---
date: 2022-05-26
title: Planning Commission Meeting Agenda Packet
source: 2022-05/2022-05-26_Planning Commission Meeting_Agenda Packet.pdf
pages: 1
---

Page |1

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

AGENDA
PLANNING COMMISSION BOARD MEETING
Thursday, May 26, 2022 6:30 PM
Mayor & City Council Administration
Askia Abdullah, Chair Brecca Johnson, Director
Kathleen Nelson, Vice Chair Ronnie Anderson, Chief Planner
Stanley Dumas Linda Logan, Senior Planner
Harold Thibodeaux Gordon Linton, Planner I
David Planchon Quinton G. Washington, City Attorney
Rodney Hornes

I. CALL TO ORDER
II. INVOCATION
III. PLEDGE OF ALLEGIANCE
IV. ROLL CALL
V. ADOPTION OF THE AGENDA
Agenda for the Planning Commission Meeting on May 26, 2022
VI. APPROVAL OF MINUTES
March 24, 2022 Minutes

PLAT SIGNATURE FOR WINDING CREEK TOWNHOMES, PHASE 2 (ENCLAVE AT
WINDING CREEK)

Item # 1 - Previously-approved plat needs the Chairman’s signature.
To be presented by the Community Development Staff.
Presented by:
4640 N. Henry Blvd. Stockbridge, GA 30281 Phone: (770) 389-7900
Page |2

PUBLIC HEARING

Item # 1 - To be presented by the Community Development Staff.

A. REZONING CASE #RZ-2022-01 -- Remi Rose Development, LLC, the
Applicant, represented by Battle Law, P.C., the Agent, requests the rezoning of
certain property from the C-1 (Neighborhood Commercial), C-2 (General
Commercial), and PMU (Parkway Mixed-Use Overlay) districts to the PUD
(Planned Unit Development) and PMU (Parkway Mixed-Use Overlay) districts to
allow for a mixed-use development. The property contains two parcels, as are
listed below, with 68.87 +/- total acres within the Stockbridge City Limits.

• Parcel #012-01003000 – The smaller parcel. Currently zoned ‘C-1’ and
‘PMU’. Contains 3.131 +/- acres and comprises the property at 1036 Highway 138
West, across from Spivey Road. Located in Land Lot 55 of District 12.
• Parcel #012-01002000 – The larger parcel. Currently zoned ‘C-2’ and
‘PMU’. Contains 65.743 +/- acres. Situated adjacent to the western side of the
smaller parcel, with frontage on Highway 138 West, across from Tributary
Parkway. Located in Land Lot 42 of District 12.

B. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-01 -- Remi Rose
Development, LLC, the Applicant, represented by Battle Law, P.C., the Agent,
requests the changing of the Future Land Use Designation of certain property
from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential’ to allow for a
mixed-use development. The property contains two parcels, as are listed below,
with 68.87 +/- total acres within the Stockbridge City Limits.

• Parcel #012-01003000 – The smaller parcel. Contains 3.131 +/- acres and
comprises the property at 1036 Highway 138 West, across from Spivey
Road. Located in Land Lot 55 of District 12.
• Parcel #012-01002000 – The larger parcel. Contains 65.743 +/- acres. Situated
adjacent to the western side of the smaller parcel, with frontage on Highway 138
West, across from Tributary Parkway. Located in Land Lot 42 of District 12.

Presented by:

4640 N. Henry Blvd. Stockbridge, GA 30281 Phone: (770) 389-7900
Page |3

PROJECT UPDATES

STAFF COMMENTS

BOARD COMMENTS

ADJOURNMENT

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

AGENDA
PLANNING COMMISSION
THURSDAY, May 26, 2022 at 6:30 p.m., via Zoom

BOARD MEMBERS (6): ADMINISTRATION:
Askia Abdullah, Chairman Brecca Carter, Community Dev. Director
Kathleen Nelson, Vice Chairman Quinton Washington, City Attorney
Stanley Dumas Vanessa Holiday, City Clerk
Harold Thibodeaux Ryan Anderson, Chief Planner
David Planchon Linda Logan, Senior Planner / PC Sect’y
Rodney Hornes Gordon Linton, Planner I

I. CALL TO ORDER

II. INVOCATION

III. PLEDGE OF ALLEGIANCE

IV. ROLL CALL (6 members): Present Absent

~ Askia Abdullah

~ Kathleen Nelson

~ Stanley Dumas

~ Harold Thibodeaux

~ David Planchon

~ Rodney Hornes
V. ADOPTION OF THE AGENDA

VI. APPROVAL OF MINUTES – March 24, 2022 Summary Minutes

VII. PLAT SIGNATURE FOR WINDING CREEK TOWNHOMES, PHASE 2 (ENCLAVE AT
WINDING CREEK) – Previously-approved plat needs the Chairman’s signature.
To be presented by the Community Development Staff.

VIII. PUBLIC HEARING
To be presented by the Community Development Staff.

A. REZONING CASE #RZ-2022-01 -- Remi Rose Development, LLC, the Applicant, represented
by Battle Law, P.C., the Agent, requests the rezoning of certain property from the C-1
(Neighborhood Commercial), C-2 (General Commercial), and PMU (Parkway Mixed-Use
Overlay) districts to the PUD (Planned Unit Development) and PMU (Parkway Mixed-Use
Overlay) districts to allow for a mixed-use development. The property contains two parcels,
as are listed below, with 68.87 +/- total acres within the Stockbridge City Limits.

• Parcel #012-01003000 – The smaller parcel. Currently zoned ‘C-1’ and ‘PMU’. Contains
3.131 +/- acres and comprises the property at 1036 Highway 138 West, across from Spivey
Road. Located in Land Lot 55 of District 12.
• Parcel #012-01002000 – The larger parcel. Currently zoned ‘C-2’ and ‘PMU’. Contains
65.743 +/- acres. Situated adjacent to the western side of the smaller parcel, with frontage
on Highway 138 West, across from Tributary Parkway. Located in Land Lot 42 of District
12.

B. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-01 -- Remi Rose Development, LLC,
the Applicant, represented by Battle Law, P.C., the Agent, requests the changing of the
Future Land Use Designation of certain property from ‘Low-Density Vertical Mixed-Use’
to ‘High-Density Residential’ to allow for a mixed-use development. The property contains
two parcels, as are listed below, with 68.87 +/- total acres within the Stockbridge City
Limits.

• Parcel #012-01003000 – The smaller parcel. Contains 3.131 +/- acres and comprises the
property at 1036 Highway 138 West, across from Spivey Road. Located in Land Lot 55
of District 12.
• Parcel #012-01002000 – The larger parcel. Contains 65.743 +/- acres. Situated adjacent
to the western side of the smaller parcel, with frontage on Highway 138 West, across
from Tributary Parkway. Located in Land Lot 42 of District 12.
IX. PROJECT UPDATES
To be presented by the Community Development Staff. No action is required.

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

XI. BOARD COMMENTS

XII. ADJOURNMENT
City of Stockbridge, Georgia Planning Commission Agenda for May 26, 2022 2
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, March 24, 2022 at 6:30 p.m., via Zoom

BOARD MEMBERS (6): ADMINISTRATION:
Askia Abdullah, Chairman Brecca Johnson, Community Dev. Director
Kathleen Nelson, Vice Chairman Quinton Washington, City Attorney
Stanley Dumas Vanessa Holiday, City Clerk
Harold Thibodeaux Ryan Anderson, Chief Planner
David Planchon Linda Logan, Senior Planner / PC Sect’y
Rodney Hornes Gordon Linton, Planner I

I. CALL TO ORDER – By Chairman Abdullah.

II. INVOCATION – Led by Stanley Dumas.

III. PLEDGE OF ALLEGIANCE – Done in unison.

IV. ROLL CALL (6 members): --By Ms. Logan. Present Absent

~ Askia Abdullah X

~ Kathleen Nelson

~ Stanley Dumas X

~ Harold Thibodeaux X

~ David Planchon X

~ Rodney Hornes X
A quorum of members was achieved.

V. ADOPTION OF THE AGENDA
Ms. Nelson motioned to adopt the agenda, and Mr. Planchon seconded the motion. A
vote was taken, and the agenda was adopted unanimously.

VI. APPROVAL OF MINUTES – January 20, 2022 Summary Minutes
Ms. Nelson motioned to approve the minutes from January 20, 2022, and Mr. Hornes
seconded the motion. A vote was taken, and the agenda was adopted unanimously.

VII. INTRODUCTION OF NEW STAFF – Ryan Anderson, Chief Planner
To be presented by Brecca Johnson.
Ms. Johnson introduced Ryan Anderson as the City’s new Chief Planner. Mr. Anderson
expressed his happiness at being with the City and working with the Planning
Commission members, and he said that he hopes to meet them in the future.

VIII. PUBLIC HEARING
To be presented by Brecca Johnson and Linda Logan.

VARIANCE CASE #VR-2022-01 for 727 Bethpage Drive—Nitesh Patel, the applicant
and owner of a residential lot at 727 Bethpage Drive (Parcel ID #051F01220000),
requests a variance to reduce the property’s rear yard setback from the required 75
feet (for a golf course-abutting lot) to 50 feet to allow for the construction of a new single-
family detached home. The property is located in Land Lot 17 of District 6 within the
Stockbridge City Limits. It comprises Lot 14 of Block W within Unit XI of the Eagle’s
Land Subdivision.
Ms. Johnson gave an introduction, then Ms. Logan gave a PowerPoint presentation. The
Planning Commission members had procedural questions about whether to vote on the
applicant’s original or revised request. (The applicant originally requested a reduction in
the rear yard setback from 75 feet to 50 feet. Then in a March 16, 2022 letter, he stated
that he agreed to a rear yard setback of 65 feet.)

Faizal Supariwala, the agent/builder for the project, explained the application, then Ms.
Logan read the revised request (the applicant’s March 16, 2022 letter) into the record. Ms.
Planchon inquired about the garage entrance.

Chairman Abdullah opened the public hearing. Ms. Charlene Nichols spoke on behalf of
Ms. Leona Apeadu-Siaw, the owner of the property at 733 Bethpage Drive to the east. Ms.
Nichols questioned how the proposed variance would affect the neighbors. Mr. Supariwala
stated that the subject property is a wooded lot, therefore, he did not foresee any impact
on the neighbors’ homes. When there were no other public comments, Mr. Abdullah closed
the public hearing.

The board members then discussed the case. Mr. Dumas stated that he disagrees with
the staff’s recommendation of denial to reduce the rear yard setback from 75 feet to 50 feet.
He said that since the City Council previously approved a variance request in 2019 at 845
City of Stockbridge, Georgia Planning Commission Agenda for March 24, 2022 2
Cog Hill to reduce the rear yard setback to 50 feet, there needs to be consistency, especially
since this is the same agent as for the previous application. Mr. Planchon stated that the
property owner has provided a choice. (The applicant originally requested a reduction in
the rear yard setback from 75 feet to 50 feet, then in a March 16th letter, he stated that he
would agree to a rear yard setback of 65 feet.)

Mr. Dumas motioned to approve the applicant’s original request to reduce the rear yard
setback from 75 feet to 50 feet, and the motion was seconded by Mr. Thibodeaux. A vote
was taken, and the motion was approved unanimously.

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

Ms. Johnson thanked those members of the Planning Commission who attended the
ground-breaking ceremony for the Bridges at D’Argento, which was held on Friday,
March 11, 2022. She announced that the City Council had adopted the City’s new
Unified Development Code (UDC) on March 14, 2022, plus the City’s new Zoning Map
and Overlay District Map. Ms. Johnson stated that hard copies of the new UDC could
be produced for any board members who wanted them. Chairman Abdullah and Mr.
Thibodeaux stated that they would like to receive the hard copies of the UDC.

X. STAFF COMMENTS
To be presented by Brecca Johnson. No action is required.
Ms. Johnson announced that the South Metro Development Conference would be
held next week at the Georgia International Center in College Park.

XI. BOARD COMMENTS
[None.]

XII. ADJOURNMENT
Ms. Nelson motioned to adjourn the meeting, and Mr. Thibodeaux seconded the
motion. A vote was taken, and the meeting was adjourned at 7:31 p.m.

