

Extreme Flood Protection (Qf)
Extreme flood protection shall be provided to manage the impact of the extreme storm event through
detention controls and/or to maintain the existing 100-year floodplain. On this project, the detention pond is
designed to control the 100-year, 24-hour rainfall event peak discharge flow Qf via the outlet control structure
without negatively impacting downstream.

Total Suspended Solids (TSS) Removal
The TSS have been calculated according to the Georgia Stormwater Management Manual – Stormwater
Quality Site Development Review Tool. Using the stormwater pond, the required 80% TSS removal is achieved.
Calculations and complete spreadsheet are shown in appendix of this report.

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 13
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

10% Downstream Analysis

Hydrograph #10 denotes the total area for the 10% downstream analysis outside of the site. Hydrographs #11
(PRE DN) and #12 (POST DN) denote combined area of site and downstream, including the pre-developed and
post-developed events respectively. This downstream analysis represents that the site is 10% of total
downstream area and demonstrates that the development will not negatively impact downstream runoff, as
shown in the table below.
Table 10. Storm Event Summary for 10% Downstream Analysis
Pre-Developed Flow Post-Developed Flow Flow Reduction (cfs) Percent Reduction
Storm
Event (cfs) (cfs)
1-Year 27.29 26.32 0.97 3.6%
2-Year 45.87 44.08 1.79 3.9%
5-Year 89.55 84.10 5.45 6.1%
10-Year 99.95 93.54 6.41 6.4%
25-Year 136.11 126.27 9.84 7.2%
50-Year 166.95 154.05 12.90 7.7%
100-Year 196.43 180.56 15.87 8.1%
The 10% downstream Basin Map is shown as below:

Site

Figure 5. Designed Post-Developed Basin Map
(See appendix for more legible copy)

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 14
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Erosion & Sedimentation Control Plan

The project site has been designed to utilize a wide range of erosion and sedimentation control practices per
standards and specifications in the Manual for Erosion and Sediment Control in Georgia. Those practices include:
• Construction exit will be placed at the point where vehicular traffic leaving the project site onto a
public street in order to reduce or eliminate transportation of soils from construction.
• Silt fence and inlet protection will be used to retain excess sediment by reducing the velocity of sheet
flows.
• Inlet sediment trap will be used to prevent sediment from entering a drainage system prior to
permanent stabilization.
• Mulching, temporary, and permanent seeding around disturbed areas to stabilize and minimize erosion
and sediment impact during construction.
• Temporary sediment traps to allow sediment to settle out of stormwater before it discharges offsite.

Landscaping Plan

The site design incorporates a detailed planting schedule, and a plan outlining the use of such planting, along
with the exact type species, size, and count for other plantings to be installed on site. This plan from the
landscape architect is in the construction set of plans. For specific landscaping guidelines for the proposed
stormwater facilities, the contractor will refer to Appendix D of the GSMM. Henry County is in USDA Zone 7b.
Section D.4.2 contains landscaping guidelines for bioretention areas. Section 5 in Appendix D contains the
Georgia Native plant list for use with stormwater facilities.

Conclusion

This report illustrates that the proposed wet extended detention basin should act as functional stormwater
management systems for this project site. The routed stormwater will leave the project site at a lower rate than
its pre-development discharge rate in 24-hour storm events with return periods from 1-year to 100-year.

Should you have any additional questions, please feel free to contact us at your best convenience.

Respectfully,

Ron T. Crump, PE

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 15
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

APPENDIX

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 16
N/F
OVADJE, LEO
DB 9531 PG 188
ZONED C-2

0 30' 60' 10/14/22

N/F PaE

CONTINEO GROUP
ZIEGLER-GEORGIA 6 LLC
N/F
DB 8820 PG 251 755 COMMERCE DRIVE
SAK PARTNERS LLC
ZONED C-2
SUITE 800
DB 5504 PG 185
ZONED C-2
CeC DECATUR, GA 30030

404.457.3919

www.tcg.engineer

SS SS

SS

RRY ROAD
SS

ROCK QUA

GMI 2, INC.
(100' R/W) IT: 45 MPH
SS

EED LIM

POSTED SP
SS

CeC

SS
TS
N/F
CITY OF STOCKBRIDGE
DB 14392 PG 235 PaE
ZONED C-2
SS

SS

ROCK QUARRY ROAD
SS SS SS SS SS SS SS
SS
SS

CONSTRUCTION
SS
SS
SS
SS

C-STORE/RETAIL
IVE
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HO VARIE mph)

DEVELOPMENT
(R/W ed limit: 25
d spe
(poste

N/F
DIAZ INVESTMENT INC.
DB 10879 PG 117
ZONED C-2

N/F
KILLEARN
PROPERTIES INC
OF GEORGIA
DB 8729 PG 319
ZONED C-2

N/F CeC
MANISH INC.
DB 3717 PG 253
ZONED C-2

PRE DEVELOPED
PaE BASIN MAP

PRE
N/F
OVADJE, LEO
DB 9531 PG 188
ZONED C-2

10/14/22
0 30' 60'

N/F

CONTINEO GROUP
ZIEGLER-GEORGIA 6 LLC
N/F
DB 8820 PG 251 755 COMMERCE DRIVE
SAK PARTNERS LLC
ZONED C-2
SUITE 800
DB 5504 PG 185
ZONED C-2
D DECATUR, GA 30030

404.457.3919

www.tcg.engineer
FUEL

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O SE ZONED C-2
R OP ICA
P ED ICE
M FF

20' B
SL

N/F
KILLEARN
PROPERTIES INC
OF GEORGIA
DB 8729 PG 319
ZONED C-2
20' EX DE

N/F
MANISH INC.
DB 3717 PG 253
ZONED C-2

POST
DEVELOPED
BASIN MAP
POST
10/14/22
0 100' 200'

CONTINEO GROUP
755 COMMERCE DRIVE

SUITE 800

DECATUR, GA 30030

404.457.3919

www.tcg.engineer

DISCHARGE TO
RUM CREEK

GMI 2, INC.

<< R/W PIPE CROSSING

TOTAL AREA ROCK QUARRY ROAD

CONSTRUCTION

±43.5 AC
<< C-STORE/RETAIL

<< DEVELOPMENT

DISCHARGE TO
RUM CREEK
TRIBUTARY
<< N/F
OVADJE, LEO
DB 9531 PG 188
ZONED C-2

N/F
N/F ZIEGLER-GEORGIA 6 LLC
SAK PARTNERS LLC DB 8820 PG 251
DB 5504 PG 185 ZONED C-2
ZONED C-2

FUEL
M M

GM

M M

UGE&T
SS

ROAD
PM

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ROCK QUARRY)

FUEL
(100' R/W
MPH

ED LIMIT: 45
PROPOSED
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POSTED SPE
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GM PM

N/F
CITY OF STOCKBRIDGE W SS
DB 14392 PG 235 T UGE
ZONED C-2
GAS
SS
SS
SS

AL DRIV
HOSPITVARIES) h)
(R/W d limit: 25 mp
spee
(posted

N/F
DIAZ INVESTMENT INC.
ED DB 10879 PG 117
OS
OP AL
ZONED C-2
PR EDIC CE
M FFI

20' B
SL

N/F
KILLEARN
PROPERTIES INC

HYDRO -
OF GEORGIA
DB 8729 PG 319
ZONED C-2

N/F
MANISH INC.
DB 3717 PG 253
ZONED C-2
DOWNSTREAM

10%
POND: Proposed Detention Pond
Water Quality Volume Design
Impervious Area = 1.96 Acres

Pervious Area = 2.40 Acres

Total Pond Drainage Area (A) = 4.36 Acres

Total Percent Impervious (I) = 45.0%

First Flush Rain Storm Event (FF) = 1.2 inches

RV = 0.05 + (I) x 0.009 RV = 0.45
where (I) is expressed as a whole number

WQR = FF x RV WQR = 0.55

WQV = WQR / 12 x A WQV = 0.20 Ac.Ft.

Required WQ Volume (WQV) = 8,634 Cu.Ft.

Water Quality Orifice Design
Draw Down Time (t) = 24 hours

QALLOW = WQV / t (in seconds) QALLOW = 0.10 cfs

Total Head (h) = 1.80 feet

Orifice Diameter Coefficient (Cd) = 0.60
where (Cd) is typically 0.6, but may be adjusted for non-standard orifices

Orifice equation: QALLOW = Cd x AO x (2 x g x h/2) 0.5
where (g) is gravity expressed as 32.2 ft/s
the average head method is used by calculating Total Head divided by 2
and AO is the Area of the Orifice and converted from square feet to square inches

AO = QALLOW / Cd x (2 x g x h/2) 0.5 AO = 3.15 sq.in.

Circular Orifice Diameter is calculated as = 2.00 inches

Round Down to next lower orifice size = 0.25", 0.5", 0.75", 1.0", 1.25", 1.5", 1.75", 2.0", 2.5", 3.0", 3.5", 4.0", etc.

Water Quality Orifice Elevation
Elevation of Water Quality Orifice Location = 921.00
POND: Proposed Detention Pond
Channel Protection Volume Design
CN value for Impervious Area = 98

CN value for Pervious Area = 61

1-yr 24-hour Rainfall (P) = 3.32 inches
Total Pond Drainage Area (A) = 4.36 Acres

Runoff Curve Number (CN) = 78

S = (1,000 / CN) - 10 S= 2.88

Q = (P - 0.2 S)2 / (P + 0.8 S) Q= 1.34 inches

CPV = Q / 12 x A CPV = 0.49 Ac.Ft.

Required CP Volume (CPV) = 21,182 Cu.Ft.

Total Volume Stacking Reduction
Allowable Reduction (between 0% to 50%) 50%

CPV Reduction based on WQV Stacking = 4,317 Cu.Ft.
Reduced WQV Elevation = 923.15 feet

Reduced Required CP Volume (CPV) = 16,866 Cu.Ft.

TOTAL WQV & CPV Volume Required = 25,499 Cu.Ft.

Channel Protection Orifice Design
Draw Down Time (t) = 24 hours

QALLOW = Total Volume / t (in seconds) QALLOW = 0.30 cfs

Total Head (h) = 1.3 feet

Orrifice Diameter Coefficient (Cd) = 0.60
where (Cd) is typically 0.6, but may be adjusted for non-standard orifices

Orifice equation: QALLOW = Cd x AO x (2 x g x h/2) 0.5
where (g) is gravity expressed as 32.2 ft/s
the average head method is used by calculating Total Head divided by 2
and AO is the Area of the Orifice and converted from square feet to square inches

AO = QALLOW / Cd x (2 x g x h/2)
0.5
AO = 11.07 sq.in.

Circular Orifice Diameter is calculated as = 3.75 inches

Round Down to next lower orifice size = 0.25", 0.5", 0.75", 1.0", 1.25", 1.5", 1.75", 2.0", 2.5", 3.0", 3.5", 4.0", etc.
POND: Proposed Detention Pond
Pond Storage Data
Bottom of Pond Elevation Inside Pond = 729.00
Top of Pond Berm Elevation (Highest Point) = 735.00

Bottom of Berm Elevation Outside Pond (Low Point) = 730.00
NOTE: This should be the point at which the Berm slope ends, and not to the bottom of a slope after the Berm

Total Depth of Pond (Bottom to Berm) = 6.00

Total Height of Pond Berm (Outside of Pond) = 5.00
NOTE: The Dam's Act governs ALL ponds whose Berm exceeds 25-ft in Total Height

Top of 100-Yr Storm Water Storage Elevation = 734.98

Stage Storage Contour Inveral at = 1 Ft. Hydrograph

Channel Protection Orifice Elevation
Required WQ Volume (WQV) = 8,634 Cu.Ft.
Nearest Contour Elevation Below Volume = 732
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at that Contour Elevation = 3,824 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at Contour Elevation Above VC = 7,219 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Elevation of Channel Protection Orifice Location = 733.42

Storm Event Detention System Weir Elevation
TOTAL WQV & CPV Volume Required = 25,499 Cu.Ft.
Nearest Contour Elevation Below Volume = 734
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at that Contour Elevation = 11,875 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at Contour Elevation Above VC = 17,993 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Elevation to Start Detention Weir System Location = 736.23
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool
Version 2.2
General Information
Name of Developer: GMI 2, Inc. Date Submitted: 10/14/2022
Development Name: Rock Quarry Road C-Store/Retail Permit Number:
Site Location / Address: Rock Quarry Road & Hospital Drive Developer Contact: Sunny Mehta
Stockbridge, GA 30281 Phone Number: (678) 458-5185
Name of Engineer(s): Erick Garcia - Salas
Development Type: Commercial/Retail Maintenance Responsibility: GMI 2, Inc.

Site Summary
Total Pre-Development Area (ac): 5.36
Total Suspended Solids (TSS) Removal
Total Post-Development Area (ac): 5.36
100%
Total Treated Area (ac): 5.58
Total Untreated Area (ac): -0.22 80%

TSS Reduction
I (ac) P (ac) CA (ac) 60%
POS-A DB 1 1.96 2.40 0.00
POS-B DB 2 0.40 0.60 0.00 40%
Drainage Basin 3 DB 3 0.00 0.00 0.00
Drainage Basin 4 DB 4 0.00 0.00 0.00 20%
Drainage Basin 5 DB 5 0.00 0.00 0.00 89% 80% 0% 0% 0% 0% 0% 0% 0% 0%
Drainage Basin 6 DB 6 0.00 0.00 0.00 0%
Drainage Basin 7 DB 7 0.00 0.00 0.00 DB 1 DB 2 DB 3 DB 4 DB 5 DB 6 DB 7 DB 8 DB 9 DB 10
Drainage Basin 8 DB 8 0.00 0.00 0.00
Runoff Reduction (RR)
Drainage Basin 9 DB 9 0.00 0.00 0.00
100%
Drainage Basin 10 DB 10 0.00 0.00 0.00
90%
TOTAL 2.36 3.00 0.00
80%
I = Impervious Area, P = Pervious Area, CA = Conservation Area

% RR Target Met
70%
60%
Target Runoff Reduction Volume Achieved? No 50%
Target TSS Removal Achieved? Yes 40%
30%
Total Target Runoff Reduction Volume (cf) 10,420 20%
Runoff Reduction Volume Achieved (cf) 0 10% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%
Total Target Water Quality Volume (cf) 10,420 0%
% TSS Removal Achieved 88% DB 1 DB 2 DB 3 DB 4 DB 5 DB 6 DB 7 DB 8 DB 9 DB 10

Official Use Only
Tracking #: Conditions of Approval:
Reviewed By:
Date Approved:
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-A calculation cells
constant values

Site Data
Indicate Pre-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG* A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Woods - Good Condition 30 4.36 55 70 77 4.36 100%
Impervious 98 98 98 98 0.00 0%
Open space - Good condition (grass cover > 75%) 39 61 74 80 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Other 0.00 0%
Total 0.00 4.36 0.00 0.00 4.36 100%
*HSG = hydrologic soil group Impervious (ac) 0.00
Weighted CN 55
Potential Max Soil Retention, Spre (in) 8.18

Indicate Post-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Open space - Good condition (grass cover > 75%) 39 2.40 61 74 80 2.40 55%
Impervious 98 1.96 98 98 98 1.96 45%
Woods - Good Condition 30 55 70 77 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Gravel 0.00 0%
Total 0.00 4.36 0.00 0.00 4.36 100%
Impervious (ac) 1.96
Rv 0.45
Weighted CN 78
Potential Max Soil Retention, Spost (in) 2.88

Conservation Area Credits
Scenario 1: Natural Conservation Area *See the GSMM Volume 2, Section 2.3.3.3 for more information. Scenario 3: Soil Restoration *See the GSMM Volume 2, Section 4.23 for more information.

Check the box if a portion of the post-developed area is protected by a conservation easement or equivalent form of Check the box if a portion of the post-developed area employs soil restoration and is protected by a
protection. conservation easement or equivalent form of protection.

Area (ac) of development protected by a conservation easement or Note: The green cell will unlock if the Scenario 1 Area (ac) of development with restored soils and protected by a conservation Note: The green cell will unlock if the Scenario
equivalent form of protection. box above is checked easement or equivalent form of protection. 3 box above is checked

*See the GSMM Volume 2, Section 4.22 and 4.23 for
Scenario 2: Site Reforestation/Revegetation *See the GSMM Volume 2, Section 4.22 for more information. Scenario 4: Site Reforestation/Revegetation & Soil Restoration
more information.

Check the box if a portion of the post-developed area employs site reforestation/revegetation and is protected by a Check the box if the same portion of the post-developed area employs site reforestation/revegetation and
conservation easement or equivalent form of protection. soil restoration, and is protected by a conservation easement or equivalent form of protection.

Area (ac) of development reforested/revegetated and protected by a Note: The green cell will unlock if the Scenario 2 Area (ac) with restored soils in a reforested & revegetated area and protected Note: The green cell will unlock if the Scenario
conservation easement or equivalent form of protection. box above is checked by a conservation easement or equivalent form of protection. 4 box above is checked

Total Conservation Area Credit (acres) 0.00
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-A calculation cells
constant values

WaterSite DataGoals
Quality

Target Runoff Reduction Storm (in) 1.20 Total Site Area for Water Quality Volume (acres) 4.36
Target Runoff Reduction Volume (cf) 8,634
Target Water Quality Volume (cf) 8,634

Select BMPs for Runoff Reduction and Water Quality

Area Draining to Each BMP Runoff Reduction Calculations WQ Calculations
RR Conveyance
Storage Volume
Volume
On-site Provided by Down-stream Total RR
On-site Provided by RR Volume RR Volume from Remaining WQv from Effective
Impervious Offsite Area BMP BMP Volume Runoff RR Achieved
Pervious Area BMP from Direct Upstream RR Volume Direct TSS
Area (acres) (cf) Received by Reduction % (cf)
(acres) (cf) Drainage (cf) Practices (cf) (cf) Drainage (cf) Removal %
(acres) BMP (cf)

BMP 1 Gravity (oil-grit) Separator 0.22 910 BMP 2 910 0 910 0% 0 910 910 40%

BMP 2 Stormwater Pond 2.40 1.96 52,792 8,634 910 9,544 0% 0 9,544 8,634 80%

BMP 3 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 4 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 5 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 6 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 7 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 8 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 9 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 10 Select a BMP… 0 0 0 N/A 0 0 0 N/A

TOTAL 2.40 2.18 0.00 9,544 0 9,544
UNTREATED AREA (acres) 0.00 0.00

Target Runoff Reduction Volume (cf) 8,634
Target Achieved? No
Remaining Runoff Reduction Volume (cf) 8,634

Target Water Quality Volume (cf) 8,634
% TSS Removal Achieved 89%
Target Achieved? Yes!
Remaining TSS Removal % 0%

Channel and Flood Protection Calculations

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Target Rainfall Event (in) 3.32 3.78 6.27 7.93

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-A calculation cells
constant values

Pre-Development Runoff Volume (in) 0.29 0.45 1.68 Site
2.74Data
Post Development Runoff Volume (in) with no BMPs 1.34 1.69 3.78 5.28
Post-Development Runoff Volume (in) with BMPs 1.34 1.69 3.78 5.28
Adjusted CN 78 78 78 78

*See Stormwater Management Standards to Determine Detention Requirements.

Comments
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-B calculation cells
constant values

Site Data
Indicate Pre-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG* A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Open space - Good condition (grass cover > 75%) 39 0.65 61 74 80 0.65 65%
Impervious 98 0.35 98 98 98 0.35 35%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Other 0.00 0%
Total 0.00 1.00 0.00 0.00 1.00 100%
*HSG = hydrologic soil group Impervious (ac) 0.35
Weighted CN 74
Potential Max Soil Retention, Spre (in) 3.52

Indicate Post-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Open space - Good condition (grass cover > 75%) 39 0.60 61 74 80 0.60 60%
Impervious 98 0.40 98 98 98 0.40 40%
Woods - Good Condition 30 55 70 77 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Other 0.00 0%
Total 0.00 1.00 0.00 0.00 1.00 100%
Impervious (ac) 0.40
Rv 0.41
Weighted CN 76
Potential Max Soil Retention, Spost (in) 3.19

Conservation Area Credits
Scenario 1: Natural Conservation Area *See the GSMM Volume 2, Section 2.3.3.3 for more information. Scenario 3: Soil Restoration *See the GSMM Volume 2, Section 4.23 for more information.

Check the box if a portion of the post-developed area is protected by a conservation easement or equivalent form of Check the box if a portion of the post-developed area employs soil restoration and is protected by a
protection. conservation easement or equivalent form of protection.

Area (ac) of development protected by a conservation easement or Note: The green cell will unlock if the Scenario 1 box Area (ac) of development with restored soils and protected by a conservation Note: The green cell will unlock if the Scenario
equivalent form of protection. above is checked easement or equivalent form of protection. 3 box above is checked

*See the GSMM Volume 2, Section 4.22 and 4.23 for
Scenario 2: Site Reforestation/Revegetation *See the GSMM Volume 2, Section 4.22 for more information. Scenario 4: Site Reforestation/Revegetation & Soil Restoration
more information.

Check the box if a portion of the post-developed area employs site reforestation/revegetation and is protected by a Check the box if the same portion of the post-developed area employs site reforestation/revegetation and
conservation easement or equivalent form of protection. soil restoration, and is protected by a conservation easement or equivalent form of protection.

Area (ac) of development reforested/revegetated and protected by a Note: The green cell will unlock if the Scenario 2 box Area (ac) with restored soils in a reforested & revegetated area and protected Note: The green cell will unlock if the Scenario
above is checked by a conservation easement or equivalent form of protection. 4 box above is checked
conservation easement or equivalent form of protection.

Total Conservation Area Credit (acres) 0.00
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-B calculation cells
constant values

WaterSite DataGoals
Quality

Target Runoff Reduction Storm (in) 1.20 Total Site Area for Water Quality Volume (acres) 1.00
Target Runoff Reduction Volume (cf) 1,786
Target Water Quality Volume (cf) 1,786

Select BMPs for Runoff Reduction and Water Quality

Area Draining to Each BMP Runoff Reduction Calculations WQ Calculations
RR Conveyance
Storage Volume
Volume
On-site Provided by Down-stream Total RR
On-site Provided by RR Volume RR Volume from Remaining WQv from Effective
Impervious Offsite Area BMP BMP Volume Runoff RR Achieved
Pervious Area BMP from Direct Upstream RR Volume Direct TSS
Area (acres) (cf) Received by Reduction % (cf)
(acres) (cf) Drainage (cf) Practices (cf) (cf) Drainage (cf) Removal %
(acres) BMP (cf)

BMP 1 Stormwater Pond 0.60 0.40 52,792 1,786 0 1,786 0% 0 1,786 1,786 80%

BMP 2 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 3 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 4 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 5 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 6 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 7 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 8 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 9 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 10 Select a BMP… 0 0 0 N/A 0 0 0 N/A
TOTAL 0.60 0.40 0.00 1,786 0 1,786
UNTREATED AREA (acres) 0.00 0.00

Target Runoff Reduction Volume (cf) 1,786
Target Achieved? No
Remaining Runoff Reduction Volume (cf) 1,786

Target Water Quality Volume (cf) 1,786
% TSS Removal Achieved 80%
Target Achieved? Yes!
Remaining TSS Removal % 0%
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-B calculation cells
constant values

Site
Channel and Flood Data
Protection Calculations

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Target Rainfall Event (in) 3.32 3.78 6.27 7.93

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Pre-Development Runoff Volume (in) 1.11 1.43 3.41 4.86
Post Development Runoff Volume (in) with no BMPs 1.22 1.56 3.59 5.07
Post-Development Runoff Volume (in) with BMPs 1.22 1.56 3.59 5.07
Adjusted CN 76 76 76 76

*See Stormwater Management Standards to Determine Detention Requirements.

Comments
Soil Map—Clayton, Fayette, and Henry Counties, Georgia

84° 14' 0'' W 84° 13' 44'' W

756980 757020 757060 757100 757140 757180 757220 757260 757300 757340
33° 30' 45'' N 33° 30' 45'' N

3711540

3711540

3711500

3711500

3711460

3711460

3711420

3711420

3711380

3711380

3711340

3711340

3711300 Soil Map may not be valid at this scale.

33° 30' 37'' N 3711300 33° 30' 37'' N

756980 757020 757060 757100 757140 757180 757220 757260 757300 757340 757380

84° 14' 0'' W 84° 13' 44'' W
Map Scale: 1:1,850 if printed on A landscape (11" x 8.5") sheet.
Meters
N 0 25 50 100 150
Feet
0 50 100 200 300
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84

Natural Resources Web Soil Survey 11/10/2021
Conservation Service National Cooperative Soil Survey Page 1 of 3
Soil Map—Clayton, Fayette, and Henry Counties, Georgia

MAP LEGEND MAP INFORMATION
Area of Interest (AOI) Spoil Area The soil surveys that comprise your AOI were mapped at
Area of Interest (AOI) 1:20,000.
Stony Spot
Soils Warning: Soil Map may not be valid at this scale.
Very Stony Spot
Soil Map Unit Polygons
Wet Spot Enlargement of maps beyond the scale of mapping can cause
Soil Map Unit Lines misunderstanding of the detail of mapping and accuracy of soil
Other line placement. The maps do not show the small areas of
Soil Map Unit Points
Special Line Features
contrasting soils that could have been shown at a more detailed
Special Point Features scale.
Blowout Water Features
Streams and Canals Please rely on the bar scale on each map sheet for map
Borrow Pit measurements.
Transportation
Clay Spot Source of Map: Natural Resources Conservation Service
Rails
Closed Depression
Web Soil Survey URL:
Interstate Highways Coordinate System: Web Mercator (EPSG:3857)
Gravel Pit
US Routes Maps from the Web Soil Survey are based on the Web Mercator
Gravelly Spot projection, which preserves direction and shape but distorts
Major Roads
distance and area. A projection that preserves area, such as the
Landfill
Local Roads Albers equal-area conic projection, should be used if more
Lava Flow accurate calculations of distance or area are required.
Background
Marsh or swamp Aerial Photography This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Mine or Quarry
Soil Survey Area: Clayton, Fayette, and Henry Counties,
Miscellaneous Water Georgia
Perennial Water
Survey Area Data: Version 15, Sep 13, 2021

Rock Outcrop
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Saline Spot
Date(s) aerial images were photographed: May 5, 2019—Jun
Sandy Spot 26, 2019
Severely Eroded Spot The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
Sinkhole
imagery displayed on these maps. As a result, some minor
Slide or Slip shifting of map unit boundaries may be evident.

Sodic Spot

Natural Resources Web Soil Survey 11/10/2021
Conservation Service National Cooperative Soil Survey Page 2 of 3
Soil Map—Clayton, Fayette, and Henry Counties, Georgia

Map Unit Legend

Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI

CeC Cecil sandy loam, 6 to 10 5.1 49.8%
percent slopes
PaE Pacolet sandy loam, 10 to 25 2.2 21.2%
percent slopes
TS Toccoa sandy loam, 0 to 2 3.0 29.1%
percent slopes, frequently
flooded
Totals for Area of Interest 10.3 100.0%

Natural Resources Web Soil Survey 11/10/2021
Conservation Service National Cooperative Soil Survey Page 3 of 3
11/10/21, 8:59 AM Precipitation Frequency Data Server

NOAA Atlas 14, Volume 9, Version 2
Location name: Stockbridge, Georgia, USA*
Latitude: 33.5111°, Longitude: -84.2305°
Elevation: 746.14 ft**
* source: ESRI Maps
** source: USGS

POINT PRECIPITATION FREQUENCY ESTIMATES
Sanja Perica, Deborah Martin, Sandra Pavlovic, Ishani Roy, Michael St. Laurent, Carl Trypaluk, Dale
Unruh, Michael Yekta, Geoffery Bonnin

NOAA, National Weather Service, Silver Spring, Maryland

PF_tabular | PF_graphical | Maps_&_aerials

PF tabular
PDS-based point precipitation frequency estimates with 90% confidence intervals (in inches)1
Average recurrence interval (years)
Duration
1 2 5 10 25 50 100 200 500 1000
5-min 0.401 0.464 0.569 0.656 0.778 0.874 0.970 1.07 1.20 1.30
(0.318‑0.499) (0.368‑0.578) (0.450‑0.709) (0.517‑0.820) (0.598‑0.989) (0.659‑1.12) (0.713‑1.26) (0.761‑1.40) (0.830‑1.60) (0.882‑1.75)

10-min 0.587 0.680 0.832 0.961 1.14 1.28 1.42 1.57 1.76 1.91
(0.466‑0.731) (0.539‑0.846) (0.659‑1.04) (0.757‑1.20) (0.875‑1.45) (0.965‑1.64) (1.04‑1.84) (1.11‑2.06) (1.22‑2.34) (1.29‑2.56)

15-min 0.716 0.829 1.01 1.17 1.39 1.56 1.73 1.91 2.15 2.33
(0.569‑0.891) (0.657‑1.03) (0.803‑1.27) (0.923‑1.46) (1.07‑1.77) (1.18‑2.00) (1.27‑2.24) (1.36‑2.51) (1.48‑2.86) (1.58‑3.12)

30-min 1.05 1.21 1.49 1.72 2.04 2.29 2.54 2.79 3.13 3.39
(0.829‑1.30) (0.962‑1.51) (1.18‑1.86) (1.36‑2.15) (1.57‑2.59) (1.73‑2.92) (1.86‑3.28) (1.99‑3.66) (2.16‑4.16) (2.29‑4.54)

60-min 1.36 1.57 1.92 2.23 2.66 3.01 3.36 3.73 4.24 4.64
(1.08‑1.69) (1.25‑1.96) (1.52‑2.40) (1.75‑2.78) (2.05‑3.39) (2.27‑3.85) (2.47‑4.36) (2.66‑4.91) (2.93‑5.66) (3.14‑6.22)

2-hr 1.68 1.93 2.36 2.73 3.28 3.72 4.18 4.68 5.35 5.89
(1.35‑2.06) (1.55‑2.37) (1.89‑2.90) (2.18‑3.38) (2.56‑4.15) (2.85‑4.73) (3.12‑5.39) (3.38‑6.11) (3.75‑7.09) (4.04‑7.84)

3-hr 1.88 2.14 2.61 3.02 3.64 4.16 4.70 5.29 6.11 6.77
(1.52‑2.29) (1.73‑2.62) (2.10‑3.19) (2.43‑3.71) (2.88‑4.60) (3.22‑5.27) (3.54‑6.04) (3.86‑6.88) (4.32‑8.07) (4.67‑8.97)

6-hr 2.28 2.58 3.13 3.62 4.36 4.98 5.65 6.37 7.39 8.21
(1.87‑2.75) (2.12‑3.12) (2.56‑3.78) (2.95‑4.39) (3.49‑5.45) (3.91‑6.25) (4.31‑7.19) (4.71‑8.22) (5.30‑9.68) (5.74‑10.8)

12-hr 2.79 3.16 3.80 4.38 5.24 5.95 6.70 7.50 8.63 9.54
(2.32‑3.33) (2.62‑3.77) (3.15‑4.54) (3.61‑5.25) (4.24‑6.45) (4.72‑7.37) (5.18‑8.42) (5.61‑9.58) (6.26‑11.2) (6.75‑12.4)

24-hr 3.32 3.78 4.58 5.27 6.27 7.08 7.93 8.83 10.1 11.0
(2.80‑3.91) (3.19‑4.46) (3.84‑5.40) (4.40‑6.23) (5.14‑7.62) (5.69‑8.66) (6.20‑9.84) (6.68‑11.1) (7.39‑12.9) (7.92‑14.3)

2-day 3.83 4.39 5.34 6.17 7.36 8.32 9.32 10.4 11.8 13.0
(3.28‑4.46) (3.75‑5.11) (4.55‑6.23) (5.23‑7.21) (6.11‑8.83) (6.77‑10.1) (7.38‑11.4) (7.95‑13.0) (8.79‑15.0) (9.41‑16.6)

3-day 4.21 4.78 5.77 6.65 7.92 8.97 10.1 11.2 12.9 14.2
(3.63‑4.86) (4.11‑5.53) (4.95‑6.68) (5.68‑7.71) (6.64‑9.47) (7.37‑10.8) (8.05‑12.3) (8.70‑14.0) (9.65‑16.3) (10.4‑18.0)

4-day 4.53 5.12 6.13 7.05 8.40 9.52 10.7 12.0 13.8 15.2
(3.93‑5.21) (4.43‑5.88) (5.29‑7.06) (6.05‑8.14) (7.09‑10.00) (7.87‑11.4) (8.61‑13.0) (9.33‑14.9) (10.4‑17.4) (11.2‑19.3)

7-day 5.35 6.00 7.15 8.18 9.74 11.1 12.4 14.0 16.1 17.8
(4.69‑6.09) (5.25‑6.82) (6.24‑8.14) (7.11‑9.36) (8.33‑11.5) (9.25‑13.1) (10.1‑15.1) (11.0‑17.2) (12.3‑20.2) (13.3‑22.5)

10-day 6.07 6.77 8.02 9.15 10.8 12.3 13.8 15.4 17.7 19.6
(5.35‑6.85) (5.97‑7.65) (7.05‑9.08) (8.01‑10.4) (9.33‑12.7) (10.3‑14.5) (11.3‑16.6) (12.2‑18.9) (13.6‑22.1) (14.7‑24.6)

20-day 8.12 8.96 10.4 11.7 13.6 15.2 16.8 18.5 20.9 22.8
(7.26‑9.05) (8.01‑10.0) (9.30‑11.7) (10.4‑13.1) (11.8‑15.7) (12.9‑17.6) (13.9‑19.9) (14.9‑22.4) (16.3‑25.8) (17.4‑28.4)

30-day 9.94 10.9 12.6 14.0 16.1 17.7 19.3 21.0 23.3 25.1
(8.97‑11.0) (9.87‑12.1) (11.3‑14.0) (12.6‑15.6) (14.0‑18.3) (15.2‑20.3) (16.1‑22.6) (17.0‑25.1) (18.3‑28.5) (19.2‑31.0)

45-day 12.4 13.7 15.7 17.3 19.5 21.2 22.8 24.5 26.6 28.1
(11.3‑13.6) (12.4‑15.0) (14.2‑17.2) (15.6‑19.1) (17.1‑22.0) (18.3‑24.1) (19.2‑26.5) (19.9‑29.0) (21.0‑32.2) (21.8‑34.6)

60-day 14.6 16.1 18.5 20.3 22.7 24.5 26.1 27.7 29.6 31.0
(13.4‑16.0) (14.7‑17.6) (16.9‑20.2) (18.5‑22.3) (20.0‑25.4) (21.2‑27.7) (22.1‑30.1) (22.6‑32.6) (23.5‑35.7) (24.1‑38.0)
1 Precipitation frequency (PF) estimates in this table are based on frequency analysis of partial duration series (PDS).

Numbers in parenthesis are PF estimates at lower and upper bounds of the 90% confidence interval. The probability that precipitation frequency estimates
(for a given duration and average recurrence interval) will be greater than the upper bound (or less than the lower bound) is 5%. Estimates at upper
bounds are not checked against probable maximum precipitation (PMP) estimates and may be higher than currently valid PMP values.
Please refer to NOAA Atlas 14 document for more information.
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11/10/21, 8:59 AM Precipitation Frequency Data Server

3km

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Large scale terrain

100km

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Large scale map

100km

60mi

Large scale aerial

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National Oceanic and Atmospheric Administration
National Weather Service
National Water Center
1325 East West Highway
Silver Spring, MD 20910
Questions?: HDSC.Questions@noaa.gov

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Hydrograph Return Period Recap
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Inflow Peak Outflow (cfs) Hydrograph
No. type hyd(s) Description
(origin) 1-yr 2-yr 3-yr 5-yr 10-yr 25-yr 50-yr 100-yr

1 SCS Runoff ------ 0.039 0.447 ------- 2.851 3.547 6.091 8.383 10.66 BASIN A

2 SCS Runoff ------ 0.968 1.482 ------- 2.603 2.863 3.752 4.514 5.245 BASIN B OFFSITE

3 Combine 1, 2 0.968 1.791 ------- 5.454 6.409 9.843 12.88 15.87 TOTAL PRE

5 SCS Runoff ------ 5.630 8.113 ------- 13.36 14.57 18.77 22.26 25.54 POST BASIN A

6 SCS Runoff ------ 1.125 1.668 ------- 2.833 3.100 4.024 4.811 5.553 BASIN B OFFSITE

7 Combine 5, 6 6.756 9.781 ------- 16.20 17.66 22.79 27.07 31.09 TOTAL POST

8 Reservoir 7 0.000 0.000 ------- 0.000 0.000 0.000 0.277 0.539 TOTAL POST ROUTE

10 SCS Runoff ------ 26.32 44.08 ------- 84.10 93.54 126.27 154.05 180.56 10% Basin Outside Site

11 Combine 3, 10 27.29 45.87 ------- 89.55 99.95 136.11 166.94 196.43 10% Basin + Pre-Dev On-Site Basins

12 Combine 8, 10, 26.32 44.08 ------- 84.10 93.54 126.27 154.05 180.56 10% Basin + Post-Dev Routed On-Sit

Proj. file: 21-409-Hydro_Rev 00_2022 07 15.gpw Friday, 09 / 23 / 2022
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 0.039 2 772 1,118 ------ ------ ------ BASIN A

2 SCS Runoff 0.968 2 718 1,994 ------ ------ ------ BASIN B OFFSITE

3 Combine 0.968 2 718 3,111 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 5.630 2 718 11,308 ------ ------ ------ POST BASIN A

6 SCS Runoff 1.125 2 718 2,282 ------ ------ ------ BASIN B OFFSITE

7 Combine 6.756 2 718 13,590 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 730.51 13,590 TOTAL POST ROUTE

10 SCS Runoff 26.32 2 718 57,899 ------ ------ ------ 10% Basin Outside Site

11 Combine 27.29 2 718 61,011 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 26.32 2 718 57,899 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 1 Year Friday, 09 / 23 / 2022
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 0.039 cfs
Storm frequency = 1 yrs Time to peak = 772 min
Time interval = 2 min Hyd. volume = 1,118 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 1 Year
0.10 0.10

0.09 0.09

0.08 0.08

0.07 0.07

0.06 0.06

0.05 0.05

0.04 0.04

0.03 0.03

0.02 0.02

0.01 0.01

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 0.968 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 1,994 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 1 Year
1.00 1.00

0.90 0.90

0.80 0.80

0.70 0.70

0.60 0.60

0.50 0.50

0.40 0.40

0.30 0.30

0.20 0.20

0.10 0.10

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 0.968 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 3,111 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 1 Year
1.00 1.00

0.90 0.90

0.80 0.80

0.70 0.70

0.60 0.60

0.50 0.50

0.40 0.40

0.30 0.30

0.20 0.20

0.10 0.10

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 5.630 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 11,308 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 1 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 1.125 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 2,282 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 1 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 6.756 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 13,590 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 1 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 1 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 730.51 ft
Reservoir name = POND Max. Storage = 13,590 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 1 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 13,590 cuft
10
Pond Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Pond No. 1 - POND
Pond Data
Contours -User-defined contour areas. Average end area method used for volume calculation. Begining Elevation = 728.00 ft

Stage / Storage Table
Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)

0.00 728.00 2,000 0 0
1.00 729.00 4,000 3,000 3,000
2.00 730.00 8,000 6,000 9,000
3.00 731.00 10,000 9,000 18,000
4.00 732.00 11,000 10,500 28,500
5.00 733.00 12,000 11,500 40,000
6.00 734.00 13,000 12,500 52,500
7.00 735.00 14,400 13,700 66,200

Culvert / Orifice Structures Weir Structures
[A] [B] [C] [PrfRsr] [A] [B] [C] [D]
Rise (in) = 48.00 0.00 0.00 0.00 Crest Len (ft) = 24.00 0.00 0.00 0.00
Span (in) = 48.00 0.00 0.00 0.00 Crest El. (ft) = 734.00 0.00 0.00 0.00
No. Barrels = 1 0 0 0 Weir Coeff. = 3.33 3.33 3.33 3.33
Invert El. (ft) = 728.00 0.00 0.00 0.00 Weir Type = 1 --- --- ---
Length (ft) = 25.00 0.00 0.00 0.00 Multi-Stage = Yes No No No
Slope (%) = 1.00 0.00 0.00 n/a
N-Value = .024 .013 .013 n/a
Orifice Coeff. = 0.60 0.60 0.60 0.60 Exfil.(in/hr) = 0.000 (by Contour)
Multi-Stage = n/a No No No TW Elev. (ft) = 0.00

Note: Culvert/Orifice outflows are analyzed under inlet (ic) and outlet (oc) control. Weir risers checked for orifice conditions (ic) and submergence (s).

Stage (ft) Stage / Discharge Elev (ft)
8.00 736.00

6.00 734.00

4.00 732.00

2.00 730.00

0.00 728.00
0.00 8.00 16.00 24.00 32.00 40.00 48.00 56.00 64.00 72.00 80.00
Discharge (cfs)
Total Q
11
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 26.32 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 57,899 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 1 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
12
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 27.29 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 61,011 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 1 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
13
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 26.32 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 57,899 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 1 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
14
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 0.447 2 720 2,694 ------ ------ ------ BASIN A

2 SCS Runoff 1.482 2 718 2,983 ------ ------ ------ BASIN B OFFSITE

3 Combine 1.791 2 718 5,677 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 8.113 2 718 16,223 ------ ------ ------ POST BASIN A

6 SCS Runoff 1.668 2 718 3,340 ------ ------ ------ BASIN B OFFSITE

7 Combine 9.781 2 718 19,563 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 731.15 19,563 TOTAL POST ROUTE

10 SCS Runoff 44.08 2 718 91,136 ------ ------ ------ 10% Basin Outside Site

11 Combine 45.87 2 718 96,814 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 44.08 2 718 91,136 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 2 Year Friday, 09 / 23 / 2022
15
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 0.447 cfs
Storm frequency = 2 yrs Time to peak = 720 min
Time interval = 2 min Hyd. volume = 2,694 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 2 Year
0.50 0.50

0.45 0.45

0.40 0.40

0.35 0.35

0.30 0.30

0.25 0.25

0.20 0.20

0.15 0.15

0.10 0.10

0.05 0.05

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
16
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 1.482 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 2,983 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 2 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
17
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 1.791 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,677 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 2 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
18
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 8.113 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 16,223 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 2 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
19
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 1.668 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 3,340 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 2 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
20
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 9.781 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 19,563 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 2 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
21
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 2 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 731.15 ft
Reservoir name = POND Max. Storage = 19,563 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 2 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 19,563 cuft
22
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 44.08 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 91,136 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 2 Year
50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
23
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 45.87 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 96,814 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 2 Year
50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
24
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 44.08 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 91,136 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 2 Year
50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
25
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 2.851 2 718 7,332 ------ ------ ------ BASIN A

2 SCS Runoff 2.603 2 718 5,209 ------ ------ ------ BASIN B OFFSITE

3 Combine 5.454 2 718 12,541 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 13.36 2 718 26,937 ------ ------ ------ POST BASIN A

6 SCS Runoff 2.833 2 718 5,683 ------ ------ ------ BASIN B OFFSITE

7 Combine 16.20 2 718 32,620 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 732.36 32,620 TOTAL POST ROUTE

10 SCS Runoff 84.10 2 718 168,556 ------ ------ ------ 10% Basin Outside Site

11 Combine 89.55 2 718 181,097 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 84.10 2 718 168,556 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 5 Year Friday, 09 / 23 / 2022
26
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 2.851 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 7,332 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 5 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
27
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 2.603 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,209 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 5 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
28
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 5.454 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 12,541 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 5 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
29
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 13.36 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 26,937 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 5 Year
14.00 14.00

12.00 12.00

10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
30
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 2.833 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,683 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 5 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
31
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 16.20 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 32,620 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 5 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
32
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 5 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 732.36 ft
Reservoir name = POND Max. Storage = 32,620 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 5 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 32,620 cuft
33
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 84.10 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 168,556 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 5 Year
90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
34
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 89.55 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 181,097 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 5 Year
90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
35
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 84.10 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 168,556 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 5 Year
90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
36
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 3.547 2 718 8,581 ------ ------ ------ BASIN A

2 SCS Runoff 2.863 2 718 5,734 ------ ------ ------ BASIN B OFFSITE

3 Combine 6.409 2 718 14,315 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 14.57 2 716 29,423 ------ ------ ------ POST BASIN A

6 SCS Runoff 3.100 2 718 6,231 ------ ------ ------ BASIN B OFFSITE

7 Combine 17.66 2 716 35,654 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 732.62 35,654 TOTAL POST ROUTE

10 SCS Runoff 93.54 2 718 187,186 ------ ------ ------ 10% Basin Outside Site

11 Combine 99.95 2 718 201,501 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 93.54 2 718 187,186 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 10 Year Friday, 09 / 23 / 2022
37
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 3.547 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 8,581 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 10 Year
4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
38
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 2.863 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,734 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 10 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
39
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 6.409 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 14,315 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 10 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
40
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 14.57 cfs
Storm frequency = 10 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 29,423 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 10 Year
15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
41
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 3.100 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 6,231 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 10 Year
4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
42
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 17.66 cfs
Storm frequency = 10 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 35,654 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 10 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
43
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 10 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 732.62 ft
Reservoir name = POND Max. Storage = 35,654 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 10 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 35,654 cuft
44
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 93.54 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 187,186 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 10 Year
100.00 100.00

90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
45
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 99.95 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 201,501 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 10 Year
100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
46
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 93.54 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 187,186 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 10 Year
100.00 100.00

90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
47
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 6.091 2 718 13,231 ------ ------ ------ BASIN A

2 SCS Runoff 3.752 2 718 7,560 ------ ------ ------ BASIN B OFFSITE

3 Combine 9.843 2 718 20,792 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 18.77 2 716 37,978 ------ ------ ------ POST BASIN A

6 SCS Runoff 4.024 2 716 8,127 ------ ------ ------ BASIN B OFFSITE

7 Combine 22.79 2 716 46,105 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 733.49 46,105 TOTAL POST ROUTE

10 SCS Runoff 126.27 2 718 252,685 ------ ------ ------ 10% Basin Outside Site

11 Combine 136.11 2 718 273,477 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 126.27 2 718 252,685 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 25 Year Friday, 09 / 23 / 2022
48
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 6.091 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 13,231 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 25 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
49
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 3.752 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 7,560 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 25 Year
4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
50
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 9.843 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 20,792 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 25 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
51
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 18.77 cfs
Storm frequency = 25 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 37,978 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 25 Year
21.00 21.00

18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 5
52
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 4.024 cfs
Storm frequency = 25 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 8,127 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 25 Year
5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
53
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 22.79 cfs
Storm frequency = 25 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 46,105 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 25 Year
24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
54
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 25 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 733.49 ft
Reservoir name = POND Max. Storage = 46,105 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 25 Year
24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 46,105 cuft
55
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 126.27 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 252,685 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 25 Year
140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
56
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 136.11 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 273,477 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 25 Year
140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
57
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 126.27 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 252,685 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 25 Year
140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
58
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 8.383 2 718 17,515 ------ ------ ------ BASIN A

2 SCS Runoff 4.514 2 716 9,117 ------ ------ ------ BASIN B OFFSITE

3 Combine 12.88 2 718 26,633 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 22.26 2 716 45,192 ------ ------ ------ POST BASIN A

6 SCS Runoff 4.811 2 716 9,734 ------ ------ ------ BASIN B OFFSITE

7 Combine 27.07 2 716 54,926 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.277 2 1342 2,425 7 734.01 52,650 TOTAL POST ROUTE

10 SCS Runoff 154.05 2 718 309,235 ------ ------ ------ 10% Basin Outside Site

11 Combine 166.94 2 718 335,867 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 154.05 2 718 311,660 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 50 Year Friday, 09 / 23 / 2022
59
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 8.383 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 17,515 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 50 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
60
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 4.514 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 9,117 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 50 Year
5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
61
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 12.88 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 26,633 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 50 Year
14.00 14.00

12.00 12.00

10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
62
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 22.26 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 45,192 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 50 Year
24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 5
63
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 4.811 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 9,734 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 50 Year
5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 6
64
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 27.07 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 54,926 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 50 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
65
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.277 cfs
Storm frequency = 50 yrs Time to peak = 1342 min
Time interval = 2 min Hyd. volume = 2,425 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 734.01 ft
Reservoir name = POND Max. Storage = 52,650 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 50 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 52,650 cuft
66
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 154.05 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 309,235 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 50 Year
160.00 160.00

140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
67
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 166.94 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 335,867 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 50 Year
180.00 180.00

160.00 160.00

140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
68
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 154.05 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 311,660 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 50 Year
160.00 160.00

140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
69
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 10.66 2 718 21,841 ------ ------ ------ BASIN A

2 SCS Runoff 5.245 2 716 10,610 ------ ------ ------ BASIN B OFFSITE

3 Combine 15.87 2 718 32,451 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 25.54 2 716 52,055 ------ ------ ------ POST BASIN A

6 SCS Runoff 5.553 2 716 11,268 ------ ------ ------ BASIN B OFFSITE

7 Combine 31.09 2 716 63,324 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.539 2 1012 10,823 7 734.02 52,792 TOTAL POST ROUTE

10 SCS Runoff 180.56 2 718 363,906 ------ ------ ------ 10% Basin Outside Site

11 Combine 196.43 2 718 396,357 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 180.56 2 718 374,729 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 100 Year Friday, 09 / 23 / 2022
70
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 10.66 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 21,841 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 100 Year
12.00 12.00

10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
71
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Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 5.245 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 10,610 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 100 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 2
72
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Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 15.87 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 32,451 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 100 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
73
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Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 25.54 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 52,055 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 100 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 5
74
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Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 5.553 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 11,268 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 100 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 6
75
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Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 31.09 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 63,324 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 100 Year
35.00 35.00

30.00 30.00

25.00 25.00

20.00 20.00

15.00 15.00

10.00 10.00

5.00 5.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
76
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Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.539 cfs
Storm frequency = 100 yrs Time to peak = 1012 min
Time interval = 2 min Hyd. volume = 10,823 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 734.02 ft
Reservoir name = POND Max. Storage = 52,792 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 100 Year
35.00 35.00

30.00 30.00

25.00 25.00

20.00 20.00

15.00 15.00

10.00 10.00

5.00 5.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 52,792 cuft
77
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Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 180.56 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 363,906 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 100 Year
210.00 210.00

180.00 180.00

150.00 150.00

120.00 120.00

90.00 90.00

60.00 60.00

30.00 30.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
78
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Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 196.43 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 396,357 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 100 Year
210.00 210.00

180.00 180.00

150.00 150.00

120.00 120.00

90.00 90.00

60.00 60.00

30.00 30.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
79
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Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 180.56 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 374,729 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 100 Year
210.00 210.00

180.00 180.00

150.00 150.00

120.00 120.00

90.00 90.00

60.00 60.00

30.00 30.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
POWERPOINT PRESENTATION FOR
PARCEL #032-01030012
ON ROCK QUARRY ROAD:
CP-2024-10 & SP-2024-01
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—MAY 22, 2025
CITY COUNCIL MEETING—JUNE 9, 2025
PROJECT OVERVIEW:
~ Purposes of the Cases
~ Property Description
~ Proposed Development
FACTS ABOUT THE CASES
TWO CASES:
~ Comprehensive Plan Amendment Case #CP-2024-10:
Purpose—To change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.”
~ Special Use Permit Case #SP-2024-01:
Purpose—To allow a convenience store with fuel sales; i.e., a gas station. The
property’s PMU (Parkway Mixed-Use) Overlay District requires a special use permit
for a gas station.

Applicant: GMI 2, LLC.
Agent: Harold Buckley, Jr., Esq., from Wilson, Brock & Irby.

NOTE: Before SP-2024-01 can be approved, CP-2024-10 must be approved so that the
subject property may have a type of future land use designation which would allow the
proposed uses. The property already has the appropriate base zoning of C-2 (General
Commercial); thus, no rezoning of the property is required.
AERIAL PHOTO FOR PARCEL #032-01030012 ON ROCK QUARRY ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner: GMI 2, LLC (same as the applicant).
Parcel Number: 032-01030012.
Property Size: 4.37 +/- acres.

Property Location: Southwest corner of Rock Quarry Road and Hospital Drive,
across from Piedmont Hospital. Hospital Drive dead-ends into a cul-de-sac adjacent
to the subject property. Gabino’s Mexican Restaurant has two driveways on Hospital
Drive.

Property Conditions: Vacant and mostly wooded. Rock Quarry Road is being
widened to four lanes, with 10 feet of right-of-way to be taken for that purpose.
Because of this, no driveway access would be allowed off Rock Quarry Road.

Current Zoning: C-2 (General Commercial) and PMU (Parkway Mixed-Use Overlay
District.

Future Land Use Designation: High-Density Residential.
CASE FACTS TABLE (Slide #1)
DESCRIPTIVE FACTOR RESEARCH FINDINGS

Proposed Use: Gas station and a retail building containing a
convenience store plus three retail tenants, plus an
adjacent hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
CASE FACTS TABLE (Slide #2)
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.
Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office
buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (Gabino’s, a full-serve
Mexican restaurant).
Current and Proposed Future Current--High-Density Residential.
Land Use Designation: Proposed—Low-Density Mixed-Use.
Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.
FUTURE LAND USE MAP FOR PARCEL #032-01030012
BASE ZONING MAP OF PARCEL #032-01030012
Base Zoning—C-2 (General Commercial)
OVERLAY DISTRICT MAP OF PARCEL #032-01030012
Overlay District—Parkway Mixed-Use (PMU)
SURVEY OF PARCEL #032-01030012
Prepared by Alta NSPS Land Title for GMI 2, LLC on 05/02/22
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #1)
Type of Development—Mixed commercial uses.

Components:
o Phase I--A convenience center with fuel sales (i.e., a gas station) and a retail building
with three additional shops.
~ Gas Station—Would also include an equal number of EV (electric vehicle) charging
stations).
~ Retail building--9,840 total square feet.
-- Convenience store--6,000 square feet.
-- Three more retail tenant spaces -- 1,280 square feet each.
o Phase II—A hotel with 12,276 total square feet on 3 floors, with 13 rooms per floor. A
pylon (pole) sign is proposed in front of the hotel, but that would not be permitted.

NOTE: The applicant has stated that the financial viability of the proposed development
would be dependent upon the inclusion of the convenience store. The development of a
hotel was added later, via the applicant’s revised Letter of Intent from April 8, 2025.
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #2)
Property Accesses—Two driveways off Hospital Drive, plus a circular driveway around
the hotel to facilitate fire truck access.
Setbacks—Required: 50 feet in the front, 10 feet on the sides, and 20 feet in the rear.
All setback requirements would be met.
Buffers—None are required since no residential properties border the property.
Lot Coverage (Impervious Area)—Maximum allowed is 70 percent. Proposed
development would only cover 49.5 percent, with the remaining 50.6 percent being left as
open space (pervious area).
Parking—Would include 51 spaces for the retail uses (50 are required), plus 43 spaces for
the hotel (39 are required). All parking requirements would be met.
Exterior Architecture:
o Buildings would have brick facades.
o Gas pumps and electric charging stations must have covered canopies. The submitted
renderings show that the gas pumps would have them, but the EV stations would not.
PROPOSED SITE PLAN FOR PARCEL #032-01030012
Title: “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 03-18-25
SITE PLAN ENLARGEMENT FOR PARCEL #032-01030012
ARCHITECTURAL RENDERINGS – RETAIL BUILDING
ARCHITECTURAL RENDERINGS – GAS STATION
ARCHITECTURAL RENDERINGS – E.V. CHARGING STATIONS
ELEVATION DRAWINGS – RETAIL BUILDING (Front & Rear)
ANALYSIS OF CP-2024-10
(Comprehensive Plan Amendment Case #CP-2024-10)
ANALYSIS OF CP-2024-10 (Slide #1)
APPLICANT’S REQUEST: Change the property’s future land use designation from
High-Density Residential to Low-Density Mixed-Use.

STAFF ANALYSIS:
A. Comparison of Future Land Use Designations:
o High-Density Residential—Intended primarily for residential land uses with
multi-story buildings and small commercial or service businesses.
o Low-Density Mixed-Use—Intended for commercial / retail areas along various
corridors and intersections. They mainly serve the residents of the surround-
ing residential neighborhoods. Future development and redevelopment
should maintain the community-oriented feel.
o Analysis:
a. The applicant does not propose to build a residential development; thus,
High-Density Residential is not the appropriate future land use designation.
ANALYSIS OF CP-2024-10 (Slide #2)
b. Conversely:
~ The Low-Density Mixed-Use future land use designation is intended for
commercial and retail areas along various corridors in the City, including Rock
Rock Quarry Road, with various single-family subdivisions and apartment
developments located along it or within several blocks. The proposed retail
center would be located close to these residential developments, offering
quick services and goods for the regular and frequent needs of customers.
~ In addition, since the proposed development would only have an impervious
cover of 49.4 percent, and the proposed hotel would only have three stories,
these characteristics would be compatible with the intent of the Low-Density
Mixed-Use designation.
ANALYSIS OF CP-2024-10 (Slide #3)
B. Suitability of the Subject Property’s Location:
o Low-Density Mixed-Use designations are present on the adjacent parcel to the
north and on many parcels on the east side of Rock Quarry Road, directly
across the road from the subject property. Thus, the approval of CP-2024-01
would not create a “spot” future land use designation.
o The subject property is part of the commercial development corridor along
Rock Quarry Road, which includes numerous retail uses on the same (west)
side of the road and larger commercial uses along the eastern side of the road
(Piedmont Hospital and associated medical office buildings). Due to the high
intensity of the hospital and medical office buildings and the large number of
employees and patients whom they represent, the provision of the proposed
retail center (including the convenience center / gas station) and hotel would
be appropriate and desirable.
o The proposed development would serve the automobile and retail needs of the
many nearby residential developments.
ANALYSIS OF CP-2024-10 (Slide #4)
C. Compatibility with a Goal of the Comprehensive Plan -- Page 42 of the City’s
Comprehensive Plan identifies the top economic development goal for the City of
Stockbridge as follows: “#1-To attract and retain high-quality and diverse
employers with quality of life, education, culture, housing, healthcare, retail, and
recreation facilities.” The proposed retail center would comply with that goal,
particularly since few retail centers have been developed within the City in the
past five years.
ANALYSIS OF CP-2024-10 (Slide #5)
D. Relation to the Zoning of the Property:
a. The proposed commercial uses would be compatible with the property’s C-2
(General Commercial) zoning, thus no rezoning would be required.
b. They would also be suitable for the PMU (Parkway Mixed-Use Overlay) District.
c. The proposed Low-Density Mixed-Use future land use designation calls for low-
density commercial uses. The proposed development would only have an
impervious cover of 49.4 percent, and the proposed hotel would only have three
stories; thus, the proposed development can be considered to be of low-density
and it would include a mixture of commercial uses.
STAFF CONCLUSIONS FOR CP-2024-10
STAFF CONCLUSIONS:

1. The subject property’s existing future land use designation of High-Density
Residential is not appropriate for the subject property because the applicant is
not proposing to build a residential development.
2. The proposed retail uses would be compatible with one of the intentions of the
requested future land use designation of Low-Density Mixed-Use, which is to
serve the needs of nearby residential areas.
3. The subject property is in a suitable location for the Low-Density Mixed-Use
future land use designation due to the adjacency of other properties to the
north and across Rock Quarry Road, which all have the same designation.
4. The development of the proposed retail uses would serve to further an
economic development goal of the Comprehensive Plan.
STAFF RECOMMENDATION FOR CP-2024-10

STAFF RECOMMENDATION -- In view of the aforementioned conclusions for
CP-2024-10 on Parcel #032-01030012, the Planning & Zoning Staff recommends the
APPROVAL of CP-2024-10.
ANALYSIS OF SP-2024-01
(Special Use Permit Case #SP-2024-01)
ANALYSIS OF SP-2024-01 (Slide #1)
APPLICANT’S REQUEST: Grant a Special Use Permit to allow a gas station (a
convenience center with fuel sales) to locate and operate on a C-2 property within the
PMU (Parkway Mixed-Use) Overlay District.

Necessity of a Special Use Permit – Required for “select uses” (gas stations /
convenience stores), which may be permitted uses in a C-2 (General Commercial)
zoning district if a special use permit is approved.
Source of Requirement--Ordinance #OR24-563 for the PMU Overlay District, per Text
Amendment Case #TX-2024-03. Section 2.5.2(C)(1) identifies gas stations and
convenience stores as being “select uses” in the PMU Overlay District.

The proposed gas station and convenience store must meet four types of compliance
requirements, as are listed on the next slide.
ANALYSIS OF SP-2024-01 (Slide #2)
FOUR TYPES OF COMPLIANCE REQUIREMENTS FOR SP-2024-01:

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These
requirements were recently amended with the approval of Ordinance #OR25-589
(a.k.a. Text Amendment Case #TX-2024-06) on February 10, 2025, which amended
the gas station distance requirement from 2,400 feet to 800 feet and imposed other
requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).
ANALYSIS OF SP-2024-01 (Slide #3)
1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District. Gas stations and convenience stores
are types of select uses. They used to be prohibited in the PMU, but now they may
be permitted in the C-2 district if a special use permit is obtained. This is due to the
passage of Ordinance #OR24-263 for Text Amendment Case#TX-2024-03 on May 13,
2024. The ordinance identified the permitted uses in Section 2.5.2.(C)(1) of the UDC.

Analysis of Section 2.5.2(C)(2) Requirements for Select Uses (Gas Station and
Convenience Store):
a. A Select Use must be located on a property which has frontage on either a
collector or an arterial road. The subject property has frontage on Rock Quarry
Road, which is classified as a minor arterial.
b. The property must have a base zoning district which allows such uses. The
property is zoned ‘C-2’,which is an allowable base zoning district for a Select Use.
ANALYSIS OF SP-2024-01 (Slide #4)
c. All property design standards of the base zoning district must be met. It appears
from the submitted site plan that most, if not all, of the property design standards
have been met.
d. Any existing non-conforming structures may not be enlarged. The subject property
is currently undeveloped.
e. Building facades for both primary and accessory structures must be constructed
of brick on all sides. The submitted architectural renderings suggest that all four
sides of the proposed retail building would be constructed of brick.
f. At gasoline stations, an equal number of electric charging stations as gas pumps
must be provided on the site, and covered canopies must be provided over gas
pumps and electric charging stations. The site plan shows that the there would be
the same number of electric charging stations (12) as gas pumps (12). The
applicant’s renderings show that covered canopies would be provided over the gas
pumps but not the EV charging stations.
ANALYSIS OF SP-2024-01 (Slide #5)
g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal. The site plan shows that the proposed retail uses
and the hotel would have separate accesses off Hospital Drive, and the hotel would
have a circular driveway around it.
h. The required number of parking spaces must be provided. The retail uses and the
hotel would meet their parking requirements.
i. The required buffers must be provided. Since no residential properties are located
adjacent to the subject property, no residential buffers would be required.
j. Other special requirements. No other special requirements have been identified.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #1)

Section 3.2.14 below from the UDC provides requirements specifically for gas stations.

These requirements were amended on February 10, 2025 with the approval of Ordinance
#OR25-589 (a.k.a. Text Amendment Case #TX-2024-06). It amended the gas station
distance requirement from 2,400 feet to 800 feet and imposed other requirements.
Section 3.2.14 appears below, including the updated Subsection C and the addition of
Subsections E through P, which appear below.

A. Gasoline service stations are permitted in the C-3 district and are a special use

in the C-2 district, subject to the site design standards for the district, and the

specific site design standards in this section.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #2)
B. Gasoline service stations may include the following activities: sale of fuel, oil,

lubricants, and similar products; minor repair; sale of small automotive

accessories; sale of food and sundries; convenience store; restaurant drive-up

windows; inspection stations for emissions; or car washes. Gasoline service

stations shall not include game rooms, game arcades, major repair shops, body

shops, paint shops, or paint booths.

C. Gasoline service stations shall maintain a separation distance of eight hundred

(800) feet. This distance requirement shall be measured from property line to

property line of another existing gasoline service station.
ANALYSIS #2—REQUIREMENTS FOR GASOLINE STATIONS (Slide #3)
D. Design standards for gasoline service stations are shown in the table below.

Development Feature Standard
Principal building and/or gas pumps and 40 feet
canopy, where side and rear lot lines are
abutting residentially zoned property
Principal building, side and rear lot lines, 25 feet
all other zoning districts
Access requirements for corner lots Access drives shall be a minimum of 20
feet from the intersection of street right-
of-way lines
Buffer, adjacent to residentially zoned Includes a solid wall or solid fence not
property less than 6 feet in height in addition to
the standards set forth in this title.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #4)
E. A gasoline service station must be located on a property which has frontage on
either a collector or an arterial road, as is classified by the Georgia Department
of Transportation or the Henry County Department of Transportation.
F. Gasoline service stations are allowed with the base zoning district of C-3 (Heavy
Commercial District). Gasoline service stations are also allowed in the C-2
(General Commercial District) via a Special Use Permit.
G. All property design standards of the base zoning district must be met.
H. Building facades for both primary and accessory structures must be constructed
of brick on all sides.
I. At gasoline service stations, an equal number of electric charging stations as gas
pumps must be provided on the site. Covered canopies must be provided over
gas pumps and electric charging stations.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #5)
J. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.
K. The required number of parking spaces of the base zoning district must be
provided.
L. The required buffers of the base zoning district must be provided.
M. The square footage of a gasoline service station must be at least 5,000 square
feet.
N. The gasoline service station must have suites to accommodate two subtenants.
O. All gasoline service stations must meet the other related City of Stockbridge
Codes of Ordinances.
P. Other special requirements, to be determined by the Community Development
Director, must be met.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #6)
Analysis of Section 3.2.14 Requirements for Gas Stations:

A. Compliance with Site Design Standards for the C-2 District -- It appears from the site
plan that all design standards of the C-2 zoning district would be met. These include
the minimum lot width (100 feet), the minimum setback requirements (50 feet in the
front, 10 feet on the sides, and 20 feet in the rear), and the maximum lot coverage of
70 percent.
B. Types of Activities to Be Included -- The proposed convenience store and sale of fuel
are among the activities that are permitted for gas stations.
C. Separation Distance of Eight Hundred (800) Feet -- As are shown by the Gas Station
Radius Map and the Gas Station Distance Map below, no other gas stations are
located within the required separation distance of 800 feet from the subject
property. The closest gas station is a Texaco station, which is located south of the
subject property at 1247 Eagles Landing Parkway, situated at the southwest corner
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #7)
of Patrick Henry Parkway (an extension of Rock Quarry Road) and Eagles Landing
Parkway. To the north, a BP station is located approximately 4,060 feet away, at 901
Rock Quarry Road (Parcel #050-01016011), at the southwest corner of Rock Quarry
Road and Banks Road. Within the Hudson Bridge Road corridor, a Murphy gas station
is located at 1440 Hudson Bridge Road, and a Quik Trip gas station is located farther to
the west, at 1614 Hudson Bridge Road.
~ Within the Rock Quarry Road / Eagles Landing Parkway Corridor:
o Texaco gas station -- Located approximately 1,706 feet from the subject property.
o BP gas station -- Located approximately 4,060 feet from the subject property.
~ Within the Hudson Bridge Road Corridor:
o Murphy gas station – Located approximately 2,055 feet from the subject property.
o QuikTrip gas station – Located approximately 3,315 feet from the subject property.

Based on these measured distances, all four of the nearest gas stations are located
significantly more than the required minimum of 800 feet away from the subject
property.
GAS STATION RADIUS MAP
GAS STATION DISTANCE MAP
For the Rock Quarry Road / Eagles Pkwy. Landing Corridor
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #8)
D. Design Standards for Gas Stations -- The table above from Section 3.2.14 of the UDC
lists design standards for gas station requirements. Among them are various
setback requirements, and it appears from the April 9, 2025 site plan that these
setbacks would be met. In addition, access drives must be at least 20 feet from the
intersection of street right-of-way lines, but these distances could not be determined
from the site plan.
E. Road Classification – Rock Quarry Road is classified as a minor arterial.
F. Zoning District – The subject property is zoned ‘C-2’, and the applicant is applying for
the required special use permit.
G. Property Design Standards for the Base Zoning District -- The revised site plan
appears to meet most of the design requirements, except for the ones that are noted.
H. Building Façade Materials – The submitted renderings appear to show that the
proposed gas station would have brick facades, but it is not clear as to whether all four
sides would be brick.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #9)

I. Electric Charging Stations – An equal number of electric charging stations as gasoline
pumps would be provided. But no covered canopies are shown over the electric
charging stations.
J. Access and Internal Circulation -- The proposed gas station would allow an
acceptable access and internal circulation.
K. Parking Spaces – The required number of parking spaces would be provided and
slightly exceeded.
L. Buffers -- The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.
M. Size of Gas Station – The proposed gas station would have 6,000 square, exceeding
the minimum required size of 5,000 square feet.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #10)

N. Sub-Tenants – The proposed gas station would have three sub-tenants (retail stores),
thus exceeding the required two sub-tenants.

O. Other Codes of Ordinances – The proposed gas station must meet all other related
regulations.

P. Other Special Requirements -- None have been identified at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #1)
Section 9.2.5 of the UDC provides requirements for the granting of special use permits
(formerly known as conditional use permits), and Subsection 9.2.5(2) lists five (5) issues to be
Considered, in priority, in the preparation of a staff report. Each issue is discussed below.

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.

~ The applicant has not submitted a traffic impact study.
~ However, since Rock Quarry Road is currently being widened to four lanes by Georgia
DOT, projected traffic volumes from undeveloped properties along Rock Quarry Road,
including the subject property, have presumably been projected and accounted for.
~ The proposed new traffic signal at the Rock Quarry Road / Hospital Drive Intersection as
part of the road widening would be beneficial in facilitating left turns out of the proposed
development onto Rock Quarry Road.
~ Some traffic congestion may be experienced on the short, western end of Hospital Drive
and its cul-de-sac since six businesses would be using it
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #2)
b. The physical conditions of the site, including topography, drainage and size and shape,
are suitable for the proposed development.

Although the subject property has an unusual shape, the site plan shows that there
would be sufficient room for the proposed development, with the remainder of the site
to remain wooded. A detention pond would be provided at the southern end of the
property.

c. Adequate public facilities are available to serve the proposed use.
~ The applicant’s letter from the Henry County Water Authority, dated July 12, 2024, stated
that water service is available to serve the property, and that sewage treatment and sewer
line capacity are also available to serve the property.
~ However, this was based on the proposed development without the hotel.
~ An updated Water Authority letter needs to be obtained.

d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and enjoy-
ment of nearby properties or that no special limitations are necessary to protect the public.
This is unknown at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #3)
e. The special use with specific limitations and design features as may have been required will
further the aims of the comprehensive plan and will not be unduly detrimental to nearby
properties.
~ The proposed commercial uses would further the Comprehensive Plan’s policy to
“encourage development of a rational network of commercial nodes to meet the service
needs of citizens while avoiding unattractive and inefficient strip development along
major roadways.” Rather than having separate buildings and strip development uses
along Rock Quarry Road, the proposed convenience store and gas station, plus the
other three retail shops, would allow for the cohesive existence of several businesses
within a unified development.
~ The proposed uses may be beneficial by meeting the service needs of drivers who are
already present within the vicinity as employees or patients of the hospital, other
medical facilities, and restaurants along Rock Quarry Road, plus the residents of the
surrounding residential areas.
~ The property’s future land use designation is High-Density Residential. The 2024-2028
Comprehensive Plan states that this designation is meant primarily for residential
developments, but that small commercial or service businesses may be permitted within
such developments. Although the proposed development would consist of small
commercial and service businesses, no residential uses are proposed, nor are any
residential uses located near the subject property. Therefore, it would be appropriate for
the property’s future land use designation to be changed to Low-Density Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #1)
Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a gas station and a convenience store. Each issue is discussed below and
is to be considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan adopted by
the city council;
The proposed gas station and convenience store represent commercial uses, which would
be compatible with the numerous other commercial uses that are present within the
vicinity. However, commercial uses are not permitted by the subject property’s future land
use designation of High-Density Residential. A Comprehensive Plan amendment is
therefore needed to change the property’s future land use designation to Medium-Density
Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #2)
2. Compatibility with land uses and zoning districts in the vicinity of the property for which
the use permit is proposed;
The proposed gas station and convenience store would be compatible with the
surrounding commercial uses (restaurants and retail stores), and the property’s C-2 zoning
is compatible with the C-2 zoning of the adjacent properties to the north and south.
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
No such violations have been identified.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
The forthcoming widening of Rock Quarry Road, including the installation of a traffic
signal at the Rock Quarry Road / Hospital Drive Intersection, should serve to improve
traffic flow within the vicinity, and to provide pedestrian access.
5. The location and number of off-street parking spaces;
The applicant plans to provide a few more parking spaces than are required for the retail
uses (51) and the hotel (39).
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #3)
6. The amount and location of open space;
The proposed pervious area (open space) would be 50.6 percent, according to the data on
the site plan. This would exceed the required 30 percent for the C-2 district.
7. Protective screening;
The applicant’s letter of intent states that screening would be provided around the
proposed trash dumpster for the gas station, which would be fully enclosed with opaque
gates.
8. Hours and manner of operation;
The proposed gas station and convenience store would be open for twenty-four hours per
day. This is not anticipated to be a problem since no residential uses are located next to
the subject property.
9. Outdoor lighting; and
The applicant’s letter of intent states that generous outdoor lighting systems would be
used for the safety and security of the patrons and employees, and that measures would
be taken to ensure that no unreasonable glare would be emitted to the surrounding area.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #4)
10. Ingress and egress to the property.
Since the subject property is located on a corner lot with a cul-de-sac turnaround, and
since a traffic signal is scheduled to be installed at the intersection, no traffic congestion
emanating from the proposed uses is anticipated.
STAFF CONCLUSIONS (Slide #1)
As a result of the foregoing three types of analyses, the Planning & Zoning Staff makes the
following conclusions:
1. Gas Station Distance Requirement—The proposed gas station (convenience store with gas
pumps) would be located significantly more than the minimum required distance of 800 feet
away from other gas stations within the vicinity, as is required by Section 3.2.14 of the UDC
for gas stations.
2. Suitability of Uses -- The proposed gas station, along with the retail shops and hotel, are all
permitted types of uses within the C-2 district, and they would be suitable and desirable
types of uses for the subject property due to its location in a busy commercial corridor, as
well as its proximity to large residential areas. The specific types of retail tenants to be
included within the proposed retail center would need to be allowable uses within the PMU
Overlay District.
3. Traffic Impacts -- The trip generation from the proposed uses would likely have
minimal impacts on the surrounding road network due to the forthcoming
widening of Rock Quarry Road and the installation of a traffic signal at Hospital
Drive.
STAFF CONCLUSIONS (Slide #2)
4. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, access driveways must be located at least 20 feet from the intersection of
street right-of-way lines. It could not be determined from the April 9, 2025 site plan
whether this requirement would be met.

5. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations that are located next to non-residentially-zoned properties have not
been indicated on the submitted site plan.

6. Facades—The submitted architectural renderings suggest that the proposed retail
building for the gas station would be constructed of brick, but it is not clear as to
whether all four sides would be brick, as is required by Section 2.5.2(C)(2) of the
UDC for Select Uses within the PMU Parkway Overlay District.
STAFF CONCLUSIONS (Slide #3)
7. Canopies—The submitted architectural renderings show that the gasoline pumps would
have a covered canopy over them, but that the electric charging stations would not have
one. Both types of facilities are required to have a canopy, in compliance with the
requirements of Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU Overlay
District.

8. Signage—A proposed pylon (pole) sign is shown for the hotel, which is not a permitted type
of sign within the City of Stockbridge.

9. Water Authority Letter – The Water Authority letter which the applicant submitted was for the
gas station and retail center alone, without the hotel. An updated Water Authority letter
needs to be obtained to determine whether sufficient water and sewer capacity would be
available to serve these uses plus the proposed hotel.
STAFF RECOMMENDATIONS (Slide #1)
In view of the aforementioned analysis and conclusions, the Planning & Zoning staff
recommends APPROVAL WITH CONDITIONS for Special Use Permit Case #SP-2024-
01 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. The
recommended zoning conditions are as follows:

1. Comprehensive Plan Amendment – SP-2024-01 shall not be approved unless the
applicant’s Comprehensive Plan Amendment Case #CP-2024-10 is approved prior
to the consideration of SP-2024-01.
2. Site Plan – The proposed development shall be built according to a site plan
which is similar in design to the submitted site plan, entitled “Civil Plans: Rock
Quarry Road C-Store Special Use”, which was prepared for GMI 2, Inc. by LJA with
an issue date of 04-09-25).
3. Requirements for Select Uses – The proposed development shall meet all of the
requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
STAFF RECOMMENDATIONS (Slide #2)
4. Requirements for Gasoline Stations – The proposed development shall meet all of
the updated requirements for gasoline stations within Section 3.2.14 of the UDC, as
amended on February 10, 2025 with the approval of Ordinance #OR25-589 (a.k.a.
Text Amendment Case #TX-2024-06).
5. Requirements for Special Use Permits, Staff Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.5 of the UDC (staff considerations).
6. Requirements for Special Use Permits, City Council Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.6 of the UDC (City Council considerations).
7. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, all access driveways shall be located at least 20 feet from the intersection of
street right-of-way lines.
8. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations shall be provided next to all non-residentially-zoned properties.
STAFF RECOMMENDATIONS (Slide #3)
9. Facades—All four sides of the proposed gas station shall be construct of brick, in
compliance with Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU
Parkway Overlay District.
10. Canopies—Both the gasoline pumps and the electric charging stations shall be
covered with canopies, in compliance with Section 2.5.2(C)(2) of the UDC for
Select Uses within the PMU Overlay District.
11. Signage—No pylon (pole) signs shall be permitted within the proposed
development.
12. Water Authority Letter – The applicant shall obtain an updated Henry County
Water Authority availability letter to determine whether sufficient water and sewer
capacity would be available to serve all of the proposed uses on the subject
property (the gas station, retail center, and hotel), and the developer shall comply
with all of the specifications of that letter.
ARE THERE ANY QUESTIONS?
POWERPOINT PRESENTATION FOR
PARCEL #032-01030012
ON ROCK QUARRY ROAD:
CP-2024-10 & SP-2024-01
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—MAY 22, 2025
CITY COUNCIL MEETING—JUNE 9, 2025
PROJECT OVERVIEW:
~ Purposes of the Cases
~ Property Description
~ Proposed Development
FACTS ABOUT THE CASES
TWO CASES:
~ Comprehensive Plan Amendment Case #CP-2024-10:
Purpose—To change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.”
~ Special Use Permit Case #SP-2024-01:
Purpose—To allow a convenience store with fuel sales; i.e., a gas station. The
property’s PMU (Parkway Mixed-Use) Overlay District requires a special use permit
for a gas station.

Applicant: GMI 2, LLC.
Agent: Harold Buckley, Jr., Esq., from Wilson, Brock & Irby.

NOTE: Before SP-2024-01 can be approved, CP-2024-10 must be approved so that the
subject property may have a type of future land use designation which would allow the
proposed uses. The property already has the appropriate base zoning of C-2 (General
Commercial); thus, no rezoning of the property is required.
AERIAL PHOTO FOR PARCEL #032-01030012 ON ROCK QUARRY ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner: GMI 2, LLC (same as the applicant).
Parcel Number: 032-01030012.
Property Size: 4.37 +/- acres.

Property Location: Southwest corner of Rock Quarry Road and Hospital Drive,
across from Piedmont Hospital. Hospital Drive dead-ends into a cul-de-sac adjacent
to the subject property. Gabino’s Mexican Restaurant has two driveways on Hospital
Drive.

Property Conditions: Vacant and mostly wooded. Rock Quarry Road is being
widened to four lanes, with 10 feet of right-of-way to be taken for that purpose.
Because of this, no driveway access would be allowed off Rock Quarry Road.

Current Zoning: C-2 (General Commercial) and PMU (Parkway Mixed-Use Overlay
District.

Future Land Use Designation: High-Density Residential.
CASE FACTS TABLE (Slide #1)
DESCRIPTIVE FACTOR RESEARCH FINDINGS

Proposed Use: Gas station and a retail building containing a
convenience store plus three retail tenants, plus an
adjacent hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
CASE FACTS TABLE (Slide #2)
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.
Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office
buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (Gabino’s, a full-serve
Mexican restaurant).
Current and Proposed Future Current--High-Density Residential.
Land Use Designation: Proposed—Low-Density Mixed-Use.
Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.
FUTURE LAND USE MAP FOR PARCEL #032-01030012
BASE ZONING MAP OF PARCEL #032-01030012
Base Zoning—C-2 (General Commercial)
OVERLAY DISTRICT MAP OF PARCEL #032-01030012
Overlay District—Parkway Mixed-Use (PMU)
SURVEY OF PARCEL #032-01030012
Prepared by Alta NSPS Land Title for GMI 2, LLC on 05/02/22
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #1)
Type of Development—Mixed commercial uses.
Components:
o Phase I--A convenience center with fuel sales (i.e., a gas station) and a retail building
with three additional shops.
~ Gas Station—Would also include an equal number of EV (electric vehicle) charging
stations).
~ Retail building--9,840 total square feet.
-- Convenience store--6,000 square feet.
-- Three more retail tenant spaces -- 1,280 square feet each.
o Phase II—A hotel with 12,276 total square feet on 3 floors, with 13 rooms per floor. A
pylon (pole) sign is proposed in front of the hotel, but that would not be permitted.
NOTE: The applicant has stated that the financial viability of the proposed development
would be dependent upon the inclusion of the convenience store. The development of a
hotel was added later, via the applicant’s revised Letter of Intent from April 8, 2025.
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #2)
Two Site Plans: One Colored, and One Black-and-White. Title: “Civil Plans: Rock Quarry
Road C-Store Special Use”; Prepared by LJA; Issue Date: 04-09-25.
Property Accesses—Two driveways off Hospital Drive, plus a circular driveway around
the hotel to facilitate fire truck access.
Setbacks—Required: 50 feet in the front, 10 feet on the sides, and 20 feet in the rear. All
setback requirements would be met.
Buffers—None are required since no residential properties border the property.
Lot Coverage (Impervious Area)—Maximum allowed is 70 percent. The proposed
development would only cover 49.5 percent, with the remaining 50.6 percent being left as
open space (pervious area).
Parking—Would include 51 spaces for the retail uses (50 are required), plus 43 spaces for
the hotel (39 are required). All parking requirements would be met.
Exterior Architecture:
o Buildings would have brick facades.
o Gas pumps and electric charging stations must have covered canopies. The submitted
renderings show that the gas pumps would have them, but the EV stations would not.
PROPOSED SITE PLAN – COLORED
SITE PLAN ENLARGEMENT—COLORED
PROPOSED SITE PLAN – BLACK & WHITE
SITE PLAN ENLARGEMENT—BLACK & WHITE
ARCHITECTURAL RENDERINGS – RETAIL BUILDING
ARCHITECTURAL RENDERINGS – GAS STATION
ARCHITECTURAL RENDERINGS – E.V. CHARGING STATIONS
ELEVATION DRAWINGS – RETAIL BUILDING (Front & Rear)
ANALYSIS OF CP-2024-10
(Comprehensive Plan Amendment Case #CP-2024-10)
ANALYSIS OF CP-2024-10 (Slide #1)
APPLICANT’S REQUEST: Change the property’s future land use designation from
High-Density Residential to Low-Density Mixed-Use.

STAFF ANALYSIS:
A. Comparison of Future Land Use Designations:
o High-Density Residential—Intended primarily for residential land uses with
multi-story buildings and small commercial or service businesses.
o Low-Density Mixed-Use—Intended for commercial / retail areas along various
corridors and intersections. They mainly serve the residents of the surround-
ing residential neighborhoods. Future development and redevelopment
should maintain the community-oriented feel.
o Analysis:
a. The applicant does not propose to build a residential development; thus,
High-Density Residential is not the appropriate future land use designation.
ANALYSIS OF CP-2024-10 (Slide #2)
b. Conversely:
~ The Low-Density Mixed-Use future land use designation is intended for
commercial and retail areas along various corridors in the City, including Rock
Rock Quarry Road, with various single-family subdivisions and apartment
developments located along it or within several blocks. The proposed retail
center would be located close to these residential developments, offering
quick services and goods for the regular and frequent needs of customers.
~ In addition, since the proposed development would only have an impervious
cover of 49.4 percent, and the proposed hotel would only have three stories,
these characteristics would be compatible with the intent of the Low-Density
Mixed-Use designation.
ANALYSIS OF CP-2024-10 (Slide #3)
B. Suitability of the Subject Property’s Location:
o Low-Density Mixed-Use designations are present on the adjacent parcel to the
north and on many parcels on the east side of Rock Quarry Road, directly
across the road from the subject property. Thus, the approval of CP-2024-01
would not create a “spot” future land use designation.
o The subject property is part of the commercial development corridor along
Rock Quarry Road, which includes numerous retail uses on the same (west)
side of the road and larger commercial uses along the eastern side of the road
(Piedmont Hospital and associated medical office buildings). Due to the high
intensity of the hospital and medical office buildings and the large number of
employees and patients whom they represent, the provision of the proposed
retail center (including the convenience center / gas station) and hotel would
be appropriate and desirable.
o The proposed development would serve the automobile and retail needs of the
many nearby residential developments.
ANALYSIS OF CP-2024-10 (Slide #4)
C. Compatibility with a Goal of the Comprehensive Plan -- Page 42 of the City’s
Comprehensive Plan identifies the top economic development goal for the City of
Stockbridge as follows: “#1-To attract and retain high-quality and diverse
employers with quality of life, education, culture, housing, healthcare, retail, and
recreation facilities.” The proposed retail center would comply with that goal,
particularly since few retail centers have been developed within the City in the
past five years.
ANALYSIS OF CP-2024-10 (Slide #5)
D. Relation to the Zoning of the Property:
a. The proposed commercial uses would be compatible with the property’s C-2
(General Commercial) zoning, thus no rezoning would be required.
b. They would also be suitable for the PMU (Parkway Mixed-Use Overlay) District.
c. The proposed Low-Density Mixed-Use future land use designation calls for low-
density commercial uses. The proposed development would only have an
impervious cover of 49.4 percent, and the proposed hotel would only have three
stories; thus, the proposed development can be considered to be of low-density
and it would include a mixture of commercial uses.
STAFF CONCLUSIONS FOR CP-2024-10
STAFF CONCLUSIONS:

1. The subject property’s existing future land use designation of High-Density
Residential is not appropriate for the subject property because the applicant is
not proposing to build a residential development.
2. The proposed retail uses would be compatible with one of the intentions of the
requested future land use designation of Low-Density Mixed-Use, which is to
serve the needs of nearby residential areas.
3. The subject property is in a suitable location for the Low-Density Mixed-Use
future land use designation due to the adjacency of other properties to the
north and across Rock Quarry Road, which all have the same designation.
4. The development of the proposed retail uses would serve to further an
economic development goal of the Comprehensive Plan.
STAFF RECOMMENDATION FOR CP-2024-10

STAFF RECOMMENDATION -- In view of the aforementioned conclusions for
CP-2024-10 on Parcel #032-01030012, the Planning & Zoning Staff recommends the
APPROVAL of CP-2024-10.
ANALYSIS OF SP-2024-01
(Special Use Permit Case #SP-2024-01)
ANALYSIS OF SP-2024-01 (Slide #1)
APPLICANT’S REQUEST: Grant a Special Use Permit to allow a gas station (a
convenience center with fuel sales) to locate and operate on a C-2 property within the
PMU (Parkway Mixed-Use) Overlay District.

Necessity of a Special Use Permit – Required for “select uses” (gas stations /
convenience stores), which may be permitted uses in a C-2 (General Commercial)
zoning district if a special use permit is approved.
Source of Requirement--Ordinance #OR24-563 for the PMU Overlay District, per Text
Amendment Case #TX-2024-03. Section 2.5.2(C)(1) identifies gas stations and
convenience stores as being “select uses” in the PMU Overlay District.

The proposed gas station and convenience store must meet four types of compliance
requirements, as are listed on the next slide.
ANALYSIS OF SP-2024-01 (Slide #2)
FOUR TYPES OF COMPLIANCE REQUIREMENTS FOR SP-2024-01:

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These
requirements were recently amended with the approval of Ordinance #OR25-589
(a.k.a. Text Amendment Case #TX-2024-06) on February 10, 2025, which amended
the gas station distance requirement from 2,400 feet to 800 feet and imposed other
requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).
ANALYSIS OF SP-2024-01 (Slide #3)
1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District. Gas stations and convenience stores
are types of select uses. They used to be prohibited in the PMU, but now they may
be permitted in the C-2 district if a special use permit is obtained. This is due to the
passage of Ordinance #OR24-263 for Text Amendment Case#TX-2024-03 on May 13,
2024. The ordinance identified the permitted uses in Section 2.5.2.(C)(1) of the UDC.

Analysis of Section 2.5.2(C)(2) Requirements for Select Uses (Gas Station and
Convenience Store):
a. A Select Use must be located on a property which has frontage on either a
collector or an arterial road. The subject property has frontage on Rock Quarry
Road, which is classified as a minor arterial.
b. The property must have a base zoning district which allows such uses. The
property is zoned ‘C-2’,which is an allowable base zoning district for a Select Use.
ANALYSIS OF SP-2024-01 (Slide #4)
c. All property design standards of the base zoning district must be met. It appears
from the submitted site plan that most, if not all, of the property design standards
have been met.
d. Any existing non-conforming structures may not be enlarged. The subject property
is currently undeveloped.
e. Building facades for both primary and accessory structures must be constructed
of brick on all sides. The submitted architectural renderings suggest that all four
sides of the proposed retail building would be constructed of brick.
f. At gasoline stations, an equal number of electric charging stations as gas pumps
must be provided on the site, and covered canopies must be provided over gas
pumps and electric charging stations. The site plan shows that the there would be
the same number of electric charging stations (12) as gas pumps (12). The
applicant’s renderings show that covered canopies would be provided over the gas
pumps but not the EV charging stations.
ANALYSIS OF SP-2024-01 (Slide #5)
g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal. The site plan shows that the proposed retail uses
and the hotel would have separate accesses off Hospital Drive, and the hotel would
have a circular driveway around it.
h. The required number of parking spaces must be provided. The retail uses and the
hotel would meet their parking requirements.
i. The required buffers must be provided. Since no residential properties are located
adjacent to the subject property, no residential buffers would be required.
j. Other special requirements. No other special requirements have been identified.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #1)

Section 3.2.14 below from the UDC provides requirements specifically for gas stations.

These requirements were amended on February 10, 2025 with the approval of Ordinance
#OR25-589 (a.k.a. Text Amendment Case #TX-2024-06). It amended the gas station
distance requirement from 2,400 feet to 800 feet and imposed other requirements.
Section 3.2.14 appears below, including the updated Subsection C and the addition of
Subsections E through P, which appear below.

A. Gasoline service stations are permitted in the C-3 district and are a special use

in the C-2 district, subject to the site design standards for the district, and the

specific site design standards in this section.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #2)
B. Gasoline service stations may include the following activities: sale of fuel, oil,

lubricants, and similar products; minor repair; sale of small automotive

accessories; sale of food and sundries; convenience store; restaurant drive-up

windows; inspection stations for emissions; or car washes. Gasoline service

stations shall not include game rooms, game arcades, major repair shops, body

shops, paint shops, or paint booths.

C. Gasoline service stations shall maintain a separation distance of eight hundred

(800) feet. This distance requirement shall be measured from property line to

property line of another existing gasoline service station.
ANALYSIS #2—REQUIREMENTS FOR GASOLINE STATIONS (Slide #3)
D. Design standards for gasoline service stations are shown in the table below.

Development Feature Standard
Principal building and/or gas pumps and 40 feet
canopy, where side and rear lot lines are
abutting residentially zoned property
Principal building, side and rear lot lines, 25 feet
all other zoning districts
Access requirements for corner lots Access drives shall be a minimum of 20
feet from the intersection of street right-
of-way lines
Buffer, adjacent to residentially zoned Includes a solid wall or solid fence not
property less than 6 feet in height in addition to
the standards set forth in this title.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #4)
E. A gasoline service station must be located on a property which has frontage on
either a collector or an arterial road, as is classified by the Georgia Department
of Transportation or the Henry County Department of Transportation.
F. Gasoline service stations are allowed with the base zoning district of C-3 (Heavy
Commercial District). Gasoline service stations are also allowed in the C-2
(General Commercial District) via a Special Use Permit.
G. All property design standards of the base zoning district must be met.
H. Building facades for both primary and accessory structures must be constructed
of brick on all sides.
I. At gasoline service stations, an equal number of electric charging stations as gas
pumps must be provided on the site. Covered canopies must be provided over
gas pumps and electric charging stations.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #5)
J. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.
K. The required number of parking spaces of the base zoning district must be
provided.
L. The required buffers of the base zoning district must be provided.
M. The square footage of a gasoline service station must be at least 5,000 square
feet.
N. The gasoline service station must have suites to accommodate two subtenants.
O. All gasoline service stations must meet the other related City of Stockbridge
Codes of Ordinances.
P. Other special requirements, to be determined by the Community Development
Director, must be met.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #6)
Analysis of Section 3.2.14 Requirements for Gas Stations:

A. Compliance with Site Design Standards for the C-2 District -- It appears from the site
plan that all design standards of the C-2 zoning district would be met. These include
the minimum lot width (100 feet), the minimum setback requirements (50 feet in the
front, 10 feet on the sides, and 20 feet in the rear), and the maximum lot coverage of
70 percent.
B. Types of Activities to Be Included -- The proposed convenience store and sale of fuel
are among the activities that are permitted for gas stations.
C. Separation Distance of Eight Hundred (800) Feet -- As are shown by the Gas Station
Radius Map and the Gas Station Distance Map below, no other gas stations are
located within the required separation distance of 800 feet from the subject
property. The closest gas station is a Texaco station, which is located south of the
subject property at 1247 Eagles Landing Parkway, situated at the southwest corner
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #7)
of Patrick Henry Parkway (an extension of Rock Quarry Road) and Eagles Landing
Parkway. To the north, a BP station is located approximately 4,060 feet away, at 901
Rock Quarry Road (Parcel #050-01016011), at the southwest corner of Rock Quarry
Road and Banks Road. Within the Hudson Bridge Road corridor, a Murphy gas station
is located at 1440 Hudson Bridge Road, and a Quik Trip gas station is located farther to
the west, at 1614 Hudson Bridge Road.
~ Within the Rock Quarry Road / Eagles Landing Parkway Corridor:
o Texaco gas station -- Located approximately 1,706 feet from the subject property.
o BP gas station -- Located approximately 4,060 feet from the subject property.
~ Within the Hudson Bridge Road Corridor:
o Murphy gas station – Located approximately 2,055 feet from the subject property.
o QuikTrip gas station – Located approximately 3,315 feet from the subject property.

Based on these measured distances, all four of the nearest gas stations are located
significantly more than the required minimum of 800 feet away from the subject
property.
GAS STATION RADIUS MAP
GAS STATION DISTANCE MAP
For the Rock Quarry Road / Eagles Pkwy. Landing Corridor
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #8)
D. Design Standards for Gas Stations -- The table above from Section 3.2.14 of the UDC
lists design standards for gas station requirements. Among them are various
setback requirements, and it appears from the April 9, 2025 site plan that these
setbacks would be met. In addition, access drives must be at least 20 feet from the
intersection of street right-of-way lines, but these distances could not be determined
from the site plan.
E. Road Classification – Rock Quarry Road is classified as a minor arterial.
F. Zoning District – The subject property is zoned ‘C-2’, and the applicant is applying for
the required special use permit.
G. Property Design Standards for the Base Zoning District -- The revised site plan
appears to meet most of the design requirements, except for the ones that are noted.
H. Building Façade Materials – The submitted renderings appear to show that the
proposed gas station would have brick facades, but it is not clear as to whether all four
sides would be brick.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #9)

I. Electric Charging Stations – An equal number of electric charging stations as gasoline
pumps would be provided. But no covered canopies are shown over the electric
charging stations.
J. Access and Internal Circulation -- The proposed gas station would allow an
acceptable access and internal circulation.
K. Parking Spaces – The required number of parking spaces would be provided and
slightly exceeded.
L. Buffers -- The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.
M. Size of Gas Station – The proposed gas station would have 6,000 square, exceeding
the minimum required size of 5,000 square feet.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #10)

N. Sub-Tenants – The proposed gas station would have three sub-tenants (retail stores),
thus exceeding the required two sub-tenants.

O. Other Codes of Ordinances – The proposed gas station must meet all other related
regulations.

P. Other Special Requirements -- None have been identified at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #1)
Section 9.2.5 of the UDC provides requirements for the granting of special use permits
(formerly known as conditional use permits), and Subsection 9.2.5(2) lists five (5) issues to be
Considered, in priority, in the preparation of a staff report. Each issue is discussed below.

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.

~ The applicant has not submitted a traffic impact study.
~ However, since Rock Quarry Road is currently being widened to four lanes by Georgia
DOT, projected traffic volumes from undeveloped properties along Rock Quarry Road,
including the subject property, have presumably been projected and accounted for.
~ The proposed new traffic signal at the Rock Quarry Road / Hospital Drive Intersection as
part of the road widening would be beneficial in facilitating left turns out of the proposed
development onto Rock Quarry Road.
~ Some traffic congestion may be experienced on the short, western end of Hospital Drive
and its cul-de-sac since six businesses would be using it
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #2)
b. The physical conditions of the site, including topography, drainage and size and shape,
are suitable for the proposed development.

