---
date: 2026-03-19
title: Planning Commission Agenda Packet
source: 2026-03/2026-03-19_Planning Commission_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Planning Commission
PLANNING COMMISSION
Meeting
BOARD MEMBERS
Agenda
Trameka Walker, Chair
Vacant, Vice-Chair
March 19, 2026 6:30 PM
Meeka Douglas
Sharonda Gardner
Lisa Glenn
Darryl Thompson

ADMINISTRATION
Ryan Anderson
Community Development Director

Veronica Green
Chief Planner

Linda Logan
Senior Planner, Secretary

Gordon Linton, STOCKBRIDGE CITY HALL
Senior Planner
4640 NORTH HENRY BLVD.
Brennen Reilly,
GIS Analyst / Planner II STOCKBRIDGE, GA 30281

Valerie Ross, Attorney Website: www.stockbridgega.org

Phone: 770-389-7900

Fax: 770-389-7912
AGENDA
PLANNING COMMISSION MEETING
CITY OF STOCKBRIDGE
THURSDAY, MARCH 19, 2026 6:30 PM

I. CALL TO ORDER
II. INVOCATION
III. PLEDGE OF ALLEGIANCE
IV. ROLL CALL
V. WELCOME TO NEW BOARD MEMBERS AND STAFF INTRODUCTIONS
VI. ADOPTION OF THE AGENDA
VII. APPROVAL OF MINUTES
1 December 2, 2025 Summary Minutes
VIII. ELECTION OF OFFICERS
IX. TRAINING FOR PLANNING COMMISSION BOARD MEMBERS
Item # 1 - Three-Part Training
Presented by:

X. PUBLIC HEARING
Item # 1 - VARIANCE CASE #VR-2026-01. (Property is located in Council District
Consideration of a variance application for the request of two variances, as are
listed below, for Parcel #S20-03003000 on Wilson Avenue to allow for the
construction of a new single-family detached dwelling. Property Owners: Laura
Bernal Gopar and Luis A. Gopar-Carmona. Applicant: Jerry Robinson. The
property is located in Land Lot 36 of District 12, and it contains 0.613 +/- acres.

~ Variance Request #1: Reduce the front yard setback from the required 50 feet
to 25 feet within the SR (Suburban
Residential) zoning district.
~ Variance Request #2: Reduce the rear yard setback from the required 40 feet to
20 feet within the SR (Suburban
Residential) zoning district.
Presented by: Linda Logan

XI. PROJECT UPDATES
XII. STAFF COMMENTS
XIII. BOARD COMMENTS
XIV. ADJOURN

City of Stockbridge
Mission: To provide visionary leadership and superior municipal services that
enhance the quality of life for citizens while creating a welcoming business
atmosphere focused on sustainability and expansion of tourism and cultural events.

SUMMARY MINUTES
PLANNING COMMISSION
THURSDAY, DECEMBER 2, 2025 AT 6:30 p.m.

BOARD MEMBERS: ADMINISTRATION:
Trameka Walker, Chairperson Ryan Anderson, Community Dev. Director
Stanley Dumas Valerie Ross, City Zoning Attorney
Harold Thibodeaux Veronica Green, Chief Planner
David Planchon Linda Logan, Senior Planner / PC Secretary
Anthony Mitten Gordon Linton, Senior Planner
Jarvis Richardson, Planning Intern

I. CALL TO ORDER—Made by Chairperson Walker at 6:30 p.m.

II. INVOCATION—Given by Stanley Dumas.

III. PLEDGE OF ALLEGIANCE—Done in unison.

IV. ROLL CALL: Present: Absent:

~ Trameka Walker _____X_____ __________

~ Stanley Dumas _____X_____ __________

~ Harold Thibodeaux _____X_____ __________

~ David Planchon _____X_____ __________

~ Anthony Mitten _____X_____ __________

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025

A quorum of members was achieved.

V. ADOPTION OF THE AGENDA

A motion was made by David Planchon to adopt the agenda, and Stanley Dumas
seconded the motion. A vote was taken, and the agenda was unanimously adopted.

VI. APPROVAL OF MINUTES – June 26, 2025 Summary Minutes.

A motion was made by David Planchon to approve the minutes, and Harold
Thibodeaux seconded the motion. A vote was taken, and the minutes were
unanimously adopted.

VII. FINAL PLAT CASE #FP-2025-01. (Council District 5)
Consideration of the proposed final plat for the creation of a mixed residential
subdivision (with townhomes and single-family detached homes) on property at
1448 and 1468 Flippen Road. The final plat has been approved by the Community
Development Staff, and it now requires the Planning Commission Chairman’s
signature prior to being officially recorded at Henry County Superior Court.
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.

Staff Presentation—A PowerPoint presentation was made by Jarvis Richardson,
Community Development Intern. He provided a brief background on the recent
annexation and rezoning of the property at 1448 and 1468 Flippen Road, and he
described the developer’s proposed development of a mixed residential
development on the property, to be named “Hanover Park.” Then he explained the
need for the signatures of the Chairperson on several hard copies of the final plat
for the subdivision. Ryan Anderson stated that the signatures would take place
after the conclusion of the meeting.

Board Action—Stanley Dumas made a motion to approve the final plat, and
Harold Thibodeaux seconded the motion. A vote was taken, and the final plat was
unanimously approved. After the conclusion of the meeting, Chairperson Walker
signed each of the four sets of hard copies of the final plat. Two copies were to be
given to the applicant, and two copies were to be kept in the Planning & Zoning
Office.

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025

VIII. SPECIAL USE PERMIT CASE #SP-2025-04. (Council District 4.)
Consideration of a request for a special use permit for a portion of the property at
4498 North Henry Boulevard to allow the development and operation of a quick-
serve restaurant with drive-through windows and / or lanes. Property Owner: City
of Stockbridge. Applicant: Royal TH, LLC. Agent: Battle Law, PC. Proposed
Business: Tim Wharton’s, a coffee restaurant. Zoning District: C-2 (General
Commercial). The property is located in Land Lot 61 of District 12 within the
Stockbridge City Limits, and it contains 1.32 +/- acres. The applicant intends to
develop only a 0.8-acre portion of the property.