City of Stockbridge, Georgia Planning Commission Agenda for March 24, 2022 2
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
FINAL PLAT FOR: MANAGEMENT ARCHITECT
.R. LAND
ENCLAVE AT WINDING CREEK HTERN
PLANNING

LAND LOTS 33 & 34, 7TH DISTRICT R
Y4
K SO U

PEACH DR.
HW
CITY OF STOCKBRIDGE 2

HENRY COUNTY, GEORGIA NORFO

CAMPGROUND RD.
FALCON DESIGN
CONSULTANTS
TAX ID INFORMATION STOCKBRIDGE OFFICE
THIS BLOCK RESERVED FOR THE CLERK OF THE SUPERIOR COURT PARENT PARCEL: 071-01034001 235 CORP. CTR. DR., STE 200
STOCKBRIDGE, GEORGIA 30281
NEAR THE INTERSECTION OF Ph (770)389-8666 - Fax (770)389-8656

NORFOLK SOUTHERN RAILROAD NEWNAN OFFICE CUMMING OFFICE
AND CAMPGROUND ROAD, 30252 40 GREENWAY CT., STE A
NEWNAN, GEORGIA 30265
500 PIRKLE FERRY RD., STE C
CUMMING, GEORGIA 30040
Ph. (770) 710-8908 Ph. (678) 807-7100
www.fdc-llc.com

ENCLAVE AT WINDING CREEK
CITY OF STOCKBRIDGE
CITY OF STOCKBRIDGE PLANNING & ZONING DIVISION
BUILDING SAFETY DIVISION
REVIEW FOR COMPLIANCE REVIEWED FOR CODE COMPLIANCE
These drawings were

LOCATED IN:
reviewed under the applicable
laws in effect at the time of These drawings were reviewed under the
submittal. Reasonable effort
was exercised in checking for applicable laws in effect at the time of submittal.
code compliance. The Reasonable effort was exercised in checking for
stamping of these documents
shall not be construed to be a code compliance. The stamping of these
permit for or an approval of
any violation of state and/or
documents shall not be construed to be a permit
local codes, ordinances, or for, or an approval of any violation of state and/or
amendments thereto.
local codes, amendments or ordinances thereto.
03/09/2021 1:52:05 PM

Reviewer: Angie Tkacsik
Reviewer: Linda Logan
03/16/2021

CITY OF STOCKBRIDGE
ENGINEERING
REVIEWED FOR COMPLIANCE:
These drawings were reviewed under the
applicable laws in effect at the time of submittal.
Reasonable effort was exercised in checking for

LAND LOTS 33 & 34, 7TH DISTRICT
code compliance. The stamping of these
documents shall not be construed to be a permit

FINAL PLAT
for, or an approval of any violation of state and/or
local codes, ordinances or amendments thereto.

Reviewer: Mikala Weston/DC
KEY SHEET
3/26/2021

LL LL

WHITE PETAL ROAD
33 34

FOR
DEVELOPMENT DATA:
1. DEVELOPER: MERITAGE HOMES
2700 CUMBERLAND PKWY

STOCKBRIDGE, GEORGIA
SUITE 400
(678) 348-8352
TOWNHOMES N

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESSION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
NSIO
AD EXTE
ND RO
2. SURVEYOR: FALCON DESIGN CONSULTANTS 071-01-034-001 GROU
CAMP
X X X X
X X

235 CORPORATE CENTER DR., STE 200

STOCKBRIDGE, GA 30281

X X

X X
X X

3. TOWNHOME CONFIGURATION:

NORFOLK
A. SOURCE OF DATA: TOPOGRAPHIC & BOUNDARY SURVEY
PERFORMED BY FALCON DESIGN CONSULTANTS, INC.
R\W

EXISTING FUTURE

SOUTHERN
B. LOCATION: CITY OF STOCKBRIDGE, HENRY COUNTY, GEORGIA

C. TOTAL TOWNHOME LOTS: 34 LOTS
R\W

SINGLE FAMILY COMMERCIAL
071-01-034-019

X X

R\W

RESIDENTIAL AREA
X X

D. GROSS DENSITY : 7.61 DU/ACRE X

RAILROAD
X X

X X

E. CURRENT ZONING: MUND AS PER ZONING OR18-458. 071-01-034-021 X

R\W

OLD

TYPE OF SUBDIVISION: TOWNHOME RESIDENTIAL X

IVY
MINIMUM LOT WIDTH: 100 FEET PAT

X X

MINIMUM UNIT WIDTH: 20 FEET

THIS PLAT WAS PREPARED FOR THE
MAXIMUM BUILDING HEIGHT: 45' OR 4 STORIES
BUILDING SETBACKS: FRONT - 20'
REAR - 27'
DISTANCE BETWEEN BUILDINGS: 40'

EXCLUSIVE USE OF THE PERSON, PERSONS,

2-08-21 REVISED PER CITY COMMENTS
F. UTILITIES: P.O.B.

A. WATER AND SANITARY SEWER SERVICES PROVIDED BY HENRY COUNTY WATER AUTHORITY (HCWA)

B. ELECTRIC: GEORGIA POWER COMPANY

OR ENTITY NAMED IN THE CERTIFICATE
G. ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH CITY OF STOCKBRIDGE STANDARDS.

REVISIONS
H. STREET LIGHTS WILL BE PLACED PER CITY OF STOCKBRIDGE AND GEORGIA POWER STANDARDS AND LL LL

HEREON. SAID CERTIFICATE DOES NOT
APPROVAL.
33 34
I. COMMUNITY AMENITY AREA WILL BE CONSTRUCTED AS PART OF PHASE II OF SINGLE FAMILY RESIDENTIAL AREA

EXTEND TO ANY UNNAMED PERSON
J. THIS DEVELOPMENT MEETS REQUIREMENTS OF THE RM-2 DISTRICT, PER THE SPECIFICATIONS OF OR18-458.

2/08/2021 WITHOUT AN EXPRESS RECERTIFICATION

BY THE SURVEYOR NAMING SAID PERSON.
MAINTENANCE AGREEMENTS:

A FOUR YEAR STORMWATER MAINTENANCE BOND AND RECORDED MAINTENANCE AGREEMENT SHALL BE
THIS MULTIPLE FAMILY RESIDENTIAL AREA IS A PART ENGINEERING CERTIFICATION: CITY OF STOCKBRIDGE APPROVAL: 1.
PROVIDED PER ORDINANCE 8.24.140. 3.
OF A LARGER DEVELOPMENT WHICH CONTAINS CITY OF STOCKBRIDGE ASSUMES NO RESPONSIBILITY FOR THE OVERFLOW OR EROSION OF NATURAL OR
A FOUR YEAR ROAD AND SIDEWALK PERFORMANCE AND MAINTENANCE BOND SHALL BE PROVIDED PER
TOWNHOMES AND COMMERCIAL AREAS. THESE I HEREBY CERTIFY THE ACCURACY OF THE STORMWATER AS-BUILT PLANS AND THAT ARTIFICIAL DRAINS BEYOND THE EXTENT OF THE STREET RIGHT-OF-WAY, NOR FOR THE EXTENSION OF
ORDINANCE 8.04.060. AREAS ARE DEPICTED ON THE KEY SHEET. STORM WATER FACILITIES AND OTHER APPLICABLE IMPROVEMENTS ARE CONSISTENT CULVERTS BEYOND THE POINT SHOWN ON THIS PLAT AND AS REQUIRED BY THE MUNICIPAL CODE OF CITY
WITH THE APPROVED DESIGN. THIS INCLUDES CERTIFYING THAT THE VOLUME(S) AND OF STOCKBRIDGE.
OUTFLOW STRUCTURE(S) OF THE DETENTION AND WATER QUALITY FACILITIES ARE
A FOUR YEAR MAINTENANCE BOND SHALL BE PROVIDED TO ENSURE MAINTENANCE OF ANY THIS PLAT IS HEREBY APPROVED FOR RECORDING:
STORMWATER SYSTEMS, STRUCTURES OR FACILITIES PER ORDINANCE 8.04.060. CONSISTENT WITH THE APPROVED DESIGN.
DATE: 12-21-2020
CITY NOTES: SCALE: 1" = 30'
24 HOUR CONTACT: BY:_____________________________________________, BY:____________________________________________,
REGISTERED PROFESSIONAL ENGINEER CITY OF STOCKBRIDGE DIRECTOR, PLANNING& ZONING FILE NUMBER:207.004
1. 20 FOOT STORM SEWER EASEMENTS EXIST ALONG EACH PROPERTY LINE AND ALONG EACH LOT LINE, CENTERED ON THE CLAY KIRKLEY 2/08/2021
DATE:_______________ DRAWN BY: JNEWMAN
LOT LINES, FOR FUTURE DRAINAGE. PHONE: (678) 348-8352 DATE:___________________
REVIEWED BY:
KBROWN
2. ALL STORM DRAINS EASEMENTS SHALL BE EXTENDED TO REAR SETBACK LINE
THIS PLAT IS HEREBY APPROVED FOR RECORDING:
3. DRAINAGE EASEMENTS SHOWN FOR EXISTING PIPES ARE CENTERED ABOUT THE EXISTING PIPE AND THE WIDTH SHOWN IS OWNER/DEVELOPER:
THE TOTAL WIDTH. THIS PLAT IS SUBJECT TO THE COVENANTS SET
MERITAGE HOMES
FORTH IN THE SEPARATE DOCUMENT(S) ATTACHED
2700 CUMBERLAND PKWY BY:_____________________________________________,
HERETO DATED _____, WHICH HEREBY BECOME A CITY OF STOCKBRIDGE ENGINEERING DEPARTMENT
HENRY COUNTY WATER AUTHORITY NOTES: SUITE 400
PART OF THIS PLAT, AND WHICH WERE RECORDED
(678) 348-8352 DATE:_______________
AT DEED BOOK ____, PAGE ____.
1. WATER AND SANITARY SEWER SERVICES PROVIDED BY HENRY COUNTY WATER AUTHORITY.

2. A 20' SANITARY SEWER EASEMENT EXISTS ALONG EACH REAR PROPERTY LINE AND A 10' SANITARY SEWER EASEMENT ON
ALL SIDE LINES. ENGINEER/SURVEYOR:
3. GRANTOR FURTHER GRANTS TO AUTHORITY, ITS AGENTS AND EMPLOYEES, THE RIGHT OF EGRESS AND INGRESS OVER FALCON DESIGN CONSULTANTS
AND ACROSS SAID EASEMENTS TO INSTALL, REPAIR, REPLACE, MAINTAIN AND OPERATE SAID WATER OR SEWER LINES. EACH 235 CORPORATE CENTER DRIVE,
EASEMENT CONVEYED HEREBY SHALL BE A FREE, PERMANENT AND UNINTERRUPTED USE, LIBERTY AND PRIVILEGE IN, ON, SUITE 200
UNDER AND THROUGH THE PROPERTY UPON WHICH SAID EASEMENTS ARE LOCATED. SURVEYOR'S CERTIFICATE:
STOCKBRIDGE, GA 30281
(770) 389-8666 AS REQUIRED BY SUBSECTION (D) OF O.C.G.A. SECTION 15-6-67, THIS PLAT HAS BEEN 2/08/2021
STATE WATERS BUFFER NOTE:
PREPARED BY A LAND SURVEYOR AND APPROVED BY ALL APPLICABLE LOCAL
THERE IS AN ESTABLISHED 25 FOOT BUFFER AND 50 FOOT BUFFER ADOPTED BY CITY OF STOCKBRIDGE ALONG THE BANKS OF JURISDICTIONS FOR RECORDING AS EVIDENCED BY APPROVAL CERTIFICATES, THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
SIGNATURES, STAMPS OR STATEMENTS HEREON. SUCH APPROVALS OR AFFIRMATIONS ORIGINAL SIGNATURE OF THE REGISTRANT
ALL STATE WATERS, AS MEASURED HORIZONTALLY FROM THE POINT WHERE VEGETATION HAS BEEN WRESTED BY NORMAL ACROSS THE REGISTRANT'S SEAL.
STREAM FLOW OR WAVE ACTION. NO LAND DISTURBING ACTIVITIES SHALL BE CONDUCTED WITHIN A BUFFER AND A BUFFER SHOULD BE CONFIRMED WITH THE APPROPRIATE GOVERNMENTAL BODIES BY ANY
SHALL REMAIN IN ITS NATURAL, UNDISTURBED STATE OF VEGETATION UNTIL ALL LAND DISTURBING ACTIVITIES ON THE PURCHASER OR USER OF THIS PLAT AS TO INTENDED USE OF ANY PARCEL. FURTHERMORE,
THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
CONSTRUCTION SITE ARE COMPLETED. ONCE THE FINAL STABILIZATION OF THE SITE IS ACHIEVED, A BUFFER MAY BE THINNED GENERAL NOTES: MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN
OR TRIMMED OF VEGETATION AS LONG AS A PROTECTIVE VEGETATIVE COVER REMAINS TO PROTECT WATER QUALITY AND
AQUATIC HABITAT AND A NATURAL CANOPY IS LEFT IN SUFFICIENT QUANTITY TO KEEP SHADE ON THE STREAM BED; PROVIDED, THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR
UPON SATISFACTORY INSPECTION BY THE CITY, THE ROADS WILL BE DEDICATED TO THE
HOWEVER, THAT ANY PERSON CONSTRUCTING A SINGLE FAMILY RESIDENCE, WHEN SUCH RESIDENCE IS CONSTRUCTED BY OR PROFESSIONAL ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION
CITY OF STOCKBRIDGE AFTER 95% OF THE HOMES HAVE BEEN ISSUED CERTIFICATES OF
UNDER CONTRACT WITH THE OWNER FOR HIS OR HER OWN OCCUPANCY, MAY THIN OR TRIM VEGETATION IN A BUFFER AT ANY 15-6-67
OCCUPANCY AND THE FINAL ASPHALT TOPPING HAS BEEN PUT IN PLACE. A PERFORMANCE
TIME AS LONG AS PROTECTIVE VEGETATIVE COVER REMAINS TO PROTECT WATER QUALITY AND AQUATIC HABITAT AND A AND MAINTENANCE BOND WILL BE SUPPLIED BY THE DEVELOPER TO ENSURE PROPER SHEET NUMBER
NATURAL CANOPY IS LEFT IN SUFFICIENT QUANTITY TO KEEP SHADE ON THE STREAM.
CONSTRUCTION OF THE ROADS. 2/08/2021
KEVIN M. BROWN GA. R.L.S. NO.2960 DATE
FLOOD NOTE:
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA MAP NUMBER:
13151C0152D EFFECTIVE DATE OCTOBER 6, 2016, THIS PROPERTY IS NOT LOCATED IN A FLOOD
AMENITY AREA NOTES:
THE AMENITIES WILL INCLUDE A GAZEBO, A +/-500 LF MULTI-USE PATH, AND A BBQ GRILL.
1 of 3
HAZARD.