Although the subject property has an unusual shape, the site plan shows that there
would be sufficient room for the proposed development, with the remainder of the site
to remain wooded. A detention pond would be provided at the southern end of the
property.

c. Adequate public facilities are available to serve the proposed use.
~ The applicant’s letter from the Henry County Water Authority, dated July 12, 2024, stated
that water service is available to serve the property, and that sewage treatment and sewer
line capacity are also available to serve the property.
~ However, this was based on the proposed development without the hotel.
~ An updated Water Authority letter needs to be obtained.

d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and enjoy-
ment of nearby properties or that no special limitations are necessary to protect the public.
This is unknown at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #3)
e. The special use with specific limitations and design features as may have been required will
further the aims of the comprehensive plan and will not be unduly detrimental to nearby
properties.
~ The proposed commercial uses would further the Comprehensive Plan’s policy to
“encourage development of a rational network of commercial nodes to meet the service
needs of citizens while avoiding unattractive and inefficient strip development along
major roadways.” Rather than having separate buildings and strip development uses
along Rock Quarry Road, the proposed convenience store and gas station, plus the
other three retail shops, would allow for the cohesive existence of several businesses
within a unified development.
~ The proposed uses may be beneficial by meeting the service needs of drivers who are
already present within the vicinity as employees or patients of the hospital, other
medical facilities, and restaurants along Rock Quarry Road, plus the residents of the
surrounding residential areas.
~ The property’s future land use designation is High-Density Residential. The 2024-2028
Comprehensive Plan states that this designation is meant primarily for residential
developments, but that small commercial or service businesses may be permitted within
such developments. Although the proposed development would consist of small
commercial and service businesses, no residential uses are proposed, nor are any
residential uses located near the subject property. Therefore, it would be appropriate for
the property’s future land use designation to be changed to Low-Density Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #1)
Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a gas station and a convenience store. Each issue is discussed below and
is to be considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan adopted by
the city council;
The proposed gas station and convenience store represent commercial uses, which would
be compatible with the numerous other commercial uses that are present within the
vicinity. However, commercial uses are not permitted by the subject property’s future land
use designation of High-Density Residential. A Comprehensive Plan amendment is
therefore needed to change the property’s future land use designation to Medium-Density
Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #2)
2. Compatibility with land uses and zoning districts in the vicinity of the property for which
the use permit is proposed;
The proposed gas station and convenience store would be compatible with the
surrounding commercial uses (restaurants and retail stores), and the property’s C-2 zoning
is compatible with the C-2 zoning of the adjacent properties to the north and south.
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
No such violations have been identified.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
The forthcoming widening of Rock Quarry Road, including the installation of a traffic
signal at the Rock Quarry Road / Hospital Drive Intersection, should serve to improve
traffic flow within the vicinity, and to provide pedestrian access.
5. The location and number of off-street parking spaces;
The applicant plans to provide a few more parking spaces than are required for the retail
uses (51) and the hotel (39).
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #3)
6. The amount and location of open space;
The proposed pervious area (open space) would be 50.6 percent, according to the data on
the site plan. This would exceed the required 30 percent for the C-2 district.
7. Protective screening;
The applicant’s letter of intent states that screening would be provided around the
proposed trash dumpster for the gas station, which would be fully enclosed with opaque
gates.
8. Hours and manner of operation;
The proposed gas station and convenience store would be open for twenty-four hours per
day. This is not anticipated to be a problem since no residential uses are located next to
the subject property.
9. Outdoor lighting; and
The applicant’s letter of intent states that generous outdoor lighting systems would be
used for the safety and security of the patrons and employees, and that measures would
be taken to ensure that no unreasonable glare would be emitted to the surrounding area.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #4)
10. Ingress and egress to the property.
Since the subject property is located on a corner lot with a cul-de-sac turnaround, and
since a traffic signal is scheduled to be installed at the intersection, no traffic congestion
emanating from the proposed uses is anticipated.
STAFF CONCLUSIONS (Slide #1)
As a result of the foregoing three types of analyses, the Planning & Zoning Staff makes the
following conclusions:
1. Gas Station Distance Requirement—The proposed gas station (convenience store with gas
pumps) would be located significantly more than the minimum required distance of 800 feet
away from other gas stations within the vicinity, as is required by Section 3.2.14 of the UDC
for gas stations.
2. Suitability of Uses -- The proposed gas station, along with the retail shops and hotel, are all
permitted types of uses within the C-2 district, and they would be suitable and desirable
types of uses for the subject property due to its location in a busy commercial corridor, as
well as its proximity to large residential areas. The specific types of retail tenants to be
included within the proposed retail center would need to be allowable uses within the PMU
Overlay District.
3. Traffic Impacts -- The trip generation from the proposed uses would likely have
minimal impacts on the surrounding road network due to the forthcoming
widening of Rock Quarry Road and the installation of a traffic signal at Hospital
Drive.
STAFF CONCLUSIONS (Slide #2)
4. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, access driveways must be located at least 20 feet from the intersection of
street right-of-way lines. It could not be determined from the April 9, 2025 site plan
whether this requirement would be met.

5. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations that are located next to non-residentially-zoned properties have not
been indicated on the submitted site plan.

6. Facades—The submitted architectural renderings suggest that the proposed retail
building for the gas station would be constructed of brick, but it is not clear as to
whether all four sides would be brick, as is required by Section 2.5.2(C)(2) of the
UDC for Select Uses within the PMU Parkway Overlay District.
STAFF CONCLUSIONS (Slide #3)
7. Canopies—The submitted architectural renderings show that the gasoline pumps would
have a covered canopy over them, but that the electric charging stations would not have
one. Both types of facilities are required to have a canopy, in compliance with the
requirements of Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU Overlay
District.

8. Signage—A proposed pylon (pole) sign is shown for the hotel, which is not a permitted type
of sign within the City of Stockbridge.

9. Water Authority Letter – The Water Authority letter which the applicant submitted was for the
gas station and retail center alone, without the hotel. An updated Water Authority letter
needs to be obtained to determine whether sufficient water and sewer capacity would be
available to serve these uses plus the proposed hotel.
STAFF RECOMMENDATIONS (Slide #1)
In view of the aforementioned analysis and conclusions, the Planning & Zoning staff
recommends APPROVAL WITH CONDITIONS for Special Use Permit Case #SP-2024-
01 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. The
recommended zoning conditions are as follows:

1. Comprehensive Plan Amendment – SP-2024-01 shall not be approved unless the
applicant’s Comprehensive Plan Amendment Case #CP-2024-10 is approved prior
to the consideration of SP-2024-01.
2. Site Plan – The proposed development shall be built according to a site plan
which is similar in design to the submitted site plan, entitled “Civil Plans: Rock
Quarry Road C-Store Special Use”, which was prepared for GMI 2, Inc. by LJA with
an issue date of 04-09-25).
3. Requirements for Select Uses – The proposed development shall meet all of the
requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
STAFF RECOMMENDATIONS (Slide #2)
4. Requirements for Gasoline Stations – The proposed development shall meet all of
the updated requirements for gasoline stations within Section 3.2.14 of the UDC, as
amended on February 10, 2025 with the approval of Ordinance #OR25-589 (a.k.a.
Text Amendment Case #TX-2024-06).
5. Requirements for Special Use Permits, Staff Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.5 of the UDC (staff considerations).
6. Requirements for Special Use Permits, City Council Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.6 of the UDC (City Council considerations).
7. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, all access driveways shall be located at least 20 feet from the intersection of
street right-of-way lines.
8. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations shall be provided next to all non-residentially-zoned properties.
STAFF RECOMMENDATIONS (Slide #3)
9. Facades—All four sides of the proposed gas station shall be construct of brick, in
compliance with Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU
Parkway Overlay District.
10. Canopies—Both the gasoline pumps and the electric charging stations shall be
covered with canopies, in compliance with Section 2.5.2(C)(2) of the UDC for
Select Uses within the PMU Overlay District.
11. Signage—No pylon (pole) signs shall be permitted within the proposed
development.
12. Water Authority Letter – The applicant shall obtain an updated Henry County
Water Authority availability letter to determine whether sufficient water and sewer
capacity would be available to serve all of the proposed uses on the subject
property (the gas station, retail center, and hotel), and the developer shall comply
with all of the specifications of that letter.
13. Hotel Quality—The proposed hotel shall have a three-star rating or better.
ARE THERE ANY QUESTIONS?
A B C D E F G H I J K L M N O P Q

Plot Date: Thursday, May 22, 2025 1:22:46 PM
SITE DATA
130 E. MAIN STREET
CANTON, GA 30114
470-863-1070

BUILDING DATA

PROPOSED GDOT REQUIRED R/W
N/F
N/F N/F 04/09/2025

EXISTING R/W
OVADJE, LEO engineer of record
SAK PARTNERS LLC ZIEGLER-GEORGIA 6 LLC
DB 9531 PG 188
DB 5504 PG 185 DB 8820 PG 251
ZONED C-2
ZONED C-2 ZONED C-2 3
S 88°52'17"E
APV
229.88'
L3
VICINITY MAP S 72
°03' 2 8'12"
E CHK
4 ° EV EV EV EV
N 74181.09'
2"E EV EV EV EV EV
ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY
BY
131
.54'

EQUIRED R/W
DESCRIPTION

C- 5 PROPOSED PARKING DATA

O T
G D
EV EV EV

E D
O S
ONLY ONLY ONLY
N 09°2

PR
0'32"W C- 1

DATE

283.22 NO.

R/W
EXISTING

File Location: s:\sed\archive_01-civil_projects\03-projects\_canton_ga_office\on hold_archive_backlog\2024-033 rock quary road retail stockbridge ga\cad\concept\2025-0521 csp2 rendering\proj1 rock quarry road hotel csp 2 rendering
SITE NOTES 7

GMI2, INC
L2

ROCK QUARRY RD STOCKBRIDGE, GA 30281
L1
'48"W
S 81°433'
159.0

CIVIL PLANS

1876 INDEPENDENCE SQ , SUITE D, DUNWOODY,

13 ~ DISTRICT 6, PARCEL # 032-01030012
N 09°2 C- 2

GA 30338
0'59"W
PROPOSED LEGEND 9

56.74'

10
S 14

°32'3
8"E

N 06°25'4
182.84' 125.
11
4"W 48' ISSUE DATE
04/09/2025
PROJECT NUMBER
2024-033
SHEET TITLE

SITE PLAN
12
300.99' SHEET NUMBER
'40"W
S 81°59

© 2025 Microsoft Corporation © 2025 Maxar ©CNES (2025) Distribution Airbus DS © 2025 TMAP MOBILITY Earthstar Geographics SIO
C1
N/F
A B C D E F G H I J K L M N O P Q

Plot Date: Wednesday, April 9, 2025 4:07:33 PM
SITE DATA
130 E. MAIN STREET
CANTON, GA 30114
470-863-1070

BUILDING DATA

PROPOSED GDOT REQUIRED R/W
N/F
N/F N/F 04/09/2025

EXISTING R/W
OVADJE, LEO engineer of record
SAK PARTNERS LLC ZIEGLER-GEORGIA 6 LLC
DB 9531 PG 188
DB 5504 PG 185 DB 8820 PG 251
ZONED C-2
ZONED C-2 ZONED C-2 3
S 88°52'17"E
APV
229.88'
L3
VICINITY MAP S 72
°03' 2 8 '12"
E CHK
42" ° EV EV EV EV
N 74181.09'
EV EV EV EV EV
E ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY
BY
131
.54'

R/W

REQUIRED
DESCRIPTION
C- 5 PROPOSED PARKING DATA

PROPOSED GDOT
EV EV EV

ONLY ONLY ONLY
N 09°2

0'32"W C- 1

DATE

283.22
NO.

R/W
EXISTING
SITE NOTES 7

GMI2, INC
L2

ROCK QUARRY RD STOCKBRIDGE, GA 30281
AE-1
L1
'48"W
S 81°433'
159.0 C- 3
C/L

CIVIL PLANS
UCTION
GDOT C

File Location: s:\sed\archive_01-civil_projects\03-projects\_canton_ga_office\on hold_archive_backlog\2024-033 rock quary road retail stockbridge ga\cad\proj1 rock quarry road hotel csp 2
O N ST R
GDOT C

1876 INDEPENDENCE SQ , SUITE D, DUNWOODY,

13 ~ DISTRICT 6, PARCEL # 032-01030012
ONSTR
N 09°2 C- 2

UCTION
GA 30338
0'59"W
59.07'
PROPOSED LEGEND '48" E 1
N 81°43
N/F C/L
DIAZ INVESTMENT INC.

56.74'
4 DB 10879 PG 117
ZONED C-2

10
S 14

°32'3
8"E

N 06°25'4
182.84' 125.
11
4"W 48' ISSUE DATE
04/09/2025
PROJECT NUMBER
2024-033
SHEET TITLE

SITE PLAN
12
300.99' SHEET NUMBER
'40"W
S 81°59
C1
N/F
LEGAL DESCRIPTION
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT, HENRY COUNTY,
GEORGIA, CONTAINING 4.3664 ACRES, MORE OR LESS, AS SHOWN AND DELINEATED ON A PLAT OF SURVEY PREPARED
BY FOR EAGLES LANDING FAMILY PRACTICE, BY ROLAND MCCANN, GEORGIA REGISTERED LAND SURVEYOR, DATED
5/14/02, REVISED MAY 16, 2002, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
LINE TABLE
LINE BEARING DISTANCE BEGIN AT AN IRON PIN LOCATED ON THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD, 253.1 FEET
L1 S 81°43'48" W 27.81' SOUTHERLY AS MEASURED ALONG SAID RIGHT-OF-WAY LINE FROM THE POINT FORMED BY THE INTERSECTION OF
SAID RIGHT-OF-WAY WITH THE SOUTHERLY RIGHT-OF-WAY LINE OF NORTH PARK TRAIL; THENCE SOUTHERLY ALONG
L2 N 35°00'41" E 18.56' THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD AND FOLLOWING THE CURVATURE THEREOF, 237.97 FEET
L3 S 88°52'17" E 18.37' TO AN IRON PIN; THENCE SOUTH 81 DEGREES 43 MINUTES 48 SECONDS WEST, 159.03 FEET TO AN IRON PIN; THENCE
ALONG AN ARC A DISTANCE OF 243.68 FEET WITH SAID ARC HAVING A RADIUS OF 60.00 ALONG A BEARING OF SOUTH 25
DEGREES 21 MINUTES 59 SECONDS WEST AND A CHORD DISTANCE OF 107.53 FEET TO AN IRON PIN; THENCE SOUTH 14
DEGREES 32 MINUTES 38 SECONDS EAST, 125.48 FEET TO AN IRON PIN; THENCE SOUTH 81 DEGREES 59 MINUTES 40
SECONDS WEST, 300.99 FEET TO AN IRON PIN; THENCE NORTH 06 DEGREES 25 MINUTES 44 SECONDS WEST, 182.84
FEET TO AN IRON PIN; THENCE NORTH 09 DEGREES 20 MINUTES 32 SECONDS WEST, 283.22 FEET TO AN IRON PIN;
THENCE SOUTH 72 DEGREES 03 MINUTES 42 SECONDS EAST, 131.54 FEET TO AN IRON PIN; THENCE NORTH 74
DEGREES 28 MINUTES 12 SECONDS EAST, 181.09 FEET TO AN IRON PIN; THENCE SOUTH 88 DEGREES 53 MINUTES 25
SECONDS EAST, 229.64 FEET TO AN IRON PIN LOCATED ON THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY
ROAD AND THE POINT OF BEGINNING.

TOGETHER WITH:
AN EASEMENT FOR INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED PROPERTY:
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT, HENRY COUNTY,
GEORGIA, BEING DESIGNATED AS ACCESS EASEMENT CONTAINING 0.4 710 ACRES, MORE OR LESS, AS SHOWN AND
DELINEATED ON A PLAT OF SURVEY PREPARED FOR EAGLES LANDING FAMILY PRACTICE BY ROLAND MCCANN,
0' 40' 80' 120' REGISTERED LAND SURVEYOR, DATED 5/14/02, REVISED 5/16/02 AND BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
THIS
BEGIN AT AN IRON PIN LOCATED ON THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD, 491.07 FEET SURVEY
SCALE:1"=40' SOUTHERLY AS MEASURED ALONG SAID RIGHT-OF-WAY LINE FROM THE POINT FORMED BY THE INTERSECTION OF

PROPOSED GDOT REQUIRED R/W
SAID RIGHT-OF-WAY LINE WITH THE SOUTHERLY RIGHT-OF-WAY LINE OF NORTH PARK TRAIL; THENCE CONTINUING
SOUTHERLY ALONG THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD AND FOLLOWING THE CURVATURE
CURVE TABLE THEREOF, 60.00 FEET TO AN IRON PIN; THENCE SOUTH 81 DEGREES 43 MINUTES 48 SECONDS WEST 159.07 FEET TO AN
IRON PIN; THENCE ALONG AN ARC A DISTANCE OF 314.16 FEET WITH SAID ARC HAVING A RADIUS OF 60.00 TO A POINT;
CURVE RADIUS TANGENT LENGTH DELTA DEGREE CHORD CH.BEARING THENCE NORTH 81 DEGREES 43 MINUTES 48 SECONDS EAST 159.03 FEET TO THE POINT OF BEGINNING.

C-1 1503.00' 119.23' 237.97' 9°04'18" 3°48'44" 237.72' S 03°54'25" E
C-2 60.00' -121.12' 243.69' 232°42'15" 95°29'35" 107.53' S 25°21'59" W
C-3
C-4
1503.00'
60.00'
30.01'
39.94'
60.00'
70.47'
2°17'15"
67°17'48"
3°48'44"
95°29'35"
60.00'
66.49'
N 08°19'12" W
S 55°21'58" W LEGAL DESCRIPTION
C-5 1896.00' 113.71' 227.15' 06°51'52" 03°01'19" 227.01' N 04°28'15" W ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT OF
HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

Phone 770-957-4614 / Email office@ironstonesurveying.com
COMMENCING AT A POINT FORMED BY THE EXISTING SOUTHERLY RIGHT-OF-WAY OF NORTH PARK LOCATION MAP
TRAIL (60' R/W) AND THE EXISTING WESTERLY RIGHT-OF-WAY OF ROCK QUARRY ROAD (100' R/W);

96 Ernest Biles Drive, Jackson, Georgia 30233
THENCE ALONG SAID WESTERLY RIGHT-OF-WAY 253.00 FEET TO A POINT AND THE POINT OF
N/F BEGINNING; THENCE CONTINUING ALONG SAID WESTERLY RIGHT-OF-WAY ALONG A CURVE HEREBY
N/F N/F
OVADJE, LEO KNOWN AS "C-1", TURNING TO THE LEFT WITH AN ARC LENGTH OF 237.97', WITH A RADIUS OF 1503.00',
SAK PARTNERS LLC ZIEGLER-GEORGIA 6 LLC
DB 9531 PG 188 BEING SUBTENDED BY A CHORD BEARING OF S03°54'25"E, WITH A CHORD LENGTH OF 237.72', TO A
DB 5504 PG 185 DB 8820 PG 251 POINT HEREBY KNOWN AS "AE-1"; THENCE S81°43'48"W A DISTANCE OF 159.03 FEET TO A POINT;
ZONED C-2
ZONED C-2 ZONED C-2 THENCE ALONG A CURVE HEREBY KNOWN AS "C-2", TURNING TO THE LEFT WITH AN ARC LENGTH OF
243.69', WITH A RADIUS OF 60.00', BEING SUBTENDED BY A CHORD BEARING OF S25°21'59"W, WITH A
CHORD LENGTH OF 107.53', TO A POINT; THENCE S14°32'38"E A DISTANCE OF 125.48 FEET TO A POINT;
S 88°52'17"E 755
229.88' L3 THENCE S81°59'40"W A DISTANCE OF 300.99 FEET TO A POINT; THENCE N06°25'44"W A DISTANCE OF
182.84 FEET TO A POINT; THENCE N09°20'59"W A DISTANCE OF 56.74 FEET TO A POINT; THENCE
S 72
°03' °28'12" N09°20'32"W A DISTANCE OF 283.22 FEET TO A POINT; THENCE S72°03'42"E A DISTANCE OF 131.54
42" N 74 FEET TO A POINT; THENCE N74°28'12"E A DISTANCE OF 181.09 FEET TO A POINT; THENCE S88°52'17"E
E 09'
181.
745
131 750 A DISTANCE OF 229.88 FEET TO A POINT, WHICH IS THE POINT OF BEGINNING. SAID LAND HAVING AN
.5 4' 0 AREA OF 4.363 ACRES, MORE OR LESS.
74

TOGETHER WITH:
735
745 AN EASEMENT FOR INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED PROPERTY:
740 ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT,
750 D R/W HENRY COUNTY, GEORGIA, BEING DESIGNATED AS ACCESS EASEMENT CONTAINING 0.471 ACRES,
MORE OR LESS, AS SHOWN AND DELINEATED ON A PLAT OF SURVEY PREPARED FOR EAGLES

PROPOSED GDOT REQUIRE
LANDING FAMILY PRACTICE BY ROLAND MCCANN, REGISTERED LAND SURVEYOR, DATED 5/14/02,
73
0 C- 5 REVISED 5/16/02 AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

EXISTING R/W C- 1
73 BEGINNING AT A POINT PREVIOUSLY DESCRIBED AS "AE-1", LOCATED ON THE EXISTING WESTERLY

N 09°2
740 RIGHT-OF-WAY OF ROCK QUARRY ROAD, 490.97 FEET SOUTHERLY AS MEASURED ALONG SAID
RIGHT-OF-WAY LINE FROM THE POINT FORMED BY THE INTERSECTION OF SAID RIGHT-OF-WAY LINE
WITH THE SOUTHERLY RIGHT-OF-WAY LINE OF NORTH PARK TRAIL; THENCE DEPARTING SAID

0'32"W
N/F RIGHT-OF-WAY S81°43'48"W A DISTANCE OF 159.03 FEET TO A POINT FEET TO A POINT; THENCE
745 ALONG A CURVE PREVIOUSLY DESCRIBED AS "C-2", TURNING TO THE LEFT, WITH AN ARC LENGTH OF
CITY OF STOCKBRIDGE
5 243.69', WITH A RADIUS OF 60.00', BEING SUBTENDED BY A CHORD BEARING OF S25°21'59"W, WITH A
DB 14392 PG 235 73
CHORD LENGTH OF 107.53' TO A POINT; THENCE ALONG A COMPOUND CURVE HEREBY KNOWN AS
ZONED C-2 "C-4", TURNING TO THE LEFT, WITH AN ARC LENGTH OF 70.47', WITH A RADIUS OF 60.00', BEING
750
SUBTENDED BY A CHORD BEARING OF N55°21'58"E, WITH A CHORD LENGTH OF 66.49' TO A POINT;
730 735 THENCE N81°43'48"E A DISTANCE OF 159.07 FEET TO A POINT ON THE EXISTING RIGHT-OF-WAY OF

283.22

ALTA/NSPS LAND TITLE SURVEY
TRACT A
ROCK QUARRY ROAD; THENCE NORTHWESTERLY ALONG A CURVE HEREBY KNOWN AS "C-3",
TURNING TO THE RIGHT WITH AN ARC LENGTH OF 60.00', WITH A RADIUS OF 1503.00', BEING
SUBTENDED BY A CHORD BEARING OF N08°19'12"W, WITH A CHORD LENGTH OF 60.00', TO A POINT,

STRUCTIO

IN LAND LOT 13, DISTRICT 6, HENRY COUNTY, GEORGIA
740 WHICH IS THE POINT OF BEGINNING. SAID LAND HAVING AN AREA OF 0.471 ACRES, MORE OR LESS.

GDOT CON
735 750 LESS "TRACT A"
74
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT OF
73
5 HENRY COUNTY, GEORGIA, AS SHOWN ON THAT CERTAIN SET OF GEORGIA DEPARTMENT OF
TRANSPORTATION (GDOT) PLANS FOR PROJECT NUMBER 0015090, TITLED "RIGHT OF WAY OF
PROPOSED ROCK QUARRY ROAD WIDENING HENRY COUNTY" APPROVED ON 06/16/2020 AND LAST
N C/L
730 L2 UPDATED ON 04/01/2022 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
735
745 159.03' COMMENCING AT A POINT FORMED BY THE SOUTHERLY RIGHT-OF-WAY OF NORTH PARK TRAIL (60'
L1
AE-1
R/W) AND THE EXISTING WESTERLY RIGHT-OF-WAY OF ROCK QUARRY ROAD (100' R/W); THENCE

FOR GMI 2, INC.
'48" ION C/L
S 81°43 TRUCT
ALONG SAID EXISTING WESTERLY RIGHT-OF-WAY 253.00 FEET TO A POINT AND THE POINT OF
740 ONS
GDOT C BEGINNING; THENCE CONTINUING ALONG SAID EXISTING WESTERLY RIGHT-OF-WAY ALONG A CURVE
75
C- 3 HEREBY KNOWN AS "C-1", TURNING TO THE LEFT WITH AN ARC LENGTH OF 237.97', WITH A RADIUS OF
735 1503.00', BEING SUBTENDED BY A CHORD BEARING OF S03°54'25"E, WITH A CHORD LENGTH OF 237.72',
735 TO A POINT HEREBY KNOWN AS "AE-1"; THENCE DEPARTING SAID RIGHT-OF-WAY S81°43'48"W A
DISTANCE OF 27.81 FEET TO A POINT ON THE PROPOSED WESTERLY RIGHT-OF-WAY OF ROCK
QUARRY ROAD; THENCE ALONG SAID PROPOSED WESTERLY RIGHT-OF-WAY N35°00'41"E A DISTANCE
745 OF 18.56 FEET TO A POINT; THENCE CONTINUING ALONG SAID PROPOSED RIGHT-OF-WAY ALONG A

N 09°2
CURVE TURNING TO THE RIGHT, WITH AN ARC LENGTH OF 227.15', A RADIUS OF 1,896.00', BEING
735
730 C- 2 SUBTENDED BY A CHORD BEARING OF N04°28'15"W, WITH A CHORD LENGTH OF 227.01' TO A POINT;
9.07' THENCE DEPARTING SAID PROPOSED RIGHT-OF-WAY S88°52'17"E A DISTANCE OF 18.37 FEET TO A

0'59"W
'4 8" E 15 POINT ON THE EXISTING RIGHT-OF-WAY OF ROCK QUARRY ROAD, SAID POINT BEING THE POINT OF
N 81°43
BEGINNING.
73
0 SAID LAND HAVING OR 0.090 ACRES, MORE OR LESS.
N/F
73
740 DIAZ INVESTMENT INC.

56.74'
4 DB 10879 PG 117
ZONED C-2
745

730
S 14 SCHEDULE B-II EXCEPTIONS
°32'3
73
0 8"E

N 06°25'4
735

182.84'
740

125.
4"W 745 48'
ORIGINAL PLAT DATE
05/03/2021
SCALE
N/F 1" = 40'
KILLEARN PROPERTIES INC DRAWN BY
OF GEORGIA
RCL/SJL
DB 8729 PG 319 CHECKED BY
ZONED C-2 73 JBP
300.99'
ORIGINAL FIELD DATE
'40"W
S 81°59 04/27/2021
CREW
N/F RL/AL
MANISH INC. FIELD BOOK
DB 3717 PG 253 FIELD SKETCH
ZONED C-2
JOB NO.
210145
DWG NO.
210145-RCL-A
SHEET
1 of 1
Engineering Division

July 12, 2024

Re: Water and Sewer Services - Availability
Proposed Development: Food Mart with Fuel Sales
Property Information: Off Rock Quarry Road, Parcel No. 032-01030012
LL 13; District 6; 4.36+/- acres
Zoning: C-2 (City of Stockbridge)
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian Creek

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 is available to the property described above. A fire flow test calculated in the area
revealed the following data:

Static: 124 psi
Residual: 114 psi
Flow 1635 gpm
Calculated Flow @ 20 psi: 5790 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
1000 gpm for said proposed commercial development as established by the Henry County Board
of Commissioners.

Sewage treatment and sewer line capacity are presently available to the property.

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.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
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 Site Plan dated 06/10/2024
prepared by LJA.
Digitally signed
by Scott Sage, P.E.
Date: 2024.07.12
13:35:04 -04'00'
Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
SP-2024-01 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. Applicant requests a Special
Use Permit to allow a gas station (along with a retail building and a hotel) on 4.26 +/- acres within the PMU
Overlay District, and within 800 feet of another gas station. Applicant also requests a Comprehensive Plan
Amendment from High-Density Residential to Low-Density Mixed-Use.

BACKGROUND INFORMATION:
Staff Recommendation—Approval with Conditions. Planning Commission Action on May 22,
2025—Approval with Conditions. SP-2024-01 and CP-2024-10 have been on hold until the Council
approved two text amendments—one to allow gas stations in the PMU Overlay District, and the
other to allow gas stations within only 800 feet (formerly 2,400 feet) of another gas station.

APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
SPECIAL USE PERMIT CASE #SP-2024-01.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL WITH CONDITIONS.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 032-01030012 Class C Owner GMI 2 INC Land $681,600
Property ROCK QUARRY Acreage 4.26 Address 1876 INDEPENDENCE Value:
Address RD SQUARE, STE D Building $0 Last 2 Sales
District City/Stockbridge DUNWOODY GA 30338 Value: Date Price Reason Qual
Misc $0 5/6/2022 $0 QUITCLAIM U
Value: 6/15/2006 $0 n/a U
Total $681,600
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 8/28/2024
Last Data Uploaded: 8/28/2024 11:54:39 AM

Developed by
--~---~plican_!_Campaign Dlsclosur~ For~ ___ · - _
(Must be completed by the applicant, tbe property owner, ud the aaeat. Use .. m1ny fona1 11 aeecled.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a conditional use
pemut, campa.tgn contributions aggregating S2SO 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 wbo will COD8ider the
application? Yes_No X

lf,Xa, the applicant and the attorney representing the applicant must tile the following infonnation with the City
of Stockbridge Planning and Zoning Division within ten (I 0) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift SlSO or areater,
City Coundl Member Name Camp11i1.n Contribution which wu 2lven to Board Member

We certify that the foregoing infonnation t.S true and correct, this_____d.ay of._ _ _ _ _ _ ___ - - --

t)'hu~ \· \{\e_ ~
Appileant•s Name - Printed - - - - Signature of Applicant/Property Owner/Agent

Harold Buckley, Jr.
Applicant's Attorney, 1fapplicabk - Printed Signature of Applicant's Attorney, ifapplicable

Swum to and subt.eribcd before me this_ _ __day of '"'5'\At.

• Applicant means any individual or bus111esa entity (corporation, partnership, limited partnership, finn cnterpnse. rra11thise,
asso<:iation, or ttuSt) applyn11 for a variance.

Cltv of SIGckbndoe C'.ommunttv DevalMmenl O.Oerunent--4802 NOf1h Henrv Blvd : Stlldcblidoe GA 30281 770-389-7900
NQ!!! If the proposed development site would contain more than one property, and/or more than one
property owner, please first type a list on a separate sheet of paper which identifies each property (address
and/or parcel number) and Its corre3P0nding property owner(s). Then fill out a separate Property Owner's
Authorization Form (provided below) for each property and each property owner.

PROPERTY OWNER'S AUTHORIZATION FORM (See NOTE above.)
THE APPLICANT IS THE PB.OPRB.TY OWNER
The undersigned below Is the PROPERTY OWNER, or one of the property owners, of the property at
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ (address), with Parcel Number--------~
which Is the subject of this application.

Nameof PropertyOwner:·--------------~-~----------
Property Owner's Address:_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __
Telephone:____________ E-mail:._________________

I swear that I am the Property Owner, or one of the Property Owners, of the property that Is the subject matter of
the attached application, as Is shown in the taJC assessors' records of (County},
- - - - - - - - -- (State}.
Slanature:._ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ __ Date: _ _ _ _ _ _ _ _ __

The undersigned does duty authorize the person(s) and/or company who Is named below to act as APPUCANT(S)
in the pursuit of this application for the subject property.

Name(s) of Appllcant(s): - - - - -- - - - -- - - - - - -- -- - - - -

Company/law firm (if a p p l i c a b l e ) : - - - - - - - - - - - - - - - - - - - - - -

Telephone, E·Mall, & A d d r e s s : - - - - - - - - - - - - - - - - - - - - - - - - -

I authorize the Applicant or Applicants who are named above to act on my behalf for thls;~n.

Th·~·"'~*
Slsnature of Property Owner, who swears that the Signature of Notary Public
Information which ls contained in this Property
Owner's Authorization is true and correct to the ~ f.'rl,\ blv'-
best of his or her knowledge and belief. Printed Name of Notary Publlc

b / ~t-. I J-o.JA..j
\\ \ \ ;\•ell! II "'t1n,,,
Date

City of Stockbrid1e Plapnlpg and Zonlpe Dlyl3lon
Condidonal Ute Permit Application
NameofApplicant Gtll 2, Inc. Phone: 678-457-5185 Date·_ _ _ __
Addreu Applicuc 1876 Independence Sguare, Ste tu N/A Cell#--~---
City: Dunvoody sunnyoesat@yahoo.coa
State: GA Zip 3030338 E-mail:
NamcofAccnt Harold Buckley, Jr., Esq. Phone: 770-803-3707 Date. 6/28/24
Address Agect.2849 Paces Ferry lld, Suite 700 fax 404-853-18ltdl#
City: Atlanta State: GA Zip: 30339 F. mail: hbuckleyfvbtl egal.coe

1lR APPLICA.VT ~AMED AIOV! AmR.'fS THAT HE OR SR! IS Tffl OWllll:R. OR AGENT or THE owrca. Of THE PROPIRTY
DHCIUB£0 au.ow. AND IS UQUISTll'fC AvAIUANQ Foa THE PROPERTY.

Conditional UR Penn1t(1) being requested Convenience a tore SC.ekl111dp Plana!.. snll LMl111 Sip. ne lla1l WIDlt
vtt&t fuel , ..., •• - rcmalD en die ••Jccl praptf1J t.r tte las ttltia Oft••
t11ys prior• ""ft' Ptalll\l111 c -........ w City
CoHcll mtdl111(1). T11t applicaat • ~ ~
tbll llOt n-•t er llCft' ..t tip fer 141}' , _

Addrcs~ of Propeny: _-:;..
O_Jl
.:;..c::;.k
~<}ua.z.;:;;;;;r;;.;r;;..tL.,..;;Ri;;;;oa~d=-------

Nearest intcnection to the property: _...
Jlo. ;o:;...a_c=k.~Qyaa.;:.=;.::r:;.::r""y~&-o;..;;;a,_d"""""a_n;;.;;:d,__H;.;;o;.;;s...e_i;..:ta=l:....;;D;.:ro.;:1:;.;v_e____
Si7.e ofTrac:t: 4. 37 ac acrc(s) Land Lot Number(a):_ _ _...;l;;.;3;;____ _ _ __, District(1): _ __,;;..
Property Tu Parcel Number(1):_ o_3
_2_-_0_l_o_3_o_ol_2__ _ _ __ _ _ _.,....,..--_ _ _ _ __ __ ,(~1dred)
-~ ~-.JP~~· \S\~1¥
...,.fil)m:~· ~~h\u -

lht OfDa I ly Qsdy>

Total Amount Paid S._ _ _ C'ash_ Chcclt # _ _ _ Rccrivcd by:. _ _ _ _ _(F~ES ARE NON-REFUNDABLE)

Application checked by:._ _ _ __ _Date:._ _ __ _ Map Numbcr(s): - -- - - - - - -- -- - -

Prc-191>1ication mceting:._ _ _ _ __ _ _ _ __ _ _ __ __ _Datc: - -- - - - - - - -- - -

Planning Commiuion Dec1s1on:

Ctry Council Decision:---·----- ---------- -- - - -- - - - -- -- - -
Cornnmaity~~·s si~c :. _ _ __ _ _ _ _ ___Da&c: _ _ _ _ _ __ _ _ _ _ __

HYDROLOGY REPORT
For Project:
Rock Quarry Road C-Store/Retail
Development
Located at
Rock Quarry Road & Hospital Drive
Stockbridge, Georgia 30281

GMI 2, Inc.
1876 Independence Square, Suite D
Dunwoody, Georgia 30338
(678) 458-5185

October 14, 2022
Prepared by:

755 Commerce Drive
Suite 800
Decatur, GA 30030
www.THECONTINEOGROUP.com
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
HYDROLOGY REPORT
Rock Quarry Road C-Store/Retail Development
Rock Quarry Road & Hospital Drive
Stockbridge, GA 30281

Table of Contents
Project Description ...................................................................................................................................................... 3
Methodology................................................................................................................................................................ 4
Existing Conditions Hydrologic Analysis ................................................................................................................... 5
Post-Developed Hydrologic Analysis ....................................................................................................................... 8
Data Summary ........................................................................................................................................................... 10
10% Downstream Analysis ........................................................................................................................................ 14
Erosion & Sedimentation Control Plan................................................................................................................... 15
Landscaping Plan...................................................................................................................................................... 15
Conclusion .................................................................................................................................................................. 15
APPENDIX .................................................................................................................................................................... 16

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 2
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
HYDROLOGY REPORT
Rock Quarry Road C-Store/Retail Development
Rock Quarry Road & Hospital Drive
Stockbridge, GA 30281

Project Description

The proposed development is located at Rock Quarry Road and Hospital Drive, Stockbridge, GA 30281. The
vicinity map below delineates the approximate location of the development within the City of Stockbridge. The
4.363-acre property has approximately 4.2-acres of disturbance. The project site will be developed as a
convenience store/retail building that includes parking, drive aisles, utilities, and stormwater facilities. A future
phase for the project site will include a medical office building and all related facilities.

This report is to demonstrate that the proposed extended dry detention system and other stormwater
management practices designed for the development have enough capacity to retain stormwater without
causing any negative effect on downstream drainage. Stormwater is designed to reach the detention pond
through a series of curb inlets and pipes. The calculations consist of analysis of peak flow rates between pre-
developed and post-developed basins. Please refer to corresponding sections for details in this report.

SITE

Figure 1. Vicinity Map

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 3
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Methodology

The purpose of this study is to evaluate the hydrologic conditions of the existing site as it impacts the
development. To have a better understanding of its impact, there are several methods or tools conducted in this
study:

Rainfall Intensity data for project site was obtained from NOAA Atlas 14. The data from Point Precipitation
Frequency Estimates with 24-hour duration was then utilized in Hydraflow Hydrographs for peak flow rate
calculations. For more details, please reference the NOAA Rainfall Report in the Appendix.

The time of concentration (TC) is defined as the time needed for water to flow from the most remote point in a
watershed to the outlet of a watershed, and acts as a function of the topography, geology, and land use within
the watershed. The time of concentration for each basin is calculated using TR-55 Method by summing all travel
times for both sheet flow and shallow concentrated flow. The minimum value of time of concentration is
assumed to be 6 minutes.

The SCS Method was used for analysis of the existing and proposed conditions by calculating SCS Curve Number
based on land cover conditions. Hydraflow Hydrographs 2023 from Autodesk’s AutoCAD Civil 3D, a computer
software program was used to develop time of concentrations for the studied basins, generate and route
hydrographs for this study. The program was utilized the SCS Method to model all rainfall events for the both
pre-developed and post-developed sites by analyzing hydrologic data with a 2-minute time interval, a Type II
Storm Distribution, and a Shape Factor of 484.

Figure 1

Pre-Developed vs. Post-Developed Basins

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Rock Quarry Road C-Store/Retail Development
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CONTINEO GROUP

Existing Conditions Hydrologic Analysis

The purpose of the following study is to evaluate the current hydrologic conditions of the existing site as it would
have flowed prior to any development. The existing property consists of 4.363 acres of land, with none of the
site being existing impervious. Prior to construction, the CN for the overall site is 55 as an undeveloped site.

Rainfall Intensity data for this job site was utilized for the 24-hour Precipitation events, as provided on the
National Weather Service NOAA website, which corresponds to 3.32 inches for the 1-year storm event, 3.78
inches for the 2-year storm event, 4.58 inches for the 5-year event, 5.27 inches for the 10-year, 6.27 inches for
the 25-year, 7.08 inches for the 50-year, and 7.93 inches for the 100-year storm event.

Site

Figure 2. Aerial Image

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 5
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
The TR55 method was utilized for determining the Time of Concentration for each basin of the site. This includes
both the pre-developed and post-developed conditions. A minimum TC of 6 minutes should be utilized for
stormwater discharge models.

Hydrographs Number 1, 2, 3, and 4 (Pre-Developed Basins A, B, C, and D) illustrates the existing conditions for
the lot, as seen in the basin map below. The basins drain via overland flow in all directions exiting the site. See
each basin and their respective impervious and pervious areas, and curve numbers below.

Pre-Developed Basin A
Total Area 4.36-AC Hydrograph #1 (Pre-Developed Basin A):
Pervious Area 4.36-AC It illustrates the existing conditions for the site.
Currently this basin is considered an undeveloped
Impervious Area 0.00-AC
site with its CN of 55 (Woods, good condition).
CN Value 55
Time of Concentration 18.8-min

Pre-Developed Basin B
Total Area 1.00-AC Hydrograph #2 (Pre-Developed Basin B):
Pervious Area 0.65-AC It illustrates the existing conditions for the offsite
area adjacent to the site that will flow through the
Impervious Area 0.35-AC
site and into the proposed pond. Currently this
CN Value 74 basin is considered a partially developed site with
Time of Concentration 6.0-min its CN of 74.

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
The pre-developed drainage basins and flow paths are shown on the diagram below.

Figure 3. Pre-Developed Basin Map
(See appendix for more legible copy)

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 7
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Post-Developed Hydrologic Analysis

The purpose of the following study is to evaluate the hydrologic conditions of the proposed site as it will flow
after development is completed. The proposed development involves the construction of one proposed
structure, with associated parking, utilities, and stormwater conveyances. The site will consist of two post
development basins. One basin will pass through an on-site stormwater management system, and another basin
consists of water flowing from off-site through the site to the proposed detention pond.

Hydrographs number 5 and 6 (Post-Dev A and B) illustrate the post developed conditions for the site.
Hydrograph numbers 7 and 8 represent the pond, pools, and flow combinations and are explained accordingly
below.

Post-Developed Basin A Hydrograph #5: Basin A consists of the project site,
Total Area 4.36-AC including the proposed building, parking spaces,
Pervious Area 2.40-AC drive aisles, and landscape areas. All stormwater is
Impervious Area 1.96-AC captured via curb inlets and roof drains and then
CN Average 78 routed into the detention pond, which utilizes the
Time of Concentration 18.8-min bottom 2’ of the pond as a micropool.

Post-Developed Basin B Hydrographs #6: Basin B consists of the offsite area
Total Area 1.00-AC adjacent to the site boundary. Water flows from Rock
Pervious Area 0.60-AC Quarry Road and Hospital Drive to an existing double
Impervious Area 0.40-AC wing catch basin at the end of the existing cul-de-sac.
CN Average 76 From there, water is discharged from a headwall and
Time of Concentration 6-min flows via sheet flow to the proposed detention pond.

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 8
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
The post-developed drainage basins and flow paths are shown on the diagram below.

Figure 4. Post-Developed Basin Map
(See appendix for more legible copy)

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Data Summary

The table below summarizes flow, flow reduction, and elevations for the entire site for each storm event
between the pre-developed and post-developed basins. The data from the table (Study 1) comes from
Hydrograph #3 (total pre-developed flow), and #8 (total post-routed flow). All results indicate that peak flow
rates are reduced for each storm event with return period between 1 to 100-year.

Summary of Hydrograph Results
Summary of Flow to Point of Study 1 (POS-A)
Storm Pre-Development Post-Development Flow Reduction Percent Elevation
Event (cfs) w/ Detention (cfs) (cfs) Reduction (ft)
1-Year 0.968 0.000 0.968 100.0% 730.51
2-Year 1.791 0.000 1.791 100.0% 731.15
5-Year 5.454 0.000 5.454 100.0% 732.36
10-Year 6.409 0.000 6.409 100.0% 732.62
25-Year 9.843 0.000 9.843 100.0% 733.49
50-Year 12.88 0.277 12.60 97.8% 734.18
100-Year 15.87 0.539 15.33 96.6% 734.79

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Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
Water Quality (WQv)

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 11
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
Channel Protection (CPv)
Channel Protection shall be provided as extended detention of the 1-year, 24-hour storm event releases over a
period of 24 hours to protect downstream channel from exceeding critical erosive velocities and flow volumes.
Per the hydrograph analysis, channel protection volume (CPV) was provided the detention pond designed to
meet requirement of extended detention for the 1-year, 24-hour storm event volume.

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 12
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP
Overbank Flood Protection (QP25)
Overbank flood protection shall be provided to control post-development peak discharge rate is less than pre-
development peak discharge rate for the 25-year, 24-hour return frequency storm event. This standard is met
because hydrograph analysis illustrates post-development peak discharge rate, which is 0 cfs, is 9.843 cfs less
than the pre-developed peak discharge rate.

Extreme Flood Protection (Qf)
Extreme flood protection shall be provided to manage the impact of the extreme storm event through
detention controls and/or to maintain the existing 100-year floodplain. On this project, the detention pond is
designed to control the 100-year, 24-hour rainfall event peak discharge flow Qf via the outlet control structure
without negatively impacting downstream.

Total Suspended Solids (TSS) Removal
The TSS have been calculated according to the Georgia Stormwater Management Manual – Stormwater
Quality Site Development Review Tool. Using the stormwater pond, the required 80% TSS removal is achieved.
Calculations and complete spreadsheet are shown in appendix of this report.

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 13
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

10% Downstream Analysis

Hydrograph #10 denotes the total area for the 10% downstream analysis outside of the site. Hydrographs #11
(PRE DN) and #12 (POST DN) denote combined area of site and downstream, including the pre-developed and
post-developed events respectively. This downstream analysis represents that the site is 10% of total
downstream area and demonstrates that the development will not negatively impact downstream runoff, as
shown in the table below.
Table 10. Storm Event Summary for 10% Downstream Analysis
Pre-Developed Flow Post-Developed Flow Flow Reduction (cfs) Percent Reduction
Storm
Event (cfs) (cfs)
1-Year 27.29 26.32 0.97 3.6%
2-Year 45.87 44.08 1.79 3.9%
5-Year 89.55 84.10 5.45 6.1%
10-Year 99.95 93.54 6.41 6.4%
25-Year 136.11 126.27 9.84 7.2%
50-Year 166.95 154.05 12.90 7.7%
100-Year 196.43 180.56 15.87 8.1%
The 10% downstream Basin Map is shown as below:

Site

Figure 5. Designed Post-Developed Basin Map
(See appendix for more legible copy)

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 14
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

Erosion & Sedimentation Control Plan

The project site has been designed to utilize a wide range of erosion and sedimentation control practices per
standards and specifications in the Manual for Erosion and Sediment Control in Georgia. Those practices include:
• Construction exit will be placed at the point where vehicular traffic leaving the project site onto a
public street in order to reduce or eliminate transportation of soils from construction.
• Silt fence and inlet protection will be used to retain excess sediment by reducing the velocity of sheet
flows.
• Inlet sediment trap will be used to prevent sediment from entering a drainage system prior to
permanent stabilization.
• Mulching, temporary, and permanent seeding around disturbed areas to stabilize and minimize erosion
and sediment impact during construction.
• Temporary sediment traps to allow sediment to settle out of stormwater before it discharges offsite.

Landscaping Plan

The site design incorporates a detailed planting schedule, and a plan outlining the use of such planting, along
with the exact type species, size, and count for other plantings to be installed on site. This plan from the
landscape architect is in the construction set of plans. For specific landscaping guidelines for the proposed
stormwater facilities, the contractor will refer to Appendix D of the GSMM. Henry County is in USDA Zone 7b.
Section D.4.2 contains landscaping guidelines for bioretention areas. Section 5 in Appendix D contains the
Georgia Native plant list for use with stormwater facilities.

Conclusion

This report illustrates that the proposed wet extended detention basin should act as functional stormwater
management systems for this project site. The routed stormwater will leave the project site at a lower rate than
its pre-development discharge rate in 24-hour storm events with return periods from 1-year to 100-year.

Should you have any additional questions, please feel free to contact us at your best convenience.

Respectfully,

Ron T. Crump, PE

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 15
Rock Quarry Road C-Store/Retail Development
Project #: 21-409
October 14, 2022
CONTINEO GROUP

APPENDIX

755 Commerce Drive | Suite 800 | DECATUR | GEORGIA | 30030 | 404.457.3919 | WWW.THECONTINEOGROUP.COM Page | 16
N/F
OVADJE, LEO
DB 9531 PG 188
ZONED C-2

0 30' 60' 10/14/22

N/F PaE

CONTINEO GROUP
ZIEGLER-GEORGIA 6 LLC
N/F
DB 8820 PG 251 755 COMMERCE DRIVE
SAK PARTNERS LLC
ZONED C-2
SUITE 800
DB 5504 PG 185
ZONED C-2
CeC DECATUR, GA 30030

404.457.3919

www.tcg.engineer

SS SS

SS

RRY ROAD
SS

ROCK QUA

GMI 2, INC.
(100' R/W) IT: 45 MPH
SS

EED LIM

POSTED SP
SS

CeC

SS
TS
N/F
CITY OF STOCKBRIDGE
DB 14392 PG 235 PaE
ZONED C-2
SS

SS

ROCK QUARRY ROAD
SS SS SS SS SS SS SS
SS
SS

CONSTRUCTION
SS
SS
SS
SS

C-STORE/RETAIL
IVE
S P I TAL DR S)
HO VARIE mph)

DEVELOPMENT
(R/W ed limit: 25
d spe
(poste

N/F
DIAZ INVESTMENT INC.
DB 10879 PG 117
ZONED C-2

N/F
KILLEARN
PROPERTIES INC
OF GEORGIA
DB 8729 PG 319
ZONED C-2

N/F CeC
MANISH INC.
DB 3717 PG 253
ZONED C-2

PRE DEVELOPED
PaE BASIN MAP

PRE
N/F
OVADJE, LEO
DB 9531 PG 188
ZONED C-2

10/14/22
0 30' 60'

N/F

CONTINEO GROUP
ZIEGLER-GEORGIA 6 LLC
N/F
DB 8820 PG 251 755 COMMERCE DRIVE
SAK PARTNERS LLC
ZONED C-2
SUITE 800
DB 5504 PG 185
ZONED C-2
D DECATUR, GA 30030

404.457.3919

www.tcg.engineer
FUEL

SS SS

UGE&T

FUEL

M M

GM GAS GAS
SS
FUEL

D UGE&T M M

FUEL

RRY ROAD
SS
PM UGE
WM W

ROCK QUA
SS UGE&T
FUEL

GMI 2, INC.
(100' R/W) IT: 45 MPH
SS

FUEL

UGE
SS
UGE&T

EED LIM
PROPOSED

POSTED SP
MEDICAL SS SS
FUEL
OFFICE

UG
WM
GM PM

SS

W W W
N/F UG GAS
T UGE UGE UGE
CITY OF STOCKBRIDGE SS
GAS W
DB 14392 PG 235 W GAS GAS GAS W
ZONED C-2 W W
SS

SS

ROCK QUARRY ROAD
SS SS SS SS SS SS SS
SS
SS

CONSTRUCTION
SS
SS
SS
SS

20' EX DE

C-STORE/RETAIL
IVE
S P I TAL DR S)
HO VARIE mph)

DEVELOPMENT
(R/W ed limit: 25
d spe
(poste

N/F
DIAZ INVESTMENT INC.
D DB 10879 PG 117
O SE ZONED C-2
R OP ICA
P ED ICE
M FF

20' B
SL

N/F
KILLEARN
PROPERTIES INC
OF GEORGIA
DB 8729 PG 319
ZONED C-2
20' EX DE

N/F
MANISH INC.
DB 3717 PG 253
ZONED C-2

POST
DEVELOPED
BASIN MAP
POST
10/14/22
0 100' 200'

CONTINEO GROUP
755 COMMERCE DRIVE

SUITE 800

DECATUR, GA 30030

404.457.3919

www.tcg.engineer

DISCHARGE TO
RUM CREEK

GMI 2, INC.

<< R/W PIPE CROSSING

TOTAL AREA ROCK QUARRY ROAD

CONSTRUCTION

±43.5 AC
<< C-STORE/RETAIL

<< DEVELOPMENT

DISCHARGE TO
RUM CREEK
TRIBUTARY
<< N/F
OVADJE, LEO
DB 9531 PG 188
ZONED C-2

N/F
N/F ZIEGLER-GEORGIA 6 LLC
SAK PARTNERS LLC DB 8820 PG 251
DB 5504 PG 185 ZONED C-2
ZONED C-2

FUEL
M M

GM

M M

UGE&T
SS

ROAD
PM

WM

ROCK QUARRY)

FUEL
(100' R/W
MPH

ED LIMIT: 45
PROPOSED
MEDICAL

POSTED SPE
OFFICE

UGE
WM
GM PM

N/F
CITY OF STOCKBRIDGE W SS
DB 14392 PG 235 T UGE
ZONED C-2
GAS
SS
SS
SS

AL DRIV
HOSPITVARIES) h)
(R/W d limit: 25 mp
spee
(posted

N/F
DIAZ INVESTMENT INC.
ED DB 10879 PG 117
OS
OP AL
ZONED C-2
PR EDIC CE
M FFI

20' B
SL

N/F
KILLEARN
PROPERTIES INC

HYDRO -
OF GEORGIA
DB 8729 PG 319
ZONED C-2

N/F
MANISH INC.
DB 3717 PG 253
ZONED C-2
DOWNSTREAM

10%
POND: Proposed Detention Pond
Water Quality Volume Design
Impervious Area = 1.96 Acres

Pervious Area = 2.40 Acres

Total Pond Drainage Area (A) = 4.36 Acres

Total Percent Impervious (I) = 45.0%

First Flush Rain Storm Event (FF) = 1.2 inches

RV = 0.05 + (I) x 0.009 RV = 0.45
where (I) is expressed as a whole number

WQR = FF x RV WQR = 0.55

WQV = WQR / 12 x A WQV = 0.20 Ac.Ft.

Required WQ Volume (WQV) = 8,634 Cu.Ft.

Water Quality Orifice Design
Draw Down Time (t) = 24 hours

QALLOW = WQV / t (in seconds) QALLOW = 0.10 cfs

Total Head (h) = 1.80 feet

Orifice Diameter Coefficient (Cd) = 0.60
where (Cd) is typically 0.6, but may be adjusted for non-standard orifices

Orifice equation: QALLOW = Cd x AO x (2 x g x h/2) 0.5
where (g) is gravity expressed as 32.2 ft/s
the average head method is used by calculating Total Head divided by 2
and AO is the Area of the Orifice and converted from square feet to square inches

AO = QALLOW / Cd x (2 x g x h/2) 0.5 AO = 3.15 sq.in.

Circular Orifice Diameter is calculated as = 2.00 inches

Round Down to next lower orifice size = 0.25", 0.5", 0.75", 1.0", 1.25", 1.5", 1.75", 2.0", 2.5", 3.0", 3.5", 4.0", etc.

Water Quality Orifice Elevation
Elevation of Water Quality Orifice Location = 921.00
POND: Proposed Detention Pond
Channel Protection Volume Design
CN value for Impervious Area = 98

CN value for Pervious Area = 61

1-yr 24-hour Rainfall (P) = 3.32 inches
Total Pond Drainage Area (A) = 4.36 Acres

Runoff Curve Number (CN) = 78

S = (1,000 / CN) - 10 S= 2.88

Q = (P - 0.2 S)2 / (P + 0.8 S) Q= 1.34 inches

CPV = Q / 12 x A CPV = 0.49 Ac.Ft.

Required CP Volume (CPV) = 21,182 Cu.Ft.

Total Volume Stacking Reduction
Allowable Reduction (between 0% to 50%) 50%

CPV Reduction based on WQV Stacking = 4,317 Cu.Ft.
Reduced WQV Elevation = 923.15 feet

Reduced Required CP Volume (CPV) = 16,866 Cu.Ft.

TOTAL WQV & CPV Volume Required = 25,499 Cu.Ft.

Channel Protection Orifice Design
Draw Down Time (t) = 24 hours

QALLOW = Total Volume / t (in seconds) QALLOW = 0.30 cfs

Total Head (h) = 1.3 feet

Orrifice Diameter Coefficient (Cd) = 0.60
where (Cd) is typically 0.6, but may be adjusted for non-standard orifices

Orifice equation: QALLOW = Cd x AO x (2 x g x h/2) 0.5
where (g) is gravity expressed as 32.2 ft/s
the average head method is used by calculating Total Head divided by 2
and AO is the Area of the Orifice and converted from square feet to square inches

AO = QALLOW / Cd x (2 x g x h/2)
0.5
AO = 11.07 sq.in.

Circular Orifice Diameter is calculated as = 3.75 inches

Round Down to next lower orifice size = 0.25", 0.5", 0.75", 1.0", 1.25", 1.5", 1.75", 2.0", 2.5", 3.0", 3.5", 4.0", etc.
POND: Proposed Detention Pond
Pond Storage Data
Bottom of Pond Elevation Inside Pond = 729.00
Top of Pond Berm Elevation (Highest Point) = 735.00

Bottom of Berm Elevation Outside Pond (Low Point) = 730.00
NOTE: This should be the point at which the Berm slope ends, and not to the bottom of a slope after the Berm

Total Depth of Pond (Bottom to Berm) = 6.00

Total Height of Pond Berm (Outside of Pond) = 5.00
NOTE: The Dam's Act governs ALL ponds whose Berm exceeds 25-ft in Total Height

Top of 100-Yr Storm Water Storage Elevation = 734.98

Stage Storage Contour Inveral at = 1 Ft. Hydrograph

Channel Protection Orifice Elevation
Required WQ Volume (WQV) = 8,634 Cu.Ft.
Nearest Contour Elevation Below Volume = 732
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at that Contour Elevation = 3,824 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at Contour Elevation Above VC = 7,219 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Elevation of Channel Protection Orifice Location = 733.42

Storm Event Detention System Weir Elevation
TOTAL WQV & CPV Volume Required = 25,499 Cu.Ft.
Nearest Contour Elevation Below Volume = 734
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at that Contour Elevation = 11,875 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Cumulative Volume at Contour Elevation Above VC = 17,993 Cu.Ft.
Obtain information from Pond Stage Storage Data from Hydroflow model, AutoCAD, or design

Elevation to Start Detention Weir System Location = 736.23
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool
Version 2.2
General Information
Name of Developer: GMI 2, Inc. Date Submitted: 10/14/2022
Development Name: Rock Quarry Road C-Store/Retail Permit Number:
Site Location / Address: Rock Quarry Road & Hospital Drive Developer Contact: Sunny Mehta
Stockbridge, GA 30281 Phone Number: (678) 458-5185
Name of Engineer(s): Erick Garcia - Salas
Development Type: Commercial/Retail Maintenance Responsibility: GMI 2, Inc.

Site Summary
Total Pre-Development Area (ac): 5.36
Total Suspended Solids (TSS) Removal
Total Post-Development Area (ac): 5.36
100%
Total Treated Area (ac): 5.58
Total Untreated Area (ac): -0.22 80%

TSS Reduction
I (ac) P (ac) CA (ac) 60%
POS-A DB 1 1.96 2.40 0.00
POS-B DB 2 0.40 0.60 0.00 40%
Drainage Basin 3 DB 3 0.00 0.00 0.00
Drainage Basin 4 DB 4 0.00 0.00 0.00 20%
Drainage Basin 5 DB 5 0.00 0.00 0.00 89% 80% 0% 0% 0% 0% 0% 0% 0% 0%
Drainage Basin 6 DB 6 0.00 0.00 0.00 0%
Drainage Basin 7 DB 7 0.00 0.00 0.00 DB 1 DB 2 DB 3 DB 4 DB 5 DB 6 DB 7 DB 8 DB 9 DB 10
Drainage Basin 8 DB 8 0.00 0.00 0.00
Runoff Reduction (RR)
Drainage Basin 9 DB 9 0.00 0.00 0.00
100%
Drainage Basin 10 DB 10 0.00 0.00 0.00
90%
TOTAL 2.36 3.00 0.00
80%
I = Impervious Area, P = Pervious Area, CA = Conservation Area

% RR Target Met
70%
60%
Target Runoff Reduction Volume Achieved? No 50%
Target TSS Removal Achieved? Yes 40%
30%
Total Target Runoff Reduction Volume (cf) 10,420 20%
Runoff Reduction Volume Achieved (cf) 0 10% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%
Total Target Water Quality Volume (cf) 10,420 0%
% TSS Removal Achieved 88% DB 1 DB 2 DB 3 DB 4 DB 5 DB 6 DB 7 DB 8 DB 9 DB 10

Official Use Only
Tracking #: Conditions of Approval:
Reviewed By:
Date Approved:
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-A calculation cells
constant values

Site Data
Indicate Pre-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG* A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Woods - Good Condition 30 4.36 55 70 77 4.36 100%
Impervious 98 98 98 98 0.00 0%
Open space - Good condition (grass cover > 75%) 39 61 74 80 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Other 0.00 0%
Total 0.00 4.36 0.00 0.00 4.36 100%
*HSG = hydrologic soil group Impervious (ac) 0.00
Weighted CN 55
Potential Max Soil Retention, Spre (in) 8.18

Indicate Post-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Open space - Good condition (grass cover > 75%) 39 2.40 61 74 80 2.40 55%
Impervious 98 1.96 98 98 98 1.96 45%
Woods - Good Condition 30 55 70 77 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Gravel 0.00 0%
Total 0.00 4.36 0.00 0.00 4.36 100%
Impervious (ac) 1.96
Rv 0.45
Weighted CN 78
Potential Max Soil Retention, Spost (in) 2.88

Conservation Area Credits
Scenario 1: Natural Conservation Area *See the GSMM Volume 2, Section 2.3.3.3 for more information. Scenario 3: Soil Restoration *See the GSMM Volume 2, Section 4.23 for more information.

Check the box if a portion of the post-developed area is protected by a conservation easement or equivalent form of Check the box if a portion of the post-developed area employs soil restoration and is protected by a
protection. conservation easement or equivalent form of protection.

Area (ac) of development protected by a conservation easement or Note: The green cell will unlock if the Scenario 1 Area (ac) of development with restored soils and protected by a conservation Note: The green cell will unlock if the Scenario
equivalent form of protection. box above is checked easement or equivalent form of protection. 3 box above is checked

*See the GSMM Volume 2, Section 4.22 and 4.23 for
Scenario 2: Site Reforestation/Revegetation *See the GSMM Volume 2, Section 4.22 for more information. Scenario 4: Site Reforestation/Revegetation & Soil Restoration
more information.

Check the box if a portion of the post-developed area employs site reforestation/revegetation and is protected by a Check the box if the same portion of the post-developed area employs site reforestation/revegetation and
conservation easement or equivalent form of protection. soil restoration, and is protected by a conservation easement or equivalent form of protection.

Area (ac) of development reforested/revegetated and protected by a Note: The green cell will unlock if the Scenario 2 Area (ac) with restored soils in a reforested & revegetated area and protected Note: The green cell will unlock if the Scenario
conservation easement or equivalent form of protection. box above is checked by a conservation easement or equivalent form of protection. 4 box above is checked

Total Conservation Area Credit (acres) 0.00
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-A calculation cells
constant values

WaterSite DataGoals
Quality

Target Runoff Reduction Storm (in) 1.20 Total Site Area for Water Quality Volume (acres) 4.36
Target Runoff Reduction Volume (cf) 8,634
Target Water Quality Volume (cf) 8,634

Select BMPs for Runoff Reduction and Water Quality

Area Draining to Each BMP Runoff Reduction Calculations WQ Calculations
RR Conveyance
Storage Volume
Volume
On-site Provided by Down-stream Total RR
On-site Provided by RR Volume RR Volume from Remaining WQv from Effective
Impervious Offsite Area BMP BMP Volume Runoff RR Achieved
Pervious Area BMP from Direct Upstream RR Volume Direct TSS
Area (acres) (cf) Received by Reduction % (cf)
(acres) (cf) Drainage (cf) Practices (cf) (cf) Drainage (cf) Removal %
(acres) BMP (cf)

BMP 1 Gravity (oil-grit) Separator 0.22 910 BMP 2 910 0 910 0% 0 910 910 40%

BMP 2 Stormwater Pond 2.40 1.96 52,792 8,634 910 9,544 0% 0 9,544 8,634 80%

BMP 3 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 4 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 5 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 6 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 7 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 8 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 9 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 10 Select a BMP… 0 0 0 N/A 0 0 0 N/A

TOTAL 2.40 2.18 0.00 9,544 0 9,544
UNTREATED AREA (acres) 0.00 0.00

Target Runoff Reduction Volume (cf) 8,634
Target Achieved? No
Remaining Runoff Reduction Volume (cf) 8,634

Target Water Quality Volume (cf) 8,634
% TSS Removal Achieved 89%
Target Achieved? Yes!
Remaining TSS Removal % 0%

Channel and Flood Protection Calculations

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Target Rainfall Event (in) 3.32 3.78 6.27 7.93

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-A calculation cells
constant values

Pre-Development Runoff Volume (in) 0.29 0.45 1.68 Site
2.74Data
Post Development Runoff Volume (in) with no BMPs 1.34 1.69 3.78 5.28
Post-Development Runoff Volume (in) with BMPs 1.34 1.69 3.78 5.28
Adjusted CN 78 78 78 78

*See Stormwater Management Standards to Determine Detention Requirements.

Comments
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-B calculation cells
constant values

Site Data
Indicate Pre-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG* A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Open space - Good condition (grass cover > 75%) 39 0.65 61 74 80 0.65 65%
Impervious 98 0.35 98 98 98 0.35 35%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Other 0.00 0%
Total 0.00 1.00 0.00 0.00 1.00 100%
*HSG = hydrologic soil group Impervious (ac) 0.35
Weighted CN 74
Potential Max Soil Retention, Spre (in) 3.52

Indicate Post-Development Land Cover and Runoff Curve Numbers in the Site's Disturbed Area
HSG A HSG C HSG D
Cover Type CN HSG B (acres) CN CN CN Total % Cover
(acres) (acres) (acres)
Open space - Good condition (grass cover > 75%) 39 0.60 61 74 80 0.60 60%
Impervious 98 0.40 98 98 98 0.40 40%
Woods - Good Condition 30 55 70 77 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Select a land cover type… 0 0 0 0 0.00 0%
Local Jurisdiction Input 0.00 0%
Other 0.00 0%
Total 0.00 1.00 0.00 0.00 1.00 100%
Impervious (ac) 0.40
Rv 0.41
Weighted CN 76
Potential Max Soil Retention, Spost (in) 3.19

Conservation Area Credits
Scenario 1: Natural Conservation Area *See the GSMM Volume 2, Section 2.3.3.3 for more information. Scenario 3: Soil Restoration *See the GSMM Volume 2, Section 4.23 for more information.

Check the box if a portion of the post-developed area is protected by a conservation easement or equivalent form of Check the box if a portion of the post-developed area employs soil restoration and is protected by a
protection. conservation easement or equivalent form of protection.

Area (ac) of development protected by a conservation easement or Note: The green cell will unlock if the Scenario 1 box Area (ac) of development with restored soils and protected by a conservation Note: The green cell will unlock if the Scenario
equivalent form of protection. above is checked easement or equivalent form of protection. 3 box above is checked

*See the GSMM Volume 2, Section 4.22 and 4.23 for
Scenario 2: Site Reforestation/Revegetation *See the GSMM Volume 2, Section 4.22 for more information. Scenario 4: Site Reforestation/Revegetation & Soil Restoration
more information.

Check the box if a portion of the post-developed area employs site reforestation/revegetation and is protected by a Check the box if the same portion of the post-developed area employs site reforestation/revegetation and
conservation easement or equivalent form of protection. soil restoration, and is protected by a conservation easement or equivalent form of protection.

Area (ac) of development reforested/revegetated and protected by a Note: The green cell will unlock if the Scenario 2 box Area (ac) with restored soils in a reforested & revegetated area and protected Note: The green cell will unlock if the Scenario
above is checked by a conservation easement or equivalent form of protection. 4 box above is checked
conservation easement or equivalent form of protection.

Total Conservation Area Credit (acres) 0.00
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-B calculation cells
constant values

WaterSite DataGoals
Quality

Target Runoff Reduction Storm (in) 1.20 Total Site Area for Water Quality Volume (acres) 1.00
Target Runoff Reduction Volume (cf) 1,786
Target Water Quality Volume (cf) 1,786

Select BMPs for Runoff Reduction and Water Quality

Area Draining to Each BMP Runoff Reduction Calculations WQ Calculations
RR Conveyance
Storage Volume
Volume
On-site Provided by Down-stream Total RR
On-site Provided by RR Volume RR Volume from Remaining WQv from Effective
Impervious Offsite Area BMP BMP Volume Runoff RR Achieved
Pervious Area BMP from Direct Upstream RR Volume Direct TSS
Area (acres) (cf) Received by Reduction % (cf)
(acres) (cf) Drainage (cf) Practices (cf) (cf) Drainage (cf) Removal %
(acres) BMP (cf)

BMP 1 Stormwater Pond 0.60 0.40 52,792 1,786 0 1,786 0% 0 1,786 1,786 80%

BMP 2 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 3 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 4 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 5 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 6 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 7 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 8 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 9 Select a BMP… 0 0 0 N/A 0 0 0 N/A

BMP 10 Select a BMP… 0 0 0 N/A 0 0 0 N/A
TOTAL 0.60 0.40 0.00 1,786 0 1,786
UNTREATED AREA (acres) 0.00 0.00

Target Runoff Reduction Volume (cf) 1,786
Target Achieved? No
Remaining Runoff Reduction Volume (cf) 1,786

Target Water Quality Volume (cf) 1,786
% TSS Removal Achieved 80%
Target Achieved? Yes!
Remaining TSS Removal % 0%
Georgia Stormwater Management Manual
Stormwater Quality Site Development Review Tool, v2.2
Development Name: Rock Quarry Road C-Store/Retail Devt data input cells
Drainage Basin Name: POS-B calculation cells
constant values

Site
Channel and Flood Data
Protection Calculations

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Target Rainfall Event (in) 3.32 3.78 6.27 7.93

1-yr, 24-hr 2-yr, 24-hr 25-yr, 24-hr 100-yr, 24-hr
storm storm storm storm
Pre-Development Runoff Volume (in) 1.11 1.43 3.41 4.86
Post Development Runoff Volume (in) with no BMPs 1.22 1.56 3.59 5.07
Post-Development Runoff Volume (in) with BMPs 1.22 1.56 3.59 5.07
Adjusted CN 76 76 76 76

*See Stormwater Management Standards to Determine Detention Requirements.

Comments
Soil Map—Clayton, Fayette, and Henry Counties, Georgia

84° 14' 0'' W 84° 13' 44'' W

756980 757020 757060 757100 757140 757180 757220 757260 757300 757340
33° 30' 45'' N 33° 30' 45'' N

3711540

3711540

3711500

3711500

3711460

3711460

3711420

3711420

3711380

3711380

3711340

3711340

3711300 Soil Map may not be valid at this scale.

33° 30' 37'' N 3711300 33° 30' 37'' N

756980 757020 757060 757100 757140 757180 757220 757260 757300 757340 757380

84° 14' 0'' W 84° 13' 44'' W
Map Scale: 1:1,850 if printed on A landscape (11" x 8.5") sheet.
Meters
N 0 25 50 100 150
Feet
0 50 100 200 300
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84

Natural Resources Web Soil Survey 11/10/2021
Conservation Service National Cooperative Soil Survey Page 1 of 3
Soil Map—Clayton, Fayette, and Henry Counties, Georgia

MAP LEGEND MAP INFORMATION
Area of Interest (AOI) Spoil Area The soil surveys that comprise your AOI were mapped at
Area of Interest (AOI) 1:20,000.
Stony Spot
Soils Warning: Soil Map may not be valid at this scale.
Very Stony Spot
Soil Map Unit Polygons
Wet Spot Enlargement of maps beyond the scale of mapping can cause
Soil Map Unit Lines misunderstanding of the detail of mapping and accuracy of soil
Other line placement. The maps do not show the small areas of
Soil Map Unit Points
Special Line Features
contrasting soils that could have been shown at a more detailed
Special Point Features scale.
Blowout Water Features
Streams and Canals Please rely on the bar scale on each map sheet for map
Borrow Pit measurements.
Transportation
Clay Spot Source of Map: Natural Resources Conservation Service
Rails
Closed Depression
Web Soil Survey URL:
Interstate Highways Coordinate System: Web Mercator (EPSG:3857)
Gravel Pit
US Routes Maps from the Web Soil Survey are based on the Web Mercator
Gravelly Spot projection, which preserves direction and shape but distorts
Major Roads
distance and area. A projection that preserves area, such as the
Landfill
Local Roads Albers equal-area conic projection, should be used if more
Lava Flow accurate calculations of distance or area are required.
Background
Marsh or swamp Aerial Photography This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Mine or Quarry
Soil Survey Area: Clayton, Fayette, and Henry Counties,
Miscellaneous Water Georgia
Perennial Water
Survey Area Data: Version 15, Sep 13, 2021

Rock Outcrop
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Saline Spot
Date(s) aerial images were photographed: May 5, 2019—Jun
Sandy Spot 26, 2019
Severely Eroded Spot The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
Sinkhole
imagery displayed on these maps. As a result, some minor
Slide or Slip shifting of map unit boundaries may be evident.

Sodic Spot

Natural Resources Web Soil Survey 11/10/2021
Conservation Service National Cooperative Soil Survey Page 2 of 3
Soil Map—Clayton, Fayette, and Henry Counties, Georgia

Map Unit Legend

Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI

CeC Cecil sandy loam, 6 to 10 5.1 49.8%
percent slopes
PaE Pacolet sandy loam, 10 to 25 2.2 21.2%
percent slopes
TS Toccoa sandy loam, 0 to 2 3.0 29.1%
percent slopes, frequently
flooded
Totals for Area of Interest 10.3 100.0%

Natural Resources Web Soil Survey 11/10/2021
Conservation Service National Cooperative Soil Survey Page 3 of 3
11/10/21, 8:59 AM Precipitation Frequency Data Server

NOAA Atlas 14, Volume 9, Version 2
Location name: Stockbridge, Georgia, USA*
Latitude: 33.5111°, Longitude: -84.2305°
Elevation: 746.14 ft**
* source: ESRI Maps
** source: USGS

POINT PRECIPITATION FREQUENCY ESTIMATES
Sanja Perica, Deborah Martin, Sandra Pavlovic, Ishani Roy, Michael St. Laurent, Carl Trypaluk, Dale
Unruh, Michael Yekta, Geoffery Bonnin

NOAA, National Weather Service, Silver Spring, Maryland

PF_tabular | PF_graphical | Maps_&_aerials

PF tabular
PDS-based point precipitation frequency estimates with 90% confidence intervals (in inches)1
Average recurrence interval (years)
Duration
1 2 5 10 25 50 100 200 500 1000
5-min 0.401 0.464 0.569 0.656 0.778 0.874 0.970 1.07 1.20 1.30
(0.318‑0.499) (0.368‑0.578) (0.450‑0.709) (0.517‑0.820) (0.598‑0.989) (0.659‑1.12) (0.713‑1.26) (0.761‑1.40) (0.830‑1.60) (0.882‑1.75)

10-min 0.587 0.680 0.832 0.961 1.14 1.28 1.42 1.57 1.76 1.91
(0.466‑0.731) (0.539‑0.846) (0.659‑1.04) (0.757‑1.20) (0.875‑1.45) (0.965‑1.64) (1.04‑1.84) (1.11‑2.06) (1.22‑2.34) (1.29‑2.56)

15-min 0.716 0.829 1.01 1.17 1.39 1.56 1.73 1.91 2.15 2.33
(0.569‑0.891) (0.657‑1.03) (0.803‑1.27) (0.923‑1.46) (1.07‑1.77) (1.18‑2.00) (1.27‑2.24) (1.36‑2.51) (1.48‑2.86) (1.58‑3.12)

30-min 1.05 1.21 1.49 1.72 2.04 2.29 2.54 2.79 3.13 3.39
(0.829‑1.30) (0.962‑1.51) (1.18‑1.86) (1.36‑2.15) (1.57‑2.59) (1.73‑2.92) (1.86‑3.28) (1.99‑3.66) (2.16‑4.16) (2.29‑4.54)

60-min 1.36 1.57 1.92 2.23 2.66 3.01 3.36 3.73 4.24 4.64
(1.08‑1.69) (1.25‑1.96) (1.52‑2.40) (1.75‑2.78) (2.05‑3.39) (2.27‑3.85) (2.47‑4.36) (2.66‑4.91) (2.93‑5.66) (3.14‑6.22)

2-hr 1.68 1.93 2.36 2.73 3.28 3.72 4.18 4.68 5.35 5.89
(1.35‑2.06) (1.55‑2.37) (1.89‑2.90) (2.18‑3.38) (2.56‑4.15) (2.85‑4.73) (3.12‑5.39) (3.38‑6.11) (3.75‑7.09) (4.04‑7.84)

3-hr 1.88 2.14 2.61 3.02 3.64 4.16 4.70 5.29 6.11 6.77
(1.52‑2.29) (1.73‑2.62) (2.10‑3.19) (2.43‑3.71) (2.88‑4.60) (3.22‑5.27) (3.54‑6.04) (3.86‑6.88) (4.32‑8.07) (4.67‑8.97)

6-hr 2.28 2.58 3.13 3.62 4.36 4.98 5.65 6.37 7.39 8.21
(1.87‑2.75) (2.12‑3.12) (2.56‑3.78) (2.95‑4.39) (3.49‑5.45) (3.91‑6.25) (4.31‑7.19) (4.71‑8.22) (5.30‑9.68) (5.74‑10.8)

12-hr 2.79 3.16 3.80 4.38 5.24 5.95 6.70 7.50 8.63 9.54
(2.32‑3.33) (2.62‑3.77) (3.15‑4.54) (3.61‑5.25) (4.24‑6.45) (4.72‑7.37) (5.18‑8.42) (5.61‑9.58) (6.26‑11.2) (6.75‑12.4)

24-hr 3.32 3.78 4.58 5.27 6.27 7.08 7.93 8.83 10.1 11.0
(2.80‑3.91) (3.19‑4.46) (3.84‑5.40) (4.40‑6.23) (5.14‑7.62) (5.69‑8.66) (6.20‑9.84) (6.68‑11.1) (7.39‑12.9) (7.92‑14.3)

2-day 3.83 4.39 5.34 6.17 7.36 8.32 9.32 10.4 11.8 13.0
(3.28‑4.46) (3.75‑5.11) (4.55‑6.23) (5.23‑7.21) (6.11‑8.83) (6.77‑10.1) (7.38‑11.4) (7.95‑13.0) (8.79‑15.0) (9.41‑16.6)

3-day 4.21 4.78 5.77 6.65 7.92 8.97 10.1 11.2 12.9 14.2
(3.63‑4.86) (4.11‑5.53) (4.95‑6.68) (5.68‑7.71) (6.64‑9.47) (7.37‑10.8) (8.05‑12.3) (8.70‑14.0) (9.65‑16.3) (10.4‑18.0)

4-day 4.53 5.12 6.13 7.05 8.40 9.52 10.7 12.0 13.8 15.2
(3.93‑5.21) (4.43‑5.88) (5.29‑7.06) (6.05‑8.14) (7.09‑10.00) (7.87‑11.4) (8.61‑13.0) (9.33‑14.9) (10.4‑17.4) (11.2‑19.3)

7-day 5.35 6.00 7.15 8.18 9.74 11.1 12.4 14.0 16.1 17.8
(4.69‑6.09) (5.25‑6.82) (6.24‑8.14) (7.11‑9.36) (8.33‑11.5) (9.25‑13.1) (10.1‑15.1) (11.0‑17.2) (12.3‑20.2) (13.3‑22.5)

10-day 6.07 6.77 8.02 9.15 10.8 12.3 13.8 15.4 17.7 19.6
(5.35‑6.85) (5.97‑7.65) (7.05‑9.08) (8.01‑10.4) (9.33‑12.7) (10.3‑14.5) (11.3‑16.6) (12.2‑18.9) (13.6‑22.1) (14.7‑24.6)

20-day 8.12 8.96 10.4 11.7 13.6 15.2 16.8 18.5 20.9 22.8
(7.26‑9.05) (8.01‑10.0) (9.30‑11.7) (10.4‑13.1) (11.8‑15.7) (12.9‑17.6) (13.9‑19.9) (14.9‑22.4) (16.3‑25.8) (17.4‑28.4)

30-day 9.94 10.9 12.6 14.0 16.1 17.7 19.3 21.0 23.3 25.1
(8.97‑11.0) (9.87‑12.1) (11.3‑14.0) (12.6‑15.6) (14.0‑18.3) (15.2‑20.3) (16.1‑22.6) (17.0‑25.1) (18.3‑28.5) (19.2‑31.0)

45-day 12.4 13.7 15.7 17.3 19.5 21.2 22.8 24.5 26.6 28.1
(11.3‑13.6) (12.4‑15.0) (14.2‑17.2) (15.6‑19.1) (17.1‑22.0) (18.3‑24.1) (19.2‑26.5) (19.9‑29.0) (21.0‑32.2) (21.8‑34.6)

60-day 14.6 16.1 18.5 20.3 22.7 24.5 26.1 27.7 29.6 31.0
(13.4‑16.0) (14.7‑17.6) (16.9‑20.2) (18.5‑22.3) (20.0‑25.4) (21.2‑27.7) (22.1‑30.1) (22.6‑32.6) (23.5‑35.7) (24.1‑38.0)
1 Precipitation frequency (PF) estimates in this table are based on frequency analysis of partial duration series (PDS).

Numbers in parenthesis are PF estimates at lower and upper bounds of the 90% confidence interval. The probability that precipitation frequency estimates
(for a given duration and average recurrence interval) will be greater than the upper bound (or less than the lower bound) is 5%. Estimates at upper
bounds are not checked against probable maximum precipitation (PMP) estimates and may be higher than currently valid PMP values.
Please refer to NOAA Atlas 14 document for more information.
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PF graphical

https://hdsc.nws.noaa.gov/hdsc/pfds/pfds_printpage.html?lat=33.5111&lon=-84.2305&data=depth&units=english&series=pds 1/4
11/10/21, 8:59 AM Precipitation Frequency Data Server

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Maps & aerials
Small scale terrain

https://hdsc.nws.noaa.gov/hdsc/pfds/pfds_printpage.html?lat=33.5111&lon=-84.2305&data=depth&units=english&series=pds 2/4
11/10/21, 8:59 AM Precipitation Frequency Data Server

3km

2mi

Large scale terrain

100km

60mi

Large scale map

100km

60mi

Large scale aerial

https://hdsc.nws.noaa.gov/hdsc/pfds/pfds_printpage.html?lat=33.5111&lon=-84.2305&data=depth&units=english&series=pds 3/4
11/10/21, 8:59 AM Precipitation Frequency Data Server

100km

60mi

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US Department of Commerce
National Oceanic and Atmospheric Administration
National Weather Service
National Water Center
1325 East West Highway
Silver Spring, MD 20910
Questions?: HDSC.Questions@noaa.gov

Disclaimer

https://hdsc.nws.noaa.gov/hdsc/pfds/pfds_printpage.html?lat=33.5111&lon=-84.2305&data=depth&units=english&series=pds 4/4
Hydrograph Return Period Recap
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Inflow Peak Outflow (cfs) Hydrograph
No. type hyd(s) Description
(origin) 1-yr 2-yr 3-yr 5-yr 10-yr 25-yr 50-yr 100-yr

1 SCS Runoff ------ 0.039 0.447 ------- 2.851 3.547 6.091 8.383 10.66 BASIN A

2 SCS Runoff ------ 0.968 1.482 ------- 2.603 2.863 3.752 4.514 5.245 BASIN B OFFSITE

3 Combine 1, 2 0.968 1.791 ------- 5.454 6.409 9.843 12.88 15.87 TOTAL PRE

5 SCS Runoff ------ 5.630 8.113 ------- 13.36 14.57 18.77 22.26 25.54 POST BASIN A

6 SCS Runoff ------ 1.125 1.668 ------- 2.833 3.100 4.024 4.811 5.553 BASIN B OFFSITE

7 Combine 5, 6 6.756 9.781 ------- 16.20 17.66 22.79 27.07 31.09 TOTAL POST

8 Reservoir 7 0.000 0.000 ------- 0.000 0.000 0.000 0.277 0.539 TOTAL POST ROUTE

10 SCS Runoff ------ 26.32 44.08 ------- 84.10 93.54 126.27 154.05 180.56 10% Basin Outside Site

11 Combine 3, 10 27.29 45.87 ------- 89.55 99.95 136.11 166.94 196.43 10% Basin + Pre-Dev On-Site Basins

12 Combine 8, 10, 26.32 44.08 ------- 84.10 93.54 126.27 154.05 180.56 10% Basin + Post-Dev Routed On-Sit

Proj. file: 21-409-Hydro_Rev 00_2022 07 15.gpw Friday, 09 / 23 / 2022
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 0.039 2 772 1,118 ------ ------ ------ BASIN A

2 SCS Runoff 0.968 2 718 1,994 ------ ------ ------ BASIN B OFFSITE

3 Combine 0.968 2 718 3,111 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 5.630 2 718 11,308 ------ ------ ------ POST BASIN A

6 SCS Runoff 1.125 2 718 2,282 ------ ------ ------ BASIN B OFFSITE

7 Combine 6.756 2 718 13,590 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 730.51 13,590 TOTAL POST ROUTE

10 SCS Runoff 26.32 2 718 57,899 ------ ------ ------ 10% Basin Outside Site

11 Combine 27.29 2 718 61,011 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 26.32 2 718 57,899 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 1 Year Friday, 09 / 23 / 2022
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 0.039 cfs
Storm frequency = 1 yrs Time to peak = 772 min
Time interval = 2 min Hyd. volume = 1,118 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 1 Year
0.10 0.10

0.09 0.09

0.08 0.08

0.07 0.07

0.06 0.06

0.05 0.05

0.04 0.04

0.03 0.03

0.02 0.02

0.01 0.01

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 0.968 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 1,994 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 1 Year
1.00 1.00

0.90 0.90

0.80 0.80

0.70 0.70

0.60 0.60

0.50 0.50

0.40 0.40

0.30 0.30

0.20 0.20

0.10 0.10

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 0.968 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 3,111 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 1 Year
1.00 1.00

0.90 0.90

0.80 0.80

0.70 0.70

0.60 0.60

0.50 0.50

0.40 0.40

0.30 0.30

0.20 0.20

0.10 0.10

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 5.630 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 11,308 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 1 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 1.125 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 2,282 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 1 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 6.756 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 13,590 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 1 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 1 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 730.51 ft
Reservoir name = POND Max. Storage = 13,590 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 1 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 13,590 cuft
10
Pond Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Pond No. 1 - POND
Pond Data
Contours -User-defined contour areas. Average end area method used for volume calculation. Begining Elevation = 728.00 ft

Stage / Storage Table
Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)

0.00 728.00 2,000 0 0
1.00 729.00 4,000 3,000 3,000
2.00 730.00 8,000 6,000 9,000
3.00 731.00 10,000 9,000 18,000
4.00 732.00 11,000 10,500 28,500
5.00 733.00 12,000 11,500 40,000
6.00 734.00 13,000 12,500 52,500
7.00 735.00 14,400 13,700 66,200

Culvert / Orifice Structures Weir Structures
[A] [B] [C] [PrfRsr] [A] [B] [C] [D]
Rise (in) = 48.00 0.00 0.00 0.00 Crest Len (ft) = 24.00 0.00 0.00 0.00
Span (in) = 48.00 0.00 0.00 0.00 Crest El. (ft) = 734.00 0.00 0.00 0.00
No. Barrels = 1 0 0 0 Weir Coeff. = 3.33 3.33 3.33 3.33
Invert El. (ft) = 728.00 0.00 0.00 0.00 Weir Type = 1 --- --- ---
Length (ft) = 25.00 0.00 0.00 0.00 Multi-Stage = Yes No No No
Slope (%) = 1.00 0.00 0.00 n/a
N-Value = .024 .013 .013 n/a
Orifice Coeff. = 0.60 0.60 0.60 0.60 Exfil.(in/hr) = 0.000 (by Contour)
Multi-Stage = n/a No No No TW Elev. (ft) = 0.00

Note: Culvert/Orifice outflows are analyzed under inlet (ic) and outlet (oc) control. Weir risers checked for orifice conditions (ic) and submergence (s).

Stage (ft) Stage / Discharge Elev (ft)
8.00 736.00

6.00 734.00

4.00 732.00

2.00 730.00

0.00 728.00
0.00 8.00 16.00 24.00 32.00 40.00 48.00 56.00 64.00 72.00 80.00
Discharge (cfs)
Total Q
11
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 26.32 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 57,899 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.46 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 1 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
12
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 27.29 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 61,011 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 1 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
13
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 26.32 cfs
Storm frequency = 1 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 57,899 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 1 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
14
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 0.447 2 720 2,694 ------ ------ ------ BASIN A

2 SCS Runoff 1.482 2 718 2,983 ------ ------ ------ BASIN B OFFSITE

3 Combine 1.791 2 718 5,677 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 8.113 2 718 16,223 ------ ------ ------ POST BASIN A

6 SCS Runoff 1.668 2 718 3,340 ------ ------ ------ BASIN B OFFSITE

7 Combine 9.781 2 718 19,563 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 731.15 19,563 TOTAL POST ROUTE

10 SCS Runoff 44.08 2 718 91,136 ------ ------ ------ 10% Basin Outside Site

11 Combine 45.87 2 718 96,814 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 44.08 2 718 91,136 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 2 Year Friday, 09 / 23 / 2022
15
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 0.447 cfs
Storm frequency = 2 yrs Time to peak = 720 min
Time interval = 2 min Hyd. volume = 2,694 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 2 Year
0.50 0.50

0.45 0.45

0.40 0.40

0.35 0.35

0.30 0.30

0.25 0.25

0.20 0.20

0.15 0.15

0.10 0.10

0.05 0.05

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
16
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 1.482 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 2,983 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 2 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
17
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 1.791 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,677 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 2 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
18
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 8.113 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 16,223 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 2 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
19
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 1.668 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 3,340 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 2 Year
2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
20
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 9.781 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 19,563 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 2 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
21
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 2 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 731.15 ft
Reservoir name = POND Max. Storage = 19,563 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 2 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 19,563 cuft
22
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 44.08 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 91,136 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 2.95 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 2 Year
50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
23
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 45.87 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 96,814 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 2 Year
50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
24
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 44.08 cfs
Storm frequency = 2 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 91,136 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 2 Year
50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
25
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 2.851 2 718 7,332 ------ ------ ------ BASIN A

2 SCS Runoff 2.603 2 718 5,209 ------ ------ ------ BASIN B OFFSITE

3 Combine 5.454 2 718 12,541 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 13.36 2 718 26,937 ------ ------ ------ POST BASIN A

6 SCS Runoff 2.833 2 718 5,683 ------ ------ ------ BASIN B OFFSITE

7 Combine 16.20 2 718 32,620 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 732.36 32,620 TOTAL POST ROUTE

10 SCS Runoff 84.10 2 718 168,556 ------ ------ ------ 10% Basin Outside Site

11 Combine 89.55 2 718 181,097 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 84.10 2 718 168,556 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 5 Year Friday, 09 / 23 / 2022
26
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 2.851 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 7,332 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 5 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
27
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 2.603 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,209 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 5 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
28
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 5.454 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 12,541 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 5 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
29
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 13.36 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 26,937 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 5 Year
14.00 14.00

12.00 12.00

10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
30
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 2.833 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,683 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 5 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
31
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 16.20 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 32,620 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 5 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
32
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 5 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 732.36 ft
Reservoir name = POND Max. Storage = 32,620 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 5 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 32,620 cuft
33
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 84.10 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 168,556 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 3.91 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 5 Year
90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
34
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 89.55 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 181,097 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 5 Year
90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
35
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 84.10 cfs
Storm frequency = 5 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 168,556 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 5 Year
90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
36
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 3.547 2 718 8,581 ------ ------ ------ BASIN A

2 SCS Runoff 2.863 2 718 5,734 ------ ------ ------ BASIN B OFFSITE

3 Combine 6.409 2 718 14,315 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 14.57 2 716 29,423 ------ ------ ------ POST BASIN A

6 SCS Runoff 3.100 2 718 6,231 ------ ------ ------ BASIN B OFFSITE

7 Combine 17.66 2 716 35,654 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 732.62 35,654 TOTAL POST ROUTE

10 SCS Runoff 93.54 2 718 187,186 ------ ------ ------ 10% Basin Outside Site

11 Combine 99.95 2 718 201,501 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 93.54 2 718 187,186 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 10 Year Friday, 09 / 23 / 2022
37
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 3.547 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 8,581 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 10 Year
4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
38
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 2.863 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 5,734 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 10 Year
3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
39
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 6.409 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 14,315 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 10 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
40
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 14.57 cfs
Storm frequency = 10 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 29,423 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 10 Year
15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 5
41
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 3.100 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 6,231 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 10 Year
4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
42
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 17.66 cfs
Storm frequency = 10 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 35,654 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 10 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
43
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 10 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 732.62 ft
Reservoir name = POND Max. Storage = 35,654 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 10 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 35,654 cuft
44
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 93.54 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 187,186 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.12 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 10 Year
100.00 100.00

90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
45
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 99.95 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 201,501 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 10 Year
100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
46
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 93.54 cfs
Storm frequency = 10 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 187,186 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 10 Year
100.00 100.00

90.00 90.00

80.00 80.00

70.00 70.00

60.00 60.00

50.00 50.00

40.00 40.00

30.00 30.00

20.00 20.00

10.00 10.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
47
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 6.091 2 718 13,231 ------ ------ ------ BASIN A

2 SCS Runoff 3.752 2 718 7,560 ------ ------ ------ BASIN B OFFSITE

3 Combine 9.843 2 718 20,792 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 18.77 2 716 37,978 ------ ------ ------ POST BASIN A

6 SCS Runoff 4.024 2 716 8,127 ------ ------ ------ BASIN B OFFSITE

7 Combine 22.79 2 716 46,105 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.000 2 n/a 0 7 733.49 46,105 TOTAL POST ROUTE

10 SCS Runoff 126.27 2 718 252,685 ------ ------ ------ 10% Basin Outside Site

11 Combine 136.11 2 718 273,477 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 126.27 2 718 252,685 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 25 Year Friday, 09 / 23 / 2022
48
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 6.091 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 13,231 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 25 Year
7.00 7.00

6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
49
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 3.752 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 7,560 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 25 Year
4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
50
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 9.843 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 20,792 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 25 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
51
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 18.77 cfs
Storm frequency = 25 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 37,978 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 25 Year
21.00 21.00

18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 5
52
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 4.024 cfs
Storm frequency = 25 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 8,127 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 25 Year
5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 6
53
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 22.79 cfs
Storm frequency = 25 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 46,105 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 25 Year
24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
54
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.000 cfs
Storm frequency = 25 yrs Time to peak = n/a
Time interval = 2 min Hyd. volume = 0 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 733.49 ft
Reservoir name = POND Max. Storage = 46,105 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 25 Year
24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 46,105 cuft
55
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 126.27 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 252,685 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 4.82 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 25 Year
140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
56
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 136.11 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 273,477 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 25 Year
140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
57
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 126.27 cfs
Storm frequency = 25 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 252,685 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 25 Year
140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
58
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 8.383 2 718 17,515 ------ ------ ------ BASIN A

2 SCS Runoff 4.514 2 716 9,117 ------ ------ ------ BASIN B OFFSITE

3 Combine 12.88 2 718 26,633 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 22.26 2 716 45,192 ------ ------ ------ POST BASIN A

6 SCS Runoff 4.811 2 716 9,734 ------ ------ ------ BASIN B OFFSITE

7 Combine 27.07 2 716 54,926 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.277 2 1342 2,425 7 734.01 52,650 TOTAL POST ROUTE

10 SCS Runoff 154.05 2 718 309,235 ------ ------ ------ 10% Basin Outside Site

11 Combine 166.94 2 718 335,867 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 154.05 2 718 311,660 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 50 Year Friday, 09 / 23 / 2022
59
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 8.383 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 17,515 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 50 Year
10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
60
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 4.514 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 9,117 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 50 Year
5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 2
61
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 12.88 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 26,633 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 50 Year
14.00 14.00

12.00 12.00

10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
62
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 22.26 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 45,192 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 50 Year
24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 5
63
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 4.811 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 9,734 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 50 Year
5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 6
64
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 27.07 cfs
Storm frequency = 50 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 54,926 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 50 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
65
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.277 cfs
Storm frequency = 50 yrs Time to peak = 1342 min
Time interval = 2 min Hyd. volume = 2,425 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 734.01 ft
Reservoir name = POND Max. Storage = 52,650 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 50 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 52,650 cuft
66
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 154.05 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 309,235 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.39 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 50 Year
160.00 160.00

140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
67
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 166.94 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 335,867 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 50 Year
180.00 180.00

160.00 160.00

140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
68
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 154.05 cfs
Storm frequency = 50 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 311,660 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 50 Year
160.00 160.00

140.00 140.00

120.00 120.00

100.00 100.00

80.00 80.00

60.00 60.00

40.00 40.00

20.00 20.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
69
Hydrograph Summary Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023

Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph
No. type flow interval Peak volume hyd(s) elevation strge used Description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)

1 SCS Runoff 10.66 2 718 21,841 ------ ------ ------ BASIN A

2 SCS Runoff 5.245 2 716 10,610 ------ ------ ------ BASIN B OFFSITE

3 Combine 15.87 2 718 32,451 1, 2 ------ ------ TOTAL PRE

5 SCS Runoff 25.54 2 716 52,055 ------ ------ ------ POST BASIN A

6 SCS Runoff 5.553 2 716 11,268 ------ ------ ------ BASIN B OFFSITE

7 Combine 31.09 2 716 63,324 5, 6 ------ ------ TOTAL POST

8 Reservoir 0.539 2 1012 10,823 7 734.02 52,792 TOTAL POST ROUTE

10 SCS Runoff 180.56 2 718 363,906 ------ ------ ------ 10% Basin Outside Site

11 Combine 196.43 2 718 396,357 3, 10 ------ ------ 10% Basin + Pre-Dev On-Site Basins

12 Combine 180.56 2 718 374,729 8, 10, ------ ------ 10% Basin + Post-Dev Routed On-Sit

21-409-Hydro_Rev 00_2022 07 15.gpw Return Period: 100 Year Friday, 09 / 23 / 2022
70
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 1
BASIN A
Hydrograph type = SCS Runoff Peak discharge = 10.66 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 21,841 cuft
Drainage area = 4.360 ac Curve number = 55
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

BASIN A
Q (cfs) Q (cfs)
Hyd. No. 1 -- 100 Year
12.00 12.00

10.00 10.00

8.00 8.00

6.00 6.00

4.00 4.00

2.00 2.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 1
71
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 2
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 5.245 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 10,610 cuft
Drainage area = 1.000 ac Curve number = 74*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.350 x 98) + (0.650 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 2 -- 100 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 2
72
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 3
TOTAL PRE
Hydrograph type = Combine Peak discharge = 15.87 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 32,451 cuft
Inflow hyds. = 1, 2 Contrib. drain. area = 5.360 ac

TOTAL PRE
Q (cfs) Q (cfs)
Hyd. No. 3 -- 100 Year
18.00 18.00

15.00 15.00

12.00 12.00

9.00 9.00

6.00 6.00

3.00 3.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 3 Hyd No. 1 Hyd No. 2
73
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 5
POST BASIN A
Hydrograph type = SCS Runoff Peak discharge = 25.54 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 52,055 cuft
Drainage area = 4.360 ac Curve number = 78*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(1.960 x 98) + (2.400 x 61)] / 4.360

POST BASIN A
Q (cfs) Q (cfs)
Hyd. No. 5 -- 100 Year
28.00 28.00

24.00 24.00

20.00 20.00

16.00 16.00

12.00 12.00

8.00 8.00

4.00 4.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 5
74
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 6
BASIN B OFFSITE
Hydrograph type = SCS Runoff Peak discharge = 5.553 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 11,268 cuft
Drainage area = 1.000 ac Curve number = 76*
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

* Composite (Area/CN) = [(0.400 x 98) + (0.600 x 61)] / 1.000

BASIN B OFFSITE
Q (cfs) Q (cfs)
Hyd. No. 6 -- 100 Year
6.00 6.00

5.00 5.00

4.00 4.00

3.00 3.00

2.00 2.00

1.00 1.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 6
75
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 7
TOTAL POST
Hydrograph type = Combine Peak discharge = 31.09 cfs
Storm frequency = 100 yrs Time to peak = 716 min
Time interval = 2 min Hyd. volume = 63,324 cuft
Inflow hyds. = 5, 6 Contrib. drain. area = 5.360 ac

TOTAL POST
Q (cfs) Q (cfs)
Hyd. No. 7 -- 100 Year
35.00 35.00

30.00 30.00

25.00 25.00

20.00 20.00

15.00 15.00

10.00 10.00

5.00 5.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440
Time (min)
Hyd No. 7 Hyd No. 5 Hyd No. 6
76
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 8
TOTAL POST ROUTE
Hydrograph type = Reservoir Peak discharge = 0.539 cfs
Storm frequency = 100 yrs Time to peak = 1012 min
Time interval = 2 min Hyd. volume = 10,823 cuft
Inflow hyd. No. = 7 - TOTAL POST Max. Elevation = 734.02 ft
Reservoir name = POND Max. Storage = 52,792 cuft

Storage Indication method used.

