---
date: 2025-02-10
title: Regular Council Meetings Agenda Packet
source: 2025-02/2025-02-10_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
February 10, 2025 6:00 PM
At-Large

Mayor Pro Tem LaKeisha Gantt

Council District 1

Councilmember Elton Alexander

Council District 5

Councilmember Yolanda Barber

Council District 4

Councilmember Kyle D. Berry, Sr.
Council District 3

Councilmember Alphonso Thomas

Council District 2

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

Phone: 770-389-7900
CITY ATTORNEY
Fax: 770-389-7912
Quinton G. Washington
Translation and Interpretation Services are available with (7)
days prior notice. Please contact the City’s HR Manager at
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, FEBRUARY 10, 2025 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

CEREMONIAL REVIEW - Black History Month Proclamation, Swearing In
Members of the Stockbridge Youth Council: Candis Jones, Georgia McIntyre and
Ayesha Gambles

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

ADOPTION OF THE MINUTES
1 Adoption of the January 8, 2025 Council Retreat Minutes
Adoption of the January 13, 2025 Council Meeting Minutes
Adoption of the January 28, 2025 Council Work Session Meeting Minutes

CONSENT AGENDA
2 Council Consideration to appoint a member to the Stockbridge Youth Council
Advisory Committee for a two-year term.
Council Consideration to appoint a member to the Stockbridge Public Facilities
Authority Board for a four-year term.

- Presented by:
Page | 3

OLD BUSINESS
3 SPECIAL USE PERMIT CASE #SP-2024-02. (To be located in Council District
NOTE: To be considered for a Board vote only since the public hearing was
already held on November 12, 2024.)
Consideration of a Special Use Permit Request to allow a liquor store on
property at 106 Rock Quarry Road. Applicant: GRP, LLC. Agent: Girishkumar
Patel. The property is located in Land Lot 62 of District 12, and it contains 0.89
+/- acres.

PUBLIC HEARING
4 ADOPTION OF THE 2025 OFFICIAL ZONING AND LAND USE
MAPS. (Citywide.)
Consideration of the adoption of the 2025 Official Zoning Map and 2025 Future
Land Use Map, to be in compliance with the Unified Development Code (UDC),
which includes the City’s Zoning Ordinance. - Presented by: Ryan Anderson
5 ANNEXATION CASE #AX-2024-02 for 1778 & 1872 Highway 42 North. (To be
located in Council District 5.)
Consideration of an annexation request for two parcels at 1778 & 1872
Highway 42 North to allow for the construction of a mixed-use development,
which would contain single-family detached homes, townhomes, bungalows,
and commercial uses. Owner: Rowan Properties, LP. Applicant: Meritage
Homes, c/o Clay Kirkley. Agent: Hayley Todd, PEC+. The property is located
in Land Lot 35 in District 7, and it contains 48.59 +/- total acres. - Presented by:
Ryan Anderson
6 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-09 for 1778 & 1872
Highway 42 North. (To be located in Council District 5.)
Consideration of a Comprehensive Plan Amendment request to assign the
future land use designation of Medium-Density Mixed-Use to two parcels at
1778 & 1872 Highway 42 North, after their annexation into the City of
Stockbridge from unincorporated Henry County, to allow for the construction of
a mixed residential development, which would contain single-family detached
homes, townhomes, bungalows, and commercial uses. Owner: Rowan
Properties, LP. Applicant: Meritage Homes, c/o Clay Kirkley. Agent: Hayley
Todd, PEC+. The property is located in Land Lot 35 in District 7, and it contains
48.59 +/- total acres. - Presented by: Ryan Anderson
7 REZONING CASE #RZ-2024-10 for two parcels at 1778 & 1872 Highway 42
North. (To be located in Council District 5.)
Consideration of a rezoning request to assign the zoning districts of ‘PUD’
(Planned Unit Development) and 'PMU’ (Parkway Mixed-Use Overlay District)
to two parcels at 1778 & 1872 Highway 42 North, after their annexation into the
City of Stockbridge from unincorporated Henry County, to allow for the
construction of a mixed residential development, which would contain single-
family detached homes, townhomes, bungalows, and commercial
uses. Owner: Rowan Properties, LP. Applicant: Meritage Homes, c/o Clay
Kirkley. Agent: Hayley Todd, PEC+. The property is located in Land Lot 35 in
District 7, and it contains 48.59 +/- total acres. - Presented by: Ryan Anderson
February 10, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

8 TEXT AMENDMENT CASE #TX-2024-06 FOR GAS STATION DISTANCE
REQUIREMENT. (Citywide.)
Consideration of an ordinance for a text amendment to amend Title 12, Unified
Development Code, Chapter 3, Use Regulations, Section 3.2.14 (C), and Add
Sections 3.2.14 E, F, G, H, I, J, K, L, M, N, O and P, relating to gasoline service
stations, so as to amend the gas station distance requirement from 4,500 feet
to 800 feet and to add additional requirements; to provide for severability; to
repeal conflicting ordinances; to provide an effective date, and for other
purposes. - Presented by: Ryan Anderson

NEW BUSINESS
9 Council consideration to approve the annual contract (RFP 2020-0026) with
Site Engineering, Inc. for on-call water & sewer emergency & operational
repair/maintenance and construction services in the amount of $400,000.00 as
approved in the FY2025 budget. This is the fourth (4th) and final renewal and
the on-call utility contractor service will be bidded out. - Presented by: Decius
Aaron
10 Council consideration for approval to replace the grassed seating area at the
amphitheater with FBI Flexi Pave in the amount of $165,000.00. Yellowstone
Landscape $58,953.00 and KBI Industries, Inc. $98,095.00. Funding source is
from SPLOST. - Presented by: Decius Aaron

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

• Citywide Development Authority Meeting 2nd Tuesday of each month at
City Hall in the Levi Meeting Room at 6pm (Feb 11).
• Community Zoning and Information Meeting: Thursday, January 2nd
from 6:00 p.m. – 7:00 p.m. at City Hall in the Council Chamber (Feb 12)
• The Main Street Advisory Board Meeting on the 2nd Friday of each
month at 9am – Location is the Downtown Connection Center 130 M L
King Sr. Heritage Trail. (Feb 14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
at the Downtown Connection Center 130 M L King, Sr. Heritage Trail
(Feb 18)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of
each month Levi Meeting Room - City Hall (Feb 18)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. -
City Hall Council Chamber - (Feb 20)
• City Council Work Session Meeting held on the last Tuesday of the
month at 6:00 p.m. - City Hall Council Chamber (Feb 25)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (Mar 3 – SPECIAL MEETING DATE)
February 10, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

• Youth Council Meeting 1st Monday of each month at 6:30 p.m. - City
Hall Levi Meeting Room (Mar 3)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of
each month at 6:30 p.m. at the Stockbridge Police Community Room
4545 N. Henry Blvd. – (Mar 6)

UPCOMING CITY EVENTS/INITIATIVES

• Join Councilwoman Barber for the Annual Prom Dress Collection and
Giveaway at the Merle Manders Conference Center. Accepting
donations of new and gently used prom dresses on Sunday, February
16th, and the FREE Giveawy of dresses to local teens on Sunday,
February 23rd. More information to follow.
• Join Councilman Thomas for the monthly Bingo Bash on Wednesday,
February 19th from 10am – noon at the Merle Manders Conference
Center. Lots of fun to be had by all.
• Join Councilman Alexander for a Quarterly Town Hall on Thursday,
February 20th at 7PM at the Oaks at Eagles Landing 2700 Patrick Henry
Parkway.
• Join Councilman Thomas for the Annual African American Celebration
on Saturday, February 22nd. The program will stream from 5pm – 7pm
on the city’s Facebook page.
• Join Mayor Ford for the monthly Meet the Mayor on Monday, February
24th from 10am – noon at City Hall. Meetings are by appointment.
• Councilman Thomas is honoring Veterans with a Continuous Salute all
year long. Please send your pictures of Veterans with their name,
branch, rank, and years of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education highlighting the causes and effects of
Littering and Illegal Dumping. More information to follow.

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

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

February 10, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL
HB 581RETREAT
January 8, 2025
9:00 a.m.
SUMMARY MINUTES
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Kyle Berry Vanessa Holiday, City Clerk
Councilman Elton Alexander Frank Milazi, City Treasurer
Councilwoman Yolanda Barber Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt
Councilman Alphonso Thomas
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.

The meeting was called to order at 9:20 a.m. by Mayor Ford.

Invocation by Mayor Ford

Pledge of Allegiance recited by all in attendance.

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

Motion to amend the Agenda to add the Amphitheater Presentation was made by Harold Young was
made by Mayor Pro Tem Berry; seconded by Councilmember Alexander. The motion passed
unanimously 3-0.

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

PRESENTATION
1. 2025 Stockbridge Amphitheater Concert Series
Presented by: Harold Young, Amphitheater Consultant
Mr. Young announced that naming rights have been negotiated with VyStar for four years, with
the first two years using the name VyStar Amphitheater at the Bridge; and the second two
years with the name VyStar Amphitheater.

Councilmember Alexander noted the contract would require City Council approval.

Mayor Ford noted he has reviewed the contract and agrees with the terms.

Councilmember Thomas requested the contract be distributed to the full Council.

Mr. Young noted the contract was distributed to each member of the Governing Body.

Councilmember Thomas acknowledged that he was having technical issues and was unable to
open the attachment.

Motion to amend the Agenda to add the VyStar Naming Rights Contract was made by
Councilmember Alexander; seconded by Councilmember Thomas. The motion passed
unanimously 3-0.

Mr. Young referenced the annual Naming Rights contract with the City of Stockbridge and
VyStar for four years with the first-year (2025) in the amount of $300,000 with 3% escalator
payments; second-year (2026) in the amount of $309,000; third-year (2027) in the amount of
$318,270; and fourth-year (2028) in the amount of $327,818, with a variety of negotiated
incentives, and will increase revenue from $2.6 million per year to $2.9 million per year, along
with other sponsorships that are in the works.

Motion to approve the Amphitheater Naming Rights contract with VyStar was made by
Councilmember Alexander; seconded by Councilmember Thomas. The motion passed
unanimously 3-0.

Mr. Young announced the upcoming 2025 Concert Series Schedule, noting the artists have
agreed to the performances, and that he is awaiting funding from the City Treasurer to finalize
the contracts; and noted VyStar has agreed to continue to sponsor city events in addition to
the Amphitheater Naming Rights.

Councilmember Alexander noted the County, spearheaded by Commissioner Robinson, has
agreed to collaborate with the city for BridgeFest whereas the County would be responsible for
all expenses that take place inside of the Amphitheater, and the City would be responsible for
all expenses outside of the Amphitheater.

Mr. Gardiner confirmed there has been a discussion of a joint venture with Henry County to
include HispaniFest with the County covering a large majority of the cost during BridgeFest.

Councilmember Thomas noted that such an agreement would need to be reviewed and
approved by the City Council.

Mr. Gardiner referenced an additional pending sponsorship in the amount of $250,000 that is
currently on the table.

Mr. Young noted Radio One is bringing Praise in the Park to the Stockbridge Amphitheater
with sponsorship.

Councilmember Alexander asked staff to look at ways to cool down the surface in the pit area
to improve the patron’s experience.

Mayor Ford agreed, noting the grassy area has been prioritized for improvements.

Mr. Gardiner noted a pervious surface will help with draining in the grassy area, and that the
chairs need to be replaced.

DISCUSSION
2. Georgia House Bill 581 – Statewide Floating Homestead Exemption and FLOST.
Presented by: Frederick Gardiner, City Manager and Ed Wall, Financial Advisor
Mr. Wall noted House Bill 581 was signed into law April 18, 2024, and was passed by the
voters on Statewide Referendum (HR1022) on November 5, 2024; and noted the City of
Stockbridge, McDonough, and Hampton, along with the County need to decide if they will all
remain in or opt out, noting the municipality cannot later opt in or opt out, and that all
municipalities of their respective county must agree; noted the Board of Education cannot
participate in FLOST, and noted the City of Hampton has a frozen exemption. Mr. Wall noted
Locust Grove does not currently offer Homestead Exemption and that according to the Henry
County Tax Commissioner, Michael Harris, they are not eligible to participate. However, it was
noted that the city’s Attorney, Andy Welch is contesting that decision due to the fact that it
would disqualify the City of Locust Grove from participating in FLOST.

Councilmember Alexander noted GMA supports HB581.

Mr. Wall reviewed a Summary of HB581 as follows:
During the final week of the 2024 legislative session, four separate bills were consolidated:
House Bill 581 (HB 581). This comprehensive legislation introduces significant changes to
property taxes and local sales tax options aimed at reducing the reliance on property taxes by
shifting some of the tax burden to sales taxes. Specifically, HB 581:
1. Establishes a floating homestead exemption for property taxes tied to inflation.
2. Creates a new Floating Local Option Sales Tax (FLOST), a 1% sales tax that functions
similarly to a LOST (Local Option Sales Tax) but replaces property tax revenue with sales tax
revenue.
3. Simplifies the process for calculating and adopting property tax millage rates and
rollback millage rates.
HB 581 required approval through a statewide Constitutional Amendment, which was on the
ballot in November 2024. The amendment passed with 63% of the vote (3,087,240 votes in
favor and 1,818,724 votes against).
The legislation allows local governments to opt out of the new homestead exemption between
January 1, 2025, and March 1, 2025. If a government takes no action, it is automatically
included in the exemption. After March 1, decisions to opt in or out are permanent—local
governments that do not opt out will retain the exemption indefinitely, while those that opt out
will be permanently excluded.

How Does the New Homestead Exemption Work?
The new floating homestead exemption ties the assessed value of a property to the annual
Consumer Price Index (CPI) rate, limiting the increase in taxable value to the rate of inflation.
Here’s an example:
A house valued at $250,000 in Georgia is assessed at 40% of its market value for property tax
purposes. This means the assessed value of the house is $100,000 ($250,000 × 40%). Under
HB 581, the base year for the homestead exemption is set as the assessed value in 2024.
If, in 2025, the tax assessor determines the house's fair market value has increased by 10%,
the new market value would be $275,000 ($250,000 + $25,000). At 40%, the assessed value
would rise to $110,000 ($275,000 x 40%).
However, under HB 581, the increase in assessed value is limited to the annual inflation rate.
Assuming inflation in 2025 is 3%, the allowable increase would be $7,500 ($250,000 × 3%),
resulting in a new market appraised value of $257,500. At 40%, this gives a new assessed
value of $103,000 ($257,500 x 40%).
The $7,000 difference between the $110,000 assessed value and the inflation-adjusted
$103,000 would be added to the homestead exemption. This means the homeowner would be
exempt from property taxes on the $7,000, resulting in savings and further reducing their tax
liability due to the City.
This formula is applied annually, increasing the homestead exemption amount year over year.
When a property is sold, the homestead exemption resets, and the new owner begins the
process again based on the updated assessed value.
While this exemption benefits homeowners, it reduces the growth of the tax digest from
residential properties, shifting the tax burden to other property classes, such as commercial,
industrial, and multi-family properties.

How Does the FLOST Work?
Each of Georgia’s 159 counties is eligible to implement a new 1% sales tax, known as the
Floating Local Option Sales Tax (FLOST), to offset property taxes. However, this option is
contingent on the county and all its municipalities choosing not to opt out of the new floating
homestead exemption. The FLOST is exclusively available to cities and counties and does not
apply to schools.
Unlike other sales taxes that require the full 1% rate, the FLOST can be levied in increments
as small as 0.05%. The revenue generated from the tax is shared between the county and its
cities based on population distribution.
FLOST does not generate new revenue; rather, it replaces property tax revenue in the same
way as the Local Option Sales Tax (LOST). FLOST functions as an alternative to property
axes, shifting the revenue source from property owners to a broader base through sales taxes.

FLOST differs from LOST in several keyways. While LOST operates on a 10-year cycle with
renegotiations between the county and its cities, FLOST is limited to a 5-year term. To renew
FLOST after the initial term, the following process is required:
1. A new local act must be approved by the county’s legislative delegation, passed by the
General Assembly, and signed by the Governor.
2. A new intergovernmental agreement (IGA) must be executed between the county and
all its cities.
3. The renewal must be approved by voters in a referendum.
If the FLOST renewal fails, the city will lose a critical source of revenue. Since FLOST is
designed to replace property taxes, the City will need to increase its millage rate to make up
for the loss, placing the burden back on property owners.
Current Homestead Exemptions in the City
The City currently provided the following homestead exemptions:
Every resident with a homestead exemption gets $10,000.
Residents with a homestead property 62 or older with a septic system gets $15,000

Should the City Opt Out?
Stockbridge’s 2024 gross tax digest was $1.952 billion. Residential property was $1.251 billion
or 64%. (That is very highly concentrated.) The value of all homestead property is hard to
determine. The City has not had a homestead exemption before because it just started levying
property taxes. Some percentage of that $1.224 billion will be eligible and apply for homestead
exemptions. Henry County’s homestead property in the City is $425 million. The County
homestead exemption is $15,000. The City’s $10,000 exemption is 66% of that. So, 66% of
$425 million = $283 million. If in 2025, the tax assessor raised the values by 8%, the
homestead property would be worth $$306 million. If inflation is 2.5%, the new Floating
Homestead Exemption would only allow the City to tax at $290 million. ($283 million x 2.5%).
So, the homestead exemption would increase by the difference between $306 million and the
amount tied to inflation of $290 million or $16 million. That increased exemption times your
millage rate of 3.77 mills would total $60,320.

Conclusion
In my opinion, the cost to the city is not so great that it would be prohibitive, and the City does
not have to opt out. Furthermore, it is an opportunity cost and not money out of the city’s
coffers that it has now. Lastly, there is no cap on the City’s millage rate in its charter (like a
School Board limited to 20 mills or some cities with a millage rate cap) and the city has the
option to raise its millage rate if it needs to.

Mr. Wall noted LOST (Local Option Sales Tax) = .01 and FLOST (Floating Local Option Sales
Tax) - .05 and recommended the City of Stockbridge remain in with a FLOST, noting this
action only affects homestead exemption properties.

Mr. Gardiner noted the last SPLOST that was on the ballot in Henry County passed by a very
close vote due to the lack of knowledge by the voters, and agreed the City should remain in,
educate voters on the FLOST, and noted ACCG also supports HB581 and wants everyone to
remain in with a FLOST.

Mr. Wall noted voters must approve the 5-year FLOST and the municipality must go back to
the Georgia Legislature for a renewal and place on the ballot for a vote.