P:\Projects\207.004 Winding Creek Townhomes\SURVEY\dwg\WINDING CREEK TOWNHOMES-FP-10.dwg, COVER, KNelms, Feb 08, 2021 - 10:21:31am
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
FINAL PLAT FOR: MANAGEMENT
LAND
ARCHITECT

OR18-458 WAS ADOPTED AS A RESULT OF THE
ENCLAVE AT WINDING CREEK PLANNING

APPROVAL OF REZONING CASE #RZ-17-25-S ON LAND LOTS 33 & 34, 7TH DISTRICT
DECEMBER 19, 2017.
CITY OF STOCKBRIDGE
HENRY COUNTY, GEORGIA
FALCON DESIGN
CONSULTANTS
STOCKBRIDGE OFFICE
235 CORP. CTR. DR., STE 200
THIS BLOCK RESERVED FOR THE CLERK OF THE SUPERIOR COURT STOCKBRIDGE, GEORGIA 30281
Ph (770)389-8666 - Fax (770)389-8656

NEWNAN OFFICE CUMMING OFFICE
40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
Ph. (770) 710-8908 Ph. (678) 807-7100
www.fdc-llc.com

ENCLAVE AT WINDING CREEK
CITY OF STOCKBRIDGE
PLANNING & ZONING DIVISION
REVIEWED FOR CODE COMPLIANCE

LOCATED IN:
These drawings were reviewed under the
applicable laws in effect at the time of submittal.
Reasonable effort was exercised in checking for
code compliance. The stamping of these
documents shall not be construed to be a permit
for, or an approval of any violation of state and/or
local codes, amendments or ordinances thereto.

Reviewer: Linda Logan
03/16/2021

ZONING CONDITIONS
CITY OF STOCKBRIDGE
ENGINEERING
REVIEWED FOR COMPLIANCE:
These drawings were reviewed under the

LAND LOTS 33 & 34, 7TH DISTRICT
applicable laws in effect at the time of submittal.
Reasonable effort was exercised in checking for
code compliance. The stamping of these
documents shall not be construed to be a permit
for, or an approval of any violation of state and/or
local codes, ordinances or amendments thereto.

Reviewer: Mikala Weston/DC
3/26/2021

FOR

STOCKBRIDGE, GEORGIA

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESSION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
THIS PLAT WAS PREPARED FOR THE

EXCLUSIVE USE OF THE PERSON, PERSONS,

2-08-21 REVISED PER CITY COMMENTS
OR ENTITY NAMED IN THE CERTIFICATE

REVISIONS
HEREON. SAID CERTIFICATE DOES NOT

EXTEND TO ANY UNNAMED PERSON

WITHOUT AN EXPRESS RECERTIFICATION

BY THE SURVEYOR NAMING SAID PERSON.

DATE: 12-21-2020
SCALE: 1" = 30'
FILE NUMBER:207.004
DRAWN BY: JNEWMAN
REVIEWED BY:
KBROWN

2/08/2021

THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
ORIGINAL SIGNATURE OF THE REGISTRANT
ACROSS THE REGISTRANT'S SEAL.

SHEET NUMBER

2 of 3
P:\Projects\207.004 Winding Creek Townhomes\SURVEY\dwg\WINDING CREEK TOWNHOMES-FP-10.dwg, ZONING, KNelms, Feb 08, 2021 - 10:21:39am
CIVIL LAND

N00° 38' 23"E, 119.76'
W ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT

SS

WHITE PETAL COVE
SS
N/F .R. LAND
N/F N/F PLANNING
HTERN
THE MAGNOLIAS PROPERTY OWNERS KAREN A BECKFORD DEBRA A NORMAN
DB:14942, PG: 202
DB: 6209, PG: 134 DB:13301, PG: 267

Y4
K SO U

PEACH DR.
HW

NORFO
S89°42'53"E 437.53' 8
EX. 24" CMP 1/2" REBAR
IPS FOUND L
150.08' 24.00' 24.00' 24.00' 24.00' 24.00' 24.00' 24.00' 24.00' 24.00' 31.45'

DRAINAGE/MAINTENANCE
CAMPGROUND RD.
CITY OF STOCKBRIDGE
PLANNING & ZONING DIVISION
S FALCON DESIGN

10' WATER EASE.
CITY OF STOCKBRIDGE
ENGINEERING
REVIEWED FOR COMPLIANCE:
REVIEWED FOR CODE COMPLIANCE
CONSULTANTS
These drawings were reviewed under the
These drawings were reviewed under the
applicable laws in effect at the time of submittal. applicable laws in effect at the time of submittal.
Reasonable effort was exercised in checking for Reasonable effort was exercised in checking for STOCKBRIDGE OFFICE
code compliance. The stamping of these
documents shall not be construed to be a permit code compliance. The stamping of these X X X 235 CORP. CTR. DR., STE 200

EASEMENT
for, or an approval of any violation of state and/or documents shall not be construed to be a permit 27' B.S.L. STOCKBRIDGE, GEORGIA 30281

FIRE ACCESS
local codes, ordinances or amendments thereto.
for, or an approval of any violation of state and/or X SS Ph (770)389-8666 - Fax (770)389-8656
Reviewer: Mikala Weston/DC local codes, amendments or ordinances thereto.
3/26/2021
NEWNAN OFFICE CUMMING OFFICE

N00°17'07"E N00°17'07"E 97.00'
Reviewer: Linda Logan 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C

N00°17'07"E
03/16/2021 NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
12 11 Ph. (770) 710-8908 Ph. (678) 807-7100
14 13 9 8 7 6
10
N00°17'07"E
www.fdc-llc.com
97.32' 97.00' S00°17'07"W
2387 Sq Ft 2329 Sq Ft 2328 Sq Ft

8" PVC

ENCLAVE AT WINDING CREEK
2613 Sq Ft 2328 Sq Ft 2328 Sq Ft 2328 Sq Ft 2328 Sq Ft 2328 Sq Ft
102.81'
0.06 Ac. 0.05 Ac. 0.05 Ac. 0.05 Ac. 0.05 Ac.
0.05 Ac. 0.05 Ac. 0.05 Ac. 0.05 Ac.
18" RCP
116.66' N00°17'06"E 97.00' 97.00' 97.00' 97.00' 97.00'
130.82'

0.9 7
X SS

0 4 " W C L = 18
DETENTION AREA 97.00' S00°17'06"W S00°17'06"W S00°17'06"W S00°17'06"W S00°17'06"W
WALL

LOCATED IN:
CH = N 0 5 ° 17 '
249 253 257 261
269 273 277

281

285

Curve Table W W

, L = 18
W W W

R = 2 0 4 3 9. 4 9
X C15 16.55' 24.00' 24.00' 24.00' 24.00' 24.00' 24.00'
W C14
24" C&G N89°42'53"W
Curve # Arc Length Radius Chord Length 24" RBG 24" RBG

27' B.S.L.
C1 S89° 42' 53"E, 200.79' W 8" PVC
15" HDPE 8" PVC SS S SS SS S SS 30' S
C1 24.00' 20439.49' N6° 17' 22"W 24.00' D 8" PVC 67.66'
SS
N00° 16' 38"E
DP
W S67 S 15
C17 "H

274.10'
E °10 DP

FINAL PLAT - SITE
X 15 '09 S89°42'53"E 24" RBG C18 24" C&G
C2 24.00' 20439.49' N6° 13' 20"W 24.00' "H "H 31. " E
DP 67' E 21.80' 24.00' 24.00' 16.91'
15 C16
26.05'

S04°30'51"E
30' A.E./U.E.
C3 24.00' 20439.49' N6° 09' 18"W 24.00' E VC

LAND LOTS 33 & 34, 7TH DISTRICT
8 "P N85°29'10"E
15 97.00' N/F
C4 24.00' 20439.49' N6° 05' 16"W 24.00' 15" RCP
24.00'
"H 5 HENRY COUNTY
116
C21
DP SS

E NE TAX ID 071 01034003
24.00'
C5 24.00' 20439.49' N6° 01' 13"W 24.00' X C2 2328 Sq Ft

VE LA
4 0.05 Ac.

8" PVCSS
254 258 262 266 270

LEISURE COTE
C6 40.00' 20439.49' N5° 55' 50"W 40.00' 97.00'
N85°29'10"E

24" C&G (PRIVA
15" H
24.00'

FOR
C7 24.00' 20439.49' N5° 50' 27"W 24.00' W 4
112
DPE

ALK
N00°17'07"E
NCE
/MAINTENA N84°16'04"E N00°17'07"E N00°17'07"E N00°17'07"E 106.55'

DRAINAGE
N00°17'05"E

CONC. SIDEW
24.00'
30 31 32 33 34 2328 Sq Ft
EASEM EN T

, 103.60'
0.05 Ac.
C8 24.00' 20439.49' N5° 46' 25"W 24.00' 101.91' W
2525 Sq Ft 2575 Sq Ft 2575 Sq Ft 2575 Sq Ft 2573 Sq Ft
C12
107.24' 107.28' 107.28' 107.28'
0.06 Ac. 0.06 Ac. 0.06 Ac.

27' B.S.L.
0.06 Ac. 0.06 Ac. 97.00'
S00°17'05"W
15
C9 24.00' 20439.49' N5° 42' 23"W 24.00' C11 2391 Sq Ft 241 101.47' N8 29'10"E

STOCKBRIDGE, GEORGIA
N04° 30' 51"W
N04°30'51"W 24.00'
0.05 Ac.
SS 3
108

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESSION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
C10 24.00' 20439.49' N5° 38' 21"W 24.00' N84°16'04"E 2328 Sq Ft
0.05 Ac.

SS

TRAIL
24.00'
98.48' W
C11 24.00' 20439.49' N5° 34' 19"W 24.00' 16 97.00'
237
24.00'
24" RBG

GRAYSON
PE

(PRIVATE)
C10 2364 Sq Ft
N85°29'10"E
C12 24.33' 88.10' N2° 33' 42"E 24.25'

5" HD
24.00'
24" RBG
0.05 Ac. 2
104
N84°16'04"E 24.00'
2328 Sq Ft

30' A.E./U.E. 1
58.63'
C13 27.83' 88.00' N60° 17' 23"E 27.71'

S05°43'56"E
0.05 Ac.
98.52' SS
SS 24.00' 24.00'
24.00'
17 24.00' 24.00' 24.00' 97.00'
C14 24.70' 88.00' N77° 23' 25"E 24.62' 233
L = 5 0 0. 3 2
C9 2365 Sq Ft N89°42'53"W N85°29'10"E

15" HDPE
0.05 Ac. BBQ GRILL 1
100 24.00'
C15 7.45' 88.00' N87° 51' 31"E 7.45' 6.26'
R = 2 0 4 3 9. 4
S48°31'21"W 30' 2317 Sq Ft

CBU AREA
N84°16'04"E
0' 13.23' 0.05 Ac.
98.53' 4.0 C19
6"W
C16 24.85' 62.00' S76° 46' 23"W 24.68' 2 TIE-LINE
24.00'
C H=N0 5 ° 4
18 95.17'

30' A.E./U.E
GAZEBO S
229 30' P)
C17 2.20' 62.00' S89° 16' 12"W 2.20' C8 2365 Sq Ft (TY ' S85°29'10"W
0 . 3 1 .00
CL=50
C20
23.28'
0.05 Ac.
AT 24 0
SS E P "E 30
S A
C18 7.14' 35.00' N83° 52' 25"W 7.12' N84°16'04"E TI-
U '58
56 AD

THIS PLAT WAS PREPARED FOR THE
UL 7° 0'
RO VATE
8" PVC
98.51' M 5
N 4.0
24.00'
4 IPS
C19 17.87' 87.00' S10° 23' 52"E 17.84' 19 2 30 S3 I
(PR
C7 225 "E
2364 Sq Ft '02
03 6°
2° .00' S2
C20 40.53' 100.00' N16° 07' 34"W 40.26' 0.05 Ac. ' 29
.00

EXCLUSIVE USE OF THE PERSON, PERSONS,
24 8 10
30

2-08-21 REVISED PER CITY COMMENTS
P 25'
15" RC
2496 Sq Ft
N84°16'04"E W N3
0' 0.06 Ac.
C21 2.17' 26.00' N2° 07' 06"W 2.17' 4.0 "W
98.47'
.00
' AL 28 10 3'02
15" RCP 45"

RAIL ROAD
24
SS 24 2 L E
31 0 &G

OR ENTITY NAMED IN THE CERTIFICATE
2496 Sq Ft
C22 3.76' 50.00' S60° 06' 21"W 3.76' N3 "C
0' 0.06 Ac.
53.