TOTAL POST ROUTE
Q (cfs) Q (cfs)
Hyd. No. 8 -- 100 Year
35.00 35.00

30.00 30.00

25.00 25.00

20.00 20.00

15.00 15.00

10.00 10.00

5.00 5.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 8 Hyd No. 7 Total storage used = 52,792 cuft
77
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 10
10% Basin Outside Site
Hydrograph type = SCS Runoff Peak discharge = 180.56 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 363,906 cuft
Drainage area = 39.000 ac Curve number = 70
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = User Time of conc. (Tc) = 6.00 min
Total precip. = 5.92 in Distribution = Type II
Storm duration = 24 hrs Shape factor = 484

10% Basin Outside Site
Q (cfs) Q (cfs)
Hyd. No. 10 -- 100 Year
210.00 210.00

180.00 180.00

150.00 150.00

120.00 120.00

90.00 90.00

60.00 60.00

30.00 30.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 10
78
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 11
10% Basin + Pre-Dev On-Site Basins
Hydrograph type = Combine Peak discharge = 196.43 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 396,357 cuft
Inflow hyds. = 3, 10 Contrib. drain. area = 39.000 ac

10% Basin + Pre-Dev On-Site Basins
Q (cfs) Q (cfs)
Hyd. No. 11 -- 100 Year
210.00 210.00

180.00 180.00

150.00 150.00

120.00 120.00

90.00 90.00

60.00 60.00

30.00 30.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 11 Hyd No. 3 Hyd No. 10
79
Hydrograph Report
Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Friday, 09 / 23 / 2022

Hyd. No. 12
10% Basin + Post-Dev Routed On-Site Basin
Hydrograph type = Combine Peak discharge = 180.56 cfs
Storm frequency = 100 yrs Time to peak = 718 min
Time interval = 2 min Hyd. volume = 374,729 cuft
Inflow hyds. = 8, 10 Contrib. drain. area = 39.000 ac

10% Basin + Post-Dev Routed On-Site Basin
Q (cfs) Q (cfs)
Hyd. No. 12 -- 100 Year
210.00 210.00

180.00 180.00

150.00 150.00

120.00 120.00

90.00 90.00

60.00 60.00

30.00 30.00

0.00 0.00
0 120 240 360 480 600 720 840 960 1080 1200 1320 1440 1560
Time (min)
Hyd No. 12 Hyd No. 8 Hyd No. 10
POWERPOINT PRESENTATION FOR
PARCEL #032-01030012
ON ROCK QUARRY ROAD:
CP-2024-10 & SP-2024-01
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—MAY 22, 2025
CITY COUNCIL MEETING—JUNE 9, 2025
PROJECT OVERVIEW:
~ Purposes of the Cases
~ Property Description
~ Proposed Development
FACTS ABOUT THE CASES
TWO CASES:
~ Comprehensive Plan Amendment Case #CP-2024-10:
Purpose—To change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.”
~ Special Use Permit Case #SP-2024-01:
Purpose—To allow a convenience store with fuel sales; i.e., a gas station. The
property’s PMU (Parkway Mixed-Use) Overlay District requires a special use permit
for a gas station.

Applicant: GMI 2, LLC.
Agent: Harold Buckley, Jr., Esq., from Wilson, Brock & Irby.

NOTE: Before SP-2024-01 can be approved, CP-2024-10 must be approved so that the
subject property may have a type of future land use designation which would allow the
proposed uses. The property already has the appropriate base zoning of C-2 (General
Commercial); thus, no rezoning of the property is required.
AERIAL PHOTO FOR PARCEL #032-01030012 ON ROCK QUARRY ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner: GMI 2, LLC (same as the applicant).
Parcel Number: 032-01030012.
Property Size: 4.37 +/- acres.

Property Location: Southwest corner of Rock Quarry Road and Hospital Drive,
across from Piedmont Hospital. Hospital Drive dead-ends into a cul-de-sac adjacent
to the subject property. Gabino’s Mexican Restaurant has two driveways on Hospital
Drive.

Property Conditions: Vacant and mostly wooded. Rock Quarry Road is being
widened to four lanes, with 10 feet of right-of-way to be taken for that purpose.
Because of this, no driveway access would be allowed off Rock Quarry Road.

Current Zoning: C-2 (General Commercial) and PMU (Parkway Mixed-Use Overlay
District.

Future Land Use Designation: High-Density Residential.
CASE FACTS TABLE (Slide #1)
DESCRIPTIVE FACTOR RESEARCH FINDINGS

Proposed Use: Gas station and a retail building containing a
convenience store plus three retail tenants, plus an
adjacent hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
CASE FACTS TABLE (Slide #2)
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.
Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office
buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (Gabino’s, a full-serve
Mexican restaurant).
Current and Proposed Future Current--High-Density Residential.
Land Use Designation: Proposed—Low-Density Mixed-Use.
Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.
FUTURE LAND USE MAP FOR PARCEL #032-01030012
BASE ZONING MAP OF PARCEL #032-01030012
Base Zoning—C-2 (General Commercial)
OVERLAY DISTRICT MAP OF PARCEL #032-01030012
Overlay District—Parkway Mixed-Use (PMU)
SURVEY OF PARCEL #032-01030012
Prepared by Alta NSPS Land Title for GMI 2, LLC on 05/02/22
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #1)
Type of Development—Mixed commercial uses.

Components:
o Phase I--A convenience center with fuel sales (i.e., a gas station) and a retail building
with three additional shops.
~ Gas Station—Would also include an equal number of EV (electric vehicle) charging
stations).
~ Retail building--9,840 total square feet.
-- Convenience store--6,000 square feet.
-- Three more retail tenant spaces -- 1,280 square feet each.
o Phase II—A hotel with 12,276 total square feet on 3 floors, with 13 rooms per floor. A
pylon (pole) sign is proposed in front of the hotel, but that would not be permitted.

NOTE: The applicant has stated that the financial viability of the proposed development
would be dependent upon the inclusion of the convenience store. The development of a
hotel was added later, via the applicant’s revised Letter of Intent from April 8, 2025.
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #2)
Property Accesses—Two driveways off Hospital Drive, plus a circular driveway around
the hotel to facilitate fire truck access.
Setbacks—Required: 50 feet in the front, 10 feet on the sides, and 20 feet in the rear.
All setback requirements would be met.
Buffers—None are required since no residential properties border the property.
Lot Coverage (Impervious Area)—Maximum allowed is 70 percent. Proposed
development would only cover 49.5 percent, with the remaining 50.6 percent being left as
open space (pervious area).
Parking—Would include 51 spaces for the retail uses (50 are required), plus 43 spaces for
the hotel (39 are required). All parking requirements would be met.
Exterior Architecture:
o Buildings would have brick facades.
o Gas pumps and electric charging stations must have covered canopies. The submitted
renderings show that the gas pumps would have them, but the EV stations would not.
PROPOSED SITE PLAN FOR PARCEL #032-01030012
Title: “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 03-18-25
SITE PLAN ENLARGEMENT FOR PARCEL #032-01030012
ARCHITECTURAL RENDERINGS – RETAIL BUILDING
ARCHITECTURAL RENDERINGS – GAS STATION
ARCHITECTURAL RENDERINGS – E.V. CHARGING STATIONS
ELEVATION DRAWINGS – RETAIL BUILDING (Front & Rear)
ANALYSIS OF CP-2024-10
(Comprehensive Plan Amendment Case #CP-2024-10)
ANALYSIS OF CP-2024-10 (Slide #1)
APPLICANT’S REQUEST: Change the property’s future land use designation from
High-Density Residential to Low-Density Mixed-Use.

STAFF ANALYSIS:
A. Comparison of Future Land Use Designations:
o High-Density Residential—Intended primarily for residential land uses with
multi-story buildings and small commercial or service businesses.
o Low-Density Mixed-Use—Intended for commercial / retail areas along various
corridors and intersections. They mainly serve the residents of the surround-
ing residential neighborhoods. Future development and redevelopment
should maintain the community-oriented feel.
o Analysis:
a. The applicant does not propose to build a residential development; thus,
High-Density Residential is not the appropriate future land use designation.
ANALYSIS OF CP-2024-10 (Slide #2)
b. Conversely:
~ The Low-Density Mixed-Use future land use designation is intended for
commercial and retail areas along various corridors in the City, including Rock
Rock Quarry Road, with various single-family subdivisions and apartment
developments located along it or within several blocks. The proposed retail
center would be located close to these residential developments, offering
quick services and goods for the regular and frequent needs of customers.
~ In addition, since the proposed development would only have an impervious
cover of 49.4 percent, and the proposed hotel would only have three stories,
these characteristics would be compatible with the intent of the Low-Density
Mixed-Use designation.
ANALYSIS OF CP-2024-10 (Slide #3)
B. Suitability of the Subject Property’s Location:
o Low-Density Mixed-Use designations are present on the adjacent parcel to the
north and on many parcels on the east side of Rock Quarry Road, directly
across the road from the subject property. Thus, the approval of CP-2024-01
would not create a “spot” future land use designation.
o The subject property is part of the commercial development corridor along
Rock Quarry Road, which includes numerous retail uses on the same (west)
side of the road and larger commercial uses along the eastern side of the road
(Piedmont Hospital and associated medical office buildings). Due to the high
intensity of the hospital and medical office buildings and the large number of
employees and patients whom they represent, the provision of the proposed
retail center (including the convenience center / gas station) and hotel would
be appropriate and desirable.
o The proposed development would serve the automobile and retail needs of the
many nearby residential developments.
ANALYSIS OF CP-2024-10 (Slide #4)
C. Compatibility with a Goal of the Comprehensive Plan -- Page 42 of the City’s
Comprehensive Plan identifies the top economic development goal for the City of
Stockbridge as follows: “#1-To attract and retain high-quality and diverse
employers with quality of life, education, culture, housing, healthcare, retail, and
recreation facilities.” The proposed retail center would comply with that goal,
particularly since few retail centers have been developed within the City in the
past five years.
ANALYSIS OF CP-2024-10 (Slide #5)
D. Relation to the Zoning of the Property:
a. The proposed commercial uses would be compatible with the property’s C-2
(General Commercial) zoning, thus no rezoning would be required.
b. They would also be suitable for the PMU (Parkway Mixed-Use Overlay) District.
c. The proposed Low-Density Mixed-Use future land use designation calls for low-
density commercial uses. The proposed development would only have an
impervious cover of 49.4 percent, and the proposed hotel would only have three
stories; thus, the proposed development can be considered to be of low-density
and it would include a mixture of commercial uses.
STAFF CONCLUSIONS FOR CP-2024-10
STAFF CONCLUSIONS:

1. The subject property’s existing future land use designation of High-Density
Residential is not appropriate for the subject property because the applicant is
not proposing to build a residential development.
2. The proposed retail uses would be compatible with one of the intentions of the
requested future land use designation of Low-Density Mixed-Use, which is to
serve the needs of nearby residential areas.
3. The subject property is in a suitable location for the Low-Density Mixed-Use
future land use designation due to the adjacency of other properties to the
north and across Rock Quarry Road, which all have the same designation.
4. The development of the proposed retail uses would serve to further an
economic development goal of the Comprehensive Plan.
STAFF RECOMMENDATION FOR CP-2024-10

STAFF RECOMMENDATION -- In view of the aforementioned conclusions for
CP-2024-10 on Parcel #032-01030012, the Planning & Zoning Staff recommends the
APPROVAL of CP-2024-10.
ANALYSIS OF SP-2024-01
(Special Use Permit Case #SP-2024-01)
ANALYSIS OF SP-2024-01 (Slide #1)
APPLICANT’S REQUEST: Grant a Special Use Permit to allow a gas station (a
convenience center with fuel sales) to locate and operate on a C-2 property within the
PMU (Parkway Mixed-Use) Overlay District.

Necessity of a Special Use Permit – Required for “select uses” (gas stations /
convenience stores), which may be permitted uses in a C-2 (General Commercial)
zoning district if a special use permit is approved.
Source of Requirement--Ordinance #OR24-563 for the PMU Overlay District, per Text
Amendment Case #TX-2024-03. Section 2.5.2(C)(1) identifies gas stations and
convenience stores as being “select uses” in the PMU Overlay District.

The proposed gas station and convenience store must meet four types of compliance
requirements, as are listed on the next slide.
ANALYSIS OF SP-2024-01 (Slide #2)
FOUR TYPES OF COMPLIANCE REQUIREMENTS FOR SP-2024-01:

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These
requirements were recently amended with the approval of Ordinance #OR25-589
(a.k.a. Text Amendment Case #TX-2024-06) on February 10, 2025, which amended
the gas station distance requirement from 2,400 feet to 800 feet and imposed other
requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).
ANALYSIS OF SP-2024-01 (Slide #3)
1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District. Gas stations and convenience stores
are types of select uses. They used to be prohibited in the PMU, but now they may
be permitted in the C-2 district if a special use permit is obtained. This is due to the
passage of Ordinance #OR24-263 for Text Amendment Case#TX-2024-03 on May 13,
2024. The ordinance identified the permitted uses in Section 2.5.2.(C)(1) of the UDC.

Analysis of Section 2.5.2(C)(2) Requirements for Select Uses (Gas Station and
Convenience Store):
a. A Select Use must be located on a property which has frontage on either a
collector or an arterial road. The subject property has frontage on Rock Quarry
Road, which is classified as a minor arterial.
b. The property must have a base zoning district which allows such uses. The
property is zoned ‘C-2’,which is an allowable base zoning district for a Select Use.
ANALYSIS OF SP-2024-01 (Slide #4)
c. All property design standards of the base zoning district must be met. It appears
from the submitted site plan that most, if not all, of the property design standards
have been met.
d. Any existing non-conforming structures may not be enlarged. The subject property
is currently undeveloped.
e. Building facades for both primary and accessory structures must be constructed
of brick on all sides. The submitted architectural renderings suggest that all four
sides of the proposed retail building would be constructed of brick.
f. At gasoline stations, an equal number of electric charging stations as gas pumps
must be provided on the site, and covered canopies must be provided over gas
pumps and electric charging stations. The site plan shows that the there would be
the same number of electric charging stations (12) as gas pumps (12). The
applicant’s renderings show that covered canopies would be provided over the gas
pumps but not the EV charging stations.
ANALYSIS OF SP-2024-01 (Slide #5)
g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal. The site plan shows that the proposed retail uses
and the hotel would have separate accesses off Hospital Drive, and the hotel would
have a circular driveway around it.
h. The required number of parking spaces must be provided. The retail uses and the
hotel would meet their parking requirements.
i. The required buffers must be provided. Since no residential properties are located
adjacent to the subject property, no residential buffers would be required.
j. Other special requirements. No other special requirements have been identified.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #1)

Section 3.2.14 below from the UDC provides requirements specifically for gas stations.

These requirements were amended on February 10, 2025 with the approval of Ordinance
#OR25-589 (a.k.a. Text Amendment Case #TX-2024-06). It amended the gas station
distance requirement from 2,400 feet to 800 feet and imposed other requirements.
Section 3.2.14 appears below, including the updated Subsection C and the addition of
Subsections E through P, which appear below.

A. Gasoline service stations are permitted in the C-3 district and are a special use

in the C-2 district, subject to the site design standards for the district, and the

specific site design standards in this section.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #2)
B. Gasoline service stations may include the following activities: sale of fuel, oil,

lubricants, and similar products; minor repair; sale of small automotive

accessories; sale of food and sundries; convenience store; restaurant drive-up

windows; inspection stations for emissions; or car washes. Gasoline service

stations shall not include game rooms, game arcades, major repair shops, body

shops, paint shops, or paint booths.

C. Gasoline service stations shall maintain a separation distance of eight hundred

(800) feet. This distance requirement shall be measured from property line to

property line of another existing gasoline service station.
ANALYSIS #2—REQUIREMENTS FOR GASOLINE STATIONS (Slide #3)
D. Design standards for gasoline service stations are shown in the table below.

Development Feature Standard
Principal building and/or gas pumps and 40 feet
canopy, where side and rear lot lines are
abutting residentially zoned property
Principal building, side and rear lot lines, 25 feet
all other zoning districts
Access requirements for corner lots Access drives shall be a minimum of 20
feet from the intersection of street right-
of-way lines
Buffer, adjacent to residentially zoned Includes a solid wall or solid fence not
property less than 6 feet in height in addition to
the standards set forth in this title.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #4)
E. A gasoline service station must be located on a property which has frontage on
either a collector or an arterial road, as is classified by the Georgia Department
of Transportation or the Henry County Department of Transportation.
F. Gasoline service stations are allowed with the base zoning district of C-3 (Heavy
Commercial District). Gasoline service stations are also allowed in the C-2
(General Commercial District) via a Special Use Permit.
G. All property design standards of the base zoning district must be met.
H. Building facades for both primary and accessory structures must be constructed
of brick on all sides.
I. At gasoline service stations, an equal number of electric charging stations as gas
pumps must be provided on the site. Covered canopies must be provided over
gas pumps and electric charging stations.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #5)
J. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.
K. The required number of parking spaces of the base zoning district must be
provided.
L. The required buffers of the base zoning district must be provided.
M. The square footage of a gasoline service station must be at least 5,000 square
feet.
N. The gasoline service station must have suites to accommodate two subtenants.
O. All gasoline service stations must meet the other related City of Stockbridge
Codes of Ordinances.
P. Other special requirements, to be determined by the Community Development
Director, must be met.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #6)
Analysis of Section 3.2.14 Requirements for Gas Stations:

A. Compliance with Site Design Standards for the C-2 District -- It appears from the site
plan that all design standards of the C-2 zoning district would be met. These include
the minimum lot width (100 feet), the minimum setback requirements (50 feet in the
front, 10 feet on the sides, and 20 feet in the rear), and the maximum lot coverage of
70 percent.
B. Types of Activities to Be Included -- The proposed convenience store and sale of fuel
are among the activities that are permitted for gas stations.
C. Separation Distance of Eight Hundred (800) Feet -- As are shown by the Gas Station
Radius Map and the Gas Station Distance Map below, no other gas stations are
located within the required separation distance of 800 feet from the subject
property. The closest gas station is a Texaco station, which is located south of the
subject property at 1247 Eagles Landing Parkway, situated at the southwest corner
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #7)
of Patrick Henry Parkway (an extension of Rock Quarry Road) and Eagles Landing
Parkway. To the north, a BP station is located approximately 4,060 feet away, at 901
Rock Quarry Road (Parcel #050-01016011), at the southwest corner of Rock Quarry
Road and Banks Road. Within the Hudson Bridge Road corridor, a Murphy gas station
is located at 1440 Hudson Bridge Road, and a Quik Trip gas station is located farther to
the west, at 1614 Hudson Bridge Road.
~ Within the Rock Quarry Road / Eagles Landing Parkway Corridor:
o Texaco gas station -- Located approximately 1,706 feet from the subject property.
o BP gas station -- Located approximately 4,060 feet from the subject property.
~ Within the Hudson Bridge Road Corridor:
o Murphy gas station – Located approximately 2,055 feet from the subject property.
o QuikTrip gas station – Located approximately 3,315 feet from the subject property.

Based on these measured distances, all four of the nearest gas stations are located
significantly more than the required minimum of 800 feet away from the subject
property.
GAS STATION RADIUS MAP
GAS STATION DISTANCE MAP
For the Rock Quarry Road / Eagles Pkwy. Landing Corridor
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #8)
D. Design Standards for Gas Stations -- The table above from Section 3.2.14 of the UDC
lists design standards for gas station requirements. Among them are various
setback requirements, and it appears from the April 9, 2025 site plan that these
setbacks would be met. In addition, access drives must be at least 20 feet from the
intersection of street right-of-way lines, but these distances could not be determined
from the site plan.
E. Road Classification – Rock Quarry Road is classified as a minor arterial.
F. Zoning District – The subject property is zoned ‘C-2’, and the applicant is applying for
the required special use permit.
G. Property Design Standards for the Base Zoning District -- The revised site plan
appears to meet most of the design requirements, except for the ones that are noted.
H. Building Façade Materials – The submitted renderings appear to show that the
proposed gas station would have brick facades, but it is not clear as to whether all four
sides would be brick.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #9)

I. Electric Charging Stations – An equal number of electric charging stations as gasoline
pumps would be provided. But no covered canopies are shown over the electric
charging stations.
J. Access and Internal Circulation -- The proposed gas station would allow an
acceptable access and internal circulation.
K. Parking Spaces – The required number of parking spaces would be provided and
slightly exceeded.
L. Buffers -- The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.
M. Size of Gas Station – The proposed gas station would have 6,000 square, exceeding
the minimum required size of 5,000 square feet.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #10)

N. Sub-Tenants – The proposed gas station would have three sub-tenants (retail stores),
thus exceeding the required two sub-tenants.

O. Other Codes of Ordinances – The proposed gas station must meet all other related
regulations.

P. Other Special Requirements -- None have been identified at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #1)
Section 9.2.5 of the UDC provides requirements for the granting of special use permits
(formerly known as conditional use permits), and Subsection 9.2.5(2) lists five (5) issues to be
Considered, in priority, in the preparation of a staff report. Each issue is discussed below.

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.

~ The applicant has not submitted a traffic impact study.
~ However, since Rock Quarry Road is currently being widened to four lanes by Georgia
DOT, projected traffic volumes from undeveloped properties along Rock Quarry Road,
including the subject property, have presumably been projected and accounted for.
~ The proposed new traffic signal at the Rock Quarry Road / Hospital Drive Intersection as
part of the road widening would be beneficial in facilitating left turns out of the proposed
development onto Rock Quarry Road.
~ Some traffic congestion may be experienced on the short, western end of Hospital Drive
and its cul-de-sac since six businesses would be using it
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #2)
b. The physical conditions of the site, including topography, drainage and size and shape,
are suitable for the proposed development.

Although the subject property has an unusual shape, the site plan shows that there
would be sufficient room for the proposed development, with the remainder of the site
to remain wooded. A detention pond would be provided at the southern end of the
property.

c. Adequate public facilities are available to serve the proposed use.
~ The applicant’s letter from the Henry County Water Authority, dated July 12, 2024, stated
that water service is available to serve the property, and that sewage treatment and sewer
line capacity are also available to serve the property.
~ However, this was based on the proposed development without the hotel.
~ An updated Water Authority letter needs to be obtained.

d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and enjoy-
ment of nearby properties or that no special limitations are necessary to protect the public.
This is unknown at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #3)
e. The special use with specific limitations and design features as may have been required will
further the aims of the comprehensive plan and will not be unduly detrimental to nearby
properties.
~ The proposed commercial uses would further the Comprehensive Plan’s policy to
“encourage development of a rational network of commercial nodes to meet the service
needs of citizens while avoiding unattractive and inefficient strip development along
major roadways.” Rather than having separate buildings and strip development uses
along Rock Quarry Road, the proposed convenience store and gas station, plus the
other three retail shops, would allow for the cohesive existence of several businesses
within a unified development.
~ The proposed uses may be beneficial by meeting the service needs of drivers who are
already present within the vicinity as employees or patients of the hospital, other
medical facilities, and restaurants along Rock Quarry Road, plus the residents of the
surrounding residential areas.
~ The property’s future land use designation is High-Density Residential. The 2024-2028
Comprehensive Plan states that this designation is meant primarily for residential
developments, but that small commercial or service businesses may be permitted within
such developments. Although the proposed development would consist of small
commercial and service businesses, no residential uses are proposed, nor are any
residential uses located near the subject property. Therefore, it would be appropriate for
the property’s future land use designation to be changed to Low-Density Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #1)
Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a gas station and a convenience store. Each issue is discussed below and
is to be considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan adopted by
the city council;
The proposed gas station and convenience store represent commercial uses, which would
be compatible with the numerous other commercial uses that are present within the
vicinity. However, commercial uses are not permitted by the subject property’s future land
use designation of High-Density Residential. A Comprehensive Plan amendment is
therefore needed to change the property’s future land use designation to Medium-Density
Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #2)
2. Compatibility with land uses and zoning districts in the vicinity of the property for which
the use permit is proposed;
The proposed gas station and convenience store would be compatible with the
surrounding commercial uses (restaurants and retail stores), and the property’s C-2 zoning
is compatible with the C-2 zoning of the adjacent properties to the north and south.
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
No such violations have been identified.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
The forthcoming widening of Rock Quarry Road, including the installation of a traffic
signal at the Rock Quarry Road / Hospital Drive Intersection, should serve to improve
traffic flow within the vicinity, and to provide pedestrian access.
5. The location and number of off-street parking spaces;
The applicant plans to provide a few more parking spaces than are required for the retail
uses (51) and the hotel (39).
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #3)
6. The amount and location of open space;
The proposed pervious area (open space) would be 50.6 percent, according to the data on
the site plan. This would exceed the required 30 percent for the C-2 district.
7. Protective screening;
The applicant’s letter of intent states that screening would be provided around the
proposed trash dumpster for the gas station, which would be fully enclosed with opaque
gates.
8. Hours and manner of operation;
The proposed gas station and convenience store would be open for twenty-four hours per
day. This is not anticipated to be a problem since no residential uses are located next to
the subject property.
9. Outdoor lighting; and
The applicant’s letter of intent states that generous outdoor lighting systems would be
used for the safety and security of the patrons and employees, and that measures would
be taken to ensure that no unreasonable glare would be emitted to the surrounding area.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #4)
10. Ingress and egress to the property.
Since the subject property is located on a corner lot with a cul-de-sac turnaround, and
since a traffic signal is scheduled to be installed at the intersection, no traffic congestion
emanating from the proposed uses is anticipated.
STAFF CONCLUSIONS (Slide #1)
As a result of the foregoing three types of analyses, the Planning & Zoning Staff makes the
following conclusions:
1. Gas Station Distance Requirement—The proposed gas station (convenience store with gas
pumps) would be located significantly more than the minimum required distance of 800 feet
away from other gas stations within the vicinity, as is required by Section 3.2.14 of the UDC
for gas stations.
2. Suitability of Uses -- The proposed gas station, along with the retail shops and hotel, are all
permitted types of uses within the C-2 district, and they would be suitable and desirable
types of uses for the subject property due to its location in a busy commercial corridor, as
well as its proximity to large residential areas. The specific types of retail tenants to be
included within the proposed retail center would need to be allowable uses within the PMU
Overlay District.
3. Traffic Impacts -- The trip generation from the proposed uses would likely have
minimal impacts on the surrounding road network due to the forthcoming
widening of Rock Quarry Road and the installation of a traffic signal at Hospital
Drive.
STAFF CONCLUSIONS (Slide #2)
4. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, access driveways must be located at least 20 feet from the intersection of
street right-of-way lines. It could not be determined from the April 9, 2025 site plan
whether this requirement would be met.

5. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations that are located next to non-residentially-zoned properties have not
been indicated on the submitted site plan.

6. Facades—The submitted architectural renderings suggest that the proposed retail
building for the gas station would be constructed of brick, but it is not clear as to
whether all four sides would be brick, as is required by Section 2.5.2(C)(2) of the
UDC for Select Uses within the PMU Parkway Overlay District.
STAFF CONCLUSIONS (Slide #3)
7. Canopies—The submitted architectural renderings show that the gasoline pumps would
have a covered canopy over them, but that the electric charging stations would not have
one. Both types of facilities are required to have a canopy, in compliance with the
requirements of Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU Overlay
District.

8. Signage—A proposed pylon (pole) sign is shown for the hotel, which is not a permitted type
of sign within the City of Stockbridge.

9. Water Authority Letter – The Water Authority letter which the applicant submitted was for the
gas station and retail center alone, without the hotel. An updated Water Authority letter
needs to be obtained to determine whether sufficient water and sewer capacity would be
available to serve these uses plus the proposed hotel.
STAFF RECOMMENDATIONS (Slide #1)
In view of the aforementioned analysis and conclusions, the Planning & Zoning staff
recommends APPROVAL WITH CONDITIONS for Special Use Permit Case #SP-2024-
01 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. The
recommended zoning conditions are as follows:

1. Comprehensive Plan Amendment – SP-2024-01 shall not be approved unless the
applicant’s Comprehensive Plan Amendment Case #CP-2024-10 is approved prior
to the consideration of SP-2024-01.
2. Site Plan – The proposed development shall be built according to a site plan
which is similar in design to the submitted site plan, entitled “Civil Plans: Rock
Quarry Road C-Store Special Use”, which was prepared for GMI 2, Inc. by LJA with
an issue date of 04-09-25).
3. Requirements for Select Uses – The proposed development shall meet all of the
requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
STAFF RECOMMENDATIONS (Slide #2)
4. Requirements for Gasoline Stations – The proposed development shall meet all of
the updated requirements for gasoline stations within Section 3.2.14 of the UDC, as
amended on February 10, 2025 with the approval of Ordinance #OR25-589 (a.k.a.
Text Amendment Case #TX-2024-06).
5. Requirements for Special Use Permits, Staff Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.5 of the UDC (staff considerations).
6. Requirements for Special Use Permits, City Council Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.6 of the UDC (City Council considerations).
7. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, all access driveways shall be located at least 20 feet from the intersection of
street right-of-way lines.
8. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations shall be provided next to all non-residentially-zoned properties.
STAFF RECOMMENDATIONS (Slide #3)
9. Facades—All four sides of the proposed gas station shall be construct of brick, in
compliance with Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU
Parkway Overlay District.
10. Canopies—Both the gasoline pumps and the electric charging stations shall be
covered with canopies, in compliance with Section 2.5.2(C)(2) of the UDC for
Select Uses within the PMU Overlay District.
11. Signage—No pylon (pole) signs shall be permitted within the proposed
development.
12. Water Authority Letter – The applicant shall obtain an updated Henry County
Water Authority availability letter to determine whether sufficient water and sewer
capacity would be available to serve all of the proposed uses on the subject
property (the gas station, retail center, and hotel), and the developer shall comply
with all of the specifications of that letter.
ARE THERE ANY QUESTIONS?
POWERPOINT PRESENTATION FOR
PARCEL #032-01030012
ON ROCK QUARRY ROAD:
CP-2024-10 & SP-2024-01
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—MAY 22, 2025
CITY COUNCIL MEETING—JUNE 9, 2025
PROJECT OVERVIEW:
~ Purposes of the Cases
~ Property Description
~ Proposed Development
FACTS ABOUT THE CASES
TWO CASES:
~ Comprehensive Plan Amendment Case #CP-2024-10:
Purpose—To change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.”
~ Special Use Permit Case #SP-2024-01:
Purpose—To allow a convenience store with fuel sales; i.e., a gas station. The
property’s PMU (Parkway Mixed-Use) Overlay District requires a special use permit
for a gas station.

Applicant: GMI 2, LLC.
Agent: Harold Buckley, Jr., Esq., from Wilson, Brock & Irby.

NOTE: Before SP-2024-01 can be approved, CP-2024-10 must be approved so that the
subject property may have a type of future land use designation which would allow the
proposed uses. The property already has the appropriate base zoning of C-2 (General
Commercial); thus, no rezoning of the property is required.
AERIAL PHOTO FOR PARCEL #032-01030012 ON ROCK QUARRY ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner: GMI 2, LLC (same as the applicant).
Parcel Number: 032-01030012.
Property Size: 4.37 +/- acres.

Property Location: Southwest corner of Rock Quarry Road and Hospital Drive,
across from Piedmont Hospital. Hospital Drive dead-ends into a cul-de-sac adjacent
to the subject property. Gabino’s Mexican Restaurant has two driveways on Hospital
Drive.

Property Conditions: Vacant and mostly wooded. Rock Quarry Road is being
widened to four lanes, with 10 feet of right-of-way to be taken for that purpose.
Because of this, no driveway access would be allowed off Rock Quarry Road.

Current Zoning: C-2 (General Commercial) and PMU (Parkway Mixed-Use Overlay
District.

Future Land Use Designation: High-Density Residential.
CASE FACTS TABLE (Slide #1)
DESCRIPTIVE FACTOR RESEARCH FINDINGS

Proposed Use: Gas station and a retail building containing a
convenience store plus three retail tenants, plus an
adjacent hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
CASE FACTS TABLE (Slide #2)
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.
Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office
buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (Gabino’s, a full-serve
Mexican restaurant).
Current and Proposed Future Current--High-Density Residential.
Land Use Designation: Proposed—Low-Density Mixed-Use.
Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.
FUTURE LAND USE MAP FOR PARCEL #032-01030012
BASE ZONING MAP OF PARCEL #032-01030012
Base Zoning—C-2 (General Commercial)
OVERLAY DISTRICT MAP OF PARCEL #032-01030012
Overlay District—Parkway Mixed-Use (PMU)
SURVEY OF PARCEL #032-01030012
Prepared by Alta NSPS Land Title for GMI 2, LLC on 05/02/22
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #1)
Type of Development—Mixed commercial uses.
Components:
o Phase I--A convenience center with fuel sales (i.e., a gas station) and a retail building
with three additional shops.
~ Gas Station—Would also include an equal number of EV (electric vehicle) charging
stations).
~ Retail building--9,840 total square feet.
-- Convenience store--6,000 square feet.
-- Three more retail tenant spaces -- 1,280 square feet each.
o Phase II—A hotel with 12,276 total square feet on 3 floors, with 13 rooms per floor. A
pylon (pole) sign is proposed in front of the hotel, but that would not be permitted.
NOTE: The applicant has stated that the financial viability of the proposed development
would be dependent upon the inclusion of the convenience store. The development of a
hotel was added later, via the applicant’s revised Letter of Intent from April 8, 2025.
DESCRIPTION OF THE PROPOSED DEVELOPMENT (Slide #2)
Two Site Plans: One Colored, and One Black-and-White. Title: “Civil Plans: Rock Quarry
Road C-Store Special Use”; Prepared by LJA; Issue Date: 04-09-25.
Property Accesses—Two driveways off Hospital Drive, plus a circular driveway around
the hotel to facilitate fire truck access.
Setbacks—Required: 50 feet in the front, 10 feet on the sides, and 20 feet in the rear. All
setback requirements would be met.
Buffers—None are required since no residential properties border the property.
Lot Coverage (Impervious Area)—Maximum allowed is 70 percent. The proposed
development would only cover 49.5 percent, with the remaining 50.6 percent being left as
open space (pervious area).
Parking—Would include 51 spaces for the retail uses (50 are required), plus 43 spaces for
the hotel (39 are required). All parking requirements would be met.
Exterior Architecture:
o Buildings would have brick facades.
o Gas pumps and electric charging stations must have covered canopies. The submitted
renderings show that the gas pumps would have them, but the EV stations would not.
PROPOSED SITE PLAN – COLORED
SITE PLAN ENLARGEMENT—COLORED
PROPOSED SITE PLAN – BLACK & WHITE
SITE PLAN ENLARGEMENT—BLACK & WHITE
ARCHITECTURAL RENDERINGS – RETAIL BUILDING
ARCHITECTURAL RENDERINGS – GAS STATION
ARCHITECTURAL RENDERINGS – E.V. CHARGING STATIONS
ELEVATION DRAWINGS – RETAIL BUILDING (Front & Rear)
ANALYSIS OF CP-2024-10
(Comprehensive Plan Amendment Case #CP-2024-10)
ANALYSIS OF CP-2024-10 (Slide #1)
APPLICANT’S REQUEST: Change the property’s future land use designation from
High-Density Residential to Low-Density Mixed-Use.

STAFF ANALYSIS:
A. Comparison of Future Land Use Designations:
o High-Density Residential—Intended primarily for residential land uses with
multi-story buildings and small commercial or service businesses.
o Low-Density Mixed-Use—Intended for commercial / retail areas along various
corridors and intersections. They mainly serve the residents of the surround-
ing residential neighborhoods. Future development and redevelopment
should maintain the community-oriented feel.
o Analysis:
a. The applicant does not propose to build a residential development; thus,
High-Density Residential is not the appropriate future land use designation.
ANALYSIS OF CP-2024-10 (Slide #2)
b. Conversely:
~ The Low-Density Mixed-Use future land use designation is intended for
commercial and retail areas along various corridors in the City, including Rock
Rock Quarry Road, with various single-family subdivisions and apartment
developments located along it or within several blocks. The proposed retail
center would be located close to these residential developments, offering
quick services and goods for the regular and frequent needs of customers.
~ In addition, since the proposed development would only have an impervious
cover of 49.4 percent, and the proposed hotel would only have three stories,
these characteristics would be compatible with the intent of the Low-Density
Mixed-Use designation.
ANALYSIS OF CP-2024-10 (Slide #3)
B. Suitability of the Subject Property’s Location:
o Low-Density Mixed-Use designations are present on the adjacent parcel to the
north and on many parcels on the east side of Rock Quarry Road, directly
across the road from the subject property. Thus, the approval of CP-2024-01
would not create a “spot” future land use designation.
o The subject property is part of the commercial development corridor along
Rock Quarry Road, which includes numerous retail uses on the same (west)
side of the road and larger commercial uses along the eastern side of the road
(Piedmont Hospital and associated medical office buildings). Due to the high
intensity of the hospital and medical office buildings and the large number of
employees and patients whom they represent, the provision of the proposed
retail center (including the convenience center / gas station) and hotel would
be appropriate and desirable.
o The proposed development would serve the automobile and retail needs of the
many nearby residential developments.
ANALYSIS OF CP-2024-10 (Slide #4)
C. Compatibility with a Goal of the Comprehensive Plan -- Page 42 of the City’s
Comprehensive Plan identifies the top economic development goal for the City of
Stockbridge as follows: “#1-To attract and retain high-quality and diverse
employers with quality of life, education, culture, housing, healthcare, retail, and
recreation facilities.” The proposed retail center would comply with that goal,
particularly since few retail centers have been developed within the City in the
past five years.
ANALYSIS OF CP-2024-10 (Slide #5)
D. Relation to the Zoning of the Property:
a. The proposed commercial uses would be compatible with the property’s C-2
(General Commercial) zoning, thus no rezoning would be required.
b. They would also be suitable for the PMU (Parkway Mixed-Use Overlay) District.
c. The proposed Low-Density Mixed-Use future land use designation calls for low-
density commercial uses. The proposed development would only have an
impervious cover of 49.4 percent, and the proposed hotel would only have three
stories; thus, the proposed development can be considered to be of low-density
and it would include a mixture of commercial uses.
STAFF CONCLUSIONS FOR CP-2024-10
STAFF CONCLUSIONS:

1. The subject property’s existing future land use designation of High-Density
Residential is not appropriate for the subject property because the applicant is
not proposing to build a residential development.
2. The proposed retail uses would be compatible with one of the intentions of the
requested future land use designation of Low-Density Mixed-Use, which is to
serve the needs of nearby residential areas.
3. The subject property is in a suitable location for the Low-Density Mixed-Use
future land use designation due to the adjacency of other properties to the
north and across Rock Quarry Road, which all have the same designation.
4. The development of the proposed retail uses would serve to further an
economic development goal of the Comprehensive Plan.
STAFF RECOMMENDATION FOR CP-2024-10

STAFF RECOMMENDATION -- In view of the aforementioned conclusions for
CP-2024-10 on Parcel #032-01030012, the Planning & Zoning Staff recommends the
APPROVAL of CP-2024-10.
ANALYSIS OF SP-2024-01
(Special Use Permit Case #SP-2024-01)
ANALYSIS OF SP-2024-01 (Slide #1)
APPLICANT’S REQUEST: Grant a Special Use Permit to allow a gas station (a
convenience center with fuel sales) to locate and operate on a C-2 property within the
PMU (Parkway Mixed-Use) Overlay District.

Necessity of a Special Use Permit – Required for “select uses” (gas stations /
convenience stores), which may be permitted uses in a C-2 (General Commercial)
zoning district if a special use permit is approved.
Source of Requirement--Ordinance #OR24-563 for the PMU Overlay District, per Text
Amendment Case #TX-2024-03. Section 2.5.2(C)(1) identifies gas stations and
convenience stores as being “select uses” in the PMU Overlay District.

The proposed gas station and convenience store must meet four types of compliance
requirements, as are listed on the next slide.
ANALYSIS OF SP-2024-01 (Slide #2)
FOUR TYPES OF COMPLIANCE REQUIREMENTS FOR SP-2024-01:

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These
requirements were recently amended with the approval of Ordinance #OR25-589
(a.k.a. Text Amendment Case #TX-2024-06) on February 10, 2025, which amended
the gas station distance requirement from 2,400 feet to 800 feet and imposed other
requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).
ANALYSIS OF SP-2024-01 (Slide #3)
1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the
Parkway Mixed-Use (PMU) Overlay District. Gas stations and convenience stores
are types of select uses. They used to be prohibited in the PMU, but now they may
be permitted in the C-2 district if a special use permit is obtained. This is due to the
passage of Ordinance #OR24-263 for Text Amendment Case#TX-2024-03 on May 13,
2024. The ordinance identified the permitted uses in Section 2.5.2.(C)(1) of the UDC.

Analysis of Section 2.5.2(C)(2) Requirements for Select Uses (Gas Station and
Convenience Store):
a. A Select Use must be located on a property which has frontage on either a
collector or an arterial road. The subject property has frontage on Rock Quarry
Road, which is classified as a minor arterial.
b. The property must have a base zoning district which allows such uses. The
property is zoned ‘C-2’,which is an allowable base zoning district for a Select Use.
ANALYSIS OF SP-2024-01 (Slide #4)
c. All property design standards of the base zoning district must be met. It appears
from the submitted site plan that most, if not all, of the property design standards
have been met.
d. Any existing non-conforming structures may not be enlarged. The subject property
is currently undeveloped.
e. Building facades for both primary and accessory structures must be constructed
of brick on all sides. The submitted architectural renderings suggest that all four
sides of the proposed retail building would be constructed of brick.
f. At gasoline stations, an equal number of electric charging stations as gas pumps
must be provided on the site, and covered canopies must be provided over gas
pumps and electric charging stations. The site plan shows that the there would be
the same number of electric charging stations (12) as gas pumps (12). The
applicant’s renderings show that covered canopies would be provided over the gas
pumps but not the EV charging stations.
ANALYSIS OF SP-2024-01 (Slide #5)
g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal. The site plan shows that the proposed retail uses
and the hotel would have separate accesses off Hospital Drive, and the hotel would
have a circular driveway around it.
h. The required number of parking spaces must be provided. The retail uses and the
hotel would meet their parking requirements.
i. The required buffers must be provided. Since no residential properties are located
adjacent to the subject property, no residential buffers would be required.
j. Other special requirements. No other special requirements have been identified.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #1)

Section 3.2.14 below from the UDC provides requirements specifically for gas stations.

These requirements were amended on February 10, 2025 with the approval of Ordinance
#OR25-589 (a.k.a. Text Amendment Case #TX-2024-06). It amended the gas station
distance requirement from 2,400 feet to 800 feet and imposed other requirements.
Section 3.2.14 appears below, including the updated Subsection C and the addition of
Subsections E through P, which appear below.

A. Gasoline service stations are permitted in the C-3 district and are a special use

in the C-2 district, subject to the site design standards for the district, and the

specific site design standards in this section.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #2)
B. Gasoline service stations may include the following activities: sale of fuel, oil,

lubricants, and similar products; minor repair; sale of small automotive

accessories; sale of food and sundries; convenience store; restaurant drive-up

windows; inspection stations for emissions; or car washes. Gasoline service

stations shall not include game rooms, game arcades, major repair shops, body

shops, paint shops, or paint booths.

C. Gasoline service stations shall maintain a separation distance of eight hundred

(800) feet. This distance requirement shall be measured from property line to

property line of another existing gasoline service station.
ANALYSIS #2—REQUIREMENTS FOR GASOLINE STATIONS (Slide #3)
D. Design standards for gasoline service stations are shown in the table below.

Development Feature Standard
Principal building and/or gas pumps and 40 feet
canopy, where side and rear lot lines are
abutting residentially zoned property
Principal building, side and rear lot lines, 25 feet
all other zoning districts
Access requirements for corner lots Access drives shall be a minimum of 20
feet from the intersection of street right-
of-way lines
Buffer, adjacent to residentially zoned Includes a solid wall or solid fence not
property less than 6 feet in height in addition to
the standards set forth in this title.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #4)
E. A gasoline service station must be located on a property which has frontage on
either a collector or an arterial road, as is classified by the Georgia Department
of Transportation or the Henry County Department of Transportation.
F. Gasoline service stations are allowed with the base zoning district of C-3 (Heavy
Commercial District). Gasoline service stations are also allowed in the C-2
(General Commercial District) via a Special Use Permit.
G. All property design standards of the base zoning district must be met.
H. Building facades for both primary and accessory structures must be constructed
of brick on all sides.
I. At gasoline service stations, an equal number of electric charging stations as gas
pumps must be provided on the site. Covered canopies must be provided over
gas pumps and electric charging stations.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #5)
J. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.
K. The required number of parking spaces of the base zoning district must be
provided.
L. The required buffers of the base zoning district must be provided.
M. The square footage of a gasoline service station must be at least 5,000 square
feet.
N. The gasoline service station must have suites to accommodate two subtenants.
O. All gasoline service stations must meet the other related City of Stockbridge
Codes of Ordinances.
P. Other special requirements, to be determined by the Community Development
Director, must be met.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #6)
Analysis of Section 3.2.14 Requirements for Gas Stations:

A. Compliance with Site Design Standards for the C-2 District -- It appears from the site
plan that all design standards of the C-2 zoning district would be met. These include
the minimum lot width (100 feet), the minimum setback requirements (50 feet in the
front, 10 feet on the sides, and 20 feet in the rear), and the maximum lot coverage of
70 percent.
B. Types of Activities to Be Included -- The proposed convenience store and sale of fuel
are among the activities that are permitted for gas stations.
C. Separation Distance of Eight Hundred (800) Feet -- As are shown by the Gas Station
Radius Map and the Gas Station Distance Map below, no other gas stations are
located within the required separation distance of 800 feet from the subject
property. The closest gas station is a Texaco station, which is located south of the
subject property at 1247 Eagles Landing Parkway, situated at the southwest corner
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #7)
of Patrick Henry Parkway (an extension of Rock Quarry Road) and Eagles Landing
Parkway. To the north, a BP station is located approximately 4,060 feet away, at 901
Rock Quarry Road (Parcel #050-01016011), at the southwest corner of Rock Quarry
Road and Banks Road. Within the Hudson Bridge Road corridor, a Murphy gas station
is located at 1440 Hudson Bridge Road, and a Quik Trip gas station is located farther to
the west, at 1614 Hudson Bridge Road.
~ Within the Rock Quarry Road / Eagles Landing Parkway Corridor:
o Texaco gas station -- Located approximately 1,706 feet from the subject property.
o BP gas station -- Located approximately 4,060 feet from the subject property.
~ Within the Hudson Bridge Road Corridor:
o Murphy gas station – Located approximately 2,055 feet from the subject property.
o QuikTrip gas station – Located approximately 3,315 feet from the subject property.

Based on these measured distances, all four of the nearest gas stations are located
significantly more than the required minimum of 800 feet away from the subject
property.
GAS STATION RADIUS MAP
GAS STATION DISTANCE MAP
For the Rock Quarry Road / Eagles Pkwy. Landing Corridor
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #8)
D. Design Standards for Gas Stations -- The table above from Section 3.2.14 of the UDC
lists design standards for gas station requirements. Among them are various
setback requirements, and it appears from the April 9, 2025 site plan that these
setbacks would be met. In addition, access drives must be at least 20 feet from the
intersection of street right-of-way lines, but these distances could not be determined
from the site plan.
E. Road Classification – Rock Quarry Road is classified as a minor arterial.
F. Zoning District – The subject property is zoned ‘C-2’, and the applicant is applying for
the required special use permit.
G. Property Design Standards for the Base Zoning District -- The revised site plan
appears to meet most of the design requirements, except for the ones that are noted.
H. Building Façade Materials – The submitted renderings appear to show that the
proposed gas station would have brick facades, but it is not clear as to whether all four
sides would be brick.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #9)

I. Electric Charging Stations – An equal number of electric charging stations as gasoline
pumps would be provided. But no covered canopies are shown over the electric
charging stations.
J. Access and Internal Circulation -- The proposed gas station would allow an
acceptable access and internal circulation.
K. Parking Spaces – The required number of parking spaces would be provided and
slightly exceeded.
L. Buffers -- The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.
M. Size of Gas Station – The proposed gas station would have 6,000 square, exceeding
the minimum required size of 5,000 square feet.
ANALYSIS #2—REQUIREMENTS FOR GAS STATIONS (Slide #10)

N. Sub-Tenants – The proposed gas station would have three sub-tenants (retail stores),
thus exceeding the required two sub-tenants.

O. Other Codes of Ordinances – The proposed gas station must meet all other related
regulations.

P. Other Special Requirements -- None have been identified at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #1)
Section 9.2.5 of the UDC provides requirements for the granting of special use permits
(formerly known as conditional use permits), and Subsection 9.2.5(2) lists five (5) issues to be
Considered, in priority, in the preparation of a staff report. Each issue is discussed below.

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.

~ The applicant has not submitted a traffic impact study.
~ However, since Rock Quarry Road is currently being widened to four lanes by Georgia
DOT, projected traffic volumes from undeveloped properties along Rock Quarry Road,
including the subject property, have presumably been projected and accounted for.
~ The proposed new traffic signal at the Rock Quarry Road / Hospital Drive Intersection as
part of the road widening would be beneficial in facilitating left turns out of the proposed
development onto Rock Quarry Road.
~ Some traffic congestion may be experienced on the short, western end of Hospital Drive
and its cul-de-sac since six businesses would be using it
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #2)
b. The physical conditions of the site, including topography, drainage and size and shape,
are suitable for the proposed development.

Although the subject property has an unusual shape, the site plan shows that there
would be sufficient room for the proposed development, with the remainder of the site
to remain wooded. A detention pond would be provided at the southern end of the
property.

c. Adequate public facilities are available to serve the proposed use.
~ The applicant’s letter from the Henry County Water Authority, dated July 12, 2024, stated
that water service is available to serve the property, and that sewage treatment and sewer
line capacity are also available to serve the property.
~ However, this was based on the proposed development without the hotel.
~ An updated Water Authority letter needs to be obtained.

d. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and enjoy-
ment of nearby properties or that no special limitations are necessary to protect the public.
This is unknown at this time.
ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS (Slide #3)
e. The special use with specific limitations and design features as may have been required will
further the aims of the comprehensive plan and will not be unduly detrimental to nearby
properties.
~ The proposed commercial uses would further the Comprehensive Plan’s policy to
“encourage development of a rational network of commercial nodes to meet the service
needs of citizens while avoiding unattractive and inefficient strip development along
major roadways.” Rather than having separate buildings and strip development uses
along Rock Quarry Road, the proposed convenience store and gas station, plus the
other three retail shops, would allow for the cohesive existence of several businesses
within a unified development.
~ The proposed uses may be beneficial by meeting the service needs of drivers who are
already present within the vicinity as employees or patients of the hospital, other
medical facilities, and restaurants along Rock Quarry Road, plus the residents of the
surrounding residential areas.
~ The property’s future land use designation is High-Density Residential. The 2024-2028
Comprehensive Plan states that this designation is meant primarily for residential
developments, but that small commercial or service businesses may be permitted within
such developments. Although the proposed development would consist of small
commercial and service businesses, no residential uses are proposed, nor are any
residential uses located near the subject property. Therefore, it would be appropriate for
the property’s future land use designation to be changed to Low-Density Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #1)
Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a gas station and a convenience store. Each issue is discussed below and
is to be considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan adopted by
the city council;
The proposed gas station and convenience store represent commercial uses, which would
be compatible with the numerous other commercial uses that are present within the
vicinity. However, commercial uses are not permitted by the subject property’s future land
use designation of High-Density Residential. A Comprehensive Plan amendment is
therefore needed to change the property’s future land use designation to Medium-Density
Mixed-Use.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #2)
2. Compatibility with land uses and zoning districts in the vicinity of the property for which
the use permit is proposed;
The proposed gas station and convenience store would be compatible with the
surrounding commercial uses (restaurants and retail stores), and the property’s C-2 zoning
is compatible with the C-2 zoning of the adjacent properties to the north and south.
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
No such violations have been identified.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
The forthcoming widening of Rock Quarry Road, including the installation of a traffic
signal at the Rock Quarry Road / Hospital Drive Intersection, should serve to improve
traffic flow within the vicinity, and to provide pedestrian access.
5. The location and number of off-street parking spaces;
The applicant plans to provide a few more parking spaces than are required for the retail
uses (51) and the hotel (39).
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #3)
6. The amount and location of open space;
The proposed pervious area (open space) would be 50.6 percent, according to the data on
the site plan. This would exceed the required 30 percent for the C-2 district.
7. Protective screening;
The applicant’s letter of intent states that screening would be provided around the
proposed trash dumpster for the gas station, which would be fully enclosed with opaque
gates.
8. Hours and manner of operation;
The proposed gas station and convenience store would be open for twenty-four hours per
day. This is not anticipated to be a problem since no residential uses are located next to
the subject property.
9. Outdoor lighting; and
The applicant’s letter of intent states that generous outdoor lighting systems would be
used for the safety and security of the patrons and employees, and that measures would
be taken to ensure that no unreasonable glare would be emitted to the surrounding area.
ANALYSIS #4—USE PERMIT CONSIDERATIONS (Slide #4)
10. Ingress and egress to the property.
Since the subject property is located on a corner lot with a cul-de-sac turnaround, and
since a traffic signal is scheduled to be installed at the intersection, no traffic congestion
emanating from the proposed uses is anticipated.
STAFF CONCLUSIONS (Slide #1)
As a result of the foregoing three types of analyses, the Planning & Zoning Staff makes the
following conclusions:
1. Gas Station Distance Requirement—The proposed gas station (convenience store with gas
pumps) would be located significantly more than the minimum required distance of 800 feet
away from other gas stations within the vicinity, as is required by Section 3.2.14 of the UDC
for gas stations.
2. Suitability of Uses -- The proposed gas station, along with the retail shops and hotel, are all
permitted types of uses within the C-2 district, and they would be suitable and desirable
types of uses for the subject property due to its location in a busy commercial corridor, as
well as its proximity to large residential areas. The specific types of retail tenants to be
included within the proposed retail center would need to be allowable uses within the PMU
Overlay District.
3. Traffic Impacts -- The trip generation from the proposed uses would likely have
minimal impacts on the surrounding road network due to the forthcoming
widening of Rock Quarry Road and the installation of a traffic signal at Hospital
Drive.
STAFF CONCLUSIONS (Slide #2)
4. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, access driveways must be located at least 20 feet from the intersection of
street right-of-way lines. It could not be determined from the April 9, 2025 site plan
whether this requirement would be met.

5. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations that are located next to non-residentially-zoned properties have not
been indicated on the submitted site plan.

6. Facades—The submitted architectural renderings suggest that the proposed retail
building for the gas station would be constructed of brick, but it is not clear as to
whether all four sides would be brick, as is required by Section 2.5.2(C)(2) of the
UDC for Select Uses within the PMU Parkway Overlay District.
STAFF CONCLUSIONS (Slide #3)
7. Canopies—The submitted architectural renderings show that the gasoline pumps would
have a covered canopy over them, but that the electric charging stations would not have
one. Both types of facilities are required to have a canopy, in compliance with the
requirements of Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU Overlay
District.

8. Signage—A proposed pylon (pole) sign is shown for the hotel, which is not a permitted type
of sign within the City of Stockbridge.

9. Water Authority Letter – The Water Authority letter which the applicant submitted was for the
gas station and retail center alone, without the hotel. An updated Water Authority letter
needs to be obtained to determine whether sufficient water and sewer capacity would be
available to serve these uses plus the proposed hotel.
STAFF RECOMMENDATIONS (Slide #1)
In view of the aforementioned analysis and conclusions, the Planning & Zoning staff
recommends APPROVAL WITH CONDITIONS for Special Use Permit Case #SP-2024-
01 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. The
recommended zoning conditions are as follows:

1. Comprehensive Plan Amendment – SP-2024-01 shall not be approved unless the
applicant’s Comprehensive Plan Amendment Case #CP-2024-10 is approved prior
to the consideration of SP-2024-01.
2. Site Plan – The proposed development shall be built according to a site plan
which is similar in design to the submitted site plan, entitled “Civil Plans: Rock
Quarry Road C-Store Special Use”, which was prepared for GMI 2, Inc. by LJA with
an issue date of 04-09-25).
3. Requirements for Select Uses – The proposed development shall meet all of the
requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
STAFF RECOMMENDATIONS (Slide #2)
4. Requirements for Gasoline Stations – The proposed development shall meet all of
the updated requirements for gasoline stations within Section 3.2.14 of the UDC, as
amended on February 10, 2025 with the approval of Ordinance #OR25-589 (a.k.a.
Text Amendment Case #TX-2024-06).
5. Requirements for Special Use Permits, Staff Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.5 of the UDC (staff considerations).
6. Requirements for Special Use Permits, City Council Considerations – The proposed
development shall meet all of the requirements for special use permits from
Section 9.2.6 of the UDC (City Council considerations).
7. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, all access driveways shall be located at least 20 feet from the intersection of
street right-of-way lines.
8. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for
gas stations shall be provided next to all non-residentially-zoned properties.
STAFF RECOMMENDATIONS (Slide #3)
9. Facades—All four sides of the proposed gas station shall be construct of brick, in
compliance with Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU
Parkway Overlay District.
10. Canopies—Both the gasoline pumps and the electric charging stations shall be
covered with canopies, in compliance with Section 2.5.2(C)(2) of the UDC for
Select Uses within the PMU Overlay District.
11. Signage—No pylon (pole) signs shall be permitted within the proposed
development.
12. Water Authority Letter – The applicant shall obtain an updated Henry County
Water Authority availability letter to determine whether sufficient water and sewer
capacity would be available to serve all of the proposed uses on the subject
property (the gas station, retail center, and hotel), and the developer shall comply
with all of the specifications of that letter.
13. Hotel Quality—The proposed hotel shall have a three-star rating or better.
ARE THERE ANY QUESTIONS?
A B C D E F G H I J K L M N O P Q

Plot Date: Wednesday, April 9, 2025 4:07:33 PM
SITE DATA
130 E. MAIN STREET
CANTON, GA 30114
470-863-1070

BUILDING DATA

PROPOSED GDOT REQUIRED R/W
N/F
N/F N/F 04/09/2025

EXISTING R/W
OVADJE, LEO engineer of record
SAK PARTNERS LLC ZIEGLER-GEORGIA 6 LLC
DB 9531 PG 188
DB 5504 PG 185 DB 8820 PG 251
ZONED C-2
ZONED C-2 ZONED C-2 3
S 88°52'17"E
APV
229.88'
L3
VICINITY MAP S 72
°03' 2 8 '12"
E CHK
42" ° EV EV EV EV
N 74181.09'
EV EV EV EV EV
E ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY
BY
131
.54'

R/W

REQUIRED
DESCRIPTION
C- 5 PROPOSED PARKING DATA

PROPOSED GDOT
EV EV EV

ONLY ONLY ONLY
N 09°2

0'32"W C- 1

DATE

283.22
NO.

R/W
EXISTING
SITE NOTES 7

GMI2, INC
L2

ROCK QUARRY RD STOCKBRIDGE, GA 30281
AE-1
L1
'48"W
S 81°433'
159.0 C- 3
C/L

CIVIL PLANS
UCTION
GDOT C

File Location: s:\sed\archive_01-civil_projects\03-projects\_canton_ga_office\on hold_archive_backlog\2024-033 rock quary road retail stockbridge ga\cad\proj1 rock quarry road hotel csp 2
O N ST R
GDOT C

1876 INDEPENDENCE SQ , SUITE D, DUNWOODY,

13 ~ DISTRICT 6, PARCEL # 032-01030012
ONSTR
N 09°2 C- 2

UCTION
GA 30338
0'59"W
59.07'
PROPOSED LEGEND '48" E 1
N 81°43
N/F C/L
DIAZ INVESTMENT INC.

56.74'
4 DB 10879 PG 117
ZONED C-2

10
S 14

°32'3
8"E

N 06°25'4
182.84' 125.
11
4"W 48' ISSUE DATE
04/09/2025
PROJECT NUMBER
2024-033
SHEET TITLE

SITE PLAN
12
300.99' SHEET NUMBER
'40"W
S 81°59
C1
N/F
A B C D E F G H I J K L M N O P Q

Plot Date: Thursday, May 22, 2025 1:22:46 PM
SITE DATA
130 E. MAIN STREET
CANTON, GA 30114
470-863-1070

BUILDING DATA

PROPOSED GDOT REQUIRED R/W
N/F
N/F N/F 04/09/2025

EXISTING R/W
OVADJE, LEO engineer of record
SAK PARTNERS LLC ZIEGLER-GEORGIA 6 LLC
DB 9531 PG 188
DB 5504 PG 185 DB 8820 PG 251
ZONED C-2
ZONED C-2 ZONED C-2 3
S 88°52'17"E
APV
229.88'
L3
VICINITY MAP S 72
°03' 2 8'12"
E CHK
4 ° EV EV EV EV
N 74181.09'
2"E EV EV EV EV EV
ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY ONLY
BY
131
.54'

EQUIRED R/W
DESCRIPTION

C- 5 PROPOSED PARKING DATA

O T
G D
EV EV EV

E D
O S
ONLY ONLY ONLY
N 09°2

PR
0'32"W C- 1

DATE

283.22 NO.

R/W
EXISTING

File Location: s:\sed\archive_01-civil_projects\03-projects\_canton_ga_office\on hold_archive_backlog\2024-033 rock quary road retail stockbridge ga\cad\concept\2025-0521 csp2 rendering\proj1 rock quarry road hotel csp 2 rendering
SITE NOTES 7

GMI2, INC
L2

ROCK QUARRY RD STOCKBRIDGE, GA 30281
L1
'48"W
S 81°433'
159.0

CIVIL PLANS

1876 INDEPENDENCE SQ , SUITE D, DUNWOODY,

13 ~ DISTRICT 6, PARCEL # 032-01030012
N 09°2 C- 2

GA 30338
0'59"W
PROPOSED LEGEND 9

56.74'

10
S 14

°32'3
8"E

N 06°25'4
182.84' 125.
11
4"W 48' ISSUE DATE
04/09/2025
PROJECT NUMBER
2024-033
SHEET TITLE

SITE PLAN
12
300.99' SHEET NUMBER
'40"W
S 81°59

© 2025 Microsoft Corporation © 2025 Maxar ©CNES (2025) Distribution Airbus DS © 2025 TMAP MOBILITY Earthstar Geographics SIO
C1
N/F

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: May 22, 2025 (Planning Commission Meeting)
June 9, 2025 (City Council Meeting)

SUBJECT: Staff Report for Special Use Permit Case #SP-2024-01
For Parcel #032-01030012 on Rock Quarry Road at Hospital Drive
(To be located in Council District 5)

I. PURPOSE

The applicant for Special Use Permit Case #SP-2024-01, GMI 2, LLC (represented by
Harold Buckley, Jr., Esq., from the law firm of Wilson, Brock & Irby), requests a special
use permit to build a gas station and convenience store (termed by the applicant as “a
convenience store with fuel pumps”) on Parcel #032-01030012 on Rock Quarry Road at
Hospital Drive. GMI 2, LLC develops and operates non-residential developments,
including offices and convenience stores. The proposed gas station and convenience
store would be part of a new retail center, and the applicant also would build an adjacent
hotel. The applicant has stated that the financial viability of the proposed development
would be dependent upon the inclusion of the convenience store.

A special use permit is necessary for the proposed development because Ordinance
#OR24-563 for the Parkway Mixed-Use Overlay (PMU) District, per Text Amendment Case
#TX-2024-03, identifies gas stations and convenience stores as being “select uses” in
Section 2.5.2(C(1), and as being permitted uses within a C-2 (General Commercial) zoning
district if an applicant applies for and is approved for a special use permit.

The proposed gas station and convenience store must meet four types of compliance
requirements, as are listed below. The analysis of each of these types of requirements is
discussed in the three Analysis sections of this staff report.

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

requirements were recently amended with the approval of Ordinance #OR25-
589 (a.k.a. Text Amendment Case #TX-2024-06) on February 10, 2025, which
amended the gas station distance requirement from 2,400 feet to 800 feet and
imposed other requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).

Before SP-2024-01 can be approved, the applicant’s Comprehensive Plan Amendment
Case #CP-2024-10 must be approved so that the subject property may have a type of
future land use designation which would allow the proposed uses. The applicant has
requested to change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.” The property already has the appropriate base
zoning of C-2 (General Commercial); thus, no rezoning of the property is required.

II. CASE FACTS

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Use: Gas station and a retail building containing a
convenience store plus three retail tenants, plus an
adjacent hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.
Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (Gabino’s, a full-serve
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

Mexican restaurant).

Current and Proposed Future Current--High-Density Residential.
Land Use Designation: Proposed—Low-Density Mixed-Use.

Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.

AERIAL PHOTO OF PARCEL #032-01030012
ON ROCK QUARRY ROAD AT HOSPITAL DRIVE

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

LAND TITLE SURVEY OF THE PROPERTY (ENLARGEMENT)
(Prepared by Alta NSPS Land Title for GMI 2, LLC) on 05/02/22)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

CITY OF STOCKBRIDGE ZONING MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

CITY OF STOCKBRIDGE FUTURE LAND USE MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

III. PROPOSED DEVELOPMENT

The applicant, GMI 2, LLC, proposes to develop and operate various commercial uses on
Parcel #032-01020012, which is located on Rock Quarry Road at Hospital Drive. The
applicant develops and operates non-residential developments, including offices and
convenience stores. The applicant’s letter of intent states that the proposed development
would be intended to serve the numerous customers who are present within the vicinity of
Piedmont Hospital, the associated medical buildings, and other commercial uses along
Rock Quarry Road and Eagles Landing Parkway.

The proposed development would take place within two phases. Phase I would include
a gas station and convenience store (a convenience store with gasoline sales), plus a
retail center with three other tenant spaces. The applicant’s Letter of Intent states that the
financial viability of the proposed development would be dependent upon the inclusion of
the convenience store, which would have both fuel pumps and electric charging stations,
and which would operate twenty-four hours per day. Phase II would feature the
development of an adjacent hotel.

The applicant submitted a revised site plan (entitled “Civil Plans: Rock Quarry Road C-
Store Special Use”, which was prepared for GMI 2, Inc. by LJA with an issue date of 04-
09-25). It shows that the proposed development would have no accesses off Rock Quarry
Road due to the forthcoming widening of Rock Quarry Road. Instead, all of the proposed
uses would be accessed off Hospital Drive, and land for Georgia DOT’s needed right-of-
way is shown along Rock Quarry Road. The proposed convenience center with fuel pumps
and the retail center would have their own driveway off Hospital Drive, while the proposed
hotel would have its driveway off the cul-de-sac. The Gambino’s Mexican Restaurant to
the south also has two driveway accesses off Hospital Drive. A detention pond would be
located at the south end of the subject property.

The proposed retail building would contain a total of 9,840 total square feet. The
convenience store itself would have 6,000 square feet, and three other tenant spaces would
be provided, with each one having 1,280 square feet. The proposed hotel would have
12,275 square feet comprising three floors, with thirteen (13) rooms per floor. A circular
driveway would be provided around the hotel to facilitate fire truck access. Although the
site plan shows a proposed pylon (pole) sign for the hotel, pylon signs are not permitted in
the City of Stockbridge, per Section 5.5(4) of the Unified Development Code (UDC). The
provision of a monument sign may be an alternative.

Within the site, the required minimum setbacks for the C-2 district are 50 feet in the front,
10 feet on the sides, and 20 feet in the rear). The Site Data Box of the revised site plan
indicates that all required setbacks would be met. Since the site does not border any
residentially-zoned properties, no buffers would be required beyond the setbacks. The
maximum allowable lot coverage (impervious area) in the C-2 district is 70 percent, but the
proposed development would only cover 49.4 percent of the site. The remaining pervious
area (open space) would be 50.6 percent, according to the data on the site plan.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

The site plan shows that 51 parking spaces would be provided for the retail center, and 39
parking spaces would be provided for the hotel. For the retail center, one more parking
space would be provided than would be required for the 9,935-square-foot retail center
since the UDC requires 5 parking spaces per 1,000 square feet for “service stations” (the
convenience center with fuel pumps) and 5 parking spaces per 1,000 square feet for retail
establishments (for the remaining four retail tenant spaces). An equal number of fuel pump
spaces (12) and electric vehicle charging spaces (12) would be provided. The remaining
parking spaces would be provided for regular retail customers and ADA accessible patrons.
For the hotel, one parking space is required per hotel room. For 39 proposed rooms, 39
parking spaces are required. The applicant proposes to provide 43 total hotel parking
spaces, which exceeds this requirement.

The applicant provided three architectural renderings to show views of the proposed retail
building, the gas pumps with a canopy, and the electric charging stations. They indicate
that the building would have exterior facades with brick. No canopy is shown over the
electric charging stations.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

REVISED SITE PLAN (With Hotel Addition)
(Entitled “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 03-18-25.)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
10

SITE PLAN ENLARGEMENT (With Hotel Addition)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
11

ARCHITECTURAL RENDERINGS FOR THE RETAIL CENTER

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
12

ELEVATION DRAWINGS FOR THE RETAIL CENTER
(Front and Rear Building Elevations)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
13

IV. ANALYSIS #1—REQUIREMENTS FOR “SELECT USES” IN THE
PARKWAY MIXED-USE (P.M.U.) OVERLAY DISTRICT
The subject property lies within the Parkway Mixed-Use (PMU) Overlay District, where
gasoline stations and convenience stores have been identified as “Select Uses”, which are
permitted in the C-2 zoning district if they are granted a Special Use Permit by the
Stockbridge City Council. These Select Uses were previously prohibited in the PMU
Overlay District, but they may now be permitted. This is due to the passage of Ordinance
#OR24-263 for Text Amendment Case #TX-2024-03 on May 13, 2024. The Ordinance
identified the permitted uses in Section 2.5.2(C)(1) of the Unified Development Code
(UDC), and the accompanying requirements for Select Uses in Section 2.5.2(C)(2). The
analysis of the proposed development on the basis of the compliance of the convenience
store and gas station appears below.

Analysis of Section 2.5.2(C)(2) Requirements for Select Uses (Gas Station and
Convenience Store):

a. A Select Use must be located on a property which has frontage on either a
collector or an arterial road, as is classified by the Georgia Department of
Transportation or the Henry County Department of Transportation.

The subject property has frontage on Rock Quarry Road, which is classified as a minor
arterial.

b. The property must have a base zoning district which allows such uses.

The subject property is zoned ‘C-2’ (General Commercial), which is an allowable base
zoning district for a Select Use.

c. All property design standards of the base zoning district must be met.

It appears from the submitted site plan that the subject property meets most of the
required design standards of the C-2 zoning district. The minimum lot size (10,000
square feet), the minimum lot width (100 feet), and the maximum allowable lot coverage
(a maximum of 70 percent required; 50.6 percent to be provided) would all be easily met.
The minimum setbacks (50 feet in the front, 10 feet on the regular side, and 20 feet in
the rear) would also be met. Since the subject property constitutes a corner lot, the side
yard setback from the cul-de-sac of Hospital Drive must be at least 30 feet. The
submitted site plan shows that that distance would be 32.36 feet, thereby meeting the
requirement.

d. Any existing non-conforming structures may not be enlarged.

The subject property is currently undeveloped.

e. Building facades for both primary and accessory structures must be constructed

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
14

of brick on all sides.

The submitted architectural renderings suggest that all four sides of the proposed
retail building would be constructed of brick.

f. At gasoline stations, an equal number of electric charging stations as gas pumps
must be provided on the site, and covered canopies must be provided over gas
pumps and electric charging stations.

The site plan shows that the proposed development would have the same number of
electric charging stations (12) as gas pumps (12), and the architectural renderings show
the provision of a large canopy over both the gas pumps and the electric vehicle
charging station.

g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.

The site plan shows that although the only access to the proposed convenience store
and gas station would be from Hospital Drive, it would allow for sufficient circulation.

h. The required number of parking spaces must be provided.

A total of 50 parking spaces would be provided for the gas station and convenience
store, and the proposed site plan shows 51 parking spaces, which exceeds the
requirement.

i. The required buffers must be provided.

Section 3.2.14 of the UDC, which provides requirements specifically for gas stations,
requires a 25-foot buffer adjacent to adjacent properties which are not residentially-
zoned. No such buffers are indicated on the March 18, 2025 site plan.

j. Other special requirements, to be determined by the Community Development
Director.

No other special requirements have been determined at this time.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
15

V. ANALYSIS #2—REQUIREMENTS FOR GASOLINE STATIONS

Section 3.2.14 below from the UDC provides requirements specifically for gas stations.
As was previously mentioned, these requirements were recently amended with the
approval of Ordinance #OR25-589 (a.k.a. Text Amendment Case #TX-2024-06) on
February 10, 2025, which amended the gas station distance requirement from 2,400 feet
to 800 feet and imposed other requirements. Section 3.2.14 appears below, including the
updated Subsection C and the addition of Subsections E through P, which appear below.

A. Gasoline service stations are permitted in the C-3 district and are a special
use in the C-2 district, subject to the site design standards for the district,
and the specific site design standards in this section.
B. Gasoline service stations may include the following activities: sale of fuel, oil,
lubricants, and similar products; minor repair; sale of small automotive
accessories; sale of food and sundries; convenience store; restaurant drive-
up windows; inspection stations for emissions; or car washes. Gasoline
service stations shall not include game rooms, game arcades, major repair
shops, body shops, paint shops, or paint booths.
C. Gasoline service stations shall maintain a separation distance of eight hundred
(800) feet. This distance requirement shall be measured from property line to
property line of another existing gasoline service station.
D. Design standards for gasoline service stations are shown in the table below.

Development Feature Standard
Principal building and/or gas pumps and 40 feet
canopy, where side and rear lot lines are
abutting residentially zoned property
Principal building, side and rear lot lines, all 25 feet
other zoning districts
Access requirements for corner lots Access drives shall be a minimum of 20
feet from the intersection of street right-of-
way lines
Buffer, adjacent to residentially zoned Includes a solid wall or solid fence not less
property than 6 feet in height in addition to the
standards set forth in this title.

E. A gasoline service station must be located on a property which has frontage
on either a collector or an arterial road, as is classified by the Georgia
Department of Transportation or the Henry County Department of
Transportation.

F. Gasoline service stations are allowed with the base zoning district of C-3
(Heavy Commercial District). Gasoline service stations are also allowed in
the C-2 (General Commercial District) via a Special Use Permit.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
16

G. All property design standards of the base zoning district must be met.

H. Building facades for both primary and accessory structures must be
constructed of brick on all sides.

I. At gasoline service stations, an equal number of electric charging stations as
gas pumps must be provided on the site. Covered canopies must be
provided over gas pumps and electric charging stations.

J. An acceptable means of access and internal circulation must be provided, to
be determined by the Fire Marshal.

K. The required number of parking spaces of the base zoning district must be
provided.

L. The required buffers of the base zoning district must be provided.

M. The square footage of a gasoline service station must be at least 5,000
square feet.

N. The gasoline service station must have suites to accommodate two sub-
tenants.

O. All gasoline service stations must meet the other related City of Stockbridge
Codes of Ordinances.

P. Other special requirements, to be determined by the Community
Development Director, must be met.

Analysis of Section 3.2.14 Requirements for Gas Stations:

A. Compliance with Site Design Standards for the C-2 District -- As was previously
mentioned, it appears from the submitted site plan that all design standards of the C-2
zoning district would be met. These include the minimum lot width (100 feet), the
minimum setback requirements (50 feet in the front, 10 feet on the sides, and 20 feet in
the rear), and the maximum lot coverage of 70 percent.

B. Types of Activities to Be Included -- The proposed convenience store and sale of fuel
are among the activities that are permitted for gas stations.

C. Separation Distance of Eight Hundred (800) Feet -- As are shown by the Gas Station
Radius Map and the Gas Station Distance Map below, no other gas stations are
located within the required separation distance of 800 feet from the subject property.
The closest gas station is a Texaco station, which is located south of the subject
property at 1247 Eagles Landing Parkway, situated at the southwest corner

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
17

GAS STATION RADIUS MAP, REVISED

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
18

GAS STATION DISTANCE MAP, REVISED
For the Rock Quarry Road / Eagles Landing Corridor

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
19

of Patrick Henry Parkway (an extension of Rock Quarry Road) and Eagles Landing
Parkway. To the north, a BP station is located approximately 4,060 feet away, at 901
Rock Quarry Road (Parcel #050-01016011), at the southwest corner of Rock Quarry
Road and Banks Road. Within the Hudson Bridge Road corridor, a Murphy gas station
is located at 1440 Hudson Bridge Road, and a Quik Trip gas station is located farther to
the west, at 1614 Hudson Bridge Road.

The measurements below were made on the Henry County Tax Assessors’ aerial photo
of the vicinity. They show the approximate distances of these four gas stations from the
subject property. The distances were measured from the closest point on the nearest
property line of the subject property to the closest point on the nearest property line of a
nearby gas station.

Within the Rock Quarry Road / Eagles Landing Parkway Corridor:
• Texaco gas station -- Located approximately 1,706 feet from the subject property.
• BP gas station -- Located approximately 4,060 feet from the subject property.

Within the Hudson Bridge Road Corridor:
• Murphy gas station – Located approximately 2,055 feet from the subject property.
• QuikTrip gas station – Located approximately 3,315 feet from the subject property.

Based on these measured distances, all four of the nearest gas stations are located
significantly more than the required minimum of 800 feet away from the subject property.

D. Design Standards for Gas Stations -- The table above from Section 3.2.14 of the
UDC lists design standards for gas station requirements. Among them are various
setback requirements, and it appears from the April 9, 2025 site plan that these
setbacks would be met. In addition, access drives must be at least 20 feet from the
intersection of street right-of-way lines, but these distances could not be determined
from the site plan.

E. Road Classification – Rock Quarry Road is classified as a minor arterial.

F. Zoning District – The subject property is zoned ‘C-2’, and the applicant is applying for
the required special use permit.

G. Property Design Standards for the Base Zoning District -- The revised site plan
appears to meet most of the design requirements, except for the ones that are noted.

H. Building Façade Materials – The submitted renderings appear to show that the
proposed gas station would have brick facades, but it is not clear as to whether all four
sides would be brick.

I. Electric Charging Stations – An equal number of electric charging stations as gasoline
pumps would be provided. But no covered canopies are shown over the electric charging
stations.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
20

J. Access and Internal Circulation -- The proposed gas station would allow an acceptable
access and internal circulation.

K. Parking Spaces – The required number of parking spaces would be provided and slightly
exceeded.

L. Buffers -- The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.

M. Size of Gas Station – The proposed gas station would have 6,000 square, exceeding
the minimum required size of 5,000 square feet.

N. Sub-Tenants – The proposed gas station would have three sub-tenants (retail stores),
thus exceeding the required two sub-tenants.

O. Other Codes of Ordinances – The proposed gas station must meet all other related
regulations.

P. Other Special Requirements -- None have been identified at this time.

VI. ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS

Section 9.2.5 of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of special use permits (formerly known as conditional use permits), and
Subsection 9.2.5(2) lists five (5) issues to be considered, in priority, in the preparation of
a staff report, as are listed below. Each issue is discussed below.

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will
adversely affect nearby properties.

The volume of traffic to be generated by the proposed development and its potential
impacts on the vicinity would be determined by a traffic impact study, which the
applicant has not submitted. However, since Rock Quarry Road is currently being
widened to four lanes by Georgia DOT, projected traffic volumes from undeveloped
properties along Rock Quarry Road, including the subject property, have presumably
been projected and accounted for. The fact that a traffic signal is planned to be
installed at the Rock Quarry Road / Hospital Drive Intersection as part of the road
widening would be beneficial in facilitating left turns out of the proposed development
onto Rock Quarry Road. Some traffic congestion may be experienced on the short,
western end of Hospital Drive and its cul-de-sac since six businesses would be using
it (the existing Mexican restaurant, the convenience store with gas station, three other

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
21

retail uses, and the proposed hotel).

b. The physical conditions of the site, including topography, drainage and size and
shape, are suitable for the proposed development.

Although the subject property has an unusual shape, the April 9, 2025 site plan shows
that there would be sufficient room for the proposed development, with the remainder
of the site to remain wooded. A detention pond would be provided at the southern
end of the property.

c. Adequate public facilities are available to serve the proposed use.

The applicant obtained a letter from the Henry County Water Authority, dated July 12,
2024, which stated that water service is available to serve the property, and that
sewage treatment and sewer line capacity are also available to serve the property.
However, this was based on the proposed development without the hotel. An updated
Water Authority letter needs to be obtained.

d. The applicant has made a binding agreement for any specific limitations or
conditions necessary to protect the public interest and assure the continued
beneficial use and enjoyment of nearby properties or that no special limitations
are necessary to protect the public.

It is currently unknown as to whether the applicant has made any binding agreements
to protect the public interest and nearby properties, or whether such protections are
needed.

e. The special use with specific limitations and design features as may have been
required will further the aims of the comprehensive plan and will not be unduly
detrimental to nearby properties.

The proposed commercial uses would further the Comprehensive Plan’s policy to
“encourage development of a rational network of commercial nodes to meet the
service needs of citizens while avoiding unattractive and inefficient strip development
along major roadways.” Rather than having separate buildings and strip development
uses along Rock Quarry Road, the proposed convenience store and gas station, plus
the other three retail shops, would allow for the cohesive existence of several
businesses within a unified development. Further, the proposed uses may be
beneficial by meeting the service needs of drivers who are already present within the
vicinity as employees or patients of the hospital, other medical facilities, and
restaurants along Rock Quarry Road, plus the residents of the surrounding residential
areas.

The subject property has a future land use designation of High-Density Residential.
The 2024-2028 Comprehensive Plan states that this designation is meant primarily
for residential developments, but that small commercial or service businesses may

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
22

be permitted within such developments. Although the proposed development would
consist of small commercial and service businesses, no residential uses are
proposed, nor are any residential uses located near the subject property. Therefore,
it would be appropriate for the property’s future land use designation to be changed
to Low-Density Mixed-Use.

VII. ANALYSIS #4—USE PERMIT CONSIDERATIONS

Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides
requirements for the granting of use permits, including ten (10) issues to be considered,
in priority, in the preparation of a staff report, as are listed below. For the proposed
development, the “use permit” pertains to a gas station and a convenience store. Each
issue is discussed below and is to be considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use
plan adopted by the city council;
The proposed gas station and convenience store represent commercial uses, which
would be compatible with the numerous other commercial uses that are present
within the vicinity. However, commercial uses are not permitted by the subject
property’s future land use designation of High-Density Residential. A Comprehensive
Plan amendment is therefore needed to change the property’s future land use
designation to Medium-Density Mixed-Use.

2. Compatibility with land uses and zoning districts in the vicinity of the
property for which the use permit is proposed;

The proposed gas station and convenience store would be compatible with the
surrounding commercial uses (restaurants and retail stores), and the property’s C-2
zoning is compatible with the C-2 zoning of the adjacent properties to the north and
south.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development;

No such violations have been identified.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets;

The forthcoming widening of Rock Quarry Road, including the installation of a traffic
signal at the Rock Quarry Road / Hospital Drive Intersection, should serve to improve
traffic flow within the vicinity, and to provide pedestrian access.

5. The location and number of off-street parking spaces;

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
23

The applicant plans to provide a few more parking spaces than are required for the
retail uses (51) and the hotel (39).

6. The amount and location of open space;

The proposed pervious area (open space) would be 50.6 percent, according to the
data on the site plan. This would exceed the required 30 percent for the C-2 district.

7. Protective screening;

The applicant’s letter of intent states that screening would be provided around the
proposed trash dumpster for the gas station, which would be fully enclosed with
opaque gates.

8. Hours and manner of operation;

The proposed gas station and convenience store would be open for twenty-four
hours per day. This is not anticipated to be a problem since no residential uses are
located next to the subject property.

9. Outdoor lighting; and

The applicant’s letter of intent states that generous outdoor lighting systems would
be used for the safety and security of the patrons and employees, and that
measures would be taken to ensure that no unreasonable glare would be emitted to
the surrounding area.

10. Ingress and egress to the property.

Since the subject property is located on a corner lot with a cul-de-sac turnaround,
and since a traffic signal is scheduled to be installed at the intersection, no traffic
congestion emanating from the proposed uses is anticipated.

VIII. STAFF CONCLUSIONS

As a result of the foregoing three types of analyses, the Planning & Zoning Staff makes
the following conclusions:

1. Gas Station Distance Requirement—The proposed gas station (convenience store
with gas pumps) would be located significantly more than the minimum required
distance of 800 feet away from other gas stations within the vicinity, as is required by
Section 3.2.14 of the UDC for gas stations.

2. Suitability of Uses -- The proposed gas station, along with the retail shops and hotel,
are all permitted types of uses within the C-2 district, and they would be suitable and

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
24

desirable types of uses for the subject property due to its location in a busy commercial
corridor, as well as its proximity to large residential areas. The specific types of retail
tenants to be included within the proposed retail center would need to be allowable
uses within the PMU Overlay District.

3. Traffic Impacts -- The trip generation from the proposed uses would likely have
minimal impacts on the surrounding road network due to the forthcoming widening of
Rock Quarry Road and the installation of a traffic signal at Hospital Drive.

4. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, access driveways must be located at least 20 feet from the intersection of street
right-of-way lines. It could not be determined from the April 9, 2025 site plan whether
this requirement would be met.

5. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.

6. Facades—The submitted architectural renderings suggest that the proposed retail
building for the gas station would be constructed of brick, but it is not clear as to
whether all four sides would be brick, as is required by Section 2.5.2(C)(2) of the UDC
for Select Uses within the PMU Parkway Overlay District.

7. Canopies—The submitted architectural renderings show that the gasoline pumps
would have a covered canopy over them, but that the electric charging stations would
not have one. Both types of facilities are required to have a canopy, in compliance
with the requirements of Section 2.5.2(C)(2) of the UDC for Select Uses within the
PMU Overlay District.

8. Signage—A proposed pylon (pole) sign is shown for the hotel, which is not a permitted
type of sign within the City of Stockbridge.

9. Water Authority Letter – The Water Authority letter which the applicant submitted was
for the gas station and retail center alone, without the hotel. An updated Water
Authority letter needs to be obtained to determine whether sufficient water and sewer
capacity would be available to serve these uses plus the proposed hotel.

IX. STAFF RECOMMENDATIONS

In view of the aforementioned analysis and conclusions, the Planning & Zoning staff
recommends APPROVAL WITH CONDITIONS for Special Use Permit Case #SP-2024-
01 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. The recommended
zoning conditions are as follows:

1. Comprehensive Plan Amendment – SP-2024-01 shall not be approved unless the

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025
25

applicant’s Comprehensive Plan Amendment Case #CP-2024-10 is approved prior to the
consideration of SP-2024-01.

2. Site Plan – The proposed development shall be built according to a site plan which is
similar in design to the submitted site plan, entitled “Civil Plans: Rock Quarry Road C-
Store Special Use”, which was prepared for GMI 2, Inc. by LJA with an issue date of
04-09-25).

3. Requirements for Select Uses – The proposed development shall meet all of the
requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway Mixed-
Use (PMU) Overlay District.

4. Requirements for Gasoline Stations – The proposed development shall meet all of
the updated requirements for gasoline stations within Section 3.2.14 of the UDC, as
amended on February 10, 2025 with the approval of Ordinance #OR25-589 (a.k.a. Text
Amendment Case #TX-2024-06).

5. Requirements for Special Use Permits, Staff Considerations – The proposed
development shall meet all of the requirements for special use permits from Section
9.2.5 of the UDC (staff considerations).

6. Requirements for Special Use Permits, City Council Considerations – The
proposed development shall meet all of the requirements for special use permits from
Section 9.2.6 of the UDC (City Council considerations).
7. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, all access driveways shall be located at least 20 feet from the intersection of
street right-of-way lines.

8. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations shall be provided next to all non-residentially-zoned properties.

9. Facades—All four sides of the proposed gas station shall be construct of brick, in
compliance with Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU
Parkway Overlay District.

10. Canopies—Both the gasoline pumps and the electric charging stations shall be
covered with canopies, in compliance with Section 2.5.2(C)(2) of the UDC for Select
Uses within the PMU Overlay District.

11. Signage—No pylon (pole) signs shall be permitted within the proposed development.

12. Water Authority Letter – The applicant shall obtain an updated Henry County Water
Authority availability letter to determine whether sufficient water and sewer capacity
would be available to serve all of the proposed uses on the subject property (the gas
station, retail center, and hotel), and the developer shall comply with all of the
specifications of that letter.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 22, 2025

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: June 9, 2025 (City Council Meeting)

SUBJECT: Staff Report for Special Use Permit Case #SP-2024-01
For Parcel #032-01030012 on Rock Quarry Road at Hospital Drive
(To be located in Council District 5)

I. PURPOSE

The applicant for Special Use Permit Case #SP-2024-01, GMI 2, LLC (represented by
Harold Buckley, Jr., Esq., from the law firm of Wilson, Brock & Irby), requests a special
use permit to build a gas station and convenience store (termed by the applicant as “a
convenience store with fuel pumps”) on Parcel #032-01030012 on Rock Quarry Road at
Hospital Drive. GMI 2, LLC develops and operates non-residential developments,
including offices and convenience stores. The proposed gas station and convenience
store would be part of a new retail center, and the applicant also would build an adjacent
hotel. The applicant has stated that the financial viability of the proposed development
would be dependent upon the inclusion of the convenience store.

A special use permit is necessary for the proposed development because Ordinance
#OR24-563 for the Parkway Mixed-Use Overlay (PMU) District, per Text Amendment Case
#TX-2024-03, identifies gas stations and convenience stores as being “select uses” in
Section 2.5.2(C(1), and as being permitted uses within a C-2 (General Commercial) zoning
district if an applicant applies for and is approved for a special use permit.

The proposed gas station and convenience store must meet four types of compliance
requirements, as are listed below. The analysis of each of these types of requirements is
discussed in the three Analysis sections of this staff report.

1. Requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway
Mixed-Use (PMU) Overlay District.
2. Requirements for gasoline stations from Section 3.2.14 of the UDC. These
requirements were recently amended with the approval of Ordinance #OR25-

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

589 (a.k.a. Text Amendment Case #TX-2024-06) on February 10, 2025, which
amended the gas station distance requirement from 2,400 feet to 800 feet and
imposed other requirements.
3. Requirements for special use permits from Section 9.2.5 of the UDC (staff
considerations).
4. Requirements for special use permits from Section 9.2.6 of the UDC (City Council
considerations).

Before SP-2024-01 can be approved, the applicant’s Comprehensive Plan Amendment
Case #CP-2024-10 must be approved so that the subject property may have a type of
future land use designation which would allow the proposed uses. The applicant has
requested to change the property’s future land use designation from “High-Density
Residential” to “Low-Density Mixed-Use.” The property already has the appropriate base
zoning of C-2 (General Commercial); thus, no rezoning of the property is required.

II. CASE FACTS TABLE

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Use: Gas station and a retail building containing a
convenience store plus three retail tenants, plus an
adjacent hotel.
Property Address: N/A. Parcel #032-01030012 on Rock Quarry Road.
The parcel is a corner lot, and it contains two tracts.
Parcel Acreage: 4.37 +/- acres.
Land District and Land Lot: District 6, Land Lot 13.
Council District: 3
Applicant: GMI 2, LLC.
Owner: GMI 2, LLC.
Existing Zoning: C-2 (General Commercial) and Parkway Mixed-Use
(PMU) Overlay District.
Surrounding Zoning: North, South, and East—C-2 (General Commercial).
West—C-3 (Heavy Commercial).
Property Location: West side of Rock Quarry Road, at the end of Hospital
Drive.
Property Conditions: Vacant and mostly wooded, except for a portion of the
cul-de-sac at the end of Hospital Drive. A narrow strip
of wetlands is present along the western boundary.
Current Use: Undeveloped.
Surrounding Land Uses: ~ North, East, and Southwest—Medical office buildings.
~ Northwest and South—Vacant land.
~ Southeast—Commercial (Gabino’s, a full-serve
Mexican restaurant).
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

Current and Proposed Future Current--High-Density Residential.
Land Use Designation: Proposed—Low-Density Mixed-Use.

Future Land Use ~ North and South—High-Density Residential.
Designations: ~ Northeast, Northwest, and West—Low-Density
Mixed-Use.
Road Classification: Minor Arterial.

AERIAL PHOTO OF PARCEL #032-01030012
ON ROCK QUARRY ROAD AT HOSPITAL DRIVE

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

LAND TITLE SURVEY OF THE PROPERTY (ENLARGEMENT)
(Prepared by Alta NSPS Land Title for GMI 2, LLC) on 05/02/22)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

CITY OF STOCKBRIDGE ZONING MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

CITY OF STOCKBRIDGE FUTURE LAND USE MAP
Showing Parcel #032-01030012 on Rock Quarry Road at Hospital Drive

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

III. PROPOSED DEVELOPMENT

The applicant, GMI 2, LLC, proposes to develop and operate various commercial uses on
Parcel #032-01020012, which is located on Rock Quarry Road at Hospital Drive. The
applicant develops and operates non-residential developments, including offices and
convenience stores. The applicant’s letter of intent states that the proposed development
would be intended to serve the numerous customers who are present within the vicinity of
Piedmont Hospital, the associated medical buildings, and other commercial uses along
Rock Quarry Road and Eagles Landing Parkway.

The proposed development would take place within two phases. Phase I would include
a gas station and convenience store (a convenience store with gasoline sales), plus a
retail center with three other tenant spaces. The applicant’s Letter of Intent states that the
financial viability of the proposed development would be dependent upon the inclusion of
the convenience store, which would have both fuel pumps and electric charging stations,
and which would operate twenty-four hours per day. Phase II would feature the
development of an adjacent hotel.

The applicant submitted two revised site plans (entitled “Civil Plans: Rock Quarry Road C-
Store Special Use”, which were prepared for GMI 2, Inc. by LJA with an issue date of 04-
09-25). One site plan is colored and the other site plan is black-and-white. They show that
the proposed development would have no accesses off Rock Quarry Road due to the
forthcoming widening of Rock Quarry Road. Instead, all of the proposed uses would be
accessed off Hospital Drive, and land for Georgia DOT’s needed right-of-way is shown
along Rock Quarry Road. The proposed convenience center with fuel pumps and the retail
center would have their own driveway off Hospital Drive, while the proposed hotel would
have its driveway off the cul-de-sac. The Gabino’s Mexican Restaurant to the south also
has two driveway accesses off Hospital Drive. A detention pond would be located at the
south end of the subject property.

The proposed retail building would contain a total of 9,840 total square feet. The
convenience store itself would have 6,000 square feet, and three other tenant spaces would
be provided, with each one having 1,280 square feet. The proposed hotel would have
12,275 square feet comprising three floors, with thirteen (13) rooms per floor. A circular
driveway would be provided around the hotel to facilitate fire truck access. Although the
black-and-white site plan shows a proposed pylon (pole) sign for the hotel, pylon signs are
not permitted in the City of Stockbridge, per Section 5.5(4) of the Unified Development
Code (UDC). The provision of a monument sign may be an alternative.

Within the site, the required minimum setbacks for the C-2 district are 50 feet in the front,
10 feet on the sides, and 20 feet in the rear). The Site Data Box of the revised site plan
indicates that all required setbacks would be met. Since the site does not border any
residentially-zoned properties, no buffers would be required beyond the setbacks. The
maximum allowable lot coverage (impervious area) in the C-2 district is 70 percent, but the
proposed development would only cover 49.4 percent of the site. The remaining pervious
area (open space) would be 50.6 percent, according to the data on the site plans.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

The site plans show that 51 parking spaces would be provided for the retail center, and 39
parking spaces would be provided for the hotel. For the retail center, one more parking
space would be provided than would be required for the 9,935-square-foot retail center
since the UDC requires 5 parking spaces per 1,000 square feet for “service stations” (the
convenience center with fuel pumps) and 5 parking spaces per 1,000 square feet for retail
establishments (for the remaining four retail tenant spaces). An equal number of fuel pump
spaces (12) and electric vehicle charging spaces (12) would be provided. The remaining
parking spaces would be provided for regular retail customers and ADA accessible patrons.
For the hotel, one parking space is required per hotel room. For 39 proposed rooms, 39
parking spaces are required. The applicant proposes to provide 43 total hotel parking
spaces, which exceeds this requirement.

The applicant provided three architectural renderings to show views of the proposed retail
building, the gas pumps with a canopy, and the electric charging stations. They indicate
that the building would have exterior facades with brick. No canopy is shown over the
electric charging stations.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025

SITE PLAN WITH HOTEL ADDITION—COLORED
(Entitled “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 04-09-25.)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
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SITE PLAN WITH HOTEL ADDITION—COLORED, ENLARGED

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
11

SITE PLAN WITH HOTEL ADDITION—BLACK & WHITE
(Entitled “Civil Plans: Rock Quarry Road C-Store Special Use”;
Prepared by LJA; Issue Date: 04-09-25.)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
12

SITE PLAN WITH HOTEL ADDITION—BLACK & WHITE, ENLARGED

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
13

ARCHITECTURAL RENDERINGS FOR THE RETAIL CENTER

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
14

ELEVATION DRAWINGS FOR THE RETAIL CENTER
(Front and Rear Building Elevations)

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
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IV. ANALYSIS #1—REQUIREMENTS FOR “SELECT USES” IN THE
PARKWAY MIXED-USE (P.M.U.) OVERLAY DISTRICT
The subject property lies within the Parkway Mixed-Use (PMU) Overlay District, where
gasoline stations and convenience stores have been identified as “Select Uses”, which are
permitted in the C-2 zoning district if they are granted a Special Use Permit by the
Stockbridge City Council. These Select Uses were previously prohibited in the PMU
Overlay District, but they may now be permitted. This is due to the passage of Ordinance
#OR24-263 for Text Amendment Case #TX-2024-03 on May 13, 2024. The Ordinance
identified the permitted uses in Section 2.5.2(C)(1) of the Unified Development Code
(UDC), and the accompanying requirements for Select Uses in Section 2.5.2(C)(2). The
analysis of the proposed development on the basis of the compliance of the convenience
store and gas station appears below.

Analysis of Section 2.5.2(C)(2) Requirements for Select Uses (Gas Station and
Convenience Store):

a. A Select Use must be located on a property which has frontage on either a
collector or an arterial road, as is classified by the Georgia Department of
Transportation or the Henry County Department of Transportation.

The subject property has frontage on Rock Quarry Road, which is classified as a minor
arterial.

b. The property must have a base zoning district which allows such uses.

The subject property is zoned ‘C-2’ (General Commercial), which is an allowable base
zoning district for a Select Use.

c. All property design standards of the base zoning district must be met.

It appears from the submitted site plan that the subject property meets most of the
required design standards of the C-2 zoning district. The minimum lot size (10,000
square feet), the minimum lot width (100 feet), and the maximum allowable lot coverage
(a maximum of 70 percent required; 50.6 percent to be provided) would all be easily met.
The minimum setbacks (50 feet in the front, 10 feet on the regular side, and 20 feet in
the rear) would also be met. Since the subject property constitutes a corner lot, the side
yard setback from the cul-de-sac of Hospital Drive must be at least 30 feet. The
submitted site plan shows that that distance would be 32.36 feet, thereby meeting the
requirement.

d. Any existing non-conforming structures may not be enlarged.

The subject property is currently undeveloped.

e. Building facades for both primary and accessory structures must be constructed

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16

of brick on all sides.

The submitted architectural renderings suggest that all four sides of the proposed
retail building would be constructed of brick.

f. At gasoline stations, an equal number of electric charging stations as gas pumps
must be provided on the site, and covered canopies must be provided over gas
pumps and electric charging stations.

The site plan shows that the proposed development would have the same number of
electric charging stations (12) as gas pumps (12), and the architectural renderings show
the provision of a large canopy over both the gas pumps and the electric vehicle
charging station.

g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.

The site plan shows that although the only access to the proposed convenience store
and gas station would be from Hospital Drive, it would allow for sufficient circulation.

h. The required number of parking spaces must be provided.

A total of 50 parking spaces would be provided for the gas station and convenience
store, and the proposed site plan shows 51 parking spaces, which exceeds the
requirement.

i. The required buffers must be provided.

Section 3.2.14 of the UDC, which provides requirements specifically for gas stations,
requires a 25-foot buffer adjacent to adjacent properties which are not residentially-
zoned. No such buffers are indicated on the March 18, 2025 site plan.

j. Other special requirements, to be determined by the Community Development
Director.