Staff Presentation—Gordon Linton gave a PowerPoint presentation of this case.
He explained that a special use permit was required because the property is
located within the Downtown Village Overlay District, which requires a special use
permit for establishments having drive-through facilities.

Board Question—Harold Thibodeaux asked Mr. Linton for an explanation of the
overlay district, and Mr. Linton responded.

Applicant’s Presentation—Josh Mahoney of Battle Law spoke on behalf of the
applicant. He said that this would be a great economic development opportunity
because it meant that a dormant tract of land could finally be activated.

Staff Comment—Ryan Anderson said that the applicant has met all of the
requirements.

Board Questions and Comments—David Planchon said that he was not familiar
with Tim Horton’s. He asked whether customers would be making a right turn out
of the property. Mr. Mahoney replied that he was not sure. Stanley Dumas said
that there used to be a Huddle House on North Henry Boulevard (and David
Planchon remembered it), and that this would be a good complement. Trameka
Walker asked whether there would be competition with the other nearby coffee
shops. She asked how this one would stand out from the others. Mr. Mahoney
said that Tim Horton’s wanted to establish a better presence in the Southeast.

Public Hearing—There were no public speakers for this case.

Board Action for SP-2025-04—Anthony Mitten motioned to approve SP-2025-04
and David Planchon seconded the motion. A vote was taken, and the case was
unanimously approved.

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025

IX. ZONING MODIFICATION CASE #ZM-2025-02. (Council District 4.)
Consideration of a request for a zoning modification to Rezoning Case #RZ-2023-
02 for property at 258 and 264 Valley Hill Road, plus Parcel #S08-01020000, for
the purposes of 1) increasing the number of subdivision lots from 16 to 28, and 2)
changing the location and types of amenities to be included within the subdivision.
Zoning District: SR (Suburban Residential). Property Owners: Claudia Perez
Granados (for 258 Valley Hill Road) and Alejandro Granados Encinales (for 264
Valley Hill Road and Parcel #S08-01020000). Applicants: Claudia Perez Granados
and Alejandro Granados Encinales. Agent: Jacqueline Funicello. The property is
located in Land Lot 92 of District 12 within the Stockbridge City Limits, and it
contains 17.062 +/- total acres within three parcels, as are described below.

• 258 Valley Hill Road (Parcel #S09-06010000)--Contains 2.2492 +/- acres.
• 264 Valley Hill Road (Parcel #S08-01010000)--Contains 6.5254 +/- acres
• Unaddressed Parcel (Parcel #S08-01020000)--Contains 8.2874 +/- acres).

Staff Presentation—Gordon Linton gave a PowerPoint presentation. He
explained that the applicant was previously approved (via RZ-2023-02) to build a
subdivision with 16 single-family detached homes, but that now, he was seeking
a zoning modification for two reasons: 1) to increase the number of homes to 28;
and 2) to change the types of amenities to be provided and to locate them at the
rear of the property instead of at the front. Mr. Linton read through the Staff’s
long list of recommended conditions of approval.

Board Questions and Comments—Anthony Mitten asked the applicant whether
the adjacent homes to the east were located in the City, and whether they were
served by City sewer. Ryan Anderson said that he was unsure, but that Henry
County probably required lots with more than one acre to be on public sewer.
Stanley Dumas needed confirmation that those properties were annexed into the
City. Harold Thibodeaux asked whether the City had any requirements that the
adjacent properties have public sewer. Mr. Anderson said that that was a Public
Works question, and that it was outside of the scope of the staff’s review.

Applicant’s Presentation—Alejandro Grenados of 264 Valley Hill Road said that
he wanted to modify his previous approval (via RZ-2023-02) since he received an
approval letter from Public Works regarding the sewer line extension that he
obtained from an adjacent property owner.

Board Questions—Harold Thibodeaux clarified that now that the applicant had
obtained a sewer easement for a sewer line extension, that enabled him to build
more homes. Mr. Grenados confirmed that. Mr. Thibodeaux asked the applicant
whether he had talked with any of the neighbors about his proposal. Mr. Grenados
said that he has eliminated the pickleball courts, clubhouse, and pool. Veronica
Green said that the project already had rezoning approval. Linda Logan clarified
that this is a zoning modification case, whose purposes are 1) to increase the

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025

number of lots and homes; and 2) to relocate the amenities to the rear, even
though a zoning condition required them to be located at the front of the property.
Anthony Mitten asked whether the applicant had talked with the neighbors.
Trameka Walker asked about the proposed home prices. Mr. Grenados said that
they would be priced from $350,000 to $380,000.

Public Hearing:

1. Susan Grosvenor of 310 Valley Hill Road—Ms. Grosvenor said that she is the
largest landowner adjacent to the subject property, and that the applicant never
had contacted her (no call or letter). She said that the proposed amenities would
be located literally right outside of her door. She spoke about potential traffic
from so many homes, mosquitoes from the detention pond, and noise from the
amenities.

2. Mary Elliott of 181 Valley Hill Road and 21 North Davis Drive—Ms. Elliott said
that she did not receive a letter to notify her of this case. She said that this
subdivision was going to have 16 houses on good-sized lots, and that was going
to be a lot nicer than having the proposed 28 houses on smaller lots. She would
love to have public sewer, but no one has offered that to her.

Board Questions and Comments—Harold Thibodeaux said that he understood
people’s issues about this development, but that this Board does not have the final
say.

Board Action—David Planchon motioned to approve ZM-2025-02 (with staff’s
recommended conditions) and Harold Thibodeaux seconded it. A vote was taken,
and the case was approved, 3-1, with Anthony Mitten being opposed.