Mr. Gardiner noted the County’s position is to use the 2020 Census numbers that would not
include the 7,000 residents annexed into the City of Stockbridge post-census; however, the
City of Stockbridge would be responsible for services for those residents, not the County,
noting this is not project based, but rather a relief to the homeowners.

Mr. Milazi noted the importance of educating homeowners regarding homestead exemption
and how revenue affects services that residents are expecting.

The Council disagreed with the County’s position of using the 2020 Census numbers and
respectfully request the County should use 2023 numbers following the annexation of 7,000
new residents into the city.

Mr. Wall noted the next steps would be for the Mayor to sign a formal letter to remain in.

Mayor Ford thanked Mr. Wall for his due diligence and solid financial advice to the city, noting
the advice given led to the Amphitheater being paid off in August of 2025.

Mr. Gardiner noted approved SPLOST monies are being used to pay off the Amphitheater;
referenced the proposed TAD, a $315 million dollar project that will go to roads and
infrastructure inside the Tax Allocation District, and referenced the Special Tax District where
the city is working with John Ernst for projects such as the Performing Arts Center and Youth
Center that won’t be paid by residents, and instead monies are set aside from the Special Tax
District; noted the Western Parallel is underway and will be ripe for commercial development;
noted the County supports the TAD, referencing a Fire District concern, and that the TAD is
being placed on an upcoming Board of Commissioner’s Agenda; noted the new School Board
Superintendent understands and supports the TAD; noted HB581 will be further discussed in a
joint meeting in Macon on January 13th; and the city will educate the public with town hall
meetings.

Mr. Milazi noted homestead can be beneficial to the city, however, it is crucial that the city
have various funding sources for city projects and not place a financial burden on the city’s
general fund.

NEW BUSINESS
3. Code Enfoncement Action Plan and Allocation
Presented by: Richard Godfrey, Assistant Police Chief
Assistant Chief Godfrey presented the Code Enforcement Comprehensive Plan noting the
report outlines the progress, ongoing efforts, strategic goals, objectives, action steps, and
resource requirements of the Code Enforcement Division; noted by addressing current
challenges and identifying opportunities for improvement, and that the department aims to
enhance operational efficiency, foster community trust, and ensure compliance with municipal
codes.
Assistant Chief Godfrey noted the Code Enforcement Department consists of (3) three officers
covering Zone 1, 2, 3 & 4; reviewed Goals, Objectives, and Action Steps: 1 – Implement
Routine Neighborhood Patrols by Zone/Council District. 2 – Conduct Code Compliance Blitzes.
3- Expand Coverage through Rotating Shifts (with rotating weekend shifts that began last
weekend). 4 – Enhance Training for Code Enforcement Officers. 5 – Public Information
Campaign. 6 – Integrate with Police Department Electronic Systems, noting the police
department did piggyback off of the Henry County Records Management system in 2022,
however, the program has limitations, noting the city of Stockbridge is using EnerGov, and the
County is using Sages. 7 – Implement a Citizen-Friendly Code Enforcement System. Assistant
Chief Godfrey noted the city’s Code Enforcement wants to fully implement See/Click/Fix and
utilize to its fullest capabilities; and noted the department is working on the homeless
encampments where surprisingly, homeless individuals have smart phones, and that for the
most part, homelessness is a lifestyle choice. 8 – Increase Staffing for Geographical
Coverage. 9 – Establish a Code Enforcement Management Position.

Assistance Chief Godfrey reviewed Code Enforcement Department Accomplishments: 1. Zone
Realignment. 2. Strategic Neighborhood Patrols. 3. Enhanced Reporting System. 4.
Operational Adjustments. 5. Homelessness and Business Blitzes. 6. Collaborative
Partnerships. 7. Enhanced Operations. Noted additional resources are needed: Code
Enforcement Manager and an additional Code Enforcement Officer.

Councilmember Alexander asked Assistant Chief Godfrey if it is customary to use spray and/or
batons when encountering homeless encampments; and noted support of the blitzes and
requested the outcome and results of the blitzes to be included in the reporting; and asked that
the Code Enforcement operations numbers be reported that were pre-pandemic.

Assistant Chief Godfrey confirmed he would retrieve the data from the Community
Development Department where the Code Enforcement Division was during that time and
report the information back to the Governing Body.

Councilmember Alexander noted the Council is seeking zero tolerance, noting the behavior of
violators has not moved under the Police Department and needs to see results, noting the
repeated violations along N. Henry Blvd. with damaged signage, the uncut grass on the Bank
of America hill on Hudson Bridge Rd., trees down for more than six months, the car wash near

Banks Rd./Rock Quarry and the boarded up hotel on Hwy.138 are abandoned eyesores, noted
a tractor trailer parked in the right-of-way on Jodeco Rd. and commercial vehicles parked in
residential neighborhoods are problematic, noting the Code Enforcement Department needs to
be more proactive.

Councilmember Thomas noted the Code Enforcement Strategic Plan as presented looks good
on paper, and expressed concern regarding the implementation; referenced the pop-up food
truck that is set up every weekend in the Chevron parking lot at the corner of Hwy. 138 and N.
Henry Blvd.

Assistant Chief Godfrey noted the business owners need to be educated regarding the permit
requirements and what is and is not allowed on their properties.

Mr. Gardiner noted there is $150,000 in the FY2025 Budget for Nuisance and Abatement
efforts in coordination with Chief Wells and the city’s Building officials who have oversight, and
noted the city is seeking a demo order for the property on Wilson by the end of the month.

Councilmember Thomas noted there needs to be a formal policy document outlining clarity for
Code Enforcement processes and procedures; asked that the No Litter signage throughout the
city either be cleaned or replaced; referenced a litter campaign coming forward involving girls
scouts and boy scouts in the schools to educate about litter in coordination with the city’s
Stormwater department; noted receptacles were removed in strip malls, and as a result,
patrons have nowhere to throw away trash, referenced loose panels on commercial buildings
that need to be addressed and the carwash at Tye Street and N. Henry Blvd. has numerous
violations; and referenced the furniture dumped in the rear Vape shop in the Food Depot plaza.

Assistant Chief Godfrey noted the Vape shop closed approximately three weeks ago.

Councilmember Thomas stated his concern is that Code Enforcement has been under the
direction of the Police Department for two years and the only difference is to add a Manager
position, and that the government should work every day to make everything more efficient;
noting the Plan is a good document and wants to see it implemented.

Mr. Gardiner stated the goal is to implement and update the Council in six (6) months; and
noted again that all employees driving city vehicles are to address or report issues they see,
not just Code Enforcement, and believes the Council will see a more robust collaboration.

Councilmember Alexander noted the City Council passed a Commercial Code Enforcement
Fee Schedule and asked about the status of the Keep Stockbridge Beautiful Committee.

Ms. Holiday noted the City Council approve the committee as requested by the former
Economic Development Director, Kim Allonce, and that the new Director has the committee on
hold for now.

Mr. Gardiner noted the program will move forward.

Councilmember Alexander inquired about a Blight Tax and what is required to implement.

Mr. Gardiner noted the residential or commercial property must be vacant for a year and must
be assessed based on the current millage rate and follow the process of selling or demolition.

Councilmember Alexander referenced the Model Ordinance from Sandy Springs regarding
Sunset Dates which gives businesses a timeline to come into compliance and asked Attorney
Washington to present the ordinance to the Council.

Attorney Washington noted Legal will be working with the Community Development
Department to re-draft the Code due to the growth, adjudication matters, there needs to be a
major re-write, and to also empower the Municipal Court to deal with Blight Tax fines.

Councilmember Alexander inquired about assigning a distance limit for Vape Shops as is done
for other establishments in the city to prevent saturation, and to review the code as it relates to
the distance requirements to include the radius for businesses in the County.

Mayor Ford noted his support of the Code Enforcement Plan and wants to give the Police
Department an opportunity to implement and provide the results to the Council.

Councilmembers Alexander and Thomas agree there needs to be results and changes in
behavior.

Adjourn
Motion to adjourn the meeting at 12:00 p.m. was made by Councilmember Thomas; seconded by
Mayor Pro Tem Berry. The motion passed unanimously 3-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

COUNCIL MEETING
SUMMARY MINUTES
January 13, 2025 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Kyle Berry – Council District 3
Councilmember Elton Alexander – Council District 5
Councilmember Yolanda Barber – Council District 4
Councilmember LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
Cassandra Lester – Deputy City Clerk
Frank Milazi - City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that
enhance the quality of life for citizens while creating a welcoming business
atmosphere focused on sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:04 p.m.

Invocation by: Mayor Ford

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All members
were present except Mayor Pro Tem Berry.

PUBLIC HEARING ANNOUNCEMENT
Mayor Ford read the following Planning & Zoning Public Hearing Announcement:
The following items will not be presented:
Annexation Case #AX-2024-03
Comprehensive Plan Amendment Case #CP-2024-11
Rezoning Case #RZ-2024-12

1|Page
AMENDMENT OF THE AGENDA
Motion to amend the Agenda to convene Executive Session for Litigation, Personnel and
Real Estate following the Consent Agenda was made by Councilmember Gantt;
seconded by Councilmember Alexander. The motion passed unanimously 4-0.

ADOPTION OF THE AGENDA
Motion to adopt the Agenda was made by Councilmember Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.

PUBLIC COMMENTS
There were no Public Comments

ADOPTION OF THE MINUTES
1. Adoption of the December 9, 2024 Council Meeting Minutes
Adoption of the December 17, 2024 Work Session Meeting Minutes
Adoption of the January 8, 2025 Council Retreat Minutes
Motion to approve the Minutes was made by Councilmember Alexander;
seconded by Councilmember Thomas. Councilmembers Barber and Gantt
noted they were not in attendance for the January 8, 2025 Retreat.

Motion to approve the December 9, 2024 and December 17, 2024
Meeting Minutes was made by Councilmember Alexander; seconded by
Councilmember Gantt. The motion passed unanimously 4-0.

No Action taken on the January 8, 2025 Council Retreat Minutes

CEREMONIAL REVIEW
2. Mayor Ford reviewed the Proclamation Review - ML King, Jr. Day;
Swearing In of Board/Committee Members: Stockbridge Citizens-Police
Advisory Council - Nathan Banks (Zone 2), Planning Commission -
Stanley Dumas (District 1), Jayden Williams (District 2), and Trameka
Walker (District 5), Stockbridge Youth Council Advisory Committee -
Joc'Quelyn Carter, Tykera Goins, Valerie Richmond-Reese, and Dr.
Thomas Smith, and Henry County Transportation Advisory Group
Representative - Eniel Gonzalez.

CONSENT AGENDA
3. Council Consideration to approve the Consent Agenda.
Council Consideration to appoint Ayesha Gambles to the Stockbridge
Youth Council Advisory Committee for a two-year term through
12/31/2026.
Council Consideration to appoint Georgia McIntyre to the Stockbridge
Youth Council Advisory Committee for a two-year term through
12/31/2026
Council Consideration to appoint Candis L. Jones to the Stockbridge
Youth Council Advisory Committee to fill an unexpired term through
12/31/2025.
Motion to approve the Consent Agenda was made by Councilmember
Gantt; seconded by Councilmember Thomas. The motion passed
unanimously 4-0.
2|Page
Motion to adjourn Executive Session and sign an Affidavit was made by
Councilmember Gantt; seconded by Councilmember Thomas. The motion
passed unanimously 4-0.

Motion to reconvene the meeting was made by Councilmember
Alexander; seconded by Councilmember Barber. The motion passed
unanimously 4-0.

OLD BUSINESS
4. SPECIAL USE PERMIT CASE #SP-2024-02. (To be located in Council
District 4.) NOTE: To be considered for a Board vote only since the public
hearing was already held on November 12, 2024. Council Consideration
of a Special Use Permit Request to allow a liquor store on property at 106
Rock Quarry Road. Applicant: GRP, LLC. Agent: Girishkumar Patel. The
property is located in Land Lot 62 of District 12, and it contains 0.89 +/-
acres.
Presented by Ryan Anderson, Community Development Director
Mr. Anderson noted the case was continued from November 12, 2024
where a Public Hearing was held, noting there were open matters before
the Stockbridge Municipal Court to be addressed and resolved; noted tall
court matters have been cleared to move forward, and recommends
approval.
Motion to deny SP-2024-02 was made by Councilmember Barber;
seconded by Councilmember Alexander.

Attorney Lisa Morchower spoke on behalf ot the applicant noting the city’s
Code mandates the addition of two additional liquor store licenses based
on population and also submitted a Constitutional Objection into the
record.

Attorney Washington advised the Council to Table the item for further
discussion.

Councilmember Barber withdrew the motion to deny.

Motion to Table to the February 10, 2025 meeting was made by
Councilmember Gantt; seconded by Councilmember Alexander. The
motion passed unanimously 4-0.

NEW BUSINESS
5. Appointment of Municipal Court Judge for a two-year term.
Motion to appoint Matthew McCord for a two-year term was made by
Councilmember Gantt; seconded by Councilmember Alexander. The
motion passed unanimously 4-0.

6. Appointment of Municipal Court Solicitor to a one-year term.
Motion to appoint Julie Kert for a one-year term was made by
Councilmember Gantt; seconded by Councilmember Barber. The motion
passed unanimously 4-0.
3|Page
7. Appointment of the Mayor Pro Tem for 2025.
Motion to appoint LaKeisha Gantt Mayor Pro Tem for 2025 was made by
Councilmember Alexander; seconded by Councilmember Gantt. The
motion passed 3-0-1 (Alexander, Gantt, Thomas Approved) (Barber
Abstained).

8. Appointment of the City Attorney.
Motion to appoint Quinton Washington as the City Attorney was made by
Councilmember Alexander; seconded by Councilmember Gantt. The
motion passed 3-0-1 (Alexander, Gantt, Thomas Approved) (Barber
Abstained noting concerns for information requested and not received).

Swearing In of Judge Matthew McCord
Mayor Ford issued the Oath of Office to Judge Matthew McCord

PUBLIC HEARING – Mayor Ford Read the Public Hearing Rules and Procedures
9. TEXT AMENDMENT CASE #TX-2024-09. Council Consideration of a Text
Amendment to Section 3.2.6 of the Stockbridge Unified Development
Code (UDC) to modify and augment regulations for Bed and Breakfast
(not in a subdivision) establishments.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented TEXT AMENDMENT CASE #TX-2024-09, noting
the case was presented to the Planning Commission on December 19,
2024 and recommends approval.

Public Hearing Opened
No Speakers In Favor
Speaker Opposed: Ms. Jocelyne Williams
Public Hearing Closed

Motion to approve TEXT AMENDMENT CASE #TX-2024-09 was made by
Councilmember Barber; seconded by Councilmember Alexander. The
motion passed unanimously 4-0.

10. REZONING CASE #RZ-2024-11. (Council District 2) Consideration of a
rezoning request for three parcels on the east side of Flippen Road, near
Fairhaven Road. The parcels would be rezoned from ‘PUD’ (Planned Unit
Development) to ‘PUD’--Master-Planned Development. The intent is to
adopt a Master Plan for the property to allow for the construction of a
townhome development. Applicant: Vista Residential Partners. Agent:
Dennis J. Webb, Jr., Esq. The three parcels are located in Land Lot 38 of
District 12, as are identified below; and they contain 18.31 +/- total acres.
Parcel #030-01002000 (415 Flippen Road)—Contains 13.436 +/- acres
within three separate tracts.
Parcel #030-01002001—Contains 0.886 +/- acres.
Parcel #030-01002002—Contains 3.988 +/- acres.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented REZONING CASE #RZ-2024-11. During the
discussion, it was determined that the verbiage of the item should state
PUD-Master Plan Development, noting the parcels had previously been
4|Page
rezoned by Henry County, and that once annexed into the City of
Stockbridge effective January 1, 2023, the parcels need a comparable
designation.

Attorney Dennis Webb reviewed the plan for the proposed townhome
development, agreeing to Staff Recommended Conditions along with
additional following Conditions: Metal Overhangs, 1800 minimum sq. ft.,
10% Rental Cap, 10’ Paths, Flock Cameras, End Units (ROW) with brick,
and Decorative Streetlights, and noted sufficient right-of-way has been
allowed within the development to allow for sidewalks and the widening of
Flippen Rd, confirmed by Mr. Chase Beasley with Vista Residential.

Public Hearing Opened
Speakers in Favor – None
Speakers Opposed – Ms. Courtney Hunter and Mr. Willie Carter
Public Hearing Closed

Motion to amend the Agenda to correct the verbiage to remove Rezoning,
noting the verbiage should be from PUD to Planned PUD Master Plan was
made by Councilmember Gantt; seconded by Councilmember Thomas.
The motion passed 3-0-1 (Alexander, Gantt, Thomas Approved); (Barber
Abstained).

Motion to approve the Planned PUD Master Plan with Staff Conditions and
the following added Conditions: Metal Overhangs, 1800 minimum sq. ft.,
10% Rental Cap, 10’ Paths, Flock Cameras, End Units (ROW) with brick,
and Decorative Streetlights was made by Councilmember Thomas;
seconded by Councilmember Alexander. The motion passed 3-0-1
(Alexander, Gantt and Thomas Approved); (Barber Abstained).

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

• Citywide Development Authority Meeting 2nd Tuesday of each month at City Hall
in the Levi Meeting Room at 6pm (January 14).
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City Hall
Council Chamber - (Jan 16) CANCELED
• City Offices will be closed on Monday, January 20th in observance of the Martin
Luther King, Jr. Holiday
• Downtown Development Authority Meeting, 3rd Tuesday of each month at the
Downtown Connection Center 130 M L King, Sr. Heritage Trail (Jan 21)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of each
month Levi Meeting Room - City Hall (Jan 21)
• City Council Work Session Meeting held on the last Tuesday of the month at 6:00
p.m. - City Hall Council Chamber (Jan 28)

5|Page
UPCOMING CITY EVENTS/INITIATIVES

• Join Councilman Thomas for the monthly Bingo Bash on Wednesday, January
15th from 10am – noon at the Merle Manders Conference Center. Lots of fun.
• Join Councilman Alexander for the MLK Jr. Day of Service Community Cleanup
on Saturday, January 18th from 11am – 1pm. Jodeco Rd. (Parking available at
Costco only).
• Join Mayor Ford for the monthly Meet the Mayor on Tuesday, January 28th from
10am – noon at City Hall. Meetings are by appointment.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
Please contact Rosalynd Rawls to schedule an appointment for Meet the Mayor
and for more information on Council Initiatives and events at 678-833-3348 or via
email: rrawls@stockbridgega.org

MAYOR’S COMMENTS
Mayor Ford referenced the passing of Jimmy Carter, the nation’s 39th President, noting
he has been the only President from Georgia, and referenced the many honors that have
been bestowed upon President Carter by many throughout the country; noted we are in
cold and flu season and encouraged everyone to get vaccinated and booster shots;
referenced the recent rare snow that fell in Georgia; and asked that everyone keep the
families in prayer in California as they continue to deal with the wildfires and disasters in
the state.
Motion to adjourn the meeting at 9:10 p.m. was made by Councilmember Gantt;
seconded by Councilmember Alexander. The motion passed 3-0. (Councilmember
Thomas was not present for the vote).