No other special requirements have been determined at this time.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
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V. ANALYSIS #2—REQUIREMENTS FOR GASOLINE STATIONS

Section 3.2.14 below from the UDC provides requirements specifically for gas stations.
As was previously mentioned, these requirements were recently amended with the
approval of Ordinance #OR25-589 (a.k.a. Text Amendment Case #TX-2024-06) on
February 10, 2025, which amended the gas station distance requirement from 2,400 feet
to 800 feet and imposed other requirements. Section 3.2.14 appears below, including the
updated Subsection C and the addition of Subsections E through P, which appear below.

A. Gasoline service stations are permitted in the C-3 district and are a special
use in the C-2 district, subject to the site design standards for the district,
and the specific site design standards in this section.
B. Gasoline service stations may include the following activities: sale of fuel, oil,
lubricants, and similar products; minor repair; sale of small automotive
accessories; sale of food and sundries; convenience store; restaurant drive-
up windows; inspection stations for emissions; or car washes. Gasoline
service stations shall not include game rooms, game arcades, major repair
shops, body shops, paint shops, or paint booths.
C. Gasoline service stations shall maintain a separation distance of eight hundred
(800) feet. This distance requirement shall be measured from property line to
property line of another existing gasoline service station.
D. Design standards for gasoline service stations are shown in the table below.

Development Feature Standard
Principal building and/or gas pumps and 40 feet
canopy, where side and rear lot lines are
abutting residentially zoned property
Principal building, side and rear lot lines, all 25 feet
other zoning districts
Access requirements for corner lots Access drives shall be a minimum of 20
feet from the intersection of street right-of-
way lines
Buffer, adjacent to residentially zoned Includes a solid wall or solid fence not less
property than 6 feet in height in addition to the
standards set forth in this title.

E. A gasoline service station must be located on a property which has frontage
on either a collector or an arterial road, as is classified by the Georgia
Department of Transportation or the Henry County Department of
Transportation.

F. Gasoline service stations are allowed with the base zoning district of C-3
(Heavy Commercial District). Gasoline service stations are also allowed in
the C-2 (General Commercial District) via a Special Use Permit.

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G. All property design standards of the base zoning district must be met.

H. Building facades for both primary and accessory structures must be
constructed of brick on all sides.

I. At gasoline service stations, an equal number of electric charging stations as
gas pumps must be provided on the site. Covered canopies must be
provided over gas pumps and electric charging stations.

J. An acceptable means of access and internal circulation must be provided, to
be determined by the Fire Marshal.

K. The required number of parking spaces of the base zoning district must be
provided.

L. The required buffers of the base zoning district must be provided.

M. The square footage of a gasoline service station must be at least 5,000
square feet.

N. The gasoline service station must have suites to accommodate two sub-
tenants.

O. All gasoline service stations must meet the other related City of Stockbridge
Codes of Ordinances.

P. Other special requirements, to be determined by the Community
Development Director, must be met.

Analysis of Section 3.2.14 Requirements for Gas Stations:

A. Compliance with Site Design Standards for the C-2 District -- As was previously
mentioned, it appears from the submitted site plan that all design standards of the C-2
zoning district would be met. These include the minimum lot width (100 feet), the
minimum setback requirements (50 feet in the front, 10 feet on the sides, and 20 feet in
the rear), and the maximum lot coverage of 70 percent.

B. Types of Activities to Be Included -- The proposed convenience store and sale of fuel
are among the activities that are permitted for gas stations.

C. Separation Distance of Eight Hundred (800) Feet -- As are shown by the Gas Station
Radius Map and the Gas Station Distance Map below, no other gas stations are
located within the required separation distance of 800 feet from the subject property.
The closest gas station is a Texaco station, which is located south of the subject
property at 1247 Eagles Landing Parkway, situated at the southwest corner

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
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GAS STATION RADIUS MAP, REVISED

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
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GAS STATION DISTANCE MAP, REVISED
For the Rock Quarry Road / Eagles Landing Corridor

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
21

of Patrick Henry Parkway (an extension of Rock Quarry Road) and Eagles Landing
Parkway. To the north, a BP station is located approximately 4,060 feet away, at 901
Rock Quarry Road (Parcel #050-01016011), at the southwest corner of Rock Quarry
Road and Banks Road. Within the Hudson Bridge Road corridor, a Murphy gas station
is located at 1440 Hudson Bridge Road, and a Quik Trip gas station is located farther to
the west, at 1614 Hudson Bridge Road.

The measurements below were made on the Henry County Tax Assessors’ aerial photo
of the vicinity. They show the approximate distances of these four gas stations from the
subject property. The distances were measured from the closest point on the nearest
property line of the subject property to the closest point on the nearest property line of a
nearby gas station.

Within the Rock Quarry Road / Eagles Landing Parkway Corridor:
• Texaco gas station -- Located approximately 1,706 feet from the subject property.
• BP gas station -- Located approximately 4,060 feet from the subject property.

Within the Hudson Bridge Road Corridor:
• Murphy gas station – Located approximately 2,055 feet from the subject property.
• QuikTrip gas station – Located approximately 3,315 feet from the subject property.

Based on these measured distances, all four of the nearest gas stations are located
significantly more than the required minimum of 800 feet away from the subject property.

D. Design Standards for Gas Stations -- The table above from Section 3.2.14 of the
UDC lists design standards for gas station requirements. Among them are various
setback requirements, and it appears from the April 9, 2025 site plan that these
setbacks would be met. In addition, access drives must be at least 20 feet from the
intersection of street right-of-way lines, but these distances could not be determined
from the site plan.

E. Road Classification – Rock Quarry Road is classified as a minor arterial.

F. Zoning District – The subject property is zoned ‘C-2’, and the applicant is applying for
the required special use permit.

G. Property Design Standards for the Base Zoning District -- The revised site plan
appears to meet most of the design requirements, except for the ones that are noted.

H. Building Façade Materials – The submitted renderings appear to show that the
proposed gas station would have brick facades, but it is not clear as to whether all four
sides would be brick.

I. Electric Charging Stations – An equal number of electric charging stations as gasoline
pumps would be provided. But no covered canopies are shown over the electric charging
stations.

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J. Access and Internal Circulation -- The proposed gas station would allow an acceptable
access and internal circulation.

K. Parking Spaces – The required number of parking spaces would be provided and slightly
exceeded.

L. Buffers -- The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.

M. Size of Gas Station – The proposed gas station would have 6,000 square, exceeding
the minimum required size of 5,000 square feet.

N. Sub-Tenants – The proposed gas station would have three sub-tenants (retail stores),
thus exceeding the required two sub-tenants.

O. Other Codes of Ordinances – The proposed gas station must meet all other related
regulations.

P. Other Special Requirements -- None have been identified at this time.

VI. ANALYSIS #3—REQUIREMENTS FOR SPECIAL USE PERMITS:
STAFF CONSIDERATIONS

Section 9.2.5 of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of special use permits (formerly known as conditional use permits), and
Subsection 9.2.5(2) lists five (5) issues to be considered, in priority, in the preparation of
a staff report, as are listed below. Each issue is discussed below.

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will
adversely affect nearby properties.

The volume of traffic to be generated by the proposed development and its potential
impacts on the vicinity would be determined by a traffic impact study, which the
applicant has not submitted. However, since Rock Quarry Road is currently being
widened to four lanes by Georgia DOT, projected traffic volumes from undeveloped
properties along Rock Quarry Road, including the subject property, have presumably
been projected and accounted for. The fact that a traffic signal is planned to be
installed at the Rock Quarry Road / Hospital Drive Intersection as part of the road
widening would be beneficial in facilitating left turns out of the proposed development
onto Rock Quarry Road. Some traffic congestion may be experienced on the short,
western end of Hospital Drive and its cul-de-sac since six businesses would be using
it (the existing Mexican restaurant, the convenience store with gas station, three other

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
23

retail uses, and the proposed hotel).

b. The physical conditions of the site, including topography, drainage and size and
shape, are suitable for the proposed development.

Although the subject property has an unusual shape, the April 9, 2025 site plan shows
that there would be sufficient room for the proposed development, with the remainder
of the site to remain wooded. A detention pond would be provided at the southern
end of the property.

c. Adequate public facilities are available to serve the proposed use.

The applicant obtained a letter from the Henry County Water Authority, dated July 12,
2024, which stated that water service is available to serve the property, and that
sewage treatment and sewer line capacity are also available to serve the property.
However, this was based on the proposed development without the hotel. An updated
Water Authority letter needs to be obtained.

d. The applicant has made a binding agreement for any specific limitations or
conditions necessary to protect the public interest and assure the continued
beneficial use and enjoyment of nearby properties or that no special limitations
are necessary to protect the public.

It is currently unknown as to whether the applicant has made any binding agreements
to protect the public interest and nearby properties, or whether such protections are
needed.

e. The special use with specific limitations and design features as may have been
required will further the aims of the comprehensive plan and will not be unduly
detrimental to nearby properties.

The proposed commercial uses would further the Comprehensive Plan’s policy to
“encourage development of a rational network of commercial nodes to meet the
service needs of citizens while avoiding unattractive and inefficient strip development
along major roadways.” Rather than having separate buildings and strip development
uses along Rock Quarry Road, the proposed convenience store and gas station, plus
the other three retail shops, would allow for the cohesive existence of several
businesses within a unified development. Further, the proposed uses may be
beneficial by meeting the service needs of drivers who are already present within the
vicinity as employees or patients of the hospital, other medical facilities, and
restaurants along Rock Quarry Road, plus the residents of the surrounding residential
areas.

The subject property has a future land use designation of High-Density Residential.
The 2024-2028 Comprehensive Plan states that this designation is meant primarily
for residential developments, but that small commercial or service businesses may

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
24

be permitted within such developments. Although the proposed development would
consist of small commercial and service businesses, no residential uses are
proposed, nor are any residential uses located near the subject property. Therefore,
it would be appropriate for the property’s future land use designation to be changed
to Low-Density Mixed-Use.

VII. ANALYSIS #4—USE PERMIT CONSIDERATIONS

Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides
requirements for the granting of use permits, including ten (10) issues to be considered,
in priority, in the preparation of a staff report, as are listed below. For the proposed
development, the “use permit” pertains to a gas station and a convenience store. Each
issue is discussed below and is to be considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use
plan adopted by the city council;
The proposed gas station and convenience store represent commercial uses, which
would be compatible with the numerous other commercial uses that are present
within the vicinity. However, commercial uses are not permitted by the subject
property’s future land use designation of High-Density Residential. A Comprehensive
Plan amendment is therefore needed to change the property’s future land use
designation to Medium-Density Mixed-Use.

2. Compatibility with land uses and zoning districts in the vicinity of the
property for which the use permit is proposed;

The proposed gas station and convenience store would be compatible with the
surrounding commercial uses (restaurants and retail stores), and the property’s C-2
zoning is compatible with the C-2 zoning of the adjacent properties to the north and
south.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development;

No such violations have been identified.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets;

The forthcoming widening of Rock Quarry Road, including the installation of a traffic
signal at the Rock Quarry Road / Hospital Drive Intersection, should serve to improve
traffic flow within the vicinity, and to provide pedestrian access.

5. The location and number of off-street parking spaces;

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The applicant plans to provide a few more parking spaces than are required for the
retail uses (51) and the hotel (39).

6. The amount and location of open space;

The proposed pervious area (open space) would be 50.6 percent, according to the
data on the site plan. This would exceed the required 30 percent for the C-2 district.

7. Protective screening;

The applicant’s letter of intent states that screening would be provided around the
proposed trash dumpster for the gas station, which would be fully enclosed with
opaque gates.

8. Hours and manner of operation;

The proposed gas station and convenience store would be open for twenty-four
hours per day. This is not anticipated to be a problem since no residential uses are
located next to the subject property.

9. Outdoor lighting; and

The applicant’s letter of intent states that generous outdoor lighting systems would
be used for the safety and security of the patrons and employees, and that
measures would be taken to ensure that no unreasonable glare would be emitted to
the surrounding area.

10. Ingress and egress to the property.

Since the subject property is located on a corner lot with a cul-de-sac turnaround,
and since a traffic signal is scheduled to be installed at the intersection, no traffic
congestion emanating from the proposed uses is anticipated.

VIII. STAFF CONCLUSIONS

As a result of the foregoing three types of analyses, the Planning & Zoning Staff makes
the following conclusions:

1. Gas Station Distance Requirement—The proposed gas station (convenience store
with gas pumps) would be located significantly more than the minimum required
distance of 800 feet away from other gas stations within the vicinity, as is required by
Section 3.2.14 of the UDC for gas stations.

2. Suitability of Uses -- The proposed gas station, along with the retail shops and hotel,
are all permitted types of uses within the C-2 district, and they would be suitable and

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
26

desirable types of uses for the subject property due to its location in a busy commercial
corridor, as well as its proximity to large residential areas. The specific types of retail
tenants to be included within the proposed retail center would need to be allowable
uses within the PMU Overlay District.

3. Traffic Impacts -- The trip generation from the proposed uses would likely have
minimal impacts on the surrounding road network due to the forthcoming widening of
Rock Quarry Road and the installation of a traffic signal at Hospital Drive.

4. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, access driveways must be located at least 20 feet from the intersection of street
right-of-way lines. It could not be determined from the April 9, 2025 site plan whether
this requirement would be met.

5. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations that are located next to non-residentially-zoned properties have not been
indicated on the submitted site plan.

6. Facades—The submitted architectural renderings suggest that the proposed retail
building for the gas station would be constructed of brick, but it is not clear as to
whether all four sides would be brick, as is required by Section 2.5.2(C)(2) of the UDC
for Select Uses within the PMU Parkway Overlay District.

7. Canopies—The submitted architectural renderings show that the gasoline pumps
would have a covered canopy over them, but that the electric charging stations would
not have one. Both types of facilities are required to have a canopy, in compliance
with the requirements of Section 2.5.2(C)(2) of the UDC for Select Uses within the
PMU Overlay District.

8. Signage—A proposed pylon (pole) sign is shown for the hotel, which is not a permitted
type of sign within the City of Stockbridge.

9. Water Authority Letter – The Water Authority letter which the applicant submitted was
for the gas station and retail center alone, without the hotel. An updated Water
Authority letter needs to be obtained to determine whether sufficient water and sewer
capacity would be available to serve these uses plus the proposed hotel.

IX. STAFF RECOMMENDATIONS

In view of the aforementioned analysis and conclusions, the Planning & Zoning staff
recommends APPROVAL WITH CONDITIONS for Special Use Permit Case #SP-2024-
01 for Parcel #032-01030012 on Rock Quarry Road at Hospital Drive. The recommended
zoning conditions are as follows:

1. Comprehensive Plan Amendment – SP-2024-01 shall not be approved unless the

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
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applicant’s Comprehensive Plan Amendment Case #CP-2024-10 is approved prior to
the consideration of SP-2024-01.

2. Site Plan – The proposed development shall be built according to a site plan which is
similar in design to the two submitted site plans (colored and black-and-white), entitled
“Civil Plans: Rock Quarry Road C-Store Special Use”, which were prepared for GMI 2,
Inc. by LJA with an issue date of 04-09-25.

3. Requirements for Select Uses – The proposed development shall meet all of the
requirements for “select uses” from Section 2.5.2.(C)(2) of the UDC for the Parkway Mixed-
Use (PMU) Overlay District.

4. Requirements for Gasoline Stations – The proposed development shall meet all of
the updated requirements for gasoline stations within Section 3.2.14 of the UDC, as
amended on February 10, 2025 with the approval of Ordinance #OR25-589 (a.k.a. Text
Amendment Case #TX-2024-06).

5. Requirements for Special Use Permits, Staff Considerations – The proposed
development shall meet all of the requirements for special use permits from Section
9.2.5 of the UDC (staff considerations).

6. Requirements for Special Use Permits, City Council Considerations – The
proposed development shall meet all of the requirements for special use permits from
Section 9.2.6 of the UDC (City Council considerations).

7. Access Requirements—To meet the access requirements of Section 3.2.14 of the
UDC, all access driveways shall be located at least 20 feet from the intersection of
street right-of-way lines.

8. Buffers--The 25-foot buffers which are required by Section 3.2.14 of the UDC for gas
stations shall be provided next to all non-residentially-zoned properties.

9. Facades—All four sides of the proposed gas station shall be constructed of brick, in
compliance with Section 2.5.2(C)(2) of the UDC for Select Uses within the PMU
Parkway Overlay District.

10. Canopies—Both the gasoline pumps and the electric charging stations shall be
covered with canopies, in compliance with Section 2.5.2(C)(2) of the UDC for Select
Uses within the PMU Overlay District.

11. Signage—No pylon (pole) signs shall be permitted within the proposed development.

12. Water Authority Letter – The applicant shall obtain an updated Henry County Water
Authority availability letter to determine whether sufficient water and sewer capacity
would be available to serve all of the proposed uses on the subject property (the gas
station, retail center, and hotel), and the developer shall comply with all of the

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specifications of that letter.

13. Hotel Quality—The proposed hotel shall have a three-star rating or better.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / June 9, 2025
LEGAL DESCRIPTION
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT, HENRY COUNTY,
GEORGIA, CONTAINING 4.3664 ACRES, MORE OR LESS, AS SHOWN AND DELINEATED ON A PLAT OF SURVEY PREPARED
BY FOR EAGLES LANDING FAMILY PRACTICE, BY ROLAND MCCANN, GEORGIA REGISTERED LAND SURVEYOR, DATED
5/14/02, REVISED MAY 16, 2002, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
LINE TABLE
LINE BEARING DISTANCE BEGIN AT AN IRON PIN LOCATED ON THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD, 253.1 FEET
L1 S 81°43'48" W 27.81' SOUTHERLY AS MEASURED ALONG SAID RIGHT-OF-WAY LINE FROM THE POINT FORMED BY THE INTERSECTION OF
SAID RIGHT-OF-WAY WITH THE SOUTHERLY RIGHT-OF-WAY LINE OF NORTH PARK TRAIL; THENCE SOUTHERLY ALONG
L2 N 35°00'41" E 18.56' THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD AND FOLLOWING THE CURVATURE THEREOF, 237.97 FEET
L3 S 88°52'17" E 18.37' TO AN IRON PIN; THENCE SOUTH 81 DEGREES 43 MINUTES 48 SECONDS WEST, 159.03 FEET TO AN IRON PIN; THENCE
ALONG AN ARC A DISTANCE OF 243.68 FEET WITH SAID ARC HAVING A RADIUS OF 60.00 ALONG A BEARING OF SOUTH 25
DEGREES 21 MINUTES 59 SECONDS WEST AND A CHORD DISTANCE OF 107.53 FEET TO AN IRON PIN; THENCE SOUTH 14
DEGREES 32 MINUTES 38 SECONDS EAST, 125.48 FEET TO AN IRON PIN; THENCE SOUTH 81 DEGREES 59 MINUTES 40
SECONDS WEST, 300.99 FEET TO AN IRON PIN; THENCE NORTH 06 DEGREES 25 MINUTES 44 SECONDS WEST, 182.84
FEET TO AN IRON PIN; THENCE NORTH 09 DEGREES 20 MINUTES 32 SECONDS WEST, 283.22 FEET TO AN IRON PIN;
THENCE SOUTH 72 DEGREES 03 MINUTES 42 SECONDS EAST, 131.54 FEET TO AN IRON PIN; THENCE NORTH 74
DEGREES 28 MINUTES 12 SECONDS EAST, 181.09 FEET TO AN IRON PIN; THENCE SOUTH 88 DEGREES 53 MINUTES 25
SECONDS EAST, 229.64 FEET TO AN IRON PIN LOCATED ON THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY
ROAD AND THE POINT OF BEGINNING.

TOGETHER WITH:
AN EASEMENT FOR INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED PROPERTY:
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT, HENRY COUNTY,
GEORGIA, BEING DESIGNATED AS ACCESS EASEMENT CONTAINING 0.4 710 ACRES, MORE OR LESS, AS SHOWN AND
DELINEATED ON A PLAT OF SURVEY PREPARED FOR EAGLES LANDING FAMILY PRACTICE BY ROLAND MCCANN,
0' 40' 80' 120' REGISTERED LAND SURVEYOR, DATED 5/14/02, REVISED 5/16/02 AND BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
THIS
BEGIN AT AN IRON PIN LOCATED ON THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD, 491.07 FEET SURVEY
SCALE:1"=40' SOUTHERLY AS MEASURED ALONG SAID RIGHT-OF-WAY LINE FROM THE POINT FORMED BY THE INTERSECTION OF

PROPOSED GDOT REQUIRED R/W
SAID RIGHT-OF-WAY LINE WITH THE SOUTHERLY RIGHT-OF-WAY LINE OF NORTH PARK TRAIL; THENCE CONTINUING
SOUTHERLY ALONG THE WESTERLY RIGHT-OF-WAY LINE OF ROCK QUARRY ROAD AND FOLLOWING THE CURVATURE
CURVE TABLE THEREOF, 60.00 FEET TO AN IRON PIN; THENCE SOUTH 81 DEGREES 43 MINUTES 48 SECONDS WEST 159.07 FEET TO AN
IRON PIN; THENCE ALONG AN ARC A DISTANCE OF 314.16 FEET WITH SAID ARC HAVING A RADIUS OF 60.00 TO A POINT;
CURVE RADIUS TANGENT LENGTH DELTA DEGREE CHORD CH.BEARING THENCE NORTH 81 DEGREES 43 MINUTES 48 SECONDS EAST 159.03 FEET TO THE POINT OF BEGINNING.

C-1 1503.00' 119.23' 237.97' 9°04'18" 3°48'44" 237.72' S 03°54'25" E
C-2 60.00' -121.12' 243.69' 232°42'15" 95°29'35" 107.53' S 25°21'59" W
C-3
C-4
1503.00'
60.00'
30.01'
39.94'
60.00'
70.47'
2°17'15"
67°17'48"
3°48'44"
95°29'35"
60.00'
66.49'
N 08°19'12" W
S 55°21'58" W LEGAL DESCRIPTION
C-5 1896.00' 113.71' 227.15' 06°51'52" 03°01'19" 227.01' N 04°28'15" W ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT OF
HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

Phone 770-957-4614 / Email office@ironstonesurveying.com
COMMENCING AT A POINT FORMED BY THE EXISTING SOUTHERLY RIGHT-OF-WAY OF NORTH PARK LOCATION MAP
TRAIL (60' R/W) AND THE EXISTING WESTERLY RIGHT-OF-WAY OF ROCK QUARRY ROAD (100' R/W);

96 Ernest Biles Drive, Jackson, Georgia 30233
THENCE ALONG SAID WESTERLY RIGHT-OF-WAY 253.00 FEET TO A POINT AND THE POINT OF
N/F BEGINNING; THENCE CONTINUING ALONG SAID WESTERLY RIGHT-OF-WAY ALONG A CURVE HEREBY
N/F N/F
OVADJE, LEO KNOWN AS "C-1", TURNING TO THE LEFT WITH AN ARC LENGTH OF 237.97', WITH A RADIUS OF 1503.00',
SAK PARTNERS LLC ZIEGLER-GEORGIA 6 LLC
DB 9531 PG 188 BEING SUBTENDED BY A CHORD BEARING OF S03°54'25"E, WITH A CHORD LENGTH OF 237.72', TO A
DB 5504 PG 185 DB 8820 PG 251 POINT HEREBY KNOWN AS "AE-1"; THENCE S81°43'48"W A DISTANCE OF 159.03 FEET TO A POINT;
ZONED C-2
ZONED C-2 ZONED C-2 THENCE ALONG A CURVE HEREBY KNOWN AS "C-2", TURNING TO THE LEFT WITH AN ARC LENGTH OF
243.69', WITH A RADIUS OF 60.00', BEING SUBTENDED BY A CHORD BEARING OF S25°21'59"W, WITH A
CHORD LENGTH OF 107.53', TO A POINT; THENCE S14°32'38"E A DISTANCE OF 125.48 FEET TO A POINT;
S 88°52'17"E 755
229.88' L3 THENCE S81°59'40"W A DISTANCE OF 300.99 FEET TO A POINT; THENCE N06°25'44"W A DISTANCE OF
182.84 FEET TO A POINT; THENCE N09°20'59"W A DISTANCE OF 56.74 FEET TO A POINT; THENCE
S 72
°03' °28'12" N09°20'32"W A DISTANCE OF 283.22 FEET TO A POINT; THENCE S72°03'42"E A DISTANCE OF 131.54
42" N 74 FEET TO A POINT; THENCE N74°28'12"E A DISTANCE OF 181.09 FEET TO A POINT; THENCE S88°52'17"E
E 09'
181.
745
131 750 A DISTANCE OF 229.88 FEET TO A POINT, WHICH IS THE POINT OF BEGINNING. SAID LAND HAVING AN
.5 4' 0 AREA OF 4.363 ACRES, MORE OR LESS.
74

TOGETHER WITH:
735
745 AN EASEMENT FOR INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED PROPERTY:
740 ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT,
750 D R/W HENRY COUNTY, GEORGIA, BEING DESIGNATED AS ACCESS EASEMENT CONTAINING 0.471 ACRES,
MORE OR LESS, AS SHOWN AND DELINEATED ON A PLAT OF SURVEY PREPARED FOR EAGLES

PROPOSED GDOT REQUIRE
LANDING FAMILY PRACTICE BY ROLAND MCCANN, REGISTERED LAND SURVEYOR, DATED 5/14/02,
73
0 C- 5 REVISED 5/16/02 AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

EXISTING R/W C- 1
73 BEGINNING AT A POINT PREVIOUSLY DESCRIBED AS "AE-1", LOCATED ON THE EXISTING WESTERLY

N 09°2
740 RIGHT-OF-WAY OF ROCK QUARRY ROAD, 490.97 FEET SOUTHERLY AS MEASURED ALONG SAID
RIGHT-OF-WAY LINE FROM THE POINT FORMED BY THE INTERSECTION OF SAID RIGHT-OF-WAY LINE
WITH THE SOUTHERLY RIGHT-OF-WAY LINE OF NORTH PARK TRAIL; THENCE DEPARTING SAID

0'32"W
N/F RIGHT-OF-WAY S81°43'48"W A DISTANCE OF 159.03 FEET TO A POINT FEET TO A POINT; THENCE
745 ALONG A CURVE PREVIOUSLY DESCRIBED AS "C-2", TURNING TO THE LEFT, WITH AN ARC LENGTH OF
CITY OF STOCKBRIDGE
5 243.69', WITH A RADIUS OF 60.00', BEING SUBTENDED BY A CHORD BEARING OF S25°21'59"W, WITH A
DB 14392 PG 235 73
CHORD LENGTH OF 107.53' TO A POINT; THENCE ALONG A COMPOUND CURVE HEREBY KNOWN AS
ZONED C-2 "C-4", TURNING TO THE LEFT, WITH AN ARC LENGTH OF 70.47', WITH A RADIUS OF 60.00', BEING
750
SUBTENDED BY A CHORD BEARING OF N55°21'58"E, WITH A CHORD LENGTH OF 66.49' TO A POINT;
730 735 THENCE N81°43'48"E A DISTANCE OF 159.07 FEET TO A POINT ON THE EXISTING RIGHT-OF-WAY OF

283.22

ALTA/NSPS LAND TITLE SURVEY
TRACT A
ROCK QUARRY ROAD; THENCE NORTHWESTERLY ALONG A CURVE HEREBY KNOWN AS "C-3",
TURNING TO THE RIGHT WITH AN ARC LENGTH OF 60.00', WITH A RADIUS OF 1503.00', BEING
SUBTENDED BY A CHORD BEARING OF N08°19'12"W, WITH A CHORD LENGTH OF 60.00', TO A POINT,

STRUCTIO

IN LAND LOT 13, DISTRICT 6, HENRY COUNTY, GEORGIA
740 WHICH IS THE POINT OF BEGINNING. SAID LAND HAVING AN AREA OF 0.471 ACRES, MORE OR LESS.

GDOT CON
735 750 LESS "TRACT A"
74
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 6TH DISTRICT OF
73
5 HENRY COUNTY, GEORGIA, AS SHOWN ON THAT CERTAIN SET OF GEORGIA DEPARTMENT OF
TRANSPORTATION (GDOT) PLANS FOR PROJECT NUMBER 0015090, TITLED "RIGHT OF WAY OF
PROPOSED ROCK QUARRY ROAD WIDENING HENRY COUNTY" APPROVED ON 06/16/2020 AND LAST
N C/L
730 L2 UPDATED ON 04/01/2022 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
735
745 159.03' COMMENCING AT A POINT FORMED BY THE SOUTHERLY RIGHT-OF-WAY OF NORTH PARK TRAIL (60'
L1
AE-1
R/W) AND THE EXISTING WESTERLY RIGHT-OF-WAY OF ROCK QUARRY ROAD (100' R/W); THENCE

FOR GMI 2, INC.
'48" ION C/L
S 81°43 TRUCT
ALONG SAID EXISTING WESTERLY RIGHT-OF-WAY 253.00 FEET TO A POINT AND THE POINT OF
740 ONS
GDOT C BEGINNING; THENCE CONTINUING ALONG SAID EXISTING WESTERLY RIGHT-OF-WAY ALONG A CURVE
75
C- 3 HEREBY KNOWN AS "C-1", TURNING TO THE LEFT WITH AN ARC LENGTH OF 237.97', WITH A RADIUS OF
735 1503.00', BEING SUBTENDED BY A CHORD BEARING OF S03°54'25"E, WITH A CHORD LENGTH OF 237.72',
735 TO A POINT HEREBY KNOWN AS "AE-1"; THENCE DEPARTING SAID RIGHT-OF-WAY S81°43'48"W A
DISTANCE OF 27.81 FEET TO A POINT ON THE PROPOSED WESTERLY RIGHT-OF-WAY OF ROCK
QUARRY ROAD; THENCE ALONG SAID PROPOSED WESTERLY RIGHT-OF-WAY N35°00'41"E A DISTANCE
745 OF 18.56 FEET TO A POINT; THENCE CONTINUING ALONG SAID PROPOSED RIGHT-OF-WAY ALONG A

N 09°2
CURVE TURNING TO THE RIGHT, WITH AN ARC LENGTH OF 227.15', A RADIUS OF 1,896.00', BEING
735
730 C- 2 SUBTENDED BY A CHORD BEARING OF N04°28'15"W, WITH A CHORD LENGTH OF 227.01' TO A POINT;
9.07' THENCE DEPARTING SAID PROPOSED RIGHT-OF-WAY S88°52'17"E A DISTANCE OF 18.37 FEET TO A

0'59"W
'4 8" E 15 POINT ON THE EXISTING RIGHT-OF-WAY OF ROCK QUARRY ROAD, SAID POINT BEING THE POINT OF
N 81°43
BEGINNING.
73
0 SAID LAND HAVING OR 0.090 ACRES, MORE OR LESS.
N/F
73
740 DIAZ INVESTMENT INC.

56.74'
4 DB 10879 PG 117
ZONED C-2
745

730
S 14 SCHEDULE B-II EXCEPTIONS
°32'3
73
0 8"E

N 06°25'4
735

182.84'
740

125.
4"W 745 48'
ORIGINAL PLAT DATE
05/03/2021
SCALE
N/F 1" = 40'
KILLEARN PROPERTIES INC DRAWN BY
OF GEORGIA
RCL/SJL
DB 8729 PG 319 CHECKED BY
ZONED C-2 73 JBP
300.99'
ORIGINAL FIELD DATE
'40"W
S 81°59 04/27/2021
CREW
N/F RL/AL
MANISH INC. FIELD BOOK
DB 3717 PG 253 FIELD SKETCH
ZONED C-2
JOB NO.
210145
DWG NO.
210145-RCL-A
SHEET
1 of 1
Engineering Division

July 12, 2024

Re: Water and Sewer Services - Availability
Proposed Development: Food Mart with Fuel Sales
Property Information: Off Rock Quarry Road, Parcel No. 032-01030012
LL 13; District 6; 4.36+/- acres
Zoning: C-2 (City of Stockbridge)
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian Creek

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 is available to the property described above. A fire flow test calculated in the area
revealed the following data:

Static: 124 psi
Residual: 114 psi
Flow 1635 gpm
Calculated Flow @ 20 psi: 5790 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
1000 gpm for said proposed commercial development as established by the Henry County Board
of Commissioners.

Sewage treatment and sewer line capacity are presently available to the property.

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.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
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 Site Plan dated 06/10/2024
prepared by LJA.
Digitally signed
by Scott Sage, P.E.
Date: 2024.07.12
13:35:04 -04'00'
Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Annexation Case #AX-2024-03 for 2251 Highway 42 North. Brightstar Homes and Services, Inc.
proposes to annex the property into the City and to use the existing building for a private school, which would
be a life skills training center for adults with developmental disabilities. The property has 3.4341 +/- acres.
The applicant has also applied for a Comprehensive Plan Amendment via CP-2024-11 and a rezoning of the
property via RZ-2024-12.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. Planning Commission Action on May 22, 2025—Approval. The existing
building is currently vacant. It was previously used for a similar purpose. The applicant wishes to relocate
the existing school to this property from 245 Country Club Drive, where it has operated for the last eight (8)
years. The relocation is needed due to the expiration of the lease at that location.

APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
ANNEXATION CASE #AX-2024-03.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID 070- Class Commercial Owner LINDAVID INVESTMENT Land $270,000
01012001 Acreage 3.43 Address PROPERTIES LLC Value:
Property 2251 2680 HIGHWAY 42N Building $659,100 Last 2 Sales
Address HIGHWAY MCDONOUGH, GA 30253 Value: Date Price Reason Qual
42 Misc $32,800 2/21/2019 $585,000 FM Q
District Henry Value: 11/4/2014 $640,000 VE U
County Total $961,900
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 5/5/2025
Last Data Uploaded: 5/5/2025 2:07:16 AM

Developed by
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Senior Planner; Jordyn Bucholtz, GIS Analyst

CC: R. Ryan Anderson, Community Development Director

DATE: May 22, 2025 (Planning Commission); June 16, 2025 (Mayor/Council)

Subject: #AX-2025-03 For 2251 Highway 42 North (Parcel #070-01012001)

I. PURPOSE

Consider a request for the annexation of property at 2251 Highway 42 North, located in
unincorporated Henry County, into the Stockbridge City Limits. The property contains one parcel
with 3.4341 +/- acres. The applicant is Alexa Hilbert.

II. Background

Proposed Use Center for assisting adults with developmental
disabilities
Site Address 2251 Highway 42 North

Parcel Identification Parcel #070-01012001

Parcel Acreage 3.4341 +/- acres

Applicant Alexa Hilbert

Owner Alexa Hilbert

County Land Use Designation HDS (Light Industrial) (Henry County)

County Land Use Zoning M-1 (Light Manufacturing) (Henry County)

Current Use Existing vacant building previously used by One
World School for the same use

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

SURROUNDING AREAS

Location Adjacent Property Zoning

Properties to the North C-2 (General Commercial), SR (Suburban Residential) - Stockbridge

‘PUD’ (Planned Unit Development) – Stockbridge
Properties to the South
M-1 (Light Manufacturing District) – Henry County

C-1 (Neighborhood Commerical) – Stockbridge
Properties to the East
MFR (Multi-Family Residential) – Stockbridge

O-I (Office Institutional) – Stockbridge

Properties to the West M-1 (Light Manufacturing) - Henry County

PD (Planned Development) – Henry County

SURROUNDING FUTURE LAND USE DESIGNATIONS

Location Existing Land Use Existing Future Land Use
Designation
Eagles Landing Christian
Property to the North Low-Density Residential
Academy
Trinity Chapel
Light Industrial (Henry County)
Property to the South
Collision Repair

Property to the East Retail Plaza Low-Density Mixed-Use

Hydraulic equipment
Property to the West Light Industrial (Henry County)
supplier

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

III. Findings of Fact:

1. The applicant has also applied for a Comprehensive Plan Amendment (CP-2024-11) to
assign the future land use designation of Low-Density Mixed-Use.

2. The applicant has also applied for a Rezoning application (RZ-2024-12) to assign the
zoning district of ‘OI’ (Office Institutional) District and ‘PMU’ (Parkway Mixed Use
Overlay) District.

3. The subject property is currently zoned as M-1 (Light Manufacturing) by the Henry
County Zoning Ordinance and is currently designated as HDS (High Density Suburban)
by the Henry County Future Land Use Map.

4. The vicinity of the area is mostly commerical and residential with the following zoning
classifications: C-3 (Heavy Commercial), C-1 (Neighborhood Commercial), SR
(Suburban Residential), MFR (Multi-family Residential), PMU (Parkway Mixed Use
Overlay), and HDS (High Density Suburban) (Henry County). The subject property is
adjacent to parcels with a city zoning classification of C-1 (Neighborhood Commercial)
and C-2 (General Commercial District).

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

IV. Maps and Illustrations

Aerial Photo of Parcel #070-01012001

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

Survey of 2251 Highway 42 North, Parcel #070-01012001

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

V. Analysis

Description

The applicant, Alexa Hilbert, requests the annexation of one property at 2251 Highway 42 North,
in unincorporated Henry County. The applicant proposes to use the existing, vacant building for
an educational training facility for the developmentally disabled population.

The goal of the program is to assist their clients in acquiring behavioral skills that support their
integration into the community, focusing on improving their communication skills, social
interaction, and appropriate responses in the public. The agency offers a wide range of services
from CRA (Community Residential Alternative), Life Sharing (Host Homes), and both individual
and group Community Access Services. The agency also specializes in assisting individuals with
various needs, such as those who are medically fragile, have autism, intellectual disabilities, or
connections to the justice system or state hospitals.

The new location will continue the services previously provided at 245 Country Club Drive (Suite
100 E & F) in Stockbridge where the agency held a building permit and operated for eight years.
The proposed relocation is due to the expiration of the lease. At the proposed site, clients will not
be served food and are expected to bring their lunch. The agency will be operated Monday
through Friday from 9 am to 3 pm with clients arriving by van, which will be parked securely within
a 10-foot fence surrounding the property. The building is 15,560 square feet with 27 parking
spaces to accommodate staff, clients, and their transportation needs.

Staff Analysis

The applicant requests a petition for annexation under the City of Stockbridge Unified
Development Code Section (Sec. 9.8).
The City Council shall consider the following standards in considering any proposal that would
result in a change to the text or map of this UDC, giving due weight or priority to those factors that
are appropriate to the circumstances of each proposal.

1. Is the subject property contiguous to the existing corporate limits with at least one-
eighth of the aggregate external boundaries coinciding? Contiguous means- abuts
the municipal limits, or is separated by a street, river or railroad-type of right-of-way,
or city land, or land owned by some other political subdivision, or lands, or lands
owned by the state.

Yes, the subject property is contiguous with the following parcels that are located within the
City limits of Stockbridge: #070-01022002 and #070-01007011

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is
utilizing for the proposed annexation.

The 100% method would be used for the proposed annexation.

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

3. Is any part of the subject property being proposed for annexation within the
boundary of another municipal corporation or county?

Yes, the subject property is located within the boundary of Henry County.

4. Is any part of the subject property receiving municipal services from any entity other
than the city proposing annexation?

Yes, the subject property is receiving municipal services from Henry County. The following
entities include Henry County Water Authority, Henry County Fire and EMS, and the
Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban
purposes- defined as a minimum of two people per acre?

No. The proposed annexation is for a non-residential use—an educational training facility—
and does not include any residential development that would contribute to a permanent
population on the site. As such, the property does not meet the minimum residential density
required to be considered development for urban purposes.
6. Is the proposed annexation consistent with the Comprehensive Plan?

No, the subject property has a Henry County Future Land Use designation of HDS (High-
Density Suburban). The applicant has submitted a Comprehensive Plan Amendment (CP-
2024-11) to assign the future land use designation of Low-Density Mixed-Use.

7. Does the proposed annexed property share a common zoning classification with the
adjoining City property as ascribed in Section 9.8 of the Unified Development Code?

No, the applicant has submitted a rezoning application (RZ-2024-12) to assign the zoning
district of ‘OI’ (Office Institutional) and PMU (Parkway Mixed Use Overlay) district.

8. Potential positive effects of the proposed annexation on the character of the
proposed zoning district, a particular piece of property, neighborhood, a particular
area, or community.

The addition of this private school would allow adults with developmental disabilities to gain
valuable life skills that will make them more equipped to integrate into the community.

9. 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 will require any development or building. The existing building will
sufficiently meet the needs of the proposed use. The building was previously used for the
same purpose as recently as 2024.

#AX-2024-03 For 2251 Highway 42 North, Parcel #070-01012001

10. The impact upon adjacent property owners should the request be granted.

The area within the vicinity of the subject property consists of mostly commerical with some
residential. Traffic volume should not be impacted by this private school as students will
arrive and depart via van each day. Thus, adjacent property owners should not be
negatively impacted.
11. The potential impact of the annexation on City infrastructure including water and
sewage system.

Annexation of this property will have minimal impact on City infrastructure. Henry County
has previously serviced this property for water and sewer; the applicant has submitted an
application to the Henry County Water Authority to confirm water and sewer availability for
this property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian
and vehicular circulation and traffic volumes.

A formal traffic study was not submitted, and as a result, staff is unable to predict with
certainty the impact on traffic this proposed use will have on the existing roads (Highway
42 North is classified as a minor arterial road by the Georgia State Functional Classification
Map).

Given that all students at the proposed school will be arriving and departing in designated
vans which will be parked within a secure 10-foot fence surrounding the property, staff is
able to confidently say that traffic will not be impacted adversely by the opening of this
school.

VI. Staff Recommendation

This Staff Report has demonstrated that the requested annexation via AX-2024-03 would
be necessary and desirable for the City of Stockbridge in conjunction with the requested
Comprehensive Plan Amendment (CP-2024-11) to assign the future land use designation
of Low-Density Mixed-Use and the requested rezoning of RZ-2024-12 to assign the zoning
districts of ‘OI’ (Office Institutional) and ‘PMU’ (Parkway Mixed Use Overlay). Therefore,
the Planning and Zoning staff recommends APPROVAL.

10
F O R M F O R N O T I F I C A T IO N O F O B J E C T I O N T O A N N E X A T I O N ,
REQUEST FOR ARBITRATION PANEL,
& PROVISION OF CONTACT INFORMATION
I. NOTICE

As provided by O.C.G.A. Section 36-36-110-119, et seq.,
We the undersigned, as duly appointed representatives of

HENRY County,
hereby notify the Georgia Department of Community Affairs that we have, by majority vote, notified the

City of STOCKBRIDGE
of an objection to an annexation of land, and do hereby request an Arbitration Panel.
Attach the full text of the objection notification required by the statute
as well as all other materials required by DCA Rule 110-12-8-.03(1)(a).

We understand and acknowledge that it shall be the responsibility of the Parties to the Annexation dispute to:
• Provide proposed “strikes” from the panel as quickly as practicable, within the timeframe it provides to the local
governments when it requests strikes;
• Provide for the administration and reimbursement of expenses of the arbitration panel once it has been appointed by
the Department;
• Refrain from any ex parte communication with the panelists;
• Notify the Department of any panelist’s withdrawal, and request a new panelist be provided, in writing; and,
• Notify the Department in writing, as soon as practicable, when the panel proceedings are terminated for any reason.

II. LEGAL DESCRIPTION- LAND LOT, DISTRICT, SECTION, BLOCK AND LOT(S) / ADDRESS OF SUBJECT PROPERTY:
All that tract or parcel of land lying and being in Land Lot 31 of the 7th District, Henry County, Georgia and being more
particularly described as follows:
Beginning at a point located on the southwesterly right of way line of U.S. Highway 23/GA Highway 42 (80 foot right of
way), 301.2 feet northwesterly of the intersection of the southwesterly right of way line of U.S. Highway 23/GA Highway
42 and the northwesterly right of way line of Technology Parkway (right of way varies in width), as measured along the
southwesterly right of way line of U.S. Highway 23/GA Highway 42 and following the curvature thereof; run thence south
59 degrees 53 minutes 24 seconds west a distance of 487.65 feet to an iron pin; run thence north 30 degrees 06 minutes
36 seconds west a distance of 462.98 feet to an iron pin; run thence north 90 degrees 00 minutes 00 seconds east a
distance of 563.71 feet to an iron pin located on the southwesterly right of way line of U.S. Highway 23/GA Highway 42;
run thence along the southwesterly right of way line of U.S. Highway 23/GA Highway 42 South 30 degrees 06 minutes 36
seconds east a distance of 180.19 feet to the point of beginning, all as per plat of survey prepared by Alvin E. Vaughn &
Assoc., Inc., GRLS, which plat indicates the tract containing 3.600 acres.

For informational purposes only, the Tax Parcel Identification number is: 070-01012001.

LESS & EXCEPT:
All that tract or parcel of land lying and being in Land Lot 31 of the 7th District, Henry County, Georgia and being more
particularly described as follows:
Commencing at a point located 301.21 feet northwesterly along the western right-of-way of GA Highway 42 (a variable
right-of-way) from the intersection of said western right-of-way of GA Hwy 42 and the northern right-of-way of Technology
Parkway (a variable right-of-way); thence leaving the aforesaid western right-of-way of GA Hwy 42 and running, South 59
degrees 53 minutes 24 seconds West, 487.65 feet to a point; thence North 30 degrees 06 minutes 36 seconds West,
462.98 feet to a point; thence South 56 degrees 56 minutes 03 seconds East, 34.02 feet to a point and the true POINT
OF BEGINNING; thence running South 90 degrees 00 minutes 00 seconds East, 93.62 feet to a point; thence South 30
degrees 06 minutes 36 seconds East, 89.21 feet to a point; thence North 90 degrees 00 minutes 00 seconds West, 93.62
feet to a point; thence North 30 degrees 06 minutes 36 seconds West, 89.21 feet to a point and the true POINT OF
BEGINNING.

Said tract contains 0.1659 acres (7,225 square feet), more or less, as shown in the survey prepared for AT&T Wireless
Services by Site Design Services, Inc., dated March 30, 2000 and last revised October 12, 2000.
III. CONTACT INFORMATION
County: City: Owner:
Contact Name & Title→ Rachel Mack Quinton Washington Alexa Hilbert
Street & Postal Address→ 140 Henry Parkway, 260 Peachtree Street 308 Broadmoor Way,
McDonough, GA 30253 Suite 1600 McDonough, GA 30253
Atlanta, GA 30303

Phone→ 770-288-6084 404 437-6641 678-491-1561
Email→ rmack@co.henry.ga.us quinton@wlgga.com alexahilbert@aol.com

valerie ross
1501 johnson ferry road
suite 100
marietta, ga 30062

470-264-1583
vross@lawtrg.com
Send this form to: GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
Office of Planning (Annexation Arbitration)
60 Executive Park South, NE
Atlanta, Georgia 30329
Email: planning@dca.ga.gov

HB2A Page 1 of 1
Exhibit A
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE
AX-25-02

Commission District: 4
Commissioner: Michael Price
Report Prepared by: Kenta Lanham, Planner III

Applicant: Alexa Hilbert
308 Broadmoor Way
McDonough, GA 30253

Property Owners: Alexa Hilbert

Location: Property located at 2251 Highway 42 North in Land Lot 31 of the 7th District

Parcel ID(s): 070-01012001

Request: Annexation, Rezoning, and Comprehensive Plan Amendment

BOC Meeting: March 18, 2025

Lot Size: 3.6 +/- acres

Zoning History: The subject property is currently zoned M-1 (Light Manufacturing) as illustrated
on the Henry County Official Zoning Map, which was adopted on November 19,
2013, by the Henry County Board of Commissioners.

A review of zoning records indicated that an application for a conditional use for
the purpose of a church (CU-06-27) was heard and was denied by the Zoning
Advisory Board on October 26, 2006. An associated application for a variance
(VR-06-36) was also heard and denied by the Zoning Advisory Board on October
26, 2006. A subsequent appeal for both cases (AP-06-22 & AP-06-23) was
approved on December 18, 2006 by the Board of Commissioners.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: City of Stockbridge
West: Unincorporated Henry County and City of Stockbridge

Current Land Use: Commercial

Future Land Use: High Density Suburban

Proposed Zoning: As per application materials, the City of Stockbridge proposes to annex the subject
properties using the 100% method from the current zoning classification of M-1
(Light Manufacturing) to the City of Stockbridge OI (Office-Institutional) zoning
district.

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-02\AX-25-02 Report, 2251 Hwy
42.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-02)
BOC Meeting: March 18, 2025 Page 2
Comments: The owners of the subject property are requesting the 100% annexation method
into the City of Stockbridge. According to the Official Code Georgia Annotated,
O.C.G.A § 36-36-20, municipal corporations can annex unincorporated areas
contiguous to the existing corporate limits – “contiguous” means abuts the
municipal limits, or is separated by a street, river or railroad-type right-of-way, or
city land, or land owned by some other political subdivision, or the lands owned
by the state.

The City of Stockbridge intends to annex the subject properties consisting of a total
of 3.6 +/- acres from the current zoning classification of M-1 (Light
Manufacturing) to the City of Stockbridge OI (Office-Institutional) zoning district.
The annexation application packet includes an associated request to amend the
comprehensive plan and modify the Future Land Use Map (FLUM) designation
from Henry County High Density Suburban to City of Stockbridge Low Density
Mixed Use to support the rezoning request.

The application packet was delivered to Henry County via verifiable delivery via
email on January 7, 2025 in accordance with O.C.G.A. § 36-36-9, and within the
required timeframe as established by O.C.G.A. § 36-36-6

The Future Land Use Map (FLUM), as part of the Henry County Comprehensive
Plan 2045, which was adopted by the Henry County Board of Commissioners on
October 30, 2023, designation of the subject property is High Density Suburban.
The High Density Suburban designation is intended for a number of house types
include small-lot single-family residential, duplexes/triplexes, and townhomes but
not intended to support lower intensity multi-family garden-style apartments. The
High Density Suburban designation supports developments with a density of up to
8.0 units per acre, net.

The subject property is within an area designated by Henry County Comprehensive
Plan 2045 as the Central District Development & Infrastructure Strategy area. The
Central District Development & Infrastructure Strategy area is described within
the Henry County Comprehensive Plan 2045 as the heart of unincorporated Henry
County, delineated as the area between Stockbridge and McDonough,
encompassing much of the I-75 Corridor. The vision for this area is to
accommodate a variety of types of residential neighborhoods (including multi-
family and townhomes), retail, office, and buffered industrial uses. The
Comprehensive Plan Update recommends expansion of sewer capacity to support
developments of a suburban-level intensity. Transportation networks are
encouraged to focus on creating a dense interconnected system of “Complete
Streets”, providing safe methods of travel for all types of users.

As per the application materials provided, the applicant is requesting concurrent
rezoning for the subject property to City of Stockbridge OI (Office-Institutional).
The letter of intent submitted with the application, dated December 19, 2024,
specifies the intent to operate life skills training facility, a use that is supported
under the County M-1 zoning designation of the property. There is an associated
request to amend the comprehensive plan and Future Land Use Map from Henry
County High Density Suburban to City of Stockbridge Low Density Mixed Use to
support the request.

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-02\AX-25-02 Report, 2251 Hwy
42.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-02)
BOC Meeting: March 18, 2025 Page 3
The City of Stockbridge Low Density Mixed Use FLUM designation would
support residential developments with a density of 1.0 to 3.99 dwelling units per
acre and commercial activity. The requests to rezone to City of Stockbridge OI
(Office-Institutional) and to amend the future land use designation to City of
Stockbridge Low Density Mixed Use would not be consistent with the future land
use designation of the subject property designated as High Density Suburban
established by the Henry County Comprehensive Plan 2045 which only supports
residential developments. The requested change to a mixed use designation would
authorize a land use that differs substantially from those permitted within the
current M-1 (Light Manufacturing) zoning district and the High Density Suburban
Residential FLUM designation.

The City does not provide fire services to its residents and Henry County will be
called upon to provide those emergency services within the City’s incorporated
areas. The City conducts permit review without sharing approvals to the County.
If the property is annexed, County fire services may respond to an emergency
without access to critical fire-related permit approvals which presents a significant
concern for the health, safety, and welfare of County fire staff responding to
emergencies. The County could not adequately plan for future fire stations or
required apparatus/equipment within the City or any other area due to the
uncertainty of what would be required based on the future redevelopment of the
property if annexed.

Per O.C.G.A. 36-36-113, a county’s objection to an annexation is valid if the
proposed annexation would create a substantial or significant change in zoning or
land use, increase in density, or increase in infrastructure demands.

Recommendation: It is Planning & Zoning staff’s opinion that the annexation, rezoning, and
comprehensive plan amendment request would result in a change to a significantly
different allowable use, authorize a land use that differs substantially from the uses
permitted by the existing comprehensive land use plan, and the increased burden
in the delivery of fire services as a direct result.

Attachments:
• Application Packet, including the associated rezoning and comprehensive plan amendment request
• Exhibit Maps

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-02\AX-25-02 Report, 2251 Hwy
42.docx
Exhibit A
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE
AX-25-02

Commission District: 4
Commissioner: Michael Price
Report Prepared by: Kenta Lanham, Planner III

Applicant: Alexa Hilbert
308 Broadmoor Way
McDonough, GA 30253

Property Owners: Alexa Hilbert

Location: Property located at 2251 Highway 42 North in Land Lot 31 of the 7th District

Parcel ID(s): 070-01012001

Request: Annexation, Rezoning, and Comprehensive Plan Amendment

BOC Meeting: March 18, 2025

Lot Size: 3.6 +/- acres

Zoning History: The subject property is currently zoned M-1 (Light Manufacturing) as illustrated
on the Henry County Official Zoning Map, which was adopted on November 19,
2013, by the Henry County Board of Commissioners.

A review of zoning records indicated that an application for a conditional use for
the purpose of a church (CU-06-27) was heard and was denied by the Zoning
Advisory Board on October 26, 2006. An associated application for a variance
(VR-06-36) was also heard and denied by the Zoning Advisory Board on October
26, 2006. A subsequent appeal for both cases (AP-06-22 & AP-06-23) was
approved on December 18, 2006 by the Board of Commissioners.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: City of Stockbridge
West: Unincorporated Henry County and City of Stockbridge

Current Land Use: Commercial

Future Land Use: High Density Suburban

Proposed Zoning: As per application materials, the City of Stockbridge proposes to annex the subject
properties using the 100% method from the current zoning classification of M-1
(Light Manufacturing) to the City of Stockbridge OI (Office-Institutional) zoning
district.

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-02\AX-25-02 Report, 2251 Hwy
42.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-02)
BOC Meeting: March 18, 2025 Page 2
Comments: The owners of the subject property are requesting the 100% annexation method
into the City of Stockbridge. According to the Official Code Georgia Annotated,
O.C.G.A § 36-36-20, municipal corporations can annex unincorporated areas
contiguous to the existing corporate limits – “contiguous” means abuts the
municipal limits, or is separated by a street, river or railroad-type right-of-way, or
city land, or land owned by some other political subdivision, or the lands owned
by the state.

The City of Stockbridge intends to annex the subject properties consisting of a total
of 3.6 +/- acres from the current zoning classification of M-1 (Light
Manufacturing) to the City of Stockbridge OI (Office-Institutional) zoning district.
The annexation application packet includes an associated request to amend the
comprehensive plan and modify the Future Land Use Map (FLUM) designation
from Henry County High Density Suburban to City of Stockbridge Low Density
Mixed Use to support the rezoning request.

The application packet was delivered to Henry County via verifiable delivery via
email on January 7, 2025 in accordance with O.C.G.A. § 36-36-9, and within the
required timeframe as established by O.C.G.A. § 36-36-6

The Future Land Use Map (FLUM), as part of the Henry County Comprehensive
Plan 2045, which was adopted by the Henry County Board of Commissioners on
October 30, 2023, designation of the subject property is High Density Suburban.
The High Density Suburban designation is intended for a number of house types
include small-lot single-family residential, duplexes/triplexes, and townhomes but
not intended to support lower intensity multi-family garden-style apartments. The
High Density Suburban designation supports developments with a density of up to
8.0 units per acre, net.

The subject property is within an area designated by Henry County Comprehensive
Plan 2045 as the Central District Development & Infrastructure Strategy area. The
Central District Development & Infrastructure Strategy area is described within
the Henry County Comprehensive Plan 2045 as the heart of unincorporated Henry
County, delineated as the area between Stockbridge and McDonough,
encompassing much of the I-75 Corridor. The vision for this area is to
accommodate a variety of types of residential neighborhoods (including multi-
family and townhomes), retail, office, and buffered industrial uses. The
Comprehensive Plan Update recommends expansion of sewer capacity to support
developments of a suburban-level intensity. Transportation networks are
encouraged to focus on creating a dense interconnected system of “Complete
Streets”, providing safe methods of travel for all types of users.

As per the application materials provided, the applicant is requesting concurrent
rezoning for the subject property to City of Stockbridge OI (Office-Institutional).
The letter of intent submitted with the application, dated December 19, 2024,
specifies the intent to operate life skills training facility, a use that is supported
under the County M-1 zoning designation of the property. There is an associated
request to amend the comprehensive plan and Future Land Use Map from Henry
County High Density Suburban to City of Stockbridge Low Density Mixed Use to
support the request.

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-02\AX-25-02 Report, 2251 Hwy
42.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-02)
BOC Meeting: March 18, 2025 Page 3
The City of Stockbridge Low Density Mixed Use FLUM designation would
support residential developments with a density of 1.0 to 3.99 dwelling units per
acre and commercial activity. The requests to rezone to City of Stockbridge OI
(Office-Institutional) and to amend the future land use designation to City of
Stockbridge Low Density Mixed Use would not be consistent with the future land
use designation of the subject property designated as High Density Suburban
established by the Henry County Comprehensive Plan 2045 which only supports
residential developments. The requested change to a mixed use designation would
authorize a land use that differs substantially from those permitted within the
current M-1 (Light Manufacturing) zoning district and the High Density Suburban
Residential FLUM designation.

The City does not provide fire services to its residents and Henry County will be
called upon to provide those emergency services within the City’s incorporated
areas. The City conducts permit review without sharing approvals to the County.
If the property is annexed, County fire services may respond to an emergency
without access to critical fire-related permit approvals which presents a significant
concern for the health, safety, and welfare of County fire staff responding to
emergencies. The County could not adequately plan for future fire stations or
required apparatus/equipment within the City or any other area due to the
uncertainty of what would be required based on the future redevelopment of the
property if annexed.

Per O.C.G.A. 36-36-113, a county’s objection to an annexation is valid if the
proposed annexation would create a substantial or significant change in zoning or
land use, increase in density, or increase in infrastructure demands.

Recommendation: It is Planning & Zoning staff’s opinion that the annexation, rezoning, and
comprehensive plan amendment request would result in a change to a significantly
different allowable use, authorize a land use that differs substantially from the uses
permitted by the existing comprehensive land use plan, and the increased burden
in the delivery of fire services as a direct result.

Attachments:
• Application Packet, including the associated rezoning and comprehensive plan amendment request
• Exhibit Maps

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-02\AX-25-02 Report, 2251 Hwy
42.docx
PowerPoint
Presentations
For AX-2024-03,
CP-2024-11, RZ-
2024-12

May 22, 2025 (Planning
Commission)
June 9, 2025 (Mayor and Council)
• Applicant: Alexa Hilbert
• Agent: Brightstar Homes & Services, Inc.
• Address of Property: 2251 Highway 42 North
• Parcel Acreage: 3.60 acres
• Parcel Identification: 070-01012001
• Current Use of Property: An existing building
Case Facts is located on the property
• County Zoning of Property: M-1 (Light
Manufacturing District)
• County Future Land Use Designation: High-
Density Suburban
• Sign Posting: May 7, 2025
Aerial Photo
Of 2251
Highway 42
North
Survey of 2251
Highway 42 North
Sign
Posting on
May 7,
2025
Developmen
Information
Development Information

• The applicant, Alexa Hilbert, of Brightstar Homes and Services, is proposing to open a life skills
training center for adults with developmental disabilities at an existing building located at 2251
Highway 42 North. The goal of the program is to assist their clients in acquiring behavioral skills that
support their integration into the community, focusing on improving their communication skills, social
interaction, and appropriate responses in the public. The agency offers a wide range of services from
CRA (Community Residential Alternative), Life Sharing (Host Homes), and both individual and group
Community Access Services. The agency also specializes in assisting individuals with various needs,
such as those who are medically fragile, have autism, intellectual disabilities, or connections to the
justice system or state hospitals.
• The new location will continue the services previously provided at 245 Country Club Drive (Suite 100
E & F) in Stockbridge where the agency held a building permit and operated for eight years. The
proposed relocation is due to the expiration of the lease. At the proposed site, clients will not be
served food and are expected to bring their lunch. The agency will be operated Monday through
Friday from 9 am to 3 pm with clients arriving by van, which will be parked securely within a 10-foot
fence surrounding the property. The building is 15,560 square feet with 27 parking spaces to
accommodate staff, clients, and their transportation needs.
PowerPoint
Presentation
For AX-2024-03
Applicant’s Request

The applicant, Alexa Hilbert, has submitted an
Annexation application (AX-2024-03) to request
that the property at 2251 Highway 42 North, which
is in unincorporated Henry County, be annexed into
the Stockbridge City limits.
Contiguous Map of
2251 Highway 42 Stockbridge
City Limits
North

In Georgia, for a property to be annexed
into a city, one major requirement is that
the property must be contiguous to the
city limits — meaning the property must
physically touch or border the existing
boundary of the city. In this case, the
subject property is contiguous with the
following parcels that are located within 070- 070-01007011
the City limits of Stockbridge: #070- 01022002
01022002 and #070-01007011

Proposed
Annexation
Staff Analysis
(Section 9.8 of The Unified Development Code)

1. Is the subject property contiguous to the existing corporate limits with at least one-eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-
type of right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the
state.

• Yes, the subject property is contiguous with the following parcels that are located within the City limits of Stockbridge:
#070-01022002 and #070-01007011

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed
annexation.

• The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation within the boundary of another municipal
corporation or county?

• Yes, the subject property is located within the boundary of Henry County.
Staff Analysis
(Section 9.8 of The Unified Development Code)

4. Is any part of the subject property receiving municipal services from any entity other than the city proposing
annexation?

• Yes, the subject property is receiving municipal services from Henry County. The following entities include Henry County
Water Authority, Henry County Fire and EMS, and the Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of
two people per acre?

• No. The proposed annexation is for a non-residential use—an educational training facility—and does not include any
residential development that would contribute to a permanent population on the site. As such, the property does not meet
the minimum residential density required to be considered development for urban purposes.

6. Is the proposed annexation consistent with the Comprehensive Plan?

• No, the subject property has a Henry County Future Land Use designation of HDS (High-Density Suburban). The applicant
has submitted a Comprehensive Plan Amendment (CP-2024-11) to assign the future land use designation of Low-Density
Mixed-Use.
Staff Analysis
(Section 9.8 of The Unified Development Code)

7. Does the proposed annexed property share a common zoning classification with the adjoining City
property as ascribed in Section 9.8 of the Unified Development Code?
• No, the applicant has submitted a rezoning application (RZ-2024-12) to assign the zoning district of ‘OI’ (Office Institutional) and PMU
(Parkway Mixed Use Overlay) district.

8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a
particular piece of property, neighborhood, a particular area, or community.
• The addition of this private school would allow adults with developmental disabilities to gain valuable life skills that will make them more
equipped to integrate into the community.

9. 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 will require any development or building. The existing building will sufficiently meet the needs of the proposed use. The
building was previously used for the same purpose as recently as 2024.
Staff Analysis
(Section 9.8 of The Unified Development Code)
10. The impact upon adjacent property owners should the request be granted.
• The area within the vicinity of the subject property consists of mostly commerical with some residential. Traffic volume
should not be impacted by this private school as students will arrive and depart via van each day. Thus, adjacent property
owners should not be negatively impacted.

11. The potential impact of the annexation on City infrastructure including water and sewage system.
• Annexation of this property will have minimal impact on City infrastructure. Henry County has previously serviced this
property for water and sewer; the applicant has submitted an application to the Henry County Water Authority to confirm
water and sewer availability for this property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic
volumes.
• A formal traffic study was not submitted, and as a result, staff is unable to predict with certainty the impact on traffic this
proposed use will have on the existing roads (Highway 42 North is classified as a minor arterial road by the Georgia State
Functional Classification Map).
• Given that all students at the proposed school will be arriving and departing in designated vans which will be parked within
a secure 10-foot fence surrounding the property, staff is able to confidently say that traffic will not be impacted adversely by
the opening of this school.
This Staff Report has demonstrated that the requested
annexation via AX-2024-03 would be necessary and
desirable for the City of Stockbridge in conjunction with the
Staff requested Comprehensive Plan Amendment (CP-2024-11)
to assign the future land use designation of Low-Density
Recommendation Mixed-Use and the requested rezoning of RZ-2024-12 to
assign the zoning districts of ‘OI’ (Office Institutional) and
‘PMU’ (Parkway Mixed Use Overlay). Therefore, the
Planning and Zoning staff recommends APPROVAL.
Staff Analysis
(Section 9.8 of
The Unified
Development
Code)
PowerPoint
Presentation
For CP-2024-11
Applicant’s Assign the City of
Stockbridge's ‘Low-Density
Request Mixed-Use’ to allow for the
opening of a center for
assisting adults with
developmental disabilities.
City of Stockbridge
Comprehensive Plan (2024)
Current Future Land Use
Location Current Land Use
Designation

Eagles Landing Low-Density Residential
Property to the North Christian Academy

Trinity Chapel Light Industrial
SURROUNDIN (Henry County)
Collision Repair
G LAND USE Property to the South

DESIGNATION
Property to the East Retail Plaza Low-Density Mixed-Use

Hydraulic equipment Light Industrial (Henry
Property to the West
supplier County)
Staff Analysis
(Section 9.2.7 of
The Unified
Development
Code)
Staff Analysis
(Section 9.2.7 of The
Unified Development Population Goals:
Code) To ensure all residents have access to critical services, safe and attractive
neighborhoods, and good work opportunities.

Population Policies:
1. Consistency with the Comprehensive Plan. Develop programs to provide and maintain a safe environment for all.
The request to assign the Future Land Use Economic Policies:
designation of Low-Density Mixed-Use is Support programs for the retention, expansion, and creation of businesses that
necessary because the Henry County designation complement our vision for our community and local economy.
of Light Manufacturing is closely related to the
City of Stockbridge designation of Light Industrial,
Future Land Use Goals:
which is not compatible with commercial uses.
To establish land use designations that meet the needs of the City and are
The designation of Low-Density Mixed-Use allows
consistent with the new UDC.
for commercial uses such as educational training
facilities and is compatible with the proposed
rezoning to OI (Office Institutional). In addition, the
proposed use is consistent with the policy goals Community Services/Facilities Goals:
that are found in the current City of Stockbridge To make available adequate facilities and services to meet the changing needs of
Comprehensive Plan that are found on pages 42 all City residents.
and 44.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The applicant's request to assign the subject property to the OI
(Office Institutional) and PMU (Parkway Mixed Use Overlay) zoning districts is compatible with the surrounding
land uses adjacent to the subject property, which include a strip mall, residential neighborhood, church, and
collision repair business. The OI zoning designation can serve as a transitional zone between residential and
commercial areas, accommodating uses such as offices, banks, and personal service businesses. Page 48 of
the 2024 Comprehensive Plan identifies OI zoning as compatible with the Low-Density Mixed-Use Future
Land Use designation.
3. Suitability of the Site’s Location: The area surrounding the proposed private school is a mix of commerical
and residential. There is a strip mall with various commerical businesses on the opposite side of Highway 42
North. There are additional commerical uses to the south and west of the subject property including a church
and collision repair business. To the northwest and east of the property are residential subdivisions. A private
school is well suited to being in an area that provides a mix of residential and commercial uses. Both the
proposed zoning of OI and the proposed future land use designation of low-density mixed-use are well-suited
for a school located in a mixed residential and commerical area.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation:

The current Future Land Use designation for this property in Henry County is Light Industrial. The purpose of Light
Industrial in the City of Stockbridge is intended for business parks, which incorporate offices and other uses such
as warehouses, research and development, printing businesses, storage units, and light manufacturing
operations. This purpose is not compatible with a training/educational facility. For this type of use, the designation
Low-Density Mixed-Use is more compatible.

The 2024 Comprehensive Plan intends for the Low-Density Mixed-Use Future Land Use designation to allow for
commerical/retail areas along various corridors and intersections located throughout the city. These areas mainly
serve the residents of the surrounding residential neighborhoods and should maintain a community-oriented feel.
An educational training facility will provide a community-oriented need for the surrounding neighborhoods and City
as a whole.
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2024-11 would
Staff be necessary and desirable for the subject property in
conjunction with the requested rezoning of RZ-2024-12 to
Recommendation assign the zoning districts of ‘OI’ (Office Institutional) and
PMU (Parkway Mixed Used Overlay). Therefore, the
Planning and Zoning staff recommends APPROVAL.
PowerPoint
Presentations
For RZ-2024-12
Applicant’
Request
• Assign the zoning district of O-I
(Office Institutional) to property
located at 2251 Highway 42 North to
allow for the purpose of allowing a
center for assisting adults with
developmental disabilities.
SURROUNDING ZONING PROPERTY
INFORMATION

Location Existing Zoning Existing Land Use

C-2 (General Commercial) – Stockbridge
Property to the North Vacant Land
SR (Suburban Residential) - Stockbridge
Crash Champions Collision Repair
M-1 (Light Manufacturing District) – Henry County
McDonough
Property to the South PUD’ (Planned Unit Development) - Stockbridge Southern Crescent TBI

M-1 (Light Manufacturing District) – Henry County Trinity Chapel

C-1 (Neighborhood Commercial) – Stockbridge Highlands Plaza (Shopping Plaza)
The Highlands at Eagles Landing
Property to the East MFR (Multi-Family Residential) – Stockbridge
(Subdivision)
O-I (Office Institutional) – Stockbridge Eagles Landing First Baptist Church

M-1 (Light Manufacturing District) – Henry County HydrauliCircuit Technology, LLC
Property to the West
PD (Planned Development) – Henry County Eagles Landing Subdivision
Staff Analysis (Section 9.2.1
C of The Unified
Development Code)
Staff 1. Consistency with the Comprehensive Plan: The subject property is
currently designated by the Henry County Comprehensive Plan 2045 as High-
Analysis Density Suburban. However, once it is annexed into the Stockbridge City limits, it
will be assigned to the city future land use designation of Low-Density Mixed-
Use. The Low-Density Mixed-Use future land use designations provides a list of
(Section permitted uses which includes the requested O-I (Office-Institutional) zoning
district. The proposed center for adults with developmental disabilities is
consistent with the intent of the Low-Density Mixed-Use future land use
9.2.1 C of designation. As outlined on page 48 of the Stockbridge Comprehensive Plan, the
Low-Density Mixed-Use Future Land Use Designation is intended to support a
mixture of residential, limited commercial, and institutional uses that are
The Unified compatible in character with the surrounding areas. The use functions as a
community-oriented institutional service that provides life-skills training and
support to adults with developmental disabilities, aligning with the
Development Comprehensive Plan emphasis on inclusive, supportive services and enhanced
quality of life for residents. In addition, the usage of an existing building for this
use promotes efficient land use and sustainable developmental practices
Code) encouraged throughout the Plan itself.
In terms of the goals of the 2024 City of Stockbridge Comprehensive Plan, the
proposed use fulfills several policy objectives. First, it aligns with the City of
Stockbridge goal of ensuring equitable access to essential services. By providing
specialized training for adults with developmental disabilities, the center equips
individuals with the skills necessary for greater independence and improved daily
living. Second, the proposed use ensures that adequate resources are available
for residents with developmental disabilities. It provides a valuable service that
meets evolving needs of communities while supporting responsible development.
In addition, the proposed center contributes to infrastructure improvements that
enhance accessibility and efficiency without compromising service levels for
existing residents. By maintaining cost-effective operations, it reinforces policies
aimed at sustaining high-quality public services and fostering inclusive growth
within the city.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with
due consideration given to whether or not the proposed change will help carry out the purposes of the City
of Stockbridge Zoning Code: The proposed rezoning to O-I (Office Institutional) supports the goals of the Unified
Development Code by activating a vacant site for a vital community use. The facility will serve adults with
developmental disabilities, promoting health, safety, and quality of life while reducing traffic impacts. Aligned with the
PMU overlay district, the center also enhances employment diversity by attracting skilled professionals and supports
the City’s long-term vision for social equity and community well-being.
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 O-I zoning provides
a low-impact, community-oriented use that serves as a transitional buffer between commercial and residential areas.
Located near several subdivisions, the center will offer convenient access for clients and caregivers, promote social
integration, and minimize strain on public infrastructure.
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 location at 2251
Highway 42 North is physically well-suited for the proposed use. The site features an existing building situated on
relatively flat terrain, which supports ease of access. It has frontage on Highway 42 North providing convenient and
visible access for clients, staff, and service providers. The size and shape of the lots are adequate to support the
requested use with sufficient space available for parking and circulation.
5. The impact upon adjacent property owners should the request be granted: The proposed use is a quiet,
low-impact, community-focused facility that blends seamlessly with nearby residential and commercial areas.
It generates minimal traffic and noise while enhancing neighborhood character and potentially boosting
surrounding property values.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

6. The potential impact of the rezoning on City infrastructure including water and sewage system: The proposed
rezoning to accommodate a center for assisting adults with developmental disabilities at 2251 Highway 42 North is
expected to have minimal impact on the city infrastructure, particularly the water and sewage system.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and
traffic volumes: The proposed weekday use, serving adults with developmental disabilities, will generate minimal traffic as
clients arrive via agency-operated vans parked securely onsite. Operating outside peak hours and with direct access to
Highway 42, the facility avoids residential streets and blends well with nearby uses such as churches, retail, and light
industrial. Overall, traffic and circulation impacts are expected to be negligible.
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
proposed use — a supportive center for adults with developmental disabilities — aligns with the Stockbridge UDC and
Comprehensive Plan by promoting inclusivity, smart growth, and essential services in an accessible, community-serving
location.
9. The ability of the subject land to be developed as it is presently zoned: The subject property is currently zoned M-1
(Light Manufacturing District) under the Henry County Zoning Ordinance, which is intended to accommodate industrial and
manufactured uses such as warehousing and distribution. These uses are not compatible with the applicant’s proposed
development. Therefore, the applicant is requesting to assign the O-I (Office Institutional) zoning district upon the approval
of the annexation. The intent of the City of Stockbridge O-I (Office Institutional) zoning district is to support low-intensity,
service-oriented uses such as professional offices, educational programs, and community facilities, making it well-suited
for the applicant’s proposed use. The zoning designation would be more consistent with the character of the surrounding
area, which includes a mixture of commercial, residential, and institutional zoning.
• This Staff Report has demonstrated that the
requested Rezoning via RZ-2024-12 would be
STAFF necessary and desirable for the subject property
in conjunction with the requested
RECOMMENDATI Comprehensive Plan Amendment of CP-2024-11
to assign the future land use designation of Low-
ON Density Mixed-Use, and the requested
annexation request of AX-2024-03. Therefore,
the Planning and Zoning staff recommends
APPROVAL.
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Comprehensive Plan Amendment Case # for 2251 Highway 42 North. Brightstar Homes and Services,
Inc. proposes to change the property’s future land use designation from Henry County-High-Density
Suburban to the City’s Low-Density Mixed-Use to allow the existing building to be used for a private school,
which would be a life skills training center for adults with developmental disabilities. The property has 3.4341
+/- acres. The applicant has also applied for annexation via AX-2024-03 and rezoning via RZ-2024-12.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. Planning Commission Action on May 22, 2025—Approval. The existing
building is currently vacant. It was previously used for a similar purpose. The applicant wishes to relocate
the existing school to this property from 245 Country Club Drive, where it has operated for the last eight (8)
years. The relocation is needed due to the expiration of the lease at that location.

APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-11.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID 070- Class Commercial Owner LINDAVID INVESTMENT Land $270,000
01012001 Acreage 3.43 Address PROPERTIES LLC Value:
Property 2251 2680 HIGHWAY 42N Building $659,100 Last 2 Sales
Address HIGHWAY MCDONOUGH, GA 30253 Value: Date Price Reason Qual
42 Misc $32,800 2/21/2019 $585,000 FM Q
District Henry Value: 11/4/2014 $640,000 VE U
County Total $961,900
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 5/5/2025
Last Data Uploaded: 5/5/2025 2:07:16 AM

Developed by
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Senior Planner; Jordyn Bucholtz, GIS Analyst

CC: R. Ryan Anderson, Community Development Director

DATE: May 22, 2025 (Planning Commission); June 16, 2025 (Mayor/Council)

Subject: #CP-2024-11 For 2251 Highway 42 North (Parcel #070-01012001)

I. PURPOSE

Consider a Comprehensive Plan Amendment application by Alexa Hilbert to assign the
future land use designation of ‘Low-Density Mixed-Use’ for Parcel #070-01012001,
which is located at 2251 Highway 42 North. The property contains one parcel with
3.4341 +/- total acres. The purpose of this request is to allow for the opening of a center
for assisting adults with developmental disabilities.

II. Background
Center for assisting adults with developmental
Proposed Use disabilities

Site Address 2251 Highway 42 North

Parcel Identification Parcel #070-01012001

Parcel Acreage 3.4341 +/- acres

Applicant Alexa Hilbert

Owner Alexa Hilbert

Current Land Use Designation HDS (High Density Suburban) (Henry County)

Proposed Land Use Designation Low-Density Mixed-Use

Existing vacant building previously used by One
Current Use World School for the same use

#CP-2024-11 For 2251 Highway 42 North, Parcel #070-01012001

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Eagles Landing Christian
Property to the North Low-Density Residential
Academy
Trinity Chapel
Light Industrial (Henry County)
Property to the South
Collision Repair

Property to the East Retail Plaza Low-Density Mixed-Use

Hydraulic equipment
Property to the West Light Industrial (Henry County)
supplier

III. Findings of Fact

1. The applicant also applied for an annexation application (AX-2024-03). The case
will be heard concurrently.

2. The applicant also applied for a rezoning application (RZ-2024-12) from M-1 – Light
Manufacturing (Henry County) to OI – Office Institutional and PMU (Parkway Mixed
Use Overlay) District. The case will be heard concurrently.

3. The vicinity of the area is mostly Light Industrial, Low-Density Mixed-Use, and Low-Density
Residential.

4. The subject property has frontage on State Highway 23 which is classified as a minor
arterial road by the Georgia Department of Transportation State Functional
Classification Map.

#CP-2024-11 For 2251 Highway 42 North, Parcel #070-01012001

IV. Maps and Illustrations

Aerial Photo of Parcel #070-01012001

#CP-2024-11 For 2251 Highway 42 North, Parcel #070-01012001

#CP-2024-11 For 2251 Highway 42 North, Parcel #070-01012001

Survey of Parcel #070-01012001

#CP-2024-11 For 2251 Highway 42 North, Parcel #070-01012001

V. Analysis

Project Description

The applicant has requested a Comprehensive Plan Amendment to assign the City Future
Land Use Designation of Low-Density Mixed-Use to allow for an educational facility to
provide life skills training for the developmentally disabled population. The educational
facility will be moving from its former location at 245 Country Club Drive, where the
school’s lease expired. The existing building at this location was used for this same
purpose in 2024.

The subject property is currently zoned as M-1 (Light Manufacturing District) by the Henry
County Zoning Ordinance. However, once the proposed rezoning is approved by the city,
it will be assigned to the OI (Office Institutional) zoning district. Page 48 of the City of
Stockbridge 2024 Comprehensive Plan states that the OI zoning district is compatible
with the proposed Future Land Use Designation of Low-Density Mixed-Use.

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 request to assign the Future Land Use designation of Low-Density Mixed-Use is
necessary because the Henry County designation of Light Manufacturing is closely related
to the City of Stockbridge designation of Light Industrial, which is not compatible with
commercial uses. The designation of Low-Density Mixed-Use allows for commercial uses
such as educational training facilities and is compatible with the proposed rezoning to OI
(Office Institutional). In addition, the proposed use is consistent with the policy goals that
are found in the current City of Stockbridge Comprehensive Plan that are found on pages
42 and 44.

Population Goals: To ensure all residents have access to critical services,
safe and attractive neighborhoods, and good work opportunities.

Community Population Policies: Develop programs to provide and maintain a safe
Goals and environment for all.
Policies Economic Policies: Support programs for the retention, expansion, and
creation of businesses that complement our vision for our community and
(pg. 42-44) local economy.

#CP-2024-11 For 2251 Highway 42 North, Parcel #070-01012001

Community Services/Facilities Goals: To make available adequate
facilities and services to meet the changing needs of all City residents.
Future Land Use Goals: To establish land use designations that meet the
needs of the City and are consistent with the new UDC.

2. Relation to the Zoning of the Property.

The applicant's request to assign the subject property to the OI (Office Institutional) and
PMU (Parkway Mixed Use Overlay) zoning districts is compatible with the surrounding
land uses adjacent to the subject property, which include a strip mall, residential
neighborhood, church, and collision repair business. The OI zoning designation can serve
as a transitional zone between residential and commercial areas, accommodating uses
such as offices, banks, and personal service businesses. Page 48 of the 2024
Comprehensive Plan identifies OI zoning as compatible with the Low-Density Mixed-Use
Future Land Use designation.

3. Suitability of the Site’s Location.

The area surrounding the proposed private school is a mix of commerical and residential.
There is a strip mall with various commerical businesses on the opposite side of Highway
42 North. There are additional commerical uses to the south and west of the subject
property including a church and collision repair business. To the northwest and east of the
property are residential subdivisions. A private school is well suited to being in an area
that provides a mix of residential and commercial uses. Both the proposed zoning of OI
and the proposed future land use designation of low-density mixed-use are well-suited for
a school located in a mixed residential and commerical area.

4. Maintaining the Current Land Use Designation.

The current Future Land Use designation for this property in Henry County is Light
Industrial. The purpose of Light Industrial in the City of Stockbridge is intended for business
parks, which incorporate offices and other uses such as warehouses, research and
development, printing businesses, storage units, and light manufacturing operations. This
purpose is not compatible with a training/educational facility. For this type of use, the
designation Low-Density Mixed-Use is more compatible.

The 2024 Comprehensive Plan intends for the Low-Density Mixed-Use Future Land Use
designation to allow for commerical/retail areas along various corridors and intersections
located throughout the city. These areas mainly serve the residents of the surrounding
residential neighborhoods and should maintain a community-oriented feel. An educational
training facility will provide a community-oriented need for the surrounding neighborhoods
and City as a whole.

#CP-2024-11 For 2251 Highway 42 North, Parcel #070-01012001

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2024-11 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of RZ-2024-12 to assign the
zoning districts of ‘OI’ (Office Institutional) and PMU (Parkway Mixed Used Overlay).
Therefore, the Planning and Zoning staff recommends APPROVAL.

PowerPoint
Presentations
For AX-2024-03,
CP-2024-11, RZ-
2024-12

May 22, 2025 (Planning
Commission)
June 9, 2025 (Mayor and Council)
• Applicant: Alexa Hilbert
• Agent: Brightstar Homes & Services, Inc.
• Address of Property: 2251 Highway 42 North
• Parcel Acreage: 3.60 acres
• Parcel Identification: 070-01012001
• Current Use of Property: An existing building
Case Facts is located on the property
• County Zoning of Property: M-1 (Light
Manufacturing District)
• County Future Land Use Designation: High-
Density Suburban
• Sign Posting: May 7, 2025
Aerial Photo
Of 2251
Highway 42
North
Survey of 2251
Highway 42 North
Sign
Posting on
May 7,
2025
Developmen
Information
Development Information

• The applicant, Alexa Hilbert, of Brightstar Homes and Services, is proposing to open a life skills
training center for adults with developmental disabilities at an existing building located at 2251
Highway 42 North. The goal of the program is to assist their clients in acquiring behavioral skills that
support their integration into the community, focusing on improving their communication skills, social
interaction, and appropriate responses in the public. The agency offers a wide range of services from
CRA (Community Residential Alternative), Life Sharing (Host Homes), and both individual and group
Community Access Services. The agency also specializes in assisting individuals with various needs,
such as those who are medically fragile, have autism, intellectual disabilities, or connections to the
justice system or state hospitals.
• The new location will continue the services previously provided at 245 Country Club Drive (Suite 100
E & F) in Stockbridge where the agency held a building permit and operated for eight years. The
proposed relocation is due to the expiration of the lease. At the proposed site, clients will not be
served food and are expected to bring their lunch. The agency will be operated Monday through
Friday from 9 am to 3 pm with clients arriving by van, which will be parked securely within a 10-foot
fence surrounding the property. The building is 15,560 square feet with 27 parking spaces to
accommodate staff, clients, and their transportation needs.
PowerPoint
Presentation
For AX-2024-03
Applicant’s Request

The applicant, Alexa Hilbert, has submitted an
Annexation application (AX-2024-03) to request
that the property at 2251 Highway 42 North, which
is in unincorporated Henry County, be annexed into
the Stockbridge City limits.
Contiguous Map of
2251 Highway 42 Stockbridge
City Limits
North

In Georgia, for a property to be annexed
into a city, one major requirement is that
the property must be contiguous to the
city limits — meaning the property must
physically touch or border the existing
boundary of the city. In this case, the
subject property is contiguous with the
following parcels that are located within 070- 070-01007011
the City limits of Stockbridge: #070- 01022002
01022002 and #070-01007011

Proposed
Annexation
Staff Analysis
(Section 9.8 of The Unified Development Code)

1. Is the subject property contiguous to the existing corporate limits with at least one-eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-
type of right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the
state.

• Yes, the subject property is contiguous with the following parcels that are located within the City limits of Stockbridge:
#070-01022002 and #070-01007011

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed
annexation.

• The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation within the boundary of another municipal
corporation or county?

• Yes, the subject property is located within the boundary of Henry County.
Staff Analysis
(Section 9.8 of The Unified Development Code)

4. Is any part of the subject property receiving municipal services from any entity other than the city proposing
annexation?

• Yes, the subject property is receiving municipal services from Henry County. The following entities include Henry County
Water Authority, Henry County Fire and EMS, and the Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of
two people per acre?

• No. The proposed annexation is for a non-residential use—an educational training facility—and does not include any
residential development that would contribute to a permanent population on the site. As such, the property does not meet
the minimum residential density required to be considered development for urban purposes.

6. Is the proposed annexation consistent with the Comprehensive Plan?

• No, the subject property has a Henry County Future Land Use designation of HDS (High-Density Suburban). The applicant
has submitted a Comprehensive Plan Amendment (CP-2024-11) to assign the future land use designation of Low-Density
Mixed-Use.
Staff Analysis
(Section 9.8 of The Unified Development Code)

7. Does the proposed annexed property share a common zoning classification with the adjoining City
property as ascribed in Section 9.8 of the Unified Development Code?
• No, the applicant has submitted a rezoning application (RZ-2024-12) to assign the zoning district of ‘OI’ (Office Institutional) and PMU
(Parkway Mixed Use Overlay) district.

8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a
particular piece of property, neighborhood, a particular area, or community.
• The addition of this private school would allow adults with developmental disabilities to gain valuable life skills that will make them more
equipped to integrate into the community.

9. 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 will require any development or building. The existing building will sufficiently meet the needs of the proposed use. The
building was previously used for the same purpose as recently as 2024.
Staff Analysis
(Section 9.8 of The Unified Development Code)
10. The impact upon adjacent property owners should the request be granted.
• The area within the vicinity of the subject property consists of mostly commerical with some residential. Traffic volume
should not be impacted by this private school as students will arrive and depart via van each day. Thus, adjacent property
owners should not be negatively impacted.

11. The potential impact of the annexation on City infrastructure including water and sewage system.
• Annexation of this property will have minimal impact on City infrastructure. Henry County has previously serviced this
property for water and sewer; the applicant has submitted an application to the Henry County Water Authority to confirm
water and sewer availability for this property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic
volumes.
• A formal traffic study was not submitted, and as a result, staff is unable to predict with certainty the impact on traffic this
proposed use will have on the existing roads (Highway 42 North is classified as a minor arterial road by the Georgia State
Functional Classification Map).
• Given that all students at the proposed school will be arriving and departing in designated vans which will be parked within
a secure 10-foot fence surrounding the property, staff is able to confidently say that traffic will not be impacted adversely by
the opening of this school.
This Staff Report has demonstrated that the requested
annexation via AX-2024-03 would be necessary and
desirable for the City of Stockbridge in conjunction with the
Staff requested Comprehensive Plan Amendment (CP-2024-11)
to assign the future land use designation of Low-Density
Recommendation Mixed-Use and the requested rezoning of RZ-2024-12 to
assign the zoning districts of ‘OI’ (Office Institutional) and
‘PMU’ (Parkway Mixed Use Overlay). Therefore, the
Planning and Zoning staff recommends APPROVAL.
Staff Analysis
(Section 9.8 of
The Unified
Development
Code)
PowerPoint
Presentation
For CP-2024-11
Applicant’s Assign the City of
Stockbridge's ‘Low-Density
Request Mixed-Use’ to allow for the
opening of a center for
assisting adults with
developmental disabilities.
City of Stockbridge
Comprehensive Plan (2024)
Current Future Land Use
Location Current Land Use
Designation

Eagles Landing Low-Density Residential
Property to the North Christian Academy

Trinity Chapel Light Industrial
SURROUNDIN (Henry County)
Collision Repair
G LAND USE Property to the South

DESIGNATION
Property to the East Retail Plaza Low-Density Mixed-Use

Hydraulic equipment Light Industrial (Henry
Property to the West
supplier County)
Staff Analysis
(Section 9.2.7 of
The Unified
Development
Code)
Staff Analysis
(Section 9.2.7 of The
Unified Development Population Goals:
Code) To ensure all residents have access to critical services, safe and attractive
neighborhoods, and good work opportunities.

Population Policies:
1. Consistency with the Comprehensive Plan. Develop programs to provide and maintain a safe environment for all.
The request to assign the Future Land Use Economic Policies:
designation of Low-Density Mixed-Use is Support programs for the retention, expansion, and creation of businesses that
necessary because the Henry County designation complement our vision for our community and local economy.
of Light Manufacturing is closely related to the
City of Stockbridge designation of Light Industrial,
Future Land Use Goals:
which is not compatible with commercial uses.
To establish land use designations that meet the needs of the City and are
The designation of Low-Density Mixed-Use allows
consistent with the new UDC.
for commercial uses such as educational training
facilities and is compatible with the proposed
rezoning to OI (Office Institutional). In addition, the
proposed use is consistent with the policy goals Community Services/Facilities Goals:
that are found in the current City of Stockbridge To make available adequate facilities and services to meet the changing needs of
Comprehensive Plan that are found on pages 42 all City residents.
and 44.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The applicant's request to assign the subject property to the OI
(Office Institutional) and PMU (Parkway Mixed Use Overlay) zoning districts is compatible with the surrounding
land uses adjacent to the subject property, which include a strip mall, residential neighborhood, church, and
collision repair business. The OI zoning designation can serve as a transitional zone between residential and
commercial areas, accommodating uses such as offices, banks, and personal service businesses. Page 48 of
the 2024 Comprehensive Plan identifies OI zoning as compatible with the Low-Density Mixed-Use Future
Land Use designation.
3. Suitability of the Site’s Location: The area surrounding the proposed private school is a mix of commerical
and residential. There is a strip mall with various commerical businesses on the opposite side of Highway 42
North. There are additional commerical uses to the south and west of the subject property including a church
and collision repair business. To the northwest and east of the property are residential subdivisions. A private
school is well suited to being in an area that provides a mix of residential and commercial uses. Both the
proposed zoning of OI and the proposed future land use designation of low-density mixed-use are well-suited
for a school located in a mixed residential and commerical area.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation:

The current Future Land Use designation for this property in Henry County is Light Industrial. The purpose of Light
Industrial in the City of Stockbridge is intended for business parks, which incorporate offices and other uses such
as warehouses, research and development, printing businesses, storage units, and light manufacturing
operations. This purpose is not compatible with a training/educational facility. For this type of use, the designation
Low-Density Mixed-Use is more compatible.

The 2024 Comprehensive Plan intends for the Low-Density Mixed-Use Future Land Use designation to allow for
commerical/retail areas along various corridors and intersections located throughout the city. These areas mainly
serve the residents of the surrounding residential neighborhoods and should maintain a community-oriented feel.
An educational training facility will provide a community-oriented need for the surrounding neighborhoods and City
as a whole.
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2024-11 would
Staff be necessary and desirable for the subject property in
conjunction with the requested rezoning of RZ-2024-12 to
Recommendation assign the zoning districts of ‘OI’ (Office Institutional) and
PMU (Parkway Mixed Used Overlay). Therefore, the
Planning and Zoning staff recommends APPROVAL.
PowerPoint
Presentations
For RZ-2024-12
Applicant’
Request
• Assign the zoning district of O-I
(Office Institutional) to property
located at 2251 Highway 42 North to
allow for the purpose of allowing a
center for assisting adults with
developmental disabilities.
SURROUNDING ZONING PROPERTY
INFORMATION

Location Existing Zoning Existing Land Use

C-2 (General Commercial) – Stockbridge
Property to the North Vacant Land
SR (Suburban Residential) - Stockbridge
Crash Champions Collision Repair
M-1 (Light Manufacturing District) – Henry County
McDonough
Property to the South PUD’ (Planned Unit Development) - Stockbridge Southern Crescent TBI

M-1 (Light Manufacturing District) – Henry County Trinity Chapel

C-1 (Neighborhood Commercial) – Stockbridge Highlands Plaza (Shopping Plaza)
The Highlands at Eagles Landing
Property to the East MFR (Multi-Family Residential) – Stockbridge
(Subdivision)
O-I (Office Institutional) – Stockbridge Eagles Landing First Baptist Church

M-1 (Light Manufacturing District) – Henry County HydrauliCircuit Technology, LLC
Property to the West
PD (Planned Development) – Henry County Eagles Landing Subdivision
Staff Analysis (Section 9.2.1
C of The Unified
Development Code)
Staff 1. Consistency with the Comprehensive Plan: The subject property is
currently designated by the Henry County Comprehensive Plan 2045 as High-
Analysis Density Suburban. However, once it is annexed into the Stockbridge City limits, it
will be assigned to the city future land use designation of Low-Density Mixed-
Use. The Low-Density Mixed-Use future land use designations provides a list of
(Section permitted uses which includes the requested O-I (Office-Institutional) zoning
district. The proposed center for adults with developmental disabilities is
consistent with the intent of the Low-Density Mixed-Use future land use
9.2.1 C of designation. As outlined on page 48 of the Stockbridge Comprehensive Plan, the
Low-Density Mixed-Use Future Land Use Designation is intended to support a
mixture of residential, limited commercial, and institutional uses that are
The Unified compatible in character with the surrounding areas. The use functions as a
community-oriented institutional service that provides life-skills training and
support to adults with developmental disabilities, aligning with the
Development Comprehensive Plan emphasis on inclusive, supportive services and enhanced
quality of life for residents. In addition, the usage of an existing building for this
use promotes efficient land use and sustainable developmental practices
Code) encouraged throughout the Plan itself.
In terms of the goals of the 2024 City of Stockbridge Comprehensive Plan, the
proposed use fulfills several policy objectives. First, it aligns with the City of
Stockbridge goal of ensuring equitable access to essential services. By providing
specialized training for adults with developmental disabilities, the center equips
individuals with the skills necessary for greater independence and improved daily
living. Second, the proposed use ensures that adequate resources are available
for residents with developmental disabilities. It provides a valuable service that
meets evolving needs of communities while supporting responsible development.
In addition, the proposed center contributes to infrastructure improvements that
enhance accessibility and efficiency without compromising service levels for
existing residents. By maintaining cost-effective operations, it reinforces policies
aimed at sustaining high-quality public services and fostering inclusive growth
within the city.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with
due consideration given to whether or not the proposed change will help carry out the purposes of the City
of Stockbridge Zoning Code: The proposed rezoning to O-I (Office Institutional) supports the goals of the Unified
Development Code by activating a vacant site for a vital community use. The facility will serve adults with
developmental disabilities, promoting health, safety, and quality of life while reducing traffic impacts. Aligned with the
PMU overlay district, the center also enhances employment diversity by attracting skilled professionals and supports
the City’s long-term vision for social equity and community well-being.
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 O-I zoning provides
a low-impact, community-oriented use that serves as a transitional buffer between commercial and residential areas.
Located near several subdivisions, the center will offer convenient access for clients and caregivers, promote social
integration, and minimize strain on public infrastructure.
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 location at 2251
Highway 42 North is physically well-suited for the proposed use. The site features an existing building situated on
relatively flat terrain, which supports ease of access. It has frontage on Highway 42 North providing convenient and
visible access for clients, staff, and service providers. The size and shape of the lots are adequate to support the
requested use with sufficient space available for parking and circulation.
5. The impact upon adjacent property owners should the request be granted: The proposed use is a quiet,
low-impact, community-focused facility that blends seamlessly with nearby residential and commercial areas.
It generates minimal traffic and noise while enhancing neighborhood character and potentially boosting
surrounding property values.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

6. The potential impact of the rezoning on City infrastructure including water and sewage system: The proposed
rezoning to accommodate a center for assisting adults with developmental disabilities at 2251 Highway 42 North is
expected to have minimal impact on the city infrastructure, particularly the water and sewage system.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and
traffic volumes: The proposed weekday use, serving adults with developmental disabilities, will generate minimal traffic as
clients arrive via agency-operated vans parked securely onsite. Operating outside peak hours and with direct access to
Highway 42, the facility avoids residential streets and blends well with nearby uses such as churches, retail, and light
industrial. Overall, traffic and circulation impacts are expected to be negligible.
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
proposed use — a supportive center for adults with developmental disabilities — aligns with the Stockbridge UDC and
Comprehensive Plan by promoting inclusivity, smart growth, and essential services in an accessible, community-serving
location.
9. The ability of the subject land to be developed as it is presently zoned: The subject property is currently zoned M-1
(Light Manufacturing District) under the Henry County Zoning Ordinance, which is intended to accommodate industrial and
manufactured uses such as warehousing and distribution. These uses are not compatible with the applicant’s proposed
development. Therefore, the applicant is requesting to assign the O-I (Office Institutional) zoning district upon the approval
of the annexation. The intent of the City of Stockbridge O-I (Office Institutional) zoning district is to support low-intensity,
service-oriented uses such as professional offices, educational programs, and community facilities, making it well-suited
for the applicant’s proposed use. The zoning designation would be more consistent with the character of the surrounding
area, which includes a mixture of commercial, residential, and institutional zoning.
• This Staff Report has demonstrated that the
requested Rezoning via RZ-2024-12 would be
STAFF necessary and desirable for the subject property
in conjunction with the requested
RECOMMENDATI Comprehensive Plan Amendment of CP-2024-11
to assign the future land use designation of Low-
ON Density Mixed-Use, and the requested
annexation request of AX-2024-03. Therefore,
the Planning and Zoning staff recommends
APPROVAL.
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Rezoning Case #RZ-2024-12 for 2251 Highway 42 North. Brightstar Homes and Services, Inc. proposes
to rezone the property from Henry County’s M-1 and Highway Corridor Overlay districts to the City’s O-I and
PMU Overlay districts to allow the existing building to be used for a private school, which would be a life skills
training center for adults with developmental disabilities. The property has 3.4341 +/- acres. The applicant
has also applied for a Comprehensive Plan amendment via CP-2024-11 and a rezoning via RZ-2024-12.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. Planning Commission Action on May 22, 2025—Approval. The existing
building is currently vacant. It was previously used for a similar purpose. The applicant wishes to relocate
the existing school to this property from 245 Country Club Drive, where it has operated for the last eight (8)
years. The relocation is needed due to the expiration of the lease at that location.

APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2024-12.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID 070- Class Commercial Owner LINDAVID INVESTMENT Land $270,000
01012001 Acreage 3.43 Address PROPERTIES LLC Value:
Property 2251 2680 HIGHWAY 42N Building $659,100 Last 2 Sales
Address HIGHWAY MCDONOUGH, GA 30253 Value: Date Price Reason Qual
42 Misc $32,800 2/21/2019 $585,000 FM Q
District Henry Value: 11/4/2014 $640,000 VE U
County Total $961,900
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 5/5/2025
Last Data Uploaded: 5/5/2025 2:07:16 AM

Developed by
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: May 22, 2025 (Planning Commission)

June 16, 2025 (Mayor and Council)

Subject: RZ-2024-12 For 2251 Highway 42 North

I. Purpose

Consider a request to assign the zoning district of O-I (Office Institutional) to property located at
2251 Highway 42 North to allow for the purpose of allowing a center for assisting adults with
developmental disabilities.

II. Project Information

Center for assisting adults with developmental
Proposed Use
disabilities

Site Address 2251 Highway 42 North

Parcel Identification 070-01012001

Parcel Acreage 3.60 acres

Applicant Alexa Hilbert
#RZ-2024-12 For 2251 Highway 42 North

Agent: Brightstar Homes & Services, Inc.

Alexa Hilbert
Owner:

County Zoning of Property M-1 (Light Manufacturing District)

Assigned City Zoning of Property O-I (Office Institutional)

An existing vacant building is located on the property. It
Current Use of Property: was previously used by One World School for the same
use

SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

C-2 (General Commercial) –
Stockbridge
Vacant Land
Property to the North
SR (Suburban Residential) -
Stockbridge

M-1 Vacant Land
(Light Manufacturing District) –
Property to the South Henry County
Crash Champions Collision Repair
‘PUD’ (Planned Unit Development) McDonough
- Stockbridge

Trinity Chapel

C-1 (Neighborhood Commerical) – Highlands Plaza (Shopping Plaza)
Stockbridge
The Highlands at Eagles Landing
Property to the East
MFR (Multi-Family Residential) – (Subdivision)
Stockbridge
Eagles Landing First Baptist Church
O-I (Office Institutional) –

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#RZ-2024-12 For 2251 Highway 42 North

Stockbridge

M-1
(Light Manufacturing District) –
HydrauliCircuit Technology, LLC
Property to the West Henry County

PD
(Planned Development) – Eagles Landing Subdivision
Henry County

III. Finding of Facts

1. The applicant has also applied for a Comprehensive Plan Amendment to assign the future
land use designation of Low-Density Mixed Use. The case will be heard concurrently.

2. The applicant has also applied for an annexation application for the proposed property to be
annexed into the City limits. The case will be heard concurrently.

3. The subject property is currently zoned M-1 (Light Manufacturing District) by the Henry County
Zoning Ordinance.

4. The vicinity of the proposed use is mostly commercial and residential with the following zoning
classifications: C-2 (General Commercial; Stockbridge), SR (Suburban Residential;
Stockbridge), MFR (Multiple Family Residential; Stockbridge), O-I (Office Institutional;
Stockbridge), PUD’ (Planned Unit Development; Stockbridge), M-1 (Light Manufacturing
District; Henry County), and PD (Planned Development; Henry County).

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#RZ-2024-12 For 2251 Highway 42 North

IV. Maps, Site Plan, and Renderings

Aerial Photo of 2251 Highway 42 North

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#RZ-2024-12 For 2251 Highway 42 North

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#RZ-2024-12 For 2251 Highway 42 North

Survey of 2251 Highway 42 North, Parcel #070-01012001

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#RZ-2024-12 For 2251 Highway 42 North

V. Analysis

Project Description

The applicant, Alexa Hilbert, of Brightstar Homes and Services, is proposing to open a life skills
training center for adults with developmental disabilities at an existing building located at 2251
Highway 42 North. The goal of the program is to assist their clients in acquiring behavioral skills
that support their integration into the community, focusing on improving their communication skills,
social interaction, and appropriate responses in the public. The agency offers a wide range of
services from CRA (Community Residential Alternative), Life Sharing (Host Homes), and both
individual and group Community Access Services. The agency also specializes in assisting
individuals with various needs, such as those who are medically fragile, have autism, intellectual
disabilities, or connections to the justice system or state hospitals.

The new location will continue the services previously provided at 245 Country Club Drive (Suite
100 E & F) in Stockbridge where the agency held a building permit and operated for eight years.
The proposed relocation is due to the expiration of the lease. At the proposed site, clients will not
be served food and are expected to bring their lunch. The agency will be operated Monday
through Friday from 9 am to 3 pm with clients arriving by van, which will be parked securely within
a 10-foot fence surrounding the property. The building is 15,560 square feet with 27 parking
spaces to accommodate staff, clients, and their transportation needs.

Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The subject property is currently designated by the Henry County Comprehensive Plan 2045 as
High-Density Suburban. However, once it is annexed into the Stockbridge City limits, it will be
assigned to the city future land use designation of Low-Density Mixed-Use. The Low-Density
Mixed-Use future land use designations provides a list of permitted uses which includes the
requested O-I (Office-Institutional) zoning district.

The proposed center for adults with developmental disabilities is consistent with the intent of the
Low-Density Mixed-Use future land use designation. As outlined on page 48 of the Stockbridge
Comprehensive Plan, the Low-Density Mixed-Use Future Land Use Designation is intended to
support a mixture of residential, limited commercial, and institutional uses that are compatible in
character with the surrounding areas. The use functions as a community-oriented institutional
service that provides life-skills training and support to adults with developmental disabilities,
aligning with the Comprehensive Plan emphasis on inclusive, supportive services and enhanced
quality of life for residents. In addition, the usage of an existing building for this use promotes

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#RZ-2024-12 For 2251 Highway 42 North

efficient land use and sustainable developmental practices encouraged throughout the Plan itself.
In terms of the goals of the 2024 City of Stockbridge Comprehensive Plan, the proposed use fulfills
several policy objectives. First, it aligns with the City of Stockbridge goal of ensuring equitable
access to essential services. By providing specialized training for adults with developmental
disabilities, the center equips individuals with the skills necessary for greater independence and
improved daily living. Second, the proposed use ensures that adequate resources are available
for residents with developmental disabilities. It provides a valuable service that meets evolving
needs of communities while supporting responsible development. In addition, the proposed center
contributes to infrastructure improvements that enhance accessibility and efficiency without
compromising service levels for existing residents. By maintaining cost-effective operations, it
reinforces policies aimed at sustaining high-quality public services and fostering inclusive growth
within the city.

2. The relation that the proposed rezoning amendment bears to the purpose of the overall
zoning scheme with due consideration given to whether or not the proposed change
will help carry out the purposes of the City of Stockbridge Zoning Code.

The proposed rezoning to assign the O-I (Office Institutional) to the subject property aligns with the
various objectives outlined in the Stockbridge Unified Development Code. First, the existing facility
serves an important function by providing individuals with developmental disabilities with the
opportunity to acquire essential daily living, social, and vocational skills in a supportive
environment. As a result, the proposed use promotes the overall health, safety, convenience, and
general welfare of not only the clients served but also to their families and towards the surrounding
communities in the City of Stockbridge (Objective A). The existing facility also reduces the need
for long distance travel to similar agencies thereby reducing traffic congestion on public streets
and advancing traffic safety. (Objectives B and C).

The proposed use of the existing building aligns with the Stockbridge Unified Development Code
by transforming a vacant building into a vital resource that provides essential services to a
population that is vulnerable. In addition, the proposed use of the facility represents a community-
oriented land use that aligns with the long-term goals of the City of Stockbridge for social equity,
and quality.

Once the property is annexed into the Stockbridge City limits, it will be assigned to the PMU
(Parkway Mixed Use) overlay district. Overall, the proposed use aligns with the various objectives
found in Section 2.5.2 of the Stockbridge Unified Development Code. The proposed use
contributes to the diversification of the local employment base (Objective #2). The proposed center
for adults with developmental disabilities can not only create job opportunities but also will attract
professionals ranging from therapists to behavioral therapists to the City of Stockbridge.

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 applicant’s request to assign the O-I (Office Institutional) zoning district is anticipated to have
numerous positive effects on the surrounding areas, which has a diverse mix of zoning
classifications including C-2 (General Commercial), SR (Suburban Residential), MFR (Multiple
Family Residential), O-I (Office Institutional), M-1 (Light Manufacturing District; Henry County),
PUD (Planned Unit Development; Stockbridge) and PD (Planned Development; Henry County).

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#RZ-2024-12 For 2251 Highway 42 North

The subject property is also located near the following subdivisions: The Highlands at Eagles
Landing, Eagles Landing subdivision, Magnolia, and Moss Pointe. First, the proposed use would
act as a transitional buffer between the intensive commercial and adjacent residential areas. The
use aligns with the O-I (Office Institutional) zoning district by contributing to a professional, quiet,
and community-oriented atmosphere with a disruptive impact.

Second, the proposed location of the center for adults with developmental disabilities is expected
to generate minimal impact, noise, and strain on the public infrastructure, which represents a
sustainable and compatible developmental choice. In addition, relocating the proposed use to the
nearby subdivisions ensures greater accessibility and convenience for both their clients and their
caregivers. The proposed location reduces its travel time and fosters stronger community
integration, allowing their clients to remain connected to their support systems while accessing
services that promote independence, skill development and social engagement.

4. The physical conditions of the site are relative to its capability to be developed as
requested, including topography, drainage, access, and size and shape of the property.

The subject property location at 2251 Highway 42 North is physically well-suited for the proposed
use. The site features an existing building situated on relatively flat terrain, which supports ease of
access. It has frontage on Highway 42 North providing convenient and visible access for clients,
staff, and service providers. The size and shape of the lots are adequate to support the requested
use with sufficient space available for parking and circulation.

5. The impact upon adjacent property owners should the request be granted.

The proposed use is not expected to have any negative impact on the adjacent property owners
in the vicinity of the area. Instead, the requested use is a low-intensity, community-oriented use
that is quiet, professional, and is compatible with both the residential and commercial surroundings.
Unlike intense commercial or industrial developments, the center won’t produce significant traffic,
noise, lighting, or operational disruptions. In addition, the presence of the facility may enhance
property values by reinforcing a positive community image and demonstrating the City’s investment
in inclusive support services.

6. The potential impact of the rezoning on City infrastructure including water and sewage
system.

The proposed rezoning to accommodate a center for assisting adults with developmental
disabilities at 2251 Highway 42 North is expected to have minimal impact on the city infrastructure,
particularly the water and sewage system.

7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes.

The proposed use is expected to have a minimal impact on the adjacent throughfares, traffic
volumes, and overall circulation. Operating Monday through Friday from 9 am to 3 pm, the center
will serve adults with developmental disabilities who will arrive via agency-operated vehicles rather
than individual vehicles. The vans will be securely parked within a 10-foot fenced area on the
property, limiting traffic interaction with the nearby surrounding uses. The facility’s location along a
major arterial road (Highway 42) ensures it can accommodate the modest number of trips.

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#RZ-2024-12 For 2251 Highway 42 North

Furthermore, the use occurs outside of peak hours and does not access internal residential streets
of nearby subdivisions such as The Highlands at Eagles Landing, Magnolia, and Moss Pointe. The
proposed use is also compatible with the surrounding land uses, which include churches, a
shopping center, light industrial businesses and residential neighborhoods, and is unlikely to
generate negative impacts on neither pedestrian nor vehicular circulation in the vicinity of the area.

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 proposed use supports the overall intent of the Stockbridge Unified Development Code by
promoting an inclusive, community-serving land use that enhances the public welfare. The
proposed use, a center for assisting adults with developmental disabilities, aligns with the
Stockbridge Unified Development Code goals of compatibility with the surrounding land uses and
the provision of essential services, making it very beneficial and appropriate for the City’s vision. It
also reflects principles of smart growth by integrating services within accessible locations and
minimizing the need for long commutes. The proposed use supports the policy goals of promoting
infill development and the adaptive reuse of existing structures where feasible, reducing
development pressure on undeveloped land and preserving open space and environmental
resources.

The proposed use is also consistent with the 2024 Stockbridge Comprehensive Plan in many ways.
First, since it is offering life skills training in a supportive center, the center promotes the well-being
and independence of individuals who may not have access to these resources. This aligns with
the broader goals of the Comprehensive Plan which is to improve the quality of life, support health
and human services, and foster a more inclusive and compassionate city.

9. The ability of the subject land to be developed as it is presently zoned.

The subject property is currently zoned M-1 (Light Manufacturing District) under the Henry County
Zoning Ordinance, which is intended to accommodate industrial and manufactured uses such as
warehousing and distribution. These uses are not compatible with the applicant’s proposed
development. Therefore, the applicant is requesting to assign the O-I (Office Institutional) zoning
district upon the approval of the annexation.

The intent of the City of Stockbridge O-I (Office Institutional) zoning district is to support low-
intensity, service-oriented uses such as professional offices, educational programs, and
community facilities, making it well-suited for the applicant’s proposed use. The zoning designation
would be more consistent with the character of the surrounding area, which includes a mixture of
commercial, residential, and institutional zoning.

VI. STAFF RECOMMENDATION

The Planning and Zoning staff recommends approval to assign the zoning district of O-I (Office
Institutional).

10 | P a g e
PowerPoint
Presentations
For AX-2024-03,
CP-2024-11, RZ-
2024-12

May 22, 2025 (Planning
Commission)
June 9, 2025 (Mayor and Council)
• Applicant: Alexa Hilbert
• Agent: Brightstar Homes & Services, Inc.
• Address of Property: 2251 Highway 42 North
• Parcel Acreage: 3.60 acres
• Parcel Identification: 070-01012001
• Current Use of Property: An existing building
Case Facts is located on the property
• County Zoning of Property: M-1 (Light
Manufacturing District)
• County Future Land Use Designation: High-
Density Suburban
• Sign Posting: May 7, 2025
Aerial Photo
Of 2251
Highway 42
North
Survey of 2251
Highway 42 North
Sign
Posting on
May 7,
2025
Developmen
Information
Development Information

• The applicant, Alexa Hilbert, of Brightstar Homes and Services, is proposing to open a life skills
training center for adults with developmental disabilities at an existing building located at 2251
Highway 42 North. The goal of the program is to assist their clients in acquiring behavioral skills that
support their integration into the community, focusing on improving their communication skills, social
interaction, and appropriate responses in the public. The agency offers a wide range of services from
CRA (Community Residential Alternative), Life Sharing (Host Homes), and both individual and group
Community Access Services. The agency also specializes in assisting individuals with various needs,
such as those who are medically fragile, have autism, intellectual disabilities, or connections to the
justice system or state hospitals.
• The new location will continue the services previously provided at 245 Country Club Drive (Suite 100
E & F) in Stockbridge where the agency held a building permit and operated for eight years. The
proposed relocation is due to the expiration of the lease. At the proposed site, clients will not be
served food and are expected to bring their lunch. The agency will be operated Monday through
Friday from 9 am to 3 pm with clients arriving by van, which will be parked securely within a 10-foot
fence surrounding the property. The building is 15,560 square feet with 27 parking spaces to
accommodate staff, clients, and their transportation needs.
PowerPoint
Presentation
For AX-2024-03
Applicant’s Request

The applicant, Alexa Hilbert, has submitted an
Annexation application (AX-2024-03) to request
that the property at 2251 Highway 42 North, which
is in unincorporated Henry County, be annexed into
the Stockbridge City limits.
Contiguous Map of
2251 Highway 42 Stockbridge
City Limits
North

In Georgia, for a property to be annexed
into a city, one major requirement is that
the property must be contiguous to the
city limits — meaning the property must
physically touch or border the existing
boundary of the city. In this case, the
subject property is contiguous with the
following parcels that are located within 070- 070-01007011
the City limits of Stockbridge: #070- 01022002
01022002 and #070-01007011

Proposed
Annexation
Staff Analysis
(Section 9.8 of The Unified Development Code)

1. Is the subject property contiguous to the existing corporate limits with at least one-eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-
type of right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the
state.

• Yes, the subject property is contiguous with the following parcels that are located within the City limits of Stockbridge:
#070-01022002 and #070-01007011

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed
annexation.

• The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation within the boundary of another municipal
corporation or county?

• Yes, the subject property is located within the boundary of Henry County.
Staff Analysis
(Section 9.8 of The Unified Development Code)

4. Is any part of the subject property receiving municipal services from any entity other than the city proposing
annexation?

• Yes, the subject property is receiving municipal services from Henry County. The following entities include Henry County
Water Authority, Henry County Fire and EMS, and the Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of
two people per acre?

• No. The proposed annexation is for a non-residential use—an educational training facility—and does not include any
residential development that would contribute to a permanent population on the site. As such, the property does not meet
the minimum residential density required to be considered development for urban purposes.

6. Is the proposed annexation consistent with the Comprehensive Plan?

• No, the subject property has a Henry County Future Land Use designation of HDS (High-Density Suburban). The applicant
has submitted a Comprehensive Plan Amendment (CP-2024-11) to assign the future land use designation of Low-Density
Mixed-Use.
Staff Analysis
(Section 9.8 of The Unified Development Code)

7. Does the proposed annexed property share a common zoning classification with the adjoining City
property as ascribed in Section 9.8 of the Unified Development Code?
• No, the applicant has submitted a rezoning application (RZ-2024-12) to assign the zoning district of ‘OI’ (Office Institutional) and PMU
(Parkway Mixed Use Overlay) district.

8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a
particular piece of property, neighborhood, a particular area, or community.
• The addition of this private school would allow adults with developmental disabilities to gain valuable life skills that will make them more
equipped to integrate into the community.

9. 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 will require any development or building. The existing building will sufficiently meet the needs of the proposed use. The
building was previously used for the same purpose as recently as 2024.
Staff Analysis
(Section 9.8 of The Unified Development Code)
10. The impact upon adjacent property owners should the request be granted.
• The area within the vicinity of the subject property consists of mostly commerical with some residential. Traffic volume
should not be impacted by this private school as students will arrive and depart via van each day. Thus, adjacent property
owners should not be negatively impacted.

11. The potential impact of the annexation on City infrastructure including water and sewage system.
• Annexation of this property will have minimal impact on City infrastructure. Henry County has previously serviced this
property for water and sewer; the applicant has submitted an application to the Henry County Water Authority to confirm
water and sewer availability for this property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic
volumes.
• A formal traffic study was not submitted, and as a result, staff is unable to predict with certainty the impact on traffic this
proposed use will have on the existing roads (Highway 42 North is classified as a minor arterial road by the Georgia State
Functional Classification Map).
• Given that all students at the proposed school will be arriving and departing in designated vans which will be parked within
a secure 10-foot fence surrounding the property, staff is able to confidently say that traffic will not be impacted adversely by
the opening of this school.
This Staff Report has demonstrated that the requested
annexation via AX-2024-03 would be necessary and
desirable for the City of Stockbridge in conjunction with the
Staff requested Comprehensive Plan Amendment (CP-2024-11)
to assign the future land use designation of Low-Density
Recommendation Mixed-Use and the requested rezoning of RZ-2024-12 to
assign the zoning districts of ‘OI’ (Office Institutional) and
‘PMU’ (Parkway Mixed Use Overlay). Therefore, the
Planning and Zoning staff recommends APPROVAL.
Staff Analysis
(Section 9.8 of
The Unified
Development
Code)
PowerPoint
Presentation
For CP-2024-11
Applicant’s Assign the City of
Stockbridge's ‘Low-Density
Request Mixed-Use’ to allow for the
opening of a center for
assisting adults with
developmental disabilities.
City of Stockbridge
Comprehensive Plan (2024)
Current Future Land Use
Location Current Land Use
Designation

Eagles Landing Low-Density Residential
Property to the North Christian Academy

Trinity Chapel Light Industrial
SURROUNDIN (Henry County)
Collision Repair
G LAND USE Property to the South

DESIGNATION
Property to the East Retail Plaza Low-Density Mixed-Use

Hydraulic equipment Light Industrial (Henry
Property to the West
supplier County)
Staff Analysis
(Section 9.2.7 of
The Unified
Development
Code)
Staff Analysis
(Section 9.2.7 of The
Unified Development Population Goals:
Code) To ensure all residents have access to critical services, safe and attractive
neighborhoods, and good work opportunities.

Population Policies:
1. Consistency with the Comprehensive Plan. Develop programs to provide and maintain a safe environment for all.
The request to assign the Future Land Use Economic Policies:
designation of Low-Density Mixed-Use is Support programs for the retention, expansion, and creation of businesses that
necessary because the Henry County designation complement our vision for our community and local economy.
of Light Manufacturing is closely related to the
City of Stockbridge designation of Light Industrial,
Future Land Use Goals:
which is not compatible with commercial uses.
To establish land use designations that meet the needs of the City and are
The designation of Low-Density Mixed-Use allows
consistent with the new UDC.
for commercial uses such as educational training
facilities and is compatible with the proposed
rezoning to OI (Office Institutional). In addition, the
proposed use is consistent with the policy goals Community Services/Facilities Goals:
that are found in the current City of Stockbridge To make available adequate facilities and services to meet the changing needs of
Comprehensive Plan that are found on pages 42 all City residents.
and 44.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The applicant's request to assign the subject property to the OI
(Office Institutional) and PMU (Parkway Mixed Use Overlay) zoning districts is compatible with the surrounding
land uses adjacent to the subject property, which include a strip mall, residential neighborhood, church, and
collision repair business. The OI zoning designation can serve as a transitional zone between residential and
commercial areas, accommodating uses such as offices, banks, and personal service businesses. Page 48 of
the 2024 Comprehensive Plan identifies OI zoning as compatible with the Low-Density Mixed-Use Future
Land Use designation.
3. Suitability of the Site’s Location: The area surrounding the proposed private school is a mix of commerical
and residential. There is a strip mall with various commerical businesses on the opposite side of Highway 42
North. There are additional commerical uses to the south and west of the subject property including a church
and collision repair business. To the northwest and east of the property are residential subdivisions. A private
school is well suited to being in an area that provides a mix of residential and commercial uses. Both the
proposed zoning of OI and the proposed future land use designation of low-density mixed-use are well-suited
for a school located in a mixed residential and commerical area.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation:

The current Future Land Use designation for this property in Henry County is Light Industrial. The purpose of Light
Industrial in the City of Stockbridge is intended for business parks, which incorporate offices and other uses such
as warehouses, research and development, printing businesses, storage units, and light manufacturing
operations. This purpose is not compatible with a training/educational facility. For this type of use, the designation
Low-Density Mixed-Use is more compatible.

The 2024 Comprehensive Plan intends for the Low-Density Mixed-Use Future Land Use designation to allow for
commerical/retail areas along various corridors and intersections located throughout the city. These areas mainly
serve the residents of the surrounding residential neighborhoods and should maintain a community-oriented feel.
An educational training facility will provide a community-oriented need for the surrounding neighborhoods and City
as a whole.
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2024-11 would
Staff be necessary and desirable for the subject property in
conjunction with the requested rezoning of RZ-2024-12 to
Recommendation assign the zoning districts of ‘OI’ (Office Institutional) and
PMU (Parkway Mixed Used Overlay). Therefore, the
Planning and Zoning staff recommends APPROVAL.
PowerPoint
Presentations
For RZ-2024-12
Applicant’
Request
• Assign the zoning district of O-I
(Office Institutional) to property
located at 2251 Highway 42 North to
allow for the purpose of allowing a
center for assisting adults with
developmental disabilities.
SURROUNDING ZONING PROPERTY
INFORMATION

Location Existing Zoning Existing Land Use

C-2 (General Commercial) – Stockbridge
Property to the North Vacant Land
SR (Suburban Residential) - Stockbridge
Crash Champions Collision Repair
M-1 (Light Manufacturing District) – Henry County
McDonough
Property to the South PUD’ (Planned Unit Development) - Stockbridge Southern Crescent TBI

M-1 (Light Manufacturing District) – Henry County Trinity Chapel

C-1 (Neighborhood Commercial) – Stockbridge Highlands Plaza (Shopping Plaza)
The Highlands at Eagles Landing
Property to the East MFR (Multi-Family Residential) – Stockbridge
(Subdivision)
O-I (Office Institutional) – Stockbridge Eagles Landing First Baptist Church

M-1 (Light Manufacturing District) – Henry County HydrauliCircuit Technology, LLC
Property to the West
PD (Planned Development) – Henry County Eagles Landing Subdivision
Staff Analysis (Section 9.2.1
C of The Unified
Development Code)
Staff 1. Consistency with the Comprehensive Plan: The subject property is
currently designated by the Henry County Comprehensive Plan 2045 as High-
Analysis Density Suburban. However, once it is annexed into the Stockbridge City limits, it
will be assigned to the city future land use designation of Low-Density Mixed-
Use. The Low-Density Mixed-Use future land use designations provides a list of
(Section permitted uses which includes the requested O-I (Office-Institutional) zoning
district. The proposed center for adults with developmental disabilities is
consistent with the intent of the Low-Density Mixed-Use future land use
9.2.1 C of designation. As outlined on page 48 of the Stockbridge Comprehensive Plan, the
Low-Density Mixed-Use Future Land Use Designation is intended to support a
mixture of residential, limited commercial, and institutional uses that are
The Unified compatible in character with the surrounding areas. The use functions as a
community-oriented institutional service that provides life-skills training and
support to adults with developmental disabilities, aligning with the
Development Comprehensive Plan emphasis on inclusive, supportive services and enhanced
quality of life for residents. In addition, the usage of an existing building for this
use promotes efficient land use and sustainable developmental practices
Code) encouraged throughout the Plan itself.
In terms of the goals of the 2024 City of Stockbridge Comprehensive Plan, the
proposed use fulfills several policy objectives. First, it aligns with the City of
Stockbridge goal of ensuring equitable access to essential services. By providing
specialized training for adults with developmental disabilities, the center equips
individuals with the skills necessary for greater independence and improved daily
living. Second, the proposed use ensures that adequate resources are available
for residents with developmental disabilities. It provides a valuable service that
meets evolving needs of communities while supporting responsible development.
In addition, the proposed center contributes to infrastructure improvements that
enhance accessibility and efficiency without compromising service levels for
existing residents. By maintaining cost-effective operations, it reinforces policies
aimed at sustaining high-quality public services and fostering inclusive growth
within the city.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with
due consideration given to whether or not the proposed change will help carry out the purposes of the City
of Stockbridge Zoning Code: The proposed rezoning to O-I (Office Institutional) supports the goals of the Unified
Development Code by activating a vacant site for a vital community use. The facility will serve adults with
developmental disabilities, promoting health, safety, and quality of life while reducing traffic impacts. Aligned with the
PMU overlay district, the center also enhances employment diversity by attracting skilled professionals and supports
the City’s long-term vision for social equity and community well-being.
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 O-I zoning provides
a low-impact, community-oriented use that serves as a transitional buffer between commercial and residential areas.
Located near several subdivisions, the center will offer convenient access for clients and caregivers, promote social
integration, and minimize strain on public infrastructure.
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 location at 2251
Highway 42 North is physically well-suited for the proposed use. The site features an existing building situated on
relatively flat terrain, which supports ease of access. It has frontage on Highway 42 North providing convenient and
visible access for clients, staff, and service providers. The size and shape of the lots are adequate to support the
requested use with sufficient space available for parking and circulation.
5. The impact upon adjacent property owners should the request be granted: The proposed use is a quiet,
low-impact, community-focused facility that blends seamlessly with nearby residential and commercial areas.
It generates minimal traffic and noise while enhancing neighborhood character and potentially boosting
surrounding property values.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

6. The potential impact of the rezoning on City infrastructure including water and sewage system: The proposed
rezoning to accommodate a center for assisting adults with developmental disabilities at 2251 Highway 42 North is
expected to have minimal impact on the city infrastructure, particularly the water and sewage system.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and
traffic volumes: The proposed weekday use, serving adults with developmental disabilities, will generate minimal traffic as
clients arrive via agency-operated vans parked securely onsite. Operating outside peak hours and with direct access to
Highway 42, the facility avoids residential streets and blends well with nearby uses such as churches, retail, and light
industrial. Overall, traffic and circulation impacts are expected to be negligible.
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
proposed use — a supportive center for adults with developmental disabilities — aligns with the Stockbridge UDC and
Comprehensive Plan by promoting inclusivity, smart growth, and essential services in an accessible, community-serving
location.
9. The ability of the subject land to be developed as it is presently zoned: The subject property is currently zoned M-1
(Light Manufacturing District) under the Henry County Zoning Ordinance, which is intended to accommodate industrial and
manufactured uses such as warehousing and distribution. These uses are not compatible with the applicant’s proposed
development. Therefore, the applicant is requesting to assign the O-I (Office Institutional) zoning district upon the approval
of the annexation. The intent of the City of Stockbridge O-I (Office Institutional) zoning district is to support low-intensity,
service-oriented uses such as professional offices, educational programs, and community facilities, making it well-suited
for the applicant’s proposed use. The zoning designation would be more consistent with the character of the surrounding
area, which includes a mixture of commercial, residential, and institutional zoning.
• This Staff Report has demonstrated that the
requested Rezoning via RZ-2024-12 would be
STAFF necessary and desirable for the subject property
in conjunction with the requested
RECOMMENDATI Comprehensive Plan Amendment of CP-2024-11
to assign the future land use designation of Low-
ON Density Mixed-Use, and the requested
annexation request of AX-2024-03. Therefore,
the Planning and Zoning staff recommends
APPROVAL.
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Annexation Case #AX-2025-01 for 1448 & 1468 Flippen Road. Land Buyers of America, LLC requests the
annexation of this property into the City to allow for a mixed residential development (“Hanover Park”) with 31
single-family homes and 120 townhomes on the property, which has 27.771 +/- acres within two parcels.
Proposed amenities: a clubhouse with a pool, a golf putting green, a tot lot, tennis or pickleball courts, and a
community sports field. All units would have three bedrooms and two-car garages.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. But the applicant submitted a deferral request letter on May 15,
2025 after attending the CZIM Meeting on May 14, 2025. The applicant did not attend the May 15
Planning Commission meeting. The letter requests a 30-day deferral to work out the details of the
proposed homes. Therefore, this case (and companion cases #CP-2025-01 and RZ-2025-01) will
need to be heard by the Planning Commission on June 26, 2025 before going to the City Council
meeting on July 14, 2025.
APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
ANNEXATION CASE #AX-2024-03 FOR 1448 & 1468 FLIPPEN ROAD.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL, BUT APPLICANT REQUESTS DEFERRAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Consv Owner REICHERT WILLIAM Land $182,500
02006000 Use Address K& Value:
Property 1448 FLIPPEN Acreage 14.21 BRENDA A Building $292,100 Last 2 Sales
Address RD 1448 FLIPPEN RD Value: Date Price Reason Qual
District Henry County STOCKBRIDGE, GA Misc $840 10/1/1983 $22,900 LM Q
30281 Value: n/a $ n/a n/a
Total $427,800
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Residential Owner GILREATH WILLARD Land $95,500
02005001 Acreage 7.63 Address D Value:
Property 1468 1468 FLIPPEN RD Building $347,300 Last 2 Sales
Address FLIPPEN RD STOCKBRIDGE, GA Value: Date Price Reason Qual
District Henry County 30281 Misc $12,200 1/8/2014 $0 VF U
Value: 6/1/1984 $13,400 U U
Total $364,500
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

FROM: Jordyn Bucholtz, GIS Analyst, Planning and Zoning Divisions

CC: Ryan Anderson, Community Development Director

DATE: May 22, 2025 (Planning Commission); June 9, 2025 (Mayor/Council)

SUBJECT: Staff Report for Annexation Case #AX-2025-01:
1448 and 1468 Flippen Road
(To be located in Council District 5)

I. PURPOSE
The applicant, Land Buyers of America LLC, has submitted an Annexation application
(AX-2025-01) to request that the properties at 1448 and 1468 Flippen Road, which are
located in unincorporated Henry County, be annexed into the Stockbridge City Limits.
William K. Reichert and Brenda A. Reichert are the owners of the property at 1448 Flippen
Road, while Willard D. Gilreath owns the property at 1468 Flippen Road. Together, the
two parcels contain 21.771+/- acres.

The applicant has also submitted two other applications for the subject property. For
Comprehensive Plan Amendment application #CP-2025-01, the application requests to
assign the City of Stockbridge’s future land use designation of Medium-Density
Residential to the property. For Rezoning Case #RZ-2025-01, the applicant requests to
rezone the property from Henry County’s ‘RA’ (Residential Agricultural) to the City of
Stockbridge’s ‘PUD’ (Planned Unit Development) district.

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

II. CASE FACTS TABLE

DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Mixed residential development with 120 townhomes
and 31 single-family detached homes.
Parcel Identification: 032-02006000 (1448 Flippen Road)
032-02005001 (1468 Flippen Road)
Parcel Acreage: +/- 21.771 acres.
Land District and Land Lot: District 6, Land Lots 11 and 12.
Applicant: Land Buyers of America, LLC
Property Owners: William K. Reichert and Brenda A. Reichert (1448
Flippen Road)
Willard D. Gilreath (1468 Flippen Road)
Current County Zoning: Henry County’s Residential Agricultural (RA)
Surrounding Zoning: • North—Suburban Residential. (City of Stockbridge)
• West—Rural Agricultural. (Henry County)
• Southwest—Single-family residence. (Henry County)
• South—Rural Agricultural and Multifamily Residential.
(Henry County)
• Southeast—Residential Duplex. (Henry County)
• East—Suburban Residential and Planned Unit
Development. (City of Stockbridge)
County Land Use Medium-Density Suburban
Designation:
Current Use: One single-family home on each parcel.
Surrounding Land Uses: • North—Preserve at Rum Creek Subdivision.
• East—Rum Creek Golf Course.
• Southeast—St. Margrit Subdivision.
• South—Flippen Woods Townhomes.
• Southwest—Windhaven Plantation Subdivision.
• West—Rum Ridge Subdivision.

Property Location: On the west side of Flippen Road, south of Surge
Stone Lane and west of St. Ives Court. The property
has frontage on Flippen Road.
Property Conditions: Each parcel contains one single-family home, but they
are otherwise mostly wooded. The northeastern-most
corner of Parcel #032-02006000 is in the 500-Year
Flood Zone.

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

SURROUNDING LAND USE DESIGNATIONS

Location Existing Land Use Existing Future Land Use
Designation

Preserve at Rum Creek Low-Density Residential
Property to the North
Subdivision (City of Stockbridge)
Medium-Density Suburban
Single-Family Homes
(Henry County)
Flippen Woods Townhomes
Property to the South High-Density Suburban
Subdivision
(Henry County)

St. Margrit Village
High-Density Residential
Property to the East Rum Creek Golf Course (City of Stockbridge)
Rum Ridge Subdivision
Medium-Density Suburban
Windhaven Plantation
Property to the West (Henry County)
Subdivision

SURROUNDING LAND USE DENSITIES

Name of Number Estimated Density
Subdivision/Development of Units Per Acres

Subject Property 151 6.94

6.13
Flippen Woods Townhomes 158

St. Margrit Village 54 2.78

Preserve at Rum Creek 31 1.8

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

Oakwood Manor 41 1.22

Windhaven Plantation 124 0.81

Rum Ridge Subdivision 66 0.34

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

III. MAPS AND ILLUSTRATIONS

AERIAL PHOTO OF SUBJECT PROPERTY
Pink Areas – Flood Zones

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

2025 CITY OF STOCKBRIDGE ZONING MAP

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

2025 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

COLORED SITE PLAN FOR 1448 & 1468 FLIPPEN ROAD

CCO

#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

BLACK AND WHITE SITE PLAN FOR 1448 & 1468 FLIPPEN ROAD

10
#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

11
#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

IV. ANALYSIS OF REQUEST
Description

The applicant, Land Buyers of America LLC, requests the annexation of two properties,
in unincorporated Henry County. The applicant proposes developing the property for a
mixed residential development consisting of 120 townhomes and 31 single-family homes.

Staff Analysis

The applicant requests a petition for annexation under the City of Stockbridge Unified
Development Code Section (Sec. 9.8).
The City Council shall consider the following standards in considering any proposal that
would result in a change to the text or map of this UDC, giving due weight or priority to
those factors that are appropriate to the circumstances of each proposal.

1. Is the subject property contiguous to the existing corporate limits with at
least one-eighth of the aggregate external boundaries coinciding?
Contiguous means- abuts the municipal limits, or is separated by a street,
river or railroad-type of right-of-way, or city land, or land owned by some
other political subdivision, or lands, or lands owned by the state.

Yes, the subject property is contiguous with the following parcels that are located
within the Stockbridge City Limits: #032-01001001 (107 Saint Ives Court);
#032I01030000 (and additional parcels on the southern side of Preserve at Rum
Creek Subdivision).

2. Describe what method (100%, 60% or Referendum and Resolution) the
applicant is utilizing for the proposed annexation.

The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation is within
the boundary of another municipal corporation or county?

Yes, the subject property is located within the boundary of Henry County.

4. Is any part of the subject property receiving municipal services from any
entity other than the city proposing annexation?

Yes, the subject property is receiving municipal services from the Henry County
Water Authority, the Henry County Fire and EMS, and the Georgia Power Company.

12
#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

5. Is the subject property for the proposed annexation being developed for
urban purposes- defined as a minimum of two people per acre?

Yes, the applicant proposes building a mixed residential development with 120
town-home units and 31 single-family detached homes with two accesses from
Flippen Road. The proposed parking would include 302 spaces with 25 additional
spaces, for a total of 327 spaces. The development would include a swimming pool
with a clubhouse, a community sports field, a putting green, a tot lot, and
tennis/pickleball courts.
6. Is the proposed annexation consistent with the Comprehensive Plan?

No, the subject property has a Henry County Future Land Use designation of MDS
(Medium Density Suburban). The applicant has submitted a Comprehensive Plan
Amendment (CP-2025-01) to assign the City of Stockbridge’s future land use
designation of Medium-Density Residential.

7. Does the proposed annexed property share a common zoning classification
with the adjoining City property as described in Section 9.8 of the Unified
Development Code?

No, the applicant has submitted a rezoning application (RZ-2025-01) to assign the
City of Stockbridge’s zoning district of ‘PUD’ (Planned Unit Development).

8. Potential positive effects of the proposed annexation on the character of the
proposed zoning district, a particular piece of property, neighborhood, a
particular area, or community.

The addition of the proposed mixed residential development would provide
additional housing options for residents of the City. The surrounding area is already
residential, but it is comprised mostly of single-family detached homes. The
availability of townhomes would provide residents and potential residents with
alternative housing options.
9. 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 appears to be physically capable of being developed. Any
issues regarding buffering, topography, drainage, access, size, and shape of the
property will be discussed during the plan review process.

13
#AX-2025-01 For 1448 & 1468 Flippen Road, Parcel #032-02006000 & #032-02005001

10. The impact upon adjacent property owners should the request be granted.

The area within the vicinity of the subject property is mainly residential with some
commercial zoning districts nearby. Thus, adjacent property owners should see an
increase of vehicular traffic on Flippen Road if the development is approved.

11. The potential impact of the annexation on City infrastructure including water
and sewage system.

A letter from the Henry County Water Authority, dated January 24, 2025, states that
water service can be made available to the subject property. The letter also states
that sewage treatment and sewer line capacity are available for the property.

12. The impact of the proposed annexation on adjacent thoroughfares and
pedestrian and vehicular circulation and traffic volumes.

A traffic study was not submitted, and as result, staff are unable to determine the
overall impact the proposed mixed-use development would have on the existing
roads (Flippen Road is classified as a minor arterial road according to the Georgia
State Functional Classification Map).

V. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested annexation of 1448 and
1468 Flippen Road via AX-2025-01 would be necessary and desirable for the City
of Stockbridge, in conjunction with the requested Comprehensive Plan Amendment
(CP-2025-01) to assign the future land use designation of Medium-Density
Residential and the requested rezoning of RZ-2025-01 to assign the zoning district
of ‘PUD’ (Planned Unit Development). Therefore, the Planning and Zoning staff
recommends the APPROVAL of Annexation Case #AX-2025-01.

14
F O R M F O R N O T I F I C A T IO N O F O B J E C T I O N T O A N N E X A T I O N ,
REQUEST FOR ARBITRATION PANEL,
& PROVISION OF CONTACT INFORMATION
I. NOTICE

As provided by O.C.G.A. Section 36-36-110-119, et seq.,
We the undersigned, as duly appointed representatives of

HENRY County,
hereby notify the Georgia Department of Community Affairs that we have, by majority vote, notified the

City of STOCKBRIDGE
of an objection to an annexation of land, and do hereby request an Arbitration Panel.
Attach the full text of the objection notification required by the statute
as well as all other materials required by DCA Rule 110-12-8-.03(1)(a).

We understand and acknowledge that it shall be the responsibility of the Parties to the Annexation dispute to:
• Provide proposed “strikes” from the panel as quickly as practicable, within the timeframe it provides to the local
governments when it requests strikes;
• Provide for the administration and reimbursement of expenses of the arbitration panel once it has been appointed by
the Department;
• Refrain from any ex parte communication with the panelists;
• Notify the Department of any panelist’s withdrawal, and request a new panelist be provided, in writing; and,
• Notify the Department in writing, as soon as practicable, when the panel proceedings are terminated for any reason.

II. LEGAL DESCRIPTION- LAND LOT, DISTRICT, SECTION, BLOCK AND LOT(S) / ADDRESS OF SUBJECT PROPERTY:
1448 Flippen Road – Legal Description
All the tract of parcel of land lying in Land Lots 11 and 12, 6th district, Henry County, Georgia and being more particularly
described as follows:

COMMENCING at the intersection of the southerly right of way of Sugar Stone Lane (50-foot width) and westerly right of
way of Flippen Road (80-foot width) from said right of way intersection South 00 degrees 19 minutes 49 seconds West
along Flippen Road for 128.11 for feet to the POINT OF BEGINNING.

THEN continuing along said right of way South 00 degrees 14 minutes 50 seconds West for 429.47 feet to a point; THEN
leaving said right of way North 89 degrees 14 minutes 40 seconds West for 1444.91 feet to a point; THEN North 01
degrees 29 minutes 26 seconds East for 199.98 feet to a point on the City of Stockbridge City Limits; THEN along said
City Limits South 89 degrees 13 minutes 32 seconds East for 1435.93 feet to a point on the westerly side of Flippen
Road at the POINT OF BEGINNING.

The above-described parcel contains 14.210 acres of land more or less and is shown as Parcel “A” on the Retracement
Survey for Land Buyers of America GA, LLC dated November 26, 2024, by Elite Surveying, LLC.
1468 Flippen Road - Legal Description
All that tract or parcel of land lying in Land Lots 11 and 12, 6th district, Henry County, Georgia and being more
particularly described as follows:

COMMENCING at the intersection of the southerly right of way of Sugar Stone Lane (50-foot width) and westerly right of
way of Flippen Road (80-foot width) from said right of way intersection South 00 degrees 19 minutes 49 seconds West
along Flippen Road for 128.11 for a feet to a point; then continuing along said right of way South 00 degrees 14 minutes
50 seconds West for 429.47 feet to the POINT OF BEGINNING.

THEN coninuting along said right of way South 00 degrees 24 minutes 31 seconds West for 230.19 feet to a point;
THEN leaving said right of way North 89 degrees 12 minutes 23 seconds West for 647.50 feet to a point; THEN North 44
degrees 26 minutes 14 seconds West for 42.26 feet to a point; THEN North 89 degrees 14 minutes 57 seconds West for
84.74 feet to a point; THEN South 45 degrees 43 minutes 42 seconds West for 42.47 feet to a point; THEN North 89
degrees 14 minutes 57 seconds West for 656.38 feet to a point; THEN North 01 degrees 19 minutes 55 seconds East for
230.10 feet to a point; THEN South 89 degrees 14 minutes 40 seconds East for 1444.91 feet to a point on the westerly
right of way of Flippen Road at the POINT OF BEGINNING.

The above-described parcel containing 7.561 acres of land more or less and is shown as Parcel “B” on the Retracement
Survey for Land Buyers of America GA, LLC dated November 26, 2024 by Elite Surveying, LLC.

III. CONTACT INFORMATION
County: City: Owner:
Contact Name & Title→ Rachel Mack Quinton Washington Land Buyers of America,
LLC
c/o Michael Kaner
Street & Postal Address→ 140 Henry Parkway, 260 Peachtree Street 2500 Clean Water Court
McDonough, GA 30253 Suite 1600 Bufford, GA 30519
Atlanta, GA 30303

Phone→ 770-288-6084 404 437-6641 404-422-6806
Email→ rmack@co.henry.ga.us quinton@wlgga.com moneyforyourdirt@gmail.co
valerie ross
1501 johnson ferry road
suite 100
marietta, ga 30062

470-264-1583
vross@lawtrg.com
Send this form to: GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
Office of Planning (Annexation Arbitration)
60 Executive Park South, NE
Atlanta, Georgia 30329
Email: planning@dca.ga.gov

HB2A Page 1 of 1
Exhibit A
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE
AX-25-03

Commission District: 2
Commissioner: Neat Robinson
Report Prepared by: Kenta Lanham, Planner III

Applicant: Land Buyers of America, LLC
c/o Michael Kaner
2500 Clean Water Court
Buford, GA 30519

Property Owners: James and Brenda Reichert
1448 Flippen Road; and
Michelle Jones
1468 Flippen Road

Location: Property located at 1448 and 1468 Flippen Road in Land Lots 11 & 12 of the 6th
District

Parcel ID(s): 032-02005001 and 032-02006000

Request: Annexation, Rezoning, and Comprehensive Plan Amendment

BOC Meeting: March 18, 2025

Lot Size: 21.771 +/- acres

Zoning History: The subject property is currently zoned RA (Residential-Agricultural) as
illustrated on the Henry County Official Zoning Map, which was adopted on
November 19, 2013, by the Henry County Board of Commissioners.

A review of zoning records indicates no previous zoning history.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: City of Stockbridge
West: Unincorporated Henry County

Current Land Use: Single-Family Residence

Future Land Use: Medium Density Suburban, up to 4 dwelling units per acre, net

Proposed Zoning: As per application materials, the City of Stockbridge proposes to annex the subject
properties using the 100% method from the current zoning classification of RA
(Residential-Agricultural) to the City of Stockbridge PUD (Planned Unit
Development) zoning district.

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-03\AX-25-03 Report, 1448 & 1468
Flippen Rd.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-03)
BOC Meeting: March 18, 2025 Page 2
Comments: The owners of the subject property are requesting the 100% annexation method
into the City of Stockbridge. According to the Official Code Georgia Annotated,
O.C.G.A § 36-36-20, municipal corporations can annex unincorporated areas
contiguous to the existing corporate limits – “contiguous” means abuts the
municipal limits, or is separated by a street, river or railroad-type right-of-way, or
city land, or land owned by some other political subdivision, or the lands owned
by the state.

The City of Stockbridge intends to annex the subject properties consisting of a total
of 21.771 +/- acres from the current zoning classification of RA (Residential-
Agricultural) to the City of Stockbridge PUD (Planned Unit Development) zoning
district. The annexation application packet includes an associated request to amend
the comprehensive plan from Henry County Medium Density Suburban (up to 4
du/acre, net) to City of Stockbridge Medium Density Residential (4 to 7.99
du/acre) to support the rezoning request.

The application packet was delivered to Henry County via verifiable delivery via
email on February 19, 2025, and via Certified Mail on February 24, 2025 in
accordance with O.C.G.A. § 36-36-9, and within the required timeframe as
established by O.C.G.A. § 36-36-6.

The Future Land Use Map (FLUM), as part of the Henry County Comprehensive
Plan 2045, which was adopted by the Henry County Board of Commissioners on
October 30, 2023, designation of the subject property is Medium Density
Suburban. The Medium Density Suburban designation is intended for single-
family attached or detached homes with public sewer/water service and should
provide pedestrian facilities. The Medium Density Suburban designation supports
developments with a density of up to 4.0 units per acre, net.

The subject property is within an area designated by Henry County Comprehensive
Plan 2045 as the Suburban Mix Development & Infrastructure Strategy area. The
Suburban Mix Development & Infrastructure Strategy area is described within the
Henry County Comprehensive Plan 2045 as largely developed in a suburban style
consisting of single-family neighborhoods and strip commercial centers. It is
delineated as the area between Highway 23/42 and Highway 155. The vision for
this area is to accommodate a variety of types of residential neighborhoods that are
predominately single-family with supporting areas of retail and workspace. The
Comprehensive Plan Update recommends expansion of sewer capacity to support
developments of a suburban-level intensity. Roadway networks should be
improved to accommodate expected trip generations with a prioritization of multi-
use trails and sidewalks around schools, parks, and Designated Community
Centers.

As per the application materials provided, the applicant is requesting concurrent
rezoning for the subject property to City of Stockbridge PUD (Planned Unit
Development). The site plan submitted with the application, dated December 4,
2024, indicates a 159 unit development with 23 single-family detached and 136
townhome units, with a density of 7.3 dwelling units per acre. There is an
associated request to amend the comprehensive plan and Future Land Use Map
from Henry County Medium Density Suburban (up to 4 du/acre, net) to City of
Stockbridge Medium Density Residential (4 to 7.99 du/acre).

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-03\AX-25-03 Report, 1448 & 1468
Flippen Rd.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-03)
BOC Meeting: March 18, 2025 Page 3
The City of Stockbridge Medium Density Residential FLUM designation would
support residential developments with a density of 4.0 to 7.99 dwelling units per
acre, a higher density threshold than is supported under the Henry County Medium
Density Suburban designation, supporting residential developments up to 4.0
dwelling units per acre. The request to rezone to City of Stockbridge PUD (Planned
Unit Development) and to amend the comprehensive plan to City of Stockbridge
Medium Density Residential FLUM designation would not be consistent with the
County future land use designation of the subject property.

The City does not provide fire services to its residents and Henry County will be
called upon to provide those emergency services within the City’s incorporated
areas. The City conducts permit review without sharing approvals to the County.
If the property is annexed, County fire services may respond to an emergency
without access to critical fire-related permit approvals which presents a significant
concern for the health, safety, and welfare of County fire staff responding to
emergencies. The County could not adequately plan for future fire stations or
required apparatus/equipment within the City or any other area due to the
uncertainty of what would be required based on the future redevelopment of the
property if annexed

Per O.C.G.A. 36-36-113, a county’s objection to an annexation is valid if the
proposed annexation would create a substantial or significant change in zoning or
land use, increase in density, or increase in infrastructure demands.

Recommendation: It is Planning & Zoning staff’s opinion that the annexation, rezoning, and
comprehensive plan amendment request would result in a significant change in
zoning and land use, a significant increase in allowable density established by the
County Comprehensive Plan, infrastructure demands related to the proposed
change in zoning and land use, and the increased burden in the delivery of fire
services as a direct result.

Attachments:
• Application Packet, including the associated rezoning and comprehensive plan amendment request
• Exhibit Maps

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-03\AX-25-03 Report, 1448 & 1468
Flippen Rd.docx
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Consv Owner REICHERT WILLIAM Land $182,500
02006000 Use Address K& Value:
Property 1448 FLIPPEN Acreage 14.21 BRENDA A Building $292,100 Last 2 Sales
Address RD 1448 FLIPPEN RD Value: Date Price Reason Qual
District Henry County STOCKBRIDGE, GA Misc $840 10/1/1983 $22,900 LM Q
30281 Value: n/a $ n/a n/a
Total $427,800
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Residential Owner GILREATH WILLARD Land $95,500
02005001 Acreage 7.63 Address D Value:
Property 1468 1468 FLIPPEN RD Building $347,300 Last 2 Sales
Address FLIPPEN RD STOCKBRIDGE, GA Value: Date Price Reason Qual
District Henry County 30281 Misc $12,200 1/8/2014 $0 VF U
Value: 6/1/1984 $13,400 U U
Total $364,500
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
Exhibit A
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE
AX-25-03

Commission District: 2
Commissioner: Neat Robinson
Report Prepared by: Kenta Lanham, Planner III

Applicant: Land Buyers of America, LLC
c/o Michael Kaner
2500 Clean Water Court
Buford, GA 30519

Property Owners: James and Brenda Reichert
1448 Flippen Road; and
Michelle Jones
1468 Flippen Road

Location: Property located at 1448 and 1468 Flippen Road in Land Lots 11 & 12 of the 6th
District

Parcel ID(s): 032-02005001 and 032-02006000

Request: Annexation, Rezoning, and Comprehensive Plan Amendment

BOC Meeting: March 18, 2025

Lot Size: 21.771 +/- acres

Zoning History: The subject property is currently zoned RA (Residential-Agricultural) as
illustrated on the Henry County Official Zoning Map, which was adopted on
November 19, 2013, by the Henry County Board of Commissioners.

A review of zoning records indicates no previous zoning history.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: City of Stockbridge
West: Unincorporated Henry County

Current Land Use: Single-Family Residence

Future Land Use: Medium Density Suburban, up to 4 dwelling units per acre, net

Proposed Zoning: As per application materials, the City of Stockbridge proposes to annex the subject
properties using the 100% method from the current zoning classification of RA
(Residential-Agricultural) to the City of Stockbridge PUD (Planned Unit
Development) zoning district.

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-03\AX-25-03 Report, 1448 & 1468
Flippen Rd.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-03)
BOC Meeting: March 18, 2025 Page 2
Comments: The owners of the subject property are requesting the 100% annexation method
into the City of Stockbridge. According to the Official Code Georgia Annotated,
O.C.G.A § 36-36-20, municipal corporations can annex unincorporated areas
contiguous to the existing corporate limits – “contiguous” means abuts the
municipal limits, or is separated by a street, river or railroad-type right-of-way, or
city land, or land owned by some other political subdivision, or the lands owned
by the state.

The City of Stockbridge intends to annex the subject properties consisting of a total
of 21.771 +/- acres from the current zoning classification of RA (Residential-
Agricultural) to the City of Stockbridge PUD (Planned Unit Development) zoning
district. The annexation application packet includes an associated request to amend
the comprehensive plan from Henry County Medium Density Suburban (up to 4
du/acre, net) to City of Stockbridge Medium Density Residential (4 to 7.99
du/acre) to support the rezoning request.

The application packet was delivered to Henry County via verifiable delivery via
email on February 19, 2025, and via Certified Mail on February 24, 2025 in
accordance with O.C.G.A. § 36-36-9, and within the required timeframe as
established by O.C.G.A. § 36-36-6.

The Future Land Use Map (FLUM), as part of the Henry County Comprehensive
Plan 2045, which was adopted by the Henry County Board of Commissioners on
October 30, 2023, designation of the subject property is Medium Density
Suburban. The Medium Density Suburban designation is intended for single-
family attached or detached homes with public sewer/water service and should
provide pedestrian facilities. The Medium Density Suburban designation supports
developments with a density of up to 4.0 units per acre, net.

The subject property is within an area designated by Henry County Comprehensive
Plan 2045 as the Suburban Mix Development & Infrastructure Strategy area. The
Suburban Mix Development & Infrastructure Strategy area is described within the
Henry County Comprehensive Plan 2045 as largely developed in a suburban style
consisting of single-family neighborhoods and strip commercial centers. It is
delineated as the area between Highway 23/42 and Highway 155. The vision for
this area is to accommodate a variety of types of residential neighborhoods that are
predominately single-family with supporting areas of retail and workspace. The
Comprehensive Plan Update recommends expansion of sewer capacity to support
developments of a suburban-level intensity. Roadway networks should be
improved to accommodate expected trip generations with a prioritization of multi-
use trails and sidewalks around schools, parks, and Designated Community
Centers.

As per the application materials provided, the applicant is requesting concurrent
rezoning for the subject property to City of Stockbridge PUD (Planned Unit
Development). The site plan submitted with the application, dated December 4,
2024, indicates a 159 unit development with 23 single-family detached and 136
townhome units, with a density of 7.3 dwelling units per acre. There is an
associated request to amend the comprehensive plan and Future Land Use Map
from Henry County Medium Density Suburban (up to 4 du/acre, net) to City of
Stockbridge Medium Density Residential (4 to 7.99 du/acre).

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-03\AX-25-03 Report, 1448 & 1468
Flippen Rd.docx
Henry County Planning and Zoning City of Stockbridge (AX-25-03)
BOC Meeting: March 18, 2025 Page 3
The City of Stockbridge Medium Density Residential FLUM designation would
support residential developments with a density of 4.0 to 7.99 dwelling units per
acre, a higher density threshold than is supported under the Henry County Medium
Density Suburban designation, supporting residential developments up to 4.0
dwelling units per acre. The request to rezone to City of Stockbridge PUD (Planned
Unit Development) and to amend the comprehensive plan to City of Stockbridge
Medium Density Residential FLUM designation would not be consistent with the
County future land use designation of the subject property.

The City does not provide fire services to its residents and Henry County will be
called upon to provide those emergency services within the City’s incorporated
areas. The City conducts permit review without sharing approvals to the County.
If the property is annexed, County fire services may respond to an emergency
without access to critical fire-related permit approvals which presents a significant
concern for the health, safety, and welfare of County fire staff responding to
emergencies. The County could not adequately plan for future fire stations or
required apparatus/equipment within the City or any other area due to the
uncertainty of what would be required based on the future redevelopment of the
property if annexed

Per O.C.G.A. 36-36-113, a county’s objection to an annexation is valid if the
proposed annexation would create a substantial or significant change in zoning or
land use, increase in density, or increase in infrastructure demands.

Recommendation: It is Planning & Zoning staff’s opinion that the annexation, rezoning, and
comprehensive plan amendment request would result in a significant change in
zoning and land use, a significant increase in allowable density established by the
County Comprehensive Plan, infrastructure demands related to the proposed
change in zoning and land use, and the increased burden in the delivery of fire
services as a direct result.

Attachments:
• Application Packet, including the associated rezoning and comprehensive plan amendment request
• Exhibit Maps

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2025\AX-25-03\AX-25-03 Report, 1448 & 1468
Flippen Rd.docx
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Consv Owner REICHERT WILLIAM Land $182,500
02006000 Use Address K& Value:
Property 1448 FLIPPEN Acreage 14.21 BRENDA A Building $292,100 Last 2 Sales
Address RD 1448 FLIPPEN RD Value: Date Price Reason Qual
District Henry County STOCKBRIDGE, GA Misc $840 10/1/1983 $22,900 LM Q
30281 Value: n/a $ n/a n/a
Total $427,800
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Residential Owner GILREATH WILLARD Land $95,500
02005001 Acreage 7.63 Address D Value:
Property 1468 1468 FLIPPEN RD Building $347,300 Last 2 Sales
Address FLIPPEN RD STOCKBRIDGE, GA Value: Date Price Reason Qual
District Henry County 30281 Misc $12,200 1/8/2014 $0 VF U
Value: 6/1/1984 $13,400 U U
Total $364,500
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
POWERPOINT PRESENTATION FOR
1448 & 1468 FLIPPEN ROAD:
AX-2025-01, CP-2025-01, & RZ-2025-01
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—MAY 22, 2025
CITY COUNCIL MEETING—JUNE 9, 2025
PROJECT OVERVIEW:
~ Purposes of the Cases
~ Property Description
~ Proposed Development
FACTS ABOUT THE CASES
THREE CASES:
~ Annexation Case #AX-2025-01:
Purpose: To annex the property from unincorporated Henry County into the
Stockbridge
City Limits.
~ Comprehensive Plan Amendment Case #CP-2025-01:
Purpose: To change the property’s future land use designation from Henry County’s
Residential Suburban to the City of Stockbridge’s Medium-Density Residential.
~ Rezoning Case #RZ-2025-01:
Purpose—To change the property’s zoning district from Henry’s RA (Residential-
Agricultural) zoning district to the City of Stockbridge’s PUD (Planned Unit
Development) zoning district.
Applicant: Land Buyers of America, LLC.
Agent: Michael Kaner.
NOTE: CP-2025-01 and RZ-2025-01 may not be approved unless AX-2025-01 is approved.
JOINT AERIAL PHOTO FOR 1448 & 1468 FLIPPEN ROAD
AERIAL PHOTO FOR 1448 FLIPPEN ROAD ONLY, SHOWING
500-YEAR FLOOD AREAS IN PINK
FACTS ABOUT THE SUBJECT PROPERTY
Property Owners: William K. Reichert and Brenda A. Reichert are the owners of the
property at 1448 Flippen Road, while Willard D. Gilreath is the owner of the property
at 1468 Flippen Road.
Addresses: 1448 and 1468 Flippen Road.
Property Size: 21.771 +/- total acres.

Property Location: West side of Flippen Road, south of Surge Stone Lane and across
from St. Ives Court.
Property Conditions: Mostly wooded, except for a single-family home on each parcel.
The northeastern-most corner of 1448 Flippen Road is in the 500-Year Flood Zone.
Current Zoning: Henry County’s RA (Residential-Agricultural).

Future Land Use Designation: Henry County’s Residential Suburban.
CASE FACTS TABLE (Slide #1)
DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Mixed residential development with 120 townhomes
and 31 single-family detached homes.

Parcel Identification: 032-02006000 (1448 Flippen Road)
032-02005001 (1468 Flippen Road)

Parcel Acreage: +/- 21.771 acres.
Land District and Land District 6, Land Lots 11 and 12.
Lot:
Applicant: Land Buyers of America, LLC
Property Owners: William K. Reichert and Brenda A. Reichert (1448
Flippen Road) and Willard D. Gilreath (1468 Flippen
Road).

Current County Zoning: Residential Agricultural (RA)
CASE FACTS TABLE (Slide #2)
Surrounding Zoning:  North—Suburban Residential (City of
Stockbridge).
 West—Rural Agricultural (Henry County).
 Southwest—Single-family residence (Henry
County).
 South—Rural Agricultural and Multifamily
residential (Henry County).
 Southeast—Residential Duplex (Henry
County).
 East—Suburban Residential and Planned Unit
Development (City of Stockbridge).

County Land Use Medium-Density Suburban.
Designation:
Current Use: One single-family home on each parcel.
CASE FACTS TABLE (Slide #3)
Surrounding Land Uses:  North—Preserve at Rum Creek Subdivision.
 East—Rum Creek Golf Course.
 Southeast—St. Margrit Subdivision.
 South—Flippen Woods Townhomes.
 Southwest—Windhaven Plantation
Subdivision.
 West—Rum Ridge Subdivision.

Property Location: On the west side of Flippen Road, south of
Surge Stone Lane and west of St. Ives Court.
The property has frontage on Flippen Road.
Property Conditions: Each parcel contains one single-family home,
but they are otherwise mostly wooded. The
northeastern-most corner of Parcel 032-
02006000 is in the 500-Year Flood Zone.
JOINT FUTURE LAND USE MAP FOR 1448 & 1468 FLIPPEN ROAD
JOINT ZONING MAP FOR 1448 & 1468 FLIPPEN ROAD
JOINT BOUNDARY SURVEY FOR 1448 & 1468 FLIPPEN ROAD
PROPOSED DEVELOPMENT (Slide #1)
Applicant / Developer: Land Buyers of America, LLC.
Proposed Name of Development: “Hanover Park.”
Total Acreage: 21.77 +/- acres.
Components: 31 single-family detached units and 120 townhome units, for a total of
151 units.
Density: 6.94 units per acre.
Proposed Zoning: PUD (required since MFR only allows one type of use).
Architectural Design: All units would have bedrooms, 2 baths, and two-car garages.
The homes would have 1,600 to 2,000 square feet, with brick and Hardy board
facades.
Proposed Amenities: A pool with a clubhouse, a golf putting green, a tot lot, tennis or
pickleball courts, and a community sports field.
Site Plans: Two site plans, one colored and one black-and-white, were submitted.
They have the same title: “Annexation & Rezoning Plan for Hanover Park”, prepared
for Land Buyers of America GA, LLC. They were prepared by Elite Engineering as
Project No. 24040 on 4/30/25. The site plans would serve as the proposed
development’s PUD Master Plan.
PROPOSED DEVELOPMENT (Slide #2)
Site Access—Proposed development would have a main boulevard entrance off
Flippen Road and a second access a short distance to the north. Each access would
have a deceleration lane. An internal street would encircle the site, with a cross-
street near the center.
Entrance Area Along Flippen Road—Would contain two water main ties, a 10-foot-
wide concrete sidewalk, 50-foot-wide City buffers, and 25-foot-wide State buffers.
Behind the Main Project Entrance—Would contain a clubhouse, a mail kiosk, and a
parking lot with 15 spaces.
Site Interior—Would feature a putting green, a tot lot, tennis or pickleball courts, a
community sports field, two guest parking lots with 5 spaces each, and 1.09 +/- acres
of open space.
Perimeter of the Property—Would feature a 25-foot-wide buffer.
Home Locations—The single-family detached homes would be located along the
outskirts of the site, on the northern and western sides; while the townhomes would
be located within the interior of the site, along the southern side of the site, and near
the cross street. Surge Stone Lane borders the property to the north. One large lot
(Lot #1) for a single-family detached home would be located adjacent to the project
entrance.
PROPOSED DEVELOPMENT (Slide #3)
Setbacks—20 feet in the front yards for all units, 5 feet in the side yards for single-
family lots, 0 feet in the side yards for townhome lots, and 20 feet in the rear yards for
all lots. These setbacks are not required by the PUD district, but they are proposed
by the applicant.
Distance Between Townhome Buildings—20 feet.
Parking—The applicant proposes to provide 327 total parking spaces, including 302
regular spaces (151 units X 2 garage spaces per unit), plus 25 guest parking spaces.
However, 340 total parking spaces would be required because the Section 4.8.5 of the
Stockbridge Unified Development Code (UDC) requires 2.25 parking spaces per 3-
bedroom unit (and all units would have 3 bedrooms). Thus, there would be a parking
deficiency of 13 parking spaces.
SITE PLAN DATA (Slide #1)
TYPE OF SITE PROPOSED PROVISIONS
CHARACTERISTIC
Total Site Area 21.77 +/- acres.
Open Space 4.35 acres required; 4.71 acres
provided.
Number of Lots 151 total (31 SFR + 120 townhomes).
Density 6.94 units per acre.
Minimum Lot Widths 60 feet.
Bedrooms and Bathrooms All units to have 3 bedrooms + 2
bathrooms.
Setbacks (not required by Front Yard—Minimum of 20 feet.
the PUD district, but Side Yard—Minimum of 5 feet for
proposed by the applicant) SFR; 0 feet for townhomes.
Rear Yard—20 feet.
SITE PLAN DATA (Slide #2)
Distance Between Townhome 20 feet.
Buildings

Parking Requirement 151 total units X 2.25 parking spaces for
each 3-bedroom unit + 339.75 total
parking spaces, rounded up to 340 total
parking spaces.
Parking Provisions 151 total units X 2 parking spaces per 2-
car garage + 302 parking spaces, plus
25 guest parking spaces = 327 total
parking spaces.
Parking Deficiency 340 total parking spaces required – 327
total parking spaces provided = a
deficiency of 13 total parking spaces.
COLORED SITE PLAN
COLORED SITE PLAN, ENLARGED
BLACK AND WHITE SITE PLAN
BLACK AND WHITE SITE PLAN, ENLARGED
AERIAL PHOTO OF THE VICINITY,
OVERLAIN BY THE COLORED SITE PLAN
ANALYSIS OF AX-2025-01
(Annexation Case #AX-2025-01)
PowerPoint
Presentation
For AX-2025-01
Applicant’s Request
For AX-2025-01

The applicant, Land Buyers of America LLC, has
submitted an Annexation application (AX-2025-01) to
request that the properties at 1448 and 1468 Flippen
Road, which are located in unincorporated Henry
County, be annexed into the Stockbridge City Limits.
Staff Analysis
Of AX-2025-01
(From Section 9.8
Of the Unified
Development Code)
Staff Analysis of AX-2025-01 (Slide #1)
(From Section 9.8 of The Unified Development Code)

1. Is the subject property contiguous to the existing corporate limits with at least one-eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-
type of right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the
state.

• Yes, the subject property is contiguous with the following parcels that are located within the City limits of
Stockbridge: #032-01001001 (107 Saint Ives Court); #032I01030000 (and additional parcels on the southern side of
Preserve at Rum Creek Subdivision).

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed
annexation.

• The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation within the boundary of another municipal
corporation or county?

• Yes, the subject property is located within the boundary of Henry County.
Staff Analysis of AX-2025-01 (Slide #2)
(From Section 9.8 of The Unified Development Code)
4. Is any part of the subject property receiving municipal services from any entity other than the city proposing
annexation?

• Yes, the subject property is receiving municipal services from Henry County. The following entities include Henry
County Water Authority, Henry County Fire and EMS, and the Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of
two people per acre?

• Yes, the applicant proposes building a mixed residential development with 120 town-home units and 31 single-
family detached homes with two accesses from Flippen Road. The proposed parking would include 302 spaces
with 25 additional spaces, for a total of 327 spaces. The development would include a swimming pool with a
clubhouse, a community sports field, a putting green, a tot lot, and tennis/pickleball courts.

6. Is the proposed annexation consistent with the Comprehensive Plan?

• No, the subject property has a Henry County Future Land Use designation of MDS (Medium Density Suburban).
The applicant has submitted a Comprehensive Plan Amendment (CP-2025-01) to assign the City of Stockbridge’s
future land use designation of Medium-Density Residential.
Staff Analysis
(SStaff Analysis of AX-2025-01 (Slide #3)
(From Section 9.8 of The Unified Development Code)on
9.8 of The Unified Development Code)
7. Does the proposed annexed property share a common zoning classification with the adjoining City
property as ascribed in Section 9.8 of the Unified Development Code?
• No, the applicant has submitted a rezoning application (RZ-2025-01) to assign the City of Stockbridge’s zoning district of ‘PUD’
(Planned Unit Development).

8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a
particular piece of property, neighborhood, a particular area, or community.
• The addition of the proposed mixed residential development would provide additional housing options for residents of the City. The
surrounding area is already residential, but it is comprised mostly of single-family detached homes. The availability of townhomes
would provide residents and potential residents with alternative housing options.

9. 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 appears to be physically capable of being developed. Any issues regarding buffering, topography, drainage,
access, size, and shape of the property will be discussed during the plan review process.
Staff Analysis of AX-2025-01 (Slide #4)
(From Section 9.8 of The Unified Development Code)

10. The impact upon adjacent property owners should the request be granted.

• The area within the vicinity of the subject property is mainly residential with some commercial zoning districts
nearby. Thus, adjacent property owners should see an increase of vehicular traffic on Flippen Road if the
development is approved.

11. The potential impact of the annexation on City infrastructure including water and sewage system.

• A letter from the Henry County Water Authority, dated January 24, 2025, states that water service can be made
available to the subject property. The letter also states that sewage treatment and sewer line capacity are available
for the property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic
volumes.

• A formal traffic study was not submitted, and as a result, staff are unable to determine the overall impact the
proposed mixed-use development would have on the existing roads (Flippen Road is classified as a minor arterial
road according to the Georgia State Functional Classification Map).
This Staff Report has demonstrated that the
requested annexation of 1448 and 1468 Flippen Road
Staff via AX-2025-01 would be necessary and desirable for
the City of Stockbridge, in conjunction with the
Recommendation requested Comprehensive Plan Amendment (CP-
2025-01) to assign the future land use designation of
For AX-2025-01 Medium-Density Residential and the requested
rezoning of RZ-2025-01 to assign the zoning district
of ‘PUD’ (Planned Unit Development). Therefore, the
Planning and Zoning staff recommends the
APPROVAL of Annexation Case #AX-2025-01.
ANALYSIS OF CP-2025-01
(Comprehensive Plan Amendment #CP-2025-01)
PowerPoint
Presentation
For CP-2025-01
Applicant’s Request
For CP-2025-01

The applicant, Land Buyers of America LLC, has
submitted a Comprehensive Plan Amendment
application (CP-2025-01) to request that the
property at 1448 and 1468 be assigned the City
of Stockbridge’s future land use designation of
“Medium-Density Residential” to allow for the
construction of a mixed residential development
on the property.
City of Stockbridge
Comprehensive Plan (2024)
JOINT FUTURE LAND USE MAP FOR 1448 & 1468 FLIPPEN ROAD
Current Future Land Use
Location Current Land Use
Designation

Preserve at Rum Creek Low-Density Residential
Property to the North Subdivision (City of Stockbridge)

SURROUNDING
Medium-Density Suburban
LAND USE Single-Family Homes (Henry County)
DESIGNATIONS Flippen Woods
Property to the South High-Density Suburban
Townhomes Subdivision (Henry County)

St. Margrit Village
High-Density Residential
Property to the East
(City of Stockbridge)
Rum Creek Golf Course

Rum Ridge Subdivision
Medium-Density Suburban
Property to the West
Windhaven Plantation (Henry County)
Subdivision
Name of Number of Units Estimated Density
Subdivision/Develop Per Acres
ment

Subject Property 151 6.94

Flippen Woods Townhomes 158 6.13

SURROUNDING St. Margrit Village 54 2.78

LAND USE Preserve at Rum Creek 31 1.8
DENSITIES
Oakwood Manor 41 1.22

Windhaven Plantation 124 0.81

Rum Ridge Subdivision 66 0.34
Staff Analysis
Of CP-2025-01
(From Section 9.2.7
Of the Unified
Development Code)
Staff Analysis
Of CP-2025-01—Slide #1
( From Section 9.2.7 of The
Unified Development Code) Population Policies:
Maintain a family friendly environment and focus on attracting and
1. Consistency with the Comprehensive retaining young adults.
Plan.
The 2024-2028 Five-Year Update to the Housing Goals:
Stockbridge Comprehensive Plan calls Provide a mixture of housing options to attract young professionals,
for the development of additional singles, and small families.
housing in the City, and the proposed
mixed residential development would Community Services/Facilities Goals:
help to meet that need. Additionally, the To make available adequate facilities and services to meet the changing
Comprehensive Plan allows densities of needs of all City residents.
4-7.99 units per acre in areas that are
Future Land Use Goals:
designated as Medium-Density
Residential. Therefore, the proposed To establish land use designations that meet the needs of the City and are
density of 6.94 for this development is consistent with the new UDC.
consistent with the Medium-Density
Residential designation.
Staff Analysis of CP-2025-01—Slide #2
(From Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The applicant’s request to assign the City’s PUD (Planned Unit
Development) zoning district would be compatible with the other surrounding land use designations
that are adjacent to the subject property, which include single-family subdivisions and townhome
subdivisions. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being
compatible with all of the future land use designations, including the requested Medium-Density
Residential designation. To allow for the proposed PUD zoning, the applicant has requested that the
property be assigned the Medium-Density Residential designation.
3. Suitability of the Site’s Location: The proposed Medium-Density Residential future land use designation
would be compatible with the other Medium-Density Residential designations within the vicinity.
Furthermore, the requested PUD rezoning of the property, which calls for the preservation of open
space and a variety of housing types, would be compatible with the PUD district that is directly across
from the subject property, on the east side of Flippen Road.
Staff Analysis of CP-2025-01—Slide #3
(From Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation:
The current Future Land Use designation for this property is Henry County Medium-Density Suburban,
which is intended for developments with densities between 0-4 units per acre. The density of this
proposed development matches more closely with the City of Stockbridge’s Medium-Density Residential
designation, which allows for residential developments with 4-7.99 units per acre.

The City of Stockbridge 2024 Comprehensive Plan states that the Medium-Density Residential future land
use designation intends for residential developments which include single-family, detached homes on
lots ranging from 10,000-30,000 square feet, including parcels that are zoned for single-family attached
and detached homes. The proposed development aligns well with the intended use of the Medium-
Density Residential designation.
Staff This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment for 1448 and 1468
Recommendation Flippen Road, via CP-2025-01, would be necessary and
desirable for the subject property, in conjunction with
For CP-2025-01 the requested rezoning of the property to PUD via RZ-
2025-01, to allow for the proposed mixed residential
development. Therefore, the Planning and Zoning staff
recommends the APPROVAL of CP-2025-01.
ANALYSIS OF RZ-2025-01
(Rezoning Case #-2025-01)
ANALYSIS OF RZ-2025-01 (Slide #1)
Requirements—Section 9.2.1(C) of the UDC requires the consideration of nine (9)
standards for rezoning cases. Each standard is listed and analyzed below.

STANDARD #1—Consistency with the Comprehensive Plan.
~ The 2024-2028 Five-Year Update to the Stockbridge Comprehensive Plan calls for
the development of addition housing in the City. The proposed mixed residential
development would help to meet that need.
~ The applicant’s requested future land use designation of Medium-Density
Residential would be appropriate for the proposed density of 6.94 units per acre.
~ The proposed density would also be compatible with several other Medium-Density
Residential properties within the vicinity.
ANALYSIS OF RZ-2025-01 (Slide #2)
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 assignment of the ‘PUD’ (Planned Unit Development) zoning district to the
subject property (after its annexation into the City), instead of ‘MFR’ (Multiple-
Family Residential) is necessary since the proposed development would have two
types of residential uses rather than just one.
~ In addition, another large PUD district is located directly across from the subject
property, on the east side of Flippen Road, so the proposed rezoning would
represent an extension to the west of the existing PUD zoning district.
ANALYSIS OF RZ-2025-01 (Slide #3)
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 development would represent an extension of the PUD
zoning district on the other side of Flippen Road, which would help to
ensure the compatibility of uses.
~ The applicant proposes to include a significant number and variation of
amenities, which would be attractive and beneficial to the new residents of
the development.
ANALYSIS OF RZ-2025-01 (Slide #4)
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 appears to be relatively flat, and only the small, northeastern
corner of the property at 1448 Flippen Road is a flood zone present.
~ A single-family home is currently located on each parcel, and both homes would be
demolished as part of the land development process.
~ The size and shape of the subject property are well-suites to the proposed site plan
layout.
ANALYSIS OF RZ-2025-01 (Slide #5)
STANDARD #5--The impacts of the proposed development upon adjacent property
owners, should the request be granted.
~ The impacts of the proposed development upon adjacent property owners is not
anticipated to be significant since single-family detached homes would be included
within the proposed development, and they would be compatible with the
surrounding single-family detached homes.
~ Further, the single-family detached homes would be located next to other existing
single-family detached homes, such as along Surge Stone Lane. This would
promote the compatibility of land uses.
ANALYSIS OF RZ-2025-01 (Slide #6)
STANDARD #6--The potential impact of the rezoning on City infrastructure,
including the water and sewage system.
~ The Henry County Water Authority (HCWS) would provide water and sewer services
to the proposed development on the subject property. That agency prepared a
letter to the applicant, which was dated as January 24, 2025.
~ The letter stated that water service was available to serve the property, and that
sewage treatment and sewer line capacity were also available for the property.
~ If, though, there is any deviation in zoning that would increase the density or usage
above what the Authority evaluated, then the information in the letter would be
voided and a re-evaluation would be required.
ANALYSIS OF RZ-2025-01 (Slide #7)
STANDARD #7--The impact of the proposed amendment on adjacent thoroughfares
and pedestrian and vehicular circulation and traffic volumes.
~ The applicant has not provided a traffic impact study, so the potential traffic
impacts of the proposed development on the surrounding street network is
unknown at this time.
~ Regarding the site access, the proposed site plan shows that two driveway
accesses would be provided off Flippen Road, so this would allow two ways to
enter and exit the property for residents of the development and for fire and other
emergency vehicles.
~ Deceleration lanes and sidewalks would be provided along Flippen Road. The two
driveways would also facilitate internal traffic circulation since not all of the site
traffic would need to funnel in and out of just one access. Sidewalks would be
provided throughout the proposed development.
ANALYSIS OF RZ-2025-01 (Slide #8)
~ The total number of parking spaces to be provided, however, would be deficient by
13 spaces. This is due to the fact that the applicant would provide only two regular
parking spaces per unit plus 25 guest parking spaces, whereas the parking standard
for 3-bedroom units is 2.25 spaces per unit. Therefore, the applicant would need to
somehow provide the additional 13 parking spaces or apply for a variance.

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 other relevant guidelines and policies for development have been identified.

STANDARD #9 -- The ability of the subject land to be developed as it is presently zoned.
~ The subject property could be developed exclusively for additional single-family
detached homes under its existing Henry County zoning district of RA (Residential-
Agricultural) if the property is not annexed into the City.
~ Also, the property could be developed with single-family homes only if it is annexed
into the City and assigned the City’s zoning district of SR (Suburban Residential)
instead of PUD.
CONCLUSIONS
1. The proposed mixed-residential development would be well-suited to the site, and
the site plan would represent an attractive design with an ample number and variety
of amenities.
2. The provision of two accesses into the site would be beneficial for fire and
emergency vehicles, and it would reduce congestion at the project entrances.
3. The proposed amount of open space would exceed the amount that would be
required.
4. The proposed density, setbacks, and distances between townhome buildings are
reasonable.
5. The total number of parking spaces to be provided would be deficient by 13 spaces.
Either the site plan must be altered to include the additional spaces, or the applicant
must apply for a variance.
RECOMMENDATIONS (Slide #1)
Based on the Planning & Zoning Staff’s findings, analyses, and conclusions, the Staff
recommends that Rezoning Case #RZ-2025-01 for the property at 1448 and 1468 Flippen
Road be APPROVED WITH CONDITIONS, including the conditions that are listed below.

1. Site Plan--The proposed mixed-residential development shall be constructed
according to a site plan which is very similar to the two companion site plans, which
are titled “Annexation & Rezoning Plan for Hanover Park”, prepared for Land Buyers
of America GA, LLC, by Elite Engineering as Project No. 24040 on 4/30/25. The site
plans shall serve as the proposed development’s PUD Master Plan.

2. Project Entrances--Deceleration lanes and a 10-foot-wide sidewalk shall be provided
along Flippen Road. Further, if security gates are installed, flock cameras shall also
be provided.

3. Parking--Due to the calculated deficiency in the total number of parking spaces to be
provided, the applicant shall either modify the site plan to include the additional
required 13 parking spaces or apply for and obtain a variance for such purpose.
RECOMMENDATIONS (Slide #2)
4. Architectural Design--The proposed homes shall be constructed with styles and
exterior materials which comply with the UDC standards.

5. Property Maintenance--An HOA or a property management company shall maintain all
of the common areas of the property and the common areas of the townhomes.
ARE THERE ANY QUESTIONS?
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Consv Owner REICHERT WILLIAM Land $182,500
02006000 Use Address K& Value:
Property 1448 FLIPPEN Acreage 14.21 BRENDA A Building $292,100 Last 2 Sales
Address RD 1448 FLIPPEN RD Value: Date Price Reason Qual
District Henry County STOCKBRIDGE, GA Misc $840 10/1/1983 $22,900 LM Q
30281 Value: n/a $ n/a n/a
Total $427,800
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
VICINITY MAP
PREPARED BY:
REZONING PLAN LEGEND

Elite Engineering
Engineering | Surveying | Management
300 WI Parkway Dallas, GA 30132
Jonathan Jones, P.E.
(678) 215-2968

DATE:

REVISION

EXISTING
SSMH
25' PERIMETER BUFFER

SWP
No.

50
51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 SWP
49

HANOVER PARK LAND LOTS 11 & 12, 6th DISTRICT, HENRY COUNTY
48
137 139 141 143 145 94 92 90 88 86 84 82 80 78 76 74 72

ANNEXATION & REZONING PLAN FOR
47 1
5 138 140 142 144 146 95 93 91 89 87 85 83 81 79 77 75 73
46 147 96
136
148 97 TOT CLUB

45 135 LOT POOL
149 98 COMMUNITY SPORTS FIELD HOUSE
134
150 99
133 PUTTING GREEN
44 151 100

25' PERIMETER BUFFER
15
132 130 128 126 124 102 104 106 108 110 112 114 116 118 120 122
43
131 129 127 125 123 101 103 105 107 109 111 113 115 117 119 121
42

41
4039 3736 35 3433 32
38 3130 29 28 27 26 25 24 23 22 2120 19 1817 16 15 14 13 12 1110 9 8 7 6 5 4 3 2 PREPARED FOR:

LAND BUYERS OF
AMERICA GA, LLC
25' PERIMETER BUFFER
24 CONTACT
MICHAEL KANER
404-422-6806

RG I
EO A
G REG I STERED
NO. 27186
PROFESSIONAL

E ES
JO NG
I NEE
N A N
TH
AN F JO

PROJECT No. 24040
DRAWING SCALE: 1"= 60'
DESIGNED BY: JFJ
DRAWN BY: JFJ
CHECKED BY: JFJ
DATE: 4/30/25
SHEET

1 OF 1
VICINITY MAP
PREPARED BY:
REZONING PLAN LEGEND

Elite Engineering
Engineering | Surveying | Management
300 WI Parkway Dallas, GA 30132
Jonathan Jones, P.E.
(678) 215-2968

DATE:

REVISION

PROPOSED WATER MAIN
TIE WITH 8X8X8 TAPPING
EXISTING SLEEVE AND VALVE
SSMH
25' PERIMETER BUFFER

SWP
No.

50
51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 SWP
49

HANOVER PARK LAND LOTS 11 & 12, 6th DISTRICT, HENRY COUNTY
48
137 139 141 143 145 94 92 90 88 86 84 82 80 78 76 74 72 1

ANNEXATION & REZONING PLAN FOR
47 91 85 79 75 73
5 138 140 142 144 146 95 93 89 87 83 81 77
46 147 96 OPEN SPACE 1.09 AC
136
148 97 TOT CLUB

45 135 OPEN SPACE LOT POOL
0.56 AC 149 98 COMMUNITY SPORTS FIELD HOUSE
134
150 99
133 PUTTING GREEN
44 151 100

25' PERIMETER BUFFER
15
132 130 128 126 124 102 104 106 108 110 112 114 116 118 120 122
PROPOSED WATER MAIN

43
TIE WITH 8X8X8 TAPPING
SLEEVE AND VALVE

131 129 127 125 123 101 103 105 107 109 111 113 115 117 119 121
42

41
4039 3736 35 3433 32
OPEN 38 3130 29 28 27 26 25 24 23 22 2120 19 1817 16 15 14 13 12 1110 9 8 7 6 5 4 3 2 PREPARED FOR:
SPACE
3.56 AC
LAND BUYERS OF
AMERICA GA, LLC
25' PERIMETER BUFFER
24 CONTACT
MICHAEL KANER
404-422-6806

RG I
EO A
G REG I STERED
NO. 27186
PROFESSIONAL

E ES
JO NG
I NEE
N A N
TH
AN F JO

PROJECT No. 24040
DRAWING SCALE: 1"= 60'
DESIGNED BY: JFJ
DRAWN BY: JFJ
CHECKED BY: JFJ
DATE: 4/30/25
SHEET

1 OF 1
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Comprehensive Plan Amendment Case #CP-2025-01 for 1448 & 1468 Flippen Road. Land Buyers of
America, LLC requests to change the property’s future land use designation from Henry County’s Medium-
Density Suburban to the City’s Medium-Density Residential to allow for a mixed residential development
(“Hanover Park”) with 31 single-family homes and 120 townhomes. Density: 6.94 units on 27.771 +/- acres.
Amenities: clubhouse, pool, golf putting green, tot lot, tennis or pickleball courts, & community sports center.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. But the applicant submitted a deferral request letter on May 15,
2025 after attending the CZIM Meeting on May 14, 2025. The applicant did not attend the May 15
Planning Commission meeting. The letter requests a 30-day deferral to work out the details of the
proposed homes. Therefore, this case (and companion cases #AX-2025-01 and RZ-2025-01) will
need to be heard by the Planning Commission on June 26, 2025 before going to the City Council
meeting on July 14, 2025.
APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-01 FOR 1448 & 1468 FLIPPEN ROAD.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL, BUT APPLICANT REQUESTS DEFERRAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Consv Owner REICHERT WILLIAM Land $182,500
02006000 Use Address K& Value:
Property 1448 FLIPPEN Acreage 14.21 BRENDA A Building $292,100 Last 2 Sales
Address RD 1448 FLIPPEN RD Value: Date Price Reason Qual
District Henry County STOCKBRIDGE, GA Misc $840 10/1/1983 $22,900 LM Q
30281 Value: n/a $ n/a n/a
Total $427,800
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Residential Owner GILREATH WILLARD Land $95,500
02005001 Acreage 7.63 Address D Value:
Property 1468 1468 FLIPPEN RD Building $347,300 Last 2 Sales
Address FLIPPEN RD STOCKBRIDGE, GA Value: Date Price Reason Qual
District Henry County 30281 Misc $12,200 1/8/2014 $0 VF U
Value: 6/1/1984 $13,400 U U
Total $364,500
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

FROM: Jordyn Bucholtz, GIS Analyst, Planning and Zoning Divisions

CC: Ryan Anderson, Community Development Director

DATE: May 22, 2025 (Planning Commission); June 9, 2025 (Mayor/Council)

SUBJECT: Staff Report for Comprehensive Plan Amendment Case
#CP-2025-01 for 1448 and 1468 Flippen Road
(To be located in Council District 5)

I. PURPOSE
The applicant, Land Buyers of America LLC, has submitted a Comprehensive Plan
Amendment application (CP-2025-01) to request that the property at 1448 and 1468 be
assigned the City of Stockbridge’s future land use designation of “Medium-Density
Residential” to allow for the construction of a mixed residential development on the
property. Currently, the property is located in unincorporated Henry County, and the
property would first need to be annexed into the Stockbridge City Limits before CP-2025-
01 could be approved. The property’s Henry County future land use designation is
Medium-Density Suburban.

The applicant has also submitted two other applications for the subject property to request
the annexation and rezoning of the property. For Annexation Case #AX-2025-01, the
applicant requests to annex the properties from Henry County into the City. For Rezoning
Case #RZ-2025-01, the applicant requests to rezone the property from Henry County’s
‘RA’ (Residential Agricultural) to the City of Stockbridge’s ‘PUD’ (Planned Unit
Development).

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

II. CASE FACTS TABLE

DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Mixed residential development with 120 townhomes
and 31 single-family detached homes.
Parcel Identification: 032-02006000 (1448 Flippen Road)
032-02005001 (1468 Flippen Road)
Parcel Acreage: +/- 21.771 acres.
Land District and Land Lot: District 6, Land Lots 11 and 12.
Applicant: Land Buyers of America, LLC
Property Owners: William K. Reichert and Brenda A. Reichert (1448
Flippen Road)
Willard D. Gilreath (1468 Flippen Road)
Current County Zoning: Henry County’s Residential Agricultural (RA)
Surrounding Zoning: • North—Suburban Residential. (City of Stockbridge)
• West—Rural Agricultural. (Henry County)
• Southwest—Single-family residence. (Henry County)
• South—Rural Agricultural and Multifamily Residential.
(Henry County)
• Southeast—Residential Duplex. (Henry County)
• East—Suburban Residential and Planned Unit
Development. (City of Stockbridge)
County Future Land Use Medium-Density Suburban.
Designation:
Current Use: One single-family home on each parcel.
Surrounding Land Uses: • North—Preserve at Rum Creek Subdivision.
• East—Rum Creek Golf Course.
• Southeast—St. Margrit Subdivision.
• South—Flippen Woods Townhomes.
• Southwest—Windhaven Plantation Subdivision.
• West—Rum Ridge Subdivision.

Property Location: On the west side of Flippen Road, south of Surge
Stone Lane and west of St. Ives Court. The property
has frontage on Flippen Road.
Property Conditions: Each parcel contains one single-family home, but they
are otherwise mostly wooded. The northeastern-most
corner of Parcel #032-02006000 is in the 500-Year
Flood Zone.

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

SURROUNDING LAND USE DESIGNATIONS

Location Existing Land Use Existing Future Land Use
Designation
Preserve at Rum Creek Low-Density Residential
Property to the North
Subdivision (City of Stockbridge)
Medium-Density Suburban
Single-Family Homes
(Henry County)
Flippen Woods Townhomes
Property to the South High-Density Suburban
Subdivision
(Henry County)
St. Margrit Village
High-Density Residential
Property to the East Rum Creek Golf Course (City of Stockbridge)
Rum Ridge Subdivision
Medium-Density Suburban
Windhaven Plantation
Property to the West (Henry County)
Subdivision

SURROUNDING LAND USE DENSITIES

Name of Number Estimated Density
Subdivision/Development of Units Per Acres

Subject Property 151 6.94

6.13
Flippen Woods Townhomes 158

St. Margrit Village 54 2.78

Preserve at Rum Creek 31 1.8

Oakwood Manor 41 1.22

Windhaven Plantation 124 0.81

Rum Ridge Subdivision 66 0.34

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

AERIAL PHOTO OF THE SUBJECT PROPERTY
Pink Areas – Flood Zones

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

2025 CITY OF STOCKBRIDGE ZONING MAP

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

2025 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

BOUNDARY SURVEY

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025

PROPOSED DEVELOPMENT

The applicant’s Letter of Intent, dated May 8, 2025, states that the developer, Land Buyers
of America GA, LLC, proposes to build a joint residential development on two parcels at
1448 and 1468 Flippen Road, which would have 21.77 +/- acres. The proposed name
for the development is “Hanover Park.” The subject property would first need to be
annexed into the Stockbridge City Limits from unincorporated Henry County, and it would
be assigned the PUD (Planned Unit Development) zoning district. The PUD district would
be required instead of the MFR (Multiple Family Residential) zoning district because the
MFR district only allows one type of residential use.

The proposed development would contain 151 total residential units at a density of 6.94
units per acre. This would include 31 single-family detached units and 120 townhome
units. All units would have 3 bedrooms, 2 baths, and two-car garages. The homes would
range in size from 1,600 to 2,000 square feet. The elevation materials would be brick
and Hardy board. The proposed amenities include a pool with a clubhouse, a golf putting
green, a tot lot, tennis or pickleball courts, and a community sports field.

The applicant has submitted two site plans—a brightly-colored rendering and a detailed
black-and-white site plan. The title of each site plan is “Annexation & Rezoning Plan for
Hanover Park”, prepared for Land Buyers of America GA, LLC. They were prepared by
Elite Engineering as Project No. 24040 on 4/30/25.

The subject property has direct frontage onto Flippen Road, where a proposed boulevard-
style driveway would serve as the main entrance into the development. A second access
would also be located a short distance to the north. It appears that each access would
have an adjacent deceleration lane. The black-and-white site plan shows that two water
main ties with 8 X 8 X 8 tapping sleeves and valves would be located adjacent to Flippen
Road, and a 10-foot-wide concrete sidewalk would be located along the entire frontage
of the road, from one property corner to another. Adjacent to the main entrance, the
property has 50-foot City buffers and 25-foot State buffers. A 25-foot “perimeter buffer”
would surround the entire property.

A clubhouse with a pool would be located near the main project entrance, along with a
mail kiosk and a parking lot with fifteen (15) parking spaces. Behind the clubhouse, there
would be a pool, and putting green, a tot lot, courts for tennis or pickleball, and a
community sports field. Surrounding these amenities, there would be 1.09 +/- acres of
open space.

The proposed single-family detached homes would be located along the outskirts of the
property, on the northern and western sides; while the proposed townhomes would be
located within the interior of the site and along the southern side of the property. Surge
Stone Lane borders the property to the north. One large lot (Lot #1) for a single-family
detached home would be located adjacent to the main project entrance. The main internal
street would circle the site, and there would also be an interior street to provide cross-
circulation. Additional townhomes would be located to the rear of the cross street, an

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
10

open space area with 0.56 acres would occupy the center of the quad area, and two small
guest parking lots with five (5) parking spaces each would be located near the rear of the
property. An additional 3.56 +/- acres of open space would comprise the remainder of the
property.

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
11

COLORED SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
12

COLORED SITE PLAN, ENLARGED

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
13

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
14

BLACK AND WHITE SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
15

BLACK AND WHITE SITE PLAN, ENLARGED

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
16

IV. ANALYSIS OF REQUEST

The applicant requests a Comprehensive Plan Amendment to change the subject
property’s future land use designation from Henry County’s Medium-Density Suburban to
the City of Stockbridge’s Medium-Density Residential to allow for the construction of a
mixed residential development with townhomes and single-family detached homes. Four
factors were examined to analyze this request, as are discussed below.

1. Consistency with the Comprehensive Plan. The 2024-2028 Five-Year Update to the
Stockbridge Comprehensive Plan calls for the development of additional housing in the
City, and the proposed mixed residential development would help to meet that need.
Additionally, the Comprehensive Plan allows densities of 4-7.99 units per acre in areas
that are designated as Medium-Density Residential. Therefore, the proposed density of
6.94 for this development is consistent with the Medium-Density Residential designation.

Population Policies: Maintain a family friendly environment and focus on
attracting and retaining young adults.
Housing Goals: Provide a mixture of housing options to attract young
Community
professionals, singles, and small families.
Goals and
Policies Community Services/Facilities Goals: To make available adequate
facilities and services to meet the changing needs of all City residents.
(pg. 42-44) Future Land Use Goals: To establish land use designations that meet the
needs of the City and are consistent with the new UDC.

2. Relation to the Zoning of the Property. The applicant’s request to assign the City’s
PUD (Planned Unit Development) zoning district would be compatible with the other
surrounding land use designations that are adjacent to the subject property, which include
single-family subdivisions and townhome subdivisions. Page 45 of the 2024
Comprehensive Plan identifies the PUD zoning district as being compatible with all of the
future land use designations, including the requested Medium-Density Residential
designation. To allow for the proposed PUD zoning, the applicant has requested that the
property be assigned the Medium-Density Residential designation.

3. Suitability of the Site’s Location. The proposed Medium-Density Residential future
land use designation would be compatible with the other Medium-Density Residential
designations within the vicinity. Furthermore, the requested PUD rezoning of the property,
which calls for the preservation of open space and a variety of housing types, would be
compatible with the PUD district that is directly across from the subject property, on the
east side of Flippen Road.

4. Maintaining the Current Land Use Designation. The current Future Land Use
designation for this property is Henry County Medium-Density Suburban, which is
intended for developments with densities between 0-4 units per acre. The density of this
proposed development matches more closely with the City of Stockbridge’s Medium-

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
17

Density Residential designation, which allows for residential developments with 4-7.99
units per acre.

The City of Stockbridge 2024 Comprehensive Plan states that the Medium-Density
Residential future land use designation intends for residential developments which
include single-family, detached homes on lots ranging from 10,000-30,000 square feet,
including parcels that are zoned for single-family attached and detached homes. The
proposed development aligns well with the intended use of the Medium-Density
Residential designation.

CONCLUSION AND RECOMMENDATION
This Staff Report has demonstrated that the requested Comprehensive Plan Amendment
for 1448 and 1468 Flippen Road, via CP-2025-01, would be necessary and desirable for
the subject property, in conjunction with the requested rezoning of the property to PUD
via RZ-2025-01, to allow for the proposed mixed residential development. Therefore, the
Planning and Zoning staff recommends the APPROVAL of CP-2025-01.

City of Stockbridge, GA Community Dev. Dept. / CP-2025-01 Staff Report / May 22, 2025
VICINITY MAP
PREPARED BY:
REZONING PLAN LEGEND

Elite Engineering
Engineering | Surveying | Management
300 WI Parkway Dallas, GA 30132
Jonathan Jones, P.E.
(678) 215-2968

DATE:

REVISION

PROPOSED WATER MAIN
TIE WITH 8X8X8 TAPPING
EXISTING SLEEVE AND VALVE
SSMH
25' PERIMETER BUFFER

SWP
No.