SOUTHERN
4.0 "W

"W, 264.05'
40.00'
221 10 3'02
W 27
C23 22.87' 50.00' S71° 03' 20"W 22.68' C6 OPEN SPACE 6 23'

27' B.S.L.
31 0 4' 2'x2' DECORATIVE

N05° 43' 56
4.6

GE 279
2496 Sq Ft
N3

REVISIONS

NORFOLK
0.06 Ac. W, COLUMN, TYP.

HEREON. SAID CERTIFICATE DOES NOT
4.0 "W 3"

OOK 53 PA
C24 125.69' 75.00' N42° 16' 35"E 111.49' 5' 4

24" C&G
26 10 3'02 &G 1 IPS
0 W "C S6
2496 Sq Ft
2° 24
SS EWALK

ER PLAT B
N84°16'04"E 4.0 "W
0.06 Ac. .00 N2
10 3'02 24
98.33' 25 2

EXTEND TO ANY UNNAMED PERSON
0 C2 "W

150' R/W P
24.00'
217 N3 ' 17

CONC. SID
20 N3 2496 Sq Ft '
44
.00 S
C5 W 0' 0.06 Ac. W
2359 Sq Ft
4.0 "W 24
0.05 Ac. 10 3'02 ,1
.45

WITHOUT AN EXPRESS RECERTIFICATION
N84°16'04"E 2° &G 43
H .00
"W SS "C
98.21'
15" 24 6'58 4'
24 OR

24" RBG
24.00'
7° 8.7 30 N F US
213
21 5 3
DPE
S ,1 D I B A POST FOR CALL
C4 VIL L RE
OA E.
.00 PA HOO G A

BY THE SURVEYOR NAMING SAID PERSON.
2355 Sq Ft
DEED BOOK SS 24 ' 58 BOX AND KNOX
DB 0.05 Ac.
5 6 R . SC AITIN
PB PLAT BOOK
N84°16'04"E
W "R
BG
S5
N ERVATE) A.E./U
SS
BOX FOR FIRE
DEPT. ACCESS
24

S05°43'56"E
PG PAGE '
AR (PR 30
W ' I
LL LAND LOT 98.06' .00
24 W
24.00'
OTP OPEN TOP PIPE 22 VEHICLE GATE,
VC
RB REBAR C3 2351 Sq Ft
W W
8 "P TYP.
IPF IRON PIN FOUND 0.05 Ac. 209 SS
IPS 1/2" REBAR W/C FDC 000995 2.
TY PEDESTRIAN 3.
N84°16'04"E K(
CTP CRIMP TOP PIPE L ACCESS GATE
C&G CURB & GUTTER 97.88' WA
SS E
SID

24.00'
RBC ROLL BACK CURB C23
R/W RIGHT OF WAY 23 205 "W, 39.71'
NOW OR FORMERLY
C2 2347 Sq Ft S84° 09' 42 S
N/F SS
0.05 Ac.
-E- OVERHEAD POWER LINE S 8" PVC
sq ft SQUARE FOOT N84°16'04"E
.5 3
REF REFERENCE 97.68' 4 9 5 .0 0 " W DATE: 12-21-2020
TEMPORARY BENCHMARK L= 800 ' 53
24.00'
TBM
34.97'
24 2
POB POINT OF BEGINNING 201 0
POC POINT OF COMMENCEMENT C1 2342 Sq Ft R = 9° 0 .8 8 SCALE: 1" = 30'
5 9 4
=S L= 4 ON
0.05 Ac. FILE NUMBER:207.004
RCP REINFORCED CONCRETE PIPE
.L. C H C I
DIP DUCTILE IRON PIPE 97.44' ' B.S NS DRAWN BY: JNEWMAN
PVC POLYVINYL CHLORIDE PIPE 20 E
S °16'04"W T
EX
84 REVIEWED BY:
HDPE HIGH DENSITY POLYETHYLENE PIPE KBROWN
CMP CORRUGATED METAL PIPE D )
OAVARIES
L CENTRALIZED
PL PROPERTY LINE GARBAGE PICKUP R H
ID
CENTERLINE
IDENTIFICATION
AREA
U NDW WIDT
B.S.L. BUILDING SETBACK LINE 39.35' G RO (R 0
DOT PERMANENT EASEMENT
BOC BACK OF CURB
AMP 75
0 .0 KC3117 / 0.197 ACRES
C CURVE LABEL C R =2
CI CURB INLET 2,
DE DRAINAGE EASEMENT 7 3 .1
17
EOP EDGE OF PAVEMENT L=
FH FIRE HYDRANT
L LINE LABEL
N/F NOW OR FORMERLY
PKS PK NAIL SET
SSE SANITARY SEWER EASEMENT IL
BENCHMARK RA
80.52'
UE UTILITY EASEMENT
SWMF NAIL D-4 RD
STORMWATER MANAGEMENT FACILITY
ELEV = 857.08 UA
C/0 SEWER CLEAN OUT .G
IRON PIN FOUND I ST
EX

N06°06'09"W
IRON PIN SET
CALCULATED POINT 2/08/2021
POWER POLE
FIRE HYDRANT
THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
WATER VALVE ORIGINAL SIGNATURE OF THE REGISTRANT
W WATER METER ACROSS THE REGISTRANT'S SEAL.
D JUNCTION BOX
S SANITARY SEWER MANHOLE GRAPHIC SCALE
DROP INLET
R/W MONUMENT 30 0 15 30 60
SINGLE WING CATCH BASIN
DOUBLE WING CATCH BASIN P.O.B.
CURB INLET IPS
HEADWALL ( IN FEET ) SHEET NUMBER
FLARED END SECTION
G GAS METER 1 inch = 30 ft.
GAS VALVE

3 of 3
E ELECTRIC TRANSFORMER
T TELEPHONE PEDESTAL
LIGHT POST
ASPHALT

CONCRETE

P:\Projects\207.004 Winding Creek Townhomes\SURVEY\dwg\WINDING CREEK TOWNHOMES-FP-10.dwg, SITE, KNelms, Feb 08, 2021 - 10:21:46am

STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Zoning Ordinance
For
A Rezoning From C-1 and C-2 to PUD and
a Future Land Use Change from
Low Density Vertical Mixed Use to High-Density Residential

of

Remi Rose Development, LLC.
c/o Battle Law, P.C.

for

+/-65.743 Acres of Land
Being 1036 Highway 138 West
Stockbridge, Georgia and
Parcel Nos. 012-01002000 and 012-01003000

Submitted for Applicant by:

Michèle L. Battle, Esq.
Battle Law, P.C.
Habersham at Northlake, Building J, Suite 100
Tucker, Georgia 300384
(404) 601-7616 Phone
(404) 745-0045 Facsimile
mlb@battlelawpc.com

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
I. LETTER OF INTENT

Remi Rose Development, LLC. (the “Applicant”) is seeking to develop on +/- 65.743 acres
of land being Tax Parcel Nos. 012-01002000 and 012-01003000 having frontage on Georgia State
Highway 138 (the “Subject Property”) with a mixture of multi-family apartments, and fee simple
townhomes. The development will include other parcels that will be used for neighborhood
commercial. The Applicant is seeking a rezoning of the Subject Property from C-1 and C-2 to PUD
and a Future Land Use Change from Low-Density Vertical Mixed Use to High-Density Residential.
This document serves as a statement of intent, analysis of the criteria under the Steinberg
Act, and contains notice of constitutional allegations as a reservation of the Applicant’s rights.

II. STEINBERG CRITERIA

1. Whether the zoning proposal will permit a use that is suitable in view of the use and
development of adjacent and nearby property;

The zoning proposal will permit a use that is suitable in view of the use and development of
adjacent and nearby property. The zoning proposal will allow fee simple townhomes,
apartments, and commercial uses. Nearby uses include single-family detached homes, a Kohl’s
Department Store, a CVS drug store, and a package store. The proposed homes would serve the
dual purpose of supporting the existing and new commercial businesse while also providing a
diversity of housing types in the area. By introducing both fee simple townhomes and
apartments, the zoning proposal would attract young professionals who seek smaller, more
sustainable, housing solutions. Therefore, the zoning proposal will permit a use that is suitable
in view of the use and development of adjacent and nearby properties.

2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or
nearby property;

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. Commercial uses already exist in this area. This zoning proposal creates an
opportunity to introduce different commercial uses that complement what already exists, while
also considering uses that are needed and desired by the existing community members. The
townhomes and apartments proposed would not be unsuitable in this area either. They would
serve as an appropriate transitional buffer between the single-family homes to the West and
the commercial center to the East.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as
currently zoned;

The property does currently have a reasonable economic use as currently zoned, but
commercial applicants are not interested in this site. The Subject Property is zoned C1 and C2
and has been vacant for quite some time. The Subject Property contains a creek and the
accompanying stream buffer. The stream and its buffer make the Subject Property less
desirable for a fully commercial applicant to develop this property. Commercial developers
bring a much higher level of impervious surface due to the large parking lots and buildings
needed to house their businesses. A residential development, on the other hand, is much more
able to break up impervious surfaces with yards, trees, and open space. These additions
provide much more protection to the sensitive environmental assets on the Subject Property
than a fully commercial development would. The zoning proposal provides that protection
while still providing the benefit of new commercial businesses in the area by placing the
commercial uses close to the road, far away from the stream and the accompanying buffer, and
placing the residential development behind the commercial uses to shield the stream from the
commercial uses stormwater runoff. Therefore, while the Subject Property has a reasonable
economic use, it is by no means the best use of the Subject Property.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
4. Whether the zoning proposal will result in a use which will or would cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools.

The zoning proposal will not result in a use which will cause excessive or burdensome use of
existing streets, transportation facilities, utilities, or schools. The Subject Property fronts on a
major Highway which is more than capable of taking on any additional trips that might be
caused by this proposed community.

5. Whether the zoning proposal is in conformity with the policy and intent of the land use plan;
and

The zoning proposal, by itself, is not in conformity with the policy and intent of the land use
plan. However, paired with the future land use change, the entire request is in conformity
with the policy and intent of the land use plan.

6. Whether there are any other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or
disapproval of the zoning proposal.

The Applicant is not aware of any other existing or changing conditions affecting the use and
development of the property which might give supporting grounds for either approval or
disapproval of the zoning proposal.

III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a
rezoning from C-1 and C-2 to PUD and the accompanying future land use change be approved.
The Applicant welcomes any questions and feedback from the planning staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION OF
CONTITUTIONAL RIGHTS

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com

The portions of the City of Stockbridge Zoning Ordinance, facially and as applied to the Subject
Property, which restrict or classify or may restrict or classify the Subject Property so as to prohibit
its development as proposed by the Applicant are or would be unconstitutional in that they would
destroy the Applicant’s property rights without first paying fair, adequate and just compensation
for such rights, in violation of the Fifth Amendment and Fourteenth Amendment of the
Constitution of the United States and Article I, Section I, Paragraph I of the Constitution of the
State of Georgia of 1983, Article I, Section III, Paragraph I of the Constitution of the State of
Georgia of 1983, and would be in violation of the Commerce Clause, Article I, Section 8, Clause
3 of the Constitution of the United States.

The application of the City of Stockbridge Zoning Ordinance to the Subject Property which
restricts its use to any classification other than that proposed by the Applicant is unconstitutional,
illegal, null and void, constituting a taking of Applicant’s Property in violation of the Just
Compensation Clause of the Fifth Amendment to the Constitution of the United States, Article I,
Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of
Georgia of 1983, and the Equal Protection and Due Process Clauses of the Fourteenth Amendment
to the Constitution of the United States denying the Applicant an economically viable use of its
land while not substantially advancing legitimate state interests.