Respectfully submitted by:

Vanessa Holiday, City Clerk CMC Anthony S. Ford, Mayor

6|Page
COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
January 28, 2025 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Kyle Berry – Council District 3
Councilmember Elton Alexander – Council District 5
Councilmember Yolanda Barber – Council District 4
Councilmember LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
Cassandra Lester – Deputy City Clerk
Frank Milazi - City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that
enhance the quality of life for citizens while creating a welcoming business
atmosphere focused on sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:04 p.m.

Invocation by: Mayor Ford

The Pledge of Allegiance was recited by all in attendance.

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

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

PUBLIC COMMENTS
There were no public comments.

REVIEW OF THE MINUTES
1. Review of the Council Meeting Retreat Minutes January 8, 2025
Review of the Council Meeting Minutes January 13, 2025
There was no action taken.

1|Page
PRESENTATION
2. PATH Foundation presentation of Strategic Implementation & Master Plan
for Trails.
Presented by: Eric Ganther, PATH Foundation and Decius Aaron,
Public Works Director
Mr. Ganther noted the City of Stockbridge hired the PATH Foundation to
conduct a Strategic Plan for the Implementation & Master Plan for Trails,
building off the old plans previously approved by the city; reviewed the
Master Planning Goals: The Stockbridge Strategic Implementation &
Master Plan for Trails will provide guidance to implement trails that
connect all residents in Stockbridge to parks, schools, greenways,
commercial areas, and regional destinations.

Mr. Ganther presented the proposed plan noting the implementation, and
the next steps for the 24-mile trail plan, noting guidance has been
received from the City Manager, Frederick Gardiner and Public Works
Director, Decius Aaron; and referenced public input from the community
in-person, along with a public survey placed on the city’s website, which
was extended to allow feedback.

Mr. Ganther reviewed the Plan Process, Trail Destinations and
Connections, and noted the proposed Stockbridge Trail Network
consisting of 24 miles, starting with downtown, consisting of Greenways,
Side Paths and Calm Streets; noting the trails need to be popular and
separated from vehicle use, noting 24 miles is a lot for a city the size of
Stockbridge; and noted Phase I would consist of 5 miles of trails, building
off what was already stared; and Phase II would consist of 10 miles after
the core of the network.

Mr. Ganther referenced a proposed Tunnel, not too long, that would
connect Clark Park and Gardner parks; referenced the proposed Red Oak
Trail on Walt Stephens Rd. with Stockbridge signage over the bridge;
referenced the Heritage Trail along M L King Sr. Heritage Trail,
recommending the closing of Jennings way to one-way traffic entering
Memorial Park; referenced the Stock Bridge Trail and the proposed
pedestrian bridge in Downtown Stockbridge; noting the planning included
a public meeting on October 23, 2024 with 11 attendees and a Public
Survey placed on the city’s website October 23 – December 4, 2024 with
40 responses.

Mr. Ganther reviewed the 2024 material and labor pricing and what is and
is not included. The Phase It would include:

Trail construction per design standards; signage; landscaping; trail
amenities; trail access to neighborhoods; survey, design and permitting;
construction management and a contingency estimated at
$38,977,000.00, noting this is a long-term project ,and that if approved at
the February 10th meeting, based on the proposed timeline, a substantial
portion of the trails would be completed in two years, and would be
meeting with Norfolk Southern regarding the proposed tunnel.
2|Page
Mayor Ford noted he likes the connectivity of the trails throughout the city,
and referenced the time it took to get the Quiet Zone approved between
the City of Stockbridge and Norfolk Southern.

Mayor Pro Tem Gantt commended Councilmember Alexander as an
advocate for trails and is excited about the plan and its implementation
and the potential connection to the Lake Spivey trails and upwards to the
Panola Mountain trails; and referenced the city of Suwanee’s underground
tunnel.

Councilmember Thomas echoed the sentiments of the Council, and noted
the city’s T-SPLOST projects in the Tye Street area for curb, gutter and
sidewalks, the widening of Flippen Road project, and the proposed access
changes to Memorial Park, noting he supports trails and the health and
wellness of the community, however, it is important to make sure the
PATH Foundation coordinates with staff and the Project Managers of
those projects that are currently underway.

Mr. Aaron confirmed the PATH Foundation, Falcon Design and
Engineering Consultants, and TSW (Tunnel, Spangler & Walsh) have
conducted joint meetings, and referenced the Council’s approval to close
the Transfer Station to allow for new access to Memorial Park; and also
purchased the lot next to the Transfer Station, noting Falcon is working on
the infrastructure.

Mr. Ganther noted smaller projects are easier to build and allow staff to
deliver a successful project; and stated a 20% match on a $3 million dollar
project could be used as a match and attract ARC (Atlanta Regional
Commission) funding.

Councilmember Alexander stated his support of the Trails Plan, and
referenced the points of interest connecting schools, grocers, retail and
neighborhoods, and that the city should pursue funding, noting Governor
Kemp announced an additional $250 million in infrastructure funding
during the GMA Cities United Summit Conference; noted the PATH
Foundation has secured $1.9 million toward the trail plan, and the city has
allocated T-SPLOST and SPLOST funding of $22 million dollars, with
SPLOST VI collections to begin in April 2025,

Mr. Milazi noted the importance of local match funding, and the SPLOST
and T-SPLOST projects are funded as approved and allocated.

Mr. Ganther agreed with the importance of seeking grants, noting the
challenge with federal and state money is the funds are primarily to build
highways and comes with restrictions; and that it is best to use local
money and go back to agencies and ask for additional funding.

Mayor Ford noted the Governing Body would discuss funding sources at
the upcoming Retreat in March.

3|Page
Councilmember Thomas asked Mr. Milazi to confirmed that the Tye Street
area curb, gutter, and sidewalk project has funds that have been
earmarked specifically for that project.

Mr. Milazi confirmed the funding has been earmarked and cannot be
changed unless the priorities change.

Councilmember Thomas asked how the President’s Order on the halt of
federal funding to programs affects the city’s current projects.

Mr. Gardiner stated there would not be much of an effect on the city’s
monies, however, CDBG and GEFA loans may be affected, and that the
Governor, GMA and ACCG should be preparing a response to cities and
counties on this matter.

Mr. Gardiner noted Norfolk Southern approved a Tunnel Project in 2008,
with $800,000 earmarked from Congressman David Scott, and the
information has been included in the NLC (National League of Cities)
packet for the conference in Washington, DC in March, and that projects
that connect neighborhoods receive support from both sides of the aisles.

Councilmember Thomas asked if the PATH Foundation plans to conduct
additional citizen engagement opportunities.

Mr. Ganther noted there are no additional meetings planned.

Councilmember Alexander referenced the townhall meetings held in
District 2 by Councilmember Thomas that included discussion of the Trail
Plan with a focus on downtown and also referenced the trail plan around
the STEM school, noting as the school is under construction, there is an
opportunity to create a cultural shift with students walking or riding bikes to
school; and noted that while there are no trails in District 5 in this plan,
there are trails coming that are included in other developments in the
district.

Councilmember Berry joined the meeting at 7:08 p.m.

Councilmember Barber asked if the survey like is still available for
comments.

Mr. Ganther stated the survey had been closed, noting it had been
previously extended and promoted on the city’s social media platforms.

Mr. Ganther asked members of the Governing Body to review the plan
and submit feedback by February 4th, and place item on the February 10,
2025 Agenda, and upon approval, Phase I would begin, followed by
Phase II noting funding is in place.

4|Page
CONSENT AGENDA
3. Council Consideration for use of the Merle Manders Conference Center
on Saturday, March 29, 2025 for the Youth Council Expo.
Motion to approve the Consent Agenda was made by Mayor Pro Tem
Gantt; seconded by Councilmember Barber. The motion passed
unanimously 5-0.

UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or
contact City Hall offices at 770-389-7900 or visit the website www.stockbridgega.org
for updates.
• Youth Council Meeting 1st Monday of each month at 6:30 p.m. - City Hall Levi
Meeting Room (Feb 3)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:30 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. – (Feb 6)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (Feb 10)
• Citywide Development Authority Meeting 2nd Tuesday of each month at City
Hall in the Levi Meeting Room at 6pm (Feb 11).
• Community Zoning and Information Meeting: from 6:00 p.m. – 7:00 p.m. at City
Hall in the Council Chamber (Feb 12)
• The Main Street Advisory Board Meeting on the 2nd Friday of each month at
9am – Location is the Downtown Connection Center 130 M L King Sr. Heritage
Trail. (Feb 14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month at the
Downtown Connection Center 130 M L King, Sr. Heritage Trail (Feb 18)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of each
month Levi Meeting Room - City Hall (Feb 18)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City
Hall Council Chamber - (Feb 20)
• City Council Work Session Meeting held on the last Tuesday of the month at
6:00 p.m. - City Hall Council Chamber (Feb 25)
UPCOMING CITY EVENTS/INITIATIVES
• Join Councilwoman Barber for the Annual Prom Dress Collection and
Giveaway at the Merle Manders Conference Center. Accepting donations of
new and gently used prom dresses on Sunday, February 9th & 16th, and the
FREE Giveawy of dresses to local teens on Sunday, February 23 rd. More
information to follow.
• Join Councilman Thomas for the monthly Bingo Bash on Wednesday, February
19th from 10am – noon at the Merle Manders Conference Center. Lots of fun to
be had by all.
• Join Councilman Alexander for a Quarterly Town Hall on Thursday, February
20th at 7PM. More information to follow.

5|Page
• Join Councilman Thomas for the Annual African American Celebration on
Saturday, February 22nd. The program will stream from 5pm – 7pm on the city’s
Facebook page.
• Join Mayor Ford for the monthly Meet the Mayor on Monday, February 24th
from 10am – noon at City Hall. Meetings are by appointment.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year
long. Please send your pictures of Veterans with their name, branch, rank, and
years of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.

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

MAYOR’S COMMENTS
Mayor Ford noted we are in winter months, cold and flu season, and encouraged
everyone to get vaccinated and booster shots; referenced the 2nd rare snow event in
Georgia; noted the Council is returning from the 2025 GMA Cities United Summit where
officials connected with fellow colleagues throughout the State and received training;
referenced a new business opening and the ribbon cutting for the Hacienda Bar & Grill at
Jodeco; and referenced the upcoming Superbowl game featuring the Kansas City Chiefs
and the Philadelphia Eagles.
Councilmember Alexander noted the District 5 Town Hall on February 20th will take place
at the Oaks at Eagles Landing located at 2700 Patrick Henry Blvd.
Motion to adjourn the meeting at 7:15 p.m. was made by Councilmember Alexander;
seconded by Mayor Pro Tem Gantt. The motion passed unanimously 5-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

6|Page
Henry County, GA

Overview

Legend
Parcels
Roads

144 ft

Parcel ID S33-01011001 Class C Owner NORTH EAGLE Land $116,300
Property 106 ROCK Acreage 0.89 Address PAVILION LLC Value:
Address QUARRY RD 106 B ROCK Building $483,600 Last 2 Sales
District City/Stockbridge QUARRY RD Value: Date Price Reason Qual
STOCKBRIDGE GA Misc $14,200 2/3/2006 $0 CORPORATE U
30281 Value: 9/20/2000 $120,000 n/a U
Total $614,100
Value:

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

Date created: 8/20/2024
Last Data Uploaded: 8/19/2024 9:17:27 PM

Developed by
Page 1 of 14
Community Development 'LUHFWRU¶V Signature: Date:

Citv of Stockbridge Community Development Department--4602 North Henry Blvd., Stockbridge, GA 30281 770-389-7900

Page 2 of 14
Page 3 of 14
NOTE: If the proposed development site would contain more than one property, and/or more
than one property owner, please first type a list on a separate sheet of paper which identifies
each property (address and/or parcel number) and its corresponding property owner(s), Then
fill out a separate Property Owner's Authorization Form (provided below) for each property
and each property owner.

PROPERTY OWNER'S AUTHORIZATION FORM (See NOTE above,)

The undersigned below is the PROPERTY OWNER, or one of the property owners, of the property at
106 ROCK QUARRY RD, STOCKBRIDGE, GA 30281 [address], with Parcel Number S33-01011001
which is the subject of this application.

Name of Property Owner: () ({t .:= A ( e v, I ( ,c. ,J LL.- C.
Property Owner's Address: /() 6 8 ocf~ YIM&~ /sd
Sfe,/~h& 1dj-«. GA-- Jo:J.;J
Telephone: J 70 '-('1'{ 7b'l' E-mail: lo ,t.e,.J@ P/ef\<E../1.Je -""°~
I swear that I am the Property Owner, or one of the Property Owners, of the property that is the subject matter of
the attached application, as is shown in the tax assessors' records of l..f etJ~ V [County],
Cz/r [State]. / r

Signature:. _ _ _,,...c;,c;._--C..?
___._,..:.Z,::i..:,__•_ _ _ _ _ _ _ _Date: 08/02/2024

The undersigned s duly authorize he person(s) and/or company who is named below to act as APPLICANT{S}
in the pursuit of this application for the subject property.

Name(s) of Applicant(s): _G_IR_,s_H_K_U_M_A_R_P_AT_E_L_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

Company/law firm (if applicable): _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

Telephone, E-Mail, & Address: _6_15_5_7_9_25_9_6_ _RA_G_O2_L_L_C_@_Y_A_Ho_o_._c_o_M_ _ _ _ _ _ _ __
559 MARIPOSA LN, MCDONOUGH, GA 30253

I authorize the • t or i nts who are named above to act on my behalf for this application.

Sign ture of Property Owner, who swears that the otary Public
information which is contained in this Property

Owner's Authorization is true and correct to the Ashley Brayton
best of his or her knowledge and belief.

08/02/2024
Date

Page 4 of 14
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a co ditional use
pem1it, campaign contributions aggregating $250 or' more, or made gifts having in the aggregate a value of$250 or more
to a member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the
application? Ycs___No ___

If , the applicant and the attomey representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( I 0) days after this application is first filed:

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

We certify that the foregoing information is true and correct, this 2nd August �-- ___
____day of_______ _
2024

Loren Pierce - Property Owner
Applicant's Name - Printed Owner/Agent

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

Sworn to and subscribed before e this_2_n_d___day of August 2024

• Applicant means any individual or business entity (corporation, pmtn ·rship, limited partnership, firm enterp1ise, franchise,
nssocintion, or trust) applying for o varirim:c.

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dotloop signature verification: dtlp.us/yTxS-bJm7-CdDj

Page 8 of 14

GP LBP
04/18/24 04/19/24
7:26 PM EDT 8:38 AM EDT
dotloop verified dotloop verified

KWWSV VHDUFKJVFFFDRUJ,PDJLQJ+70/9LHZHUDVS["LG  NH\  NH\  FRXQW\  FRXQW\QDPH +(15< XVHULG   DS« 
To: Stockbridge City Planning and Zoning Department

RE: Special Use Permit Application for GRP LLC - Liquor Store

This letter serves to request a Special Use Permit (SUP) for GRP LLC to open a liquor store at 106
Rock Quarry Road, Stockbridge, GA 30281. The current building at this location has
approximately 12,000 square feet, and GRP LLC intends to utilize the entire space for the liquor
store.

Scope of Work and Project Timeline:

Upon receiving approval for the SUP, GRP LLC will commence a comprehensive renovation of
the property. The planned improvements include:

1. Facade Renovation: GRP LLC will perform a facelift to enhance the building's
appearance, aligning it with the aesthetic standards of the community.
2. Landscaping: New landscaping will be introduced to create a pleasant and inviting
exterior environment.
3. Parking Lot Resurfacing: The parking lot will be resurfaced to ensure a smooth and safe
experience for customers.
4. Interior Fit-Out: GRP LLC plans to install 20-25 cooler doors along with a walk-in cooler
to adequately stock and display the products.

The SUP process is expected to take approximately 2.5 months. Following this, GRP LLC will
apply for the necessary state licenses and undertake additional renovations. The target opening
date is December 20, 2024, with a grand opening event planned for Christmas Day, featuring
tastings, a DJ, and food.

Security and Safety Measures:

To ensure a secure and safe environment for both customers and staff, GRP LLC will implement
the following measures:

1. Security Cameras: High-resolution IP network cameras will be installed both inside and
outside the store. These cameras will record at 4 MP and 20 FPS, with footage stored for
45 to 60 days. This setup will ensure that any incidents occurring on the premises can be
reviewed by law enforcement if necessary.
2. Security Personnel: GRP LLC plans to hire either an on-duty or off-duty police officer
from the Stockbridge Police Department during peak times to enhance store safety.
3. ID Scanners: The store will be equipped with ID scanners from IDScanner.com,
specifically the "Age Visor POS," to verify the age of customers and ensure compliance
with legal requirements.

Page 9 of 14
4. Staff Training: All employees will undergo thorough training in responsible alcohol sales,
emergency procedures, and customer service to handle various situations professionally.
5. Customer Safety Measures: GRP LLC will ensure well-lit signage, clear aisles, and
regular cleanliness checks to maintain a safe shopping environment.

Community Engagement:

GRP LLC is committed to fostering positive community relations. GRP LLC plans to establish
partnerships with local organizations and businesses, support community initiatives. Additionally,
GRP LLC will explore opportunities for in-store fundraising to benefit local charities.

Compliance and Reporting:

GRP LLC is dedicated to adhering to all local and state regulations concerning alcohol sales.
Regular compliance checks will be performed, and any incidents or issues will be promptly
reported to the relevant authorities.

Thank you for considering this application and the measures outlined above. GRP LLC is
committed to ensuring that the liquor store operates responsibly and contributes positively to the
Stockbridge community. Should you have any questions or concerns, GRP LLC is happy to
address them.