X. ANNEXATION CASE #AX-2025-02. (Property would be located in Council
District 5.)
Consideration of a request for the annexation, using the 100 percent annexation
method, of the property at 2220 Jodeco Road (off Feucht Drive), plus the
adjacent Parcel #052-01020001, from unincorporated Henry County into the
Stockbridge City Limits. Purpose: To allow for the construction of a multifamily
(apartment) development. Property Owner: Kenneth J. Butcher as representative
for Glenn D. Cook, Carol J. Cook, Julia A. Cook, Bryan Cook, and Debra C.
Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb, Attorney with the
law firm of Smith, Gambrell & Russell, LLP. The property is located in Land Lot
51 of District 6, and it contains two parcels, as are listed below, with 24.995 + / -
total acres.

~ 2220 Jodeco Road -- Contains 21.494 +/- acres.
~ Parcel #052-01020001 – Contains 3.501 +/- acres.

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025

Staff Presentation—Gordon Linton gave a joint presentation for AX-2025-02,
CP-2025-03, and RZ-2025-04. He first gave an overview of the proposed
apartment development, then he presented the purpose and recommendations
for each case. He also read into the record the Staff’s recommended zoning
conditions for RZ-2025-04. Mr. Linton said that there would be 321 total units, at
a density of 12.84 units per acre. The buildings would be three stories high, and
their facades would be constructed of a mixture of stone and siding. The existing
large lake in the center of the property would be the focal point of the site. The
lake would be surrounded by walking paths. The proposed amenities would
include a meditation garden, a dog park, a clubhouse, and a pool. The
development would have its primary access from the Western Parallel Connector
via an easement.

Board Questions and Comments—The Board’s questions and comments
pertained to all three cases. Anthony Mitten asked whether this was a standalone
project. Ryan Anderson said that the property must be contiguous to the
Stockbridge City Limits. Mr. Mitten said that he wanted the area to remain
commercial. Mr. Anderson said that the property did not have the required
frontage to be commercial.

Applicant’s Presentation—Arthur Lynn of Emory Equity made a presentation.
He said that he proposed to build 321 units on a 5-acre site, with 5 acres of lake
and 5 acres of federally-protected land. The average rent would be $1,700 to
$2,000. There would be be an “elevated wetlands walking bridge.” No below-
market-rent apartments would be included. Construction would begin in 2027
and be completed in 2029. Mr. Lynn gave a short video presentation. The
proposed name of the project was “The Baldwin at Serene Lake.”

Public Hearing—There were no public speakers for AX-2025-02, CP-2025-03,
and RZ-2025-04.

Board Questions and Comments—Trameka Walker asked Mr. Lynn whether
the rent prices would increase by the time of the completion. Mr. Lynn replied
that they would be at market rate.

Board Action for AX-2025-02—The Board members took a separate vote for
each case. For AX-2025-02, Stanley Dumas made a motion to approve, and
Harold Thibodeaux seconded the motion. A vote was taken, and AX-2025-02
was approved, 3-1, with David Planchon being opposed.

XI. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-03. (Property
would be located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment for property at
2220 Jodeco Road (off Feucht Drive), plus the adjacent Parcel #052-
01020001, if and after the property is annexed into the Stockbridge City Limits.

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025

The property currently has the Henry County future land use designation of “High-
Density Mixed-Use”, and the applicant requests that it be assigned the City of
Stockbridge’s future land use designation of “High-Density Residential.” Purpose:
To allow for the construction of a multifamily (apartment) development. Property
Owner: Kenneth J. Butcher as representative for Glenn D. Cook, Carol J. Cook,
Julia A. Cook, Bryan Cook, and Debra C. Butcher. Applicant: Emory Equity, LLC.
Agent: Dennis J. Webb, Attorney with the law firm of Smith, Gambrell & Russell,
LLP. The property is located in Land Lot 51 of District 6, and it contains two
parcels, as are listed below, with 24.995 + / - total acres.

~ 2220 Jodeco Road -- Contains 21.494 +/- acres.
~ Parcel #052-01020001 – Contains 3.501 +/- acres.

A joint staff presentation, applicant’s presentation, public hearing, and Board
questions and comments were held for AX-2025-02, CP-2025-03, and RZ-2025-
04. Separate votes were taken by the Board for each case.

Board Action for CP-2025-03—Anthony Mitten made a motion to approve CP-
2025-03 and Stanley Dumas seconded the motion. A vote was taken, and CP-
2025-03 was approved, 3-1, with David Planchon being opposed.

XII. REZONING CASE #RZ-2025-04. (Property would be located in Council
District 5.)
Consideration of a request for the rezoning of the property at 2220 Jodeco Road
(off Feucht Drive), plus the adjacent Parcel #052-01020001, if and after the
property is annexed into the Stockbridge City Limits. The property’s current Henry
County zoning district is ‘C-3’ (Heavy Commercial), and the applicant requests
that the property be assigned the City of Stockbridge’s zoning district of ‘MFR’
(“Multiple Family Residential”). Purpose: To allow for the construction of a
multifamily (apartment) development. Property Owner: Kenneth J. Butcher as
representative for Glenn D. Cook, Carol J. Cook, Julia A. Cook, Bryan Cook, and
Debra C. Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb,
Attorney with the law firm of Smith, Gambrell & Russell, LLP. The property is
located in Land Lot 51 of District 6, and it contains two parcels, as are listed below,
with 24.995 + / - total acres.

~ 2220 Jodeco Road -- Contains 21.494 +/- acres.
~ Parcel #052-01020001 – Contains 3.501 +/- acres.

A joint staff presentation, applicant’s presentation, public hearing, and Board
questions and comments were held for AX-2025-02, CP-2025-03, and RZ-2025-
04. Separate votes were taken by the Board for each case.

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025

Board Action for RZ-2025-03—Anthony Mitten made a motion to approve RZ-
2025-03 (including the Staff’s recommended conditions) and Harold Thibodeaux
seconded the motion. A vote was taken, and RZ-2025-03 was approved, 3-1, with
David Planchon being opposed.

XIII. PROJECT UPDATES

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

There were no project updates.