A denial of this Application would constitute an arbitrary irrational abuse of discretion and
unreasonable use of the zoning power because they bear no substantial relationship to the public
health, safety, morality or general welfare of the public and substantially harm the Applicant in
violation of the due process and equal protection rights guaranteed by the Fifth Amendment and
Fourteenth Amendment of the Constitution of the United States, and Article I, Section I, Paragraph
I and Article I, Section III, Paragraph 1 of the Constitution of the State of Georgia.

A refusal by the City of Stockbridge City Council to amend the land use and/or rezone the Subject
Property to the classification as requested by the Applicant would be unconstitutional and
discriminate in an arbitrary, capricious and unreasonable manner between the Applicant and
owners of similarly situated property in violation of Article I, Section I, Paragraph II of the
Constitution of the State of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment to the Constitution of the United States. Any rezoning of the Property subject to
conditions which are different from the conditions requested by the Applicant, to the extent such
different conditions would have the effect of further restricting Applicant’s utilization of the
property, would also constitute an arbitrary, capricious and discriminatory act in zoning the Subject
Property to an unconstitutional classification and would likewise violate each of the provisions of
the State and Federal Constitutions set forth hereinabove.

A refusal to allow the land use amendment and/or rezoning in questions would be unjustified from
a fact-based standpoint and instead would result only from constituent opposition, which would
be an unlawful delegation of authority in violation of Article IX, Section II, Paragraph IV of the
Georgia Constitution.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
A refusal to allow the land use amendment and/or rezoning in question would be invalid inasmuch
as it would be denied pursuant to an ordinance which is not in compliance with the Zoning
Procedures Law, O.C.G.A Section 36-66/1 et seq., due to the manner in which the Ordinance as a
whole and its map(s) have been adopted.

The existing land use designation and/or zoning classification on the Subject Property is
unconstitutional as it applies to the Subject Property. This notice is being given to comply with
the provisions of O.C.G.A. Section 36-11-1 to afford the County an opportunity to revise the
Property to a constitutional classification. If action is not taken by the County to rectify this
unconstitutional land use designation and/or zoning classification within a reasonable time, the
Applicant is hereby placing the County on notice that it may elect to file a claim in the Superior
Court of Fulton County demanding just and adequate compensation under Georgia law for the
taking of the Subject Property, diminution of value of the Subject Property, attorney’s fees and
other damages arising out of the unlawful deprivation of the Applicant’s property rights.

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com

05/02/2022
VIA: Email
RE: Crescent Communities Proposed Rezoning at Highway 138
ATT: Linda Logan (llogan@cityofstockbridge-ga.gov)

Ms. Logan:

This letter is meant to memorialize Crescent Communities’ intention to subdivide and recombine
property located off Highway 138 for the purpose of including that property with its proposed
development off Highway 138.

The property in question is a portion of property owned by Melissa Russell, bearing the parcel
number 012-01003000 (the “Subject Property”). The Subject Property is currently 3.131 acres.
Crescent Communities owns, or is under contract to purchase, property immediately adjacent to the
Subject Property which bears the parcel number 012-01002000 (the “West Henry Land Corp.
Property”), and which is currently the subject of a pending zoning application.

To satisfy the City of Stockbridge’s Universal Development Code, Crescent Communities plans to
subdivide the Subject Property according to the plan shown in Exhibit A. Exhibit A shows that the
Subject Property will first be subdivided to split +/- 1.26 acres from the Subject Property on the
portion of the Project Site Boundary that runs North to South on the Subject Property in Exhibit A.
That portion of the Subject Property will then be combined with the West Henry Land Corp.
Property.

Additionally, Crescent Communities recognizes it will not be possible to combine the Subject
Property with the West Henry Land Corp. Property until both properties bear the same zoning
designation, but rezoning the Subject Property before subdividing it will leave a non-conforming
PUD parcel. Therefore, Crescent Communities recognizes that the subdivision of the Subject
Property and the subsequent recombination with the West Henry Land Corp. Property must take
place before the rezoning.

Crescent Communities welcomes any comments from Staff.

Prepared By:

Joshua Mahoney
For Battle Law, P.C.

battlelawpc.com
N/F N/F
CE
NT
ER
LIN
Exhibit A WEST HENRY LAND CORP ET AL MANISH INC.
DB 14351/PG 317
DB 2472/PG 176
E OF
CR
E EK

DB 1494/PG 312 ID:012-01005000
ID:012-01002000
FLOODPLAIN
AREA FLOODPLAIN
2,863,746 SQ FT ZONE "AE"
(DOTTED AREA) ZONE
EXHIBIT AREA
65.743 ACRES
ZONE "X"

N/F
138 FAMILY
INVESTMENT, LLC
DB 14205/PG 131
NOT TO PROJECT SITE ID:012-01004000
SITE MAP SCALE
BOUNDARY
FRON
T SET
ORIGINAL MELISSA
BACK
RUSSEL PARCEL
(3.131 AC) BOUNDARY N/F
MELISSA RUSSEL
50' FRONT SETBACK
DB 15315/PG 142
ID:012-01003000

+/- 1.26 ACRES TO BE SUBDIVIDED
FROM MELISSA RUSSEL PARCEL
EXISTING TRAFFIC ~THEN~
LAKE SPIVEY PKWY SIGNAL COMBINED WITH THE
GA. STATE HWY 138
WEST HENRY LAND CORP ET AL
(RIGHT-OF-WAY VARIES) 0 25' 50' 100' 150' 200'

PARCEL FOR A TOTAL PROJECT
SEE PLAT REF.#2
SITE OF +/- 67 ACRES 1" = 50'

PREPARED FOR: PROVISION HOLDINGS HIGHWAY 138 SITE
SUBDIVISION/RECOMBINATION EXHIBIT 5553 PEACHTREE ROAD • SUITE 175
STOCKBRIDGE, GA ATLANTA, GA 30341
www.thomasandhutton.com
4/4/2022
This map illustrates a general plan of the development which is for discussion purposes only. Does not limit or bind the owner and is subject to change and position locations are for illustrative purposes only and are subject to an accurate survey and property description. The producer assumes no legal responsibility for the appreciation or depreciation of any premises, commercial or otherwise, by reason of their inclusion or exclusion from this map. The information contained in this map is subject to change with out notice and is for illustrative purposes only. Unit counts shown above are approximate and may change. Values were provided by outside sources and have not been verified.
LONG #0922.0010
REVISIONS

REQUESTED BY

GA. WEST ZONE NAD83
Parcel Line Table Parcel Line Table Parcel Line Table

GRID-NORTH
SITE
Line # Length Direction Line # Length Direction Line # Length Direction

L1 118.13 N0°49'54"E L41 43.31 N84°33'15"E L61 89.78 S42°20'25"E

75 74 L2 111.80 N11°04'57"E L42 51.72 S51°19'54"E L62 37.33 S30°35'39"E

DESCRIPTION

1/21/22 REVISE PROPERTY LINE
L3 200.00 N0°46'57"E L43 85.66 S65°14'41"E L63 36.48 S15°20'10"E
54 55
L4 200.00 N0°46'57"E L44 47.40 S47°09'19"E L65 451.81 S12°13'11"E

L5 500.00 N0°46'57"E L45 157.04 S59°33'53"E L66 304.63 S20°00'28"E
CLAYTON HENRY
COUNTY COUNTY L6 200.00 N27°41'42"E L46 59.71 S65°29'16"E L67 38.54 S34°29'04"E

L7 51.74 N43°55'51"E L47 81.29 S52°49'59"E L68 210.65 N47°00'04"E
SS

L8 239.91 N30°35'55"E L48 109.08 S61°03'11"E L69 340.52 S6°31'39"W

L9 192.35 N49°19'03"W L49 97.81 S47°53'26"E L70 234.65 S85°32'56"W

L10 464.77 N17°15'54"W L50 35.14 S29°58'29"E L71 434.11 S84°46'27"W

DATE
20' SSE L11 421.37 N72°29'17"W L51 27.33 S46°21'04"E L72 334.36 S1°08'27"E
MH MH DB 6657/PG 331
SS MH SS
MH L12 234.92 N2°53'28"E L52 115.28 S42°20'01"E L73 5.38 S85°56'23"W
VICINITY MAP
SS 20
SS

REV #
PROPERTY LINE L13 54.92 S68°01'21"E L53 102.32 S24°53'44"E L74 51.29 S73°48'29"W VICINITY MAP 1
IPS SEE NOTE #7
N/F 6 L17 L18
L41 L4 L14 76.07 S82°36'59"E L54 81.91 S26°27'16"E L75 56.28 S40°10'21"W NOT TO SCALE
L1 L1
L14 L15 9 2
WEST HENRY LAND CORP ET AL L13

2550 HERITAGE COURT, STE 250
L20 L43 L15 58.87 N77°03'29"E L55 44.67 S26°16'30"E L76 261.21 N88°37'48"W
DB 2921/PG 259 L4
L12 4 N/F L16 38.58 N62°32'36"E L56 103.45 S42°53'31"E L77 607.33 N76°05'12"W
DB 1494/PG 312
L4 LARRY WILENSKY/KRESSES ET AL SITE AREA
ID:12054B C007 5 MH L17 61.39 N80°41'21"E L57 52.82 S34°06'11"E L78 74.83 N75°04'08"W
CE SS ID:012-01006003 3,000,029 SQ FT
NT 69.032 ACRES

ATLANTA, GA 30339
E L46 L18 105.13 S76°30'15"E L58 65.12 S12°58'30"E L79 35.60 S74°39'50"W
RL
INE L4
IPF 1-1/2" CTP OF
L11 CR 7 L19 72.46 S62°32'03"E L59 113.63 S5°48'06"E L80 27.55 N85°50'09"E
(FOUND) EE
K L4
5.9' S 8 L20 122.84 N89°43'09"E L60 86.16 S32°12'48"E

TEL 770.951.2495
, FAX 770.951.2496
19 L4
60D NAIL ZONE "AE" 9
(FOUND) (DOTTED AREA)
L5
L50
20 L5

www.longeng.com
DESCRIPTION OF PROPERTY Parcel Line Table
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOTS 55 & 42, 12TH DISTRICT, CITY OF STOCKBRIDGE, L10
HENRY COUNTY, GEORGIA CAN BE MORE PARTICULARLY DESCRIBED AS FOLLOWS: ZONE "X" L53 Line # Length Direction

BEGINNING AT CONCRETE RIGHT-OF-WAY MONUMENT FOUND AT THE INTERSECTION OF THE NORTHERLY RIGHT-OF-WAY 21
L54
L37 279.22 S0°15'51"E
NOTES