Sincerely,

Girishkumar Patel

Owner, GRP LLC

Page 10 of 14
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SUP APPLICATION # SP-2024-02
FILED BY GRP LLC

FOR PROPERTY LOCATED AT:
106 ROCKQUARRY RD.
STOCKBRIDGE, GA 30281

AMENDED PRESERVATION OF CONSTITUTIONAL RIGHTS AND OBJECTIONS
RELATED TO SUP APPLICATION FILED BY GRP LLC

GRP LLC (“GRP”) filed an application seeking a Special Use Permit (“SUP Application”)

with the City of Stockbridge regarding property it owns in the City of Stockbridge, GA (the

“Property”). The SUP Application filed by GRP seeks approval to use the Property for the purpose

of operating a retail store which will sell beer, wine and distilled spirits in unbroke packages

(“Package Store”). The SUP Application process requires that an applicant seeking the issuance

of an SUP for a Package Store appear before the City’s Planning Commission and, thereafter, the

City Council (collectively referred to herein as “the City”) for approval. It is unknown at this time

what action either the Planning Commission or the City Council will take regarding the SUP

Application. However, it is possible that the City may deny the requested SUP; or the City Council

may grant approval of the SUP in part but impose conditions on such approval. Any prior or future

action taken by the City that fails to approve the SUP Application as requested by GRP LLC would

amount to conduct by the City in violation of GRP’s constitutional rights under both State and

Federal law. To preserve its right to assert violations of either the Georgia or Federal Constitutions

should the SUP Application be partially denied or granted with conditions not requested or agreed

to by GRP, GRP asserts the following Constitutional Objections for the record and provides Ante

Litem Notice of potential legal action should the SUP Application not be granted in full as

requested in the Application:

The provisions of the City of Stockbridge Code of Ordinances, facially and as applied,

which require that the Property adhere to any condition, zoning category, classification, district,

development standard, or use other than what is proposed by GRP LLC in the SUP Application,

are unconstitutional as they would violate GRP’s property rights without first paying fair, adequate

and just compensation for such rights, in violation of Article I, Section I, Paragraphs I and II 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 the Due Process Clause of the Fourteenth Amendment to the

Constitution of the United States.

Any application of the City of Stockbridge Code of Ordinances, either facially or as

applied, to the subject Property, which requires that the Property, or the use thereon, adhere to any

condition, zoning category, classification, district, development standard or use other than what is

proposed by GRP LLC in the SUP Application, is unconstitutional, illegal, null and void,

constitutes a taking of the GRP’s Property in violation of: Article I, Section I, Paragraphs I and II

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; the Fifth Amendment to the Constitution of the United

States; and the Equal Protection and Due Process Clauses of the Fourteenth Amendment of the

Constitution of the United States because such action denies the Applicant an economically viable

use of its land without substantially advancing a legitimate state interest.

A denial of the SUP Application or the approval of the Application with conditions to which

GRP LLC does not consent would be unconstitutional pursuant to the “Takings Clause” of the

Fifth Amendment to the Constitution of the United States and the “Just Compensation Clause” of

the Article I, Section III, Paragraph I of the Constitution of the State of Georgia 1983. Such action

would also violate Article I, Section I, Paragraph I of the Constitution of the State of Georgia 1983.

Any application of the City of Stockbridge Code of Ordinances, either facially or as applied, to the

subject Property, which requires that the Property, or the use thereon, adhere to any condition,

zoning category, classification, district, development standard or use other than what is proposed

by GRP LLC in the SUP Application, is unconstitutional and would amount to a taking of GRP’s

property subject to the payment of “just compensation” to GRP LLC by the City.

A denial of the SUP Application as requested by GRP LLC or the approval of the

Application with conditions to which GRP LLC does not consent would be an arbitrary, capricious

and unreasonable act without any rational basis, thereby, constituting an abuse of discretion in

violation of: Article I, Section I, Paragraph I of the Constitution of the State of Georgia of 1983;

Article I, Section I, Paragraph II 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 the Due Process

Clause of the Fourteenth Amendment to the Constitution of the United States.

A denial of the SUP Application as requested by GRP LLC or the approval of the

Application with conditions to which GRP LLC does not consent would amount to arbitrary,

capricious and unreasonable discriminatory action in a manner which treats the owners of similarly

situated property differently than Applicant and would be in violation of Article I, Section I,

Paragraph II of the Constitution of the State of Georgia of 1983 and the Fifth and Fourteenth

Amendments to the Constitution of the United States. In the event that the City of Stockbridge

grants an SUP that is subject to conditions which are different from the conditions requested by

GRP LLC in the SUP Application, to the extent such different conditions imposed on GRP LLC

would have the effect of further restricting GRP’s use of the Property, then such actions of approval

by the City of Stockbridge would be arbitrary, capricious, discriminatory, unreasonable, and would

result in the zoning of GRP’s Property to an unconstitutional classification in violation of each of

the provisions of the State and Federal Constitutions as set forth in the preceding paragraphs.

A denial of the SUP Application as requested by GRP LLC or the approval of the

Application with conditions to which GRP LLC does not consent which is based on community

opposition or information not contained in the record for the Application would be unjustified and

would be an unlawful delegation of authority in violation of Article IX, Section II, Paragraph IV

of the Georgia Constitution of 1983. Moreover, GRP LLC objects to any comments, including

testimony or opinions, made by any member of the public, including City staff or officials, business

owners, community members, or any other people, during public hearings related to GRP’s SUP

Application if, during the hearing(s), said individuals (a) do not demonstrate that he or she has

standing and satisfies the substantial interest-aggrieved citizen test; (b) make comments without

first being sworn under oath; (c) are not subject to cross-examination; (d) present evidence on

and/or make statements that qualify as expert opinion without any or all individuals being qualified

as expert witnesses; (e) present evidence and/or make statements that are outside the scope of

authority of either the City Council for the City of Stockbridge; and/or (f) present evidence and/or

make statements that are founded, wholly or in part, upon inadmissible, unreliable, nonprobative,

insubstantial, biased, and/or lay, nonexpert opinion evidence.

A denial of the SUP Application as requested by GRP LLC or the approval of the

Application with conditions to which GRP LLC does not consent would be invalid to the extent

that the Stockbridge Zoning Ordinance is deemed unlawful, null and void because its adoption and

map adoption and maintenance did not comply with the requirements of its predecessor ordinance

and/or the Georgia Zoning Procedures Law, found in O.C.G.A. Section 36-66-1, et seq.

GRP LLC further asserts that, to the extent its Application is denied or approved with

conditions to which it does not consent, the Zoning Ordinance of the City of Stockbridge fails to

contain adequate standards to guide either the City Council in the exercise of its power to review

and render a decision on this Application. The Ordinance fails to provide standards which control

the discretion of these governmental bodies and does not provide the Courts with a reasonable

basis for judicial review. As a result, the Zoning Ordinance is too vague and ambiguous to provide

reasonable guidance, and thereby violates the Fifth and Fourteenth Amendments to the

Constitution of the United States and Article I, Section III, Paragraph I, and Article I, Section I,

Paragraphs I and II of the Constitution of the State of Georgia of 1983.

To the extent that time limitations are enforced during the presentation and public hearing

of the Application which impact the GRP’s right to present its case in full, including but not limited

to, its ability to make all of its legal arguments, its ability to present evidence and/or testimony in

support of its Application, and/or its ability to cross examine evidence or witnesses in opposition

to its Application, then such time constraints constitute a violation of the right to free speech

pursuant to Article I, Section I, Paragraph V of the Constitution of the State of Georgia of 1983.

Such time limits further constitute a violation of the right to petition and assemble, in violation of

Article I, Section I, Paragraph IX of the Constitution of the State of Georgia of 1983; the First

Amendment of the Constitution of the United States; and the Due Process Clauses of both the

Constitutions of the United States and the State of Georgia, including Article I, Section I,

Paragraphs I and II of the Constitution of Georgia of 1983.

10.

GRP LLC objects to any decision by the City of Stockbridge that results in a denial of the

Application or approves the Application with a condition or conditions not consented to by GRP,

particularly in the event that such decision was made in violation of Section 50-13-19(h) of the

Official Code of Georgia Annotated (failure to exhaust administrative remedies) or to the extent

that said decision constitutes a violation of any other federal, state or city law or statutory

provision. GRP LLC further objects to such decision to the extent that the decision: (1) reaches

beyond the constitutional or statutory authority afforded to the City; (2) was made in violation of

or contrary to the procedures governing SUP applications set forth in the City of Stockbridge

Zoning Ordinance and in the statutes contained in the Official Code of Georgia; (3) is based on

any error of law or is plainly erroneous in light of the testimony and/or evidence produced during

the public hearings related to the Application; or (4) is arbitrary or capricious or was manifested

by any abuse of discretion or exercise of discretion by any City Official, or by the City Council

that is unjustified.

11.

GRP LLC further objects to any decision by the City of Stockbridge that results in a denial

of the Application or approves the Application with a condition or conditions not consented to by

GRP LLC to the extent that such decision is (a) based, solely or in part, upon inadmissible,

unreliable, nonprobative, insubstantial, and/or lay, nonexpert opinion evidence; (b) based, solely

or in part, on ex-parte communication(s), evidence or other information received independently

from the hearing(s) on the Application and/or in any other way which failed to afford GRP LLC

an opportunity to review or respond to such communications, evidence or information; and/or (c)

fails to conform with the Code of Ordinances of the City of Stockbridge, Georgia; the Georgia

Zoning Procedures Law, O.C.G.A. § 36-66-1, et seq., and/or any other law of the State of Georgia

or the United States of America. In particular, GRP objects to the comments that were raised by

the Chairman of the Planning Commission at the September 19, 2024, Public Hearing on the

Application including but not limited to his comments and/or questions as to whether or not the

City is in need of another package store; whether or not there is data or evidence establishing that

the community supports another liquor store; whether or not the addition of 10,000 people who

live in the City of Stockbridge requires any additional package store; and his general statements

that he does not think that there is a need for another package store, that there is no support for

another package store, and that he is against allowing another package store in Stockbridge. Such

statements were made without any evidentiary support or data; were merely conjuncture and

opinion; show a misunderstanding of the interpretation of the relevant laws of the City of

Stockbridge by the Chairman and those Planning Commission Members who voted to deny the

SUP based on his statements; were not based on the laws of the City of Stockbridge contained in

its Zoning Ordinance or Alcoholic Beverage Code; show a bias to and unequal treatment of GRP

in its attempts to proceed through the process set forth in the City Code of Ordinances for obtaining

an SUP for a retail package store that is legally authorized to operate in the City of Stockbridge;

and violate the constitutional rights of GRP in its request for an SUP and alcohol license in the

City of Stockbridge. Furthermore, to the extent that the SUP is denied based on these statements

or on any new statements of this kind which are made by either the Planning Commission

Chairman or any Planning Commission Member, or by any City Council Member or the Mayor,

then such decision (1) reaches beyond the constitutional or statutory authority afforded to the City

and are ultra vires; (2) was made in violation of or contrary to the procedures governing SUP

applications and alcohol license applications set forth in the City of Stockbridge Zoning

Ordinance, in the City of Stockbridge Alcoholic Beverage Code, and in the statutes contained in

the Official Code of Georgia; (3) is based on an error of law and is plainly erroneous in light of

the testimony and/or evidence produced during the public hearings related to the Application; (4)

is arbitrary or capricious and was manifested by an abuse of discretion or exercise of discretion by

a City Planning Commission Member, a City Council Member, a City Official or the Mayor; and/or

(5) violates the due process and equal protection rights of GRP as such rights are set forth in both

the United States and Georgia Constitutions; and (6) should be considered a taking under the

“Takings Clause” of the Fifth Amendment to the Constitution of the United States and the “Just

Compensation Clause” of the Article I, Section III, Paragraph I of the Constitution of the State of

Georgia 1983.

12.

GRP LLC hereby further provides notice, pursuant to O.C.G.A. Section 36-33-5, that it

intends to bring a lawsuit against the City of Stockbridge to recover any and all damages it sustains

or incurs as a result of any action by the City of Stockbridge to deny the SUP Application, place

conditions on the issuance of a SUP which impact GRP’s ability to use the Property as requested

in its Application, or unconstitutionally zone the Property. Such damages may include but are not

limited to damages related to the diminution of the value of the Property, attorneys’ fees and costs

and expenses of litigation.

Respectfully Submitted this 17th day of October, 2024.

BERMAN FINK VAN HORN P.C.

/s/ Lisa S. Morchower

Lisa S. Morchower, Esq.
Georgia Bar No. 678238
Counsel for Applicant GRP LLC

3475 Piedmont Road, N.E.
Suite 1640
Atlanta, GA 30305
lmorchower@bfvlaw.com
Office Direct Dial: (678) 681-6041
Cell: (770) 826-4441

TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Community Development Director
Keedra Jackson, Chief Planner

DATE: September 19, 2024 & October 17, 2024 (Planning Commission)

November 12, 2024 & January 13, 2025 (Mayor and Council)

Subject: Special Use Permit Case #SP-2024-02 For 106 Rock Quarry Road

I. PURPOSE

Consider a special use permit by GRP, LLC to allow a liquor store on property located at 106
Rock Quarry Road. The property is located in Land Lot 62 of District 12, and it contains 0.89 +/-
acres.

II. PROJECT INFORMATION

Proposed Development Liquor Store

Site Address 106 Rock Quarry Road

Parcel Identification S33-01011001

Parcel Acreage 0.89 +/- acres

Applicant GRP, LLC

Agent: Girishkumar Patel

Owner: North Eagle Pavilion, LLC.
#SP-2024-02 For 106 Rock Quarry Road

Current Zoning C-2 (General Commercial)

Current Future Land Use Designation Low Density Mixed Use

SURROUNDING ZONING DISTRICTS

Location Existing Land Use Current Zoning
Building (Vacant)

Property to the North Moye's Pharmacy – Stockbridge
C-2 (General Commercial)
Ed's Public Safety

Happy Market
(Convenience store)

Property to the South Evans Sand & Gravel LI (Light Industrial)

Auto Motorsport & Collision LLC

Property to the East Vacant Residence SR (Single-Family)

Vacant Residence SR (Single-Family)

The Reserve at Stockbridge MFR (Multi-Family Residential)
Apartments

Georgia Certified Motors
C-3 (Heavy Commercial)
(Used car dealer)

Sunoco (Gas station) C-3 (Heavy Commercial)

Property to the West Residential SR (Single-Family)

2|Page
#SP-2024-02 For 106 Rock Quarry Road

SURROUNDING FUTURE LAND USE DESIGNATIONS

Location Existing Land Use Current Future Land Use
Designation

Building (Vacant)
Property to the North Low Density Mixed Use
Moye's Pharmacy – Stockbridge

Ed's Public Safety

Happy Market
(Convenience store)

Property to the South Evans Sand & Gravel Low Density Mixed Use

Auto Motorsport & Collision LLC

Vacant Residence
Property to the East
Vacant Residence Downtown District

The Reserve at Stockbridge
Apartments

Georgia Certified Motors
(Used car dealer)

Property to the West Residential Low Density Mixed Use

III. FINDING OF FACTS

1. The subject property is surrounded by the following zoning districts: C-2 (General
Commercial), SR (Single-Family), LI (Light Industrial), OI (Office-Institutional), C-3 (Heavy
Commercial), and MFR (Multi-Family Residential).

2. The subject property is surrounded by the following current future land use designations:
Low Density Mixed Use, Downtown District, Medium Density Residential, Heavy Industrial,
Public Institutional, and Light Industrial.

3. The subject property has frontage on Rock Quarry Road, which is classified by the Georgia
Department of Transportation as a minor arterial road.

4. The subject property is part of the Parkway Mixed-Use Overlay District.

3|Page
#SP-2024-02 For 106 Rock Quarry Road

5. The subject property was rezoned from R-3 (Residential) to C-2 (General Commercial) on
January 29, 2001, upon the request of OPM Properties. The intent of the request was for a
retail/warehouse building.

IV. MAPS, SITE PLAN, AND RENDERINGS

Vicinity Map of 106 Rock Quarry Road

4|Page
#SP-2024-02 For 106 Rock Quarry Road

Aerial Photo with Site Plan of 106 Rock Quarry Road

5|Page
#SP-2024-02 For 106 Rock Quarry Road

Future Land Use Map of 106 Rock Quarry Road
Zoning Map of 106 Rock Quarry Road

6|Page
#SP-2024-02 For 106 Rock Quarry Road

Map of Existing Liquor Stores

Name of Stockbridge Bottle Eagle's Landing J&J Liquor Highway 138 Stockbridge
Liquor Store Shop Bottle Shoppe Package Store Wine and Spirits
Address 5039 North Henry 100 Eagles 1590 Hudson 1028 Highway 106 Rock Quarry
Boulevard (Suite C) Landing Parkway Bridge Road 138 West Road
Zoning of C-2 (General C-2 (General C-2 (General C-2 (General C-2 (General
Property Commercial) Commercial) Commercial) Commercial) Commercial)
Current Low-Density Mixed Low-Density Medium Density Low-Density Low-Density
Future Land Use Mixed Use Mixed Use Mixed Use Mixed Use
Use
Designation
Square 4,268 square feet 14,678 square 12,299 square 10,472 square 12,500 square
Footage (estimate) feet feet feet feet

7|Page
#SP-2024-02 For 106 Rock Quarry Road

Distance
# of Parking
from Proposed
18 parking spaces
Liquor Store
76 parking
to Nearby
47 parking
Churches
47 parking
and
40 parking
Spaces (estimate) spaces Schools
spaces spaces spaces

8|Page
#SP-2024-02 For 106 Rock Quarry Road

Distance from Stockbridge Bottle Shop to Proposed Liquor Store

9|Page
#SP-2024-02 For 106 Rock Quarry Road

Alcohol Survey for Proposed Liquor Store on 106 Rock
Quarry Road

10 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

Rendering of Proposed Liquor Store on 106 Rock Quarry Road

11 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

V. ANALYSIS

Project Description

GRP, LLC. is applying for a special use permit to convert the 12,500 square-foot building at 106
Rock Quarry Road into a liquor store. The entire space will be utilized, with planned improvements
including resurfacing the parking lots, enhancing landscaping, and adding brick façades on all
sides. The existing 20 parking spaces will be resurfaced, and security cameras will be installed.
The project is expected to be completed by December 25, 2024
The subject property is zoned C-2 (General Commercial), which allows for a variety of uses,
including liquor stores, as specified in Section 2.4.9 of the Stockbridge Unified Development
Code. Additionally, any liquor store established on this property must adhere to the development
standards outlined in the Stockbridge Unified Development Code.
UDC Development Regulations Relevant to Request:

• OR24-563: Section 2.5.2 (C) and 2.5.2 (D) of the Parkway Mixed-Use Overlay District
• OR24-560: Certain Businesses
• Chapter 9.04.070: License — Distance Restrictions.
• Section 9.2.5: Requirements for special use permits.
• Section 9.2.6: Use permit considerations.