XIV. STAFF COMMENTS

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

Ryan Anderson mentioned the upcoming Planning Commission party, to be held
on December 18, 2025. He also said that Stanley Dumas and David Planchon
were resigning their positions as Planning Commissioners. They both expressed
their appreciation for the opportunity to serve the City of Stockbridge.

XV. BOARD COMMENTS

Trameka Walker thanked Mr. Dumas and Mr. Planchon for their service, and she
wished everyone a Merry Christmas and a Happy New Year.

XVI. ADJOURNMENT

Stanley Dumas made a motion to adjourn the meeting, and Harold Thibodeaux
seconded the motion. A vote was taken and the meeting was unanimously
adjourned. The adjournment took place at 8:46 p.m.

City of Stockbridge, Georgia Planning Commission Summary Minutes for December 2, 2025
Planning
Commission
Training 2026
February 2, 2026
Why are you here?

Planning • To get a clear understanding of your role and
responsibility as a Planning and Zoning
Commission: Commissioner
• To learn the elements of good decision
Training making
• To learn how to prepare for a meeting and
Purpose the dynamics of an effective public meeting
Kudos to you for your willingness
to serve!
Three Part Training

Part 1: The Planning Commission
Planning • Role, Authority, Powers and Duties

Commission: Part 2: Basis for your Recommendation and Making your
Recommendation

Training • The role of the Comprehensive Plan and Future Land Use Map
• Staff’s role and the staff report

Focus Part 3: Meeting Procedures
• Preparing for the meeting
• Conducting the meeting and the public hearing
• How to properly make motions [Roberts Rule of Order]
• Legal Perspective
CITY OF STOCKBRIDGE
PLANNING COMMISSION
TRAINING

PART ONE:
MEETING PROCEDURES

Planning Commission
Meeting
RESIDENTIAL ZONING TRENDS

 Mixed-Use Developments​
 Balanced Neighborhoods​

 Flexible Design for
Environmentally
Challenged Properties​
 Pedestrian Environments​

 Major Corridors​
 North Henry Boulevard​

 Walt Stephens Road​

 Rock Quarry Road​

 Flippen Road​

 Davis Road
STOCKBRIDGE SUBDIVISIONS

 Stockbridge contains 9,131
total housing units across
five Council Districts.​

 The housing inventory
includes single-family
homes, townhomes,
multifamily apartments,
and mixed-use residential
developments.​

 Housing growth and unit
distribution vary
significantly by district,
reflecting different
development patterns and
planning needs.​
PLANNING COMMISSION: STRUCTURE

1 2 3 4
Six members, Four-year terms; Officers: Chair, Quorum: At least
resident of serve only two full; Vice-Chair & four members;
Stockbridge; remainder of the Secretary to the chair will vote only
nominated by the expired term Board in the instance of a
Mayor tie vote

All commissioners must complete planning training within one year of appointment
ELECTION OF OFFICERS

1st regular meeting in January, Planning
Commission must elect from its membership a
Chair and Vice Chair.

The Chair and Vice Chair serve for a term of one
year or until the expiration of their term, with
the Chair eligible for re-election to additional
consecutive year.
CHAIR POWERS AND DUTIES

Duties Powers
 Presides over the Planning  Recognize members of the Planning
Commission Meeting Commission, staff and citizens
desiring to speak during meetings
 Placing items on the agenda as
requested by the Planning  May rule out of order and admonish
Commission any person that makes personal,
derogatory or disrespectful
 Reviewing the draft agenda comments about Commission
 Exercise general supervision over the members, staff or participants
business, papers, and property of the  Call for a recess
Commission
 Call emergency and special meeting
 Execute all formal documents on
behalf of the Commission
STOCKBRIDGE
PLANNING
COMMISSION
BYLAWS
BYLAWS

01 02 03
Adopt the Recommend Provide
Comprehensive Development recommendations
Plan Code for specified
Amendments development
applications
CITY OF STOCKBRIDGE
PLANNING COMMISSION
TRAINING--

PART TWO:
MEETING PROCEDURES

Planning Commission
Meeting
I. PREPARING FOR THE MEETING
(Slide #1)
A. Receipt of Electronic Meeting Materials from the Planning
Commission Secretary—About one week prior to the meeting.

1. Notifications--Meeting Date, Time, and Place
2. Meeting Agenda—Lists items to be discussed at the meeting.
3. Summary Minutes from the Previous Meeting—Needs to be
reviewed for accuracy prior to the meeting.
4. Copies of Zoning Staff Reports, Maps, Site Plans, and Other
Materials—Need to be reviewed prior to the meeting.
PREPARING FOR THE MEETING
(Slide #2)
B. Site Visits to Properties for Zoning Cases
This is optional, but encouraged.
C. Receipt of Hard Copies of Materials
A folder of meeting materials will be given to each
Board member just prior to the start of the meeting.
D. Chairperson’s Script
Prepared by the Planning Commission Secretary for the
Chairperson, who will use it to direct the meeting.
A. Chairperson--Directs the meeting and ensures that the

Conducts the meeting according to the published agenda.

B. Planning Commission Secretary:
II.
CONDUCTING 1.Takes the roll call (four members are required for a quorum)

THE MEETING 2. Takes notes of the discussion.

3. Records votes that are taken by the Board members.

4. Intervenes for clarification, errors and ensures proper action
is taken
III. DISCUSSION OF ZONING CASES
AND OTHER ITEMS
A. Staff Presentation
A Community Development Staff member gives a PowerPoint
presentation of the applicant’s proposal, case facts, and staff
analyses.
B. Staff Recommendation
Can be for approval, denial, approval with conditions, or deferral.
C. Applicant’s Presentation
May be made by the applicant or the applicant’s representative,
such as an attorney.
D. Board Questions and Comments
Directed to both the Staff and the applicant.
E. Public Hearing
Public speakers must fill out a speaker’s
card prior to speaking. Each speaker is
allowed only three (3) minutes to speak.