50
51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 SWP
49

HANOVER PARK LAND LOTS 11 & 12, 6th DISTRICT, HENRY COUNTY
48
137 139 141 143 145 94 92 90 88 86 84 82 80 78 76 74 72 1

ANNEXATION & REZONING PLAN FOR
47 91 85 79 75 73
5 138 140 142 144 146 95 93 89 87 83 81 77
46 147 96 OPEN SPACE 1.09 AC
136
148 97 TOT CLUB

45 135 OPEN SPACE LOT POOL
0.56 AC 149 98 COMMUNITY SPORTS FIELD HOUSE
134
150 99
133 PUTTING GREEN
44 151 100

25' PERIMETER BUFFER
15
132 130 128 126 124 102 104 106 108 110 112 114 116 118 120 122
PROPOSED WATER MAIN

43
TIE WITH 8X8X8 TAPPING
SLEEVE AND VALVE

131 129 127 125 123 101 103 105 107 109 111 113 115 117 119 121
42

41
4039 3736 35 3433 32
OPEN 38 3130 29 28 27 26 25 24 23 22 2120 19 1817 16 15 14 13 12 1110 9 8 7 6 5 4 3 2 PREPARED FOR:
SPACE
3.56 AC
LAND BUYERS OF
AMERICA GA, LLC
25' PERIMETER BUFFER
24 CONTACT
MICHAEL KANER
404-422-6806

RG I
EO A
G REG I STERED
NO. 27186
PROFESSIONAL

E ES
JO NG
I NEE
N A N
TH
AN F JO

PROJECT No. 24040
DRAWING SCALE: 1"= 60'
DESIGNED BY: JFJ
DRAWN BY: JFJ
CHECKED BY: JFJ
DATE: 4/30/25
SHEET

1 OF 1
VICINITY MAP
PREPARED BY:
REZONING PLAN LEGEND

Elite Engineering
Engineering | Surveying | Management
300 WI Parkway Dallas, GA 30132
Jonathan Jones, P.E.
(678) 215-2968

DATE:

REVISION

EXISTING
SSMH
25' PERIMETER BUFFER

SWP
No.

50
51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 SWP
49

HANOVER PARK LAND LOTS 11 & 12, 6th DISTRICT, HENRY COUNTY
48
137 139 141 143 145 94 92 90 88 86 84 82 80 78 76 74 72

ANNEXATION & REZONING PLAN FOR
47 1
5 138 140 142 144 146 95 93 91 89 87 85 83 81 79 77 75 73
46 147 96
136
148 97 TOT CLUB

45 135 LOT POOL
149 98 COMMUNITY SPORTS FIELD HOUSE
134
150 99
133 PUTTING GREEN
44 151 100

25' PERIMETER BUFFER
15
132 130 128 126 124 102 104 106 108 110 112 114 116 118 120 122
43
131 129 127 125 123 101 103 105 107 109 111 113 115 117 119 121
42

41
4039 3736 35 3433 32
38 3130 29 28 27 26 25 24 23 22 2120 19 1817 16 15 14 13 12 1110 9 8 7 6 5 4 3 2 PREPARED FOR:

LAND BUYERS OF
AMERICA GA, LLC
25' PERIMETER BUFFER
24 CONTACT
MICHAEL KANER
404-422-6806

RG I
EO A
G REG I STERED
NO. 27186
PROFESSIONAL

E ES
JO NG
I NEE
N A N
TH
AN F JO

PROJECT No. 24040
DRAWING SCALE: 1"= 60'
DESIGNED BY: JFJ
DRAWN BY: JFJ
CHECKED BY: JFJ
DATE: 4/30/25
SHEET

1 OF 1
POWERPOINT PRESENTATION FOR
1448 & 1468 FLIPPEN ROAD:
AX-2025-01, CP-2025-01, & RZ-2025-01
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—MAY 22, 2025
CITY COUNCIL MEETING—JUNE 9, 2025
PROJECT OVERVIEW:
~ Purposes of the Cases
~ Property Description
~ Proposed Development
FACTS ABOUT THE CASES
THREE CASES:
~ Annexation Case #AX-2025-01:
Purpose: To annex the property from unincorporated Henry County into the
Stockbridge
City Limits.
~ Comprehensive Plan Amendment Case #CP-2025-01:
Purpose: To change the property’s future land use designation from Henry County’s
Residential Suburban to the City of Stockbridge’s Medium-Density Residential.
~ Rezoning Case #RZ-2025-01:
Purpose—To change the property’s zoning district from Henry’s RA (Residential-
Agricultural) zoning district to the City of Stockbridge’s PUD (Planned Unit
Development) zoning district.
Applicant: Land Buyers of America, LLC.
Agent: Michael Kaner.
NOTE: CP-2025-01 and RZ-2025-01 may not be approved unless AX-2025-01 is approved.
JOINT AERIAL PHOTO FOR 1448 & 1468 FLIPPEN ROAD
AERIAL PHOTO FOR 1448 FLIPPEN ROAD ONLY, SHOWING
500-YEAR FLOOD AREAS IN PINK
FACTS ABOUT THE SUBJECT PROPERTY
Property Owners: William K. Reichert and Brenda A. Reichert are the owners of the
property at 1448 Flippen Road, while Willard D. Gilreath is the owner of the property
at 1468 Flippen Road.
Addresses: 1448 and 1468 Flippen Road.
Property Size: 21.771 +/- total acres.

Property Location: West side of Flippen Road, south of Surge Stone Lane and across
from St. Ives Court.
Property Conditions: Mostly wooded, except for a single-family home on each parcel.
The northeastern-most corner of 1448 Flippen Road is in the 500-Year Flood Zone.
Current Zoning: Henry County’s RA (Residential-Agricultural).

Future Land Use Designation: Henry County’s Residential Suburban.
CASE FACTS TABLE (Slide #1)
DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Mixed residential development with 120 townhomes
and 31 single-family detached homes.

Parcel Identification: 032-02006000 (1448 Flippen Road)
032-02005001 (1468 Flippen Road)

Parcel Acreage: +/- 21.771 acres.
Land District and Land District 6, Land Lots 11 and 12.
Lot:
Applicant: Land Buyers of America, LLC
Property Owners: William K. Reichert and Brenda A. Reichert (1448
Flippen Road) and Willard D. Gilreath (1468 Flippen
Road).

Current County Zoning: Residential Agricultural (RA)
CASE FACTS TABLE (Slide #2)
Surrounding Zoning:  North—Suburban Residential (City of
Stockbridge).
 West—Rural Agricultural (Henry County).
 Southwest—Single-family residence (Henry
County).
 South—Rural Agricultural and Multifamily
residential (Henry County).
 Southeast—Residential Duplex (Henry
County).
 East—Suburban Residential and Planned Unit
Development (City of Stockbridge).

County Land Use Medium-Density Suburban.
Designation:
Current Use: One single-family home on each parcel.
CASE FACTS TABLE (Slide #3)
Surrounding Land Uses:  North—Preserve at Rum Creek Subdivision.
 East—Rum Creek Golf Course.
 Southeast—St. Margrit Subdivision.
 South—Flippen Woods Townhomes.
 Southwest—Windhaven Plantation
Subdivision.
 West—Rum Ridge Subdivision.

Property Location: On the west side of Flippen Road, south of
Surge Stone Lane and west of St. Ives Court.
The property has frontage on Flippen Road.
Property Conditions: Each parcel contains one single-family home,
but they are otherwise mostly wooded. The
northeastern-most corner of Parcel 032-
02006000 is in the 500-Year Flood Zone.
JOINT FUTURE LAND USE MAP FOR 1448 & 1468 FLIPPEN ROAD
JOINT ZONING MAP FOR 1448 & 1468 FLIPPEN ROAD
JOINT BOUNDARY SURVEY FOR 1448 & 1468 FLIPPEN ROAD
PROPOSED DEVELOPMENT (Slide #1)
Applicant / Developer: Land Buyers of America, LLC.
Proposed Name of Development: “Hanover Park.”
Total Acreage: 21.77 +/- acres.
Components: 31 single-family detached units and 120 townhome units, for a total of
151 units.
Density: 6.94 units per acre.
Proposed Zoning: PUD (required since MFR only allows one type of use).
Architectural Design: All units would have bedrooms, 2 baths, and two-car garages.
The homes would have 1,600 to 2,000 square feet, with brick and Hardy board
facades.
Proposed Amenities: A pool with a clubhouse, a golf putting green, a tot lot, tennis or
pickleball courts, and a community sports field.
Site Plans: Two site plans, one colored and one black-and-white, were submitted.
They have the same title: “Annexation & Rezoning Plan for Hanover Park”, prepared
for Land Buyers of America GA, LLC. They were prepared by Elite Engineering as
Project No. 24040 on 4/30/25. The site plans would serve as the proposed
development’s PUD Master Plan.
PROPOSED DEVELOPMENT (Slide #2)
Site Access—Proposed development would have a main boulevard entrance off
Flippen Road and a second access a short distance to the north. Each access would
have a deceleration lane. An internal street would encircle the site, with a cross-
street near the center.
Entrance Area Along Flippen Road—Would contain two water main ties, a 10-foot-
wide concrete sidewalk, 50-foot-wide City buffers, and 25-foot-wide State buffers.
Behind the Main Project Entrance—Would contain a clubhouse, a mail kiosk, and a
parking lot with 15 spaces.
Site Interior—Would feature a putting green, a tot lot, tennis or pickleball courts, a
community sports field, two guest parking lots with 5 spaces each, and 1.09 +/- acres
of open space.
Perimeter of the Property—Would feature a 25-foot-wide buffer.
Home Locations—The single-family detached homes would be located along the
outskirts of the site, on the northern and western sides; while the townhomes would
be located within the interior of the site, along the southern side of the site, and near
the cross street. Surge Stone Lane borders the property to the north. One large lot
(Lot #1) for a single-family detached home would be located adjacent to the project
entrance.
PROPOSED DEVELOPMENT (Slide #3)
Setbacks—20 feet in the front yards for all units, 5 feet in the side yards for single-
family lots, 0 feet in the side yards for townhome lots, and 20 feet in the rear yards for
all lots. These setbacks are not required by the PUD district, but they are proposed
by the applicant.
Distance Between Townhome Buildings—20 feet.
Parking—The applicant proposes to provide 327 total parking spaces, including 302
regular spaces (151 units X 2 garage spaces per unit), plus 25 guest parking spaces.
However, 340 total parking spaces would be required because the Section 4.8.5 of the
Stockbridge Unified Development Code (UDC) requires 2.25 parking spaces per 3-
bedroom unit (and all units would have 3 bedrooms). Thus, there would be a parking
deficiency of 13 parking spaces.
SITE PLAN DATA (Slide #1)
TYPE OF SITE PROPOSED PROVISIONS
CHARACTERISTIC
Total Site Area 21.77 +/- acres.
Open Space 4.35 acres required; 4.71 acres
provided.
Number of Lots 151 total (31 SFR + 120 townhomes).
Density 6.94 units per acre.
Minimum Lot Widths 60 feet.
Bedrooms and Bathrooms All units to have 3 bedrooms + 2
bathrooms.
Setbacks (not required by Front Yard—Minimum of 20 feet.
the PUD district, but Side Yard—Minimum of 5 feet for
proposed by the applicant) SFR; 0 feet for townhomes.
Rear Yard—20 feet.
SITE PLAN DATA (Slide #2)
Distance Between Townhome 20 feet.
Buildings

Parking Requirement 151 total units X 2.25 parking spaces for
each 3-bedroom unit + 339.75 total
parking spaces, rounded up to 340 total
parking spaces.
Parking Provisions 151 total units X 2 parking spaces per 2-
car garage + 302 parking spaces, plus
25 guest parking spaces = 327 total
parking spaces.
Parking Deficiency 340 total parking spaces required – 327
total parking spaces provided = a
deficiency of 13 total parking spaces.
COLORED SITE PLAN
COLORED SITE PLAN, ENLARGED
BLACK AND WHITE SITE PLAN
BLACK AND WHITE SITE PLAN, ENLARGED
AERIAL PHOTO OF THE VICINITY,
OVERLAIN BY THE COLORED SITE PLAN
ANALYSIS OF AX-2025-01
(Annexation Case #AX-2025-01)
PowerPoint
Presentation
For AX-2025-01
Applicant’s Request
For AX-2025-01

The applicant, Land Buyers of America LLC, has
submitted an Annexation application (AX-2025-01) to
request that the properties at 1448 and 1468 Flippen
Road, which are located in unincorporated Henry
County, be annexed into the Stockbridge City Limits.
Staff Analysis
Of AX-2025-01
(From Section 9.8
Of the Unified
Development Code)
Staff Analysis of AX-2025-01 (Slide #1)
(From Section 9.8 of The Unified Development Code)

1. Is the subject property contiguous to the existing corporate limits with at least one-eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-
type of right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the
state.

• Yes, the subject property is contiguous with the following parcels that are located within the City limits of
Stockbridge: #032-01001001 (107 Saint Ives Court); #032I01030000 (and additional parcels on the southern side of
Preserve at Rum Creek Subdivision).

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed
annexation.

• The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation within the boundary of another municipal
corporation or county?

• Yes, the subject property is located within the boundary of Henry County.
Staff Analysis of AX-2025-01 (Slide #2)
(From Section 9.8 of The Unified Development Code)
4. Is any part of the subject property receiving municipal services from any entity other than the city proposing
annexation?

• Yes, the subject property is receiving municipal services from Henry County. The following entities include Henry
County Water Authority, Henry County Fire and EMS, and the Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of
two people per acre?

• Yes, the applicant proposes building a mixed residential development with 120 town-home units and 31 single-
family detached homes with two accesses from Flippen Road. The proposed parking would include 302 spaces
with 25 additional spaces, for a total of 327 spaces. The development would include a swimming pool with a
clubhouse, a community sports field, a putting green, a tot lot, and tennis/pickleball courts.

6. Is the proposed annexation consistent with the Comprehensive Plan?

• No, the subject property has a Henry County Future Land Use designation of MDS (Medium Density Suburban).
The applicant has submitted a Comprehensive Plan Amendment (CP-2025-01) to assign the City of Stockbridge’s
future land use designation of Medium-Density Residential.
Staff Analysis
(SStaff Analysis of AX-2025-01 (Slide #3)
(From Section 9.8 of The Unified Development Code)on
9.8 of The Unified Development Code)
7. Does the proposed annexed property share a common zoning classification with the adjoining City
property as ascribed in Section 9.8 of the Unified Development Code?
• No, the applicant has submitted a rezoning application (RZ-2025-01) to assign the City of Stockbridge’s zoning district of ‘PUD’
(Planned Unit Development).

8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a
particular piece of property, neighborhood, a particular area, or community.
• The addition of the proposed mixed residential development would provide additional housing options for residents of the City. The
surrounding area is already residential, but it is comprised mostly of single-family detached homes. The availability of townhomes
would provide residents and potential residents with alternative housing options.

9. 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 appears to be physically capable of being developed. Any issues regarding buffering, topography, drainage,
access, size, and shape of the property will be discussed during the plan review process.
Staff Analysis of AX-2025-01 (Slide #4)
(From Section 9.8 of The Unified Development Code)

10. The impact upon adjacent property owners should the request be granted.

• The area within the vicinity of the subject property is mainly residential with some commercial zoning districts
nearby. Thus, adjacent property owners should see an increase of vehicular traffic on Flippen Road if the
development is approved.

11. The potential impact of the annexation on City infrastructure including water and sewage system.

• A letter from the Henry County Water Authority, dated January 24, 2025, states that water service can be made
available to the subject property. The letter also states that sewage treatment and sewer line capacity are available
for the property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic
volumes.

• A formal traffic study was not submitted, and as a result, staff are unable to determine the overall impact the
proposed mixed-use development would have on the existing roads (Flippen Road is classified as a minor arterial
road according to the Georgia State Functional Classification Map).
This Staff Report has demonstrated that the
requested annexation of 1448 and 1468 Flippen Road
Staff via AX-2025-01 would be necessary and desirable for
the City of Stockbridge, in conjunction with the
Recommendation requested Comprehensive Plan Amendment (CP-
2025-01) to assign the future land use designation of
For AX-2025-01 Medium-Density Residential and the requested
rezoning of RZ-2025-01 to assign the zoning district
of ‘PUD’ (Planned Unit Development). Therefore, the
Planning and Zoning staff recommends the
APPROVAL of Annexation Case #AX-2025-01.
ANALYSIS OF CP-2025-01
(Comprehensive Plan Amendment #CP-2025-01)
PowerPoint
Presentation
For CP-2025-01
Applicant’s Request
For CP-2025-01

The applicant, Land Buyers of America LLC, has
submitted a Comprehensive Plan Amendment
application (CP-2025-01) to request that the
property at 1448 and 1468 be assigned the City
of Stockbridge’s future land use designation of
“Medium-Density Residential” to allow for the
construction of a mixed residential development
on the property.
City of Stockbridge
Comprehensive Plan (2024)
JOINT FUTURE LAND USE MAP FOR 1448 & 1468 FLIPPEN ROAD
Current Future Land Use
Location Current Land Use
Designation

Preserve at Rum Creek Low-Density Residential
Property to the North Subdivision (City of Stockbridge)

SURROUNDING
Medium-Density Suburban
LAND USE Single-Family Homes (Henry County)
DESIGNATIONS Flippen Woods
Property to the South High-Density Suburban
Townhomes Subdivision (Henry County)

St. Margrit Village
High-Density Residential
Property to the East
(City of Stockbridge)
Rum Creek Golf Course

Rum Ridge Subdivision
Medium-Density Suburban
Property to the West
Windhaven Plantation (Henry County)
Subdivision
Name of Number of Units Estimated Density
Subdivision/Develop Per Acres
ment

Subject Property 151 6.94

Flippen Woods Townhomes 158 6.13

SURROUNDING St. Margrit Village 54 2.78

LAND USE Preserve at Rum Creek 31 1.8
DENSITIES
Oakwood Manor 41 1.22

Windhaven Plantation 124 0.81

Rum Ridge Subdivision 66 0.34
Staff Analysis
Of CP-2025-01
(From Section 9.2.7
Of the Unified
Development Code)
Staff Analysis
Of CP-2025-01—Slide #1
( From Section 9.2.7 of The
Unified Development Code) Population Policies:
Maintain a family friendly environment and focus on attracting and
1. Consistency with the Comprehensive retaining young adults.
Plan.
The 2024-2028 Five-Year Update to the Housing Goals:
Stockbridge Comprehensive Plan calls Provide a mixture of housing options to attract young professionals,
for the development of additional singles, and small families.
housing in the City, and the proposed
mixed residential development would Community Services/Facilities Goals:
help to meet that need. Additionally, the To make available adequate facilities and services to meet the changing
Comprehensive Plan allows densities of needs of all City residents.
4-7.99 units per acre in areas that are
Future Land Use Goals:
designated as Medium-Density
Residential. Therefore, the proposed To establish land use designations that meet the needs of the City and are
density of 6.94 for this development is consistent with the new UDC.
consistent with the Medium-Density
Residential designation.
Staff Analysis of CP-2025-01—Slide #2
(From Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The applicant’s request to assign the City’s PUD (Planned Unit
Development) zoning district would be compatible with the other surrounding land use designations
that are adjacent to the subject property, which include single-family subdivisions and townhome
subdivisions. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being
compatible with all of the future land use designations, including the requested Medium-Density
Residential designation. To allow for the proposed PUD zoning, the applicant has requested that the
property be assigned the Medium-Density Residential designation.
3. Suitability of the Site’s Location: The proposed Medium-Density Residential future land use designation
would be compatible with the other Medium-Density Residential designations within the vicinity.
Furthermore, the requested PUD rezoning of the property, which calls for the preservation of open
space and a variety of housing types, would be compatible with the PUD district that is directly across
from the subject property, on the east side of Flippen Road.
Staff Analysis of CP-2025-01—Slide #3
(From Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation:
The current Future Land Use designation for this property is Henry County Medium-Density Suburban,
which is intended for developments with densities between 0-4 units per acre. The density of this
proposed development matches more closely with the City of Stockbridge’s Medium-Density Residential
designation, which allows for residential developments with 4-7.99 units per acre.

The City of Stockbridge 2024 Comprehensive Plan states that the Medium-Density Residential future land
use designation intends for residential developments which include single-family, detached homes on
lots ranging from 10,000-30,000 square feet, including parcels that are zoned for single-family attached
and detached homes. The proposed development aligns well with the intended use of the Medium-
Density Residential designation.
Staff This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment for 1448 and 1468
Recommendation Flippen Road, via CP-2025-01, would be necessary and
desirable for the subject property, in conjunction with
For CP-2025-01 the requested rezoning of the property to PUD via RZ-
2025-01, to allow for the proposed mixed residential
development. Therefore, the Planning and Zoning staff
recommends the APPROVAL of CP-2025-01.
ANALYSIS OF RZ-2025-01
(Rezoning Case #-2025-01)
ANALYSIS OF RZ-2025-01 (Slide #1)
Requirements—Section 9.2.1(C) of the UDC requires the consideration of nine (9)
standards for rezoning cases. Each standard is listed and analyzed below.

STANDARD #1—Consistency with the Comprehensive Plan.
~ The 2024-2028 Five-Year Update to the Stockbridge Comprehensive Plan calls for
the development of addition housing in the City. The proposed mixed residential
development would help to meet that need.
~ The applicant’s requested future land use designation of Medium-Density
Residential would be appropriate for the proposed density of 6.94 units per acre.
~ The proposed density would also be compatible with several other Medium-Density
Residential properties within the vicinity.
ANALYSIS OF RZ-2025-01 (Slide #2)
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 assignment of the ‘PUD’ (Planned Unit Development) zoning district to the
subject property (after its annexation into the City), instead of ‘MFR’ (Multiple-
Family Residential) is necessary since the proposed development would have two
types of residential uses rather than just one.
~ In addition, another large PUD district is located directly across from the subject
property, on the east side of Flippen Road, so the proposed rezoning would
represent an extension to the west of the existing PUD zoning district.
ANALYSIS OF RZ-2025-01 (Slide #3)
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 development would represent an extension of the PUD
zoning district on the other side of Flippen Road, which would help to
ensure the compatibility of uses.
~ The applicant proposes to include a significant number and variation of
amenities, which would be attractive and beneficial to the new residents of
the development.
ANALYSIS OF RZ-2025-01 (Slide #4)
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 appears to be relatively flat, and only the small, northeastern
corner of the property at 1448 Flippen Road is a flood zone present.
~ A single-family home is currently located on each parcel, and both homes would be
demolished as part of the land development process.
~ The size and shape of the subject property are well-suites to the proposed site plan
layout.
ANALYSIS OF RZ-2025-01 (Slide #5)
STANDARD #5--The impacts of the proposed development upon adjacent property
owners, should the request be granted.
~ The impacts of the proposed development upon adjacent property owners is not
anticipated to be significant since single-family detached homes would be included
within the proposed development, and they would be compatible with the
surrounding single-family detached homes.
~ Further, the single-family detached homes would be located next to other existing
single-family detached homes, such as along Surge Stone Lane. This would
promote the compatibility of land uses.
ANALYSIS OF RZ-2025-01 (Slide #6)
STANDARD #6--The potential impact of the rezoning on City infrastructure,
including the water and sewage system.
~ The Henry County Water Authority (HCWS) would provide water and sewer services
to the proposed development on the subject property. That agency prepared a
letter to the applicant, which was dated as January 24, 2025.
~ The letter stated that water service was available to serve the property, and that
sewage treatment and sewer line capacity were also available for the property.
~ If, though, there is any deviation in zoning that would increase the density or usage
above what the Authority evaluated, then the information in the letter would be
voided and a re-evaluation would be required.
ANALYSIS OF RZ-2025-01 (Slide #7)
STANDARD #7--The impact of the proposed amendment on adjacent thoroughfares
and pedestrian and vehicular circulation and traffic volumes.
~ The applicant has not provided a traffic impact study, so the potential traffic
impacts of the proposed development on the surrounding street network is
unknown at this time.
~ Regarding the site access, the proposed site plan shows that two driveway
accesses would be provided off Flippen Road, so this would allow two ways to
enter and exit the property for residents of the development and for fire and other
emergency vehicles.
~ Deceleration lanes and sidewalks would be provided along Flippen Road. The two
driveways would also facilitate internal traffic circulation since not all of the site
traffic would need to funnel in and out of just one access. Sidewalks would be
provided throughout the proposed development.
ANALYSIS OF RZ-2025-01 (Slide #8)
~ The total number of parking spaces to be provided, however, would be deficient by
13 spaces. This is due to the fact that the applicant would provide only two regular
parking spaces per unit plus 25 guest parking spaces, whereas the parking standard
for 3-bedroom units is 2.25 spaces per unit. Therefore, the applicant would need to
somehow provide the additional 13 parking spaces or apply for a variance.

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 other relevant guidelines and policies for development have been identified.

STANDARD #9 -- The ability of the subject land to be developed as it is presently zoned.
~ The subject property could be developed exclusively for additional single-family
detached homes under its existing Henry County zoning district of RA (Residential-
Agricultural) if the property is not annexed into the City.
~ Also, the property could be developed with single-family homes only if it is annexed
into the City and assigned the City’s zoning district of SR (Suburban Residential)
instead of PUD.
CONCLUSIONS
1. The proposed mixed-residential development would be well-suited to the site, and
the site plan would represent an attractive design with an ample number and variety
of amenities.
2. The provision of two accesses into the site would be beneficial for fire and
emergency vehicles, and it would reduce congestion at the project entrances.
3. The proposed amount of open space would exceed the amount that would be
required.
4. The proposed density, setbacks, and distances between townhome buildings are
reasonable.
5. The total number of parking spaces to be provided would be deficient by 13 spaces.
Either the site plan must be altered to include the additional spaces, or the applicant
must apply for a variance.
RECOMMENDATIONS (Slide #1)
Based on the Planning & Zoning Staff’s findings, analyses, and conclusions, the Staff
recommends that Rezoning Case #RZ-2025-01 for the property at 1448 and 1468 Flippen
Road be APPROVED WITH CONDITIONS, including the conditions that are listed below.

1. Site Plan--The proposed mixed-residential development shall be constructed
according to a site plan which is very similar to the two companion site plans, which
are titled “Annexation & Rezoning Plan for Hanover Park”, prepared for Land Buyers
of America GA, LLC, by Elite Engineering as Project No. 24040 on 4/30/25. The site
plans shall serve as the proposed development’s PUD Master Plan.

2. Project Entrances--Deceleration lanes and a 10-foot-wide sidewalk shall be provided
along Flippen Road. Further, if security gates are installed, flock cameras shall also
be provided.

3. Parking--Due to the calculated deficiency in the total number of parking spaces to be
provided, the applicant shall either modify the site plan to include the additional
required 13 parking spaces or apply for and obtain a variance for such purpose.
RECOMMENDATIONS (Slide #2)
4. Architectural Design--The proposed homes shall be constructed with styles and
exterior materials which comply with the UDC standards.

5. Property Maintenance--An HOA or a property management company shall maintain all
of the common areas of the property and the common areas of the townhomes.
ARE THERE ANY QUESTIONS?
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Rezoning Case #RZ-2025-01 for 1448 & 1468 Flippen Road. Land Buyers of America, LLC requests the
rezoning of the property from Henry County’s RA to the City’s PUD to allow for a mixed residential
development (“Hanover Park”) with 31 single-family homes and 120 townhomes. Density: 6.94 units on
27.771 +/- acres. Amenities: clubhouse, pool, golf putting green, tot lot, tennis or pickleball courts, &
community sports center.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. But the applicant submitted a deferral request letter on May 15,
2025 after attending the CZIM Meeting on May 14, 2025. The applicant did not attend the May 15
Planning Commission meeting. The letter requests a 30-day deferral to work out the details of the
proposed homes. Therefore, this case (and companion cases #AX-2025-01 and CP-2025-01) will
need to be heard by the Planning Commission on June 26, 2025 before going to the City Council
meeting on July 14, 2025.
APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2025-01 FOR 1448 & 1468 FLIPPEN ROAD.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL, BUT APPLICANT REQUESTS DEFERRAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Consv Owner REICHERT WILLIAM Land $182,500
02006000 Use Address K& Value:
Property 1448 FLIPPEN Acreage 14.21 BRENDA A Building $292,100 Last 2 Sales
Address RD 1448 FLIPPEN RD Value: Date Price Reason Qual
District Henry County STOCKBRIDGE, GA Misc $840 10/1/1983 $22,900 LM Q
30281 Value: n/a $ n/a n/a
Total $427,800
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Land Lots
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
588 ft base ood.
Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 032- Class Residential Owner GILREATH WILLARD Land $95,500
02005001 Acreage 7.63 Address D Value:
Property 1468 1468 FLIPPEN RD Building $347,300 Last 2 Sales
Address FLIPPEN RD STOCKBRIDGE, GA Value: Date Price Reason Qual
District Henry County 30281 Misc $12,200 1/8/2014 $0 VF U
Value: 6/1/1984 $13,400 U U
Total $364,500
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.
Date created: 2/18/2025
Last Data Uploaded: 2/18/2025 1:09:42 AM

Developed by
POWERPOINT PRESENTATION FOR
1448 & 1468 FLIPPEN ROAD:
AX-2025-01, CP-2025-01, & RZ-2025-01
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—MAY 22, 2025
CITY COUNCIL MEETING—JUNE 9, 2025
PROJECT OVERVIEW:
~ Purposes of the Cases
~ Property Description
~ Proposed Development
FACTS ABOUT THE CASES
THREE CASES:
~ Annexation Case #AX-2025-01:
Purpose: To annex the property from unincorporated Henry County into the
Stockbridge
City Limits.
~ Comprehensive Plan Amendment Case #CP-2025-01:
Purpose: To change the property’s future land use designation from Henry County’s
Residential Suburban to the City of Stockbridge’s Medium-Density Residential.
~ Rezoning Case #RZ-2025-01:
Purpose—To change the property’s zoning district from Henry’s RA (Residential-
Agricultural) zoning district to the City of Stockbridge’s PUD (Planned Unit
Development) zoning district.
Applicant: Land Buyers of America, LLC.
Agent: Michael Kaner.
NOTE: CP-2025-01 and RZ-2025-01 may not be approved unless AX-2025-01 is approved.
JOINT AERIAL PHOTO FOR 1448 & 1468 FLIPPEN ROAD
AERIAL PHOTO FOR 1448 FLIPPEN ROAD ONLY, SHOWING
500-YEAR FLOOD AREAS IN PINK
FACTS ABOUT THE SUBJECT PROPERTY
Property Owners: William K. Reichert and Brenda A. Reichert are the owners of the
property at 1448 Flippen Road, while Willard D. Gilreath is the owner of the property
at 1468 Flippen Road.
Addresses: 1448 and 1468 Flippen Road.
Property Size: 21.771 +/- total acres.

Property Location: West side of Flippen Road, south of Surge Stone Lane and across
from St. Ives Court.
Property Conditions: Mostly wooded, except for a single-family home on each parcel.
The northeastern-most corner of 1448 Flippen Road is in the 500-Year Flood Zone.
Current Zoning: Henry County’s RA (Residential-Agricultural).

Future Land Use Designation: Henry County’s Residential Suburban.
CASE FACTS TABLE (Slide #1)
DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Mixed residential development with 120 townhomes
and 31 single-family detached homes.

Parcel Identification: 032-02006000 (1448 Flippen Road)
032-02005001 (1468 Flippen Road)

Parcel Acreage: +/- 21.771 acres.
Land District and Land District 6, Land Lots 11 and 12.
Lot:
Applicant: Land Buyers of America, LLC
Property Owners: William K. Reichert and Brenda A. Reichert (1448
Flippen Road) and Willard D. Gilreath (1468 Flippen
Road).

Current County Zoning: Residential Agricultural (RA)
CASE FACTS TABLE (Slide #2)
Surrounding Zoning:  North—Suburban Residential (City of
Stockbridge).
 West—Rural Agricultural (Henry County).
 Southwest—Single-family residence (Henry
County).
 South—Rural Agricultural and Multifamily
residential (Henry County).
 Southeast—Residential Duplex (Henry
County).
 East—Suburban Residential and Planned Unit
Development (City of Stockbridge).

County Land Use Medium-Density Suburban.
Designation:
Current Use: One single-family home on each parcel.
CASE FACTS TABLE (Slide #3)
Surrounding Land Uses:  North—Preserve at Rum Creek Subdivision.
 East—Rum Creek Golf Course.
 Southeast—St. Margrit Subdivision.
 South—Flippen Woods Townhomes.
 Southwest—Windhaven Plantation
Subdivision.
 West—Rum Ridge Subdivision.

Property Location: On the west side of Flippen Road, south of
Surge Stone Lane and west of St. Ives Court.
The property has frontage on Flippen Road.
Property Conditions: Each parcel contains one single-family home,
but they are otherwise mostly wooded. The
northeastern-most corner of Parcel 032-
02006000 is in the 500-Year Flood Zone.
JOINT FUTURE LAND USE MAP FOR 1448 & 1468 FLIPPEN ROAD
JOINT ZONING MAP FOR 1448 & 1468 FLIPPEN ROAD
JOINT BOUNDARY SURVEY FOR 1448 & 1468 FLIPPEN ROAD
PROPOSED DEVELOPMENT (Slide #1)
Applicant / Developer: Land Buyers of America, LLC.
Proposed Name of Development: “Hanover Park.”
Total Acreage: 21.77 +/- acres.
Components: 31 single-family detached units and 120 townhome units, for a total of
151 units.
Density: 6.94 units per acre.
Proposed Zoning: PUD (required since MFR only allows one type of use).
Architectural Design: All units would have bedrooms, 2 baths, and two-car garages.
The homes would have 1,600 to 2,000 square feet, with brick and Hardy board
facades.
Proposed Amenities: A pool with a clubhouse, a golf putting green, a tot lot, tennis or
pickleball courts, and a community sports field.
Site Plans: Two site plans, one colored and one black-and-white, were submitted.
They have the same title: “Annexation & Rezoning Plan for Hanover Park”, prepared
for Land Buyers of America GA, LLC. They were prepared by Elite Engineering as
Project No. 24040 on 4/30/25. The site plans would serve as the proposed
development’s PUD Master Plan.
PROPOSED DEVELOPMENT (Slide #2)
Site Access—Proposed development would have a main boulevard entrance off
Flippen Road and a second access a short distance to the north. Each access would
have a deceleration lane. An internal street would encircle the site, with a cross-
street near the center.
Entrance Area Along Flippen Road—Would contain two water main ties, a 10-foot-
wide concrete sidewalk, 50-foot-wide City buffers, and 25-foot-wide State buffers.
Behind the Main Project Entrance—Would contain a clubhouse, a mail kiosk, and a
parking lot with 15 spaces.
Site Interior—Would feature a putting green, a tot lot, tennis or pickleball courts, a
community sports field, two guest parking lots with 5 spaces each, and 1.09 +/- acres
of open space.
Perimeter of the Property—Would feature a 25-foot-wide buffer.
Home Locations—The single-family detached homes would be located along the
outskirts of the site, on the northern and western sides; while the townhomes would
be located within the interior of the site, along the southern side of the site, and near
the cross street. Surge Stone Lane borders the property to the north. One large lot
(Lot #1) for a single-family detached home would be located adjacent to the project
entrance.
PROPOSED DEVELOPMENT (Slide #3)
Setbacks—20 feet in the front yards for all units, 5 feet in the side yards for single-
family lots, 0 feet in the side yards for townhome lots, and 20 feet in the rear yards for
all lots. These setbacks are not required by the PUD district, but they are proposed
by the applicant.
Distance Between Townhome Buildings—20 feet.
Parking—The applicant proposes to provide 327 total parking spaces, including 302
regular spaces (151 units X 2 garage spaces per unit), plus 25 guest parking spaces.
However, 340 total parking spaces would be required because the Section 4.8.5 of the
Stockbridge Unified Development Code (UDC) requires 2.25 parking spaces per 3-
bedroom unit (and all units would have 3 bedrooms). Thus, there would be a parking
deficiency of 13 parking spaces.
SITE PLAN DATA (Slide #1)
TYPE OF SITE PROPOSED PROVISIONS
CHARACTERISTIC
Total Site Area 21.77 +/- acres.
Open Space 4.35 acres required; 4.71 acres
provided.
Number of Lots 151 total (31 SFR + 120 townhomes).
Density 6.94 units per acre.
Minimum Lot Widths 60 feet.
Bedrooms and Bathrooms All units to have 3 bedrooms + 2
bathrooms.
Setbacks (not required by Front Yard—Minimum of 20 feet.
the PUD district, but Side Yard—Minimum of 5 feet for
proposed by the applicant) SFR; 0 feet for townhomes.
Rear Yard—20 feet.
SITE PLAN DATA (Slide #2)
Distance Between Townhome 20 feet.
Buildings

Parking Requirement 151 total units X 2.25 parking spaces for
each 3-bedroom unit + 339.75 total
parking spaces, rounded up to 340 total
parking spaces.
Parking Provisions 151 total units X 2 parking spaces per 2-
car garage + 302 parking spaces, plus
25 guest parking spaces = 327 total
parking spaces.
Parking Deficiency 340 total parking spaces required – 327
total parking spaces provided = a
deficiency of 13 total parking spaces.
COLORED SITE PLAN
COLORED SITE PLAN, ENLARGED
BLACK AND WHITE SITE PLAN
BLACK AND WHITE SITE PLAN, ENLARGED
AERIAL PHOTO OF THE VICINITY,
OVERLAIN BY THE COLORED SITE PLAN
ANALYSIS OF AX-2025-01
(Annexation Case #AX-2025-01)
PowerPoint
Presentation
For AX-2025-01
Applicant’s Request
For AX-2025-01

The applicant, Land Buyers of America LLC, has
submitted an Annexation application (AX-2025-01) to
request that the properties at 1448 and 1468 Flippen
Road, which are located in unincorporated Henry
County, be annexed into the Stockbridge City Limits.
Staff Analysis
Of AX-2025-01
(From Section 9.8
Of the Unified
Development Code)
Staff Analysis of AX-2025-01 (Slide #1)
(From Section 9.8 of The Unified Development Code)

1. Is the subject property contiguous to the existing corporate limits with at least one-eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-
type of right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the
state.

• Yes, the subject property is contiguous with the following parcels that are located within the City limits of
Stockbridge: #032-01001001 (107 Saint Ives Court); #032I01030000 (and additional parcels on the southern side of
Preserve at Rum Creek Subdivision).

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed
annexation.

• The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation within the boundary of another municipal
corporation or county?

• Yes, the subject property is located within the boundary of Henry County.
Staff Analysis of AX-2025-01 (Slide #2)
(From Section 9.8 of The Unified Development Code)
4. Is any part of the subject property receiving municipal services from any entity other than the city proposing
annexation?

• Yes, the subject property is receiving municipal services from Henry County. The following entities include Henry
County Water Authority, Henry County Fire and EMS, and the Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of
two people per acre?

• Yes, the applicant proposes building a mixed residential development with 120 town-home units and 31 single-
family detached homes with two accesses from Flippen Road. The proposed parking would include 302 spaces
with 25 additional spaces, for a total of 327 spaces. The development would include a swimming pool with a
clubhouse, a community sports field, a putting green, a tot lot, and tennis/pickleball courts.

6. Is the proposed annexation consistent with the Comprehensive Plan?

• No, the subject property has a Henry County Future Land Use designation of MDS (Medium Density Suburban).
The applicant has submitted a Comprehensive Plan Amendment (CP-2025-01) to assign the City of Stockbridge’s
future land use designation of Medium-Density Residential.
Staff Analysis
(SStaff Analysis of AX-2025-01 (Slide #3)
(From Section 9.8 of The Unified Development Code)on
9.8 of The Unified Development Code)
7. Does the proposed annexed property share a common zoning classification with the adjoining City
property as ascribed in Section 9.8 of the Unified Development Code?
• No, the applicant has submitted a rezoning application (RZ-2025-01) to assign the City of Stockbridge’s zoning district of ‘PUD’
(Planned Unit Development).

8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a
particular piece of property, neighborhood, a particular area, or community.
• The addition of the proposed mixed residential development would provide additional housing options for residents of the City. The
surrounding area is already residential, but it is comprised mostly of single-family detached homes. The availability of townhomes
would provide residents and potential residents with alternative housing options.

9. 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 appears to be physically capable of being developed. Any issues regarding buffering, topography, drainage,
access, size, and shape of the property will be discussed during the plan review process.
Staff Analysis of AX-2025-01 (Slide #4)
(From Section 9.8 of The Unified Development Code)

10. The impact upon adjacent property owners should the request be granted.

• The area within the vicinity of the subject property is mainly residential with some commercial zoning districts
nearby. Thus, adjacent property owners should see an increase of vehicular traffic on Flippen Road if the
development is approved.

11. The potential impact of the annexation on City infrastructure including water and sewage system.

• A letter from the Henry County Water Authority, dated January 24, 2025, states that water service can be made
available to the subject property. The letter also states that sewage treatment and sewer line capacity are available
for the property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic
volumes.

• A formal traffic study was not submitted, and as a result, staff are unable to determine the overall impact the
proposed mixed-use development would have on the existing roads (Flippen Road is classified as a minor arterial
road according to the Georgia State Functional Classification Map).
This Staff Report has demonstrated that the
requested annexation of 1448 and 1468 Flippen Road
Staff via AX-2025-01 would be necessary and desirable for
the City of Stockbridge, in conjunction with the
Recommendation requested Comprehensive Plan Amendment (CP-
2025-01) to assign the future land use designation of
For AX-2025-01 Medium-Density Residential and the requested
rezoning of RZ-2025-01 to assign the zoning district
of ‘PUD’ (Planned Unit Development). Therefore, the
Planning and Zoning staff recommends the
APPROVAL of Annexation Case #AX-2025-01.
ANALYSIS OF CP-2025-01
(Comprehensive Plan Amendment #CP-2025-01)
PowerPoint
Presentation
For CP-2025-01
Applicant’s Request
For CP-2025-01

The applicant, Land Buyers of America LLC, has
submitted a Comprehensive Plan Amendment
application (CP-2025-01) to request that the
property at 1448 and 1468 be assigned the City
of Stockbridge’s future land use designation of
“Medium-Density Residential” to allow for the
construction of a mixed residential development
on the property.
City of Stockbridge
Comprehensive Plan (2024)
JOINT FUTURE LAND USE MAP FOR 1448 & 1468 FLIPPEN ROAD
Current Future Land Use
Location Current Land Use
Designation

Preserve at Rum Creek Low-Density Residential
Property to the North Subdivision (City of Stockbridge)

SURROUNDING
Medium-Density Suburban
LAND USE Single-Family Homes (Henry County)
DESIGNATIONS Flippen Woods
Property to the South High-Density Suburban
Townhomes Subdivision (Henry County)

St. Margrit Village
High-Density Residential
Property to the East
(City of Stockbridge)
Rum Creek Golf Course

Rum Ridge Subdivision
Medium-Density Suburban
Property to the West
Windhaven Plantation (Henry County)
Subdivision
Name of Number of Units Estimated Density
Subdivision/Develop Per Acres
ment

Subject Property 151 6.94

Flippen Woods Townhomes 158 6.13

SURROUNDING St. Margrit Village 54 2.78

LAND USE Preserve at Rum Creek 31 1.8
DENSITIES
Oakwood Manor 41 1.22

Windhaven Plantation 124 0.81

Rum Ridge Subdivision 66 0.34
Staff Analysis
Of CP-2025-01
(From Section 9.2.7
Of the Unified
Development Code)
Staff Analysis
Of CP-2025-01—Slide #1
( From Section 9.2.7 of The
Unified Development Code) Population Policies:
Maintain a family friendly environment and focus on attracting and
1. Consistency with the Comprehensive retaining young adults.
Plan.
The 2024-2028 Five-Year Update to the Housing Goals:
Stockbridge Comprehensive Plan calls Provide a mixture of housing options to attract young professionals,
for the development of additional singles, and small families.
housing in the City, and the proposed
mixed residential development would Community Services/Facilities Goals:
help to meet that need. Additionally, the To make available adequate facilities and services to meet the changing
Comprehensive Plan allows densities of needs of all City residents.
4-7.99 units per acre in areas that are
Future Land Use Goals:
designated as Medium-Density
Residential. Therefore, the proposed To establish land use designations that meet the needs of the City and are
density of 6.94 for this development is consistent with the new UDC.
consistent with the Medium-Density
Residential designation.
Staff Analysis of CP-2025-01—Slide #2
(From Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The applicant’s request to assign the City’s PUD (Planned Unit
Development) zoning district would be compatible with the other surrounding land use designations
that are adjacent to the subject property, which include single-family subdivisions and townhome
subdivisions. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being
compatible with all of the future land use designations, including the requested Medium-Density
Residential designation. To allow for the proposed PUD zoning, the applicant has requested that the
property be assigned the Medium-Density Residential designation.
3. Suitability of the Site’s Location: The proposed Medium-Density Residential future land use designation
would be compatible with the other Medium-Density Residential designations within the vicinity.
Furthermore, the requested PUD rezoning of the property, which calls for the preservation of open
space and a variety of housing types, would be compatible with the PUD district that is directly across
from the subject property, on the east side of Flippen Road.
Staff Analysis of CP-2025-01—Slide #3
(From Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation:
The current Future Land Use designation for this property is Henry County Medium-Density Suburban,
which is intended for developments with densities between 0-4 units per acre. The density of this
proposed development matches more closely with the City of Stockbridge’s Medium-Density Residential
designation, which allows for residential developments with 4-7.99 units per acre.

The City of Stockbridge 2024 Comprehensive Plan states that the Medium-Density Residential future land
use designation intends for residential developments which include single-family, detached homes on
lots ranging from 10,000-30,000 square feet, including parcels that are zoned for single-family attached
and detached homes. The proposed development aligns well with the intended use of the Medium-
Density Residential designation.
Staff This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment for 1448 and 1468
Recommendation Flippen Road, via CP-2025-01, would be necessary and
desirable for the subject property, in conjunction with
For CP-2025-01 the requested rezoning of the property to PUD via RZ-
2025-01, to allow for the proposed mixed residential
development. Therefore, the Planning and Zoning staff
recommends the APPROVAL of CP-2025-01.
ANALYSIS OF RZ-2025-01
(Rezoning Case #-2025-01)
ANALYSIS OF RZ-2025-01 (Slide #1)
Requirements—Section 9.2.1(C) of the UDC requires the consideration of nine (9)
standards for rezoning cases. Each standard is listed and analyzed below.

STANDARD #1—Consistency with the Comprehensive Plan.
~ The 2024-2028 Five-Year Update to the Stockbridge Comprehensive Plan calls for
the development of addition housing in the City. The proposed mixed residential
development would help to meet that need.
~ The applicant’s requested future land use designation of Medium-Density
Residential would be appropriate for the proposed density of 6.94 units per acre.
~ The proposed density would also be compatible with several other Medium-Density
Residential properties within the vicinity.
ANALYSIS OF RZ-2025-01 (Slide #2)
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 assignment of the ‘PUD’ (Planned Unit Development) zoning district to the
subject property (after its annexation into the City), instead of ‘MFR’ (Multiple-
Family Residential) is necessary since the proposed development would have two
types of residential uses rather than just one.
~ In addition, another large PUD district is located directly across from the subject
property, on the east side of Flippen Road, so the proposed rezoning would
represent an extension to the west of the existing PUD zoning district.
ANALYSIS OF RZ-2025-01 (Slide #3)
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 development would represent an extension of the PUD
zoning district on the other side of Flippen Road, which would help to
ensure the compatibility of uses.
~ The applicant proposes to include a significant number and variation of
amenities, which would be attractive and beneficial to the new residents of
the development.
ANALYSIS OF RZ-2025-01 (Slide #4)
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 appears to be relatively flat, and only the small, northeastern
corner of the property at 1448 Flippen Road is a flood zone present.
~ A single-family home is currently located on each parcel, and both homes would be
demolished as part of the land development process.
~ The size and shape of the subject property are well-suites to the proposed site plan
layout.
ANALYSIS OF RZ-2025-01 (Slide #5)
STANDARD #5--The impacts of the proposed development upon adjacent property
owners, should the request be granted.
~ The impacts of the proposed development upon adjacent property owners is not
anticipated to be significant since single-family detached homes would be included
within the proposed development, and they would be compatible with the
surrounding single-family detached homes.
~ Further, the single-family detached homes would be located next to other existing
single-family detached homes, such as along Surge Stone Lane. This would
promote the compatibility of land uses.
ANALYSIS OF RZ-2025-01 (Slide #6)
STANDARD #6--The potential impact of the rezoning on City infrastructure,
including the water and sewage system.
~ The Henry County Water Authority (HCWS) would provide water and sewer services
to the proposed development on the subject property. That agency prepared a
letter to the applicant, which was dated as January 24, 2025.
~ The letter stated that water service was available to serve the property, and that
sewage treatment and sewer line capacity were also available for the property.
~ If, though, there is any deviation in zoning that would increase the density or usage
above what the Authority evaluated, then the information in the letter would be
voided and a re-evaluation would be required.
ANALYSIS OF RZ-2025-01 (Slide #7)
STANDARD #7--The impact of the proposed amendment on adjacent thoroughfares
and pedestrian and vehicular circulation and traffic volumes.
~ The applicant has not provided a traffic impact study, so the potential traffic
impacts of the proposed development on the surrounding street network is
unknown at this time.
~ Regarding the site access, the proposed site plan shows that two driveway
accesses would be provided off Flippen Road, so this would allow two ways to
enter and exit the property for residents of the development and for fire and other
emergency vehicles.
~ Deceleration lanes and sidewalks would be provided along Flippen Road. The two
driveways would also facilitate internal traffic circulation since not all of the site
traffic would need to funnel in and out of just one access. Sidewalks would be
provided throughout the proposed development.
ANALYSIS OF RZ-2025-01 (Slide #8)
~ The total number of parking spaces to be provided, however, would be deficient by
13 spaces. This is due to the fact that the applicant would provide only two regular
parking spaces per unit plus 25 guest parking spaces, whereas the parking standard
for 3-bedroom units is 2.25 spaces per unit. Therefore, the applicant would need to
somehow provide the additional 13 parking spaces or apply for a variance.

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 other relevant guidelines and policies for development have been identified.

STANDARD #9 -- The ability of the subject land to be developed as it is presently zoned.
~ The subject property could be developed exclusively for additional single-family
detached homes under its existing Henry County zoning district of RA (Residential-
Agricultural) if the property is not annexed into the City.
~ Also, the property could be developed with single-family homes only if it is annexed
into the City and assigned the City’s zoning district of SR (Suburban Residential)
instead of PUD.
CONCLUSIONS
1. The proposed mixed-residential development would be well-suited to the site, and
the site plan would represent an attractive design with an ample number and variety
of amenities.
2. The provision of two accesses into the site would be beneficial for fire and
emergency vehicles, and it would reduce congestion at the project entrances.
3. The proposed amount of open space would exceed the amount that would be
required.
4. The proposed density, setbacks, and distances between townhome buildings are
reasonable.
5. The total number of parking spaces to be provided would be deficient by 13 spaces.
Either the site plan must be altered to include the additional spaces, or the applicant
must apply for a variance.
RECOMMENDATIONS (Slide #1)
Based on the Planning & Zoning Staff’s findings, analyses, and conclusions, the Staff
recommends that Rezoning Case #RZ-2025-01 for the property at 1448 and 1468 Flippen
Road be APPROVED WITH CONDITIONS, including the conditions that are listed below.

1. Site Plan--The proposed mixed-residential development shall be constructed
according to a site plan which is very similar to the two companion site plans, which
are titled “Annexation & Rezoning Plan for Hanover Park”, prepared for Land Buyers
of America GA, LLC, by Elite Engineering as Project No. 24040 on 4/30/25. The site
plans shall serve as the proposed development’s PUD Master Plan.

2. Project Entrances--Deceleration lanes and a 10-foot-wide sidewalk shall be provided
along Flippen Road. Further, if security gates are installed, flock cameras shall also
be provided.

3. Parking--Due to the calculated deficiency in the total number of parking spaces to be
provided, the applicant shall either modify the site plan to include the additional
required 13 parking spaces or apply for and obtain a variance for such purpose.
RECOMMENDATIONS (Slide #2)
4. Architectural Design--The proposed homes shall be constructed with styles and
exterior materials which comply with the UDC standards.

5. Property Maintenance--An HOA or a property management company shall maintain all
of the common areas of the property and the common areas of the townhomes.
ARE THERE ANY QUESTIONS?

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: March 22, 2025 and June 9, 2025

SUBJECT: Staff Report for Rezoning Case #RZ-2025-01:
1448 & 1468 Flippen Road (To be located in Council District 5)

I. PURPOSE

The purpose of Rezoning Case #RZ-2025-01 is to consider rezoning the subject property
at 1448 and 1468 Flippen Road to allow for the development of a mixed residential
development, which would be called “Hanover Park.” The property is currently located in
unincorporated Henry County, thus it may not be rezoned unless it is first officially
annexed into the Stockbridge City Limits. The applicant / developer is Land Buyers of
America, LLC, and the agent is Michael Kaner. William K. Reichert and Brenda A.
Reichert are the owners of the property at 1448 Flippen Road, while Willard D. Gilreath
is the owner of the property at 1468 Flippen Road. The applicant has requested that the
property be rezoned from Henry County’s ‘RA’ (Residential-Agricultural) zoning district to
the City of Stockbridge’s ‘PUD’ (Planned Unit Development) zoning district.

The applicant has also applied for Annexation Case #AX-2025-01 to annex the property
into the City (using the 100 percent method), as well as Comprehensive Plan Amendment
Case #CP-2025-01. The property currently has the Henry County future land use
designation of Medium-Density Suburban, and the applicant requests that it be assigned
the City’s future land use designation of Medium-Density Residential.

An aerial photo of the subject property and several maps appear after the Case Facts
Table below.

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

II. CASE FACTS TABLE

DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Mixed residential development with 120 townhomes
and 31 single-family detached homes.
Parcel Identification: 032-02006000 (1448 Flippen Road)
032-02005001 (1468 Flippen Road)
Parcel Acreage: +/- 21.771 acres.
Land District and Land Lot: District 6, Land Lots 11 and 12.
Applicant: Land Buyers of America, LLC
Property Owners: William K. Reichert and Brenda A. Reichert (1448
Flippen Road) and Willard D. Gilreath (1468 Flippen
Road).
Current County Zoning: Residential Agricultural (RA)
Surrounding Zoning: • North—Suburban Residential (City of Stockbridge).
• West—Rural Agricultural (Henry County).
• Southwest—Single-family residence (Henry County).
• South—Rural Agricultural and Multifamily residential
(Henry County).
• Southeast—Residential Duplex (Henry County).
• East—Suburban Residential and Planned Unit
Development (City of Stockbridge).
County Land Use Medium-Density Suburban.
Designation:
Current Use: One single-family home on each parcel.
Surrounding Land Uses: • North—Preserve at Rum Creek Subdivision.
• East—Rum Creek Golf Course.
• Southeast—St. Margrit Subdivision.
• South—Flippen Woods Townhomes.
• Southwest—Windhaven Plantation Subdivision.
• West—Rum Ridge Subdivision.

Property Location: On the west side of Flippen Road, south of Surge
Stone Lane and west of St. Ives Court. The property
has frontage on Flippen Road.
Property Conditions: Each parcel contains one single-family home, but they
are otherwise mostly wooded. The northeastern-most
corner of Parcel 032-02006000 is in the 500-Year
Flood Zone.

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

JOINT AERIAL PHOTO FOR 1448 & 1468 FLIPPEN ROAD

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

AERIAL PHOTO FOR 1448 FLIPPEN ROAD,
SHOWING 500-YEAR FLOOD AREA IN PINK

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

JOINT FUTURE LAND USE MAP FOR 1448 & 1468 FLIPPEN ROAD

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

JOINT ZONING MAP FOR 1448 & 1468 FLIPPEN ROAD

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

BOUNDARY SURVEY FOR 1448 & 1468 FLIPPEN ROAD

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

SURROUNDING LAND USE DESIGNATIONS

Location Existing Land Uses Existing Future Land Use
Designations
Preserve at Rum Creek Low-Density Residential
Property to the North
Subdivision (City of Stockbridge)
Medium-Density Suburban
Single-Family Homes and
(Henry County) and
Flippen Woods Townhomes
Property to the South High-Density Suburban
Subdivision
(Henry County)
St. Margrit Village and
High-Density Residential
Property to the East Rum Creek Golf Course (City of Stockbridge)
Rum Ridge Subdivision
Medium-Density Suburban
and Windhaven Plantation
Property to the West (Henry County)
Subdivision

SURROUNDING LAND USE DENSITIES

Name of Subdivision Number Of Estimated Density
Or Development Units Per Acre
SUBJECT PROPERTY At
151 6.94
1448 & 1468 Flippen Road (Proposed)

6.13
Flippen Woods Townhomes 158

St. Margrit Village 54 2.78

Preserve at Rum Creek 31 1.80

Oakwood Manor 41 1.22

Windhaven Plantation 124 0.81

Rum Ridge Subdivision 66 0.34

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025

PROPOSED DEVELOPMENT

The applicant’s Letter of Intent, dated May 8, 2025, states that the developer, Land Buyers
of America GA, LLC, proposes to build a joint residential development on two parcels at
1448 and 1468 Flippen Road, which would have 21.77 +/- acres. The proposed name
for the development is “Hanover Park.” The subject property would first need to be
annexed into the Stockbridge City Limits from unincorporated Henry County, and it would
be assigned the PUD (Planned Unit Development) zoning district. The PUD district would
be required instead of the MFR (Multiple Family Residential) zoning district because the
MFR district only allows one type of residential use.

The proposed development would contain 151 total residential units at a density of 6.94
units per acre. This would include 31 single-family detached units and 120 townhome
units. All of the units would have 3 bedrooms, 2 baths, and two-car garages. The homes
would range in size from 1,600 to 2,000 square feet. The elevation materials would be
brick and Hardy board. The proposed amenities include a pool with a clubhouse, a golf
putting green, a tot lot, tennis or pickleball courts, and a community sports field.

The applicant has submitted two site plans—a brightly-colored rendering and a detailed
black-and-white site plan. The title of each site plan is “Annexation & Rezoning Plan for
Hanover Park”, prepared for Land Buyers of America GA, LLC. They were prepared by
Elite Engineering as Project No. 24040 on 4/30/25. The site plans would serve as the
proposed development’s PUD Master Plan.

The subject property has direct frontage onto Flippen Road, where a proposed boulevard-
style driveway would serve as the main entrance into the development. A second access
would also be located a short distance to the north. It appears that each access would
have an adjacent deceleration lane. The black-and-white site plan shows that two water
main ties with 8 X 8 X 8 tapping sleeves and valves would be located adjacent to Flippen
Road, and a 10-foot-wide concrete sidewalk would be located along the entire frontage
of the road, from one property corner to another. Adjacent to the main entrance, the
property has 50-foot City buffers and 25-foot State buffers. A 25-foot “perimeter buffer”
would surround the entire property.

A clubhouse with a pool would be located near the main project entrance, along with a
mail kiosk and a parking lot with fifteen (15) parking spaces. Behind the clubhouse, there
would be a pool, and putting green, a tot lot, courts for tennis or pickleball, and a
community sports field. Surrounding these amenities, there would be 1.09 +/- acres of
open space.

The proposed single-family detached homes would be located along the outskirts of the
property, on the northern and western sides; while the proposed townhomes would be
located within the interior of the site and along the southern side of the property. Surge
Stone Lane borders the property to the north. One large lot (Lot #1) for a single-family
detached home would be located adjacent to the main project entrance. The main internal
street would circle the site, and there would also be an interior street to provide cross-

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
10

circulation. Additional townhomes would be located to the rear of the cross street, an
open space area with 0.56 acres would occupy the center of the quad area, and two small
guest parking lots with five (5) parking spaces each would be located near the rear of the
property. An additional 3.56 +/- acres of open space would comprise the remainder of the
property.

A site data box on the black-and-white site plan provides the statistics for the proposed
development, as are listed in the table below (which was prepared by the Planning &
Zoning Staff).

TYPE OF SITE CHARACTERISTIC PROPOSED PROVISIONS
Total Site Area 21.77 +/- acres.
Open Space 4.35 acres required; 4.71 acres provided.
Number of Lots 151 total (31 SFR + 120 townhomes).
Density 6.94 units per acre.
Minimum Lot Widths 60 feet.
Bedrooms and Bathrooms All units to have 3 bedrooms + 2 bathrooms.
Setbacks Front Yard—Minimum of 20 feet.
Side Yard—Minimum of 5 feet for SFR; 0 feet
for townhomes.
Rear Yard—20 feet.
Distance Between Townhome 20 feet.
Buildings
Parking Requirement 151 total units X 2.25 parking spaces for each
3-bedroom unit + 339.75 total parking spaces,
rounded up to 340 total parking spaces.
Parking Provisions 151 total units X 2 parking spaces per 2-car
garage + 302 parking spaces, plus 25 guest
parking spaces = 327 total parking spaces.
Parking Deficiency 340 total parking spaces required – 327 total
parking spaces provided = a deficiency of 13
total parking spaces.

Data in the table indicates that of the total site area of 21.77 +/- acres, 4.71 acres of open
space would be provided, which would exceed the requirement of 4.35 acres of open
space. A total of 151 lots would be provided, including 31 single-family residential lots
and 120 townhome lots. The project density would be 6.94 units per acres, and the
minimum lots would be 60 feet. All residential units would have 3 bedrooms and 2
bathrooms. Although the proposed PUD district does not have any specific setback
requirements, the applicant proposes to have setbacks of at least 20 feet in the front
yards, 5 feet in the side yards of the single-family detached lots, 0 feet for the townhome
lots, and 20 feet for the rear yards of all lots. The proposed distance between townhome
buildings would be 20 feet.

Regarding parking, the applicant proposes to provide 327 total parking spaces, including
302 parking spaces (151 total units X 2 spaces per unit), plus 25 guest parking spaces.

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
11

However, 340 total parking spaces would be required because the Section 4.8.5 of the
Stockbridge Unified Development Code (UDC) requires 2.25 parking spaces per 3-
bedroom unit (and all units would have 3 bedrooms). Thus, there would be a parking
deficiency of 13 parking spaces.

COLORED SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
12

COLORED SITE PLAN, ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
13

BLACK AND WHITE SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
14

BLACK AND WHITE SITE PLAN, ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
15

AERIAL PHOTO OF THE VICINITY,
OVERLAIN BY THE COLORED SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
16

V. 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 2024-2028 Five-
Year Update to the Stockbridge Comprehensive Plan calls for the development of
additional housing in the City of Stockbridge, and the proposed mixed-residential
development would help to meet that need. The applicant’s requested future land use
designation of Medium-Density Residential would be appropriate for the proposed density
of 6.94 units per acre. It would also be compatible with several other Medium-Density
Residential properties within the vicinity.

999STANDARD #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 assignment of the ‘PUD’ (Planned
Unit Development) zoning district to the subject property (after its annexation into the City),
instead of ‘MFR’ (Multiple-Family Residential) is necessary since the proposed
development would have two types of residential uses rather than just one. In addition,
another large PUD district is located directly across from the subject property, on the east
side of Flippen Road, so the proposed rezoning would represent an extension to the west
of the existing PUD zoning district.

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 development would
represent an extension of the PUD zoning district on the other side of Flippen Road, which
would help to ensure the compatibility of uses. The applicant proposes to include a
significant number and variation of amenities, which would be attractive and beneficial to
the new residents of the development.

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 appears to be relatively flat, and only the small, northeastern corner
of the property at 1448 Flippen Road is a flood zone present. A single-family home is
currently located on each parcel, and both homes would be demolished as part of the land
development process. The size and shape of the subject property are well-suite to the
proposed site plan layout.

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
17

STANDARD #5 --The impacts of the proposed development upon adjacent property
owners, should the request be granted. The impacts of the proposed development upon
adjacent property owners is not anticipated to be significant since single-family detached
homes would be included within the proposed development, and they would be compatible
with the surrounding single-family detached homes. Further, the single-family detached
homes would be located next to other existing single-family detached homes, such as
along Surge Street Lane. This would promote the compatibility of land uses.

STANDARD #6 -- The potential impact of the rezoning on City infrastructure,
including the water and sewage system.

The Henry County Water Authority (HCWS) would provide water and sewer services to
the proposed development on the subject property. That agency prepared a letter to the
applicant, which was dated as January 24, 2025. The letter stated that water service was
available to serve the property, and that sewage treatment and sewer line capacity were
also available for the property. If, though, there is any deviation in zoning that would
increase the density or usage above what the Authority evaluated, then the information in
the letter would be voided and a re-evaluation would be required.

STANDARD #7 -- The impact of the proposed amendment on adjacent
thoroughfares and pedestrian and vehicular circulation and traffic volumes.

The applicant has not provided a traffic impact study, so the potential traffic impacts of the
proposed development on the surrounding street network is unknown at this time.

Regarding the site access, the proposed site plan shows that two driveway accesses
would be provided off Flippen Road, so this would allow two ways to enter and exit the
property for residents of the development and for fire and other emergency vehicles.
Deceleration lanes and sidewalks would be provided along Flippen Road. The two
driveways would also facilitate internal traffic circulation since not all of the site traffic would
need to funnel in and out of just one access. Sidewalks would be provided throughout the
proposed development.

The total number of parking spaces to be provided, however, would be deficient by 13
spaces. This is due to the fact that the applicant would provide only two regular parking
spaces per unit plus 25 guest parking spaces, whereas the parking standard for 3-
bedroom units is 2.25 spaces per unit. Therefore, the applicant would need to somehow
provide the additional 13 parking spaces or apply for a variance.

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 other relevant guidelines and policies for development have been identified.

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
18

STANDARD #9 -- The ability of the subject land to be developed as it is presently
zoned. The subject property could be developed exclusively for additional single-family
detached homes under its existing Henry County zoning district of RA (Residential-
Agricultural) if the property is not annexed into the City. Also, the property could be
developed with single-family homes only if it is annexed into the City and assigned the
City’s zoning district of SR (Suburban Residential) instead of PUD.

VI. CONCLUSIONS

1. The proposed mixed-residential development would be well-suited to the site, and the
site plan would represent an attractive design with an ample number and variety of
amenities.

2. The provision of two accesses into the site would be beneficial for fire and emergency
vehicles, and it would reduce congestion at the project entrances.

3. The proposed amount of open space would exceed the amount that would be required.

4. The proposed density, setbacks, and distances between townhome buildings are
reasonable.

5. The total number of parking spaces to be provided would be deficient by 13 spaces.
Either the site plan must be altered to include the additional spaces or the applicant
must apply for a variance.

VII. RECOMMENDATIONS
Based on the Planning & Zoning Staff’s findings, analyses, and conclusions, the Staff
recommends that Rezoning Case #RZ-2025-01 for the property at 1448 and 1468
Flippen Road be APPROVED WITH CONDITIONS, including the conditions that are
listed below.

1. Site Plan--The proposed mixed-residential development shall be constructed
according to a site plan which is very similar to the two companion site plans, which
are titled “Annexation & Rezoning Plan for Hanover Park”, prepared for Land Buyers
of America GA, LLC, by Elite Engineering as Project No. 24040 on 4/30/25. The site
plans shall serve as the proposed development’s PUD Master Plan.

2. Project Entrances--Deceleration lanes and a 10-foot-wide sidewalk shall be provided
along Flippen Road. Further, if security gates are installed, flock cameras shall also
be provided.

4. Parking--Due to the calculated deficiency in the total number of parking spaces to be
provided, the applicant shall either modify the site plan to include the additional
required 13 parking spaces or apply for and obtain a variance for such purpose.

5. Architectural Design--The proposed homes shall be constructed with styles and
exterior materials which comply with the UDC standards.

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
19

6. Property Maintenance--An HOA or a property management company shall maintain
all of the common areas of the property and the common areas of the townhomes.

City of Stockbridge, GA Community Dev. Dept. / RZ-2025-02 Staff Report / May 22, 2025
VICINITY MAP
PREPARED BY:
REZONING PLAN LEGEND

Elite Engineering
Engineering | Surveying | Management
300 WI Parkway Dallas, GA 30132
Jonathan Jones, P.E.
(678) 215-2968

DATE:

REVISION

PROPOSED WATER MAIN
TIE WITH 8X8X8 TAPPING
EXISTING SLEEVE AND VALVE
SSMH
25' PERIMETER BUFFER

SWP
No.

50
51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 SWP
49

HANOVER PARK LAND LOTS 11 & 12, 6th DISTRICT, HENRY COUNTY
48
137 139 141 143 145 94 92 90 88 86 84 82 80 78 76 74 72 1

ANNEXATION & REZONING PLAN FOR
47 91 85 79 75 73
5 138 140 142 144 146 95 93 89 87 83 81 77
46 147 96 OPEN SPACE 1.09 AC
136
148 97 TOT CLUB

45 135 OPEN SPACE LOT POOL
0.56 AC 149 98 COMMUNITY SPORTS FIELD HOUSE
134
150 99
133 PUTTING GREEN
44 151 100

25' PERIMETER BUFFER
15
132 130 128 126 124 102 104 106 108 110 112 114 116 118 120 122
PROPOSED WATER MAIN

43
TIE WITH 8X8X8 TAPPING
SLEEVE AND VALVE

131 129 127 125 123 101 103 105 107 109 111 113 115 117 119 121
42

41
4039 3736 35 3433 32
OPEN 38 3130 29 28 27 26 25 24 23 22 2120 19 1817 16 15 14 13 12 1110 9 8 7 6 5 4 3 2 PREPARED FOR:
SPACE
3.56 AC
LAND BUYERS OF
AMERICA GA, LLC
25' PERIMETER BUFFER
24 CONTACT
MICHAEL KANER
404-422-6806

RG I
EO A
G REG I STERED
NO. 27186
PROFESSIONAL

E ES
JO NG
I NEE
N A N
TH
AN F JO

PROJECT No. 24040
DRAWING SCALE: 1"= 60'
DESIGNED BY: JFJ
DRAWN BY: JFJ
CHECKED BY: JFJ
DATE: 4/30/25
SHEET

1 OF 1
VICINITY MAP
PREPARED BY:
REZONING PLAN LEGEND

Elite Engineering
Engineering | Surveying | Management
300 WI Parkway Dallas, GA 30132
Jonathan Jones, P.E.
(678) 215-2968

DATE:

REVISION

EXISTING
SSMH
25' PERIMETER BUFFER

SWP
No.

50
51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 SWP
49

HANOVER PARK LAND LOTS 11 & 12, 6th DISTRICT, HENRY COUNTY
48
137 139 141 143 145 94 92 90 88 86 84 82 80 78 76 74 72

ANNEXATION & REZONING PLAN FOR
47 1
5 138 140 142 144 146 95 93 91 89 87 85 83 81 79 77 75 73
46 147 96
136
148 97 TOT CLUB

45 135 LOT POOL
149 98 COMMUNITY SPORTS FIELD HOUSE
134
150 99
133 PUTTING GREEN
44 151 100

25' PERIMETER BUFFER
15
132 130 128 126 124 102 104 106 108 110 112 114 116 118 120 122
43
131 129 127 125 123 101 103 105 107 109 111 113 115 117 119 121
42

41
4039 3736 35 3433 32
38 3130 29 28 27 26 25 24 23 22 2120 19 1817 16 15 14 13 12 1110 9 8 7 6 5 4 3 2 PREPARED FOR:

LAND BUYERS OF
AMERICA GA, LLC
25' PERIMETER BUFFER
24 CONTACT
MICHAEL KANER
404-422-6806

RG I
EO A
G REG I STERED
NO. 27186
PROFESSIONAL

E ES
JO NG
I NEE
N A N
TH
AN F JO

PROJECT No. 24040
DRAWING SCALE: 1"= 60'
DESIGNED BY: JFJ
DRAWN BY: JFJ
CHECKED BY: JFJ
DATE: 4/30/25
SHEET

1 OF 1
Engineering Division

January 24, 2025

Re: Water and Sewer Services - Availability
Proposed Development: Single Family Residential and Townhomes
Property Information: 1448/1468 Flippen Road (Parcel Nos. 032-02005001,
032-02006000)
LL 11; District 1; 21.77 +/- acres
Proposed Zoning: PUD
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 is available to the property described above. A fire flow test calculated in the area
revealed the following data:

Static: 118 psi
Residual: 110 psi
Flow 2500 gpm
Calculated Flow @ 20 psi: 9672 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
750 gpm for said residential development as established by the Henry County Board of
Commissioners.

Sewage treatment and sewer line capacity are available for the property.

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 Plat dated 12/03/2024
prepared by Elite Engineering.

Fritz Jacques
Engineering Supervisor
Henry County Water Authority
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Special Use Permit Case #SP-2025-01 for 5600 North Henry Boulevard. A coffee company, Motley 7
Brew, proposes to build and operate a quick-serve coffee shop on a tract of land within the Walmart parking
lot. A special use permit is required to allow the proposed drive-through windows within the PMU Overlay
District. The tract contains 0.566 +/- acres and it is located on the west side of the Walmart property,
adjacent to North Henry Boulevard.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. Planning Commission Action on May 22, 2025—Approval.

APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
SPECIAL USE PERMIT CASE #SP-2025-01 FOR 5600 NORTH HENRY BOULEVARD.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID S02-05012000 Class Commercial Owner WAL-MART REAL Land $4,008,000
Property 5600 NORTH Acreage 20.04 Address EST BUSINESS Value:
Address HENRY BLVD TRU Building $9,910,100
Last 2 Sales
District City/Stockbridge ATTN: PROPERTY Value:
Date Price Reason Qual
SSD TAX DEPT Misc $465,300
10/31/1996 $8,845,700 U U
PO BOX 8050 MS Value:
11/3/1994 $1,034,125 U U
0555 Total $14,350,100
BENTONVILLE, AR Value:
727160555

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 5/5/2025
Last Data Uploaded: 5/5/2025 2:07:16 AM

Developed by
SITEWORK PLANS FOR: PLANS NOT RELEASED FOR CONSTRUCTION UNTIL

HAINES GIPSON & ASSOCIATES
APPROVED BY CITY OF STOCKBRIDGE & G.D.O.T.

7-BREW G R
SEAL

EEGOISRTEGRE I
AD
Civil ▪ Structural ▪ Bridge

No. 036618

5582 N. HENRY BLVD., STOCKBRIDGE, HENRY, GEORGIA, 30281
PROFESSIONAL
S ON
T I MO E R
THY NGINE E R GU
LUKE FE

PARCEL T.B.D. - LAND LOT 17 - DISTRICT 12TH - ZONED C2 W/ PMU OVERLAY

MOTELY 7 BREW, LLC
111 West 39th Street

Vancouver, Washington 98660
MOTLEY 7 BREW, LLC
OWNER / DEVELOPER 111 WEST 39TH STREET Contact: Mr. Matt Cook

VANCOUVER, WASHINGTON 98660 Email: mcook@anchorpointmg.com

A PROJECT OF:
SITE
CONTACT: MATT COOK
PHONE: 858-231-4374

Land Lot 17, 12th Distict, City of Stockbridge, Georgia, Zoned C2 w/ PMU Overlay
ENGINEERS HAINES GIPSON & ASSOCIATES

5582 North Henry Boulevard, A portion of Parcel No. S02-05012000,
Civil ▪ Structural ▪ Bridge
1550 North Brown Road, Suite 145
Lawrenceville, GA 30043
Phone: 770-491-7550 ▪ Fax: 770-491-7550 LOCATION MAP
CONTACT: LUKE FERGUSON, PE Not to Scale

lferguson@hainesgipson.com

24-HOUR EMERGENCY CONTACT
CONTACT: ANTHONY MINEI
PHONE: 954-249-8940
EMAIL: AMINEI@ANCHORPOINTMG.COM

DESCRIPTION
EROSION, SEDIMENTATION & POLLUTION CONTROL PLAN CERTIFICATION:
I CERTIFY THAT THE PERMITTEE'S EROSION, SEDIMENTATION AND POLLUTION CONTROL PLAN PROVIDES FOR AN
APPROPRIATE AND COMPREHENSIVE SYSTEM OF BEST MANAGEMENT PRACTICES REQUIRED BY THE GEORGIA WATER QUALITY
CONTROL ACT AND THE DOCUMENT "MANUAL FOR EROSION AND SEDIMENT CONTROL IN GEORGIA," (MANUAL) PUBLISHED BY THE

DATE
GEORGIA SOIL AND WATER CONSERVATION COMMISSION AS OF JANUARY 1 OF THE YEAR IN WHICH THE LAND-DISTURBING
ACTIVITY WAS PERMITTED, PROVIDES FOR THE SAMPLING OF THE RECEIVING WATER(S) OR THE SAMPLING OF THE STORM
GENERAL NOTES: WATER OUTFALLS AND THAT THE DESIGNED SYSTEM OF BEST MANAGEMENT PRACTICES AND SAMPLING METHODS IS EXPECTED
TOTAL SITE AREA = ±0.57 ACRES TO MEET THE REQUIREMENTS CONTAINED IN THE GENERAL NPDES NO. GAR 100001. THE PLAN DESIGNER VISITED THE SITE IN
1. THE SCOPE OF WORK FOR THIS PROJECT SHALL INCLUDE DEMOLITION OF AND EXISTING PARKING LOT TO MAKE WAY FOR THE

NO. BY
CONSTRUCTION OF A NEW DRIVE-THRU COFFEE SHOP WHICH WILL INCLUDE SUPPORTING UTILITIES INFRASTRUCTURE, PAVED MARCH OF 2025, PRIOR TO THE DESIGN OF THE EROSION CONTROL PLAN.
DISTURBED AREA: DRIVE-THRU AND PARKING AREA, AS WELL AS LANDSCAPING. STORMWATER MANAGEMENT FOR THE PROPOSED DEVELOPMENT IS
GDOT Right-of-Way Area = ±0.14 AC. LOCATED OFFSITE IN AN EXISTING DETENTION POND WHICH SERVES THE EXISTING OVERALL WALMART SHOPPING CENTER.
Onsite Area = ±0.56 AC. *I CERTIFY UNDER PENALTY OF LAW THAT THIS PLAN WAS PREPARED AFTER A SITE VISIT TO THE LOCATIONS
Offsite Area = ±0.04 AC. DESCRIBED HEREIN BY MYSELF OR MY AUTHORIZED AGENT, UNDER MY DIRECT SUPERVISION.
2. SITE IS LOCATED AT 5582 N. HENRY BLVD., PIN's T.B.D., LAND LOT 17, 12TH DISTRICT, HENRY, GEORGIA, AND IS ZONED C2 W/ PMU
TOTAL DISTURBED AREA = ±0.74 AC.
OVERLAY.

EXISTING/PRE-DEVELOPED: 3. SITE AREA = ±0.57 ACRES
04/08/2025
IMPERVIOUS AREA = ±0.55 AC. DATE: T. LUKE FERGUSON, P.E. - GSWCC CERT. #072082
PERVIOUS AREA = ±0.02 AC. 4. TOTAL DISTURBED AREA = ±0.74 ACRES.

POST-DEVELOPED: 5. THE RECEIVING WATERS FOR THIS SITE IS BRUSH CREEK.

DESCRIPTION
IMPERVIOUS AREA = ±0.40 AC.
PERVIOUS AREA = ±0.17 AC. 6. THE PROPERTY IS NOT LOCATED WITHIN THE 2000' CHATTAHOOCHEE RIVER CORRIDOR AND IS THEREFORE NOT SUBJECT TO THE
SHEET INDEX
METROPOLITAN RIVER PROTECTION ACT (MRPA) REQUIREMENTS.
Sheet Title Sheet Title
7. THIS PROPERTY IS NOT LOCATED IN THE 100-YEAR FLOOD HAZARD PER THE FLOOD INSURANCE RATE MAP 13151C0067D, DATED
10/06/2016.
C-0.0 COVER SHEET C-9.0 UTIILTIES CONSTRUCTION DETAILS

EST. CONSTRUCTION SCHEDULE ALTA/NSPS LAND TITLE SURVEY C-9.1 UTIILTIES CONSTRUCTION DETAILS
DATE
8. TOPOGRAPHIC AND BOUNDARY SURVEY INFORMATION IS PER THE "ALTA/NSPS LAND TITLE SURVEY", PREPARED BY PROFESSIONAL
LAND SURVEYORS, LLC, DATED 03/11/2025. C-0.1 GENERAL CONSTRUCTION NOTES C-10.0 GRADING & DRAINAGE CONSTRUCTION DETAILS
2025
JULY AUG. SEP. OCT.
9. NO WETLANDS ARE LOCATED WITHIN THE LIMITS OF THE SUBJECT SITE. C-0.2 SITE REFERENCE PLAN C-10.1 GRADING & DRAINAGE CONSTRUCTION DETAILS

NO. BY
CONSTRUCTION STAGING FOR INSTALLATION OF PERIMETER BMP's 10. ALL UTILITIES IN AREAS OF CONSTRUCTION TO BE FIELD LOCATED AND VERIFIED PRIOR TO BEGINNING CONSTRUCTION. C-1.0 DEMOLITION PLAN C-11.0 EROSION CONTROL CONSTRUCTION DETAILS
INSTALL TREE SAVE FENCING ALONG OVERALL LIMITS OF DISTURBANCE
INSTALL Sd2-Bg ON EX. DRAINAGE INLET & INSTALL COMPOST FILTER SOCK (Sd1)
11. NOTIFY COUNTY INSPECTOR 24-HOURS BEFORE BEGINNING OF EVERY PHASE OF CONSTRUCTION. C-2.0 SITE PLAN C-11.1 EROSION CONTROL CONSTRUCTION DETAILS
COMMENCE WITH SITE DEMOLITION ACTIVITIES DRAWN BY CHECKED BY
12. NO CONSTRUCTION ACTIVITY IS PERMITTED PRIOR TO ISSUANCE OF A LAND DISTURBANCE PERMIT ISSUED BY THE LOCAL AUTHORITY, C-3.0 UTILITY PLAN C-11.2 EROSION CONTROL CONSTRUCTION DETAILS
INSTALL CONSTRUCTION EXIT & INLET SEDIMENT TRAP ON EX. STORM SEWER INLET AS WELL AS ENCROACHMENT AND GUPS PERMITS ISSUED BY G.D.O.T. TLF TLF
Dial 811 MASS GRADING C-4.0 GRADING PLAN C-11.3 EROSION CONTROL CONSTRUCTION DETAILS
13. ALL CONSTRUCTION STAGING, LOADING, TEMPORARY PARKING, AND LAYDOWN AREAS SHALL BE COORDINATED WITH BOTH THE DATE
Or Call 800-282-7411 INSTALL STORM DRAINAGE & UTILITIES TENANT AND LANDLORD/OWNER PRIOR TO ANY CONSTRUCTION OR DEMOLITION ACTIVITIES. C-4.1 DRAINAGE PLAN C-11.4 EROSION CONTROL CONSTRUCTION DETAILS
THE LOCATIONOF ALL UTILITIES(ABOVE OR BELOW GROUND) SHOWN ON THESE DRAWINGSARE APPROXIMATE& WERE
OBTAINEDFROM OBSERVATIONSAT THE SITE AND/ORFROM THE UTILITYOWNERS.HAINES,GIPSON& ASSOC.,INC.; DOESNOT
04/08/2025
TEMPORARY VEGETATION & DUST CONTROL 14. ALL NEW CONSTRUCTION SHALL CONFORM TO THE LATEST REQUIREMENTS OF THE AMERICAN. DISABILITIES ACT (A.D.A.). SEE C-5.0 PHASE-I EROSION CONTROL PLAN C-12.0 GA DOT ENCROACHMENT PLAN
GUARANTEETHATLOCATIONSSHOWNARE EXACT.IT SHALLBE THE RESPONSIBILITYOF THE OWNEROF THE PROPERTYOR HIS
AGENTAND/ORTHE CONTRACTORTO DETERMINEEXACTLOCATIONSOF EXISTINGUTILITIES(ABOVEOR BELOWGROUND)& TO INSTALL CURB AND GUTTER ARCHITECTURAL DWGS. FOR STRUCTURE COMPLIANCE. SHEET TITLE
NOTIFY UTILITY OWNERS BEFORE BEGINNING ANY CONSTRUCTION. C-5.1 PHASE-II EROSION CONTROL PLAN L-101 LANDSCAPE PLAN
INSTALL GRAVEL SUBBASE FOR ROADS/PARKING
15. AREA(S) ENCOMPASSING NEW HANDICAP STALLS AND STRIPING SHALL NOT TO EXCEED 2% (1:50) SLOPE IN ANY DIRECTION.
FINAL GRADING AND PAVING C-5.2 PHASE-III EROSION CONTROL PLAN L-102 LANDSCAPE SPECIFICATIONS & DETAILS
CAUTION-NOTE TO CONTRACTOR 16. ALL CONSTRUCTION TO CONFORM TO CITY OF STOCKBRIDGE AND THE STATE OF GEORGIA STANDARDS AND SPECIFICATIONS
COVER SHEET
PERMANENT VEGETATION/LANDSCAPING SU1.2
THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF
WHETHER OR NOT REVIEW COMMENTS WERE MADE. C-6.0 STORM SEWER PIPE PROFILES SITE PHOTOMETRIC PLAN
EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY
COMPANIES AND, WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS INSTALL AND MAINTAIN ADDITIONAL
NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. GA. LAW REQUIRES THE CONTRACTOR TO 17. ALL EXTERIOR LIGHTING SHALL BE GLARE SHIELDED AND NON-DIRECTIONAL TO PREVENT DIRECT ILLUMINATION OF ADJACENT C-7.0 SANITARY SEWER PIPE PROFILES SHEET NUMBER
CALL THE UTILITY PROTECTION CENTER AT LEAST 48 HOURS (BUT NO MORE THAN 10 WORKING EROSION CONTROL DEVICES AS NEEDED PROPERTIES.
C-8.0 SITEWORK CONSTRUCTION DETAILS
C-0.0
DAYS) BEFORE ANY EXCAVATION TO REQUEST FIELD LOCATION OF UTILITIES. LOCATE SERVICES
AFTER SITE STABILIZATION, INSTALL W.Q. UNIT'S INTERIOR COMPONENTS
SHALL INCLUDE TRAFFIC SIGNAL AND FIBER OPTIC EQUIPMENT. IT SHALL BE THE RESPONSIBILITY
OF THE CONTRACTOR TO COORDINATE THE RELOCATION OF ALL THE UTILITIES WHICH CONFLICT AND REMOVE ALL EROSION CONTROL DEVICES 18. MAXIMUM CUT / FILL SLOPES = 2 HOR. TO 1 VERT.
WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
C-8.1 SITEWORK CONSTRUCTION DETAILS

HGA JOB No. 2025-050
EXTERIOR FINISH LEGEND
Brick
Nichiha
Modernbrick
Midnight

Metal Wall Panel
Pac-Cloud 16" Panel
Cityscape

Brake Metal
Pacific Blue
Columns, Fascia,
and Roof

White Metal
Storefront and
Windows

Coping Cap,
Coping Cap Soffit
Matte Black
Matte Black

CopingElec.
Mech./ Cap
Zinc Gray
Equipment.

Brake Metal
Doors
Soffit
Honorable Blue
(SW6811)
EXTERIOR FINISH LEGEND
Brick
Nichiha
Modernbrick
Midnight

Metal Wall Panel
Pac-Cloud 16" Panel
Cityscape

Brake Metal
Pacific Blue
Columns, Fascia,
and Roof

White Metal
Storefront and
Windows

Coping Cap,
Coping Cap Soffit
Matte Black
Matte Black

CopingElec.
Mech./ Cap
Zinc Gray
Equipment.

Brake Metal
Doors
Soffit
Honorable Blue
(SW6811)
LOADING TABLE AND CODE INFORMATION ABBREVIATIONS COMPONENTS AND CLADDING WIND PRESSURE
2018 INTERNATIONAL BUILDING CODE WITH GEORGIA AMENDMENTS 1. A.B.= ANCHOR BOLT 1. BUILDING ELEMENTS SHALL BE DESIGNED FOR THE
2. ACI= AMERICAN CONCRETE INSTITUTE APPROPRIATE COMPONENTS AND CLADDING WIND
1. DEAD LOADS 3. AISC= AMERICAN INSTITUTE OF STEEL CONSTRUCTION PRESSURES GIVEN IN THE TABLES BELOW BASED
A. ROOF DEAD LOAD 20 PSF 4. AISI= AMERICAN IRON AND STEEL INSTITUTE ON THE ELEMENT'S ZONE AND EFFECTIVE WIND
5. ARCH= ARCHITECTURE/ARCHITECT AREA. PRESSURES PROVIDED ARE ULTIMATE AND
B. FLOOR / ATTIC DEAD LOAD 20 PSF 6. ASTM= AMERICAN SOCIETY FOR TESTING AND MATERIALS ARE UNFACTORED.
2. LIVE LOADS 7. A.W.= AFTER WELDING
8. AWS= AMERICAN WELDING SOCIETY 2. ZONE 2, 3 AND 5 PRESSURES SHALL BE APPLIED
A. ROOF LIVE LOAD (w/ TRIBUTARY REDUCTION) 20 PSF 9. BAR= REBAR WITHIN 11'-6" OF ALL WALL AND ROOF EDGES AND
10. B.O.= BOTTOM OF CORNERS PER ASCE 7-10 FIGURES 30.4-1 & 30.4-2A.
B. FLOOR / ATTIC LIVE LOAD 50 PSF
11. B.O.A.= BACK OF ANGLE
3. SNOW LOADS 12. B.O.F.= BOTTOM OF FOOTING 3. ELEMENTS WITH TRIBUTARY AREAS GREATER THAN
13. B.O.S.= BOTTOM OF STEEL 700 SQUARE FEET SHALL BE PERMITTED TO BE
A. GROUND SNOW LOAD (pg) MAX 60 PSF
14. BRG= BEARING DESIGNED USING THE PROVISIONS FOR MWFRS.
B. FLAT ROOF SNOW LOAD (pf) 42 PSF 15. BTM= BOTTOM
16. CANT= CANTILEVERED
C. EXPOSURE FACTOR (Ce) 1.0 17. C.I.P.= CAST-IN-PLACE ROOF C&C PRESSURES
D. IMPORTANCE FACTOR (Is) 1.0 18. C.J.P.= COMPLETE JOINT PENETRATION WELD GROSS UPLIFT
19. CL= CENTERLINE ZONE 1 27 PSF
E. THERMAL FACTOR (Ct) 1.0 OPEN WEB
20. CLR= CLEAR
JOISTS ZONE 2 32 PSF
F. DRIFT PER CODE 21. CMU= CONCRETE MASONRY UNIT
22. COL= COLUMN ZONE 3 32 PSF
4. WIND LOAD DESIGN CRITERIA 23. CONC= CONCRETE ZONE 1 29 PSF
METAL DECK
A. ULTIMATE DESIGN WIND SPEED (Vult) MAX 130 MPH 24. CONN= CONNECTION ZONE 2 49 PSF
25. CONT= CONTINUOUS ZONE 3 73 PSF
B. RISK CATEGORY II 26. D.B.= DECK BEARING NET UPLIFT
C. EXPOSURE CATEGORY C 27. D.B.A.= DEFORMED BAR ANCHOR ZONE 1 24 PSF
28. D.E.= DECK EDGE OPEN WEB
D. INTERNAL PRESSURE COEFFICIENT (GCpi) +/- 0.18 ZONE 2 29 PSF
29. DIA= DIAMETER JOISTS
30. DL= DEAD LOAD ZONE 3 29 PSF
5. SEISMIC LOAD DESIGN CRITERIA ZONE 1 27 PSF
31. DTL= DETAIL
METAL DECK
A. RISK CATEGORY II 32. DWG= DRAWING ZONE 2 47 PSF
33. E= EXISTING ZONE 3 71 PSF
B. IMPORTANCE FACTOR (Ie) 1.0
34. EA= EACH
C. SPECTRAL RESPONSE ACCELERATIONS AND COEFFICIENTS 35. E.F.= EACH FACE
36. EL= ELEVATION WALL C&C PRESSURES
SHORT PERIOD ACCELERATION (Ss) MAX 0.480
37. EPS= EXPANDED POLYSTYRENE EFFECTIVE WIND ZONE 4 NEG. ZONE 5 NEG.
LONG PERIOD ACCELERATION (S1) MAX 0.180 38. EQ= EQUAL AREA (FT²) PRESSURE PRESSURE
39. E.W.= EACH WAY 10 41 PSF 50 PSF
SHORT PERIOD RESPONSE (SDs) MAX 0.455 40. EXT= EXTERIOR
20 39 PSF 47 PSF
LONG PERIOR RESPONSE (SD1) MAX 0.260 41. f'c= CONCRETE COMPRESSIVE STRENGTH
42. F.F.= FINISHED FLOOR 50 37 PSF 42 PSF
D. SITE CLASS D 43. FND= FOUNDATION 100 34 PSF 39 PSF
E. SEISMIC DESIGN CATEGORY MAX D 44. F.O.W.= FACE OF WALL 500+ 31 PSF 31 PSF
45. F.S.= FAR SIDE
TABLE 12.2-1.A.18 46. FTG= FOOTING
F. SEISMIC FORCE RESISTING SYSTEM
(LFWS FSB)
47. F.V.= FIELD VERIFY
G. ANALYSIS PROCEDURE ELF 48. GA= GAGE / GAUGE STRUCTURAL STEEL NOTES
49. GALV= GALVANIZED RTM ENGINEERING CONSULTANTS, LLC
H. RESPONSE MODIFICATION FACTOR (R) 4
50. G.B.= GRADE BEAM 1. STRUCTURAL STEEL SHALL CONFORM TO THE 3045 S. KANSAS EXPRESSWAY
51. G.C.= GENERAL CONTRACTOR FOLLOWING ASTM SECTIONS: SPRINGFIELD, MO 65807
I. SYSTEM OVERSTRENGTH FACTOR (Ω) 2
52. (H)= HIGH • ANGLES, CHANNELS, PLATES AND BAR STOCK -A36 PHONE: 417.708.9315
J. DEFLECTION AMPLIFICATION FACTOR (Cd) 3.5 53. H&L= HIGH & LOW (SS)
54. H.A.S.= HEADED ANCHOR STUD • STEEL PIPE - A53 GR.B OR A500 GR.B, Fy=42ksi (SS) NJ COA: 24GA28257100
55. HORIZ= HORIZONTAL • ANCHOR BOLTS - ASTM F1554, GRADE 36
56. IBC= INTERNATIONAL BUILDING CODE
* THIS BUILDING CANNOT BE INSTALLED IN LOCATIONS WHERE THE 2. STEEL SHALL BE DETAILED, FABRICATED AND
57. I.D.= INSIDE DIAMETER
DESIGN CRITERIA EXCEEDS THOSE PROVIDED IN THESE PLANS ERECTED ACCORDING TO ALL APPLICABLE SECTIONS
58. INFO= INFORMATION
59. INT= INTERIOR OF THE LATEST EDITION OF THE AISC 360-2010
60. J.B.= JOIST BEARING MANUAL OF STEEL CONSTRUCTION, ASD.
61. J.B.E.= JOIST BEARING ELEVATION
62. KIP= 1000 POUNDS 3. PERFORM ALL WELDING WITH E70 XX ELECTRODE,
COLD-FORMED STEEL NOTES UNLESS NOTED OTHERWISE OR UNLESS REQUIRED
63. KSI= KIPS PER SQUARE INCH
FOR SPECIAL CONNECTIONS.
64. (L)= LOW
COLD FORMED STEEL NOTES:
65. L= LENGTH
4. WELDING OF STRUCTURAL MEMBERS SHALL BE 11.6.24
66. LB= POUND
1. COLD-FORMED STEEL FABRICATION AND PERFORMED BY CERTIFIED WELDERS AND WELDING
67. LGSF= LIGHT-GAGE STEEL FRAMING
INSTALLATION SHALL BE IN ACCORDANCE WITH AISI SHALL BE IN ACCORDANCE WITH "STRUCTURAL
68. LL= LIVE LOAD
S200-2012 “STANDARD FOR COLD-FORMED STEEL WELDING CODE" OF THE AMERICAN WELDING SOCIETY
69. LLH= LONG LEG HORIZONTAL
FRAMING - GENERAL PROVISIONS.” (AWS D1.1).
70. LLV= LONG LEG VERTICAL
71. LONG= LONGITUDINAL ENGINEER OF RECORD:
2. WELDING OF COLD-FORMED STEEL SHALL BE IN 5. ALL EXPOSED STEEL SHALL BE GALVANIZED OR
72. L.P.= LAYOUT POINT
ACCORDANCE WITH THE STANDARD CODE OF ARC COATED WITH A HIGH PERFORMANCE PAINT U.N.O., NAME: BEN JENNINGS, PE
73. LVL= LAMINATED VENEER LUMBER LICENSE NO. PE036242
AND GAS WELDING IN BUILDING CONSTRUCTION. EXCEPT MASONRY SUPPORT LINTELS SHALL BE GALVANIZED.
74. LW= LIGHTWEIGHT
3. AXIALLY LOADED STUDS SHALL BE POSITIONED
75. MAX= MAXIMUM ISOMETRIC VIEW FRONT SIDE (MODULAR BUILDING)
DIRECTLY UNDER TRUSS BEARING POINTS
WHENEVER POSSIBLE.
76. MECH= MECHANICAL
77. MEP= MECHANICAL, ELECTRICAL, PLUMBING POST-INSTALLED ANCHOR NOTES
1 PROJECT NUMBER: 24259 7BGS

78. MFR= MANUFACTURER
3. PERFORM ALL WELDING OF LIGHT GAUGE WITH AWS 1. CONTINUOUS INSPECTIONS ARE REQUIRED FOR POST REVISION:
79. MIL= THOUSANDS OF AN INCH
E-7014 ELECTRODE, UNLESS NOTED OTHERWISE OR INSTALLED ANCHOR BOLTS INCLUDING TYPE, SIZE,
80. MIN= MINIMUM
UNLESS REQUIRED FOR SPECIAL CONNECTIONS. LENGTH, DRILLING METHOD, HOLE CLEANING
81. MISC= MISCELLANEOUS
12. HEADERS AND BUILT-UP BEAMS SHALL BE FORMED PROCEDURES, AND ANCHOR INSTALLATION AND 2 11/06/2024 ADD002
82. MTL= METAL
FROM UNPUNCHED MEMBERS. SETTING PROCEDURES.
83. N.I.C.= NOT IN CONTRACT
84. N.S.= NEAR SIDE 2. ADHESIVE ANCHORS SHALL BE INSTALLED BY AN
4. STUDS SHALL NOT BE SPLICED. ADHESIVE ANCHOR INSTALLER WHO HAS BEEN
85. N.T.S.= NOT TO SCALE
86. N.W.= NORMAL WEIGHT CERTIFIED BY ACI AND TRAINED BY THE ISOMETRIC VIEWS FOR REFERENCE ONLY
5. PROVIDE BRIDGING AS NOTED ON ELEVATIONS. MANUFACTURER.
87. O.C.= ON CENTER
88. O.D.= OUTSIDE DIAMETER 3. ANCHORS SHALL BE INSTALLED IN ACCORDANCE
7. MINIMUM TRACK SIZE SHALL MATCH STUD SIZE U.N.O. WITH THE MANUFACTURER'S PRINTED INSTALLATION
89. OPP= OPPOSITE / OPPOSITE HAND
90. PAF= POWDER ACTUATED FASTENER INSTRUCTIONS.
8. MINIMUM YIELD STRENGTH FOR COLD-FORMED
91. P.C.F.= POUNDS PER CUBIC FOOT
MEMBERS SHALL BE 33 KSI (SS), AND CONFORM TO
92. PEMB= PRE-ENGINEERED METAL BUILDING
ASTM A653.
93. PLF= POUNDS PER LINEAR FOOT
94. PPT= PRESERVATIVE PRESSURE TREATED SYMBOL LEGEND
9. STEEL FRAMING SCREWS SHALL BE COLD-HEADING
95. PSF= POUNDS PER SQUARE FOOT
QUALITY STEEL THAT COMPLIES WITH ASTM A548,
96. PSI= POUNDS PER SQUARE INCH TAG OR SYMBOL DESCRIPTION
GRADE 1022.
97. PT= POST TENSIONED
98. REINF= REINFORCING
10. CUTTING OF STUDS SHALL BE DONE BY SAWING, CENTERLINE
99. REQ= REQUIRE
SHEARING, OR PLASMA CUTTING. OTHER METHODS
100. RTU= ROOF TOP UNIT
OF CUTTING ARE NOT PERMITTED WITHOUT
101. S.C.= SLIP CRITICAL
APPROVAL OF ENGINEER. KEYNOTE
102. SCH= SCHEDULE BUILDING MANUFACTURER
103. SDI= STEEL DECK INSTITUTE ? 529 N PRINCE LN,
104. SIM= SIMILAR SPRINGFIELD, MO 65802
ELEVATION MARKER
105. SJI= STEEL JOIST INSTITUTE
WOOD SHEATHING & DECKING NOTES ANCHORED 106. SL= SNOW LOAD XXXXXXXXXX
107. S.O.G.= SLAB ON GRADE
TO LIGHT GAUGE XXXXXXXXXX
108. SPECS= SPECIFICATIONS
1. ROOF DECKING SHALL BE 19/32" (5/8") STRUCTURAL I 109. STD= STANDARD WELD SYMBOL
EXPOSURE I APA RATED 40/20 TONGUE AND GROOVE 110. STL= STEEL
111. T= THICKNESS ? ?
PANELS. "H" CLIPS MAY BE USED AT THE
CONTRACTOR'S OPTION IN LIEU OF T&G. SCREW TO 112. T&B= TOP AND BOTTOM TYP
SUPPORTS WITH #8 PAN HEAD TEK SCREWS AT 6" 113. T.O.= TOP OF ? ?
O.C. AT PANEL EDGES AND 12" O.C. AT INTERIOR 114. T.O.F.= TOP OF FOOTING REVISION TAG
SUPPORTS. 115. T.O.P.= TOP OF PEDESTAL
2. FLOOR DECKING SHALL BE 1 1/8" ADVANTECH 116. T.O.S.= TOP OF STEEL 1
PANELS T&G. GLUE AND SCREW TO SUPPORTS WITH 117. T.O.W.= TOP OF WALL
#8 PAN HEAD TEK SCREWS AT 6" O.C. AT PANEL 118. TYP= TYPICAL
EDGES AND 12" O.C. AT INTERMEDIATE SUPPORTS. 119. UL= ULTIMATE LOAD
GLUE SHALL MEET APA SPEC AFG-01. 120. U.N.O.= UNLESS NOTED OTHERWISE
3. WOOD STRUCTURAL PANELS SHALL BE OSB OR 121. VERT= VERTICAL
PLYWOOD WITH (4) OR MORE PLIES AND SHALL 122. VLD= VERTICAL LEG DOWN
COMPLY WITH DOC PS 1 OR PS 2. 123. W= WIDTH
4. PANELS SHALL BE INSTALLED WITH THE STRENGTH 124. WL= WIND LOAD
AXIS (LONG DIRECTION) PERPENDICULAR TO 125. W.P.= WORK POINT
SUPPORTS. 126. WWF= WELDED WIRE FABRIC
127. (#)= QUANTITY

7 BREW COFFEE STATE MODULAR BUILDING UNITS
SHEAR VALUES PULLOUT VALUES GEORGIA
MASTERPLAN ITEM NUMBER Size Point Head Coating 20 GA 18 GA 16 GA 14 GA 12 GA 26 GA 24 GA 22 GA 20 GA2 18 GA3 16 GA4 14 GA5 12 GA6 USE
CSB12125T 12 T-17 Torx none 203 283 388 495 670 ROOF PANEL CLIPS
CSD12100CP 12 T-3 Phillips Dyna-Coat 769 1358 1774 2332 2478 143 172 259 341 551 838 941 1630 BOTTOM BOX FRAMING AND CANOPY FRAMING
DW.4 in WAFERHEAD T-2 10 10 T-2 Phillips Zinc 830 1206 148 244 283 368 547 853 1023 1436 METAL PANEL TO STUDS & ROOF SHEATHING TO CEILING JOIST
DW3/4"DF 8 T-2 Phillips Zinc 740 1060 168 177 283 298 491 800 978 LIGHT GAUGE SHEET METAL AND FLASHING
HT10-24Y 10 T-3 Phillips Dyna-Coat 728 1263 1592 1674 142 204 288 299 499 760 1041 1388 SHEATHING TO STUDS
HT12-24YDF 12 T-4 Phillips Dyna-Coat 2074 495 742 1059 1587 ADVANTECK TO FLOOR JOIST
IS12X4IN 12 T-3 5/16 Hex Dyna-Coat 769 1358 1774 2332 2478 143 172 259 341 551 838 941 1630 STAINLESS FLOOR DRAINS
IS12X4IN w/washer 12 T-3 5/16 Hex Dyna-Coat 769 1358 1774 2332 2478 143 172 259 341 551 838 941 1630 INSULATION TO STUD
SD12X1-1/2 T-3 W/W 12 T-3 3/8 Hex Dyna-Coat 769 1358 1774 2332 2478 143 172 259 341 551 838 941 1630 TRASH ENCLOSURE LINER PANELS AND ROOF PANELS ON CANOPY
SN12X1 12 T-3 5/16 Hex Dyna-Coat 769 1358 1774 2332 2478 143 172 259 341 551 838 941 1630 BOTTOM BOX FRAMING AND CANOPY FRAMING
SN12X4 12 T-3 5/16 Hex Dyna-Coat 769 1358 1774 2332 2478 143 172 259 341 551 838 941 1630 SWISS PEARL/NICHIHA ATTACHMENT

FASTENER SCHEDULE

ISOMETRIC VIEW BACK SIDE (MODULAR BUILDING) S0.0
11/6/2024 8:43:25 AM
GENERAL NOTES

DATE: 11/06/2024
SPACE RESERVED FOR THE GEORGIA STATE STAMP OF APPROVAL

C:\Users\cameron.eaton\Documents\S-7BRW_R24_GEORGIA STATE MODULAR_cameron.eaton75BZQ.rvt
Letter of Intent
Motley 7 Brew
111West 39th Street
Vancouver, WA 98660
Tel: (360) 694-7855
Email: RGagnon@AnchorPointMG.com

April 10, 2025

City of Stockbridge Community Development Agency
Special Use Permitting
4602 North Henry Blvd.
Stockbridge, GA 30281

Dear Director Ryan Anderson

Motley 7 Brew is submitting this letter of intent to apply for a special use to
establish a 7 Brew Coffee Store. The facility will be located at 5600 North Henry Blvd,
Stockbridge, GA 30281.