OR24-563: Section 2.5.2 (D) of the Parkway Mixed-Use Overlay District

Select Use Requirement Does it Meet Requirement?

Must be located on a property with frontage on either a collector or an arterial
road, as classified by the Georgia Department of Transportation or the Henry
County Department of Transportation. Yes
Property must have a base zoning district which allows such uses. Yes
All property design standards of the base zoning district must be met. Yes
Existing non-conforming structures may not be enlarged. Yes
Building facades for both primary and accessory structures must be constructed
of brick on all sides. Yes
Acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal. Yes
The required number of parking spaces must be provided. Yes
Other special requirements, to be determined by the Community Development
Director. Yes

The subject property falls within the Parkway Mixed-Use Overlay, regulated by Sections 2.5.2 (C)
and 2.5.2 (D) of the Stockbridge Unified Development Code. As a select use, the proposed liquor
store complies with Section 2.5.2 (C) (1). The requirement for select uses, detailed in Section
2.5.2 (D) and summarized in the table above, includes several key points. First, the property fronts
Rock Quarry Road, classified as a minor arterial road by the Georgia Department of

12 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

Transportation. Second, the property is zoned C-2 (General Commercial), which permits liquor
stores. Third, the proposed liquor store will feature brick facades on all sides, aligning with the
required improvements. Additionally, the liquor store will utilize the existing turning lane for access
and internal circulation.

OR24-560: Certain Businesses (B) - Liquor Store Requirements

Requirement Meets Requirement?

Each liquor store must occupy a physical Yes
space of at least 6,000 square feet.

Section B of OR24-560, an ordinance passed by the Mayor and Council on March 26, 2024,
outlines the requirements for issuing a liquor store license. Among the requirements of OR24-560
is that a liquor store must occupy a physical space of 6,000 square feet. The proposed liquor
store, with a total area of 12,500 square feet, exceeds this requirement, thereby complying with
OR24-560. The details are summarized in the table above.

9.04.070 - License—Distance restrictions

Section 9.04.070 of Chapter 9.04 in Title 9 of the Stockbridge Code of Ordinances outlines the
requirements for the proximity of liquor stores to certain establishments, including churches,
schools, and alcohol treatment centers. According to Section 9.04.070 (1), alcohol sales are
prohibited within 100 yards of any church building. Near the proposed liquor store, there are three
churches: First Baptist of Stockbridge (4566 North Henry Boulevard), Ambassadors for Christ
(125 Rock Quarry Road), and Clarkston First Baptist Church (4518 North Henry Boulevard). All
three churches are between 346 yards and 488 yards away, thus meeting the distance
requirement.

Section 9.04.070 (2) states that alcohol sales cannot occur within 200 yards of any school
building, educational building, school grounds, or college campus. The two nearby schools,
Stockbridge Elementary School and Faith Academy, are 629 yards and 429 yards away from the
proposed liquor store, respectively, which also meets the requirement.

Section 9.04.070 (3) prohibits the sale of distilled spirits, wine, or malt beverages within 100 yards
of any state, county, or municipally owned alcohol treatment center. Healthquest Frontiers of
Stockbridge, located 2.66 miles away, satisfies this requirement.

Finally, Section 9.04.070 (4) mandates that distilled spirits cannot be sold within 500 feet of
another business licensed to sell distilled spirits. The nearest liquor store, Stockbridge Bottle Shop
(5039 North Henry Boulevard, Suite C), is 5,775 feet away, thus complying with this regulation.
The details are summarized in the table below.

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Name Type Address Distance from
Proposed Liquor Store

Faith Academy School 4518 North Henry 429 yards
Boulevard

Atlanta Baptist College College 1410 Valley Hill Road 2.66 miles

First Baptist of Stockbridge Church 4566 North Henry 488 yards
Boulevard

Healthquest Frontiers of Alcohol Treatment 1233 Eagles Landing 2.39 miles
Stockbridge center Parkway (Suites C &

Ambassadors For Christ Church 125 Rock Quarry Road 346 yards

Stockbridge Elementary School 4617 North Henry 629 yards
School Boulevard

Clarkston First Baptist Church 4518 North Henry 429 yards
Church Boulevard

Stockbridge Bottle Shop Liquor Store 5039 North Henry 5,775 feet
Boulevard (Suite C)

Staff Analysis

ANALYSIS OF REQUEST

9.2.5 Requirements for special use permits.

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

The proposed liquor store is not expected to negatively impact traffic congestion. It will utilize
the existing turning lane, ensuring smooth traffic flow. By utilizing the existing turning lane, it
will help maintain smooth traffic flow. Additionally, data from the Georgia Department of
Transportation indicates that the average daily traffic count on Rock Quarry Road was 12,500
in 2023, suggesting that the current infrastructure can accommodate the additional traffic
without any significant issues.

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#SP-2024-02 For 106 Rock Quarry Road

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

The existing building appears to be suitable for the proposed liquor store. Any issues with
regard to the physical condition of the subject property will be addressed during the plan review
process.

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

A letter from the Henry County Water Authority dated August 2, 2024, states that water and
sewer service is provided at the existing building.

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

The applicant has confirmed that no special limitations or conditions are necessary to protect
the public interest and ensure the continued beneficial use and enjoyment of nearby properties.
The proposed liquor store will adhere to all existing regulations and utilize the current
infrastructure to minimize any potential impact on the surrounding area.

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

The subject property is designated for Low-Density Mixed Use, as outlined in the Stockbridge
2024 Comprehensive Plan. According to page 48 of the plan, this designation is intended for
commercial and retail areas along key corridors and intersections, primarily serving nearby
residential neighborhoods. The proposed liquor store, located near the intersection of Rock
Quarry Road and North Henry Boulevard, aligns with this intent.

Furthermore, the proposed liquor store supports the comprehensive plan’s goals, particularly
those on page 44, which emphasize promoting a better sense of place and preserving
community character. The renovation plans for the existing building include significant
improvements such as resurfacing parking lots, enhancing landscaping, and adding brick
façades on all sides. These enhancements will not only comply with the comprehensive plan
but also ensure that the development is not unduly detrimental to nearby properties.

9.2.6 Use permit considerations

1. Whether the proposed use is consistent with the comprehensive land use
plan adopted by the city council
The proposed liquor store is consistent with the goals and policies of the
Stockbridge 2024 Comprehensive Plan. The proposed liquor meets the intent of
the Low-Density Mixed Use future land use designation which states on page 48
“This designation is intended for commercial/retail areas along various corridors
and intersections located throughout the City. These areas mainly serve the
residents of the surrounding residential neighborhoods. Future development and

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#SP-2024-02 For 106 Rock Quarry Road

redevelopment should maintain the community-oriented feel of these areas, with
a focus on creating small mixed-use areas combining locally owned retail, low
intensity office uses, and apartment/condo/loft uses in two story buildings in a
pedestrian friendly environment, allowing nearby residents to safely walk to and
within them.”
In addition, the proposed liquor store is consistent with the policy goals of the
2024 Comprehensive Plan on pages 42-44 that are listed below:

To attract and retain high-quality and diverse employers with quality
of life, education, culture, housing, healthcare, retail, and recreation
facilities. (Economic Development Goal)
Market the City as a great place to do business. (Economic
Development Policy)

To ensure that new developments promote a better sense of place
and preserve valued elements of community character. (Future
Land Use Goal)
Community
Goals and To establish land use designations that meet the needs of the City
Policies and are consistent with the new UDC. (Future Land Use Goal)

(page 42-44)
Work with business owners and developers to improve conditions
of property and require a consistent look of quality among
commercial developments. (Future Land Use Policy)

2. Compatibility with land uses and zoning districts in the vicinity of the property
for which the use permit is proposed
The subject property, currently zoned as C-2 (General Commercial), is permitted to
have liquor stores under Section 2.4.9 of the Stockbridge Unified Development Code.
This zoning designation is shared by several properties in the vicinity, indicating a
commercial character that supports such uses. The surrounding zoning districts
include SR (Single-Family), LI (Light Industrial), OI (Office-Institutional), C-3 (Heavy
Commercial), and MFR (Multi-Family Residential). Since there are properties in the
vicinity of the area that are zoned C-2, the proposed liquor store would be compatible.

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

The proposed use of the subject property for a liquor store will comply with all

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#SP-2024-02 For 106 Rock Quarry Road

applicable local, state, and federal statutes, ordinances, and regulations
governing land development.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets
The proposed liquor store will not have any negative impact on the traffic flow in the vicinity
of the area. To further enhance traffic management, the developer plans to utilize the existing
deceleration lane, which will help to alleviate any potential congestion.

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

According to the conceptual site plan provided by the applicant, the existing building is 12,500
square feet and will offer 40 parking spaces for customers. This provision ensures that the
development meets the parking requirements specified in Section 4.8.5 of the Stockbridge
Unified Development Code.

6. The amount and location of open space

The existing building, which is the proposed location for the new liquor store, currently
features sufficient open space. The availability of this open space will facilitate a smooth
transition as the building is renovated, ensuring that the new liquor store can be integrated
into the existing structure.

7. Protective screening

The proposed liquor store will make use of the existing building’s landscaping, preserving the
natural beauty and aesthetic appeal of the area. In addition to maintaining the current
greenery, the developers plan to enhance the property by adding new landscaping as part of
the renovation process. This combination of existing and new landscaping will create a
visually appealing environment that complements the surrounding properties.

8. Hours and manner of operation

The proposed liquor store will have the following operating hours: Monday to Wednesday
from 9 AM to 10:30 PM, Thursday to Saturday from 9 AM to 11:30 PM, and Sunday from
12:30 PM to 9 PM.

9. Outdoor lighting

As part of the renovation process, the proposed liquor store will enhance safety and security
by installing outdoor lighting and security cameras around the exterior. This will further ensure
that the premises are well-lit and monitored, providing a secure environment for customers,
and preventing potential criminal activity.

10. Ingress and egress to the property.

The proposed liquor store will utilize the existing access points of the current building, which
will minimize any disruptions to the established traffic flow.

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VI. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Special Use Permit via SP-2024-
02 is consistent with the regulations found in OR24-563, OR24-560, Chapter 9.04.070,
and both Section 9.2.5 and Section 9.2.6 of the Stockbridge Unified Development Code.
Therefore, the Planning and Zoning staff recommends APPROVAL.

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#SP-2024-
02 For 106
Rock
Quarry
Road

Mayor and Council:
January 13, 2025
• Applicant: GRP, LLC
• Owner: North Eagle Pavilion, LLC.
• Agent: Girishkumar Patel
• Address of Property: 106 Rock Quarry
Road
• Number of Acres: 0.89 +/- acres
Case • Project Characteristics: There is an existing
building with an existing business on the
Facts property
• Current Future Land Use Designation: Low
Density Mixed Use
• Current Zoning of Property:C-2 (General
Commercial)
• Sign Posting: August 21, 2024
VICINITY
MAP
Aerial
Photo with
Site Plan
Site Visit
on
August 21,
2024
Name of Stockbridge Eagle's Landing J&J Liquor Highway 138 Stockbridge
Liquor Store Bottle Shop Bottle Shoppe Package Store Wine and Spirits

Address 5039 North 100 Eagles 1590 Hudson 1028 Highway 106 Rock Quarry
Henry Boulevard Landing Parkway Bridge Road 138 West Road
(Suite C)

Zoning of C-2 (General C-2 (General C-2 (General C-2 (General C-2 (General
Property Commercial) Commercial) Commercial) Commercial) Commercial)
Current Low-Density Low-Density Medium Density Low-Density Low-Density
Future Land Mixed Use Mixed Use Mixed Use Mixed Use Mixed Use
Use
Designation
Square 4,268 square feet 14,678 square 12,299 square 10,472 square 12,500 square
Footage (estimate) feet feet feet feet
# of Parking 18 parking 76 parking 47 parking 47 parking 40 parking
Spaces spaces spaces spaces spaces spaces
(estimate)
Name of Liquor Store: Stockbridge
Bottle Shop
Address: 5039 North Henry
Boulevard (Suite C)
Zoning of Property: C-2 (General
Commercial)
Current Future Land Use
Designation: Low-Density Mixed Use
Square Footage: 4,268 square feet
(estimate)
# of Parking Spaces: 18 parking
spaces
(estimate)
Name of Liquor Store: Eagle's
Landing Bottle Shoppe
Address: 100 Eagles Landing
Parkway
Zoning of Property: C-2 (General
Commercial)
Current Future Land Use
Designation: Low-Density Mixed Use
Square Footage: 14,678 square feet

# of Parking Spaces: 76 parking
spaces
Name of Liquor Store:
J&J Liquor
Address: 1590 Hudson
Bridge Road
Zoning of Property: C-2
(General Commercial)
Current Future Land
Use Designation:
Medium Density Mixed
Use
Square Footage: 12,299
square feet
# of Parking Spaces: 47
parking spaces
Name of Liquor Store:
Highway 138 Package
Store
Address: 1028 Highway
138 West
Zoning of Property: C-2
(General Commercial)
Current Future Land Use
Designation: Low-
Density Mixed Use
Square Footage: 10,472
square feet
# of Parking Spaces: 47
parking spaces
Zoning History of
Property
• The subject property was rezoned
from R-3 (Residential) to C-2
(General Commercial) on January
29, 2001, upon the request of
OPM Properties. The intent of the
request was for a retail/warehouse
building.
PROPOSED DEVELOPMENT
INFORMATION
Development Information
• GRP, LLC. is applying for a special use permit to convert the 12,500
square-foot building at 106 Rock Quarry Road into a liquor store. The
entire space will be utilized, with planned improvements including
resurfacing the parking lots, enhancing landscaping, and adding brick
façades on all sides. The existing 40 parking spaces will be resurfaced,
and security cameras will be installed. The project is expected to be
completed by December 25, 2024
• The subject property is zoned C-2 (General Commercial), which allows
for a variety of uses, including liquor stores, as specified in Section 2.4.9
of the Stockbridge Unified Development Code. Additionally, any liquor
store established on this property must adhere to the development
standards outlined in the Stockbridge Unified Development Code.
UDC Development Regulations
Relevant to Request
• OR24-563: Section 2.5.2 (C) and 2.5.2 (D) of the Parkway Mixed-Use
Overlay District
• OR24-560: Certain Businesses
• Chapter 9.04.070: License — Distance Restrictions
• Section 9.2.5: Requirements for special use permits
• Section 9.2.6: Use permit considerations
DOES IT MEET
SELECT USE REQUIREMENT REQUIREMENT?

OR24-563: Must be located on a property with frontage on either
a collector or an arterial road, as classified by the
Section 2.5.2 Georgia Department of Transportation or the Henry
County Department of Transportation.
Yes

(D) of the Property must have a base zoning district which
Parkway allows such uses. Yes

Mixed-Use All property design standards of the base zoning
district must be met. Yes
Overlay Existing non-conforming structures may not be

District enlarged. Yes

Building facades for both primary and accessory
structures must be constructed of brick on all sides. Yes

Acceptable means of access and internal circulation
must be provided, to be determined by the Fire
Marshal. Yes

The required number of parking spaces must be
provided. Yes

Other special requirements, to be determined by the
Community Development Director. Yes
OR24-560: Certain
Businesses (B) -
Liquor Store
Requirements
REQUIREMENT MEETS
Section B of OR24-560, an ordinance REQUIREMENT?
passed by the Mayor and Council on
March 26, 2024, outlines the Each liquor store
requirements for issuing a liquor store must occupy a
license. Among the requirements of
OR24-560 is that a liquor store must
physical space of at Yes
occupy a physical space of 6,000
least 6,000 square
square feet. The proposed liquor store, feet.
with a total area of 12,500 square feet,
exceeds this requirement, thereby
complying with OR24-560.
9.04.070 - License—Distance restrictions

• Section 9.04.070 of Chapter 9.04 in Title 9 of the Stockbridge Code of Ordinances outlines the requirements for
the proximity of liquor stores to certain establishments, including churches, schools, and alcohol treatment
centers. According to Section 9.04.070 (1), alcohol sales are prohibited within 100 yards of any church building.
Near the proposed liquor store, there are three churches: First Baptist of Stockbridge (4566 North Henry
Boulevard), Ambassadors for Christ (125 Rock Quarry Road), and Clarkston First Baptist Church (4518 North
Henry Boulevard). All three churches are between 346 yards and 488 yards away, thus meeting the distance
requirement.
• Section 9.04.070 (2) states that alcohol sales cannot occur within 200 yards of any school building, educational
building, school grounds, or college campus. The two nearby schools, Stockbridge Elementary School and Faith
Academy, are 629 yards and 429 yards away from the proposed liquor store, respectively, which also meets the
requirement.
• Section 9.04.070 (3) prohibits the sale of distilled spirits, wine, or malt beverages within 100 yards of any state,
county, or municipally owned alcohol treatment center. Healthquest Frontiers of Stockbridge, located 2.66 miles
away, satisfies this requirement.
• Finally, Section 9.04.070 (4) mandates that distilled spirits cannot be sold within 500 feet of another business
licensed to sell distilled spirits. The nearest liquor store, Stockbridge Bottle Shop (5039 North Henry Boulevard,
Name Type Address Distance from
Proposed Liquor
Store
Faith Academy School 4518 North Henry 429 yards
Boulevard

9.04.070 –
Atlanta Baptist College 1410 Valley Hill 2.66 miles
College Road
First Baptist of Church 4566 North Henry 488 yards
License Stockbridge
Healthquest Alcohol
Boulevard
1233 Eagles 2.39 miles