III. F. Board Questions and Comments
Board members may have additional
questions and comments prior to voting.
DISCUSSION G. Board Action:
OF ZONING 1. A board member makes a motion to
approve, deny, approve with
CASES conditions, or defer the case. The
motion is seconded by another board
AND OTHER member, then a vote is taken. The
vote becomes a recommendation to
ITEMS the City Council, who has the final
say.
2. Motions must be made according to
the Robert’s Rules of Order.
A. City’s Zoning Attorney
Attends the meeting to ensure that all
proceedings and votes occur
according to the following:
V. LEGAL 1. Planning Commission’s Bylaws.
MATTERS 2. State Zoning Procedures Law.
B. Police Presence
A Stockbridge police officer attends all
public meetings to ensure that order is
maintained, especially during public
hearings.
ROBERT’S RULES OF ORDER FOR
MEETINGS
The Robert’s Rules of Order are universally-accepted guides
for conducting meetings. They contain the following:

1. Robert’s Rules Cheat Sheet

2. Procedure for Handling a Main Motion

3. How to Accomplish What You Want to Do in Meetings
ROBERT’S RULES—CHEAT SHEET
PROCEDURE FOR HANDLING A MAIN MOTION
PROCEDURE FOR HANDLING A MAIN MOTION (Slide #2)
HOW TO ACCOMPLISH WHAT YOU WANT
TO DO IN MEETINGS (Slide #1)
HOW TO ACCOMPLISH WHAT YOU WANT
TO DO IN MEETINGS (Slide #2)
HOW TO ACCOMPLISH WHAT YOU WANT
TO DO IN MEETINGS (Slide #3)
HOW TO ACCOMPLISH WHAT YOU WANT
TO DO IN MEETINGS (Slide #4)
HOW TO ACCOMPLISH WHAT YOU WANT
TO DO IN MEETINGS (Slide #5)
HOW TO ACCOMPLISH WHAT YOU WANT
TO DO IN MEETINGS (Slide #6)
CITY OF STOCKBRIDGE
PLANNING COMMISSION
TRAINING

PART THREE:
MEETING PROCEDURES

Planning Commission
Meeting
Variances
VARIANCES
 Planning and Zoning Commission – Review and make
RECOMMENDATIONS to approve, approve with conditions, or deny
 Requires a public hearing
 Requires a public hearing notice, a sign to be posted on the property
and a letter to be mailed to all property owners within 500-feet of the
property [30 days before the public hearing]
 If denied, an application for the same variance can not be considered
again until at least 6 months or if new information not previously
considered is submitted by the petitioner the 6 months can be waived.
If an application is denied by the P&Z Staff, the applicant may appeal
the decision.
 If denied, the applicant can file an appeal with Henry County Superior
Court within 30 days of the decision.
 Variances expire after 3 years, if not used.
Variance

Section 10.1

What is a variance? A variance is a request for relief from
regulations in the city’s zoning ordinance [Chapter 10 ].

Two types of variances:

• Variance- relief from certain zoning ordinance provisions.
• Administrative variance - relief from a minimum setback
requirement, not to exceed 10% of such requirement, as long as
there are no objections from adjacent property owners.
Special Use
Permit
SPECIAL USE PERMIT
 What is a Special Use Permit? Uses that are not classified as
permitted uses in zoning districts and therefore only allowed by
a Use Permit.

 Special Use Permit:
In the interest the public health, safety, and welfare, the city
council may exercise limited discretion in evaluating the site
proposed for a use that requires a special use permit. In
exercising such discretion pertaining to the subject use, the city
council shall consider each of the following:
Special Use Permits Considerations:
1. Whether the proposed use is consistent with the comprehensive land use plan adopted by the
city council;
2. Compatibility with land uses and zoning districts in the vicinity of the property for which the
use permit is proposed;
3. Whether the proposed use may violate local, state and/or federal statutes, ordinances or
regulations governing land development;
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
5. The location and number of off‐street parking spaces;
6. The amount and location of open space;
7. Protective screening;
8. Hours and manner of operation;
9. Outdoor lighting; and
10. Ingress and egress to the property.

In granting such permits, conditions may be attached as are deemed necessary in the particular
case for the protection or benefit of neighbors to ameliorate the effects of the proposed
development/use.
SPECIAL USE PERMITS
 Special Use Permit
o Planning Commission – Review and make a RECOMMENDATION to the
Mayor and City Council
o City Council – Makes the FINAL decision
o Requires a public hearing notice and sign posted on the property [30
before the public hearing]
o 10 Use Permit Considerations [Section 9.2.4]
o Conditions may be attached as deemed necessary
o All use permits expire eighteen (18) months from the date of approval
by the City Council or as otherwise conditioned unless a LDP, building
permit, business license or CO has been issued.
REZONING
REZONING
 What is a rezoning? An action or process to change the zoning
classification assigned to a property for the purposes of land use.
 Planning and Zoning Commission – Review and make a
RECOMMENDATION to the Mayor and City Council
 City Council – FINAL decision
 A public hearing notice and a sign must be posted on the property
no fewer than 15 days and no more than 45 days before the public
hearing
 Impact Analysis Questions
 Conditions may be attached as deemed necessary
COMPREHENSIVE
PLAN
AMENDMENT
 Provides a vision for the future of the
community along with steps that are
needed to make that vision a reality. It is
the basis for land use regulations.

WHAT IS A  Planning and Zoning Commission – Review
and make a RECOMMENDATION to the

COMPREHENSIVE 
Mayor and City Council
City Council – FINAL decision
PLAN  Requires a public hearing notice and sign
posted on property [no fewer than 30 days
AMENDMENT? no more than 45 days before the public
hearing]
 Impact Analysis Questions
 Conditions may be attached as deemed
necessary
MODIFICATIONS
(MINOR AND
MAJOR)
 Requested changes to zoning
conditions, include allowable uses,
maximum density, or compatibility
requirements.
 Planning and Zoning Commission –
WHAT IS A Review and make a RECOMMENDATION
to the Mayor and City Council (Section
MAJOR 9.2.3)
 City Council – FINAL decision
MODIFICATION?  Requires a public hearing notice and
sign posted on property [30 days no
later than 45 days before the public
hearing]
 Conditions may be attached as deemed
necessary
An action or process to change the
zoning classification assigned to a
property for the purposes of land use.