APPROXIMATE LAND LOT LINE
SS
LINE OF GEORGIA STATE HIGHWAY 138 (RIGHT-OF-WAY VARIES) AND THE SOUTHERLY APPROXIMATE LAND LOT LINE OF L38 62.66 S68°01'56"W
LAND LOT 55 (LINE COMMON TO LAND LOT 55 & 42); THENCE DEPARTING SAID RIGHT-OF-WAY LINE OF GEORGIA STATE 1. THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PERSON, PERSONS, OR ENTITY NAMED IN THE TITLE BLOCK.
HIGHWAY 138 (RIGHT-OF-WAY VARIES) THENCE NORTH 0 DEGREES 49 MINUTES 54 SECONDS EAST, A DISTANCE OF 118.13 L55 L39 284.35 S76°51'30"W SAID USE DOES NOT EXTEND TO ANY UNNAMED PERSON WITHOUT EXPRESS PERMISSION BY THE SURVEYOR NAMING
FEET TO A HALF INCH REBAR FOUND; THENCE NORTH 11 DEGREES 4 MINUTES 57 SECONDS EAST, A DISTANCE OF 111.80 22 SAID PERSON.
FEET TO A POINT; THENCE NORTH 0 DEGREES 46 MINUTES 57 SECONDS EAST, A DISTANCE OF 200.00 FEET TO A POINT; 6
L5 L40 92.15 S85°56'23"W
THENCE CONTINUING ALONG SAID LINE NORTHERLY, A DISTANCE OF 200.00 FEET TO A HALF INCH REBAR FOUND;
THENCE CONTINUING ALONG SAID LINE NORTHERLY, A DISTANCE OF 500.00 FEET TO A POINT; THENCE NORTH 27 23 2. THE SURVEY SHOWN HEREON WAS PREPARED WITHOUT BENEFIT OF ANY ABSTRACT OF TITLE. JAIME HIGGINS AND LONG
L9
DEGREES 41 MINUTES 42 SECONDS EAST, A DISTANCE OF 200.00 FEET TO A POINT; THENCE NORTH 43 DEGREES 55 GLEN DEVON L5 ENGINEERING MAKE NO GUARANTEES OR REPRESENTATIONS REGARDING INFORMATION SHOWN HEREON PERTAINING
MINUTES 51 SECONDS EAST, A DISTANCE OF 51.74 FEET TO A HALF INCH REBAR FOUND; THENCE NORTH 30 DEGREES 35 UNIT TWO
SS
TO EASEMENTS, RIGHTS-OF-WAY, SETBACK LINES, AGREEMENTS, RESERVATIONS, AND OTHER SIMILAR MATTERS.
MINUTES 55 SECONDS EAST, A DISTANCE OF 239.91 FEET TO A POINT; THENCE NORTH 49 DEGREES 19 MINUTES 3
PB 7/PG 272 L58
SECONDS WEST, A DISTANCE OF 192.35 FEET TO A POINT; THENCE NORTH 17 DEGREES 15 MINUTES 54 SECONDS WEST, 3. THE PROJECT HORIZONTAL DATUM IS RELATIVE TO THE NORTH AMERICAN DATUM 1983 (NAD83), 2011 ADJUSTMENT,
A DISTANCE OF 464.77 FEET TO A 60D NAIL FOUND; THENCE NORTH 72 DEGREES 29 MINUTES 17 SECONDS WEST, A 25 PROJECTED TO THE GEORGIA STATE PLANE COORDINATE SYSTEM, WEST ZONE.
DISTANCE OF 421.37 FEET TO A POINT ON THE APPROXIMATE LAND LOT LINE COMMON TO LAND LOTS 54 & 55; THENCE
ALONG SAID APPROXIMATE LAND LOT LINE NORTH 2 DEGREES 53 MINUTES 28 SECONDS EAST, A DISTANCE OF 234.92 L59 4. ALL DISTANCES SHOWN ARE HORIZONTAL GROUND DISTANCES IN U.S. SURVEY FEET (39.37 INCHES = 1 METER), UNLESS
FEET TO A POINT IN THE CENTERLINE OF A CREEK. NOTED OTHERWISE.
1/ L8
(F 2" R
OU B L6 5. INFORMATION REGARDING THE REPUTED PRESENCE, SIZE, CHARACTER AND LOCATION OF EXISTING UNDERGROUND
THENCE DEPARTING SAID APPROXIMATE LAND LOT LINE COMMON TO 54 & 55 AND ALONG THE CENTERLINE OF SAID ND R AREA 0 UTILITIES AND STRUCTURE IS SHOWN HEREON. THERE IS NO CERTAINTY OF THE ACCURACY OF THIS INFORMATION AND
CREEK THE FOLLOWING COURSES AND DISTANCES: 2,863,746 SQ FT IT SHALL BE CONSIDERED IN THAT LIGHT BY THOSE USING THIS DRAWING. THE LOCATION AND ARRANGEMENT OF
14 L6 UNDERGROUND UTILITIES AND STRUCTURES SHOWN HEREON MAY BE INACCURATE AND UTILITIES AND STRUCTURE NOT
65.743 ACRES 1
THENCE SOUTH 68 DEGREES 01 MINUTE 21 SECONDS EAST, A DISTANCE OF 54.92 FEET TO A POINT; THENCE SOUTH 82
L7
N/F SHOWN MAY BE ENCOUNTERED. THE SURVEYOR IS NOT RESPONSIBLE FOR THE CORRECTNESS OR SUFFICIENCY OF
13
N/F L6 THIS INFORMATION.
DEGREES 36 MINUTES 59 SECONDS EAST, A DISTANCE OF 76.07 FEET TO A POINT; THENCE NORTH 77 DEGREES 3 2 WEST HENRY LAND
MINUTES 29 SECONDS EAST, A DISTANCE OF 58.87 FEET TO A POINT; THENCE NORTH 62 DEGREES 32 MINUTES 36 GLEN DEVON, INC. MH
ID:012C01025005 L63 SS CORP ET AL 6. POINT OF BEGINNING IS A CONCRETE RIGHT OF WAY MONUMENT: GDOT POINT 3350 LOCATED 100' LEFT, STATION
SECONDS EAST, A DISTANCE OF 38.58 FEET TO A POINT; THENCE NORTH 80 DEGREES 41 MINUTES 21 SECONDS EAST, A
L6 N/F 264+28.3221 AS REFERENCED ON GEORGIA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY MAP (REF. #2), PROJECT
DISTANCE OF 61.39 FEET TO A POINT; THENCE SOUTH 76 DEGREES 30 MINUTES 15 SECONDS EAST, A DISTANCE OF 105.13 DB 377/PG 228 WEST HENRY LAND CORP ET AL SEE REFERENCE 1 NH-164-1(24), HENRY COUNTY, DATED 12/15/1997, LAST REVISED 1/04/2005, SHEET 31 AND 32 OF 42.
FEET TO A POINT; THENCE SOUTH 62 DEGREES 32 MINUTES 3 SECONDS EAST, A DISTANCE OF 72.46 FEET TO A POINT;
THENCE NORTH 89 DEGREES 43 MINUTES 9 SECONDS EAST, A DISTANCE OF 122.84 FEET TO A POINT; THENCE NORTH 84
12
DB 2472/PG 176 ID:012-01006003
L79 7. BOUNDARY LINE ESTABLISHED BASED ON TAX PARCEL MAPPING, EXISTING MANHOLE LOCATIONS, CONSTRUCTION
DEGREES 33 MINUTES 15 SECONDS EAST, A DISTANCE OF 43.31 FEET TO A POINT; THENCE SOUTH 51 DEGREES 19 DB 1494/PG 312 L80
MINUTES 54 SECONDS EAST, A DISTANCE OF 51.72 FEET TO A POINT; THENCE SOUTH 65 DEGREES 14 MINUTES 41 PLANS OF REEVES CREEK OUTFALL & FORCE MAIN (REF. 4) FOR CLAYTON COUNTY WATER AUTHORITY (CCWA), MORROW,
SECONDS EAST, A DISTANCE OF 85.66 FEET TO A POINT; THENCE SOUTH 47 DEGREES 9 MINUTES 19 SECONDS EAST, A 11 ID:012-01002000 GEORGIA, PREPARED BY ROBERT & COMPANY (RAC), ATLANTA, GEORGIA, DATED 8-18-87. CCWA JOB NO. S85-028, RAC
DISTANCE OF 47.40 FEET TO A POINT; THENCE SOUTH 59 DEGREES 33 MINUTES 53 SECONDS EAST, A DISTANCE OF 157.04 JOB NO. 860003-07. PLAN SHEETS STATION 25+00 TO 43+00.
PARCEL DEPICTED
FEET TO A POINT; THENCE SOUTH 65 DEGREES 29 MINUTES 16 SECONDS EAST, A DISTANCE OF 59.71 FEET TO A POINT;
THENCE SOUTH 52 DEGREES 49 MINUTES 59 SECONDS EAST, A DISTANCE OF 81.29 FEET TO A POINT; THENCE SOUTH 61 APPROXIMATELY AS L65 8. CEMETERY LIMITS DEPICTED HEREON ARE BASED ON FLAGGED DELINEATED LIMITS PROVIDED BY OTHERS. THE
DEGREES 3 MINUTES 11 SECONDS EAST, A DISTANCE OF 109.08 FEET TO A POINT; THENCE SOUTH 47 DEGREES 53 10 X SHOWN ON HENRY SURVEYOR PROVIDES NO CERTIFICATION REGARDING THE ACCURACY OR COMPLETENESS OF WORK PERFORMED
MINUTES 26 SECONDS EAST, A DISTANCE OF 97.81 FEET TO A POINT; THENCE SOUTH 29 DEGREES 58 MINUTES 29 COUNTY TAX REGARDING THE LOCATION THE DEPICTED CEMETERY.
GLEN DEVON

LL 55 & 42 ~ 12TH DISTRICT ~ CITY OF STOCKBRIDGE ~ HENRY COUNTY ~ GEORGIA
SECONDS EAST, A DISTANCE OF 35.14 FEET TO A POINT; THENCE SOUTH 46 DEGREES 21 MINUTES 4 SECONDS EAST, A MAPPING. N/F
DISTANCE OF 27.33 FEET TO A POINT; THENCE SOUTH 42 DEGREES 20 MINUTES 1 SECOND EAST, A DISTANCE OF 115.28 UNIT ONE WEST HENRY LAND CORP ETAL
FEET TO A POINT; THENCE SOUTH 24 DEGREES 53 MINUTES 44 SECONDS EAST, A DISTANCE OF 102.32 FEET TO A POINT; PLAT BOOK 7 9 L5 HOGWIRE FENCE DB 17098/PG 45 FLOOD NOTE
THENCE SOUTH 26 DEGREES 27 MINUTES 16 SECONDS EAST, A DISTANCE OF 81.91 FEET TO A POINT; THENCE SOUTH 26 PAGE 80 ENCROACHES
DEGREES 16 MINUTES 30 SECONDS EAST, A DISTANCE OF 44.67 FEET TO A POINT; THENCE SOUTH 42 DEGREES 53 31.4' E ZONE "X" ID:012-01006001
MINUTES 31 SECONDS EAST, A DISTANCE OF 103.45 FEET TO A POINT; THENCE SOUTH 34 DEGREES 6 MINUTES 11 BY GRAPHIC PLOTTING ONLY, A PORTION OF THIS PROPERTY DOES LIE WITHIN A 100 YEAR FLOOD HAZARD ZONE AND IS
SECONDS EAST, A DISTANCE OF 52.82 FEET TO A POINT; THENCE SOUTH 12 DEGREES 58 MINUTES 30 SECONDS EAST, A SS MH
8 X DEPICTED AS LAYING WITHIN ZONE "AE" AS DEFINED BY THE F.E.M.A FLOOD INSURANCE RATE MAP OF HENRY COUNTY,
DISTANCE OF 65.12 FEET TO A POINT; THENCE SOUTH 5 DEGREES 48 MINUTES 6 SECONDS EAST, A DISTANCE OF 113.63 GEORGIA AND INCORPORATED AREAS MAP NUMBER 13151C0095D, EFFECTIVE DATE 10/26/21.

HWY 138 WEST PROPERTY
FEET TO A POINT; THENCE SOUTH 32 DEGREES 12 MINUTES 48 SECONDS EAST, A DISTANCE OF 86.16 FEET TO A POINT;
THENCE SOUTH 42 DEGREES 20 MINUTES 25 SECONDS EAST, A DISTANCE OF 89.78 FEET TO A POINT; THENCE SOUTH 30
DEGREES 35 MINUTES 39 SECONDS EAST, A DISTANCE OF 37.33 FEET TO A POINT; THENCE SOUTH 15 DEGREES 20
MINUTES 10 SECONDS EAST, A DISTANCE OF 36.48 FEET TO A POINT;
L66 IPS
PLAT REFERENCES
1/2" RBR
THENCE DEPARTING THE CENTERLINE OF SAID CREEK NORTH 74 DEGREES 39 MINUTES 50 SECONDS EAST, A DISTANCE (FOUND) 1. A PLAN DRAWING PREPARED BY MOORE BASS CONSULTING OF MT ZION SHOPS, STOCKBRIDGE, GEORGIA, DATED
OF 35.60 FEET TO A POINT; THENCE NORTH 85 DEGREES 50 MINUTES 9 SECONDS EAST, A DISTANCE OF 27.55 FEET TO 6

PREPARED FOR
X 8/24/15, LASTED REVISED 2/25/16, STAMPED AND SIGNED BY SEAN D. SHANKS, GA PE 031558.
THE CENTER POINT OF A MANHOLE; SOUTH 12 DEGREES 13 MINUTES 11 SECONDS EAST, A DISTANCE OF 451.81 FEET TO L6
8 N/F
2. A GEORGIA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY MAP, PROJECT NH-164-1(24), HENRY COUNTY, DATED

BOUNDARY SURVEY OF
THE CENTER POINT OF A MANHOLE; THENCE SOUTH 20 DEGREES 0 MINUTES 28 SECONDS EAST, A DISTANCE OF 304.63 L4 MH MANISH INC. 12/15/1997, LAST REVISED 1/04/2005, SHEET 31 AND 32 OF 42.
FEET TO THE CENTER POINT OF A MANHOLE; THENCE SOUTH 34 DEGREES 29 MINUTES 4 SECONDS EAST, A DISTANCE OF 1/2" RBR L6
SS
5 DB 14351/PG 317