Distance Frontiers of
Stockbridge
Treatment
center
Landing Parkway
(Suites C & D)

restrictions
Ambassadors For Church 125 Rock Quarry 346 yards
Christ Road
Stockbridge School 4617 North Henry 629 yards
Elementary School Boulevard
Clarkston First Church 4518 North Henry 429 yards
Baptist Church Boulevard
Stockbridge Bottle Liquor Store 5039 North Henry 5,775 feet
Shop Boulevard (Suite
Map of
Distance to
Nearby
Churches
and Schools
Distance
from
Stockbridge
Bottle Shop
to Proposed
Liquor Store
Alcohol Survey
for Proposed
Liquor Store on
106 Rock Quarry
Road
9.2.5 Requirements for special use
permits.
1. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties: The proposed liquor store is not expected to negatively impact traffic congestion.
It will utilize the existing turning lane, ensuring smooth traffic flow. By utilizing the existing turning lane,
it will help maintain smooth traffic flow. Additionally, data from the Georgia Department of
Transportation indicates that the average daily traffic count on Rock Quarry Road was 12,500 in 2023,
suggesting that the current infrastructure can accommodate the additional traffic without any
significant issues.
2. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development: The existing building appears to be suitable for the
proposed liquor store. Any issues with regard to the physical condition of the subject property will be
addressed during the plan review process.
3. Adequate public facilities are available to serve the proposed use: A letter from the Henry County
Water Authority dated August 2, 2024, states that water and sewer service is provided at the existing
building.
9.2.5 Requirements for special use
permits (cont.)
4. The applicant has made a binding agreement for any specific limitations or conditions necessary to
protect the public interest and assure the continued beneficial use and enjoyment of nearby
properties or that no special limitations are necessary to protect the public: The applicant has
confirmed that no special limitations or conditions are necessary to protect the public interest and ensure the
continued beneficial use and enjoyment of nearby properties. The proposed liquor store will adhere to all
existing regulations and utilize the current infrastructure to minimize any potential impact on the surrounding
area.
5. The special use with specific limitations and design features as may have been required will further
the aims of the comprehensive plan and will not be unduly detrimental to nearby properties: The
subject property is designated for Low-Density Mixed Use, as outlined in the Stockbridge 2024
Comprehensive Plan. According to page 48 of the plan, this designation is intended for commercial and retail
areas along key corridors and intersections, primarily serving nearby residential neighborhoods. The proposed
liquor store, located near the intersection of Rock Quarry Road and North Henry Boulevard, aligns with this
intent. Furthermore, the proposed liquor store supports the comprehensive plan’s goals, particularly those on
page 44, which emphasize promoting a better sense of place and preserving community character. The
renovation plans for the existing building include significant improvements such as resurfacing parking lots,
enhancing landscaping, and adding brick façades on all sides. These enhancements will not only comply with
the comprehensive plan but also ensure that the development is not unduly detrimental to nearby properties.
9.2.6 Use permit considerations
1. Whether the proposed use is consistent with the comprehensive land
use plan adopted by the city council: The proposed liquor store is
consistent with the goals and policies of the Stockbridge 2024
Comprehensive Plan. The proposed liquor meets the intent of the Low-
Density Mixed Use future land use designation which states on page 48:
“This designation is intended for commercial/retail areas along various
corridors and intersections located throughout the City. These areas mainly
serve the residents of the surrounding residential neighborhoods. Future
development and redevelopment should maintain the community-oriented
feel of these areas, with a focus on creating small mixed-use areas
combining locally owned retail, low intensity office uses, and
apartment/condo/loft uses in two story buildings in a pedestrian friendly
environment, allowing nearby residents to safely walk to and within them.”
9.2.6 Use permit considerations
(cont.)
To attract and retain high-quality and diverse employers with quality of life, education, culture,
housing, healthcare, retail, and recreation facilities. (Economic Development Goal)

Community Market the City as a great place to do business. (Economic Development Policy)
Goals and To ensure that new developments promote a better sense of place and preserve valued elements of
Policies community character. (Future Land Use Goal)

To establish land use designations that meet the needs of the City and are consistent with the new
UDC. (Future Land Use Goal)
(page 42-44)
Work with business owners and developers to improve conditions of property and require a
consistent look of quality among commercial developments. (Future Land Use Policy)
9.2.6 Use permit considerations
(cont.)
2. Compatibility with land uses and zoning districts in the vicinity of the property
for which the use permit is proposed: The subject property, currently zoned as C-2
(General Commercial), is permitted to have liquor stores under Section 2.4.9 of the
Stockbridge Unified Development Code. This zoning designation is shared by several
properties in the vicinity, indicating a commercial character that supports such uses.
The surrounding zoning districts include SR (Single-Family), LI (Light Industrial), OI
(Office-Institutional), C-3 (Heavy Commercial), and MFR (Multi-Family Residential).
Since there are properties in the vicinity of the area that are zoned C-2, the proposed
liquor store would be compatible.
3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development: The proposed use of the
subject property for a liquor store will comply with all applicable local, state, and
federal statutes, ordinances, and regulations governing land development.
9.2.6 Use permit considerations
(cont.)
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets: The proposed liquor store will not have any negative impact on
the traffic flow in the vicinity of the area. To further enhance traffic management, the
developer plans to utilize the existing deceleration lane, which will help to alleviate
any potential congestion.
5. The location and number of off-street parking spaces: According to the
conceptual site plan provided by the applicant, the existing building is 12,500
square feet and will offer 40 parking spaces for customers. This provision ensures
that the development meets the parking requirements specified in Section 4.8.5 of
the Stockbridge Unified Development Code.
6. The amount and location of open space: The existing building, which is the
proposed location for the new liquor store, currently features sufficient open space.
The availability of this open space will facilitate a smooth transition as the building
is renovated, ensuring that the new liquor store can be integrated into the existing
structure.
9.2.6 Use permit considerations
(cont.)
7. Protective screening: The proposed liquor store will make use of the existing building’s
landscaping, preserving the natural beauty and aesthetic appeal of the area. In addition to
maintaining the current greenery, the developers plan to enhance the property by adding new
landscaping as part of the renovation process. This combination of existing and new landscaping
will create a visually appealing environment that complements the surrounding properties.
8. Hours and manner of operation: The proposed liquor store will have the following operating
hours: Monday to Wednesday from 9 AM to 10:30 PM, Thursday to Saturday from 9 AM to 11:30
PM, and Sunday from 12:30 PM to 9 PM.
9. Outdoor lighting: As part of the renovation process, the proposed liquor store will enhance
safety and security by installing outdoor lighting and security cameras around the exterior. This
will further ensure that the premises are well-lit and monitored, providing a secure environment
for customers, and preventing potential criminal activity.
10. Ingress and egress to the property: The proposed liquor store will utilize the existing access
points of the current building, which will minimize any disruptions to the established traffic flow.
STAFF RECOMMENDATION
• This Staff Report has demonstrated that the requested Special Use
Permit via SP-2024-02 is consistent with the regulations found in OR24-
563, OR24-560, Chapter 9.04.070, and both Section 9.2.5 and Section
9.2.6 of the Stockbridge Unified Development Code. Therefore, the
Planning and Zoning staff recommends APPROVAL.
Project Name Parcel Number Approval Date Case #
029-01009000
Keith Nation 029-01009001
S09-06010000
S08-01010000
Yvette Morrison S08-01020000
D.R. Horton, Inc. S16-01006000
053-01017005
Marketplace Storefronts, LLC 053-01017000 12/11/2023 AX-2023-04
052-01023000
NexMetro Acquisitions, LLC 052-01024000 12/11/2023 AX-2023-03
088-02055000
088-02057000
088-02056000
Pulte Group (Battle Law, LLC) 070-01005001 1/8/2024 AX-2023-05
052-01025024
052-01025027
052-01025028
Waypoint Residential 052-01025021 1/8/2024 AX-2023-06
S25-01022000
Sylvain Captial Ventures, LLC S25-01022005
S18-02003000
S18-02002005
S18-02002000
S18-02002006
Forestar (USA) S18-02004009
030-01009000
030-01009005
D.R. Horton, Inc. 030-01009006
Charlie Hightower S24-01017000
Stuart Hope 051-01016021
069-01009000
LI Route 23, LLC 070-01001000
Lennar Georgia, LLC 032-01026000
052-01022000
052-01031001
052-01023002
053-B01030006
053-B01030007
053-B01030008
052-01031000
City of Stockbridge 053-B01030009
071A01088003
071A01089000
071A01090000
Nathan McGarity 071A01091000 11/12/2024 AX-2024-01
Pivotal Enterprises S07-01006000
Approval Date Case # Zoned From Zoned To Approval Date Case #
RR MFR
6/12/2023 RZ-2023-01 RR MFR 6/12/2023 CP-2023-01
RR SR
RR SR
10/9/2023 RZ-2023-02 C-1 SR
11/13/2023 RZ-2023-03 LI MFR 10/9/2023 CP-2023-02
PUD
12/11/2023 RZ-2023-06 N/A PUD 12/11/2023 CP-2023-05
PUD
12/11/2023 RZ-2023-04 N/A PUD 12/11/2023 CP-2023-03
SR
SR
SR
1/8/2024 RZ-2023-07 N/A SR 1/8/2024 CP-2023-06
PUD
PUD
PUD
1/8/2024 RZ-2023-08 N/A PUD 1/8/2024 CP-2023-07
SR MFR
2/12/2024 RZ-2023-09 SR MFR 2/12/2024 CP-2023-08
OI MFR
OI MFR
SR MFR
OI MFR
2/12/2024 RZ-2023-10 C-1 MFR 2/12/2024 CP-2023-09
C-3 PUD
C-3 PUD
6/10/2024 RZ-2023-05 C-3 PUD
7/8/2024 RZ-2024-02 SR PUD 7/8/2024 CP-2024-02
9/9/2024 RZ-2024-05 OI C-2

9/9/2024 RZ-2024-06 C-2 MFR 9/9/2024 CP-2024-06
10/14/2024 RZ-2024-01 C2 MFR 10/14/2024 CP-2024-01

10/14/2024 RZ-2024-07 RR PUD

11/12/2024 RZ-2024-04 N/A C-2 11/12/2024 CP-2024-04
112/9/2024 RZ-2024-03 C-2 MFR 12/9/2024 CP-2024-03
FLU Change From FLU Change To
LDR HDR
LDR HDR

LI HDR
HDMU
N/A HDMU
HDR
N/A HDR
LDR
LDR
LDR
N/A LDR
MDMU
MDMU
MDMU
N/A MDMU
LDMU SP
LDMU SP
LDMU MDR
LDMU MDR
MDR MDR
LDMU MDR
LDMU MDR

LDR SP

LDMU MDR
MDMU MDR

N/A HDMU
LDMU MDR
Approval of 2023-2024
Zoning and Future Land Use
Map Changes
Community Development Department
Planning & Zoning
Jordyn Bucholtz, GIS Analyst
Map Changes 2023
Map Changes 2024
6/12/23 Approved Changes
• RZ-2023-01
• Parcel #029-01009000: RR -> MFR
• Parcel #029-01009001: RR -> MFR
• CP-2023-01
• Parcel #029-01009000: LDR -> HDR
• Parcel #029-01009001: LDR -> HDR
10/9/23 Approved Changes
• RZ-2023-02
• Parcel #S09-06010000: RR -> SR
• Parcel #S08-01010000: RR -> SR
• Parcel #S08-01020000: C-1 -> SR
11/13/23 Approved Changes
• RZ-2023-03
• Parcel #S16-01006000: LI -> MFR
• CP-2023-02
• Parcel #S16-01006000: LI -> HDR
12/11/23 Approved Changes
• AX-2023-04
• Parcel #053-01017005
• Parcel #053-01017000
• RZ-2023-06
• Parcel #053-01017005: PUD
• Parcel #053-01017000: PUD
• CP-2023-05
• Parcel #053-01017005: HDMU
• Parcel #053-01017000: HDMU
12/11/23 Approved Changes Continued
• AX-2023-03
• Parcel #052-01023000
• Parcel # 052-01024000
• RZ-2023-04
• Parcel #052-01023000: PUD
• Parcel # 052-01024000: PUD
• CP-2023-03
• Parcel #052-01023000: HDR
• Parcel # 052-01024000: HDR
1/8/24 Approved Changes
• AX-2023-05
• 088-02055000
• 088-02057000
• 088-02056000
• 070-01005001
• RZ-2023-07
• 088-02055000: SR
• 088-02057000: SR
• 088-02056000: SR
• 070-01005001: SR
• CP-2023-06
• 088-02055000: LDR
• 088-02057000: LDR
• 088-02056000: LDR
• 070-01005001: LDR
1/8/24 Approved Changes Continued
• AX-2023-06
• 052-01025024
• 052-01025027
• 052-01025028
• 052-01025021
• RZ-2023-08
• 052-01025024: PUD
• 052-01025027: PUD
• 052-01025028: PUD
• 052-01025021: PUD
• CP-2023-07
• 052-01025024: MDMU
• 052-01025027: MDMU
• 052-01025028: MDMU
• 052-01025021: MDMU
2/12/24 Approved Changes
• RZ-2023-09
• S25-01022000: SR -> MFR
• S25-01022005: SR -> MFR
• CP-2023-08
• S25-01022000: LDMU -> SP
• S25-01022005: LDMU -> SP
2/12/24 Approved Changes Continued
• RZ-2023-10
• S18-02003000: OI -> MFR
• S18-02002005: OI -> MFR
• S18-02002000: SR -> MFR
• S18-02002006: OI -> MFR
• S18-02004009: C-1 -> MFR
• CP-2023-09
• S18-02003000: LDMU -> MDR
• S18-02002005: LDMU -> MDR
• S18-02002000: MDR -> MDR
• S18-02002006: LDMU -> MDR
• S18-02004009: LDMU -> MDR
6/10/2024 Approved Changes
• RZ-2023-05
• 030-01009000: C-3 -> PUD
• 030-01009005: C-3 -> PUD
• 030-01009006: C-3 -> PUD
7/8/24 Approved Changes
• RZ-2024-02
• S24-01017000: SR -> PUD
• CP-2024-02
• S24-01017000: LDR -> SP
9/9/24 Approved Changes
• RZ-2024-05
• 051-01016021: OI -> C-2
• RZ-2024-06
• 069-01009000: C-2 -> MFR
• 070-01001000: C-2 -> MFR
• CP-2024-06
• 069-01009000: LDMU -> MDR
• 070-01001000: LDMU -> MDR
10/14/24 Approved Changes
• RZ-2024-01
• 032-01026000: C-2 -> MFR
• CP-2024-01
• 032-01026000: MDMU -> MDR
10/14/24 Approved Changes Continued
• RZ-2024-07
• 052-01022000: RR -> PUD
• 052-01031001: RR -> PUD
• 052-01023002: RR -> PUD
• 053-B01030006: RR -> PUD
• 053-B01030007: RR -> PUD
• 053-B01030008: RR -> PUD
• 052-01031000: RR -> PUD
• 053-B01030009: RR -> PUD
11/12/24 Approved Changes
• AX-2024-01
• 071A01088003
• 071A01089000
• 071A01090000
• 071A01091000
• RZ-2024-04
• C-2
• CP-2024-04
• HDMU
12/9/24 Approved Changes
• RZ-2024-03
• S07-01006000: C-2 -> MFR
• CP-2024-03
• S07-01006000: LDMU -> MDR
De-Annexed Parcels
DX-2024-01
• 013A01051000
• 013A01057000
• 013A01058000
• 013A01059000
• 013A01600000
• 013A01061000
• 013A01127000
• 013A01128005
• 013A01132000
• 013A01138000
De-Annexed Parcels
DX-2024-02
• 013A0102300
• 013A0102400
• 013A0105000
• 013A0103900
• 013A0103800
• 013A0102500
• 013A0104900
De-Annexed Parcels
DX-2024-03
• 013A0105300
• 013A0105400
• 013A0105500
• 013A0105600
• 013A0113700
• 013A0113300
• 013A0113600
De-Annexed Parcels
DX-2024-04
• 013A0101600
• 013A0101500
• 013A0101400
• 013A0103600
• 013A0103500
• 013A0103400
• 013A0103300
Approval of 2023-2024
Zoning and Future Land Use
Map Changes
Community Development Department
Planning & Zoning
Jordyn Bucholtz, GIS Analyst
Map Changes 2023
Map Changes 2024
6/12/23 Approved Changes
• RZ-2023-01
• Parcel #029-01009000: RR -> MFR
• Parcel #029-01009001: RR -> MFR
• CP-2023-01
• Parcel #029-01009000: LDR -> HDR
• Parcel #029-01009001: LDR -> HDR
10/9/23 Approved Changes
• RZ-2023-02
• Parcel #S09-06010000: RR -> SR
• Parcel #S08-01010000: RR -> SR
• Parcel #S08-01020000: C-1 -> SR
11/13/23 Approved Changes
• RZ-2023-03
• Parcel #S16-01006000: LI -> MFR
• CP-2023-02
• Parcel #S16-01006000: LI -> HDR
12/11/23 Approved Changes
• AX-2023-04
• Parcel #053-01017005
• Parcel #053-01017000
• RZ-2023-06
• Parcel #053-01017005: PUD
• Parcel #053-01017000: PUD
• CP-2023-05
• Parcel #053-01017005: HDMU
• Parcel #053-01017000: HDMU
12/11/23 Approved Changes Continued
• AX-2023-03
• Parcel #052-01023000
• Parcel # 052-01024000
• RZ-2023-04
• Parcel #052-01023000: PUD
• Parcel # 052-01024000: PUD
• CP-2023-03
• Parcel #052-01023000: HDR
• Parcel # 052-01024000: HDR
1/8/24 Approved Changes
• AX-2023-05
• 088-02055000
• 088-02057000
• 088-02056000
• 070-01005001
• RZ-2023-07
• 088-02055000: SR
• 088-02057000: SR
• 088-02056000: SR
• 070-01005001: SR
• CP-2023-06
• 088-02055000: LDR
• 088-02057000: LDR
• 088-02056000: LDR
• 070-01005001: LDR
1/8/24 Approved Changes Continued
• AX-2023-06
• 052-01025024
• 052-01025027
• 052-01025028
• 052-01025021
• RZ-2023-08
• 052-01025024: PUD
• 052-01025027: PUD
• 052-01025028: PUD
• 052-01025021: PUD
• CP-2023-07
• 052-01025024: MDMU
• 052-01025027: MDMU
• 052-01025028: MDMU
• 052-01025021: MDMU
2/12/24 Approved Changes
• RZ-2023-09
• S25-01022000: SR -> MFR
• S25-01022005: SR -> MFR
• CP-2023-08
• S25-01022000: LDMU -> SP
• S25-01022005: LDMU -> SP
2/12/24 Approved Changes Continued
• RZ-2023-10
• S18-02003000: OI -> MFR
• S18-02002005: OI -> MFR
• S18-02002000: SR -> MFR
• S18-02002006: OI -> MFR
• S18-02004009: C-1 -> MFR
• CP-2023-09
• S18-02003000: LDMU -> MDR
• S18-02002005: LDMU -> MDR
• S18-02002000: MDR -> MDR
• S18-02002006: LDMU -> MDR
• S18-02004009: LDMU -> MDR
6/10/2024 Approved Changes
• RZ-2023-05
• 030-01009000: C-3 -> PUD
• 030-01009005: C-3 -> PUD
• 030-01009006: C-3 -> PUD
7/8/24 Approved Changes
• RZ-2024-02
• S24-01017000: SR -> PUD
• CP-2024-02
• S24-01017000: LDR -> SP
9/9/24 Approved Changes
• RZ-2024-05
• 051-01016021: OI -> C-2
• RZ-2024-06
• 069-01009000: C-2 -> MFR
• 070-01001000: C-2 -> MFR
• CP-2024-06
• 069-01009000: LDMU -> MDR
• 070-01001000: LDMU -> MDR
10/14/24 Approved Changes
• RZ-2024-01
• 032-01026000: C-2 -> MFR
• CP-2024-01
• 032-01026000: MDMU -> MDR
10/14/24 Approved Changes Continued
• RZ-2024-07
• 052-01022000: RR -> PUD
• 052-01031001: RR -> PUD
• 052-01023002: RR -> PUD
• 053-B01030006: RR -> PUD
• 053-B01030007: RR -> PUD
• 053-B01030008: RR -> PUD
• 052-01031000: RR -> PUD
• 053-B01030009: RR -> PUD
11/12/24 Approved Changes
• AX-2024-01
• 071A01088003
• 071A01089000
• 071A01090000
• 071A01091000
• RZ-2024-04
• C-2
• CP-2024-04
• HDMU
12/9/24 Approved Changes
• RZ-2024-03
• S07-01006000: C-2 -> MFR
• CP-2024-03
• S07-01006000: LDMU -> MDR
De-Annexed Parcels
DX-2024-01
• 013A01051000
• 013A01057000
• 013A01058000
• 013A01059000
• 013A01600000
• 013A01061000
• 013A01127000
• 013A01128005
• 013A01132000
• 013A01138000
De-Annexed Parcels
DX-2024-02
• 013A0102300
• 013A0102400
• 013A0105000
• 013A0103900
• 013A0103800
• 013A0102500
• 013A0104900
De-Annexed Parcels
DX-2024-03
• 013A0105300
• 013A0105400
• 013A0105500
• 013A0105600
• 013A0113700
• 013A0113300
• 013A0113600
De-Annexed Parcels
DX-2024-04
• 013A0101600
• 013A0101500
• 013A0101400
• 013A0103600
• 013A0103500
• 013A0103400
• 013A0103300
TRANSMITTAL MEMO
RE: Campground Road @ Hwy 42 Rezoning and Annexation Applications
Planners and Engineers Collaborative, Inc. Project No. 19279.00A
On behalf of Meritage Homes