WHAT IS A
Director of Community Development–
MINOR Review and render a decision
MODIFICATION?

Conditions may be attached as
deemed necessary
TRAINING TO BE CONTINUED

Basis for your Decision and Making your
Decision

The role of the Comprehensive Plan and
Future Land Use Map

Staff’s role and the staff report

Legal Perspective
Henry County, GA

Overview

Legend
Parcels
Roads

147 ft

Parcel ID S20-03003000 Class Residential Owner BERNAL GOPAR Land $18,000
Property Acreage 0.61 Address LAURA & Value:
Address GOPAR-CARMONA Building $0 Last 2 Sales
District City/Stockbridge LUIS A Value: Date Price Reason Qual
103 ROSENWALD Misc $0 4/21/2023 $18,000 LM Q
CIR Value: 1/1/1945 $0 U U
STOCKBRIDGE, GA Total $18,000
30281 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: 2/12/2026
Last Data Uploaded: 2/12/2026 1:13:26 AM

Developed by
LETTER OF INTENT

BAC Construction Inc
110 Walter Way Unit 1963
6785209509
bac@bac-constructioninc.com

February 26, 2026

Stockbridge, Georgia Planning & Zoning Commission
4602 N Henry Blvd
Stockbridge Ga 30281

RE: Letter of Intent & Variance Request for Property at 0 Wilson Ave, Parcel ID
S20-03003000

Dear Members of the Planning & Zoning Commission,

I am writing to formally submit a Letter of Intent and request a variance from the
regulations of the Unified Development Code (UDC) for the property located at 0
Wilson Ave, legally known as Parcel ID S20-03003000.

The purpose of this variance is to allow for reduction in existing lot setbacks.:

• "A reduction in the required front-yard setback from 50 feet to 25 feet for the
proposed construction of a new single-family residence."
• "A reduction in the required rear-yard setback from 40 feet to 20 feet for the
proposed construction of a new single-family residence."
• Side-yard setback no change.

Property and Project Description:
The subject property is a residential lot, S20-.3003000 parcel within the Unified
Development Code (UDC), specifically section 4.3.2. I am proposing to construct a new
single-family residence.

Justification for Variance:
I believe this request meets the standard for a variance based on the following practical
difficulties or unique circumstances associated with this specific property, as outlined in
the City/Town zoning ordinance:

1. Unique Physical Circumstances: The property possesses unique conditions not
generally found in the surrounding area, such as, an irregular lot shape,
significant topographic constraints (steep slope, rock outcropping), an existing
non-conforming structure, or unusual dimensions]. These conditions create
a practical difficulty in complying with the strict application of the UDC standards
for my intended use.
2. No Material Detriment: The requested variance will not alter the essential
character of the neighborhood. The proposed project, "will be consistent in scale,
materials, and design with adjacent properties" or "will be screened from view
and will not create noise, traffic, or privacy impacts". It will not be materially
detrimental to nearby properties or to the public welfare.
3. Preservation of Property Rights: The strict application of the UDC regulations
would result in an unnecessary hardship, depriving me of reasonable use of my
property. The variance sought is the minimum necessary to achieve a reasonable
use.
4. Consistency with UDC Intent: The variance, if granted, will allow a project that
remains consistent with the broader purposes and intent of the Unified
Development Code, which is to, "promote thoughtful development, enhance the
streetscape, or support viable business operations".

I have attached preliminary site plans, drawings, and photographs to illustrate the
existing conditions and the proposed work. I am committed to working with your staff
to ensure the project meets all other applicable codes and standards.

I respectfully request that the Planning & Zoning Commission consider this variance
request at your next available public hearing. I am available to answer any questions and
to provide additional information as needed.

Thank you for your time and consideration.

Sincerely,

Jerry Robinson

BAC Construction Inc. Owner

Attachments:

• Site Plan
• Building Elevations/Renderings (if applicable)
• Photographs of Property
• Any other supporting documents
REVISION APPLICATION

BAC Construction Inc
110 Walter Way Unit 1963
6785209509
bac@bac-constructioninc.com

I respectfully request that the Planning & Zoning Commission consider this variance
request at your next available public hearing. I am available to answer any questions and
to provide additional information as needed.

Thank you for your time and consideration.

Sincerely,

Jerry Robinson

BAC Construction Inc. Owner

Attachments:
CRUSHED STONE CONSTRUCTION EXIT
EXIT DIAGRAM

ENTRANCE ELEVATION
Ds1

Ds2
Ds3

SILT FENCE - TYPE SENSITIVE
SIDE VIEW

FRONT VIEW

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: March 19, 2026 (Planning Commission Meeting) and
April 13, 2026 (City Council Meeting)

SUBJECT: Staff Report for Variance Case #VR-2026-01 for Parcel #S20-
03003000 on Wilson Avenue (Council District 2)

PURPOSE
The applicant for Variance Case #VR-2026-01, Jerry Robinson of BAC Construction, Inc.,
proposes to construct a new single-family detached dwelling on Parcel #S20-03003000
on Wilson Avenue within the City of Stockbridge. The subject property is located in Land
Lot 36 of District 12, and it has 0.613 +/- acres, according to the applicant’s submitted
survey of the property. It is not located in any subdivision. The property is vacant and it
has an elongated, tapered shape, as is shown by the aerial photograph. The property is
bounded by Wilson Avenue to the west and Wilson Street to the south. The aerial photo
and the submitted survey show the presence of a dirt driveway traversing the lower
portion of the property. The driveway provides access to a house at 130 Wilson Avenue,
which is a land-locked property.