(PB 7/PG 80)
38.54 FEET TO THE CENTER POINT OF A MANHOLE; THENCE NORTH 47 DEGREES 0 MINUTES 4 SECONDS EAST, A X
(FOUND ONLINE)
3. GEORGIA DEPARTMENT OF TRANSPORTAION RIGHT-OF-WAY PLAN, FEDERAL PROJECT NH-164-I (24), PI NUMBER 721480.
DISTANCE OF 210.65 FEET TO AN IRON PIN SET; THENCE SOUTH 6 DEGREES 31 MINUTES 39 SECONDS WEST, A DISTANCE
L69
ID:012-01005000
OF 340.52 FEET TO A ONE INCH OPEN TOP PIPE FOUND; THENCE SOUTH 85 DEGREES 32 MINUTES 56 SECONDS WEST, A 4. CONSTRUCTION PLANS BY REEVES CREEK OUTFALL & FORCE MAIN FOR CLAYTON COUNTY WATER AUTHORITY (CCWA),
1/2" RBR
DISTANCE OF 234.65 FEET TO A ONE INCH OPEN TOP PIPE FOUND; THENCE SOUTH 84 DEGREES 46 MINUTES 27 SECONDS MORROW, GEORGIA, PREPARED BY ROBERT & COMPANY (RAC), ATLANTA, GEORGIA, DATED 8-18-87. CCWA JOB NO.
(FOUND)
WEST, A DISTANCE OF 434.11 FEET TO AN IRON PIN SET; THENCE SOUTH 01 DEGREE 8 MINUTES 27 SECONDS EAST, A 4 X HOGWIRE FENCE S85-028, RAC JOB NO. 860003-07. PLAN SHEETS STATION 25+00 TO 43+00.
DISTANCE OF 334.36 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY OF GEORGIA STATE HIGHWAY 138 ENCROACHES SS
(RIGHT-OF-WAY VARIES); L3 30.4' E ZONE "AE"
(DOTTED AREA) ZONE "X"

PROVISION HOLDINGS, LLC.
3 DELINEATED LIMITS SS
THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY OF STATE HIGHWAY 138 (RIGHT-OF-WAY VARIES) THE FOLLOWING HOGWIRE FENCE
COURSES AND DISTANCES: OF CEMETERY N/F
L7 0 1" OTP
ENCROACHES IPS 1" OTP (DIST.)
L71 (FOUND)
30.4' E N/F (FOUND) 138 FAMILY
THENCE SOUTH 74 DEGREES 57 MINUTES 10 SECONDS WEST, A DISTANCE OF 56.56 FEET TO A POINT; THENCE SOUTH 40 2 X L2 215.93' MELISSA RUSSEL INVESTMENT, LLC
DEGREES 10 MINUTES 21 SECONDS WEST, A DISTANCE OF 56.28 FEET TO A POINT; THENCE NORTH 88 DEGREES 37
MINUTES 48 SECONDS WEST, A DISTANCE OF 261.21 FEET TO A CONCRETE RIGHT-OF-WAY MONUMENT FOUND; THENCE DB 15315/PG 142 DB 14205/PG 131
NORTH 76 DEGREES 5 MINUTES 12 SECONDS WEST, A DISTANCE OF 607.33 FEET TO A POINT; THENCE NORTH 75 1/2" RBR ID:012-01003000 ID:012-01004000
DEGREES 4 MINUTES 8 SECONDS WEST, A DISTANCE OF 74.83 FEET TO THE POINT OF BEGINNING. (FOUND)
1 L1 L72 AREA L37
SAID TRACT OR PARCEL CONTAINS 2,863,746 SQUARE FEET OR 65.743 ACRES. 54 55 SEE NOTE #6 APPROXIMATE LAND LOT LINE
136,377 SQ FT
295.98 3.131 ACRES
43 42 L78
RWM
RWM
RIGH L38 (FOUND) N62° 00' 51"E
(FOUND) L77 L73 RWM
T-OF
-WAY
PE L39 (FOUND) 237.586'
R RE
F. #2 L40
5 L74
LEGEND RWM
(FOUND) L76
L7

PROPERTY LINE
ADJOINER LINE
RIGHT-OF-WAY LINE
LAND LOT LINE
SANITARY SEWER LINE
X X X FENCE
CONCRETE RIGHT-OF-WAY MONUMENT
SEE PLAT REF. #2
IRON PIN FOUND AS NOTED
PROPERTY CORNER
1/2" RBR HALF INCH REBAR CERTIFICATION
IPS IRON PIN SET O RGI
POINT OF BEGINNING THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE A
NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF THE
OTP OPEN TOP PIPE FOUND DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED HEREON. G A
CTP CRIMPED TOP PIPE FOUND RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF PERMITS,
RBC HALF INCH REBAR WITH CAP COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE OF THE LAND.
FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE MINIMUM TECHNICAL
RWM RIGHT-OF-WAY MONUMENT STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND REGULATIONS OF THE GEORGIA
MH CENTERLINE OF MANHOLE LID AS PROPERTY CORNER BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION JA
15-6-67. IM N
SSE SANITARY SEWER EASEMENT E F G
. HIG
N/F NOW OR FORMERLY THE FIELD DATA UPON WHICH THIS MAP OR PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 89,193 FEET, AND
R/W RIGHT-OF-WAY AN ANGULAR ERROR OF 0.33" PER ANGLE POINT, AND WAS ADJUSTED USING LEAST SQUARES. THIS MAP OR PLAT HAS BEEN
DATE 11/1/21
DIST DISTURBED 0 200 400 CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 328,080 FEET. FIELD WORK PERFORMED:
10/20/21 DATE OF PLAT PREPARATION:10/27/21. EQUIPMENT UTILIZED: LEICA TS12 P 3". SURVEY QC: J.HIGGINS
DB DEED BOOK CADD QC: J.JONES
PG PAGE SURVEYED BY: D.MARTIN
100 300
1 LOT NUMBER DRAWN BY: D.HUDSON
1 LAND LOT NUMBER
SCALE: 1"=200'
SS SANITARY SEWER MANHOLE SHEET

1/21/22
1 OF 1
JAIME F HIGGINS, PLS GA 2802 DATE

P:\LEI PROJECTS\0922-0010 Hwy 138 W Survey\02 SURVEY\05 Working\DAH\V-0922-0010_HWY 138_BND_1_16746_a80e73c6.sv$.dwg, 1/21/2022 3:51:50 PM, DWG To PDF.pc3
Memorandum to
Ryan Oros
March 15, 2022
Page 1

MEMORANDUM

TO: Ryan Oros, Managing Partner, Provision Holdings, LLC

FROM: Danielle Easterling, P.E.

DATE: March 15, 2022

RE: Trip Generation – Highway 138 Site
Thomas & Hutton Engineering Co. J–28501

This memo shows the traffic generated for the proposed mixed-use development on Georgia Highway
138 in Stockbridge, Georgia. The site is proposed to have 102 townhomes, 360 apartment dwelling units,
and 48,000 square feet of commercial building space.

Trips generated by the proposed development are estimated using the standard rates and equations
from the Institute of Transportation Engineers, Trip Generation, 11th Edition, 2021.

Land Use: 215 – Single-Family Attached Housing “includes any single-family housing unit that shares a
wall with an adjoining dwelling unit, whether the walls are for living space, a vehicle garage, or storage
space.” Also includes “townhomes/rowhouses (defined as a single structure with three or more distinct
dwelling units, joined side-by-side in a row and each with an outside entrance).” The 102 townhomes
fall into this category.

Land Use: 220 – Multifamily Housing (Low-Rise) “includes apartments, townhomes, and condominiums
located within the same building with at least three other dwelling units and that have two or three floors
(levels).” The 360 apartments are within 3-floor buildings; therefore, the apartment trips are generated
using this category.

Land Use: 821 – Shopping Plaza (40-150k) “is an integrated group of commercial establishments that is
planned, developed, owned, and managed as a unit…Its major tenant is often a supermarket but many
sites are anchored by home improvement, discount, or other stores. A shopping plaza typically contains
more than retail merchandising facilities. Office space, a movie theater, restaurants, a post office,
banks, a health club, and recreational facilities are common tenants.” The commercial property is
envisioned to have a supermarket and falls into this category.

Since the development is mixed-use, the NCHRP 684 Internal Trip Capture Estimation Tool is utilized to
remove the projected internal trip from the generated trips. ITE states “a key characteristic of a mixed-
use development is that trips between the various land uses can be made on site and these internal
trips do not utilize the major street system.”

Some trips produced by the development are considered pass-by trips. Pass-by trips are defined by ITE
as intermediate stops “on the way from an origin to a primary trip destination without a route diversion.
Pass-by trips are attracted from traffic passing the site on the adjacent street or roadway that offers
direct access to the generator. Pass-by trips are not diverted from another roadway not adjacent to the
site.”
Memorandum to
Ryan Oros
March 15, 2022
Page 2

Table 1 shows the trip generation for the development. The trip generation calculations are attached.

Table 1. Trip Generation
Land Use Daily AM Peak Hour PM Peak Hour
Land Use
Code Trips Enter Exit Enter Exit
Single-Family Attached Housing
215 734 15 34 33 25
102 dwelling units
Multifamily Housing (Low-Rise)
220 2,426 35 109 116 68
360 dwelling units
Shopping Plaza (40-150k)
821 4,536 105 64 209 227
48,000 square feet
Total Unadjusted Trips 7,696 155 207 358 320
Internal Capture Trips -164 -2 -2 -80 -80
Pass-By Trips -142 0 0 -75 -67
Total Primary Trips 7,390 153 205 203 173
HIGHWAY 138 SITE -TRIP GENERATION CALCULATIONS
J-29535.0000

ITE LAND ITE LAND USE
USE CODE DESCRIPTION "X" SIZE ADT AM PEAK HOUR PM PEAK HOUR
215 Single-Family Dwelling 102 T = 7.20(X) T = 0.48(X) T = 0.57(X)
Attached Housing Units Units T = 7.20(102) T = 0.48(102) T = 0.57(102)

T = 734 T = 49 T = 58
Enter Exit Enter Exit Enter Exit
50% 50% 31% 69% 57% 43%
367 367 15 34 33 25
220 Multi Family Dwelling 360 T = 6.74(X) T = 0.40(X) T = 0.51(X)
Housing Units Units T = 6.74(360) T = 0.40(360) T = 0.51(360)
(Low-Rise)
T = 2426 T = 144 T = 184
Enter Exit Enter Exit Enter Exit
50% 50% 24% 76% 63% 37%
1213 1213 35 109 116 68
821 Shopping Plaza ksf 48 T = 94.49(X) T = 3.53(X) T = 9.08(X)
(40-150k) ksf T = 94.49(48) T = 3.53(48) T = 9.08(48)
Supermarket - Yes
T = 4536 T = 169 T = 436
Enter Exit Enter Exit Enter Exit
50% 50% 62% 38% 48% 52%
2268 2268 105 64 209 227

Total Unadjusted Trip Generation Volumes 3848 3848 155 207 358 320

Internal Trips
Retail 22 60 1 1 21 59
Residential 60 22 1 1 59 21
Total Internal Trips 82 82 2 2 80 80

Pass-By Trips
821 Shopping Plaza AM = 0, PM = 40% 75 67 0 0 75 67

Primary Trips 3691 3699 153 205 203 173
NCHRP 684 Internal Trip Capture Estimation Tool
Project Name: Highway 138 Site Organization: Thomas & Hutton
Project Location: Stockbridge, GA Performed By: DPE
Scenario Description: AM Street Peak Hour Date: 3/10/2022
Analysis Year: 2022 Checked By: MB
Analysis Period: AM Street Peak Hour Date:

Table 1-A: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate)
Development Data (For Information Only ) Estimated Vehicle-Trips3
Land Use 1
ITE LUCs Quantity Units Total Entering Exiting
Office 0
Retail 821 48 ksf 169 105 64
Restaurant 0
Cinema/Entertainment 0
Residential 215,220 102,360 dwelling units 193 50 143
Hotel 0
All Other Land Uses2 0
362 155 207

Table 2-A: Mode Split and Vehicle Occupancy Estimates
Entering Trips Exiting Trips
Land Use
Veh. Occ.4 % Transit % Non-Motorized Veh. Occ.4 % Transit % Non-Motorized
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
All Other Land Uses2

Table 3-A: Average Land Use Interchange Distances (Feet Walking Distance)
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel

Table 4-A: Internal Person-Trip Origin-Destination Matrix*
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office 0 0 0 0 0
Retail 0 0 0 1 0
Restaurant 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0
Residential 0 1 0 0 0
Hotel 0 0 0 0 0

Table 5-A: Computations Summary Table 6-A: Internal Trip Capture Percentages by Land Use
Total Entering Exiting Land Use Entering Trips Exiting Trips
All Person-Trips 362 155 207 Office N/A N/A
Internal Capture Percentage 1% 1% 1% Retail 1% 2%
Restaurant N/A N/A
External Vehicle-Trips5 358 153 205 Cinema/Entertainment N/A N/A
External Transit-Trips6 0 0 0 Residential 2% 1%
External Non-Motorized Trips6 0 0 0 Hotel N/A N/A