TO: City of Stockbridge Community
4602 North Henry Blvd
Stockbridge, GA 30281
678-833-3347

ATTN: Ryan Anderson
678-833-3340

FROM: Planners and Engineers Collaborative
350 Research Court, Suite 200
Peachtree Corners, GA 30092

C/O Hayley Todd – (757) 508-6593

Enclosed materials:

Rezoning Application
Annexation Application

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
MERITAGE HOMES
3700 Mansell Road, Suite 550, Alpharetta, GA 30022
clay.kirkley@meritagehomes.com
10/07/24
10/7/2024

Re: Letter of Intent – Annexation and PUD Rezoning
Campground Road @ Highway 42
PEC+ Project No. 19279.00A

Dear Community Development Officials,

This application seeks to annex and rezone the approximately 48.5-acre site known as Campground Road
@ Highway 42 (the “Subject Property,” PIDs 089-01001000 and 089-01001003) from RA to PUD under the
Parkway Mixed Use Overlay. Bringing the site from Henry County into the City Limits of Stockbridge and
rezoning to PUD would allow for the development of a new, 243-unit, single-family attached and detached
development.

Site and Proposal

The Subject Property is located along the eastern side of Highway 42 and is bisected by Campground Road.
The site is bordered by the Clark Meadows subdivision to the north, a Georgia Power easement to the
northwest, Highway 42 to the southwest, and Tabernacle of Praise Church to the south across Old
Campground Road. The site is made up of two parcels that total approximately 48.5-acres.

Of the 46.5-acres, approximately 1.5 acres are in a floodplain. Approximately 8.7 acres of the site are
proposed to be used for street right-of-way. The net area of the site is 38.29 acres. The proposed 243-
unit single family subdivision has a net site density of 6.35 units per acre. There would be 142
townhome units and 101 single-family detached lots. The site would have 15 acres of open space
(approximately 30% of the total site area). Elevations are included with this submittal.

The proposed annexation and rezoning would allow for the 48.5-acre site to be annexed into the City
Limits of Stockbridge, rezoned PUD, and be subject to the Parkway Mixed Use overlay district. The
proposal includes 243 new homes.

Rationale for Request

This area is part of the “high-density suburban” character area per the Henry County Comprehensive Plan.
As such, the proposed PUD zoning in Stockbridge is compatible with the underlying designation and is
therefore aligned with the comprehensive plan. The immediate area is characterized by different types of
single family development, including townhomes and detached homes. The proposed development would
fit into the character of the existing context and would present a high quality addition to the overall area.
The development would be compatible and consistent with nearby and adjacent development pattern,
and therefore meets the purpose and intent of the district per the City of Stockbridge UDO.

Constitutional Objections

The portions of the Code of Ordinances and Zoning Ordinance for City of Stockbridge (the “Zoning
Ordinance”) which classifies or conditions the Property into any more or less intensive zoning
classification and/or zoning conditions other than as requested by the Applicant and property owner are
unconstitutional, in that they would destroy the Applicant's and property owner’s property rights without

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
Project No. 19279.00A
10/07/2024

first paying fair, adequate and just compensation for such rights, in violation of Article I, Section I,
Paragraph II of the Constitution of the State of Georgia of 1983, the Due Process Clause of the Fourteenth
Amendment to the Constitution of the United States.

The application of the Zoning Ordinance which presently restricts the Property’s use to the present zoning
classification, uses, regulations, requirements, and conditions is unconstitutional, illegal, null and void,
and constitutes a taking of the Applicant's and the property owner's property rights in violation of the Just
Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment
to the Constitution of the United States, Article I, Section I, Paragraphs I and II of the Constitution of the
State of Georgia of 1983, and in violation of the Equal Protection Clause of the Fourteenth Amendment
to the Constitution of the United States by denying economic and viable use of the Property while not
substantially advancing legitimate state interests.

The Property is presently suitable for OSC as proposed in the requested rezoning, as amended by the
Applicant, and is not economically suitable for uses restricted under its present zoning and development
classification, conditions, regulations, and restrictions due to its location, shape, size, surrounding
development, and other factors. A denial of the requested rezoning and related variances would
constitute an arbitrary and capricious act by City of Stockbridge and the City Council without any rational
basis therefore, constituting an abuse of discretion in violation of Article I, Section I, Paragraphs I and II of
the Constitution of the State of Georgia of 1983 and the Due Process Clause of the Fourteenth
Amendment. A refusal by City of Stockbridge and the City Council to approve this requested rezoning,
with only such additional conditions as agreed to by the Applicant and/or owner, so as to permit the only
feasible economic use of the Property, would be unconstitutional between the Applicant, owner, and
similarly situated property owners, in violation of Article I, Section I, Paragraph II of the Constitution of
the State by discriminating of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment.

Conclusion

The applicant and owner respectfully request that the City of Stockbridge City Council, Planning
Commission and Planning Staff approve and support the Applicant’s rezoning request to allow for
annexation into Stockbridge and the development of a new, single-family attached and detached
subdivision. The developer and their representatives welcome the opportunity to meet with all interested
parties and representatives.

Sincerely,

Hayley Todd
Zoning Manager, Planners and Engineers Collaborative, Inc.

ZONING DESCRIPTION
NORTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
Extension (Variable R/W) with the southeasterly right-of-way line of Union City
Norcross Transmission Line easement; thence along said easement

North 17 degrees 5 minutes 19 seconds East, a distance of 166.16 feet; thence North
17 degrees 9 minutes 14 seconds East, a distance of 769.82 feet; thence leaving saif
right-of-way line North 90 degrees 0 minutes 0 seconds East, a distance of 100.50
feet; thence along the centerline of creek and following the meanderings thereof the
following:

South 59 degrees 33 minutes 13 seconds East, a distance of 31.21 feet; thence South
38 degrees 8 minutes 20 seconds East, a distance of 206.68 feet; thence South 49
degrees 39 minutes 57 seconds East, a distance of 75.01 feet; thence South 49
degrees 6 minutes 3 seconds East, a distance of 103.84 feet; thence South 22
degrees 50 minutes 31 seconds East, a distance of 106.11 feet; thence South 54
degrees 29 minutes 7 seconds East, a distance of 210.47 feet; thence South 37
degrees 27 minutes 40 seconds East, a distance of 138.14 feet; thence South 6
degrees 28 minutes 54 seconds West, a distance of 130.40 feet; thence South 39
degrees 50 minutes 1 second East, a distance of 118.45 feet; thence South 10
degrees 0 minutes 45 seconds East, a distance of 101.77 feet; thence South 23
degrees 35 minutes 52 seconds East, a distance of 178.34 feet; thence South 63
degrees 4 minutes 32 seconds East, a distance of 53.02 feet; thence South 67
degrees 29 minutes 2 seconds East, a distance of 27.86 feet;

thence leaving said creek North 89 degrees 29 minutes 28 seconds East, a distance of
353.55 feet; thence South 01 degree 53 minutes 24 seconds West, a distance of
448.96 feet to a point on said right-of-way line of Campground Road Extension; thence
along said right-of-way the following courses and distances:
North 50 degrees 59 minutes 10 seconds West, a distance of 448.30 feet; thence
North 38 degrees 57 minutes 59 seconds East, a distance of 90.01 feet; thence North
50 degrees 59 minutes 32 seconds West, a distance of 49.01 feet; thence South 39
degrees 38 minutes 49 seconds West, a distance of 90.00 feet; thence North 50
degrees 59 minutes 12 seconds West, a distance of 475.68 feet; thence 456.46 feet
along an arc of a curve to the left having a radius of 710.00 feet and a chord bearing
and distance of North 69 degrees 24 minutes 11 seconds West 448.64 feet to a point;
thence North 16 degrees 31 minutes 45 seconds West, a distance of 81.89 feet;
thence South 82 degrees 3 minutes 52 seconds West, a distance of 122.49 feet;
thence South 8 degrees 40 minutes 2 seconds East, a distance of 70.00 feet; thence
94.93 feet along an arc of a curve to the left having a radius of 709.99 feet and a chord
bearing and distance of South 77 degrees 28 minutes 36 seconds West 94.86 feet to a
point; thence South 68 degrees 22 minutes 54 seconds West, a distance of 130.83 feet
to the POINT OF BEGINNING.
Said Tract containing 16.12 acres.
ZONING DESCRIPTION
SOUTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
(80’ R/W) with the northeasterly right-of-way line of State Route 43, aka U.S. Hwy 23
(90’ R/W), thence along said right-of-way of State Route 43, aka U.S. Hwy 23 North 33
degrees 37 minutes 41 seconds West, a distance of 120.45 feet; thence North 33
degrees 18 minutes 45 seconds West, a distance of 777.39 feet; thence North 33
degrees 19 minutes 8 seconds West, a distance of 385.29 feet; thence North 17
degrees 3 minutes 32 seconds East, a distance of 197.64 feet to a point on the
southerly right-of-way line of Campground Road Extension (Variable R/W); thence
along said right-of-way the following courses and distances:

North 56 degrees 31 minutes 15 seconds East, a distance of 34.69 feet; thence 214.32
feet along an arc of a curve to the right having a radius of 610.00 feet and a chord
bearing and distance of North 66 degrees 35 minutes 18 seconds East 213.22 feet to a
point; thence 163.44 feet along an arc of a curve to the right having a radius of 610.00
feet and a chord bearing and distance of North 84 degrees 19 minutes 45 seconds
East 162.95 feet to a point; thence South 01 degree 59 minutes 46 seconds West, a
distance of 30.00 feet; thence South 85 degrees 59 minutes 24 seconds East, a
distance of 40.42 feet; thence North 5 degrees 59 minutes 50 seconds East, a distance
of 30.00 feet; thence 351.48 feet along an arc of a curve to the right having a radius of
610.00 feet and a chord bearing and distance of South 67 degrees 29 minutes 37
seconds East 346.64 feet to a point; thence South 50 degrees 59 minutes 9 seconds
East, a distance of 485.70 feet; thence South 39 degrees 0 minutes 1 second West, a
distance of 10.00 feet; thence South 50 degrees 59 minutes 5 seconds East, a
distance of 30.00 feet; thence North 39 degrees 0 minutes 1 second East, a distance
of 10.00 feet; thence South 50 degrees 59 minutes 12 seconds East, a distance of
534.07 feet;

thence leaving said right-of-way line South 01 degree 53 minutes 24 seconds West, a
distance of 552.54 feet; thence South 87 degrees 57 minutes 30 seconds West, a
distance of 756.46 feet; thence North 4 degrees 46 minutes 22 seconds West, a
distance of 122.05 feet; thence North 60 degrees 7 minutes 20 seconds West, a
distance of 43.45 feet; thence South 66 degrees 33 minutes 29 seconds West, a
distance of 32.12 feet; thence South 26 degrees 41 minutes 17 seconds East, a
distance of 72.23 feet; thence South 4 degrees 6 minutes 29 seconds West, a distance
of 67.91 feet; thence South 87 degrees 57 minutes 30 seconds West, a distance of
93.89 feet to the POINT OF BEGINNING.

Said Tract containing 32.42 acres.
Henry County, GA

Parcel Results 20 Results

Parcel ID  Owner  Property Address 
070E01072000 SUMMITT AT EAGLES LANDING HOMEOWNERS ASSOC INC SUMMIT VIEW DR

071-01033000 S ATLANTA CONFERENCE 1978 HIGHWAY 42 N

071-01034015 A4 INVESTMENTS LLC 204 WEST CAMPGROUND RD

071-01034016 CAMPGROUND CENTER LLC 100-140 WEST CAMPGROUND RD

071-01034020 HOPEWELL CAPITAL LLC, THE PATTERSON REAL EST GRP L WEST CAMPGROUND RD

071Q01200000 MERITAGE HOMES OF GEORGIA INC

088C01028000 WILLIAMS TANESHA 297 WHITNEY LN

088C01029000 HOQUE RIAJ AL 301 WHITNEY LN

089-01001000 ROWAN FAMILY REAL ESTATE LLC 1872 HIGHWAY 42 N

089-01001003 ROWAN PROPERTIES LP 1778 HIGHWAY 42 N

089-01001021 THE KOLODKIN FAMILY LIMITED PARTNERSHIP 1775-1789 HIGHWAY 42 N

089-01002000 STEWART JAMES L 101 CAMPGROUND RD

089-01002001 YONKERS LLC CAMPGROUND RD

089-01009003 SUSHRUT LLC

089-02048002 O'REILLY AUTOMOTIVE INC 1765 HIGHWAY 42 HWY N

089-02049005 TABERNACLE OF PRAISE CHURCH INTNL INC 1640 HIGHWAY 42 N

089F01015000 FAUR CYNTHIA G W 157 CROWN WALK

089F01016000 MAUSHARDT THERESA A & 158 CROWN WALK

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350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

City of Stockbridge Community Development
4602 North Henry Blvd
Stockbridge, GA 30281

Re: Campground – Water Sewer Letter
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Please be advised, Planners and Engineers Collaborative requested the water/sewer service letter on or before the
date referenced above. We have yet to receive documentation but will furnish the letter to Stockbridge as soon as
we receive it.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

Henry County Water Authority, Engineering Division
100 Westridge Industrial Blvd
McDonough, GA 30253
Phone # 678-583-3800

Re: Campground – Water Sewer Letter–
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Dear HWCA Engineering Division

Planners and Engineers Collaborative, Inc. (PEC) is submitting this letter of intent as required to fulfill the water
/sewer availability letter request for parcel ID’s 089-01001003, 089-01001000 currently zoned RA. At present PEC
is working through due diligence with our client who is proposing a PUD subdivision of total 243 units. The
community would consist of 142 Townhome units and 101 Single Family homes. The Subject Property is located
along Hwy 42 and Campground Rd in Mcdonough GA. The site is made up of two parcels that total approximately
+-48.597-acres.

Attached are documents per your request. If there is anything else you may need, please reach out to me at
htodd@pec.plus who is the point of contact for this project. Thank you for your time and assistance.

Current jurisdiction: RA – Henry County
Proposed jurisdiction PUD– City of Stockbridge

The developer and their representatives welcome the opportunity to meet with all interested parties and
representatives.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
sewer tie-in 2

sewer tie-in

water

water
water
TO: Planning Commission; Mayor and Council

FROM: Keedra T. Jackson, Chief Planner

CC: R. Ryan Anderson, Community Development Director
Keedra Jackson, Chief Planner

DATE: November 21, 2024 (Planning Commission)

December 9, 2024 (Mayor and Council) (Deferred for 60 days)

February 10, 2025 (Mayor and Council)

Subject: #AX-2024-02 For 1778 & 1872 Highway 42 North

I. PURPOSE

Consider a request to annex two parcels located at 1778 & 1872 Highway 42 North from
unincorporated Henry County into the Stockbridge City Limits to allow for the construction of a
mixed residential development, which would contain both single-family detached homes and
townhomes.

II. Project Information

Proposed Development Mixed residential development

Site Address 1778 & 1872 Highway 42 North

089-01001003 (1778 Highway 42 North)
Parcel Identification
089-01001000 (1872 Highway 42 North)

Parcel Acreage 48.17 +/- total acres

#AX-2024-02 For 1778 & 1872 Highway 42 North

Applicant Meritage Homes, c/o Clay Kirkley

Owner Rowan Properties, LP

County Zoning of Property RA (Residential-Agricultural)

County Future Land Use Designation High-Density Suburban

Current Use An existing house is located at 1872 Highway 42
North. The property at 1778 Highway 42 North is
heavily wooded, featuring a stream on the northern
parcel, and also includes a house and a cemetery.