The store will provide coffee products to the local community. The products served will include:
several different hot and cold brew coffees as well as several different energy drinks and fizz
drinks.

The estimated capital expenditure associated with this project is approximately $1,783,226.00.

Mr. Ryan Gagnon, Permit Coordinator, is authorized to respond to questions
regarding the application. He can be reached at 360-694-7855 Ext. 205 or by email at
RGagnon@AnchorPointMG.com

Sincerely,

Ryan Gagnon
HAINES GIPSON & ASSOCIATES
SITE DATA CHART 1. Developer: MOTLEY 7 BREW, LLC
111 WEST 39TH STREET
Required Parking Provided Parking Pervious Area Impervious Area VANCOUVER, WASHINGTON 98660
Area Area
CONTACT: MATT COOK
Building / Use (sq.ft.) Total Ratio Total Ratio Area (ac.) % Pervious Area (ac.) % Impervious (acres) PHONE: 858-231-4374
Restaurant 510 5 10 spaces / 1,000 sq.ft. 11 22 spaces/1,000 sq.ft. 0.17 30% 0.40 70% 0.57
2. Civil Engineer: HAINES, GIPSON & ASSOCIATES, INC.
SITE
1550 NORTH BROWN ROAD, SUITE 100
LAWRENCEVILLE, GEORGIA 30043 E

Civil ▪ Structural ▪ Bridge
PHONE: 770-491-7550

SEAL

AY
EEGOISRT EGR E I
T OF G R AD
OA IGH TED
D No. 036618
R A PROFESSIONAL
S TH RDIC SON
T I MO
V D E
DA WI Y D HY
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L UK E F ER
B LE ICL
RIA UBL
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(V STRIPING PAINT COLORS:

LOCATION MAP SUBSTITUTION TO COLORS MUST BE

C1
APPROVED BY 7 BREW
SITE CONTROL

MOTELY 7 BREW, LLC
MAG NAIL SET=
E PMS 000C
L1
TTE
R /F E S TAT N:1292600.8867
E:2268782.3916 C: 0% WHITE
& GU N EAL
B T R TRUST Z:847.49 M: 0%
111 West 39th Street
UR
24"C A R Y: 0%
L-M SS 199 0
WA BUSINE77 PG- 501200 K: 0%
1 -0
T~ DB-3L #S02 UTE
Vancouver, Washington 98660
P HAL CE C K RO MATCH FLUSH R: 255
~AS UP TRU
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NT PAR PICK W/ EX. CURB & G: 255
L2
S S EAS ION 35) GUTTER (TYP.) B: 255
E T
ACC EXCEP ER
T IC
Contact: Mr. Matt Cook
(TITL
& GUT V 4" SOLID BLUE LINES W/
URB HEX: FFFFFF
24"C BLUE GORE STRIPING
@ 24" O.C. (TYP.)
7-BREW STANDARD
END 24" CURBING & 24" CONC. CURB PMS 293
DIRECTION ARROW

Email: mcook@anchorpointmg.com
& GUTTER (TYP.) BLUE

A PROJECT OF:
(SOLID WHITE; TYP.) BEGIN 6" HEADER CURB C: 100%
N30°23'12"E N79°53'49"E 145.00' 5/8"CRB SET M: 63%
MATCH FLUSH W/
8.10' 5/8"CRB SET R5' Y: 0%
NO EX. ASPHALT (TYP.)
K: 35%
ON T U . 6" CONC. HEADER

LANE 1 LANE 2
R END 24" CURBING &
RE N .B CURB (GDOT
D .O 6"W 12' BEGIN 6" HEADER CURB R: 0
°06'4
P TYPE-2; TYP.)
X- ' G: 61
SI WA 3 7
GN LK 19. R46' DECORATIVE ROCK CONC. COLLAR FOR
B: 165
(SEE L'SCAPE PLAN) DRAINAGE INLET 2' 7°
AL N26 '
(SEE SHEET C-4.0) S4
12 '0 HEX: 003DA5
H 58
DI OSP 12' 2" E
EMENT
RE IT SET
2' TEMPORARY DRIVEWAY EAS 4.1'

Land Lot 17, 12th Distict, City of Stockbridge, Georgia, Zoned C2 w/ PMU Overlay
PMS 202
TE
CT AL (TIT LE EXC EPTION #38) R15'
IO 10 F 12 ' R20'
C: 29.54% RED
NAIL
NS
TA
HANDICAP SIGN '
28 M: 95.11%
10'
T. LA PA

5582 North Henry Boulevard, A portion of Parcel No. S02-05012000,
W/ VAN PLAQUE
ES T
5. MATCH FLUSH W/
Y: 74.72%
MAG NDS
5' Exterior Cooler
00
EX. ASPHALT (TYP.)
FFE: 848.0 L US K: 29.59%
/F EA R 99 20
CAPE TRANSFORMER PAD 24" CONC. CURB
5' 5' & GUTTER (TYP.) N R S T -1 01 R: 138
N02° T S PG 5 G: 36
51'46 STRI
OR
26'
AR E 7 2-0 B: 50
45.61 "E
HANDICAP RAMP
PF
-M SIN 17 S0
P 10' 7-BREW 20'
STO -X T (GDOT TYPE-B)
' 510 S.F.
AL U -3 #
HEX: 8A2432
PED R15' FFE: 848.0 3
N W B B EL
EME
VAN MATCH FLUSH W/D
EAS RC
R5' R5' R12'
9' 8' EX. ASPHALT (TYP.) PAINT TYPE:
11

ILITY N #38
12.5'
MAG STOP
89
~AS
D UT EPTIO
6" CONC. HEADER ' SHERWIN- WILLIAMS PRO PARK, SETFAST,
PIPE BOLLARD (TYP.)
CURB (GDOT

DO NOT ENTER
NAIL
24" SOLID WHITE HOTLINE OR AN APPROVED EQUAL.
LT~ L AN
XC
TYPE-2; TYP.) STOP BAR

WAL ITLE E
PHA
FLUSH CURB (SEE
35'
SET 38.5' 30.4'
CURB LINE ELEV'S END 24" CURBING &
STOP
12' ON SHEET C-4.0)

AR AY)
BEGIN 6" HEADER CURB
10 F
24' PAVEMENT MARKINGS:
9"W
MAG NAIL
24"C °11'3

LEVOF W
24" CONC. CURB SET
12" SOLID RED
N26 .13'
S10°01'32"E
T. LA
R41' & GUTTER (TYP.) 12. · "STOP" TEXT, PAINTED AS SHOWN ON PLAN TO BE 48" TALL.
URB
PASS STOP BAR (TYP.) 9' 35.00'
60
12' R5'

OU
THRU 24" CONC. CURB
DSC
~C 9'
UTT
R12' · ALL LANE DELINEATION LINES SHALL BE 4" THICK AND PAINTED

Y BRIGHTTED
O N R5' 12' & GUTTER (TYP.)
4" WHITE (TYP.)
APE
C R 8 IN COLOR NOTED ON PLAN.
E MINI-SKIP MATCH FLUSH
TE 4" SOLID

NR
W/ EX. CURB &
STR
LINE 20'
STO ER
~ WHITE LINE · ALL PARKING STALL MARKINGS SHALL BE 4" THICK AND
6" CONC. HEADER GUTTER (TYP.)
STO

HE IDTH DICA
8C
IP CURB (GDOT
YD
UM
P 6'X6' PSTER
PAINTED IN WHITE.
KEE E TYPE-2; TYP.)
RID

RTH W DE
· 7-BREW DIRECTION ARROW MARKINGS SHALL BE SOLID WHITE.
CKB CLEAN MAG NAIL SET 2' WIDE CONC.
S79°58'28"W 210.18' FLUME SEE ARROW DETAIL ON SHEET C-8.0.

NOIABLE ICLY
5/8'CRB SET
7-BREW STANDARD 6" CONC. HEADER DUMPSTER ENCLOSURE SHALL · ADA ACCESSIBLE PARKING SYMBOL AND STRIPED ACCESS ISLE
CONC. COLLAR FOR
DIRECTION ARROW CURB (GDOT DRAINAGE INLET MATCH FINISH OF BUILDING SHALL BE PAINTED BLUE.

BL
(SOLID WHITE; TYP.) (SEE SHEET C-4.0) (SEE ARCH. & STRUCT. PLANS
TYPE-2; TYP.)
FOR DETAILS)

(VA PU
TERMINATE END 24" CURBING & · "LANE #" TEXT SHALL BE 48" TALL AND PAINTED IN WHITE.
EX. SIDEWALK BEGIN 6" HEADER CURB

DESCRIPTION
· "PASS THRU" TEXT SHALL BE 24" TALL AND PAINTED IN WHITE.

CONCRETE STAIRS TRANSFORMER · "DO NOT ENTER" TEXT SHALL BE 24" TALL AND PAINTED IN RED.
1/2"RB
FND
24"CURB & GUTTER LEGEND
DATE
POP
~ASPHALT~ EXISTING EDGE OF PAVEMENT
SINGLE STORY X
N/F STUCCO PLAZA 6' WOODEN EXISTING CURB & GUTTER
EYE SHREEPUSTI CORPORATION FENCE
EXISTING BUILDING

NO. BY
DB-19195 PG-1318 PROPOSED CONCRETE CURB & GUTTER
STOP PARCEL #S03-01002000
PROPOSED BUILDING

PROPOSED RETAINING WALL

PROPERTY LINES

PROPOSED COMPACTOR BUILDING 20-C.Y.
COMP.

PROPOSED PAINTED CROSSWALK

DESCRIPTION
GENERAL SITE NOTES:
PROPOSED DECORATIVE CROSSWALK
11. ALL PAVEMENT MARKINGS, STRIPING, AND SIGNAGE SHALL CONFORM
1. OWNER/DEVELOPER: MOTLEY 7 BREW, LLC
111 WEST 39TH STREET TO THE STANDARDS AND SPECIFICATIONS OF THE LOCAL PROPOSED SIGNAGE
STOCKBRIDGE, WASHINGTON 98660 JURISDICTION, THE STATE D.O.T., AND THE MANUAL ON UNIFORM H-CAP
R1-1 R1-2 R3-6 SIGN
TRAFFIC CONTROL DEVICES. RIGHT LANE
PERMIT PARKING ONLY
TOW-AWAY ZONE

YIELD
PROPOSED SIGNAGE SYMBOLS MUST
2. SITE IS LOCATED AT THE 5582 N. HENRY BLVD., PARCEL #T.B.D., CITY TURN RIGHT MAXIMUM FINE $500.00

12. PROVIDE TRAFFIC CONTROL AS REQUIRED, IN ACCORDANCE WITH
DATE
OF Stockbridge, Henry, Georgia, AND CONSISTS OF ±0.57 ACRES.
THE U.S. DEPT. OF TRANSPORTATION "MANUAL OF UNIFORM TRAFFIC TYPE "A" TYPE "B" TYPE "C"

3. THE SITE IS ZONED C2 w/ PMU Overlay. CONTROL DEVICES" AND GOVERNING MUNICIPALITY REQUIREMENTS. PROPOSED HANDICAP RAMPS

13. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS AND

NO. BY
4. ALL DIMENSIONS AND RADII ARE TO/FROM THE FACE OF CURB, EDGE
BONDS AS DEEMED NECESSARY BY THE LOCAL AUTHORITY. PROPOSED CONCRETE SIDEWALKS
OF ASPHALT, AND/OR THE OUTSIDE FACE OF THE BUILDING WALL
UNLESS OTHERWISE STATED.ALL RADII DIMENSION ADJACENT TO
14. CONTRACTOR SHALL CONTACT ALL APPLICABLE LOCAL AUTHORITIES PROPOSED HEAVY DUTY CONCRETE
PARKING SPACES ARE 3' UNLESS OTHERWISE NOTED.
PRIOR TO ANY CONSTRUCTION ACTIVITY WITHIN THE RIGHT-OF-WAY
DRAWN BY CHECKED BY
5. ALL NEW CONSTRUCTION SHALL CONFORM TO THE LATEST TO OBTAIN THE APPROPRIATE PERMITS. STORMWATER MANAGEMENT NOTE:
REQUIREMENTS OF THE AMERICAN DISABILITIES ACT (A.D.A.). SEE TLF TLF
15. THERE ARE NO WETLANDS PRESENT ON THE PROPOSED SITE. · STORMWATER MANAGEMENT FOR THIS PROJECT IS PROVIDED
ARCHITECTURAL DWGS. FOR STRUCTURE COMPLIANCE. TOTAL SITE AREA = ±0.57 ACRES
OFF-SITE IN AN EXISTING DETENTION POND WHICH SERVES THE DATE
16. THIS PROPERTY IS NOT LOCATED IN A 100 YEAR FLOOD HAZARD EXISTING WALMART SHOPPING CENTER.
6. ALL SIGNAGE TO BE PERMITTED UNDER SIGN REGULATIONS IN
EFFECT AT TIME OF SIGN PERMIT APPLICATION SUBMITTAL. AREA BASED ON THE FLOOD INSURANCE RATE MAP FOR THIS AREA. DISTURBED AREA: 04/08/2025
GDOT Right-of-Way Area = ±0.14 AC.

SITE PLAN
7. THE MAP NUMBER FOR THIS AREA IS 13151C0067D, AND THE DATE OF
SAID MAP IS 10/06/2016 THIS DETERMINATION WAS MADE BY Onsite Area = ±0.56 AC. SHEET TITLE
GRAPHICALLY LOCATING THE POSITION OF THE SUBJECT SITE ON Offsite Area = ±0.04 AC.
8. UNLESS OTHERWISE NOTED, ALL PAVEMENT IS TO BE STANDARD TOTAL DISTURBED AREA = ±0.74 AC. RIGHT-OF-WAY NOTES:
DUTY ASPHALT. SAID FIRM MAPS UNLESS OTHERWISE NOTED.
· ALL ROADWAY / WALKWAY UTILITY CROSSINGS ARE TO BE BORED GRAPHIC SCALE SITE PLAN
EXISTING/PRE-DEVELOPED:
9. TYPICAL PAVEMENT SECTION FOR THE NEW PAVEMENTS ARE IMPERVIOUS AREA = ±0.55 AC. AND CASED. ANY ROAD OPEN CUTS ARE TO BE SUBMITTED,
INCLUDED IN THE CONSTRUCTION DETAIL SHEETS. REVIEWED, AND PERMITTED TO DOT UTILITY DIVISION UNDER 20' 0 20' 40' 80'
PERVIOUS AREA = ±0.02 AC.
SEPARATE PERMIT. CONTACT DOT UTILITIES FOR PERMIT PROCESS. SEE "CONSTRUCTION NOTES" SHEET C-0.1 FOR ADDITIONAL SHEET NUMBER
10. ALL CONSTRUCTION TO CONFORM TO THE CITY OF STOCKBRIDGE POST-DEVELOPED:
STANDARDS AND SPECIFICATIONS WHETHER OR NOT REVIEW
COMMENTS WERE MADE.
IMPERVIOUS AREA = ±0.40 AC.
PERVIOUS AREA = ±0.17 AC.
· ANY DRIVE, ACCESS, SIDEWALK / SHOULDER CROSS-SLOPE, IN THE
R/W, IS TO MATCH THE STD. 1/4" PER L.F. (2.0% PER A.D.A.). GENERAL CONSTRUCTION & A.H.J. STANDARD NOTES. SCALE: 1" = 20'
C-2.0
HGA JOB No. 2025-050
HAINES GIPSON & ASSOCIATES
SITE DATA CHART 1. Developer: MOTLEY 7 BREW, LLC
111 WEST 39TH STREET
Required Parking Provided Parking Pervious Area Impervious Area VANCOUVER, WASHINGTON 98660
Area Area
CONTACT: MATT COOK
Building / Use (sq.ft.) Total Ratio Total Ratio Area (ac.) % Pervious Area (ac.) % Impervious (acres) PHONE: 858-231-4374
Restaurant 510 5 10 spaces / 1,000 sq.ft. 11 22 spaces/1,000 sq.ft. 0.17 30% 0.40 70% 0.57
2. Civil Engineer: HAINES, GIPSON & ASSOCIATES, INC.
SITE
1550 NORTH BROWN ROAD, SUITE 100
LAWRENCEVILLE, GEORGIA 30043 E

Civil ▪ Structural ▪ Bridge
PHONE: 770-491-7550

SEAL

AY
EEGOISRT EGR E I
T OF G R AD
OA IGH TED
D No. 036618
R A PROFESSIONAL
S TH RDIC SON
T I MO
V D E
DA WI Y D HY
EN
G IN E E R GU
L UK E F ER
B LE ICL
RIA UBL
A P
(V STRIPING PAINT COLORS:

LOCATION MAP SUBSTITUTION TO COLORS MUST BE

C1
APPROVED BY 7 BREW
SITE CONTROL

MOTELY 7 BREW, LLC
MAG NAIL SET=
E PMS 000C
L1
TTE
R /F E S TAT N:1292600.8867
E:2268782.3916 C: 0% WHITE
& GU N EAL
B T R TRUST Z:847.49 M: 0%
111 West 39th Street
UR
24"C A R Y: 0%
L-M SS 199 0
WA BUSINE77 PG- 501200 K: 0%
1 -0
T~ DB-3L #S02 UTE
Vancouver, Washington 98660
P HAL CE C K RO MATCH FLUSH R: 255
~AS UP TRU
EME
NT PAR PICK W/ EX. CURB & G: 255
L2
S S EAS ION 35) GUTTER (TYP.) B: 255
E T
ACC EXCEP ER
T IC
Contact: Mr. Matt Cook
(TITL
& GUT V 4" SOLID BLUE LINES W/
URB HEX: FFFFFF
24"C BLUE GORE STRIPING
@ 24" O.C. (TYP.)
7-BREW STANDARD
END 24" CURBING & 24" CONC. CURB PMS 293
DIRECTION ARROW

Email: mcook@anchorpointmg.com
& GUTTER (TYP.) BLUE

A PROJECT OF:
(SOLID WHITE; TYP.) BEGIN 6" HEADER CURB C: 100%
N30°23'12"E N79°53'49"E 145.00' 5/8"CRB SET M: 63%
MATCH FLUSH W/
8.10' 5/8"CRB SET R5' Y: 0%
NO EX. ASPHALT (TYP.)
K: 35%
ON T U . 6" CONC. HEADER

LANE 1 LANE 2
R END 24" CURBING &
RE N .B CURB (GDOT
D .O 6"W 12' BEGIN 6" HEADER CURB R: 0
°06'4
P TYPE-2; TYP.)
X- ' G: 61
SI WA 3 7
GN LK 19. R46' DECORATIVE ROCK CONC. COLLAR FOR
B: 165
(SEE L'SCAPE PLAN) DRAINAGE INLET 2' 7°
AL N26 '
(SEE SHEET C-4.0) S4
12 '0 HEX: 003DA5
H 58
DI OSP 12' 2" E
EMENT
RE IT SET
2' TEMPORARY DRIVEWAY EAS 4.1'

Land Lot 17, 12th Distict, City of Stockbridge, Georgia, Zoned C2 w/ PMU Overlay
PMS 202
TE
CT AL (TIT LE EXC EPTION #38) R15'
IO 10 F 12 ' R20'
C: 29.54% RED
NAIL
NS
TA
HANDICAP SIGN '
28 M: 95.11%
10'
T. LA PA

5582 North Henry Boulevard, A portion of Parcel No. S02-05012000,
W/ VAN PLAQUE
ES T
5. MATCH FLUSH W/
Y: 74.72%
MAG NDS
5' Exterior Cooler
00
EX. ASPHALT (TYP.)
FFE: 848.0 L US K: 29.59%
/F EA R 99 20
CAPE TRANSFORMER PAD 24" CONC. CURB
5' 5' & GUTTER (TYP.) N R S T -1 01 R: 138
N02° T S PG 5 G: 36
51'46 STRI
OR
26'
AR E 7 2-0 B: 50
45.61 "E
HANDICAP RAMP
PF
-M SIN 17 S0
P 10' 7-BREW 20'
STO -X T (GDOT TYPE-B)
' 510 S.F.
AL U -3 #
HEX: 8A2432
PED R15' FFE: 848.0 3
N W B B EL
EME
VAN MATCH FLUSH W/D
EAS RC
R5' R5' R12'
9' 8' EX. ASPHALT (TYP.) PAINT TYPE:
11

ILITY N #38
12.5'
MAG STOP
89
~AS
D UT EPTIO
6" CONC. HEADER ' SHERWIN- WILLIAMS PRO PARK, SETFAST,
PIPE BOLLARD (TYP.)
CURB (GDOT

DO NOT ENTER
NAIL
24" SOLID WHITE HOTLINE OR AN APPROVED EQUAL.
LT~ L AN
XC
TYPE-2; TYP.) STOP BAR

WAL ITLE E
PHA
FLUSH CURB (SEE
35'
SET 38.5' 30.4'
CURB LINE ELEV'S END 24" CURBING &
STOP
12' ON SHEET C-4.0)

AR AY)
BEGIN 6" HEADER CURB
10 F
24' PAVEMENT MARKINGS:
9"W
MAG NAIL
24"C °11'3

LEVOF W
24" CONC. CURB SET
12" SOLID RED
N26 .13'
S10°01'32"E
T. LA
R41' & GUTTER (TYP.) 12. · "STOP" TEXT, PAINTED AS SHOWN ON PLAN TO BE 48" TALL.
URB
PASS STOP BAR (TYP.) 9' 35.00'
60
12' R5'

OU
THRU 24" CONC. CURB
DSC
~C 9'
UTT
R12' · ALL LANE DELINEATION LINES SHALL BE 4" THICK AND PAINTED

Y BRIGHTTED
O N R5' 12' & GUTTER (TYP.)
4" WHITE (TYP.)
APE
C R 8 IN COLOR NOTED ON PLAN.
E MINI-SKIP MATCH FLUSH
TE 4" SOLID

NR
W/ EX. CURB &
STR
LINE 20'
STO ER
~ WHITE LINE · ALL PARKING STALL MARKINGS SHALL BE 4" THICK AND
6" CONC. HEADER GUTTER (TYP.)
STO

HE IDTH DICA
8C
IP CURB (GDOT
YD
UM
P 6'X6' PSTER
PAINTED IN WHITE.
KEE E TYPE-2; TYP.)
RID

RTH W DE
· 7-BREW DIRECTION ARROW MARKINGS SHALL BE SOLID WHITE.
CKB CLEAN MAG NAIL SET 2' WIDE CONC.
S79°58'28"W 210.18' FLUME SEE ARROW DETAIL ON SHEET C-8.0.

NOIABLE ICLY
5/8'CRB SET
7-BREW STANDARD 6" CONC. HEADER DUMPSTER ENCLOSURE SHALL · ADA ACCESSIBLE PARKING SYMBOL AND STRIPED ACCESS ISLE
CONC. COLLAR FOR
DIRECTION ARROW CURB (GDOT DRAINAGE INLET MATCH FINISH OF BUILDING SHALL BE PAINTED BLUE.

BL
(SOLID WHITE; TYP.) (SEE SHEET C-4.0) (SEE ARCH. & STRUCT. PLANS
TYPE-2; TYP.)
FOR DETAILS)

(VA PU
TERMINATE END 24" CURBING & · "LANE #" TEXT SHALL BE 48" TALL AND PAINTED IN WHITE.
EX. SIDEWALK BEGIN 6" HEADER CURB

DESCRIPTION
· "PASS THRU" TEXT SHALL BE 24" TALL AND PAINTED IN WHITE.

CONCRETE STAIRS TRANSFORMER · "DO NOT ENTER" TEXT SHALL BE 24" TALL AND PAINTED IN RED.
1/2"RB
FND
24"CURB & GUTTER LEGEND
DATE
POP
~ASPHALT~ EXISTING EDGE OF PAVEMENT
SINGLE STORY X
N/F STUCCO PLAZA 6' WOODEN EXISTING CURB & GUTTER
EYE SHREEPUSTI CORPORATION FENCE
EXISTING BUILDING

NO. BY
DB-19195 PG-1318 PROPOSED CONCRETE CURB & GUTTER
STOP PARCEL #S03-01002000
PROPOSED BUILDING

PROPOSED RETAINING WALL

PROPERTY LINES

PROPOSED COMPACTOR BUILDING 20-C.Y.
COMP.

PROPOSED PAINTED CROSSWALK

DESCRIPTION
GENERAL SITE NOTES:
PROPOSED DECORATIVE CROSSWALK
11. ALL PAVEMENT MARKINGS, STRIPING, AND SIGNAGE SHALL CONFORM
1. OWNER/DEVELOPER: MOTLEY 7 BREW, LLC
111 WEST 39TH STREET TO THE STANDARDS AND SPECIFICATIONS OF THE LOCAL PROPOSED SIGNAGE
STOCKBRIDGE, WASHINGTON 98660 JURISDICTION, THE STATE D.O.T., AND THE MANUAL ON UNIFORM H-CAP
R1-1 R1-2 R3-6 SIGN
TRAFFIC CONTROL DEVICES. RIGHT LANE
PERMIT PARKING ONLY
TOW-AWAY ZONE

YIELD
PROPOSED SIGNAGE SYMBOLS MUST
2. SITE IS LOCATED AT THE 5582 N. HENRY BLVD., PARCEL #T.B.D., CITY TURN RIGHT MAXIMUM FINE $500.00

12. PROVIDE TRAFFIC CONTROL AS REQUIRED, IN ACCORDANCE WITH
DATE
OF Stockbridge, Henry, Georgia, AND CONSISTS OF ±0.57 ACRES.
THE U.S. DEPT. OF TRANSPORTATION "MANUAL OF UNIFORM TRAFFIC TYPE "A" TYPE "B" TYPE "C"

3. THE SITE IS ZONED C2 w/ PMU Overlay. CONTROL DEVICES" AND GOVERNING MUNICIPALITY REQUIREMENTS. PROPOSED HANDICAP RAMPS

13. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS AND

NO. BY
4. ALL DIMENSIONS AND RADII ARE TO/FROM THE FACE OF CURB, EDGE
BONDS AS DEEMED NECESSARY BY THE LOCAL AUTHORITY. PROPOSED CONCRETE SIDEWALKS
OF ASPHALT, AND/OR THE OUTSIDE FACE OF THE BUILDING WALL
UNLESS OTHERWISE STATED.ALL RADII DIMENSION ADJACENT TO
14. CONTRACTOR SHALL CONTACT ALL APPLICABLE LOCAL AUTHORITIES PROPOSED HEAVY DUTY CONCRETE
PARKING SPACES ARE 3' UNLESS OTHERWISE NOTED.
PRIOR TO ANY CONSTRUCTION ACTIVITY WITHIN THE RIGHT-OF-WAY
DRAWN BY CHECKED BY
5. ALL NEW CONSTRUCTION SHALL CONFORM TO THE LATEST TO OBTAIN THE APPROPRIATE PERMITS. STORMWATER MANAGEMENT NOTE:
REQUIREMENTS OF THE AMERICAN DISABILITIES ACT (A.D.A.). SEE TLF TLF
15. THERE ARE NO WETLANDS PRESENT ON THE PROPOSED SITE. · STORMWATER MANAGEMENT FOR THIS PROJECT IS PROVIDED
ARCHITECTURAL DWGS. FOR STRUCTURE COMPLIANCE. TOTAL SITE AREA = ±0.57 ACRES
OFF-SITE IN AN EXISTING DETENTION POND WHICH SERVES THE DATE
16. THIS PROPERTY IS NOT LOCATED IN A 100 YEAR FLOOD HAZARD EXISTING WALMART SHOPPING CENTER.
6. ALL SIGNAGE TO BE PERMITTED UNDER SIGN REGULATIONS IN
EFFECT AT TIME OF SIGN PERMIT APPLICATION SUBMITTAL. AREA BASED ON THE FLOOD INSURANCE RATE MAP FOR THIS AREA. DISTURBED AREA: 04/08/2025
GDOT Right-of-Way Area = ±0.14 AC.

SITE PLAN
7. THE MAP NUMBER FOR THIS AREA IS 13151C0067D, AND THE DATE OF
SAID MAP IS 10/06/2016 THIS DETERMINATION WAS MADE BY Onsite Area = ±0.56 AC. SHEET TITLE
GRAPHICALLY LOCATING THE POSITION OF THE SUBJECT SITE ON Offsite Area = ±0.04 AC.
8. UNLESS OTHERWISE NOTED, ALL PAVEMENT IS TO BE STANDARD TOTAL DISTURBED AREA = ±0.74 AC. RIGHT-OF-WAY NOTES:
DUTY ASPHALT. SAID FIRM MAPS UNLESS OTHERWISE NOTED.
· ALL ROADWAY / WALKWAY UTILITY CROSSINGS ARE TO BE BORED GRAPHIC SCALE SITE PLAN
EXISTING/PRE-DEVELOPED:
9. TYPICAL PAVEMENT SECTION FOR THE NEW PAVEMENTS ARE IMPERVIOUS AREA = ±0.55 AC. AND CASED. ANY ROAD OPEN CUTS ARE TO BE SUBMITTED,
INCLUDED IN THE CONSTRUCTION DETAIL SHEETS. REVIEWED, AND PERMITTED TO DOT UTILITY DIVISION UNDER 20' 0 20' 40' 80'
PERVIOUS AREA = ±0.02 AC.
SEPARATE PERMIT. CONTACT DOT UTILITIES FOR PERMIT PROCESS. SEE "CONSTRUCTION NOTES" SHEET C-0.1 FOR ADDITIONAL SHEET NUMBER
10. ALL CONSTRUCTION TO CONFORM TO THE CITY OF STOCKBRIDGE POST-DEVELOPED:
STANDARDS AND SPECIFICATIONS WHETHER OR NOT REVIEW
COMMENTS WERE MADE.
IMPERVIOUS AREA = ±0.40 AC.
PERVIOUS AREA = ±0.17 AC.
· ANY DRIVE, ACCESS, SIDEWALK / SHOULDER CROSS-SLOPE, IN THE
R/W, IS TO MATCH THE STD. 1/4" PER L.F. (2.0% PER A.D.A.). GENERAL CONSTRUCTION & A.H.J. STANDARD NOTES. SCALE: 1" = 20'
C-2.0
HGA JOB No. 2025-050
#SP-2025-01
For 5600 North
Henry
Boulevard
MAY 22, 2025
(PLANNING
COMMISSION)
JUNE 9, 2025 (MAYOR
AND COUNCIL)
VICINITY
MAP
Aerial Photo
with Site Plan
Sign Posting on
May 7, 2025
PROPOSED
DEVELOPMENT
INFORMATION
The applicant for Special Use Permit case, SP-2025-01, Motley 7 Brew
(represented by Ryan Gagnon), is requesting a special use permit to
build a quick-serve coffee store with drive-through windows on a tract
of land on the western side of the property at 5600 North Henry
Boulevard. The estimated capital expenditure associated with this
project is approximately $1,783,226.00

Currently, the subject property is a vacant parking lot with 82 parking
spaces and is a part of the adjacent Walmart Shopping Center. However,
Development the proposed development of the 7 Brew quick serve coffee store will
result in the removal of the portion of these existing parking spaces to
Information accommodate the various site improvements. The project includes the
construction of a 510 square foot drive through coffee store featuring
11 parking spaces, which exceeds the minimum parking spaces
required, and enhanced landscape. The stormwater will be managed
off-site through an existing detention pond that is currently being
utilized by the Walmart Shopping Center. In addition, the development
will reduce the impervious surface coverage from 0.55 acres to 0.40
acres. The proposed design features a modern aesthetic with Midnight
Nichiha, Pacific Blue metal accents, and Honorable Blue doors as shown
on the submitted elevations.
UDC Development Regulations Relevant
to Request
OR24-563: Section 2.5.2 (C) and 2.5.2 (D) of the Parkway Mixed-
Use Overlay District

Section 9.2.5: Requirements for special use permits

Section 9.2.6: Use permit considerations
DOES IT MEET
SELECT USE REQUIREMENT
REQUIREMENT?
Must be located on a property with frontage on
either a collector or an arterial road, as classified Yes
OR24-563:
by the Georgia Department of Transportation or
the Henry County Department of Transportation. Section 2.5.2 (D)
Property must have a base zoning district which
allows such uses.
Yes of the Parkway
All property design standards of the base zoning
district must be met.
Yes Mixed-Use
Existing non-conforming structures may not be
enlarged.
Yes Overlay District
Building facades for both primary and accessory
structures must be constructed of brick on all Yes
sides.
Acceptable means of access and internal
circulation must be provided, to be determined by Yes
the Fire Marshal.
The required number of parking spaces must be
Yes
provided.
Other special requirements, to be determined by
Yes
the Community Development Director.
1.The proposed use shall not cause traffic congestion or conditions that
will adversely affect nearby properties: The proposed 7 Brew development
will not create traffic congestion or negatively impact nearby properties.
Located on North Henry Boulevard, a principal arterial with a 2023 traffic
volume of 30,300 vehicles per day, the site is surrounded by similar
commercial uses. The development includes efficient on-site circulation with
drive-thru lanes, a pass-through lane, and 11 parking spaces, with access
from Davis Road and shared driveways to minimize traffic conflicts. Based on
ITE Trip Generation Manual (11th edition), the project is expected to generate
9.2.5 418 daily trips, including 46 in the morning and 22 in the afternoon—volumes
typical for the corridor and unlikely to cause adverse effects.
Requirements 2.The physical conditions of the site, including topography, drainage and
for special use size and shape, are suitable for the proposed development: The 0.57-
acre site, currently a vacant paved lot with 82 parking spaces, is part of the
permits. Walmart shopping center. Its shape supports efficient site planning, including
building placement, circulation, and landscaping. Stormwater will be managed
off-site in an existing detention pond serving the center.
3. Adequate public facilities are available to serve the proposed use:
Adequate public facilities are available to serve the proposed development. It
will be supported by the existing infrastructure including access to public water
and sewer systems. Furthermore, stormwater management for the site will be
provided off-site through an existing detention pond that serves the adjacent
Walmart shopping center.
4. The applicant has made a binding agreement for any specific limitations or
conditions necessary to protect the public interest and assure the continued
beneficial use and enjoyment of nearby properties or that no special limitations
are necessary to protect the public: The applicant has confirmed that no special
limitations or conditions are necessary to protect the public interest and ensure
the continued beneficial use and enjoyment of nearby properties. The proposed 7

9.2.5 Brew development will adhere to all existing regulations and utilize the current
infrastructure to minimize any potential impact on the surrounding area.

Requirements 5. The special use with specific limitations and design features as may have been
required will further the aims of the comprehensive plan and will not be unduly

for special use detrimental to nearby properties: The subject property is designated for Medium
Density Mixed Use, as outlined in the Stockbridge 2024 Comprehensive Plan.
According to page 48 of the plan, this designation is intended to encourage a
permits. mixture of residential, commercial, and office uses at moderate densities that
support pedestrian activity and infill development. The proposed development
located near North Henry Boulevard, aligns with this intent in various ways.
Located along North Henry Boulevard, a major arterial identified for mixed-use
development, the project introduces a compatible commercial use adjacent to an
existing shopping center. Although the development is small in scale, the project
promotes economic vitality, enhances walkability within the center, and
establishes a high standard for architectural design.
9.2.6 Use permit considerations
1. Whether the proposed use is consistent with the comprehensive land use plan adopted by the city council:
The proposed quick-serve coffee store with drive-thru aligns with the Economic Development listed on page 42
of the 2024 Stockbridge Comprehensive Plan. The development supports the expansion, retention, and creation
of business by introducing a new type of service. It also supports the vision of the City of Stockbridge by
enhancing the service offering and creating employment opportunities. The proposed development supports
several Future Land Use policies by contributing to the development of a rational commercial node that meets
the service needs of the community while avoiding inefficient strip-style development. Its placement along
North Henry Boulevard helps create a more cohesive and attractive corridor, aligning with efforts to establish a
stronger “sense of place.” Additionally, the project has the potential to improve the quality and appearance of
commercial development in the area, consistent with the City’s goal of enhancing property conditions through
collaboration with developers.
2. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is
proposed: The proposed quick-serve coffee store with a drive-thru is compatible with surrounding land uses
and zoning. The site is bordered by commercial and vacant properties, including C-2 and C-3 zoned parcels with
existing fast-food, retail, and service businesses. It is also adjacent to a Walmart shopping center to the east,
further supporting commercial activity. The property's current C-2 (General Commercial) zoning allows drive-
thru restaurants per Section 2.4.9 of the Stockbridge UDC, reinforcing the suitability of the proposed
development.
Economic Development Goal: To attract and retain high-quality and diverse employers
with quality of life, education, culture, housing, healthcare, retail, and recreation
facilities.
Economic Development Policy: Support programs for the retention, expansion, and
creation of businesses that complement our vision for our community and local economy
Economic Development Policy: Target reinvestment opportunities for declining, vacant or
Community Goals underutilized sites or buildings
Economic Development Policy: Market the City as a great place to do business
and Policies
Future Land Use Goal: To ensure that new developments promote a better sense of place
and preserve valued elements of community character

(page 42-44) Future Land Use Policy: Encourage development of a rational network of commercial
nodes to meet the service needs of citizens while avoiding unattractive and inefficient strip
development along major roadways.
Future Land Use Policy: Create a “sense of place” for our community along our major
commercial corridors
Future Land Use Policy: Work with business owners/ developers to improve conditions of
property and require a consistent look of quality among commercial developments
9.2.6 Use permit considerations
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or regulations governing land
development: The proposed use of the subject property for a quick-serve coffee store with drive-thru will comply with all
applicable local, state, and federal statutes, ordinances, and regulations governing land development.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets: The proposed quick-serve
coffee store with drive-through windows is likely to have an impact on both vehicular and pedestrian traffic on adjoining
streets. The site is adjacent to North Henry Boulevard, a principal arterial road and will include tow drive-through lanes as
shown on the site plan, with separate entry and exit points aligned with both North Henry Boulevard and Davis Road. The
existing traffic light will regulate access and mitigate turning concerns with the vehicles entering and exiting the site. Internal
circulation has been designed to prevent the drive-through traffic from spilling into the public right-of-way. In addition, the
sidewalk connects to the retail area and provides a safe route for pedestrians.
5. The location and number of off-street parking spaces: According to the site plan, the applicant submitted, the proposed
building has a square footage of 510 square feet. According to Section 4.8.5 of the Stockbridge Unified Development Code,
restaurants and other similar establishments are required to provide 10 parking spaces per 1,000 square feet. The minimum
number of parking spaces needed for the proposed commercial development is 5 parking spaces per 1,000 square feet. The
site plan exceeds the parking requirement by providing a total of 11 parking spaces, resulting in a parking ratio of 22 spaces
per 1,000 square feet. This provision ensures that the development meets the parking requirements specified in Section
4.8.5 of the Stockbridge Unified Development Code.
9.2.6 Use permit considerations
6. The amount and location of open space: The proposed development has a total site area of approximately 0.57 acres of which 30
(0.17 acres) is designated as open space. This open space consists of pervious landscape area located along the perimeter of the site
including two 10 foot landscape strips and additional green buffers adjacent to the sidewalks, curbing, and drive-through lanes. The
remaining 70% of the site is impervious, consisting of the 510 square foot building, paved drive aisles, and pedestrian pathways.
7. Protective screening: The site plan that the applicant submitted shows that screening would be provided around the dumpster
enclosure. The proposed dumpster enclosure will match the building exterior finish. It is positioned for convenient access and
designed to blend visually with the development. It will be required to meet the screening and design standards as outlined in
Section 4.3.12 of the Stockbridge Unified Development Code.
8. Hours and manner of operation: The proposed quick-serve coffee store will operate on weekdays from 5:30 a.m. to 10:00 p.m.
9. Outdoor lighting: The proposed quick-serve coffee store will provide outdoor lighting on the canopy enhancing visibility and ensuring
a well-lit environment for the customers. The lighting will enhance wayfinding, making it easier for drivers to navigate the site,
particularly in low-light conditions. Additionally, it contributes to security by reducing dark spots around the building, which can deter
potential safety concerns.
10. Ingress and egress to the property: Ingress and egress to the proposed quick-serve coffee store is provided via a single access point
along North Henry Boulevard as shown on the site plan. The internal circulation design includes a two-lane drive through allowing
the vehicles to enter and exit efficiently back to North Henry Boulevard.
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: May 22, 2025 (Planning Commission)

June 9, 2025 (Mayor and Council)

Subject: #SP-2025-01 For 5600 North Henry Boulevard

I. PURPOSE

The applicant, Motley 7 Brew (represented by Ryan Gagnon), is requesting a special use permit
to allow the development and operation of a quick-serve restaurant with drive-through windows
on a tract of land on the west side of the property at 5600 North Henry Boulevard.

II. PROJECT INFORMATION

Proposed Development Quick-serve restaurant with drive-through windows

Site Address 5600 North Henry Boulevard

Parcel Identification S02-05012000

Parcel Acreage 0.566 +/- acres

Applicant Ryan Gagnon

Owner: Wal-Mart Real Estate Business Trust
#SP-2025-01 For 5600 North Henry Boulevard

Current Zoning C-2 (General Commercial District)

Current Future Land Use Designation Medium Density Mixed Use

SURROUNDING ZONING DISTRICTS

Location Current Zoning Existing Land Use

C-3 (Heavy Commercial) Murphy USA
Property to the North
SR (Suburban Residential) Vacant Land

C-2 (General Commercial) Vacant Land

Papa Johns Pizza

Loya Insurance Company
Property to the South C-2 (General Commercial)
This Is It! Southern Kitchen & Bar-B-Q

Lisa Craddock - State Farm Insurance
Agent

Property to the East C-2 (General Commercial) Walmart

Popeyes
C-2 (General Commercial)
Property to the West Zaxbys
C-3 (Heavy Commercial)
Mays Crossing

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#SP-2025-01 For 5600 North Henry Boulevard

SURROUNDING FUTURE LAND USE DESIGNATIONS

Current Future Land Use
Location Existing Land Use
Designation

Murphy USA
Property to the North Low Density Mixed Use
Vacant Land
Medium Density Mixed Use
Vacant Land

Papa Johns Pizza

Loya Insurance Company

Property to the South This Is It! Southern Kitchen & Bar- Medium Density Mixed Use
B-Q

Lisa Craddock - State Farm
Insurance Agent

Property to the East Walmart Medium Density Mixed Use

Popeyes
Property to the West
Zaxbys Medium Density Mixed Use

Mays Crossing

III. FINDING OF FACTS

1. The subject property is surrounded by the following zoning districts: C-3 (Heavy
Commercial), C-2 (General Commercial), and SR (Suburban Residential).

2. The subject property is surrounded by the following current future land use designations:
Low Density Mixed Use and Medium Density Mixed Use.

3. The subject property has frontage on North Henry Boulevard, which is classified by the
Georgia Department of Transportation as a principal arterial road.

4. The subject property is part of the Parkway Mixed-Use Overlay District.

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#SP-2025-01 For 5600 North Henry Boulevard

IV. MAPS, SITE PLAN, AND RENDERINGS

Vicinity Map of 5600 North Henry Boulevard

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#SP-2025-01 For 5600 North Henry Boulevard

Zoning Map of 5600 North Henry Boulevard

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#SP-2025-01 For 5600 North Henry Boulevard

Future Land Use Map of 5600 North Henry Boulevard

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#SP-2025-01 For 5600 North Henry Boulevard

Location of 5600 North Henry Boulevard in the Parkway Mixed-
Use Overlay District

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#SP-2025-01 For 5600 North Henry Boulevard

Survey of 5600 North Henry Boulevard

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#SP-2025-01 For 5600 North Henry Boulevard

Site Plan of Proposed Motley 7 Brew

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#SP-2025-01 For 5600 North Henry Boulevard

Aerial Photo with Site Plan of Proposed Motley 7 Brew

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#SP-2025-01 For 5600 North Henry Boulevard

Elevations of Proposed Motley 7 Brew

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#SP-2025-01 For 5600 North Henry Boulevard

V. ANALYSIS

Project Description

The applicant for Special Use Permit case, SP-2025-01, Motley 7 Brew (represented by Ryan
Gagnon), is requesting a special use permit to build a quick-serve coffee store with drive-through
windows on a tract of land on the western side of the property at 5600 North Henry Boulevard.
The estimated capital expenditure associated with this project is approximately $1,783,226.00

Currently, the subject property is a vacant parking lot with 82 parking spaces and is a part of the
adjacent Walmart Shopping Center. However, the proposed development of the 7 Brew quick
serve coffee store will result in the removal of the portion of these existing parking spaces to
accommodate the various site improvements. The project includes the construction of a 510
square foot drive through coffee store featuring 11 parking spaces, which exceeds the minimum
parking spaces required, and enhanced landscape. The stormwater will be managed off-site
through an existing detention pond that is currently being utilized by the Walmart Shopping
Center. In addition, the development will reduce the impervious surface coverage from 0.55 acres
to 0.40 acres. The proposed design features a modern aesthetic with Midnight Nichiha, Pacific
Blue metal accents, and Honorable Blue doors as shown on the submitted elevations.

A special use permit is required for the proposed development because OR24-563 for the
Parkway Mixed-Use Overlay District, per TX-2024-03 identifies restaurants with drive-through
facilities or windows as being select uses in Section 2.5.2 (C) 1 of the Stockbridge Unified
Development Code and as being permitted uses with the C-2 zoning district if the applicant applies
and is approved for the Special Use Permit. The required quick-serve coffee store with drive-
through windows is required to meet the three requirements found in the Stockbridge Unified
Development Code as are listed below.

UDC Development Regulations Relevant to Request:

• OR24-563: Section 2.5.2 (C) and 2.5.2 (D) of the Parkway Mixed-Use Overlay District
• Section 9.2.5: Requirements for special use permits.
• Section 9.2.6: Use permit considerations.

OR24-563: Section 2.5.2 (D) of the Parkway Mixed-Use Overlay District

Select Use Requirement Does it Meet Requirement?
Must be located on a property with frontage on either a collector or an arterial
road, as classified by the Georgia Department of Transportation or the Henry Yes
County Department of Transportation.
Property must have a base zoning district which allows such uses. Yes
All property design standards of the base zoning district must be met. Yes
Existing non-conforming structures may not be enlarged. Yes
Building facades for both primary and accessory structures must be constructed
Yes
of brick on all sides.
Acceptable means of access and internal circulation must be provided, to be
Yes
determined by the Fire Marshal.

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#SP-2025-01 For 5600 North Henry Boulevard

The required number of parking spaces must be provided. Yes
Other special requirements, to be determined by the Community Development
Yes
Director.

The subject property falls within the Parkway Mixed-Use Overlay District, which is located in both
Section 2.5.2 C and Section 2.5.2 D of the Stockbridge Unified Development Code. Section 2.5.2
C provides a list of select uses which includes restaurants with drive-through facilities.

Overall, the proposed 7 Brew development meets the requirements of Section 2.5.2 of the
Parkway Mixed-Use Overlay District. First, the subject property has frontage on North Henry
Boulevard, which is classified by the Georgia Department of Transportation as a principal arterial
road. Second, the property is zoned C-2 (General Commercial District), which provides a list of
permitted uses including both restaurants with drive-through and specialty food store (coffee).
Since the site is currently a vacant parking lot, the development doesn’t involve the enlargement
of any non-conforming structures. Third, the proposed 7 Brew development will feature Nichiha
Modernbrick meeting the requirements for brick on both the primary and accessory structures.
Additionally, the 7 Brew development has adequate access and has internal circulation with dual
lane drive through and sufficient turning radius. Lastly, the development also exceeds the
minimum parking requirements by providing 11 parking spaces where only 5 are required.

Staff Analysis

ANALYSIS OF REQUEST

9.2.5 Requirements for special use permits.

1. The proposed use shall not cause traffic congestion or conditions that will adversely
affect nearby properties.

The proposed 7 Brew development will not cause traffic congestion or create conditions that
adversely affect nearby properties. The subject property located along North Henry Boulevard, a
principal arterial road with a 2023 traffic volume of 30,300 vehicles per day and is surrounded by
similarly intensive commercial uses such as Walmart, Popeyes, Zaxbys, the Mays Crossing
shopping center, and other retail and service establishments. Furthermore, the development
provides adequate on-site circulation, including drive-thru lanes, a pass through lane, and eleven
parking spaces. In addition, access is provided from Davis Road and shared driveways that reduce
conflict with traffic.

The proposed 7 Brew development is estimated to generate 418 daily vehicle trips based on the
estimated trip generation from the latest version of the Institute of Transportation Engineers (ITE)
Trip Generation Manual (11th edition) released in 2021. Of these, 46 trips would occur in the
morning and 22 trips during the afternoon. The traffic volumes are consistent with the typical fast-
food restaurants located along North Henry Boulevard and are unlikely to impact the nearby
properties.

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#SP-2025-01 For 5600 North Henry Boulevard

2. The physical conditions of the site, including topography, drainage and size and shape,
are suitable for the proposed development.

The physical characteristics of the subject property are well-suited for the proposed commercial
development. The 0.57 parcel is currently a vacant paved parking lot with 82 parking spaces and
is part of the Walmart shopping center. Stormwater management for the development will be
accommodated off-site in an existing detention pond that serves the shopping center. The shape
of the property allows for efficient site planning including building placement, vehicular circulation,
and landscaping.

3. Adequate public facilities are available to serve the proposed use.

Adequate public facilities are available to serve the proposed development. It will be supported by
the existing infrastructure including access to public water and sewer systems. Furthermore,
stormwater management for the site will be provided off-site through an existing detention pond
that serves the adjacent Walmart shopping center.

4. The applicant has made a binding agreement for any specific limitations or conditions
necessary to protect the public interest and assure the continued beneficial use and
enjoyment of nearby properties or that no special limitations are necessary to protect
the public.

The applicant has confirmed that no special limitations or conditions are necessary to protect the
public interest and ensure the continued beneficial use and enjoyment of nearby properties. The
proposed 7 Brew development will adhere to all existing regulations and utilize the current
infrastructure to minimize any potential impact on the surrounding area.

5. The special use with specific limitations and design features as may have been required
will further the aims of the comprehensive plan and will not be unduly detrimental to
nearby properties.

The subject property is designated for Medium Density Mixed Use, as outlined in the Stockbridge
2024 Comprehensive Plan. According to page 48 of the plan, this designation is intended to
encourage a mixture of residential, commercial, and office uses at moderate densities that support
pedestrian activity and infill development. The proposed development located near North Henry
Boulevard, aligns with this intent in various ways. Located along North Henry Boulevard, a major
arterial identified for mixed-use development, the project introduces a compatible commercial use
adjacent to an existing shopping center. Although the development is small in scale, the project
promotes economic vitality, enhances walkability within the center, and establishes a high standard
for architectural design.

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#SP-2025-01 For 5600 North Henry Boulevard

9.2.6 Use permit considerations

1. Whether the proposed use is consistent with the comprehensive land use
plan adopted by the city council

Economic Development Goal: To attract and retain high-quality
and diverse employers with quality of life, education, culture,
housing, healthcare, retail, and recreation facilities.
Economic Development Policy: Support programs for the
retention, expansion, and creation of businesses that complement
our vision for our community and local economy

Economic Development Policy: Target reinvestment
opportunities for declining, vacant or underutilized sites or buildings

Economic Development Policy: Market the City as a great place
Community to do business
Goals and Future Land Use Goal: To ensure that new developments
Policies promote a better sense of place and preserve valued elements of
community character
(page 42-44)
Future Land Use Policy: Encourage development of a rational
network of commercial nodes to meet the service needs of citizens
while avoiding unattractive and inefficient strip development along
major roadways.

Future Land Use Policy: Create a “sense of place” for our
community along our major commercial corridors

Future Land Use Policy: Work with business owners/ developers
to improve conditions of property and require a consistent look of
quality among commercial developments

The proposed quick-serve coffee store with drive-thru aligns with the Economic Development
listed on page 42 of the 2024 Stockbridge Comprehensive Plan. The development supports the
expansion, retention, and creation of business by introducing a new type of service. It also
supports the vision of the City of Stockbridge by enhancing the service offering and creating
employment opportunities.
The proposed development supports several Future Land Use policies by contributing to the
development of a rational commercial node that meets the service needs of the community while
avoiding inefficient strip-style development. Its placement along North Henry Boulevard helps

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#SP-2025-01 For 5600 North Henry Boulevard

create a more cohesive and attractive corridor, aligning with efforts to establish a stronger “sense
of place.” Additionally, the project has the potential to improve the quality and appearance of
commercial development in the area, consistent with the City’s goal of enhancing property
conditions through collaboration with developers.
2. Compatibility with land uses and zoning districts in the vicinity of the property
for which the use permit is proposed
The subject property is currently surrounded by a mixture of commercial uses and vacant land
with several zoning districts that supports the compatibility of the proposed quick-serve coffee
store with drive-thru. To the north of the subject property lies a combination of C-3 (Heavy
Commercial), SR (Suburban Residential), and C-2 (General Commercial) with uses including the
Murphy USA gas station and vacant parcels. Located to the south of the property there are
multiple retail and service businesses (Papa John’s Pizza, Loya Insurance Company, This Is It!
Southern Kitchen & Bar-B-Q, Lisa Craddock - State Farm Insurance Agent) that are zoned C-2
(General Commercial), which aligns with the proposed development. To the east, the proposed
site is adjacent to the Walmart shopping center, supporting the compatibility of the proposed use.
On the western side of the property, the site abuts the C-2 (General Commercial) and C-3 (Heavy
Commercial) with existing drive-through and fast-food restaurants such as Popeyes, Zaxbys, and
the Mays Shopping Center. Therefore, the proposed quick-serve coffee store would be compatible
with the surrounding zoning districts in the vicinity of the area. In addition, the subject property,
currently zoned as C-2 (General Commercial) is permitted to have restaurants with drive-through
under Section 2.4.9 of the Stockbridge Unified Development Code.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development.
The proposed use of the subject property for a quick-serve coffee store with drive-thru will comply
with all applicable local, state, and federal statutes, ordinances, and regulations governing land
development.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets
The proposed quick-serve coffee store with drive-through windows is likely to have an impact on
both vehicular and pedestrian traffic on adjoining streets. The site is adjacent to North Henry
Boulevard, a principal arterial road and will include tow drive-through lanes as shown on the site
plan, with separate entry and exit points aligned with both North Henry Boulevard and Davis Road.
The existing traffic light will regulate access and mitigate turning concerns with the vehicles
entering and exiting the site. Internal circulation has been designed to prevent the drive-through
traffic from spilling into the public right-of-way. In addition, the sidewalk connects to the retail area
and provides a safe route for pedestrians.

5. The location and number of off-street parking spaces

According to the site plan, the applicant submitted, the proposed building has a square footage
of 510 square feet. According to Section 4.8.5 of the Stockbridge Unified Development Code,
restaurants and other similar establishments are required to provide 10 parking spaces per 1,000
square feet. The minimum number of parking spaces needed for the proposed commercial

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#SP-2025-01 For 5600 North Henry Boulevard

development is 5 parking spaces per 1,000 square feet. The site plan exceeds the parking
requirement by providing a total of 11 parking spaces, resulting in a parking ratio of 22 spaces per
1,000 square feet. This provision ensures that the development meets the parking requirements
specified in Section 4.8.5 of the Stockbridge Unified Development Code.

6. The amount and location of open space

The proposed development has a total site area of approximately 0.57 acres of which 30 (0.17
acres) is designated as open space. This open space consists of pervious landscape area located
along the perimeter of the site including two 10 foot landscape strips and additional green buffers
adjacent to the sidewalks, curbing, and drive-through lanes. The remaining 70% of the site is
impervious, consisting of the 510 square foot building, paved drive aisles, and pedestrian
pathways.

7. Protective screening

The site plan that the applicant submitted shows that screening would be provided around the
dumpster enclosure. The proposed dumpster enclosure will match the building exterior finish. It
is positioned for convenient access and designed to blend visually with the development. It will
be required to meet the screening and design standards as outlined in Section 4.3.12 of the
Stockbridge Unified Development Code.

8. Hours and manner of operation

The proposed quick-serve coffee store will operate on weekdays from 5:30 a.m. to 10:00 p.m.

9. Outdoor lighting

The proposed quick-serve coffee store will provide outdoor lighting on the canopy enhancing
visibility and ensuring a well-lit environment for the customers. The lighting will enhance
wayfinding, making it easier for drivers to navigate the site, particularly in low-light conditions.
Additionally, it contributes to security by reducing dark spots around the building, which can deter
potential safety concerns.

10. Ingress and egress to the property.

Ingress and egress to the proposed quick-serve coffee store is provided via a single access point
along North Henry Boulevard as shown on the site plan. The internal circulation design includes
a two-lane drive through allowing the vehicles to enter and exit efficiently back to North Henry
Boulevard.

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#SP-2025-01 For 5600 North Henry Boulevard

VI. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Special Use Permit via SP-2025-01 is
consistent with the regulations found in OR24-563, Section 9.2.5, and Section 9.2.6 of the
Stockbridge Unified Development Code. Therefore, the Planning and Zoning staff recommends
APPROVAL.

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TITLE EXCEPTIONS TITLE EXCEPTIONS (CONT.) TITLE EXCEPTIONS (CONT.) TITLE EXCEPTIONS (CONT.) TITLE EXCEPTIONS (CONT.)

LAND SURVEYORS, LLC
317 GRASSDALE ROAD

PROFESSIONAL
CARTERSVILLE, GA 30120

770-334-8186

WWW.PLS.US

INFO@PLS.US

GEORGIA C.O.A.: LSF001380

GRID NORTH (GA WEST)

PREPAREDFOR:
SURVEY NOTE 6
VICINITY MAP

SURVEY NOTES

WAL-MART REAL ESTATE BUSINESS TRUST AND

FIRST AMERICAN TITLE INSURANCE COMPANY

D T O ED
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APORTIONOFPARCEL#S02-05012000
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L2 STOCKBRIDGE,GA30281
53'49
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(CITYOFSTOCKBRIDGE)

STATE: GEORGIA LAND LOT: 71
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DATE: FEBRUARY 12, 2025
CURVE TABLE
JOB #: 255144
SCALE: 1"=20'
DRAWN BY: D. HALL
Engineering Division

Thank you for your interest in Henry County, Georgia. This packet includes the necessary documents required
for processing water/sewer availability letters.

Availability letters are required for rezoning(s), conditional use/exception, variance, and modifications to Zoning
Conditions of properties that are heard by the Henry County Planning and Zoning Board and/or the Henry County
Board of Commissioners (or respective cities that are within HCWA service area).

HCWA will verify that water and sewer service is, or will be, available to serve a particular development. The
requested information in this package is used for determining the existing water/sewerage system capacity,
planning for future water and sewerage system needs, and protection of Henry County water sources.

The HCWA charges an application fee for the preparation of a Water/Sewer Availability Letter. A deposit and
additional costs may be required for proposed larger developments, industrial projects, or unusual cases that
require a feasibility/basin study.

Payment of the fee(s) is due at the time of the submittal of the application for a Water/Sewer Availability Letter.
This fee is non-refundable even if it is determined that water and/or sewer service is not available.

Water/Sewer Availability Letters are valid for twelve (12) months.

Should you need further assistance, please feel free to contact our office between
8:00AM to 5:00PM, Monday through Friday at (770) 914-3688.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
Engineering Division

Availability Letter Checklist/Summary
Please complete this form when requesting water/sewer availability letters. Attach the checklist to the
application and sign. (This does not apply to existing service verification letters or letters for conditional
use/exception and some variances).

ALL DOCUMENTS ARE REQUIRED IN ORDER TO CONSIDER AVAILABILITY;
INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED

REQUIRED ITEMS COPIES PROCEDURE (INITIAL)

Application Form 01 1. Signed by owner and notarized. OR
(Originals only. No photocopies 2. Signed by owner’s agent and notarized.
accepted.)
Letter of Intent 01 The letter must clearly state the proposed use,
development intent, and estimated time period for
construction.
Preliminary Site 01 Preliminary Site Plan drawn to scale that clearly presents the
Plan/Layout following minimum details:
(24 x 36 max.)
 Location of Proposed Development (identify all
adjacent roads used to access development)
 Overall size of proposed development
 Land Lot(s) and District(s) of the proposed
development
 Current and proposed zoning classification
 Proposed improvement for the development, for
subdivision, show proposed lot layout, identifying
total # of lots
 Topography – clearly label contour information
 Existing water and sewer line sizes and locations. If
an extension of the water/sewer system is required,
site plan must be accompanied with a preliminary
routing of the off-site extension. ( Preliminary profiles
of the proposed sewer routing may be required.)
 Estimated sanitary sewer flow along with the method
of calculation.
 Buildings, road frontage, north arrow,
 The plan/layout must be dated and correspond with
the submittal to the County or respective City.
 All plans/layouts must include a statement of
whether or not the property is within a protected
watershed district.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
Engineering Division

Additional site 01 If property is within a protected watershed, include
plan/layout proposed minimum lot sizes, estimate of impervious
requirements surface, required stream buffers, and statement of
whether or not the property is within the Water Quality
Critical Area.
Payment $300.00 Cash or check made payable to Henry County Water Authority
for $300.00 for Availability Letters. A deposit and additional
costs will be required for developments requiring
feasibility/basin studies.
Letter from the 01 This letter is required only if the development is within a
Health Department (Only if protected watershed district and the proposed minimum lot
property is not on sewer size is less than the requirements set forth in the W atershed
and located within a Protection Ordinance. Letter must indicate that septic
protected watershed systems will be adequate for proposed lots and
district) house/building sizes.

The Engineering Manager may require additional information different from the above depending upon the type
of development and/or system requirements. The terms and conditions of an availability letter are subject to all
rules and regulations of Henry County Water Authority. This application is valid only for the real property
referenced on this application. This application is not transferable or assignable to any party. Henry County
Water Authority reserves the right to discontinue processing applications at any time without prior notice for any
reason, including limited, diminished, or lack of supply and/or demand considerations.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
Engineering Division

Application for Water/Sewer Availability Letter
Date: ______________

Name of Applicant ____________________________ Phone: ___________________ Mobile: ____________________
Address of Applicant: __________________________________________Fax: ________________________________
City: ___________________________ State: _________ Zip: __________ E-mail: ______________________________
Name of Agent _______________________________ Phone: ___________________ Mobile: ____________________
Address of Agent: ____________________________________________Fax: _________________________________
City: ___________________________ State: _________ Zip: __________ E-mail: _____________________________

THE APPLICANT NAMED ABOVE AFFIRMS THAT THEY ARE THE OWNER OR AGENT FOR THE OWNER OF THE PROPERTY DESCRIBED
BELOW AND REQUESTS: (PLEASE CHECK THE PURPOSE OF LETTER REQUEST AND FILL IN ALL APPLICABLE INFORMATION LEGIBLY AND
COMPLETELY).

VERIFICATION OF SERVICE: Conditional Use/Exception Variance In-law Suite/Addition Bank Loan

AVAILABILITY: General Availability Rezoning
Availability letters will require a minimum of three weeks from the date of payment and application submittal.

Request from _____________________________________ to _____________________________________________
(Present Zoning)) (Requested Zoning)

For the Purpose of ________________________________________________________________________________
(Type of Development)

Address of Property: _____________________________ Nearest Intersection to Property _______________________
(Street Address, if Applicable, Nearest Intersection, Etc)

Size of Tract: ___________ acre(s), Land Lot Number(s): ____________________, District(s): ____________________

Development Estimated Average Daily Sewer Flow (GPD): ________________________________________________

Property Tax Parcel Number: _______-_______-________-_______Proposed number of lots: _______________________

Information beyond this point is not required for service verifications.

(Below: For properties within protected watershed districts only)

Gross Density: ____________units per acre Net Density: ____________units per acre

Estimated amount of impervious surface: _______________ Minimum Lot Size: ________________

Witness Signature of Owner(s)/Agent(s)

Printed Name of Witness Printed Name of Owner/s

Notary Signature of Agent

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
City of Stockbridge
MEETING DATE
AGENDA ITEM
FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
Zoning Modification Case #ZM-2025-02 for Brush Creek Court. Pivotal Enterprises requests the
conversion of Brush Creek Court from a public street to a private street to allow security gates to be installed
at the entrance of the street. The gates would serve both Phase 1 (on the west side) and Phase 2 (on the
east side) of the Brush Creek Commons townhome development.

BACKGROUND INFORMATION:
Staff Recommendation—Approval. Phase 1 received approval via ZM-2024-01 and Phase 2
received approval via RZ-2024-03, both on December 9, 2024.

APPROVALS: CITY MANAGER FINANCIAL IMPACT N/A
CITY TREASURER AMOUNT $
CITY ATTORNEY
GRANTS ADMIN. ATTACHMENTS:
ITEM/PROJECT/EVENT:
ZONING MODIFICATION CASE #ZM-2025-01.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION: APPROVAL.

Staff Signature

Henry County, GA

Overview

Legend
Parcels
Roads
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood.
287 ft Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Wetlands

Parcel ID S07-01006000 Class C Owner PIVOTAL ENTERPRISES Land $126500
Property Acreage 2.53 Address LLC Value: Last 2 Sales
Address 1705 ENTERPRISE WAY Building $0 Date Price
Reason Qual
District City/Stockbridge STE S-100 Value: MULTI
3/22/2021 $387,000 U
MARIETTA GA 30067 Misc $0 PARCEL
Value: PART
12/17/2013 $57,500 U
Total $126500 INT
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 3/21/2024
Last Data Uploaded: 3/21/2024 7:42:23 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID S07A01100000 Class C Owner PIVOTAL ENTERPRISES LLC Land Value: $100
Last 2 Sales
Property Acreage 15.895 Address 1705 ENTERPRISE WAY STE S- Building $0
Date Price Reason Qual
Address 100 Value:
n/a $ n/a n/a
District City/Stockbridge MARIETTA GA 30067 Misc Value: $0
n/a $ n/a n/a
Total Value: $100

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 5/31/2024
Last Data Uploaded: 5/31/2024 12:01:43 PM

Developed by
State of Georgia
County of Henry

THIRD AMENDMENT TO

DEVELOPMENT AGREEMENT

COMES NOW THE CITY OF STOCKBRIDGE, GEORGIA, a municipal corporation

chartered under the laws of the State of Georgia ("City") and Pivotal Enterprises, LLC ("Owner"

or "Developer"). The City and Owner do hereby further amend that certain Development

Agreement ("Agreement") dated July 21, 2003, previously amended and modified, entered into

between the City and Royce Grant; and

Whereas, Developer is the current owner of the Property; and

Whereas, on December 9, 2024, after a properly advertised public hearing, Mayor and City

Council approved comprehensive plan amendment case number CP-2024-03, for Parcel No.: S07-

01006000 in order to allow the property’s future land use designation to be changed from Low-

Density Mixed-Use to Medium-Density Residential; and

Whereas, on December 9, 2024, after a properly advertised public hearing, Mayor and City

Council rezoned Parcel No.: S-07-01006000 from the C-2 (General Commercial) zoning district

to the MFR (Multi-Family Residential) zoning district; and

Whereas on December 9, 2024, after a properly advertised public hearing, Mayor and City

Council approved a Major Modification of Zoning Conditions to RZ-03-04 (as previously

modified) to allow Parcel No.: S-07-01006000 to become Phase 2 expansion of the Brush Creek

Commons, subject to certain conditions;

Whereas on November 14, 2022, after a properly advertised public hearing, Mayor and

City Council approved a Major Modification of Zoning Conditions to RZ-03-04 and its

corresponding Development Agreement, when it adopted ZM-2022-01 in order to allow for the
proposed development of townhomes in Phase 1 of Brush Creek Commons with two (2)

amendments and various changes to its amenities and site plan; and

Whereas, Owner has also requested an amendment to the development conditions within

the Development Agreement, as previously amended and modified; and

Whereas, pursuant to Section 2. Zoning Requirements of the Property C) Development

Conditions. the City and Owner desire to amend said agreement as follows:

NOW, THEREFORE, FOR AND IN CONSIDERATION OF THE MUTUAL

COVENANTS HEREINAFTER STATED, IT IS AGREED AS FOLLOWS:

The development conditions for Phase 2 will read as follows:

1. Comprehensive Plan Amendment—The rezoning of Parcel #S07-01006000 (#RZ-2024-

03) for the proposed development of Phase 2 shall not be approved unless Comprehensive

Plan Amendment Case #CP-2024-03 is first approved.

2. Zoning Modification—Parcel #S07-01006000 shall not be designated as Phase 2 of the

Brush Creek Commons townhome development and it shall not be combined with Parcel

#S07A0110000 (Phase 1) unless Zoning Modification Case #ZM-2024-01 is approved.

3. Compliance with Original Rezoning, Development Agreement, and Amendments--If

Zoning Modification Case #ZM-2024-01 is approved to allow Phase 2 to be combined with

Phase 1 in an overall development for Brush Creek Commons, then the developer shall:

a. Comply with the requirements of the approved rezoning case (RZ-03-04 via Rezoning

Ordinance No. 03-152, the original Development Agreement, the First Amendment to

the Development Agreement (dated December 13, 2004), and the Second Amendment

to the Development Agreement (dated August 13, 2007), with the exception of other

conditions that are listed below.
b. Submit, to the City Clerk and City Attorney, an updated legal description and plat,

certified by an engineer or surveyor licensed in the State of Georgia, of the Property.

c. Amend the Declaration of Restrictive Covenants for Phase 1 to incorporate Phase 2 to

state that the townhome units in Phase 2 shall have all of the same rights and privileges

to use the common areas and amenities that are located within Phase 1.

4. Site Plan—The developer shall build Phase 2 according to a site plan which is very similar

to the submitted site plan for Phase 2, entitled “Rezoning Plat—Brush Creek Commons,

Phase 2”, which was prepared by DGM Land Planning Consultants, Inc.

5. MFR Versus RM-2 District Requirements—The developer shall comply with the MFR

District requirements, except where they conflict with the RM-2 District requirements or

any other provisions which were specifically listed in the Development Agreement or its

two Amendments.

6. Front Yard Setbacks—The front yard setbacks of the proposed townhome lots for Phase

2 may be only 20 feet instead of the MFR District’s requirement of 50 feet because the

Second Amendment to the Development Agreement allowed front yard setbacks of only

10 feet. Further, no variance shall be required.

7. Recombination Plat--The Developer shall apply for the recombination of the Phase 2

parcel (#S07A01100000) with the Phase 1 parcel (#S07-01006000), and a new final plat

for the overall Brush Creek Commons development shall be officially recorded in the

Henry County Superior Court.

8. Stand-Alone Development--If ZM-2024-01 is not approved, then Parcel #S07-01006000

shall be a stand-alone development, and it must comply with the requirements of the MFR

(Multiple-Family Residential) zoning district. This means that it must have its own
amenities, HOA, and multi-purpose trail. Further, a variance would be required for the

front yard setbacks of the townhome lots unless the developer complies with the required

50-foot front yard setbacks.

9. Permit Issuance--No land disturbance (LDP) or building permits shall be issued for Phase

2 until the applicant submits a copy of the new preliminary plat for the overall Brush Creek

Commons development (Phase 1 and Phase 2) to the Community Development

Department.

10. Phase 2 shall be developed in general conformity with the Phase 2 site plan submitted to

the Stockbridge Planning Staff on October 7, 2024 and shall adhere to all City of

Stockbridge MFR Ordinance requirements, except if there is a conflict between the MFR

Ordinance requirements and the conditions set forth in the Development Agreement, as

amended from time to time, the conditions set forth in the Development Agreement shall

control.

11. The maximum building height shall be forty (40) feet.

12. All townhouses shall have a mixture of front facade consisting of covered entryway,

porches, bay windows and/or balconies. Garages shall be accentuated with variations of

design porticos.

13. The owner shall submit elevations of buildings to be approved by the City.

14. Each unit elevation per building shall be separate and distinct from the other and shall

include variations in rooflines which may be accomplished with the use of dormers, gables

and/or fireplaces.

15. Each unit shall be three-sided brick. No vinyl siding and/or veneer brick will be allowed.
16. The owner shall install street trees along all streets to be placed between the sidewalk and

the front property lines, have a minimum two and one-half-inch (2.5") caliber (d.b.h), shall

have a minimum twenty-four foot (24 sq. ft.) planting area and shall be spaced an average

of forty- five feet (45') apart. Owner shall provide a list often (10) trees to be provided and

subject to modification by the City.

17. A streetscaping plan shall be submitted to the City of Stockbridge Planning and Zoning

Staff for comments and approved by the City to include sidewalks, street trees, landscaping,

street lighting and street furniture.

18. Any flood plain alteration be supported by a certified engineer at the plan review stage.

19. The Developer shall submit, to the City Clerk and City Attorney, an updated legal

description and plat, certified by an engineer or surveyor licensed in the State of Georgia,

of the Property.

20. The maximum units per building shall be no more than six (6) units per building.

21. The minimum distance between buildings shall be twenty (20) feet.

22. The minimum front yard setback shall be twenty (20) feet.

23. The minimum side yard setback shall be fifteen (15) feet.

24. The minimum rear yard setback shall be twenty (20) feet.

25. A Declaration of Restrictive Covenants for Phase 1 shall be amended and modified to

incorporate Phase 2, and the units in Phase 2 shall have all of the same rights and privileges

to use the common areas and amenities located within Phase 1.

26. The Building Department shall not issue a building permit until such time as the Director

of the Building Department has certified that for each prospective phase of development,
sewer capacity is sufficient to accommodate the additional sewage that would be generated

by the proposed development.

27. This rezoning is subject to the property owner’s and developer’s execution of the amended

development agreement which will embody these conditions of zoning for Phase 2.

CITY OF STOCKBRIDGE, GEORGIA

By: _____________________________
Anthony S. Ford, Mayor

This the ___ day of
December, 2024

ATTESTED BY:

Vanessa Holliday, City Clerk

Pivotal Enterprises, LLC

Signed, sealed and delivered
before me this _____ day of
_____________, 2024.

Notary Public

[SEAL]
Project/Case #
ZMOD-2025.05.0597
Location Details:
Brush Creek Ct @ N. Henry Blvd

City of Stockbridge

APPLICATION FOR ADMINISTRATIVE OR ZONING MODIFICATIONS
Zoning Case Number:
Ordinance Case Number:

The undersigned, having an interest in the property herein described respectfully request:

Property Owner Authorization Form please click here

SECTION I

A. Administrative Modification: Minor changes are those which implement only slight alterations to the approved site design layout; which are made
necessary by actual field conditions at the time of development; or which do not alter the impact of the development on nearby properties, nor the intent or
integrity of the conditions as they were originally imposed. Any request for a minor change of the master development plan shall be made in written form to the
Director. Furthermore, the request for a minor change shall be accompanied by copies of the revised master development plan. This does not require a public
hearing, but an administrative decision by the Director of Community Development. Section 9.2.3

B. Zoning Modification (Major): Major modifications to zoning conditions include any changes to allowable uses, maximum density,
maximum intensity, or compatibility requirements attached to the zoning approval as conditions of approval. This requires a public
hearing by the City of Stockbridge. Section 9.2.4
List previous case number: #M

SECTION II

1. Planner to be assigned during review cycle.
2. Identify the specific condition(s) being modified. State the condition number(s) and letter(s) (e.g. 2-b, 2-e)
Brush Creek Ct to be privatized and incorporated into HOA open-space in order to allow for a gate at the front of the
neighborhood.
RZ-03-04 & ZM-2022-01 &
3. Petition number of the Zoning or Use Permit to which this application applies Amendment 1 12/13/2024 &

Amendment 2 08/13/2007

4. Attach a copy of Legal Description [must be metes and bounds], or complete the following information if the property is within a recorded subdivision.
Is the property within a recorded subdivision? Yes No

Subdivision Name: Brush Creek

Lot Number: Block Designation: Land Lot(s): United States
District / Section: District 2 Recorded in Plat Book: Page:

Road Name:

SECTION III: Owner states under oath that he/she is the owner of the property described in the attached legal description, which is made part of this application
for a Modification.
First Last
Name of Owner:
Eaman Fatemi
Mailing Address: 1705 Enterprise Way, Ste 100

City: Marietta State: Georgia Zip: 30067

Phone #: (770) 480-1714 Email: efatemi@pivotalhouse.com

Eaman Fatemi
Owner Signature

SECTION IV: Applicant, if different from the owner, states under oath that:

1. The applicant is the executor or attorney-in-fact under a Power-of-Attorney for the Owner. Attach a copy of Power-of-Attorney and type name of Owner
as indicated in Section III; or
2. The applicant has an option to purchase said property conditioned upon the property being granted a modification. Attach a copy of the contract and
type of name of Owner as indicated in Section III; or
3. The applicant has an estate for years which permits the applicant to apply for a modification. Attach a copy of the lease and type name of the Owner
as indicated in Section III.

First Last
Name of Applicant:
Eaman Fatemi
Applicant's Address: 1705 Suite 100

City: Marietta State: Georgia Zip: 30067

Phone: (770) 480-1714 Email: efatemi@pivotalhouse.com
Eaman Fatemi
Applicant Signature

SECTION V: Attorney or Agent, if different from the applicant and/or owner

First Last
Attorney/Agent Name:
Check One:
Address:
Attorney Agent
City: State: Zip:
Phone #: Email:

TO: Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: June 9, 2025 City Council Meeting

Subject: #ZM-2025-02 For Brush Creek Commons

I. PURPOSE

Consider a major zoning modification request for Parcel #S07A01100000 on the west side of
Brush Creek Court to provide for a change to the previously-approved site plans for the Brush
Creek Commons townhome developments, Phases 1 and 2 (which were approved for Zoning
Modification Case #ZM-2024-01 and Rezoning Case #RZ-2024-03, respectively) and the
associated Development Agreement by allowing the applicant to convert Brush Creek Court
from a public street to a private street for the purpose of installing security gates at the project
entrance.

II. Background

Conversion of Brush Creek Court from a
public street to a private street for the purpose
Proposed Use
of installing security gates at the project
entrance
Brush Creek Court, off North Henry
Site Address
Boulevard

Parcel Identification S07-01006005

Parcel Acreage 40.075

Applicant Pivotal Enterprises, LLC.

Owner Pivotal Enterprises, LLC.

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

Current Zoning MFR (Multiple Family Residential)

Brush Creek Commons – Townhome
development with 41 units, currently
under construction.
Current Use
Brush Creek Enclave – 19 townhomes that
were approved under a previous approved
Zoning Modification (ZM-2024-01), Rezoning,
(RZ-2024-03), and a Comprehensive Plan
Amendment (CP-2024-03) case last year.

III. Finding of Facts

1. The property is currently zoned ‘MFR’ (Multiple Family Residential)

2. The property has a current future land use designation of Medium-Density Residential.

3. The vicinity of the proposed use is mostly commercial and residential with the following
zoning classifications: MHR (Mobile Home Residential), SR (Suburban Residential), C-2
(General Commercial), and C-3 (Heavy Commercial).

IV. Zoning History

Brush Creek Commons has undergone multiple zoning changes and modifications over the years.
Originally rezoned in 2003 (RZ-03-04) from R-2 (Single-Family Residential) to RM-2 (Multifamily
Townhomes), the development was subject to a Development Agreement outlining 12 zoning
conditions, including required amenities and architectural standards. The property later changed
ownership, and Timberline Group, LLC secured amendments in 2004 (capping units at 41) and
2007 (reducing the front yard setback to 10 feet). In 2022, Pivotal Enterprises obtained approval for
ZM-2022-01, modifying the site plan and amenities due to environmental constraints (wetlands and
floodplains totaling 5.459 acres) and HOA cost concerns. In 2024, ZM-2024-01 was approved,
expanding the development to include Parcel #S07-01006000 as Phase 2, adding 20 more units
for a total of 61 units. The Stockbridge City Council approved the expansion on December 9, 2024,
continuing the evolution of the project while addressing regulatory and practical limitations.

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

Aerial Photo of Brush Creek Commons Townhome Development
(2024)

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

Recorded Plat Brush Creek Book 63 (Page 299-308)

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

Proposed Location of Security Gate at Brush Creek Commons
Townhome Development

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

Site Plan of Security Gate at Brush Creek Commons Townhome
Development

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025
10

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025
11

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025
12

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025
13

V. Analysis

Project Description

The applicant, Pivotal Enterprises, LLC, has submitted a request for a major zoning modification for
Parcel #S07A01100000, located on the west side of Brush Creek Court, within the Brush Creek
Commons townhome development. This request pertains to Phases 1 and 2 of the project, which
were previously approved under Zoning Modification Case #ZM-2024-01 and Rezoning Case #RZ-
2024-03, and are governed by an associated Development Agreement. The applicant seeks to
revise the previously approved site plans to allow for the conversion of Brush Creek Court from a
public street to a private street, enabling the installation of gated access at the entrance of the
development.

The purpose of this proposed modification is to establish a controlled-access residential community
that enhances neighborhood security, privacy, and identity. The conversion involves the formal
vacation of the existing public right-of-way, which was initially platted and dedicated to the City of
Stockbridge. Upon approval, this right-of-way would be transferred to the Brush Creek Commons
Homeowners’ Association (HOA) and designated as private HOA-owned open space. The HOA
would assume full ownership and responsibility for the long-term maintenance, repair, and operation
of Brush Creek Court and all associated infrastructure within the privatized area.

To support the transition to a gated community, the applicant proposes the following improvements:

• Road widening to accommodate vehicle queuing and turning movements,

• Perimeter fencing and gated access infrastructure,

• Curbed and landscaped islands for traffic control and aesthetics,

• Signage, lighting, and emergency access features in compliance with fire and public safety
standards.

While this request does not propose any change to the approved residential density, number of
units (60 total), land use, or overall site layout, it represents a shift in the status of the internal street
network from public to private. Both the submitted modification and any required re-platting will be
subject to final engineering review, coordination with the gate installer, and approval from relevant
departments. However, the request is consistent with the developer’s clear intent to establish a
gated, privately maintained townhome community.
The proposed change is intended to offer benefits to future residents by increasing security, privacy,
and a sense of community control, while reducing long-term maintenance obligations for the City.

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025
14

Staff Analysis

1. Reasonableness of Applicant’s Request.

The applicant, Pivotal Enterprises, LLC, is requesting a major zoning modification to convert Brush
Creek Court from a public street to a private street within the Brush Creek Commons townhome
development. This change is being sought to allow the installation of security gates at the
development’s entrance. The request is reasonable in the context of modern residential development
practices and reflects a growing preference for controlled-access communities among homebuyers
seeking enhanced safety, privacy, and exclusivity.
Brush Creek Court functions as an internal roadway that solely serves the Brush Creek Commons
community, which includes 63 attached townhome units approved through prior zoning actions. The
street does not provide connectivity to external parcels or function as a collector road. Because of this,
converting it to a private street will not disrupt the broader transportation network or hinder public
circulation in the area.
The applicant has expressed willingness to assume full responsibility for street maintenance,
stormwater infrastructure, and access control mechanisms, thereby shifting the long-term maintenance
burden away from the City. This includes obligations for pavement upkeep, lighting, signage, and any
necessary utility coordination. Such an arrangement is standard for private streets and ensures that
the City is not financially liable for upkeep of infrastructure serving a private, closed-access community.
In conclusion, the applicant’s request is both reasonable and consistent with established precedents
for townhome developments seeking to provide a more secure and self-contained residential
environment.

2. Suitability for the Proposed Development

The request to convert Brush Creek Court from a public to a private street and install security gates is
suitable for the scale, design, and intent of the Brush Creek Commons development. The project
consists of 60 attached townhome units approved over two phases, occupying approximately 21.18
acres. These units are part of a unified residential community designed with shared infrastructure and
common areas, making it well-suited for a gated, private access layout.
From a site design perspective, gated entries are a common feature of medium-density townhome
developments, particularly in suburban contexts where developers and residents value controlled
access, community branding, and reduced through-traffic. The conversion aligns with this residential
typology and does not introduce any increase in density, impervious surface coverage, or new points
of access.
Furthermore, because the street in question lies entirely within the development boundaries and does
not connect to adjacent parcels or neighborhoods, the shift to a private street with restricted access
does not create barriers to inter-parcel connectivity or disrupt broader traffic patterns.

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025
15

3. Effects on Surrounding Properties and Infrastructure

The proposed zoning modification—to convert Brush Creek Court from a public to a private street to
install security gates at the entrance of the Brush Creek Commons townhome community—is not
expected to create adverse effects on surrounding properties or public infrastructure. The modification
does not propose any changes to the number of units (60 townhomes), density, or overall layout of the
development. Instead, it introduces a private, gated-access configuration that applies only to the
internal street system of the development. This change is designed to enhance community security,
reduce non-resident cut-through traffic, and establish a stronger sense of identity and privacy for future
homeowners.
The surrounding area features a mix of land uses that provide a stable and transitional context for this
type of development. To the north, the subject site borders two manufactured home communities and
the Meadow Ridge Subdivision, a conventional single-family residential neighborhood. To the south
are commercial properties, including QuikTrip, Waffle House, and a multi-family apartment complex.
The eastern boundary is adjacent to additional single-family homes and neighborhood-scale
residential development, while commercial uses exist to the west. The introduction of a gated private
street within this already-approved townhome development is not expected to conflict with these
surrounding uses. In fact, the transition to a gated community may positively influence property values
by conveying an added sense of exclusivity and control, which could benefit both the Brush Creek
Commons development and neighboring residential areas.
The privatization of Brush Creek Court transfers maintenance responsibilities—such as road surface
upkeep, lighting, landscaping, and stormwater features—from the City to the Brush Creek Commons
Homeowners’ Association (HOA). This shift reduces the long-term burden on public resources and
ensures that maintenance and repair obligations are managed privately. The former public right-of-
way will be converted into HOA-owned open space, further reinforcing the privatized nature of the
street. The proposed gate system will include accommodations for emergency vehicle access (e.g.,
Knox box or similar override devices), ensuring that critical services will not be impeded. Additionally,
the road-widening at the entrance, curbed islands, and infrastructure enhancements associated with
the gate installation will be designed to meet applicable engineering and safety standards.
In summary, the proposed modification is contextually appropriate and consistent with development
trends in similar suburban infill areas. It is not anticipated to negatively impact adjacent residential or
commercial uses and instead offers potential benefits in terms of security, identity, and reduced
municipal infrastructure obligations. The proposal maintains essential access and serviceability while
aligning with the community’s vision for a well-managed, private residential enclave.

VI. STAFF RECOMMENDATION

This Staff Report has demonstrated that the applicant’s proposed changes to the site plan changes
would be acceptable. Therefore, the Planning and Zoning Staff recommends APPROVAL of this zoning
modification request.

City of Stockbridge Community Dev. Dept.; Stockbridge, GA (770) 389-7900 / June 9, 2025
#ZM-2025-02
For Brush Creek
Commons

June 9, 2025 (Mayor
and Council)
Aerial Photo of Phase 1
Aerial Photo of Phase 2
Recorded Plat Brush Creek
Book 63 (Page 299-308)
Site Plan of Phase 1 and Phase 2 of the Brush
Creek Townhome Development
Proposed Location of Security Gate
Purpose

• Consider a major zoning modification request for Parcel
#S07A01100000 on the west side of Brush Creek Court to provide for
a change to the previously-approved site plans for the Brush Creek
Commons townhome developments, Phases 1 and 2 and the
associated Development Agreement by allowing the applicant to
convert Brush Creek Court from a public street to a private street for
the purpose of installing security gates at the project entrance.
Zoning History

• Brush Creek Commons has undergone multiple zoning changes and modifications
over the years. Originally rezoned in 2003 (RZ-03-04) from R-2 (Single-Family
Residential) to RM-2 (Multifamily Townhomes), the development was subject to a
Development Agreement outlining 12 zoning conditions, including required
amenities and architectural standards. The property later changed ownership, and
Timberline Group, LLC secured amendments in 2004 (capping units at 41) and 2007
(reducing the front yard setback to 10 feet). In 2022, Pivotal Enterprises obtained
approval for ZM-2022-01, modifying the site plan and amenities due to
environmental constraints (wetlands and floodplains totaling 5.459 acres) and HOA
cost concerns. In 2024, ZM-2024-01 was approved, expanding the development to
include Parcel #S07-01006000 as Phase 2, adding 20 more units for a total of 61
units. The Stockbridge City Council approved the expansion on December 9, 2024,
continuing the evolution of the project while addressing regulatory and practical
limitations.
Project Description

• Pivotal Enterprises, LLC has submitted a major zoning modification request for Parcel
#S07A01100000 within the Brush Creek Commons townhome development. The
proposed change involves converting Brush Creek Court from a public street to a
private street, allowing for gated access at the entrance. This modification aims to
enhance security, privacy, and neighborhood identity by establishing a controlled-
access community. The vacated right-of-way, currently dedicated to the City of
Stockbridge, would be transferred to the Brush Creek Commons Homeowners'
Association (HOA), which would assume responsibility for its maintenance and
operation. Planned improvements include road widening for better traffic flow,
perimeter fencing, gated access infrastructure, landscaped islands, and signage and
lighting compliant with public safety standards. While the modification does not alter
residential density, unit count, or overall site layout, it redefines the internal street
network as privately maintained. The request is subject to engineering review,
coordination with gate installers, and approval from relevant departments, aligning
with the developer’s intent to create a secure, HOA-managed townhome community.
Staff Analysis

1. Reasonableness of Applicant’s Request: The applicant, Pivotal Enterprises, LLC, is requesting a
major zoning modification to convert Brush Creek Court from a public street to a private street
within the Brush Creek Commons townhome development. This change is being sought to allow the
installation of security gates at the development’s entrance. The request is reasonable in the context
of modern residential development practices and reflects a growing preference for controlled-access
communities among homebuyers seeking enhanced safety, privacy, and exclusivity.
2. Suitability for the Proposed Development: The request to convert Brush Creek Court from a public
to a private street and install security gates is suitable for the scale, design, and intent of the Brush
Creek Commons development. The project consists of 60 attached townhome units approved over
two phases, occupying approximately 21.18 acres. These units are part of a unified residential
community designed with shared infrastructure and common areas, making it well-suited for a gated,
private access layout.
3. Effects on Surrounding Properties and Infrastructure: The proposed zoning modification—to
convert Brush Creek Court from a public to a private street to install security gates at the entrance of
the Brush Creek Commons townhome community—is not expected to create adverse effects on
surrounding properties or public infrastructure. The modification does not propose any changes to
the number of units (60 townhomes), density, or overall layout of the development. Instead, it
introduces a private, gated-access configuration that applies only to the internal street system of the
development. This change is designed to enhance community security, reduce non-resident cut-
through traffic, and establish a stronger sense of identity and privacy for future homeowners.
Staff Recommendation

• The proposed zoning modification request for Brush Creek Commons
aims to convert Brush Creek Court from a public street to a private street,
allowing for the installation of security gates at the project entrance. This
change is intended to enhance neighborhood security, privacy, and
identity while reducing long-term maintenance obligations for the City.
The request is reasonable, suitable for the development, and is not
expected to create adverse effects on surrounding properties or public
infrastructure. The Planning and Zoning Staff recommends approval of
this zoning modification request.
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 12, 2025 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
CP-2025-02 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., south of Valley Hill Rd. Applicant: Templar
Development, LLC. Agent: Battle Law, P.C. Requested Comp. Plan Amendment: From Low-Density Mixed-Use to High-Density
Mixed-Use to allow a mixed-use development with 98 townhomes and a small office building on 9.9 +/- acres. The applicant has
also submitted RZ-2025-03 to request the rezoning of the property from C-3 & PMU to PUD Master Plan & PMU.

BACKGROUND INFORMATION:
Staff Recommendation: Approval. Planning Commission Actions on April 17, 2025: Denial of both
CP-2025-02 and RZ-2025-03.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
CP-2025-02 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., South of Valley Hill Rd.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

1,175 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 4/4/2025
Last Data Uploaded: 4/4/2025 1:09:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 3/26/2025
Last Data Uploaded: 3/26/2025 1:13:42 AM

Developed by
Land Use Amendment from Low Density Mixed-Use
NORTH HENRY BLVD, to High Density Mixed-Use
Rezoning from C3 & PMU to PUD & PMU to allow
STOCKBRIDGE GA for 98 for-sale townhomes and an office building.
ZONING STATUS

 Property was recently annexed
into the City of Stockbridge
and is zoned C-3 as it was
zoned in unincorporated Henry
County
OVERLAY
DISTRICT

 The property is also located
within the Parkway Mixed Use
Overlay District which allows
up to 45 units per acre. The
Applicant is seeking to develop
107 units at a density of 9.9
units per acre
FUTURE LAND
USE MAP

 The Current Land Use for the
property is Low Density Mixed-
Use which according to the
City’s comprehensive plan, is
not compatible with the Parkway
Mixed Use District. Therefore,
we are asking to amend the
Land Use to High Density
Mixed-Use which is compatible.
THE SITE IS LOCATED
SOUTH OF VALLEY HILL RD
ALONG NORTH HENRY BLVD

THE NORTH HENRY BLVD
CORRIDOR IN THIS AREA
HAS NOT SEEN ANY NEW
DEVELOPMENT IN YEARS

THE PROPOSED PROJECT
WILL BRING NEW HOMEOWNERS
AND BUSINESSES INTO THE AREA
TO SUPPORT THE REDEVELOPMENT
OF THE CORRIDOR
WITHIN 250 FEET
SOUTH OF THE SITE
ACROSS FROM THE
SITE
GDOT ROAD
WIDENING FOR SR
42
SITE PLAN

 98 Fee Simple Townhome Units

 Minimum 1,296 sq. ft Office Space

 Two Point of Access from North
Henry Blvd and Old Atlanta Road
Office space will be for small businesses
that don’t require a lot of parking

The units will be marketed to residents
in the area.