Land Use Codes (LUCs) from Trip Generation Manual , published by the Institute of Transportation Engineers.
Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in this estimator.
Enter trips assuming no transit or non-motorized trips (as assumed in ITE Trip Generation Manual ).
Enter vehicle occupancy assumed in Table 1-A vehicle trips. If vehicle occupancy changes for proposed mixed-use project, manual adjustments must be
made to Tables 5-A, 9-A (O and D). Enter transit, non-motorized percentages that will result with proposed mixed-use project complete.
Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A.
Person-Trips
*Indicates computation that has been rounded to the nearest whole number.
Estimation Tool Developed by the Texas A&M Transportation Institute - Version 2013.1
Project Name: Highway 138 Site
Analysis Period: AM Street Peak Hour

Table 7-A: Conversion of Vehicle-Trip Ends to Person-Trip Ends
Table 7-A (D): Entering Trips Table 7-A (O): Exiting Trips
Land Use
Veh. Occ. Vehicle-Trips Person-Trips* Veh. Occ. Vehicle-Trips Person-Trips*
Office 1.00 0 0 1.00 0 0
Retail 1.00 105 105 1.00 64 64
Restaurant 1.00 0 0 1.00 0 0
Cinema/Entertainment 1.00 0 0 1.00 0 0
Residential 1.00 50 50 1.00 143 143
Hotel 1.00 0 0 1.00 0 0

Table 8-A (O): Internal Person-Trip Origin-Destination Matrix (Computed at Origin)
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office 0 0 0 0 0
Retail 19 8 0 9 0
Restaurant 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0
Residential 3 1 29 0 0
Hotel 0 0 0 0 0

Table 8-A (D): Internal Person-Trip Origin-Destination Matrix (Computed at Destination)
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office 34 0 0 0 0
Retail 0 0 0 1 0
Restaurant 0 8 0 3 0
Cinema/Entertainment 0 0 0 0 0
Residential 0 18 0 0 0
Hotel 0 4 0 0 0

Table 9-A (D): Internal and External Trips Summary (Entering Trips)
Person-Trip Estimates External Trips by Mode*
Destination Land Use
Internal External Total Vehicles1 Transit2 Non-Motorized2
Office 0 0 0 0 0 0
Retail 1 104 105 104 0 0
Restaurant 0 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0 0
Residential 1 49 50 49 0 0
Hotel 0 0 0 0 0 0
All Other Land Uses3 0 0 0 0 0 0

Table 9-A (O): Internal and External Trips Summary (Exiting Trips)
Person-Trip Estimates External Trips by Mode*
Origin Land Use
Internal External Total Vehicles1 Transit2 Non-Motorized2
Office 0 0 0 0 0 0
Retail 1 63 64 63 0 0
Restaurant 0 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0 0
Residential 1 142 143 142 0 0
Hotel 0 0 0 0 0 0
All Other Land Uses3 0 0 0 0 0 0

Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A
Person-Trips
Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in this estimator
*Indicates computation that has been rounded to the nearest whole number.
NCHRP 684 Internal Trip Capture Estimation Tool
Project Name: Highway 138 Site Organization: Thomas & Hutton
Project Location: Stockbridge, GA Performed By: DPE
Scenario Description: AM Street Peak Hour Date: 3/10/2022
Analysis Year: 2022 Checked By: MB
Analysis Period: PM Street Peak Hour Date:

Table 1-P: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate)
Development Data (For Information Only ) Estimated Vehicle-Trips3
Land Use 1
ITE LUCs Quantity Units Total Entering Exiting
Office 0
Retail 821 48 ksf 436 209 227
Restaurant 0
Cinema/Entertainment 0
Residential 215,220 102,360 dwelling units 242 149 93
Hotel 0
All Other Land Uses2 0
678 358 320

Table 2-P: Mode Split and Vehicle Occupancy Estimates
Entering Trips Exiting Trips
Land Use
Veh. Occ.4 % Transit % Non-Motorized Veh. Occ.4 % Transit % Non-Motorized
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
All Other Land Uses2

Table 3-P: Average Land Use Interchange Distances (Feet Walking Distance)
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel

Table 4-P: Internal Person-Trip Origin-Destination Matrix*
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office 0 0 0 0 0
Retail 0 0 0 59 0
Restaurant 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0
Residential 0 21 0 0 0
Hotel 0 0 0 0 0

Table 5-P: Computations Summary Table 6-P: Internal Trip Capture Percentages by Land Use
Total Entering Exiting Land Use Entering Trips Exiting Trips
All Person-Trips 678 358 320 Office N/A N/A
Internal Capture Percentage 24% 22% 25% Retail 10% 26%
Restaurant N/A N/A
External Vehicle-Trips5 518 278 240 Cinema/Entertainment N/A N/A
External Transit-Trips6 0 0 0 Residential 40% 23%
External Non-Motorized Trips6 0 0 0 Hotel N/A N/A

Land Use Codes (LUCs) from Trip Generation Manual , published by the Institute of Transportation Engineers.
Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in this estimator.
Enter trips assuming no transit or non-motorized trips (as assumed in ITE Trip Generation Manual ).
Enter vehicle occupancy assumed in Table 1-P vehicle trips. If vehicle occupancy changes for proposed mixed-use project, manual adjustments must be
Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P.
Person-Trips
*Indicates computation that has been rounded to the nearest whole number.
Estimation Tool Developed by the Texas A&M Transportation Institute - Version 2013.1
Project Name: Highway 138 Site
Analysis Period:

Table 7-P: Conversion of Vehicle-Trip Ends to Person-Trip Ends
Table 7-P (D): Entering Trips Table 7-P (O): Exiting Trips
Land Use
Veh. Occ. Vehicle-Trips Person-Trips* Veh. Occ. Vehicle-Trips Person-Trips*
Office 1.00 0 0 1.00 0 0
Retail 1.00 209 209 1.00 227 227
Restaurant 1.00 0 0 1.00 0 0
Cinema/Entertainment 1.00 0 0 1.00 0 0
Residential 1.00 149 149 1.00 93 93
Hotel 1.00 0 0 1.00 0 0

Table 8-P (O): Internal Person-Trip Origin-Destination Matrix (Computed at Origin)
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office 0 0 0 0 0
Retail 5 66 9 59 11
Restaurant 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0
Residential 4 39 20 0 3
Hotel 0 0 0 0 0

Table 8-P (D): Internal Person-Trip Origin-Destination Matrix (Computed at Destination)
Destination (To)
Origin (From)
Office Retail Restaurant Cinema/Entertainment Residential Hotel
Office 17 0 0 6 0
Retail 0 0 0 69 0
Restaurant 0 105 0 24 0
Cinema/Entertainment 0 8 0 6 0
Residential 0 21 0 0 0
Hotel 0 4 0 0 0

Table 9-P (D): Internal and External Trips Summary (Entering Trips)
Person-Trip Estimates External Trips by Mode*
Destination Land Use 1 2 2
Internal External Total Vehicles Transit Non-Motorized
Office 0 0 0 0 0 0
Retail 21 188 209 188 0 0
Restaurant 0 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0 0
Residential 59 90 149 90 0 0
Hotel 0 0 0 0 0 0
All Other Land Uses 0 0 0 0 0 0

Table 9-P (O): Internal and External Trips Summary (Exiting Trips)
Person-Trip Estimates External Trips by Mode*
Origin Land Use 1 2 2
Internal External Total Vehicles Transit Non-Motorized
Office 0 0 0 0 0 0
Retail 59 168 227 168 0 0
Restaurant 0 0 0 0 0 0
Cinema/Entertainment 0 0 0 0 0 0
Residential 21 72 93 72 0 0
Hotel 0 0 0 0 0 0
All Other Land Uses 0 0 0 0 0 0

Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P
Person-Trips
Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in this estimator
*Indicates computation that has been rounded to the nearest whole number.
Table 7.1a Adjusted Internal Trip Capture Rates for Trip Origins within a Multi-Use Development
Weekday
Land Use Pairs
AM Peak Hour PM Peak Hour
To Office 0.0% 0.0%
To Retail 28.0% 20.0%
To Restaurant 63.0% 4.0%
From OFFICE
To Cinema/Entertainment 0.0% 0.0%
To Residential 1.0% 2.0%
To Hotel 0.0% 0.0%
To Office 29.0% 2.0%
To Retail 0.0% 0.0%
To Restaurant 13.0% 29.0%
From RETAIL
To Cinema/Entertainment 0.0% 4.0%
To Residential 14.0% 26.0%
To Hotel 0.0% 5.0%
To Office 31.0% 3.0%
To Retail 14.0% 41.0%
To Restaurant 0.0% 0.0%
From RESTAURANT
To Cinema/Entertainment 0.0% 8.0%
To Residential 4.0% 18.0%
To Hotel 3.0% 7.0%
To Office 0.0% 2.0%
To Retail 0.0% 21.0%
To Restaurant 0.0% 31.0%
From CINEMA/ENTERTAINMENT
To Cinema/Entertainment 0.0% 0.0%
To Residential 0.0% 8.0%
To Hotel 0.0% 2.0%
To Office 2.0% 4.0%
To Retail 1.0% 42.0%
To Restaurant 20.0% 21.0%
From RESIDENTIAL
To Cinema/Entertainment 0.0% 0.0%
To Residential 0.0% 0.0%
To Hotel 0.0% 3.0%
To Office 75.0% 0.0%
To Retail 14.0% 16.0%
To Restaurant 9.0% 68.0%
From HOTEL
To Cinema/Entertainment 0.0% 0.0%
To Residential 0.0% 2.0%
To Hotel 0.0% 0.0%
Table 7.2a Adjusted Internal Trip Capture Rates for Trip Destinations within a Multi-Use Development
Weekday
Land Use Pairs
AM Peak Hour PM Peak Hour
From Office 0.0% 0.0%
From Retail 4.0% 31.0%
From Restaurant 14.0% 30.0%
To OFFICE
From Cinema/Entertainment 0.0% 6.0%
From Residential 3.0% 57.0%
From Hotel 3.0% 0.0%
From Office 32.0% 8.0%
From Retail 0.0% 0.0%
From Restaurant 8.0% 50.0%
To RETAIL
From Cinema/Entertainment 0.0% 4.0%
From Residential 17.0% 10.0%
From Hotel 4.0% 2.0%
From Office 23.0% 2.0%
From Retail 50.0% 29.0%
From Restaurant 0.0% 0.0%
To RESTAURANT
From Cinema/Entertainment 0.0% 3.0%
From Residential 20.0% 14.0%
From Hotel 6.0% 5.0%
From Office 0.0% 1.0%
From Retail 0.0% 26.0%
From Restaurant 0.0% 32.0%
To CINEMA/ENTERTAINMENT
From Cinema/Entertainment 0.0% 0.0%
From Residential 0.0% 0.0%
From Hotel 0.0% 0.0%
From Office 0.0% 4.0%
From Retail 2.0% 46.0%
From Restaurant 5.0% 16.0%
To RESIDENTIAL
From Cinema/Entertainment 0.0% 4.0%
From Residential 0.0% 0.0%
From Hotel 0.0% 0.0%
From Office 0.0% 0.0%
From Retail 0.0% 17.0%
From Restaurant 4.0% 71.0%
To HOTEL
From Cinema/Entertainment 0.0% 1.0%
From Residential 0.0% 12.0%
From Hotel 0.0% 0.0%
Providing Quality Water and Quality Services to Our Community

October 4, 2021

Adam Kirk
Thomas & Hutton
5553 Peachtree Road
Suite 175
Atlanta, GA 30341

Re: Highway 138
Parcel 012-01002000
Henry County, Georgia

Mr. Kirk,

Clayton County Water Authority owns and maintains a 12-inch water main running along the north side of
Highway 138 at the above referenced property. The Authority has a treatment capacity of 42 MGD and is
currently producing an average of 23.84 MGD.

The Authority also owns and maintains an 18-inch sanitary sewer main running along the east side of
Reeves Creek east of the referenced property. Sanitary sewer may need to be extended, may require
easements and be at the owner’s expense. Wastewater generated from your development would receive
treatment at the WB Casey WRF. This facility has a design capacity of 24.0 MGD and is presently treating
11.85 MGD. The Authority does not guarantee capacity of plant or infrastructure; capacity is allocated only
when purchased.

The data contained in this letter is for informational purposes only indicating location and size. A survey,
by the above referenced property owner, may be necessary to determine connection to the Authority’s
system.

Potable water and sanitary sewer service to this property is subject to the existing and future policies of
the Clayton County Water Authority, State EPD and Federal EPA.

Sincerely,

Keith Watkins
Engineering Supervisor

www.ccwa.us | 770.961.2130 | 1600 Battle Creek Road, Morrow, GA 30260
PRELIMINARY ELEVATIONS
MULTIFAMILY EXTERIOR EXAMPLES

EXAMPLE UNIT INTERIORS
MULTIFAMILY UNIT INTERIORS

NOVEL Upper Westside
Atlanta, GA

PRELIMINARY ELEVATIONS
SINGLE FAMILY EXTERIOR EXAMPLES
EXAMPLE UNIT INTERIORS
SINGLE FAMILY INTERIORS