The current zoning of the property is SR (Suburban Residential), which has the following
minimum required setbacks: 50 feet for the front yard setback, 10 feet for the side yard
setback, and 40 feet for the rear yard setback. Because of the irregular shape and
dimensions of the lot, the applicant has experienced difficulty in complying with the front
and rear yard setbacks. The applicant has therefore requested two variances:

~ Variance Request #1--Request for a variance from Section 2.4.2 (B) of the
Stockbridge Unified Development Code (UDC) to allow a reduction in the required
front-yard setback from 50 feet to 25 feet for the proposed construction of a new
single-family residence.

~ Variance Request #2--Request for a variance from Section 2.4.2.(B) to allow a
reduction in the required rear-yard setback from 40 feet to 20 feet for the proposed

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

construction of a new single-family residence.

AERIAL PHOTOGRAPH OF THE SUBJECT PROPERTY
(PARCEL #S20-03003000 ON WILSON AVENUE)

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

CASE FACTS TABLE

DESCRIPTIVE FACTOR FINDINGS
Proposed Development New single-family detached dwelling.
Property Location West side of Wilson Avenue
Parcel Identification Parcel S20-03003000
Parcel Acreage 0.613 +/- total acres.
Land District and Land Lot District 12, Land Lot 36.
Council District 2 (Councilmember Antwan Cloud).
Applicant Jerry Robinson of BAC Construction, Inc.
Property Owners Laura Bernal Gopar & Luis A. Gopar-
Carmona.
Existing Zoning SR (Suburban Residential).
Surrounding Zoning SR (Suburban Residential).
Future Land Use Designation Medium-Density Residential
Property Conditions Parcel shape--elongated and variable.
Surface--level and wooded.
Current Use Undeveloped, although a dirt driveway
traverses the property near the southern end
and provides access to a house at 130
Wilson Avenue, which is a landlocked
parcel.
Surrounding Land Uses ~ North—Vacant land and a church.
~ South—Several houses along Wilson
Street.
~ East—Several houses along Carrie Mae
Lane, within the Silent Avenue
Subdivision, including the house at 130
Wilson Avenue.
~ West—Several houses along Wilson
Avenue, plus a small beauty salon.
Posting of Zoning Sign March 4, 2026.

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

CITY OF STOCKBRIDGE 2026 ZONING MAP
LEGEND:
Yellow—SR (Suburban Residential).
Pink—C1 (Neighborhood Commercial).
Black Star—Subject Property.

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

CITY OF STOCKBRIDGE 2026 FUTURE LAND USE MAP
LEGEND:
Light Orange—Medium-Density Residential
Lilac—Downtown District
Light Blue—Public/Institutional
Black Star—Subject Property.

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

BOUNDARY SURVEY
(Prepared by Scanlon Engineering Services, Inc. on 4/17/23)

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

PROPOSED DEVELOPMENT

The applicant proposes to build a new single-family detached dwelling on the subject
property, which would be a permitted use within the SR (Single-Family Residential) zoning
district. The new home would have 2,294 total heated square feet, including 1,370 square
feet on the first floor and the remaining 924 square feet on the second floor. The home
would be situated on the northern portion of the property, which has the largest area.

Required Setbacks. In the SR district, the required setbacks are 50 feet for the front yard
setback (from Wilson Avenue), 10 feet for the side yard setbacks, and 40 feet for the rear
yard setback. The applicant’s proposed site plan on the next page shows these required
setbacks and the first-floor footprint of the proposed home. The locations of the required
setbacks would leave only a tiny, triangular-shaped area on which to build the home. The
front and rear yard setbacks would both be substantially exceeded. This is shown by Site
Plan Enlargement #1 on the following page, which shows the required setbacks.

Proposed Setbacks. The applicant submitted a site plan, which was prepared by BRC
Land Services on 01/28/26. It shows that, in order to have sufficient land area on which to
build the proposed home, the applicant has proposed reducing the front and rear yard
setbacks by 50 percent each. That is, the front yard setback would be reduced from the
required 50 feet to 25 feet (the subject of Variance Request #1) and the rear yard setback
would be reduced from the required 40 feet to 20 feet (the subject of Variance Request #2).
Site Plan Enlargement #2 depicts these variance requests. The proposed footprint of the
home is shown in the shaded area. The proposed new Building Lines of 25 feet and 20
feet, respectively, are shown, and the actual setbacks would be 27.31 feet in the front yard
and 21.31 feet in the rear yard. The required 10-front side yard setbacks would be met;
thus, no variance would be needed for the side yard setbacks. The side yard setback on
the northern side of the home would actually be 12.97 feet.

Comparison of Required Versus Proposed Setbacks. Site Plan Enlargement #3 shows
both the required and the proposed setbacks for the front and rear yards. The applicant’s
proposed setbacks would significantly enlarge the available buildable area for constructing
the proposed home.

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

PROPOSED SITE PLAN—
Shows Location of Proposed Home
On the Northern Portion of the Property
(Prepared by BRC Land Services on 01/28/26)

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026

SITE PLAN ENLARGEMENT #1—
SHOWS THE REQUIRED SETBACKS
Required Setbacks:
~ 50 feet in the front
~ 10 feet on the sides
~ 40 feet in the rear

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026
10

SITE PLAN ENLARGEMENT #2—
SHOWS THE PROPOSED SETBACKS
Proposed Setbacks:
~ 25 feet in the front (Variance Request #1)
~ 10 feet on the sides (no variance)
~ 20 feet in the rear (Variance Request #2)

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026
11

SITE PLAN ENLARGEMENT #3—
SHOWS BOTH THE REQUIRED SETBACKS
AND THE PROPOSED SETBACKS

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026
12

ANALYSIS OF VARIANCE REQUESTS

The applicant has submitted a Variance application to request two variances, as are
listed below, for the development of a proposed single-family dwelling on Parcel #S20-
03003000 on Wilson Avenue. In both variance requests, the applicant is seeking
permission to forego compliance with a particular requirement within the Unified
Development Code (UDC) regulations. Each variance request has been analyzed by the
Planning and Zoning Staff and is discussed below.