The HOA will initially own the building and be
will not allowed to occupy no more than
50% of the office space, if so desired.
Otherwise, they will be able to rent out
the entire building to tenants, or even
sell the building to a third-party for office
use.
 Townhome Unit Information

 1. Minimum Unit Size: 1,400 sq. ft

 2. Number of bedrooms: 3 to 4

 3. Parking Spaces Per Unit: 4, including
 2 car garage and 2 car parking pad

 4. Price Points: Low to mid $300K
AMENITY AREA

Tot Lot, Dog Park, and Mulched Walking Trail that
connects into the sidewalk system
UNOPENED PORTION OF OLD ATLANTA ROAD
UPDATED ELEVATIONS
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Senior Planner; Jordyn Bucholtz, GIS Analyst

CC: R. Ryan Anderson, Community Development Director

DATE: April 17, 2025 (Planning Commission); May 12, 2025 (Mayor/Council)

Subject: #CP-2025-02 For Parcel #029-01011001 (North Henry Boulevard and Old
Atlanta Road, south of Valley Hill Road)

I. PURPOSE

Consider a Comprehensive Plan Amendment application by Templar Development to
change the future land use designation from ‘Low-Density Mixed-Use’ to ‘High-Density
Mixed-Use’ for Parcel #029-01011001, which is located between North Henry Boulevard
and Old Atlanta Road, south of Valley Hill Road. The property contains one parcel with
9.9 +/- total acres. The purpose of this request is to allow for the development of
townhomes and office space.

II. Background

Mixed-use development that will include 98 units
Proposed Development
and office space
The subject property is located between North
Site Address Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road.

Parcel Identification 029-01011001

Parcel Acreage 9.9 +/- acres

Applicant Templar Development, LLC

Miriam Deborah Mays Gilmore and William
Owner
Brooks Gilmore
Current Land Use Designation Low-Density Mixed-Use

#CP-2024-02 For Parcel #029-01011001

Proposed Land Use Designation High-Density Mixed-Use

Number of Proposed Units Per Acre 9.9 dwelling units per acre

Current Use Vacant; Heavily wooded

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Vacant, Low Density Mixed Use,
Property to the North
Liberty Baptist Church Low-Density Residential
DC Event Rentals (Party
equipment rental service),

Property to the South Army Navy Outdoor Center Low-Density Mixed-Use
(Gun shop)

Valley Hill Station
Property to the East Low-Density Residential
(Subdivision)
Stockbridge North
Property to the West Shopping Plaza Low-Density Mixed-Use

SURROUNDING LAND USE DENSITIES

Name of Subdivision/Development Units Estimate Density Per
Acres

Valley Hill Station 126 1.82 units per acre

Templar Development 98 9.9 units per acre

Wildwood Estates 169 2.84 units per acre

Pineywoods 31 1.79 units per acre

#CP-2024-02 For Parcel #029-01011001

Sentry Oaks 30 1.93 units per acre

Springwood Valley 58 1 unit per acre

576 Davis Road 165 6 units per acre

Victory Worship Center 56 5.65 units per acre

JP Upchurch Properties 40 1 unit per acre

III. Findings of Fact

1. The applicant also applied for a rezoning application (RX-2025-03) from C-3 to PUD.
The case will be heard concurrently.

2. The vicinity of the area is mostly Low-Density Mixed-Use, Low Density Residential, Medium
Density Residential, and High Density Residential.

3. The subject property has frontage on Highway 42 which is classified as a minor
arterial road by the Georgia Department of Transportation State Functional
Classification Map.

#CP-2024-02 For Parcel #029-01011001

IV. Maps and Illustrations

Aerial Photo of Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

Surrounding Land Use Densities Map

#CP-2024-02 For Parcel #029-01011001

Site Plan of Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

Aerial Site Plan of Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

Renderings of Proposed Development

#CP-2024-02 For Parcel #029-01011001

V. Analysis

Project Description

The applicant has requested a Comprehensive Plan Amendment to change the City
Future Land Use Designation from Low-Density Mixed-Use to High-Density Mixed-Use
to allow for a mixed-use development with 98 townhome units with 98 parking spaces.
The proposed mixed-use development will include a 1,296 square foot office space with
seven proposed parking spaces, a mail kiosk, five areas of open space, and a detention
pond. The density of the proposed project is 9.9 units per acre.

The subject property is currently zoned as C-3 (Heavy Commercial District) by the City of
Stockbridge Zoning Ordinance. However, once the proposed rezoning is approved by the
city, it will be assigned to the PUD (Planned Unit Development) zoning district. Page 45
of the City of Stockbridge 2024 Comprehensive Plan states the PUD (Planned Unit
Development) zoning district is compatible with all the Future Land Use Designations
which includes the proposed High-Density Mixed-Use designation.

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 request to assign the Future Land Use designation of High-Density Mixed-Use is
necessary because the PUD zoning district is compatible with all the Land Use
Designations in the city, which includes the proposed High-Density Mixed-Use
designation. In addition, the proposed mixed-use development is consistent with the policy
goals that are found in the current City of Stockbridge Comprehensive Plan that are found
on pages 42 and 44.

Population Goals: To attract new, diverse residents.

Population Policies: Maintain a family friendly environment and focus on
Community attracting and retaining young adults.
Goals and Housing Goals: To provide a variety of housing choices to suit the
Policies changing needs and lifestyles of City residents.

(pg. 42-44) Housing Policies: Provide a mixture of housing options to attract young
professionals, singles, and small families.

10
#CP-2024-02 For Parcel #029-01011001

Future Land Use Goals:
- To ensure that new developments promote a better sense of place
and preserve valued elements of community character.
- To establish land use designations that meet the needs of the City
and are consistent with the new UDC.

Future Land Use Policies:
- Encourage development of a rational network of commercial
nodes to meet the service needs of citizens while avoiding
unattractive and inefficient strip development along major
roadways.
- Encourage mixed-use development to promote a live, work, play
concept.
- Support increases in density where community design standards,
environmental constraints, and available infrastructure capacities
can accommodate the increased density.

2. Relation to the Zoning of the Property.

The subject property is currently zoned C-3 (Heavy Commercial). The zoning designation
of C-3 provides areas for commercial activities that generate heavy traffic or require
transportation of bulky materials. Typical developments in a C-3 District include automobile
sales and repair, building supply establishments, parking garages, warehouses and
storage buildings, and trade shops. The 2024 Comprehensive Plan identifies C-3 zoning
districts as compatible with light and heavy industrial Future Land Use designations. The
current zoning of C-3 is not compatible with the proposed use; therefore, the rezoning
request from C-3 to PUD is necessary.

The applicant’s request of rezoning the subject property from C-3 (Heavy Commercial) to
PUD (Planned Unit Development) is compatible with the other surrounding land use
designations that are adjacent to the subject property, which includes the existing Valley
Hill Station subdivision located to the east. Page 45 of the 2024 Comprehensive Plan
identifies the PUD zoning district as being compatible with all the Future Land Use
designations including the requested High-Density Mixed-Use designation. The applicant
has requested the rezoning of the property to the PUD zoning district to accommodate the
proposed mixed-use development.

3. Suitability of the Site’s Location.

The applicant is proposing 98 dwelling units on 9.9 total acres with a density of 9.9 dwelling
units per acre. This proposed development has a higher density than most of the nearby
residential areas. A proposed townhome development at 576 Davis Road will have a
density of 6 units per acre. The remaining nearby residential areas are single family
subdivisions with densities ranging from 1 unit per acre to 2.84 units per acre (as shown

11
#CP-2024-02 For Parcel #029-01011001

in the table on pages 2-3.

The surrounding area also includes various commercial shopping areas, and Walmart is
located less than a mile south. This mix of residential and commercial areas is compatible
with the PUD zoning and High-Density Mixed-Use future land use designation. The
requested 9.9 units per acre by the applicant is therefore consistent with the surrounding
land use densities in the area.

4. Maintaining the Current Land Use Designation.

The current Future Land Use designation of Low-Density Mixed-Use only allows for
densities under 3.99 units per acre according to the 2024 Comprehensive Plan. Given the
proposed density of 9.9 units per acre, this Future Land Use designation would not be
compatible.

The 2024 Comprehensive Plan intends for the High-Density Mixed-Use Future Land Use
designation to allow for commercial areas to be located around major intersections while
incorporating high density residential uses. The proximity of the existing mixed-use
development, retail shopping center, Walmart, a church, and several subdivisions make
the requested High-Density Mixed-Use Future Land Use Designation an appropriate future
land use for the subject property. Additionally, it is suitable for a mixed-use development
to be located along a minor arterial road, such as Highway 42.

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2025-02 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of RZ-2025-03 to assign the
zoning district of ‘PUD’ (Planned Unit Development). Therefore, the Planning and
Zoning staff recommends APPROVAL.

12
May 4, 2025

VIA Email (llogan@cityofstockbridge-ga.gov)

Linda M. Logan, Senior Planner
City of Stockbridge Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281

Re: Templar Development Group, LLC Deferral Request
Applications: RZ-2025-03 & CP-2025-02

Dear Linda:

On behalf of Templar Development Group, LLC, I am hereby requesting that Applications RZ-
2025-03 & CP=2025-02 be deferred to the June City Council meeting considering the ethics
violation issues that are currently pending regarding Councilmember Barber speaking in
opposition to the Applications at the April 17, 2025 Planning Commissioner hearing.

Sincerely,

Michèle L. Battle
President/Senior Attorney

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
PowerPoint Presentations
For CP-2025-02 and RZ-2025-03

Parcel #029-01011001 Between
North Henry Boulevard and Old
Atlanta Road, South of Valley Hill
Road

April 17, 2025 (Planning
Commission)
May 12, 2025 (Mayor and Council)
• Applicant: Templar Development, LLC
• Agent: Battle Law, P.C.

Case • Owner: William B Gilmore & Miriam D M Gilmore
• Address of Property: The subject property is located between
North Henry Boulevard and Old Atlanta Road, south of Valley

Facts
Hill Road.
• Parcel Identification:029-01011001
• Parcel Acreage: 9.9
• Current Use: The property is vacant and heavily wooded
• Current Zoning of Property: C-3 (Heavy Commercial District)
• Current Future Land Use Designation: Low-Density Mixed Use
• Sign Posting: April 2, 2025
• Letters Residents Received From Applicant: April 2, 2025
• Date of CZIM Meeting: April 9, 2025
Aerial Photo
with Site Plan
Development
Information
Development Information

• Templar Development LLC is proposing a thoughtfully designed mixed-use residential community
located on the western side of North Henry Boulevard. Spanning 9.90 acres, this development is planned
to include 98 two-story attached townhome units, achieving a residential density of approximately 9.90
units per acre. The project integrates essential infrastructure improvements, including a stormwater
management facility and a lift station operated by Clayton County Water Authority, ensuring sustainable
utility support. Additionally, the site incorporates a hammerhead turnaround to optimize traffic
circulation and enhance emergency vehicle access. Open spaces and community amenities such as a 5’
mulch walking trail, tot lot, and dog park are designed to foster an active and engaging residential
environment. With a well-defined internal roadway network featuring a 50’ right-of-way and 28’ back-of-
curb to back-of-curb width, the development supports efficient mobility while maintaining a pedestrian-
friendly atmosphere, including a planned 10’ concrete sidewalk along SR 42/US 23.
• Lot sizes within the development are expected to range from approximately 1,200 to 1,500 square feet
per unit, ensuring efficient land use while providing adequate space for comfortable residential living.
Setback requirements for the development include a 10-foot front yard setback along the exterior, a 5-
foot side yard setback along the exterior, and a 10-foot distance between the buildings, providing
adequate separation and privacy. Architecturally, the townhomes are designed with a cohesive aesthetic,
featuring two-story elevations, two-car garages, and brick as the primary exterior material, ensuring both
durability and an attractive streetscape throughout the development.
Development Data
of Proposed
Development
Elevations of
Proposed
Development
Elevations of
Proposed
Development
PowerPoint
Presentation
For CP-2025-02
Applicant’s Request

Change the future land use
designation from ‘Low-Density
Mixed-Use’ to ‘High-Density
Mixed-Use’ to allow for a
mixed-use development that
will include 98 units and office
space.
City of Stockbridge
Comprehensive Plan (2024)
Current Future Land Use
Location Current Land Use
Designation

Vacant Low Density Mixed Use

Property to the North Liberty Baptist Church Low-Density Residential

DC Event Rentals

Army Navy Outdoor Center
SURROUNDING Vacant Land
Low-Density Mixed-Use

LAND USE Property to the South
Wildwood Estates Medium Density Residential
DESIGNATION
Valley Hill Station
Low-Density Residential
Property to the East
Victory Worship Center
High Density Residential

Vacant Land
Low Density Mixed Use
Stockbridge Plaza
Property to the West
J.P. Upchurch Properties
Low Density Residential
SURROUNDING LAND USE
DENSITIES

Subdivision/Development Units Estimate Density Per Acre
Valley Hill Station 126 1.82 units per acre
Templar Development 98 9.9 units per acre
Wildwood Estates 169 2.84 units per acre
Pineywoods 31 1.79 units per acre
Sentry Oaks 30 1.93 units per acre
Springwood Valley 58 1 unit per acre
576 Davis Road 165 6 units per acre
Victory Worship Center 56 5.65 units per acre
JP Upchurch Properties 40 1 unit per acre
SURROUNDING
LAND USE
DENSITIES MAP
Staff Analysis
(Section 9.2.7 of The
Unified
Development Code)
Staff Analysis
(Section 9.2.7 of The Population Goals: To attract new, diverse residents.

Unified Development Code) Population Policies: Maintain a family friendly environment and focus on attracting and retaining young
adults.

Housing Goals: To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents.
1. Consistency with the Comprehensive
Plan. Housing Policies: Provide a mixture of housing options to attract young professionals, singles, and small
families.
The request to assign the Future Land Use
designation of High-Density Mixed-Use is Future Land Use Goals:
necessary because the PUD zoning district
To ensure that new developments promote a better sense of place and preserve valued elements of
is compatible with all the Land Use community character.
Designations in the city, which includes the
proposed High-Density Mixed-Use To establish land use designations that meet the needs of the City and are consistent with the new UDC.
designation. In addition, the proposed
Future Land Use Policies:
mixed-use development is consistent with
the policy goals that are found in the Encourage development of a rational network of commercial nodes to meet the service needs of citizens
current City of Stockbridge Comprehensive while avoiding unattractive and inefficient strip development along major roadways.
Plan that are found on pages 42 and 44. Encourage mixed-use development to promote a live, work, play concept.
Support increases in density where community design standards, environmental constraints, and available
infrastructure capacities can accommodate the increased density.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The subject property is currently zoned C-3 (Heavy Commercial). The zoning
designation of C-3 provides areas for commercial activities that generate heavy traffic or require transportation of bulky
materials. Typical developments in a C-3 District include automobile sales and repair, building supply establishments, parking
garages, warehouses and storage buildings, and trade shops. The 2024 Comprehensive Plan identifies C-3 zoning districts as
compatible with light and heavy industrial Future Land Use designations. The current zoning of C-3 is not compatible with the
proposed use; therefore, the rezoning request from C-3 to PUD is necessary. The applicant’s request of rezoning the subject
property from C-3 (Heavy Commercial) to PUD (Planned Unit Development) is compatible with the other surrounding land use
designations that are adjacent to the subject property, which includes the existing Valley Hill Station subdivision located to the
east. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being compatible with all the Future Land
Use designations including the requested High-Density Mixed-Use designation. The applicant has requested the rezoning of the
property to the PUD zoning district to accommodate the proposed mixed-use development.
3. Suitability of the Site’s Location: The applicant is proposing 98 dwelling units on 9.9 total acres with a density of 9.9 dwelling
units per acre. This proposed development has a higher density than most of the nearby residential areas. A proposed
townhome development at 576 Davis Road will have a density of 6 units per acre. The remaining nearby residential areas are
single family subdivisions with densities ranging from 1 unit per acre to 2.84 units per acre. The surrounding area also includes
various commercial shopping areas, and Walmart is located less than a mile south. This mix of residential and commercial
areas is compatible with the PUD zoning and High-Density Mixed-Use future land use designation. The requested 9.9 units per
acre by the applicant is therefore consistent with the surrounding land use densities in the area.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation: The current Future Land Use designation of Low-
Density Mixed-Use only allows for densities under 3.99 units per acre according to the 2024
Comprehensive Plan. Given the proposed density of 9.9 units per acre, this Future Land Use
designation would not be compatible. The 2024 Comprehensive Plan intends for the High-Density
Mixed-Use Future Land Use designation to allow for commercial areas to be located around major
intersections while incorporating high density residential uses. The proximity of the existing mixed-
use development, retail shopping center, Walmart, a church, and several subdivisions make the
requested High-Density Mixed-Use Future Land Use Designation an appropriate future land use for
the subject property. Additionally, it is suitable for a mixed-use development to be located along a
minor arterial road, such as Highway 42.
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2025-02
Staff would be necessary and desirable for the subject
property in conjunction with the requested rezoning of
Recommendation RZ-2025-03 to rezone from ‘C-3’ (Heavy Commercial)
to ‘PUD’ (Planned Unit Development). Therefore, the
Planning and Zoning staff recommends APPROVAL.
PowerPoint
Presentations
For RZ-2025-03
Applicant’s Request

• Rezone from ‘C-3’ (Heavy Commercial)
and ‘PMU’ (Parkway Mixed-Use)
Overlay District to ‘PUD’ (Planned Unit
Development) Master Plan and ‘PMU’
(Parkway Mixed-Use) Overlay District
to allow for the development of
townhomes and office space.
SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

Vacant Land C-3 (Heavy Commercial District)
Property to the North
Liberty Baptist Church RR (Rural Residential)

DC Event Rentals C-3 (Heavy Commercial District)

Army Navy Outdoor Center C-2 (General Commercial)
Property to the South
Vacant Land C-3 (Heavy Commercial District)

Wildwood Estates SR (Suburban Residential)

Valley Hill Station PUD (Planned Unit Development)
Property to the East
Victory Worship Center MFR (Multi-Family Residential)

Vacant Land C-2 (General Commercial)

Stockbridge Plaza C-2 (General Commercial)
Property to the West
SR (Suburban Residential)
J.P. Upchurch Properties
CCR (City Center Residential)
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
Staff Analysis 1. Consistency with the Comprehensive Plan: The proposed 98-
townhome development on 9.90 acres exceeds the current Low-
(Section 9.2.1 C Density Mixed Use designation, which only allows up to 3.99
units per acre. To align with the City's goals and accommodate
of The Unified the higher density, a change to High-Density Mixed Use is
requested. This designation better supports the townhomes,
Development planned office space, and walkable community design.
Although nearby neighborhoods have lower densities (1–2.84
Code) units/acre), recent developments like the Victory Worship
Center townhomes (5.65 units/acre) show a shift toward higher-
density housing in the area. The project supports several 2024
Comprehensive Plan goals, including increasing housing
diversity, promoting economic development with an office
component, using land efficiently, and encouraging innovative,
mixed-use communities through PUD zoning.
Staff Analysis 2. The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given

(Section 9.2.1 to whether or not the proposed change will help carry out the
purposes of the City of Stockbridge Zoning Code. The rezoning to PUD
allows townhomes, supports city growth, and fits the surrounding mix of
C of The residential and commercial areas. It includes green space to reduce
conflicts and offers modern housing for families, professionals, and
Unified retirees. To manage traffic, the development has a three-lane entrance
to a major highway, a well-designed internal road system, and sidewalks
Development 3.
for pedestrians.
Potential positive effects of the rezoning amendment on the
Code) character of the proposed zoning district, a particular piece of
property, neighborhood, a particular area, or community: The
rezoning from C-3 to PUD will create a balanced mix of commercial
and residential uses, benefiting the community. The 98-townhome
development offers diverse housing options, promotes walkability with
sidewalks, and supports improved infrastructure.The mixed-use design,
including office space, encourages a live-work environment, reducing
commute times and traffic congestion. The PUD zoning fits well with
surrounding residential and commercial areas, providing a smooth
transition in density while enhancing community growth and
connectivity.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

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
exhibits physical conditions that support the proposed mixed-use development. The topography of the
property is leveled, which reduces the need for extensive grading. The proposed site benefits from
direct access to North Henry Boulevard, which is a major roadway that supports connectivity. In
addition, the size and shape of the subject property accommodates the proposed 98 townhome units
with efficient space for internal circulation and open area. Any additional concerns will be reviewed
during the plan review process.
5. The impact upon adjacent property owners should the request be granted: The proposed mixed-
use development will benefit the community by adding modern townhomes, providing diverse housing
options for young professionals and families. It creates a balanced blend of residential spaces while
improving infrastructure with a three-lane entrance and dedicated turning lanes to ease traffic
congestion. A five-foot sidewalk enhances walkability, making the area more pedestrian-friendly.
Additionally, the higher population density will boost local businesses, increasing demand for stores,
salons, and major retailers, helping to strengthen the surrounding commercial area.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system:
The proposed development will have an impact on the City’s water and sewage infrastructure, but
available capacity appears to be sufficient. According to the Clayton County Water Authority, which
was received on January 27, 2025, a 6-inch water main located along North Henry Boulevard and an
8-inch sewer main located at Old Atlanta Road can provide services to the development, while the
treatment facilities are operating well below its capacity. However, the capacity is not guaranteed
until it is purchased, and its final approval depends on its compliance with Clayton County Water
Authority, State EPD, and Federal EPA regulations. A stormwater pond will be installed to control
potential runoff.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes. The proposed mixed-use development includes a three-
lane entrance connecting to State Route 42/U.S. Highway 23, helping to improve traffic flow. Based
on the latest transportation data, the project is expected to generate 558 daily trips, with peak hours
seeing 43 trips in the morning and 45 in the evening. A right-turn lane will ensure safe vehicle
separation, and a hammerhead near Old Atlanta Road will improve maneuverability. Additionally, a
gated entrance with a KnoxBox will restrict cut-through traffic, preserving local circulation and
reducing congestion in surrounding neighborhoods.
Latest trip rates for townhomes: Trip Rate (per unit): 5.81
trips/unit/day

• {Trip Rate} X {Number of Units} = {Total Trips}
• 5.81 X 98 units = 558 total daily trips

Peak hour trip generation rates for townhome developments:
Trip • AM Peak Hour: 0.44 trips per unit; 0.44 x 98 units = 43 trips
Generation • PM Peak Hour: 0.52 trips per unit; 0.52 x 98 units = 51 trips

Overview AM Peak Hour: 0.44 × 98 = 43 trips
• - 25% Inbound: 11 trips (43 x .25 = 11 vehicles inbound)
• - 75% Outbound: 32 trips (43 x .75 = 32 vehicles outbound)

• PM Peak Hour: 0.52 × 98 = 45 trips
• - 63% Inbound: 28 trips (45 x .63 = 28 vehicles inbound)
• - 37% Outbound: 17 trips (45 x .37 = 17 vehicles outbound)
Time Period Formula Total Inbound Outbound
Used Trips Trips Trips
Daily Trips 5.81 × 98 558 trips - -
AM Peak 0.44 × 98 43 trips 11 trips 32 trips
Hour (25%) (75%)
PM Peak 0.52 × 98 45 trips 28 trips 17 trips
Hour (63%) (37%)

Trip Generation Estimates Table
Daily AM Peak PM Peak
Development Units
Trips (In/Out) (In/Out)

Templar
98 (TH) 558 43 (11 / 32) 45 (28 / 17)
Development

Valley Hill Station 126 (SF) 732 56 (15 / 41) 66 (42 / 24)

Wildwood Estates 169 (SF) 982 75 (20 / 55) 88 (56 / 32)
Trip
Generation Pineywoods 31 (SF) 180 14 (4 / 10) 16 (10 / 6)

Summary Sentry Oaks 30 (SF) 174 13 (4 / 9) 15 (9 / 6)

(Residential Springwood Valley 58 (SF) 337 26 (7 / 19) 30 (19 / 11)
Developments)
576 Davis Road 165 (TH) 958 73 (18 / 55) 86 (54 / 32)

Victory Worship
56 (TH) 325 24 (6 / 18) 29 (18 / 11)
Center

JP Upchurch
40 (SF) 232 18 (5 / 13 est.) 21 (13 / 8 est.)
Properties
8. The merits of the requested change in zoning relative to any
Staff Analysis other guidelines and policies for development, which the
Planning Commission and City Council may use in furthering the
(Section 9.2.1 C objective of the comprehensive plan: The rezoning from C-3 to
PUD supports the City of Stockbridge’s plan by adding housing
of The Unified options and creating a smooth transition between commercial
areas and neighborhoods. The 98-townhome development expands
Development residential choices near major roads and shopping centers while
reducing traffic, noise, and environmental impact, making it a better
Code) 9.
fit for nearby communities.
The ability of the subject land to be developed as it is presently
zoned: The area already has many auto-related businesses, and
adding more would increase congestion with limited benefits.
Rezoning to PUD would allow a mixed-use development that
promotes walkability, reduces traffic, and supports the City's long-
term economic goals.
STAFF RECOMMENDATION

The Planning and Zoning staff recommends approval to rezone the subject property from C-3 (Heavy
Commercial) to PUD (Planned Unit Development) under the following conditions:
1. The subject property shall be developed according to a revised site plan which was prepared by
Atwell, LLC. on April 7, 2025. The title is Rezoning Site Plan: North Henry Boulevard Tract.
2. The proposed mixed-used development shall adhere to the architectural renderings submitted with
the application on March 10, 2025, including the use of brick as the exterior material.
3. The developer shall install black streetlight poles.
4. Decorative streetlights shall be installed along the frontage of North Henry Boulevard.
5. Flock cameras shall be installed at the entrance of the mixed-use development.
STAFF RECOMMENDATION

6. The developer shall adhere to the MFR (Multiple Family Residential District) development standards
found in Section 2.4.4. of the Stockbridge Unified Development Code. In addition, the developer shall
adhere to the PMU (Parkway Mixed Use Overlay District) found in Section 2.5.2 E of the Stockbridge
Unified Development Code.
7. The developer shall include one or more central trash facility.
8. A mandatory townhome HOA shall be established.
9. The developer shall comply with all the Clayton County Water Authority, State EPD, and federal EPA
requirements to provide water and sewer facilities for the mixed-used development.
10. Access to Old Atlanta Road shall be restricted to emergency vehicles only. A gate with a KnoxBox shall
be installed to prevent general traffic flow while ensuring emergency access, as required by the Fire
Marshal.
11. The HOA shall occupy no more than 50% of the office building.
12. A 25-foot buffer shall be established alongside the northern, southern, and eastern portion of the
subject property.
Henry County, GA

Overview

Legend
Parcels
Roads

1,427 ft

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 4/9/2025
Last Data Uploaded: 4/9/2025 1:10:03 AM

Developed by
1440-24-109

SOUTHEASTERN ENGINEERING, INC. THIS DRAWING AND ITS REPRODUCTION ARE THE PROPERTY OF THE ENGINEER AND MAY NOT BE REPRODUCED, PUBLISHED OR USED IN ANY WAY WITHOUT THE WRITTEN PERMISSION OF THIS ENGINEER
P.O.C. INTERSECTION OF THE
EASTERN RIGHT OF WAY OF SAID S.R. 42 (80' R/W) IPS
AND THE SOUTHERN RIGHT OF WAY LINE OF
VALLEY HILL ROAD (60' R/W)
PER DB 15410 PG 341 NOW OR FORMLY □ □ □
FEINGOLD MARILYN LOEB □

PID 029-010100000 □

584.58'
ZONED C3 - COMMERCIAL
G '31 "E 9' □

1,249.70' PER DB 15410 PG 341 N82°16 ' □
29 □

DOG PARK □ NOW OR FORMLY
24 □
ALTO ASSET COMPANY 5 LLC
IL
POINT OF BEGINNING IN G TRA TOT LOT
PID 029A01055000
WALK

CH '
5' MUL 9 2.7
Z IPS 24 PB 22 PG 29

C H=2 9 "E
10 75 LOT 5F
02' 4
24
ZONED PUD
14 °

GRID (GA WEST)
0 8
C B=S

4.31
29
' 75 5' □

R =7 8 .4 7 '
13 ' □
□ 1/2" IPF
75 □ □
L =2 9
10
' 12 2
STORMWATER 75

DATE
29
' 31
MANAGEMENT 24
11
FACILITY ' 75
24 ' 36
Z ' 24
24 10
G 75
' 24
' 15
' 21' '
24 ' 24 NOW OR FORMLY
50 9 10
10

124.61
' 75 YAMASA CO LTD

ISSUED DESCRIPTION
' ' 75 24
24 PID 029A01056000
18 DB 17898 PG 70-71
29
' 75
29
' ' 16 24 OPEN PB 22 PG 29
7 75
SPACE LOT 6F
75 ' /W ) 21'
Z ' 29 'R H 24 ZONED PUD

'39"W
50 5 MP '
5' 75
SE
D (2 ' 17

N08°11
PROPOSED LIFT 24
PO BOC 18 18 24
G 5 18
STATION (CLAYTON 75 PR OC 62
18
' 75
COUNTY WSA)
24
'B LK 7' 98 18
' 16
1/2" IPF
4 28 WA
E ' 18 42.22'
SID 24
' ' 6' 1/2" IPF
78 24
16

VALLEY HILL ROAD (60
29
' 75
' 7 7'
14
' 16 '
Z 31 24 49
NOW OR FORMLY 79
10
97 13 '

' R/W) CLOSED
AOK PROPERTIES LLC
19
10 '
31 ' '
24 NOW OR FORMLY
PID 029-010112005 ' ' 29 10 5'
26 7
DB 13652 PG 338-341 G 3 62
24
12' NICOLAS VANESSA
96 28' PID 029A01086000

NO R/W ABANDONMEN
PB 17 PG 76
75
' 85' DB 19282 PG 509-510
ZONED C2 - GENERAL COMMERCIAL 29
' 65 3 9' PB 23 PG 9
22'
21
24 OPEN

T DEED FOUND
9 ' LOT 7
10
11' 36
Z 75 75 SPACE ZONED PUD
18
' 18 '
21'
72'
32 '
53' No
10' CONCRETE SIDEWALK 1 '
24 66 24 R200' 20
79 23' ' '
PROPOSED ALONG SR 42/US 23. ' 18 '
G 75 4 9'
FINAL LOCATION TO BE
16
DETERMINED DURING LDP REVIEW. ' 24 28' 76'
67 95 IPS
31 ' 24 '
29 63 16 24
Z 5'
75
' 21 24' 1/2" IPF
5' 1'
24" CURB & GUTTER, 77'
24 1'
2' GRASS STRIP, AND 64 '
68 24' 12' 75'
6' SIDEWALK (TYP) R2 24
' 24 94 23'

TEMPLAR DEVELOPMENT
5705' ' 23'
00 24
75
' 22 10'
24'
24 24 75'
NOW OR FORMLY
G ' ' 77'
18 SHIELDS DENNIS & KATHY
63 16
3/8" IPF
69 24'
PID 029A01087000
DISTURBED 24 2' 93 24'

210 TRILITH PARKWAY

PROJECT OWNED/DEVELOPED BY: 24 HOUR CONTACT INFORMATION
' DB 3248 PG 266
Z 76 24' 23
' 50' 24'
24
10 75
54
' PB 23 PG 9

AY 23
23 LOT 8
62 15
' ' 70 24'
77'
14'
ZONED PUD
24'
75'
92 24'

HIGHW
SUITE 200
24'
24 ' 24 24'
75
32 ' 3'

42/ US
61
77'
G 40' 85'
OPEN 75'
26'

71
FAYETTEVILLE, GA. 30214
SPACE 28' 91 29'

ROUTE
37.8' 1/2" IPF DISTURBED
29'

0 PG 2
25 29'
77'
37 10'

STATE
DB 358
Z 23' 72' 35 '
75'
10'

PHONE: (678) 552-3741
36' 4 0' 71 29'
90 SITE DATA
80' R/W
29' 29'

FILE NAME: I:\CUSTOMERS_PROJECTS\1440 Templar Development\1440-24-109 North Henry Blvd Tract\Eng\Prelim\1440-24-109 Prelim Site.dwg PLOT STYLE: ---- PLOT DATE:4/7/2025 USER:KELLSI ALTMAN
29' NOW OR FORMLY
G 77' 26
30'
15'
RODRIGUEZ MARIA M V
DEVELOPER: TEMPLAR DEVELOPMENT, INC.
OFFICE
36'
60 10' PID 029A01088000
BLDG/ 9' 72
77'
75'
DB 12631 PG 340-341 210 TRILITH PARKWAY, SUITE 200
24' 89
24' GATHERING 9' 24'
24'
PB 23 PG 9
FAYETTEVILLE, GA. 30214
Z 10' 75' 77' 12' 27 24'
LOT 9
24'
18' ZONED PUD PHONE: (678) 552-3741
59 24' 77' 18'
16' 24' 73 24'
75' ENGINEER/ ATWELL, LLC
88 24'
SURVEYOR: 1850 PARKWAY PLACE, SUITE 650

S02°42'33"W
16' 24'
75' 77'
28
24'

604.97
19' 12'
29' 50' MARIETTA, GA 30067
58 29'
24'
77' 1/2" IPF DISTURBED
PHONE: 770.423.0807
9' 74 24' 75'
75'
87 24'
24' 38.88' TAX PARCEL 029-01011001
Z 10'

PROPOSED 50'
77'
29 24' 24' NUMBER:

'59"W
R/W
77'
29'

PROPOS
57 29' 75'
75

N08°20
29' 29' BOUNDARY: BOUNDARY SURVEY BY SEI, DATED OCTOBER 2024
ED
86 29' 29'

50 529.54'
50'

28' BOC-BOC (2 ' R/W
30 29' NOW OR FORMLY
TOPOGRAPHY:CLAYTON COUNTY GIS
G 77'
75' 10' 10'
77' THR GEORGIA LP

5 MPH)

© COPYRIGHT 2025 |
24'
75' PID 029A01089000

28' BOC-BOC (2
24' 56 24' 10' PB 23 PAGE 9 SITE/DISTURBED
Z 29' 9.90 ACRES

REZONING SITE PLAN
IO SK 76 29' LOT 10 AREA:
MAIL K 85 29'

5 MPH)
10' 29' ZONED PUD
75' 77' 31 29'
NUMBER OF
30' 98
LL. 90 12TH DISTRICT
24' LOTS:
10' 55 24'
24'
12' 77'
77 DENSITY: 98 LOTS / 9.90 ACRES = 9.90 UNITS PER ACRE

PROJECT LOCATED AT:
75'
24' 84 24' 10'
G 24'

DAVENPORT
NOW OR FORMLY 75' 18' 77'
32 24' FLOOD INFO: THIS SITE
NOTLOCATED WITHIN THE 100 YEAR
HOLEMAN JOSEPH A JR 29'
Z 22' FLOOD ZONE PER FEMA FLOOD PANELS #
CITY OF STOCKBRIDGE,
22'
12' 77'
PID 029-01012000 54 16' 18'
DB 14398 PG 298-299 78 24' 75' 1/2" IPF
13151C0067D, DATED 10-06-2016.
PB 20 PG 65
83 24' 24'
77' 16' 33 39.86'
16 ' 2 '
ZONED C2 - GENERAL COMMERCIAL 24'
5' 75' 1/2" IPF
EXISTING
6' SIDEWALK
77'
79 ZONING: C3 COMMERCIAL
HENRY COUNTY, GA.
24' 75'
82 24' 24'
OPEN
17' 8' 34 PROPOSED PUD - PLANNED UNIT DEVELOPMENT AND
G 78'
24'
OPEN SPACE
SPACE
00
77' 18' ZONING: PMU - PARKWAY MIXED USE
18'
R2
80 32' 18'
75'
(USE = SINGLE FAMILY ATTACHED HOUSING)
5' 29
16 22
81 NOW OR FORMLY
1/2" IPF
DEVELOPMENTMIN. EXTERIOR FRONT BUILDING SETBACK: 10'.
8' 35 32' 70'
8' SLOAN WARREN L & GRACE I
PID 029A01090000
STANDARDS:MIN. EXTERIOR SIDE BUILDING SETBACK: 5' MIN.
22
66' 8'
G 79
' 18
' 24
63' 22 '
R2
8' DB 18436 PG 49 1/2" IPF 10' REQUIRED BETWEEN BUILDINGS
61' PB 23 PG 9
LOT 11
TWO-CAR GARAGES PROPOSED - EACH UNIT
53 27
' 16'
PROPOSED 50' R/W ZONED PUD
75
27 28' BOC-BOC (25 MPH)
52 11
' 16'
Z 8' '
75
18' 2 4' R2
26'
11' 17' 24' 24' 24'
29
51 24' 29' NOW OR FORMLY RG
EGOI S T E R EI
' 29' 24'
11' 24'
G 18' 24' HARRIS EDWARD
10 79 24' 29'
24
50 75'
PID 029A01091000
DB 2982 PG 235
G R
E AD
49 75'
PB 23 PG 9 NO. 31277

ASPHALT
48 75' LOT 12 PROFESSIONAL
Z 47 75' 46 75'
45 75' A JR .
44 75'
E. W
40
' 50' 75' 43 75' 42 41 75' 75'
ZONED PUD
EN
40 39 75'
38 75'
37 YN G I N E E W
75' 36 75'
E MATTHE
40' 10'
OPEN 24' 10'
24'
WV
SPACE 21'
18' 32' ISSUED FOR:
CTP FOUND 24' 24' 24' 10'
Z 79.78' IPS
24' 29' 29' 24' REVIEW
24' 24' 24' 29'
489.96' N87°51'18"W 22'

Project No.: 1440-24-109
1/2" IPF ON LINE
4.09' EAST OF CORNER IPS Designed By: JJS
1" ROD FOUND
ON LINE Issue Date: 4/7/2025
Z 3/4" IPF ON LINE NOW OR FORMLY GRAPHIC SCALE
NOW OR FORMLY

DICKERSON HOMES LLC 40 0 40 80
NELSON GEORGE K & CHRISTA M PID S01-01001000
PID S01-02001001 DB 14250 PG 58
DB 10693 PG 16-17 PB 6 PG 226
ZONED C3 - COMMERCIAL LOT SR - SUBURBAN RES ( IN FEET )
1 inch = 40 ft.

1/2" IPF
THE UTILITIES SHOWN HEREON ARE FOR THE CONTRACTORS CONVENIENCE ONLY. THERE MAY BE OTHER UTILITIES NOT SHOWN ON THESE PLANS. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THE LOCATIONS SHOWN AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL UTILITIES WITHIN THE LIMITS OF THE WORK. ALL DAMAGE MADE TO EXISTING UTILITIES BY THE CONTRACTOR SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. IT IS THE OWNER/DEVELOPER'S RESPONSIBILITY TO VERIFY EXISTING UTILITY CAPACITY PRIOR TO
INITIATING DESIGN. THE ENGINEER MAKES NO GUARANTEES, NEITHER EXPRESSED OR IMPLIED, REGARDING EXISTING UTILITY LOCATION, CAPACITY OR CONDITION.
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 12, 2025 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
RZ-2025-03 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., south of Valley Hill Rd. Applicant: Templar
Development, LLC. Agent: Battle Law, P.C. Requested Rezoning: From C-3 & PMU to PUD Master Plan & PMU to allow a
mixed-use development with 98 townhomes and a small office building on 9.9 +/- acres. The applicant has also submitted
CP-2025-02 to request a Comp. Plan Amendment from Low-Density Mixed-Use to High-Density Mixed-Use.

BACKGROUND INFORMATION:
Staff Recommendation: Approval with Conditions. Planning Commission Actions on April 17,
2025: Denial of both CP-2025-02 and RZ-2025-03.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
RZ-2025-03 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., South of Valley Hill Rd.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL WITH CONDITIONS.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 3/26/2025
Last Data Uploaded: 3/26/2025 1:13:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

1,175 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 4/4/2025
Last Data Uploaded: 4/4/2025 1:09:42 AM

Developed by
Land Use Amendment from Low Density Mixed-Use
NORTH HENRY BLVD, to High Density Mixed-Use
Rezoning from C3 & PMU to PUD & PMU to allow
STOCKBRIDGE GA for 98 for-sale townhomes and an office building.
ZONING STATUS

 Property was recently annexed
into the City of Stockbridge
and is zoned C-3 as it was
zoned in unincorporated Henry
County
OVERLAY
DISTRICT

 The property is also located
within the Parkway Mixed Use
Overlay District which allows
up to 45 units per acre. The
Applicant is seeking to develop
107 units at a density of 9.9
units per acre
FUTURE LAND
USE MAP

 The Current Land Use for the
property is Low Density Mixed-
Use which according to the
City’s comprehensive plan, is
not compatible with the Parkway
Mixed Use District. Therefore,
we are asking to amend the
Land Use to High Density
Mixed-Use which is compatible.
THE SITE IS LOCATED
SOUTH OF VALLEY HILL RD
ALONG NORTH HENRY BLVD

THE NORTH HENRY BLVD
CORRIDOR IN THIS AREA
HAS NOT SEEN ANY NEW
DEVELOPMENT IN YEARS

THE PROPOSED PROJECT
WILL BRING NEW HOMEOWNERS
AND BUSINESSES INTO THE AREA
TO SUPPORT THE REDEVELOPMENT
OF THE CORRIDOR
WITHIN 250 FEET
SOUTH OF THE SITE
ACROSS FROM THE
SITE
GDOT ROAD
WIDENING FOR SR
42
SITE PLAN

 98 Fee Simple Townhome Units

 Minimum 1,296 sq. ft Office Space

 Two Point of Access from North
Henry Blvd and Old Atlanta Road
Office space will be for small businesses
that don’t require a lot of parking

The units will be marketed to residents
in the area.

The HOA will initially own the building and be
will not allowed to occupy no more than
50% of the office space, if so desired.
Otherwise, they will be able to rent out
the entire building to tenants, or even
sell the building to a third-party for office
use.
 Townhome Unit Information

 1. Minimum Unit Size: 1,400 sq. ft

 2. Number of bedrooms: 3 to 4

 3. Parking Spaces Per Unit: 4, including
 2 car garage and 2 car parking pad

 4. Price Points: Low to mid $300K
AMENITY AREA

Tot Lot, Dog Park, and Mulched Walking Trail that
connects into the sidewalk system
UNOPENED PORTION OF OLD ATLANTA ROAD
UPDATED ELEVATIONS
May 4, 2025

VIA Email (llogan@cityofstockbridge-ga.gov)

Linda M. Logan, Senior Planner
City of Stockbridge Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281

Re: Templar Development Group, LLC Deferral Request
Applications: RZ-2025-03 & CP-2025-02

Dear Linda:

On behalf of Templar Development Group, LLC, I am hereby requesting that Applications RZ-
2025-03 & CP=2025-02 be deferred to the June City Council meeting considering the ethics
violation issues that are currently pending regarding Councilmember Barber speaking in
opposition to the Applications at the April 17, 2025 Planning Commissioner hearing.

Sincerely,

Michèle L. Battle
President/Senior Attorney

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
PowerPoint Presentations
For CP-2025-02 and RZ-2025-03

Parcel #029-01011001 Between
North Henry Boulevard and Old
Atlanta Road, South of Valley Hill
Road

April 17, 2025 (Planning
Commission)
May 12, 2025 (Mayor and Council)
• Applicant: Templar Development, LLC
• Agent: Battle Law, P.C.

Case • Owner: William B Gilmore & Miriam D M Gilmore
• Address of Property: The subject property is located between
North Henry Boulevard and Old Atlanta Road, south of Valley

Facts
Hill Road.
• Parcel Identification:029-01011001
• Parcel Acreage: 9.9
• Current Use: The property is vacant and heavily wooded
• Current Zoning of Property: C-3 (Heavy Commercial District)
• Current Future Land Use Designation: Low-Density Mixed Use
• Sign Posting: April 2, 2025
• Letters Residents Received From Applicant: April 2, 2025
• Date of CZIM Meeting: April 9, 2025
Aerial Photo
with Site Plan
Development
Information
Development Information

• Templar Development LLC is proposing a thoughtfully designed mixed-use residential community
located on the western side of North Henry Boulevard. Spanning 9.90 acres, this development is planned
to include 98 two-story attached townhome units, achieving a residential density of approximately 9.90
units per acre. The project integrates essential infrastructure improvements, including a stormwater
management facility and a lift station operated by Clayton County Water Authority, ensuring sustainable
utility support. Additionally, the site incorporates a hammerhead turnaround to optimize traffic
circulation and enhance emergency vehicle access. Open spaces and community amenities such as a 5’
mulch walking trail, tot lot, and dog park are designed to foster an active and engaging residential
environment. With a well-defined internal roadway network featuring a 50’ right-of-way and 28’ back-of-
curb to back-of-curb width, the development supports efficient mobility while maintaining a pedestrian-
friendly atmosphere, including a planned 10’ concrete sidewalk along SR 42/US 23.
• Lot sizes within the development are expected to range from approximately 1,200 to 1,500 square feet
per unit, ensuring efficient land use while providing adequate space for comfortable residential living.
Setback requirements for the development include a 10-foot front yard setback along the exterior, a 5-
foot side yard setback along the exterior, and a 10-foot distance between the buildings, providing
adequate separation and privacy. Architecturally, the townhomes are designed with a cohesive aesthetic,
featuring two-story elevations, two-car garages, and brick as the primary exterior material, ensuring both
durability and an attractive streetscape throughout the development.
Development Data
of Proposed
Development
Elevations of
Proposed
Development
Elevations of
Proposed
Development
PowerPoint
Presentation
For CP-2025-02
Applicant’s Request

Change the future land use
designation from ‘Low-Density
Mixed-Use’ to ‘High-Density
Mixed-Use’ to allow for a
mixed-use development that
will include 98 units and office
space.
City of Stockbridge
Comprehensive Plan (2024)
Current Future Land Use
Location Current Land Use
Designation

Vacant Low Density Mixed Use

Property to the North Liberty Baptist Church Low-Density Residential

DC Event Rentals

Army Navy Outdoor Center
SURROUNDING Vacant Land
Low-Density Mixed-Use

LAND USE Property to the South
Wildwood Estates Medium Density Residential
DESIGNATION
Valley Hill Station
Low-Density Residential
Property to the East
Victory Worship Center
High Density Residential

Vacant Land
Low Density Mixed Use
Stockbridge Plaza
Property to the West
J.P. Upchurch Properties
Low Density Residential
SURROUNDING LAND USE
DENSITIES

Subdivision/Development Units Estimate Density Per Acre
Valley Hill Station 126 1.82 units per acre
Templar Development 98 9.9 units per acre
Wildwood Estates 169 2.84 units per acre
Pineywoods 31 1.79 units per acre
Sentry Oaks 30 1.93 units per acre
Springwood Valley 58 1 unit per acre
576 Davis Road 165 6 units per acre
Victory Worship Center 56 5.65 units per acre
JP Upchurch Properties 40 1 unit per acre
SURROUNDING
LAND USE
DENSITIES MAP
Staff Analysis
(Section 9.2.7 of The
Unified
Development Code)
Staff Analysis
(Section 9.2.7 of The Population Goals: To attract new, diverse residents.

Unified Development Code) Population Policies: Maintain a family friendly environment and focus on attracting and retaining young
adults.

Housing Goals: To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents.
1. Consistency with the Comprehensive
Plan. Housing Policies: Provide a mixture of housing options to attract young professionals, singles, and small
families.
The request to assign the Future Land Use
designation of High-Density Mixed-Use is Future Land Use Goals:
necessary because the PUD zoning district
To ensure that new developments promote a better sense of place and preserve valued elements of
is compatible with all the Land Use community character.
Designations in the city, which includes the
proposed High-Density Mixed-Use To establish land use designations that meet the needs of the City and are consistent with the new UDC.
designation. In addition, the proposed
Future Land Use Policies:
mixed-use development is consistent with
the policy goals that are found in the Encourage development of a rational network of commercial nodes to meet the service needs of citizens
current City of Stockbridge Comprehensive while avoiding unattractive and inefficient strip development along major roadways.
Plan that are found on pages 42 and 44. Encourage mixed-use development to promote a live, work, play concept.
Support increases in density where community design standards, environmental constraints, and available
infrastructure capacities can accommodate the increased density.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The subject property is currently zoned C-3 (Heavy Commercial). The zoning
designation of C-3 provides areas for commercial activities that generate heavy traffic or require transportation of bulky
materials. Typical developments in a C-3 District include automobile sales and repair, building supply establishments, parking
garages, warehouses and storage buildings, and trade shops. The 2024 Comprehensive Plan identifies C-3 zoning districts as
compatible with light and heavy industrial Future Land Use designations. The current zoning of C-3 is not compatible with the
proposed use; therefore, the rezoning request from C-3 to PUD is necessary. The applicant’s request of rezoning the subject
property from C-3 (Heavy Commercial) to PUD (Planned Unit Development) is compatible with the other surrounding land use
designations that are adjacent to the subject property, which includes the existing Valley Hill Station subdivision located to the
east. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being compatible with all the Future Land
Use designations including the requested High-Density Mixed-Use designation. The applicant has requested the rezoning of the
property to the PUD zoning district to accommodate the proposed mixed-use development.
3. Suitability of the Site’s Location: The applicant is proposing 98 dwelling units on 9.9 total acres with a density of 9.9 dwelling
units per acre. This proposed development has a higher density than most of the nearby residential areas. A proposed
townhome development at 576 Davis Road will have a density of 6 units per acre. The remaining nearby residential areas are
single family subdivisions with densities ranging from 1 unit per acre to 2.84 units per acre. The surrounding area also includes
various commercial shopping areas, and Walmart is located less than a mile south. This mix of residential and commercial
areas is compatible with the PUD zoning and High-Density Mixed-Use future land use designation. The requested 9.9 units per
acre by the applicant is therefore consistent with the surrounding land use densities in the area.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation: The current Future Land Use designation of Low-
Density Mixed-Use only allows for densities under 3.99 units per acre according to the 2024
Comprehensive Plan. Given the proposed density of 9.9 units per acre, this Future Land Use
designation would not be compatible. The 2024 Comprehensive Plan intends for the High-Density
Mixed-Use Future Land Use designation to allow for commercial areas to be located around major
intersections while incorporating high density residential uses. The proximity of the existing mixed-
use development, retail shopping center, Walmart, a church, and several subdivisions make the
requested High-Density Mixed-Use Future Land Use Designation an appropriate future land use for
the subject property. Additionally, it is suitable for a mixed-use development to be located along a
minor arterial road, such as Highway 42.
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2025-02
Staff would be necessary and desirable for the subject
property in conjunction with the requested rezoning of
Recommendation RZ-2025-03 to rezone from ‘C-3’ (Heavy Commercial)
to ‘PUD’ (Planned Unit Development). Therefore, the
Planning and Zoning staff recommends APPROVAL.
PowerPoint
Presentations
For RZ-2025-03
Applicant’s Request

• Rezone from ‘C-3’ (Heavy Commercial)
and ‘PMU’ (Parkway Mixed-Use)
Overlay District to ‘PUD’ (Planned Unit
Development) Master Plan and ‘PMU’
(Parkway Mixed-Use) Overlay District
to allow for the development of
townhomes and office space.
SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

Vacant Land C-3 (Heavy Commercial District)
Property to the North
Liberty Baptist Church RR (Rural Residential)

DC Event Rentals C-3 (Heavy Commercial District)

Army Navy Outdoor Center C-2 (General Commercial)
Property to the South
Vacant Land C-3 (Heavy Commercial District)

Wildwood Estates SR (Suburban Residential)

Valley Hill Station PUD (Planned Unit Development)
Property to the East
Victory Worship Center MFR (Multi-Family Residential)

Vacant Land C-2 (General Commercial)

Stockbridge Plaza C-2 (General Commercial)
Property to the West
SR (Suburban Residential)
J.P. Upchurch Properties
CCR (City Center Residential)
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
Staff Analysis 1. Consistency with the Comprehensive Plan: The proposed 98-
townhome development on 9.90 acres exceeds the current Low-
(Section 9.2.1 C Density Mixed Use designation, which only allows up to 3.99
units per acre. To align with the City's goals and accommodate
of The Unified the higher density, a change to High-Density Mixed Use is
requested. This designation better supports the townhomes,
Development planned office space, and walkable community design.
Although nearby neighborhoods have lower densities (1–2.84
Code) units/acre), recent developments like the Victory Worship
Center townhomes (5.65 units/acre) show a shift toward higher-
density housing in the area. The project supports several 2024
Comprehensive Plan goals, including increasing housing
diversity, promoting economic development with an office
component, using land efficiently, and encouraging innovative,
mixed-use communities through PUD zoning.
Staff Analysis 2. The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given

(Section 9.2.1 to whether or not the proposed change will help carry out the
purposes of the City of Stockbridge Zoning Code. The rezoning to PUD
allows townhomes, supports city growth, and fits the surrounding mix of
C of The residential and commercial areas. It includes green space to reduce
conflicts and offers modern housing for families, professionals, and
Unified retirees. To manage traffic, the development has a three-lane entrance
to a major highway, a well-designed internal road system, and sidewalks
Development 3.
for pedestrians.
Potential positive effects of the rezoning amendment on the
Code) character of the proposed zoning district, a particular piece of
property, neighborhood, a particular area, or community: The
rezoning from C-3 to PUD will create a balanced mix of commercial
and residential uses, benefiting the community. The 98-townhome
development offers diverse housing options, promotes walkability with
sidewalks, and supports improved infrastructure.The mixed-use design,
including office space, encourages a live-work environment, reducing
commute times and traffic congestion. The PUD zoning fits well with
surrounding residential and commercial areas, providing a smooth
transition in density while enhancing community growth and
connectivity.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

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
exhibits physical conditions that support the proposed mixed-use development. The topography of the
property is leveled, which reduces the need for extensive grading. The proposed site benefits from
direct access to North Henry Boulevard, which is a major roadway that supports connectivity. In
addition, the size and shape of the subject property accommodates the proposed 98 townhome units
with efficient space for internal circulation and open area. Any additional concerns will be reviewed
during the plan review process.
5. The impact upon adjacent property owners should the request be granted: The proposed mixed-
use development will benefit the community by adding modern townhomes, providing diverse housing
options for young professionals and families. It creates a balanced blend of residential spaces while
improving infrastructure with a three-lane entrance and dedicated turning lanes to ease traffic
congestion. A five-foot sidewalk enhances walkability, making the area more pedestrian-friendly.
Additionally, the higher population density will boost local businesses, increasing demand for stores,
salons, and major retailers, helping to strengthen the surrounding commercial area.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system:
The proposed development will have an impact on the City’s water and sewage infrastructure, but
available capacity appears to be sufficient. According to the Clayton County Water Authority, which
was received on January 27, 2025, a 6-inch water main located along North Henry Boulevard and an
8-inch sewer main located at Old Atlanta Road can provide services to the development, while the
treatment facilities are operating well below its capacity. However, the capacity is not guaranteed
until it is purchased, and its final approval depends on its compliance with Clayton County Water
Authority, State EPD, and Federal EPA regulations. A stormwater pond will be installed to control
potential runoff.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes. The proposed mixed-use development includes a three-
lane entrance connecting to State Route 42/U.S. Highway 23, helping to improve traffic flow. Based
on the latest transportation data, the project is expected to generate 558 daily trips, with peak hours
seeing 43 trips in the morning and 45 in the evening. A right-turn lane will ensure safe vehicle
separation, and a hammerhead near Old Atlanta Road will improve maneuverability. Additionally, a
gated entrance with a KnoxBox will restrict cut-through traffic, preserving local circulation and
reducing congestion in surrounding neighborhoods.
Latest trip rates for townhomes: Trip Rate (per unit): 5.81
trips/unit/day

• {Trip Rate} X {Number of Units} = {Total Trips}
• 5.81 X 98 units = 558 total daily trips

Peak hour trip generation rates for townhome developments:
Trip • AM Peak Hour: 0.44 trips per unit; 0.44 x 98 units = 43 trips
Generation • PM Peak Hour: 0.52 trips per unit; 0.52 x 98 units = 51 trips

Overview AM Peak Hour: 0.44 × 98 = 43 trips
• - 25% Inbound: 11 trips (43 x .25 = 11 vehicles inbound)
• - 75% Outbound: 32 trips (43 x .75 = 32 vehicles outbound)

• PM Peak Hour: 0.52 × 98 = 45 trips
• - 63% Inbound: 28 trips (45 x .63 = 28 vehicles inbound)
• - 37% Outbound: 17 trips (45 x .37 = 17 vehicles outbound)
Time Period Formula Total Inbound Outbound
Used Trips Trips Trips
Daily Trips 5.81 × 98 558 trips - -
AM Peak 0.44 × 98 43 trips 11 trips 32 trips
Hour (25%) (75%)
PM Peak 0.52 × 98 45 trips 28 trips 17 trips
Hour (63%) (37%)

Trip Generation Estimates Table
Daily AM Peak PM Peak
Development Units
Trips (In/Out) (In/Out)

Templar
98 (TH) 558 43 (11 / 32) 45 (28 / 17)
Development

Valley Hill Station 126 (SF) 732 56 (15 / 41) 66 (42 / 24)

Wildwood Estates 169 (SF) 982 75 (20 / 55) 88 (56 / 32)
Trip
Generation Pineywoods 31 (SF) 180 14 (4 / 10) 16 (10 / 6)

Summary Sentry Oaks 30 (SF) 174 13 (4 / 9) 15 (9 / 6)

(Residential Springwood Valley 58 (SF) 337 26 (7 / 19) 30 (19 / 11)
Developments)
576 Davis Road 165 (TH) 958 73 (18 / 55) 86 (54 / 32)

Victory Worship
56 (TH) 325 24 (6 / 18) 29 (18 / 11)
Center

JP Upchurch
40 (SF) 232 18 (5 / 13 est.) 21 (13 / 8 est.)
Properties
8. The merits of the requested change in zoning relative to any
Staff Analysis other guidelines and policies for development, which the
Planning Commission and City Council may use in furthering the
(Section 9.2.1 C objective of the comprehensive plan: The rezoning from C-3 to
PUD supports the City of Stockbridge’s plan by adding housing
of The Unified options and creating a smooth transition between commercial
areas and neighborhoods. The 98-townhome development expands
Development residential choices near major roads and shopping centers while
reducing traffic, noise, and environmental impact, making it a better
Code) 9.
fit for nearby communities.
The ability of the subject land to be developed as it is presently
zoned: The area already has many auto-related businesses, and
adding more would increase congestion with limited benefits.
Rezoning to PUD would allow a mixed-use development that
promotes walkability, reduces traffic, and supports the City's long-
term economic goals.
STAFF RECOMMENDATION

The Planning and Zoning staff recommends approval to rezone the subject property from C-3 (Heavy
Commercial) to PUD (Planned Unit Development) under the following conditions:
1. The subject property shall be developed according to a revised site plan which was prepared by
Atwell, LLC. on April 7, 2025. The title is Rezoning Site Plan: North Henry Boulevard Tract.
2. The proposed mixed-used development shall adhere to the architectural renderings submitted with
the application on March 10, 2025, including the use of brick as the exterior material.
3. The developer shall install black streetlight poles.
4. Decorative streetlights shall be installed along the frontage of North Henry Boulevard.
5. Flock cameras shall be installed at the entrance of the mixed-use development.
STAFF RECOMMENDATION

6. The developer shall adhere to the MFR (Multiple Family Residential District) development standards
found in Section 2.4.4. of the Stockbridge Unified Development Code. In addition, the developer shall
adhere to the PMU (Parkway Mixed Use Overlay District) found in Section 2.5.2 E of the Stockbridge
Unified Development Code.
7. The developer shall include one or more central trash facility.
8. A mandatory townhome HOA shall be established.
9. The developer shall comply with all the Clayton County Water Authority, State EPD, and federal EPA
requirements to provide water and sewer facilities for the mixed-used development.
10. Access to Old Atlanta Road shall be restricted to emergency vehicles only. A gate with a KnoxBox shall
be installed to prevent general traffic flow while ensuring emergency access, as required by the Fire
Marshal.
11. The HOA shall occupy no more than 50% of the office building.
12. A 25-foot buffer shall be established alongside the northern, southern, and eastern portion of the
subject property.
Henry County, GA

Overview

Legend
Parcels
Roads

1,427 ft

Parcel lines depicted on the maps do not re ect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 4/9/2025
Last Data Uploaded: 4/9/2025 1:10:03 AM

Developed by
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: April 17, 2025 (Planning Commission)

May 12, 2025 (Mayor and Council)

Subject: RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta
Road, south of Valley Hill Road)

I. Purpose

Consider a request to rezone Parcel #029-01011001, located between North Henry Boulevard
and Old Atlanta Road, south of Valley Hill Road, from ‘C-3’ (Heavy Commercial) and ‘PMU’
(Parkway Mixed-Use) Overlay District to ‘PUD’ (Planned Unit Development) Master Plan and
‘PMU’ (Parkway Mixed-Use) Overlay District to allow for the development of townhomes and
office space.

II. Project Information

Mixed-use development that will include 98 units and
Proposed Development
office space

The subject property is located between North Henry
Site Address Boulevard and Old Atlanta Road, south of Valley Hill
Road.

Parcel Identification 029-01011001

Parcel Acreage 9.23
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Templar Development, LLC
Applicant

Agent: Battle Law, P.C.

William B Gilmore & Miriam D M Gilmore
Owner:

Current Zoning of Property: C-3 (Heavy Commercial District)

Requested Zoning of Property: PUD (Planned Unit Development)

Current Use of Property: Vacant and heavily wooded

SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

Vacant Land C-3 (Heavy Commercial District)
Property to the North
Liberty Baptist Church RR (Rural Residential)

DC Event Rentals C-3 (Heavy Commercial District)
Army Navy Outdoor Center
C-2 (General Commercial)
Property to the South
Vacant Land
C-3 (Heavy Commercial District)
Wildwood Estates
SR (Suburban Residential)

Valley Hill Station PUD (Planned Unit Development)
Property to the East
Victory Worship Center MFR (Multi-Family Residential)

2|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

C-2 (General Commercial)
Vacant Land
C-2 (General Commercial)
Property to the West Stockbridge Plaza

J.P. Upchurch Properties SR (Suburban Residential)
CCR (City Center Residential)

III. Finding of Facts

1. The applicant has also applied for a Comprehensive Plan Amendment to change the future
land use designation from Low Density Mixed Use to High Density Mixed Use.

2. The vicinity of the proposed development is mostly residential and commercial with the
following zoning districts: PUD (Planned Unit Development), MFR (Multi-Family Residential),
C-3 (Heavy Commercial District), C-2 (General Commercial), RR (Rural Residential), SR
(Suburban Residential), and CCR (City Center Residential).

3. The proposed development has frontage on North Henry Boulevard (State Route 42/U.S.
Highway 23), which is classified as a minor arterial road by the Georgia Department of
Transportation State Functional Classification Map.

4. The proposed development is surrounded by the following developments: Valley Hill Station,
Victory Worship Center, Wildwood Estates, Pine Hills Mobile Home Park, 576 Davis Road
(Townhomes), J.P. Upchurch Properties, Sentry Oaks, and Springwood Valley.

3|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

IV. Maps, Site Plan, and Renderings

Aerial Photo of Proposed Development on North Henry Boulevard

4|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Aerial Photo with Site Plan

5|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Zoning Map of Parcel #029-01011001

6|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Survey of Parcel #029-01011001

7|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Site Plan of Proposed Development

8|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Development Data of Proposed Development

9|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Elevations of Proposed Development

10 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

V. Analysis

Project Description

Templar Development LLC is proposing a thoughtfully designed mixed-use residential community
located on the western side of North Henry Boulevard. Spanning 9.90 acres, this development is
planned to include 98 two-story attached townhome units, achieving a residential density of
approximately 9.90 units per acre. The project integrates essential infrastructure improvements,
including a stormwater management facility and a lift station operated by Clayton County Water
Authority, ensuring sustainable utility support. Additionally, the site incorporates a hammerhead
turnaround to optimize traffic circulation and enhance emergency vehicle access.
Open spaces and community amenities such as a 5’ mulch walking trail, tot lot, and dog park are
designed to foster an active and engaging residential environment. With a well-defined internal
roadway network featuring a 50’ right-of-way and 28’ back-of-curb to back-of-curb width, the
development supports efficient mobility while maintaining a pedestrian-friendly atmosphere,
including a planned 10’ concrete sidewalk along SR 42/US 23.
Lot sizes within the development are expected to range from approximately 1,200 to 1,500 square
feet per unit, ensuring efficient land use while providing adequate space for comfortable
residential living. Setback requirements for the development include a 10-foot front yard setback
along the exterior, a 5-foot side yard setback along the exterior, and a 10-foot distance between
the buildings, providing adequate separation and privacy.
Architecturally, the townhomes are designed with a cohesive aesthetic, featuring two-story
elevations, two-car garages, and brick as the primary exterior material, ensuring both durability
and an attractive streetscape throughout the development.
Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The subject property is currently designated as Low-Density Mixed Use, which allows for a mixture
of both residential and limited non-residential uses at a low intensity. However, the proposed
development, which features 98 townhomes at 9.90 units per acre exceeds the required density of
the Low-Density Mixed Use which is 1 to 3.99 units per acre. Thus, the requested change to High
Density Mixed Use better aligns with the Comprehensive Plan’s goal for accommodating higher-
density residential development with commercial use, fostering a more walkable community. The
proposed development includes internal open space, appropriate buffers and promotes mixed-use
character development through the addition of office space, which supports the overall intent of
the High-Density Mixed-Use designation.

11 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

The surrounding areas are currently designated as Low-Density Mixed Use, Low Density
Residential, and Medium Density Residential. The proposed density of 9.90 units per acre is higher
than the nearby subdivisions, which are Valley Hill Station (1.82 units per acre), Wildwood Estates
(2.84 units per acre), Pineywoods (1.79 units per acre), Sentry Oaks (1.93 units per acre),
Springwood Valley (1 unit per acre), and J.P. Upchurch Properties (1 unit per acre). It is also higher
than the incoming townhomes located at Victory Worship Center, which has a modest density of
5.65 units per acre and 576 Davis Road which is 6 units per acre. The addition of the incoming
Victory Worship Center townhomes shows that high-density development already exists in the
surrounding area, making the proposed development an appropriate transition toward higher-
intensity land uses.

In terms of the goals of the 2024 City of Stockbridge Comprehensive Plan, the proposed
development fulfills several policy objectives. First, it supports the Plan’s goal of expending housing
diversity by including townhome units, which provides an alternative to the nearby subdivisions of
Valley Hill Station, Wildwood Estates, Pineywoods, Sentry Oaks, J.P. Upchurch Properties, and
Springwood Valley. Second, the addition of the 1,296-square-foot office building addresses the
city goals of fostering economic vitality by creating employment opportunities and integrating
commercial services within the surrounding neighborhoods. Third, the development reflects the
Comprehensive Plan’s focus on efficient land use since it maximizes the 9.90-acre parcel of land
by multiple uses in a manner that supports both residential and commercial growth. In addition,
the requested PUD zoning adheres to the Comprehensive Plan’s goal of encouraging flexible,
innovative development that adapts to the unique characteristics of the development and its
surrounding area.

2. The relation that the proposed rezoning amendment bears to the purpose of the overall
zoning scheme with due consideration given to whether or not the proposed change
will help carry out the purposes of the City of Stockbridge Zoning Code.

The requested rezoning of the subject property to PUD is necessary because the proposed
townhomes are not permitted under the property’s current C-3 (Heavy Commercial District).
Moreover, the requested rezoning is consistent with and supports the goals outlined in the City of
Stockbridge Unified Development Code. The overall goal of the Stockbridge Unified Development
Code is promoting the growth of the City of Stockbridge, ensuring that the land use patterns are
compatible with the surrounding area while fostering economic development, enhancing the quality
of life for residents, and protecting the public health, safety, and welfare. The rezoning to PUD
aligns with the objectives of the Stockbridge Unified Development Code by offering a more flexible
and integrated developed approach that addresses the needs of the surrounding areas.

The proposed development is surrounded by a mixture of residential and commercial uses
including the PUD (Planned Unit Development), MFR (Multi-Family Residential), C-3 (Heavy
Commercial District), C-2 (General Commercial), RR (Rural Residential), and SR (Suburban
Residential) zoning districts. The requested PUD zoning provides a thoughtful transition between
the commercial uses (C-3 (Heavy Commercial District), C-2 (General Commercial) and the low-
residential areas (MFR (Multi-Family Residential), RR (Rural Residential), SR (Suburban
Residential), and CCR (City Center Residential) incorporating both buffers and green space to
reduce conflict. In addition, the proposed townhomes will provide modern high quality housing
options that can increase homeownership opportunities and accommodate various demographics
including younger families, professionals, and retirees.

12 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

The proposed development aligns with the goals outlined in the Stockbridge Unified Development
Code by minimizing traffic congestion by incorporating a well-planned access system. The
proposed development includes a proposed three-lane entrance connecting to State Route 42/
U.S. Highway 23, a major roadway with significant traffic volume. The proposed entrance will
facilitate smooth egress and ingress and will ensure that future residents entering or exiting the
community do not disrupt traffic flow. The proposed internal road network, which is designed with
50 foot right of ways and 28-foot-wide streets will accommodate residential traffic while maintaining
a safe and efficient flow. The five-foot internal sidewalk promotes pedestrian movement and
reduces unnecessary trips for short distances. As a result, the proposed development will disperse
traffic, alleviate traffic congestion, and enhance the overall transportation efficiency within the
vicinity of the area.

3. Potential positive effects of the rezoning amendment on the character of the proposed
zoning district, a particular piece of property, neighborhood, a particular area, or
community.

The proposed rezoning of the subject property from C-3 (Heavy Commercial District) to PUD
(Planned Unit Development) is expected to generate positive effects on the surrounding properties
and the overall community. By transitioning from heavy commercial to a well-planned mixed-use
development, the requested rezoning will create a balanced land use pattern that fosters a
relationship between the commercial and residential uses. The 98-townhome development will
provide various housing options for individuals or families who are looking into moving to the city.
With a higher density of 9.90 units per acre, the surrounding area may benefit from improved
infrastructure such as roads and an additional sidewalk can improve the walkability in the area in
various ways. The installation of sidewalks will help create walking routes for residents living in the
vicinity of the area.

The combination of residential and office building within the proposed mixed-use development
fosters a live-work environment that enhances the community by reducing commute times and
supporting local economic growth. With the addition of the office space within the proposed mixed-
use development, residents can work from home, which can lead to less traffic congestion and
improve the quality of work-life balance.

The requested PUD (Planned Unit Development) complements the existing mixture of residential
and commercial uses that are in the vicinity of the area. The diverse zoning districts in the
surrounding area, such as PUD (Planned Unit Development), MFR (Multi-Family Residential), C-
3 (Heavy Commercial District), C-2 (General Commercial), RR (Rural Residential), SR (Suburban
Residential), and CCR (City Center Residential), provides a complementary blend of uses that can
promote a balanced community with a mixture of housing types and green spaces. The proposed
density of 9.90 units per acre integrates well with the surrounding residential areas while
maintaining a low to moderate density in contrast to either intense commercial or heavy industrial
uses. This proposed development is thoughtfully designed to act as a seamless transition between
the single-family detached neighborhoods of Valley Hill Station, Wildwood Estates, J.P. Upchurch
Properties, and the Pine Hills Mobile Home Park, as well as the townhomes at 576 Davis Road
and Victory Worship Center, and the surrounding higher-intensity commercial areas, facilitating a
gradual shift in density and scale.

13 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

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 exhibits physical conditions that support the proposed mixed-use
development. The topography of the property is leveled, which reduces the need for extensive
grading. The proposed site benefits from direct access to North Henry Boulevard, which is a major
roadway that supports connectivity. In addition, the size and shape of the subject property
accommodates the proposed 98 townhome units with efficient space for internal circulation and
open area. Any additional concerns will be reviewed during the plan review process.

5. The impact upon adjacent property owners should the request be granted.

The proposed mixed-use development is poised to bring several benefits to adjacent property
owners. By introducing modern townhomes, the project diversifies housing options in the area,
appealing to young professionals and families seeking alternatives to traditional single-family
homes. This blend of townhomes and single-family residences fosters a balanced and sustainable
community.

Additionally, the development includes a three-lane entrance with direct access to State Route
42/U.S. Highway 23, which may facilitate roadway improvements such as dedicated turning lanes,
ultimately reducing traffic congestion. The inclusion of a five-foot sidewalk within the community
enhances walkability, promoting a pedestrian-friendly environment for residents.

The increased population density can also stimulate local economic activity by driving demand for
nearby businesses along North Henry Boulevard. Small businesses, including convenience stores,
salons, and major retailers such as Walmart, may experience heightened patronage. The addition
of 98 townhome units is expected to generate a positive economic impact on shopping centers
such as Stockbridge North Shopping Plaza, Mays Corner, Mays Crossing, and Walmart Shopping
Center, further contributing to the vitality of the surrounding commercial area.

6. The potential impact of the rezoning on City infrastructure including water and sewage
system.

The proposed development will have an impact on the City’s water and sewage infrastructure, but
available capacity appears to be sufficient.

According to the Clayton County Water Authority, which was received on January 27, 2025, a 6-
inch water main located along North Henry Boulevard and an 8-inch sewer main located at Old
Atlanta Road can provide services to the development, while the treatment facilities are operating
well below its capacity. However, the capacity is not guaranteed until it is purchased, and its final
approval depends on its compliance with Clayton County Water Authority, State EPD, and Federal
EPA regulations. A stormwater pond will be installed to control potential runoff.

7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes.

The proposed mixed-use development will include a three-lane entrance directly connecting to
State Route 42/U.S. Highway Route 23, ensuring smoother traffic in and out of the community.
Based on the estimated trip generation from utilizing the latest version of the Institute of

14 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Transportation Engineers (ITE) Trip Generation Manual (11th edition) released in 2021, the
proposed development is estimated to add 558 total daily trips with a peak hour of 43 trips in the
morning and 45 trips in the evening.

The trip generation estimates for the Templar Development (98 townhomes) are calculated using
the following formula:

• Latest trip rates for townhomes: Trip Rate (per unit): 5.81 trips/unit/day

• {Trip Rate} X {Number of Units} = {Total Trips}

• 5.81 X 98 units = 558 total daily trips

• Peak hour trip generation rates for townhome developments:

▪ AM Peak Hour: 0.44 trips per unit; 0.44 x 98 units = 43 trips

▪ PM Peak Hour: 0.52 trips per unit; 0.52 x 98 units = 51 trips

ITE’s Observed Directional Splits

• Based on national traffic studies in suburban areas, typical directional splits for
townhomes are:

• Total Trips: 98 × 0.44 = 43 trips in the AM Peak Hour

▪ AM Peak Hour: 25% inbound, 75% outbound;

▪ 43 x .25 = 11 vehicles inbound.

▪ 43 x .75 = 32 vehicles outbound.

• Total Trips: 98 × 0.52 = 45 trips in the PM Peak Hour
▪ PM Peak Hour: 63% inbound, 37% outbound

▪ 45 x .63 = 28 vehicles inbound

▪ 45 x .37 = 17 vehicles outbound

The table below provides a detailed breakdown of trip generation estimates for the proposed
Templar Mixed-Used Development (98 townhomes):
Templar Development Trip Generation Estimates

Time Period Formula Used Total Trips Inbound Trips Outbound Trips

Daily Trips (5.81 \times 98) 558 trips - -

AM Peak Hour (0.44 \times 98) 43 trips 11 trips (25%) 32 trips (75%)

15 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

PM Peak Hour (0.52 \times 98) 45 trips 28 trips (63%) 17 trips (37%)

Based on the trip generation estimates from the latest edition of the Institute of Transportation
Engineers (ITE) Trip Generation Manual (11th edition), the table above indicates that the proposed
mixed-used development is projected to result in a moderate increase in traffic on State Route 42
/US. Highway 23. Section 16.3.D 6 of the Stockbridge Unified Development Code states that
subdivisions with a single access point must have a three-lane entrance including a right turn lane
with a 75-foot radius for safer vehicle separation. Thus, the addition of the three-lane entrance with
a right turn lane will ensure smoother transition onto State Route 42 and US. Highway 23 while
supporting both vehicle and pedestrian circulation.

The site plan also features a hammerhead near the existing cul-de-sac on Old Atlanta Road,
adjacent to the Valley Hill Station subdivision, designed to improve vehicle maneuverability and
enhance traffic control. This hammerhead provides a designated space for vehicles to turn around
efficiently, reducing congestion and improving overall circulation within the area.

Additionally, a gate with a KnoxBox will be installed to regulate traffic flow and prevent cut-through
traffic from entering the Valley Hill Station subdivision. This measure will help maintain the integrity
of local traffic patterns by restricting unauthorized vehicular movement, ensuring that neighborhood
streets remain primarily accessible to residents and approved visitors.

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 requested rezoning from C-3 (Heavy Commercial District) to PUD (Planned Unit
Development) aligns with the overall intent of the 2024 City of Stockbridge Comprehensive Plan
by promoting housing diversity while creating a transition between the commercial areas and
existing neighborhoods. The proposed mixed-use development, which includes 98 townhomes,
introduces a moderate-density housing option, which aligns with the City’s goals of expanding its
residential choices near major roadways like State Route 42 and US. Highway 23 and commercial
centers such as Stockbridge North Shopping Plaza, Mays Corner, Mays Crossing, and Walmart
Shopping Center. In addition, the transition from commercial to residential reduces the possibility
of high-traffic business, noise, and the environmental making the development more compatible
with the nearby subdivisions.

9. The ability of the subject land to be developed as it is presently zoned.

Currently, the subject property is zoned C-3 (Heavy Commercial), which allows heavy commercial
uses, such as automotive services, tire shops, and gas stations, and self-storage facilities.
However, rezoning the subject property to PUD (Planned Unit Development) makes sense
because the area is already saturated with automotive related businesses including Greenway
Auto Parts (5801 North Henry Boulevard), Auto Tek Customs - a Main Street Auto Shop (6041
North Henry Boulevard Suite A), Tire Solutions (6043 North Henry Boulevard Suite E), and
Fabulous Used Car (6075 North Henry Boulevard). Another addition of a gas station, auto shop,
or self-storage facility would increase traffic congestion and would offer limited economic growth.
On the other hand, a mixed-used development would support walkability, potentially mitigate traffic
congestion, foster a “live-work play” environment and would support the long-term economic goals
of the City.

16 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

VI. STAFF RECOMMENDATION

The Planning and Zoning staff recommends approval to rezone the subject property from C-3
(Heavy Commercial) to PUD (Planned Unit Development) under the following conditions:

1. The subject property shall be developed according to a revised site plan which was prepared
by Atwell, LLC. on April 7, 2025. The title is Rezoning Site Plan: North Henry Boulevard Tract.

2. The proposed mixed-used development shall adhere to the architectural renderings submitted
with the application on March 10, 2025, including the use of brick as the exterior material.

3. The developer shall install black streetlight poles.

4. Decorative streetlights shall be installed along the frontage of North Henry Boulevard.

5. Flock cameras shall be installed at the entrance of the mixed-use development.

6. The developer shall adhere to the MFR (Multiple Family Residential District) development
standards found in Section 2.4.4. of the Stockbridge Unified Development Code. In addition,
the developer shall adhere to the PMU (Parkway Mixed Use Overlay District) found in Section
2.5.2 E of the Stockbridge Unified Development Code.

7. The developer shall include one or more central trash facility.

8. A mandatory townhome HOA shall be established.

9. The developer shall comply with all the Clayton County Water Authority, State EPD, and
federal EPA requirements to provide water and sewer facilities for the mixed-used
development.

10. Access to Old Atlanta Road shall be restricted to emergency vehicles only. A gate with a
KnoxBox should be installed to prevent general traffic flow while ensuring emergency access,
as required by the Fire Marshal.

11. The HOA shall occupy no more than 50% of the office building to meet the PUD zoning
requirements of two types of uses (residential and office) for this property.

12. A 25-foot buffer shall be established alongside the northern, southern, and eastern portion of
the subject property.

17 | P a g e
1440-24-109

SOUTHEASTERN ENGINEERING, INC. THIS DRAWING AND ITS REPRODUCTION ARE THE PROPERTY OF THE ENGINEER AND MAY NOT BE REPRODUCED, PUBLISHED OR USED IN ANY WAY WITHOUT THE WRITTEN PERMISSION OF THIS ENGINEER
P.O.C. INTERSECTION OF THE
EASTERN RIGHT OF WAY OF SAID S.R. 42 (80' R/W) IPS
AND THE SOUTHERN RIGHT OF WAY LINE OF
VALLEY HILL ROAD (60' R/W)
PER DB 15410 PG 341 NOW OR FORMLY □ □ □
FEINGOLD MARILYN LOEB □

PID 029-010100000 □

584.58'
ZONED C3 - COMMERCIAL
G '31 "E 9' □

1,249.70' PER DB 15410 PG 341 N82°16 ' □
29 □

DOG PARK □ NOW OR FORMLY
24 □
ALTO ASSET COMPANY 5 LLC
IL
POINT OF BEGINNING IN G TRA TOT LOT
PID 029A01055000
WALK

CH '
5' MUL 9 2.7
Z IPS 24 PB 22 PG 29

C H=2 9 "E
10 75 LOT 5F
02' 4
24
ZONED PUD
14 °

GRID (GA WEST)
0 8
C B=S

4.31
29
' 75 5' □

R =7 8 .4 7 '
13 ' □
□ 1/2" IPF
75 □ □
L =2 9
10
' 12 2
STORMWATER 75

DATE
29
' 31
MANAGEMENT 24
11
FACILITY ' 75
24 ' 36
Z ' 24
24 10
G 75
' 24
' 15
' 21' '
24 ' 24 NOW OR FORMLY
50 9 10
10

124.61
' 75 YAMASA CO LTD

ISSUED DESCRIPTION
' ' 75 24
24 PID 029A01056000
18 DB 17898 PG 70-71
29
' 75
29
' ' 16 24 OPEN PB 22 PG 29
7 75
SPACE LOT 6F
75 ' /W ) 21'
Z ' 29 'R H 24 ZONED PUD

'39"W
50 5 MP '
5' 75
SE
D (2 ' 17

N08°11
PROPOSED LIFT 24
PO BOC 18 18 24
G 5 18
STATION (CLAYTON 75 PR OC 62
18
' 75
COUNTY WSA)
24
'B LK 7' 98 18
' 16
1/2" IPF
4 28 WA
E ' 18 42.22'
SID 24
' ' 6' 1/2" IPF
78 24
16

VALLEY HILL ROAD (60
29
' 75
' 7 7'
14
' 16 '
Z 31 24 49
NOW OR FORMLY 79
10
97 13 '

' R/W) CLOSED
AOK PROPERTIES LLC
19
10 '
31 ' '
24 NOW OR FORMLY
PID 029-010112005 ' ' 29 10 5'
26 7
DB 13652 PG 338-341 G 3 62
24
12' NICOLAS VANESSA
96 28' PID 029A01086000

NO R/W ABANDONMEN
PB 17 PG 76
75
' 85' DB 19282 PG 509-510
ZONED C2 - GENERAL COMMERCIAL 29
' 65 3 9' PB 23 PG 9
22'
21
24 OPEN

T DEED FOUND
9 ' LOT 7
10
11' 36
Z 75 75 SPACE ZONED PUD
18
' 18 '
21'
72'
32 '
53' No
10' CONCRETE SIDEWALK 1 '
24 66 24 R200' 20
79 23' ' '
PROPOSED ALONG SR 42/US 23. ' 18 '
G 75 4 9'
FINAL LOCATION TO BE
16
DETERMINED DURING LDP REVIEW. ' 24 28' 76'
67 95 IPS
31 ' 24 '
29 63 16 24
Z 5'
75
' 21 24' 1/2" IPF
5' 1'
24" CURB & GUTTER, 77'
24 1'
2' GRASS STRIP, AND 64 '
68 24' 12' 75'
6' SIDEWALK (TYP) R2 24
' 24 94 23'

TEMPLAR DEVELOPMENT
5705' ' 23'
00 24
75
' 22 10'
24'
24 24 75'
NOW OR FORMLY
G ' ' 77'
18 SHIELDS DENNIS & KATHY
63 16
3/8" IPF
69 24'
PID 029A01087000
DISTURBED 24 2' 93 24'

210 TRILITH PARKWAY

PROJECT OWNED/DEVELOPED BY: 24 HOUR CONTACT INFORMATION
' DB 3248 PG 266
Z 76 24' 23
' 50' 24'
24
10 75
54
' PB 23 PG 9

AY 23
23 LOT 8
62 15
' ' 70 24'
77'
14'
ZONED PUD
24'
75'
92 24'

HIGHW
SUITE 200
24'
24 ' 24 24'
75
32 ' 3'

42/ US
61
77'
G 40' 85'
OPEN 75'
26'

71
FAYETTEVILLE, GA. 30214
SPACE 28' 91 29'

ROUTE
37.8' 1/2" IPF DISTURBED
29'

0 PG 2
25 29'
77'
37 10'

STATE
DB 358
Z 23' 72' 35 '
75'
10'

PHONE: (678) 552-3741
36' 4 0' 71 29'
90 SITE DATA
80' R/W
29' 29'

FILE NAME: I:\CUSTOMERS_PROJECTS\1440 Templar Development\1440-24-109 North Henry Blvd Tract\Eng\Prelim\1440-24-109 Prelim Site.dwg PLOT STYLE: ---- PLOT DATE:4/7/2025 USER:KELLSI ALTMAN
29' NOW OR FORMLY
G 77' 26
30'
15'
RODRIGUEZ MARIA M V
DEVELOPER: TEMPLAR DEVELOPMENT, INC.
OFFICE
36'
60 10' PID 029A01088000
BLDG/ 9' 72
77'
75'
DB 12631 PG 340-341 210 TRILITH PARKWAY, SUITE 200
24' 89
24' GATHERING 9' 24'
24'
PB 23 PG 9
FAYETTEVILLE, GA. 30214
Z 10' 75' 77' 12' 27 24'
LOT 9
24'
18' ZONED PUD PHONE: (678) 552-3741
59 24' 77' 18'
16' 24' 73 24'
75' ENGINEER/ ATWELL, LLC
88 24'
SURVEYOR: 1850 PARKWAY PLACE, SUITE 650

S02°42'33"W
16' 24'
75' 77'
28
24'

604.97
19' 12'
29' 50' MARIETTA, GA 30067
58 29'
24'
77' 1/2" IPF DISTURBED
PHONE: 770.423.0807
9' 74 24' 75'
75'
87 24'
24' 38.88' TAX PARCEL 029-01011001
Z 10'

PROPOSED 50'
77'
29 24' 24' NUMBER:

'59"W
R/W
77'
29'

PROPOS
57 29' 75'
75

N08°20
29' 29' BOUNDARY: BOUNDARY SURVEY BY SEI, DATED OCTOBER 2024
ED
86 29' 29'

50 529.54'
50'

28' BOC-BOC (2 ' R/W
30 29' NOW OR FORMLY
TOPOGRAPHY:CLAYTON COUNTY GIS
G 77'
75' 10' 10'
77' THR GEORGIA LP

5 MPH)

© COPYRIGHT 2025 |
24'
75' PID 029A01089000

28' BOC-BOC (2
24' 56 24' 10' PB 23 PAGE 9 SITE/DISTURBED
Z 29' 9.90 ACRES

REZONING SITE PLAN
IO SK 76 29' LOT 10 AREA:
MAIL K 85 29'

5 MPH)
10' 29' ZONED PUD
75' 77' 31 29'
NUMBER OF
30' 98
LL. 90 12TH DISTRICT
24' LOTS:
10' 55 24'
24'
12' 77'
77 DENSITY: 98 LOTS / 9.90 ACRES = 9.90 UNITS PER ACRE

PROJECT LOCATED AT:
75'
24' 84 24' 10'
G 24'

DAVENPORT
NOW OR FORMLY 75' 18' 77'
32 24' FLOOD INFO: THIS SITE
NOTLOCATED WITHIN THE 100 YEAR
HOLEMAN JOSEPH A JR 29'
Z 22' FLOOD ZONE PER FEMA FLOOD PANELS #
CITY OF STOCKBRIDGE,
22'
12' 77'
PID 029-01012000 54 16' 18'
DB 14398 PG 298-299 78 24' 75' 1/2" IPF
13151C0067D, DATED 10-06-2016.
PB 20 PG 65
83 24' 24'
77' 16' 33 39.86'
16 ' 2 '
ZONED C2 - GENERAL COMMERCIAL 24'
5' 75' 1/2" IPF
EXISTING
6' SIDEWALK
77'
79 ZONING: C3 COMMERCIAL
HENRY COUNTY, GA.
24' 75'
82 24' 24'
OPEN
17' 8' 34 PROPOSED PUD - PLANNED UNIT DEVELOPMENT AND
G 78'
24'
OPEN SPACE
SPACE
00
77' 18' ZONING: PMU - PARKWAY MIXED USE
18'
R2
80 32' 18'
75'
(USE = SINGLE FAMILY ATTACHED HOUSING)
5' 29
16 22
81 NOW OR FORMLY
1/2" IPF
DEVELOPMENTMIN. EXTERIOR FRONT BUILDING SETBACK: 10'.
8' 35 32' 70'
8' SLOAN WARREN L & GRACE I
PID 029A01090000
STANDARDS:MIN. EXTERIOR SIDE BUILDING SETBACK: 5' MIN.
22
66' 8'
G 79
' 18
' 24
63' 22 '
R2
8' DB 18436 PG 49 1/2" IPF 10' REQUIRED BETWEEN BUILDINGS
61' PB 23 PG 9
LOT 11
TWO-CAR GARAGES PROPOSED - EACH UNIT
53 27
' 16'
PROPOSED 50' R/W ZONED PUD
75
27 28' BOC-BOC (25 MPH)
52 11
' 16'
Z 8' '
75
18' 2 4' R2
26'
11' 17' 24' 24' 24'
29
51 24' 29' NOW OR FORMLY RG
EGOI S T E R EI
' 29' 24'
11' 24'
G 18' 24' HARRIS EDWARD
10 79 24' 29'
24
50 75'
PID 029A01091000
DB 2982 PG 235
G R
E AD
49 75'
PB 23 PG 9 NO. 31277

ASPHALT
48 75' LOT 12 PROFESSIONAL
Z 47 75' 46 75'
45 75' A JR .
44 75'
E. W
40
' 50' 75' 43 75' 42 41 75' 75'
ZONED PUD
EN
40 39 75'
38 75'
37 YN G I N E E W
75' 36 75'
E MATTHE
40' 10'
OPEN 24' 10'
24'
WV
SPACE 21'
18' 32' ISSUED FOR:
CTP FOUND 24' 24' 24' 10'
Z 79.78' IPS
24' 29' 29' 24' REVIEW
24' 24' 24' 29'
489.96' N87°51'18"W 22'

Project No.: 1440-24-109
1/2" IPF ON LINE
4.09' EAST OF CORNER IPS Designed By: JJS
1" ROD FOUND
ON LINE Issue Date: 4/7/2025
Z 3/4" IPF ON LINE NOW OR FORMLY GRAPHIC SCALE
NOW OR FORMLY

DICKERSON HOMES LLC 40 0 40 80
NELSON GEORGE K & CHRISTA M PID S01-01001000
PID S01-02001001 DB 14250 PG 58
DB 10693 PG 16-17 PB 6 PG 226
ZONED C3 - COMMERCIAL LOT SR - SUBURBAN RES ( IN FEET )
1 inch = 40 ft.

1/2" IPF
THE UTILITIES SHOWN HEREON ARE FOR THE CONTRACTORS CONVENIENCE ONLY. THERE MAY BE OTHER UTILITIES NOT SHOWN ON THESE PLANS. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THE LOCATIONS SHOWN AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL UTILITIES WITHIN THE LIMITS OF THE WORK. ALL DAMAGE MADE TO EXISTING UTILITIES BY THE CONTRACTOR SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. IT IS THE OWNER/DEVELOPER'S RESPONSIBILITY TO VERIFY EXISTING UTILITY CAPACITY PRIOR TO
INITIATING DESIGN. THE ENGINEER MAKES NO GUARANTEES, NEITHER EXPRESSED OR IMPLIED, REGARDING EXISTING UTILITY LOCATION, CAPACITY OR CONDITION.
City of Stockbridge

2025 Property & Casualty Insurance
Executive Summary

Matt Simmons | Senior Director Public Sector Practice
Daniel Duhart | Public Sector Broker

May 12, 2025

ajg.com
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City of Stockbridge - 2025 Insurance Executive Summary
©2025 Arthur J. Gallagher & Co. All rights reserved.
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The goal of our CORE360® approach is to optimize your total cost of risk.

We accomplish this goal by adhering to a comprehensive and well-organized process, under which we discuss
each CORE360 cost driver, beginning with Insurance Premiums and ending with Contractual Liability.

The intended result is to drive value to each of your six cost drivers, which represents your total cost of risk.

INSURANCE PREMIUMS UNINSURED & UNINSURABLE LOSSES

Cost for all your existing insurance policies. Potential or actual costs of any risks you
It also includes our compensation as your knowingly or unknowingly leave uninsured
broker. or uninsurable.

PROGRAM STRUCTURE LOSS PREVENTION & CLAIMS

How the individual pieces of your program Your participation in a loss, and how you
work together, as well as how you balance minimize costs through appropriate loss
your risk appetite against your loss prevention programs and claims
experience. management.

COVERAGE GAPS CONTRACTUAL LIABILITY

Potential costs from any gaps in existing Costs resulting from the unsuccessful
policies, such as sub limits, removable transfer of risk to, or assumption of
exclusions and extensions of coverage. uninsured liability from, a third party.

City of Stockbridge - 2025 Insurance Executive Summary P a g e |3
©2025 Arthur J. Gallagher & Co. All rights reserved.
Insurance Market Report – April 2025
2025: Navigating a Stabilizing Yet Evolving Insurance Landscape

The property and casualty insurance market has entered 2025 with a greater sense of stability, offering a welcome
respite for buyers after recent turbulent years. However, economic headwinds remain a significant concern,
particularly the ongoing uncertainties surrounding US tariffs, inflation, and interest rates.

The insurance industry’s strong capital reserves, coupled with the widespread remediation of underwriting
portfolios, have bolstered carrier stability and financial strength. This improvement reflects the impact of prior rate
increases and portfolio adjustments aimed at better aligning their books of business with anticipated claim costs.

Carriers are still closely monitoring the persistent challenges of social inflation and climate change. To navigate this
evolving environment effectively, buyers should maintain close communication with their brokers to understand
potential shifts in their carriers’ capacity, pricing, and appetite.

At a Glance
Property: The commercial property insurance market is in a strong position, with insurers looking to grow in 2025, driven
by profitable property underwriting results, higher investment returns, strong premium growth, and reduced inflationary
pressures. Although the market favors insureds, insurers will continue to differentiate them by risk profile and underwrite
them accordingly.

Casualty: The commercial casualty insurance market's response to ongoing challenges persists into 2025, with
continued rate increases, limit compression, and/or more restrictive policy terms for many insureds. Insurer carriers are
working to address these long-standing challenges, especially within the commercial auto and umbrella/excess sectors,
as insurers work to address long-standing issues.

Cyber: As threats increasingly turn into claims, the cyber insurance market continues to grow. Insureds continue to invest
in resources to prevent incidents by implementing cyber-security controls such as multi-factor authentication (MFA). This
has helped to keep premiums steady even as cyber incidents continue to climb in number and cost.

D&O: It’s game on for D&O carriers as they continue to compete for business by reducing premiums and offering
coverage enhancements, given the abundant amount of D&O capacity in the marketplace.

What is Impacting Market Conditions?

Social Nuclear Climate Political Cyber
Inflation Verdicts Change Violence Risk

City of Stockbridge - 2025 Insurance Executive Summary P a g e |4
©2025 Arthur J. Gallagher & Co. All rights reserved.
Renewal Results
Expiring Program Proposed 2025-26 Analytics

Proposed Exposure Premium Net Rate
Line of Business Expiring Program Retention Rating Basis Premium Retention Rating Basis Premium
Program Change Change Change

Primary Package Travelers Travelers
Auto Liability $1,000,000 $0 142 $177,870 $1,000,000 $0 178 $256,244 25.4% 44.1% 18.7%
Auto Physical Damage Comp & Collision $1,000 140 $108,579 Comp & Collision $2,000 178 $105,888 27.1% -2.5% -29.6%
General Liability $1,000,000 $0 $26,711,635 $67,615 $1,000,000 $0 $29,239,311 $81,470 9.5% 20.5% 11.0%
Law Enforcement Liability $1,000,000 $5,000 64 $39,498 $1,000,000 $5,000 64 $53,323 0.0% 35.0% 35.0%
PE Management Liability $1,000,000 $5,000 $26,711,635 $18,680 $1,000,000 $5,000 $29,239,311 $20,040 9.5% 7.3% -2.2%
Employment Practices Liability $1,000,000 $10,000 $26,711,635 $38,463 $1,000,000 $25,000 $29,239,311 $50,133 9.5% 30.3% 20.9%
Umbrella $5,000,000 $10,000 $26,711,635 $15,278 $5,000,000 $10,000 $29,239,311 $23,778 9.5% 55.6% 46.2%

Property Travelers $75,227,037 $122,341 Travelers $80,093,122 $150,936 6.5% 23.4% 16.9%
All Risk / Blanket $75,227,037 $5,000 $0.1626 $79,291,722 $5,000 $0.1885 15.9%
Flood* $1,000,000 $50,000 $1,000,000 $50,000
Earthquake $1,000,000 $50,000 $1,000,000 $50,000
Equipment Breakdown $75,227,037 $5,000 $79,291,722 $5,000

Inland Marine Travelers $2,666,935 $19,345 Travelers $2,668,615 $19,354 0.1% 0.0% 0.0%
Miscellaneous Scheduled Items $311,722 $1,000 $311,722 $1,000
Contractors Equipment $2,666,935 $1,000 $2,668,615 $1,000

Cyber Liability Beazley $26,711,635 $34,340 Beazley $29,239,311 $34,340 9.5% 0.0% -9.5%
Data Breach Response $3,000,000 $25,000 $3,000,000 $25,000
Security Liability $3,000,000 $25,000 $3,000,000 $25,000
Ransomware $3,000,000 $25,000 $3,000,000 $25,000

Crime Travelers 168 $5,676 Travelers 168 $5,676 0.0% 0.0% 0.0%
Employee Dishonesty $500,000 $1,000 $500,000 $1,000

Pollution - Premesis Chubb $10,733 Chubb $12,483
Per Occurrence $1,000,000 $25,000 $1,000,000 $25,000

Hiscox Hiscox
Terrorism & Sabotage $76,253,731 $10,000 $76,253,731 $11,438 $78,511,343 $10,000 $78,511,343 $12,249 3.0% 7.1% 4.1%
Active Shooter $1,000,000 $10,000 $5,554 $1,000,000 $10,000 $5,947

Grand Total $675,410 $831,861 14.7% 23.2% 8.5%

City of Stockbridge - 2025 Insurance Executive Summary P a g e |5
©2025 Arthur J. Gallagher & Co. All rights reserved.
Thank You for Your Business

We have enjoyed our partnership and appreciate the continued time, support and confidence you have placed in us as
your risk management team. This past year has been successful as evidenced by your scorecard. Your total cost of risk
is being impacted favorably and our strategy for this upcoming renewal continues to focus on ways to improve this
positive impact on your profitability. Thank you.

Legal Disclaimer
Gallagher provides insurance, risk management and consultation services for our clients in response to both known and unknown risk exposures. When providing
analysis and recommendations regarding potential insurance coverage, potential claims and/or operational strategy in response to national emergencies (including
health crises), we do so from an insurance/risk management perspective, and offer broad information about risk mitigation, loss control strategy and potential claim
exposures. We have prepared this commentary and other news alerts for general informational purposes only and the material is not intended to be, nor should it
be interpreted as, legal or client-specific risk management advice. General insurance descriptions contained herein do not include complete insurance policy
definitions, terms and/or conditions, and should not be relied on for coverage interpretation. The information may not include current governmental or insurance
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City of Stockbridge - 2025 Insurance Executive Summary P a g e |6
©2025 Arthur J. Gallagher & Co. All rights reserved.
City of Stockbridge
MEETING DATE
AGENDA ITEM
May 12, 2025 FUNDING SOURCE
X RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Daniel Duhart/Najaa Hammonds
DEPARTMENT: Human Resources
ITEM/PROJECT/EVENT:
Council consideration to approve the 2025 General and Liability Insurance for the City.

BACKGROUND INFORMATION:

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________ 831,861.00
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

It is staff's recommendation that Council approve the annual premium for the city's general, liability and prop

Staff Signature______________________________