1. Variance Request #1—Reduce the front yard setback from the required 50 feet to 25
feet.
2. Variance Request #2—Reduce the rear yard setback from the required 40 feet to 20
feet.

10.1.3 - Criteria to be considered for deciding variances.

A variance may be granted only upon a finding by the mayor and city council that all the
following conditions are met:

A. Extraordinary and exceptional circumstances pertaining to the particular piece of property
in question exist due its size, shape, or topography that are not found on other properties
in the same zoning district;

B. A literal interpretation of the provisions of this unified development code would deprive the
applicant of rights commonly enjoyed by owners of other properties located in the same
zoning district;

C. Granting the variance requested will not confer upon the property owner any special
privileges that are denied to other owners of property in the same zoning district;

D. The variance will be consistent with the purposes and intent of this unified development
code, will be compatible with uses on neighboring properties, and will serve the public
welfare;

E. The extraordinary circumstances are not the result of actions of the applicant;

F. The variance is the minimum relief that will allow the legal use of the land, building or
structure; and

G. The variance is not a request to permit a use of land, buildings or structures that is
prohibited in the same zoning district.

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026
13

Analysis of Variance Criteria

Since both variance requests are for the reduction of setbacks rather than any other
matter, they may be addressed together within each criterion below.

A. Extraordinary and exceptional circumstances pertaining to the particular piece
of property in question exist due its size, shape, or topography that are not
found on other properties in the same zoning district;

The subject property has an irregular shape and a very narrow depth. According to
the applicant’s submitted survey, the subject property has a frontage on Wilson
Avenue of 519.81 feet, and its greatest depth of 119.81 feet is at the northern end
of the property. These dimensions differ significantly from those of most of the other
lots along Wilson Avenue, which have an estimated average of 110 feet of frontage
and a depth of 200 feet, according to the aerial photographs from the Henry County
Tax Assessors’ website. The southern end of the subject property is only an
estimated 15 feet deep.

B. A literal interpretation of the provisions of this unified development code would
deprive the applicant of rights commonly enjoyed by owners of other
properties located in the same zoning district;

The required front yard setback is 50 feet in the SR district, and the required rear
yard setback is 40 feet. That means that there must be at least 90 feet of land area,
from the front (at Wilson Avenue) to the rear, on which to build a house. Since the
deepest area at the northern end of the property has 119.81 feet, that would leave
only 29.81 feet, from the front to the rear, on which to build a house. But the property
tapers quickly to the south, leaving even less land area on which to build. The
applicant’s site plan showing the required setbacks indicates that only a tiny
triangular-shaped area would be left on which to build the proposed house. It would
therefore not be possible to meet the setback requirements.

C. Granting the variance requested will not confer upon the property owner any
special privileges that are denied to other owners of property in the same
zoning district;

The applicant wishes to construct a single-family dwelling on the subject property,
just as most of the other properties within the surrounding neighborhood also have
single-family dwellings. Without the requested variances, it would not be physically
possible to construct a dwelling. Although the proposed house would have 2,294
total heated square feet, only 1,370 square feet would be located on the first floor, and
the remaining 924 square feet would be on the second floor. The applicant therefore
would be reducing the size of the first floor (the footprint of the house) in order to leave
more land area for the front and rear yard setbacks.

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026
14

D. The variance will be consistent with the purposes and intent of this unified
development code, will be compatible with uses on neighboring properties,
and will serve the public welfare;

The subject property is located within the SR zoning district, which allows single-
family detached dwellings. The applicant’s proposed single-family detached dwelling
would be compatible with the other single-family detached dwellings in the
surrounding neighborhood. The development of the property would therefore
represent a positive addition to the neighborhood. Further, since a standard parking
space is 20 feet long, the proposed front yard setback of 25 feet would allow any
parked car on a driveway off Wilson Avenue to avoid protruding into the street, and
no sidewalk is present on the east side of Wilson Avenue.

E. The extraordinary circumstances are not the result of actions of the applicant;

The applicant did not create the dimensions of the subject property, and the applicant
has reduced the size of the footprint of the proposed home in order to not require
even greater reductions in the front and rear yard setbacks.

F. The variance is the minimum relief that will allow the legal use of the land,
building or structure; and

Due to the irregular dimensions and shape of the subject property, the requested
variances appear to be the only possible relief to enable the property to be developed
with a single-family detached dwelling as an allowable use.

G. The variance is not a request to permit a use of land, buildings or structures
that is prohibited in the same zoning district.

The applicant proposes to build a type of use (a single-family detached dwelling) that
is permitted within the property’s zoning district, Suburban Residential.

STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff has reached the
conclusion that the applicant’s requests for front and rear yard setbacks are reasonable
and should be granted for the following reasons:

1. The applicant proposes to develop an acceptable type of use on the property.

2. The irregular shape and dimensions of the property represent a significant hardship for
developing the property, making it impossible to meet the required setbacks/

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026
15

VI. STAFF RECOMMENDATION

Based on the Staff Conclusion above, the Planning and Zoning Staff therefore
recommends the APPROVAL OF BOTH VARIANCE REQUESTS, with the following
three conditions:

1. Size of Dwelling—The proposed single-family detached dwelling shall have at least
1,500 total square feet of heated space in order to meet the minimum required dwelling
size within the SR district.

2. Site Plan--The proposed development shall be constructed according to a revised site
plan that is very similar to the submitted one, entitled “0 Wilson Avenue”, which was
prepared by BRC Land Services as Job No. 025-0024 on 01/28/2026 and revised on
02/24/2026. The revised site plan shall show a driveway in an acceptable location off
Wilson Avenue, having a length that would not cause parked vehicles to protrude into
the street.

3. Dwelling Facades—The facades of the dwelling shall be constructed of materials
which comply with the requirements of the Stockbridge Unified Development Code.

City of Stockbridge, GA Community Dev. Dept. / VR-2026-01 Staff Report / March 19, 2026