SURROUNDING JOINT ZONING INFORMATION

Location Adjacent Property Zoning

Moss Pointe (Subdivision) - Stockbridge - SR (Suburban Residential)

Summit at Eagles Landing (Subdivision) - Stockbridge - MFR (Multiple Family
Residential)
Property to the North
Clark Meadows (Subdivision) – Stockbridge- PUD (Planned Unit Development)

Crown Walk (Subdivision) – Henry County- R2 (Single Family Residence)

#AX-2024-02 For 1778 & 1872 Highway 42 North

Property to the South Tabernacle of Praise Church International – Henry County - RA (Residential-
Agricultural)

Property to the East
Vacant Land (Henry County) - RA (Residential-Agricultural)

Eagles Hill (Townhomes) – Stockbridge - PUD (Planned Unit Development)

Magnolia’s at Eagles Landing – Stockbridge - PUD (Planned Unit Development)

Winding Creek (Townhomes) – Stockbridge - PUD (Planned Unit Development)

Property to the West Eagles East (Shopping Center) – Stockbridge – C-2 (General Commercial)

Vineyards at Eagles Landing – RM (Residential Multi-Family)

Chevron Gas Station (Henry County) - C-1 (Neighborhood Commercial)

Vineyard Business Park (Henry County) - C-1 (Neighborhood Commercial)

SURROUNDING JOINT FUTURE LAND USE DESIGNATIONS

Location Existing Future Land Use Designation of Property

Moss Pointe (Subdivision) – Stockbridge - Low Density Residential

Summit at Eagles Landing (Subdivision) – Stockbridge - Low Density
Property to the North Residential

Clark Meadows (Subdivision) – Stockbridge - Low Density Residential

Crown Walk (Subdivision) – Henry County – High Density Suburban

#AX-2024-02 For 1778 & 1872 Highway 42 North

Property to the South Tabernacle of Praise Church International – Henry County – High Density
Suburban

Property to the East
Vacant Land (Henry County) - High Density Suburban

Eagles Hill (Townhomes) – Stockbridge - Low Density Mixed Use

Magnolia’s at Eagles Landing – Stockbridge - High Density Residential

Winding Creek (Townhomes) – Stockbridge - Low Density Mixed Use

Property to the West Eagles East (Shopping Center) – Stockbridge – Low Density Mixed Use

Vineyards at Eagles Landing – High-Density Suburban

Chevron Gas Station - Henry County - Commercial

Vineyard Business Park - Henry County - Commercial

III. Findings of Fact:

1. The applicant is seeking to annex, change the comprehensive land use designation (CP-
2024-09), and rezone (RZ-2024-10) the subject properties to allow for a mixed-use
development that will include commercial and residential development. The new mixed-use
development will consist of commercial, office, and a mix of 168 unit single-family attached
and detached homes.

2. The Rezoning application (RZ-2024-10) to assign the zoning district of ‘PUD’ (Planned Unit
Development) and Parkway Mixed Use Overlay District.

3. The subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance and are currently designated as High-Density Suburban by the
Henry County Future Land Use Map.

4. The vicinity of the area is mostly residential and commercial with the following zoning
classifications: SR (Suburban Residential; Stockbridge), MFR (Multiple Family Residential;
Stockbridge), PUD (Planned Unit Development; Stockbridge), C-2 (General Commercial;
Stockbridge), R-2 (Single Family Residence; Henry County); RA (Residential-Agricultural;
Henry County), C-1 (Neighborhood Commercial; Henry County).

#AX-2024-02 For 1778 & 1872 Highway 42 North

5. The surrounding land use designations in the vicinity of the area are as follows: Low Density
Residential (Stockbridge), Low Density Mixed Use (Stockbridge), High Density Residential
(Stockbridge), High Density Suburban (Henry County), and Commercial (Henry County).

Vicinity Map

IV. Maps and Illustrations

#AX-2024-02 For 1778 & 1872 Highway 42 North

Aerial Photo with Site Plan

#AX-2024-02 For 1778 & 1872 Highway 42 North

Joint Zoning Map of 1778 & 1872 Highway 42 North

#AX-2024-02 For 1778 & 1872 Highway 42 North

Joint Future Land Use Map of 1778 & 1872 Highway 42 North

#AX-2024-02 For 1778 & 1872 Highway 42 North

Site Plan

#AX-2024-02 For 1778 & 1872 Highway 42 North

V. Analysis

Project Description

Meritage Homes are requesting to annex two parcels located at 1778 and 1872 (089-01001003
and 089-01001000) Highway 42 North from unincorporated Henry County into the city limits of
Stockbridge to allow for the construction of a mixed-use residential and commercial development,
which would contain both single-family detached homes and townhomes.

The subject property is located along the eastern side of Highway 42 and is intersected by
Campground Road. The site is boarded by the Clark Meadows subdivision to the North, a Georgia
Power easement to the northwest, Highway 42 to the southwest, and Tabernacle of Praise Church
to the south across Old Campground Road. The site is made up of two parcels that total 48.7
acres. Of the 48.7 total acres, 1.5 acres are in the floodplain, which is located at the top of the
northern parcel, while 8.7 acres will be used for the street right-of-way. In addition, the
development would have 15 acres of open space, which is approximately thirty percent of the
total development.

The applicant proposes to build 168 total units, with a density of 4.2 units per acre. The
development includes the following amenities: pool, bark park, pocket park, courtyard, and a
cabana. In addition, the development includes four detention ponds, and a 25-foot landscape
buffer will be provided. The development will also provide access on Highway 42 North and
Campground Road. The proposed mixed residential development will include 486 residential
parking spaces. 37 amenity parking spaces, and 27 guest parking spaces, which totals 550
parking spaces.

Currently, the subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance. However, once they are annexed into the city limits, they will be
assigned to the PUD (Planned Unit Development) zoning district. The subject properties are
currently designated as High-Density Suburban by the Henry County Future Land Use Map.
However, they will be assigned the future land use designation of Medium Density Residential.

Staff Analysis

The applicant requests a petition for annexation under the City of Stockbridge Unified
Development Code Section (Sec. 9.8).
The City Council shall consider the following standards in considering any proposal that would
result in a change to the text or map of this UDC, giving due weight or priority to those factors that
are appropriate to the circumstances of each proposal.
1. Is the subject property contiguous to the existing corporate limits with at least one-
eighth of the aggregate external boundaries coinciding? Contiguous means- abuts
the municipal limits, or is separated by a street, river or railroad-type of right-of-way,
or city land, or land owned by some other political subdivision, or lands, or lands
owned by the state.

Yes, the subject is contiguous with the following parcels that are located within the City

10
#AX-2024-02 For 1778 & 1872 Highway 42 North

limits of Stockbridge:

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is
utilizing for the proposed annexation.

The 100% method would be used for the proposed annexation.

3. Is any part of the subject property being proposed for annexation within the
boundary of another municipal corporation or county?

The subject property is currently located within unincorporated Henry County. The subject
property’s boundary is not within another municipality.

4. Is any part of the subject property receiving municipal services from any entity other
than the city proposing annexation?

Yes, the subject property is receiving municipal services from Henry County. The following
entities include Henry County Water Authority, Henry County Fire and EMS, Henry County
Police Department, and the Georgia Power Company.

5. Is the subject property for the proposed annexation being developed for urban
purposes- defined as a minimum of two people per acre?

Yes, the applicant, Meritage Homes, proposes to build 168 total units, with a density of 4.2
units per acre.

6. Is the proposed annexation consistent with the Comprehensive Plan?

No, the subject property has a Henry County Future Land Use designation of High-Density
Suburban. The applicant has submitted a Comprehensive Plan Amendment (CP-2024-09)
to assign the future land use designation of Medium Density Residential.

7. Does the proposed annexed property share a common zoning classification with the
adjoining City property as ascribed in Section 9.8 of the Unified Development Code?

No, the applicant has submitted a rezoning application (RZ-2024-10) to assign the zoning
district of both ‘PUD’ (Planned Unit Development) and Parkway Mixed Use Overlay District.
8. Potential positive effects of the proposed annexation on the character of the
proposed zoning district, a particular piece of property, neighborhood, a particular
area, or community.

The approval of the requested zoning classification of PUD to the proposed mixed-
residential development will have a positive effect on the subject property and the overall
vicinity of the area. First, it will provide an increased housing availability for future residents.
In addition, since the vicinity of the area is surrounded by commercial businesses, the
approval of the proposed mixed-residential development will increase economic growth.

11
#AX-2024-02 For 1778 & 1872 Highway 42 North

9. The physical conditions of the site relative to its capability to be developed as
requested, including topography, drainage, access, and size and shape of the
property.

The physical condition of the subject property as shown on the proposed site plan is very
supportive of the proposed development. The development’s multiple access points from
both Highway 42 and Campground Road provide efficient and safe connectivity for future
residents. Although the shape of the property is irregular, it has been carefully utilized by
the applicant. The installation of the four detention ponds is essential for the development
to prevent flooding from the nearby stream.

10. The impact upon adjacent property owners should the request be granted.

The proposed mixed-use residential and commercial development along Highway 42 and
Campground Road could be impactful to the adjacent property owners. There will likely be
an increase in traffic; however, a traffic study has not been submitted to determine the
depth of impact. Nearby neighborhoods of the Magnolias at Eagles Landing, Eagles Hill,
Winding Creek, and the Vineyards at Eagles Landing. The increased population density
and commercial activity could put an additional strain on the nearby Hickory Flat
Elementary School, which is located on Brannan Road.

11. The potential impact of the annexation on City infrastructure including water and
sewage systems.

A letter from the Henry County Water Authority dated October 17, 2024, states that water
service can be made available to the subject property. However, a water line extension is
required at the developer’s expense. The letter also states that sewer treatment is also
available to the subject property.

12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian
and vehicular circulation and traffic volumes.

The proposed development is likely to impact the adjacent thoroughfares as well as the
pedestrian and vehicular circulation and traffic volumes. With current traffic counts from the
Georgia Department of Transportation in 2023 indicating 11,400 vehicles on Campground
Road and 15,300 on Highway 42 North, the addition of the residents and the existing
commercial businesses could increase traffic congestion. The increase in traffic congestion
could result in longer commute times for the existing residents living in the nearby
subdivisions of Magnolias at Eagles Landing, Eagles Hill, Winding Creek, and the
Vineyards at Eagles Landing. As stated previously, a traffic study has not been submitted
to determine the depth of impact.

VI. Staff Recommendation

Staff recommends APPROVAL

12
1/22/2025

Re: Letter of Intent – Annexation and PUD Rezoning
Campground Road @ Highway 42
PEC+ Project No. 19279.00A

Dear Community Development Officials,

This application seeks to annex and rezone the approximately 48.717-acre site known as Campground
Road @ Highway 42 (the “Subject Property,” PIDs 089-01001000 and 089-01001003) from RA to PUD
under the Parkway Mixed Use Overlay. Bringing the site from Henry County into the City Limits of
Stockbridge and rezoning to PUD would allow for the development of a new mixed use project with
commercial, office, and 168-unit, single-family attached and detached development.

Site and Proposal

The Subject Property is located along the eastern side of Highway 42 and is bisected by Campground Road.
The site is bordered by the Clark Meadows subdivision to the north, a Georgia Power easement to the
northwest, Highway 42 to the southwest, and Tabernacle of Praise Church to the south across Old
Campground Road. The site is made up of two parcels that total approximately 48.717-acres.

Of the 48.717acres, approximately 1.56 acres are in a floodplain. Approximately 7.40 acres of the site
are proposed to be used for street right-of-way. The net area of the site is 39.75 acres. The proposed
mixed use development has over 79,000 sf of commercial and office development on over 11 acres of
land and a 168-unit single family subdivision that has a net site density of 4.20 units per acre. There is
79,042 sf commercial/office, 82 attached homes and 86 single-family detached lots and bungalows. The
site would have 9.75 acres of open space (approximately 20% of the total site area). Elevations are
included with this submittal.

The proposed amendment to the comprehensive land use map would allow for the 48.717-acre site to
be annexed into the City Limits of Stockbridge, rezoned PUD, and be subject to the Parkway Mixed Use
overlay district. The proposal is to construct a mixed use development. The project is a great mix of
neigbhorhood friendly retail, restaurants, grocery, office, and for sale residential.

Rationale for Request

This area is part of the “high-density suburban” character area per the Henry County Comprehensive Plan.
As such, the proposed PUD zoning in Stockbridge is compatible with the underlying designation and is
therefore aligned with the comprehensive plan. The immediate area is characterized by different types of
commercial and single family development, including townhomes and detached homes. The proposed
development would fit into the character of the existing context and would present a high quality addition
to the overall area.
The development would be compatible and consistent with nearby and adjacent development pattern,
and therefore meets the purpose and intent of the district per the City of Stockbridge UDO. The
commercial and office is proposed to be neighborhood uses to fit into the fabric of the area and provide
commercial and office development opportunities to the area.

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
Project No. 19279.00A
10/07/2024

Constitutional Objections

The portions of the Code of Ordinances and Zoning Ordinance for City of Stockbridge (the “Zoning
Ordinance”) which classifies or conditions the Property into any more or less intensive zoning
classification and/or zoning conditions other than as requested by the Applicant and property owner are
unconstitutional, in that they would destroy the Applicant's and property owner’s property rights without
first paying fair, adequate and just compensation for such rights, in violation of Article I, Section I,
Paragraph II of the Constitution of the State of Georgia of 1983, the Due Process Clause of the Fourteenth
Amendment to the Constitution of the United States.

The application of the Zoning Ordinance which presently restricts the Property’s use to the present zoning
classification, uses, regulations, requirements, and conditions is unconstitutional, illegal, null and void,
and constitutes a taking of the Applicant's and the property owner's property rights in violation of the Just
Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment
to the Constitution of the United States, Article I, Section I, Paragraphs I and II of the Constitution of the
State of Georgia of 1983, and in violation of the Equal Protection Clause of the Fourteenth Amendment
to the Constitution of the United States by denying economic and viable use of the Property while not
substantially advancing legitimate state interests.

The Property is presently suitable for OSC as proposed in the requested rezoning, as amended by the
Applicant, and is not economically suitable for uses restricted under its present zoning and development
classification, conditions, regulations, and restrictions due to its location, shape, size, surrounding
development, and other factors. A denial of the requested rezoning and related variances would
constitute an arbitrary and capricious act by City of Stockbridge and the City Council without any rational
basis therefore, constituting an abuse of discretion in violation of Article I, Section I, Paragraphs I and II of
the Constitution of the State of Georgia of 1983 and the Due Process Clause of the Fourteenth
Amendment. A refusal by City of Stockbridge and the City Council to approve this requested rezoning,
with only such additional conditions as agreed to by the Applicant and/or owner, so as to permit the only
feasible economic use of the Property, would be unconstitutional between the Applicant, owner, and
similarly situated property owners, in violation of Article I, Section I, Paragraph II of the Constitution of
the State by discriminating of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment.

Conclusion

The applicant and owner respectfully request that the City of Stockbridge City Council, Planning
Commission and Planning Staff approve and support the Applicant’s rezoning request to allow for
annexation into Stockbridge and the development of a new mixed use project with neighborhood
commercial, office, and single-family attached and detached lots. The developer and their representatives
welcome the opportunity to meet with all interested parties and representatives.

Sincerely,

Project No. 19279.00A
10/07/2024

Hayley Todd
Zoning Manager, Planners and Engineers Collaborative, Inc.

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
81
800 810
760 P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
830
780
830 WWW.PEC.PLUS
76 78 CITY OF
790 0 0 SITE LOCATION
STOCKBRIDGE 820
ZONED:
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810 LAND TO NOT BE ANNEXED
AND LEFT IN HENRY COUNTY
ZONED:
RA 50' 82
810
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820 ZONED: ZONED: ZONED: ZONED: www.Georgia811.com

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
ZONED: ZONED:
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830 REVISIONS
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CITY OF RETAIL
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OFFICE
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STOCKBRIDGE PATIO 9,750 SF 12
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TOTAL TOWNHOME UNITS 82 UNITS
29 86 ZONED: TOTAL SINGLE FAMILY BUNGALOW LOTS 15 LOTS
10' PLANTING ZONE & 28 85 RA
55
10' PEDESTRIAN ZONE RETAIL FR TOTAL SINGLE FAMILY LOTS 71 LOTS
18,000 SF ON 54
84 20
TA 27 53 ' LA TOTAL UNITS/ DENSITY 168 UNITS (4.2 UPA)
GE 83
830 84 26 NDS
52 56 82
0 D C TOTAL COMMERCIAL AREA 79,075 SF
AP 25 830AP
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80 ST 840 PROPOSED SFD SETBACK REQUIREMENTS
ZONED: C 79 RI
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23 50 59
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22 49 60 840
48 850 SIDE SETBACK 7.5 FEET
850 72
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16 43 CO T THIS SEAL IS ONLY VALID IF COUNTER SIGNED
AT U. GH
85
0 42 BAN RO FRONT YARD SETBACK 10 FEET AND DATED WITH AN ORIGINAL SIGNATURE.
ST a.k.a. C RI
66 CA
OL/
41 PO
850
40 68
67
850
AMENITY AND
MAIL SPACE
AD REAR YARD SETBACK 5 FEET

ZONED: SIDE YARD SETBACK 3 FEET
1 69 860 ZONED:
39

J:\2019\1927900A\De\Concepts & Exhibits\Zoning\19279.00A - Site - Zone-5.dwg - KWood - 1/22/2025 9:29 PM
C3 RA MAX. LOT IMPERVIOUS AREA 85% OF LOT
70
2 38
71
37
PROPOSED TH SETBACK REQUIREMENTS

HW
36 FRONT SETBACK 15 FEET
I ZONED: 4 20' FRONT SETBACK
35
C1 Y SIDE SETBACK 10 FEET
830 34

42 5 27
28
29 30 31 32 33 34 35
36 37 38 39
REAR SETBACK 20 FEET
85 6
0 ZONED:
REQUIRED BUFFERS 25 FEET GSWCC LEVEL II DESIGN PROFESSIONAL
0 85 7 CERTIFICATION # 0000059389 EXP. 10/28/2024
C1

25' LANDSCAPE BUFFER
20' REAR 84 DEVELOPMENT STANDARDS
SETBACK 8
20' REAR SETBACK MIN DEVELOPMENT SIZE 3 CONTIGUOUS ACRES
860 9
26
84 MUST INCLUDE MINIMUM OF TWO (2) ZONING SITE
7.5' SIDE SETBACK
13
860 40

7.5' SIDE SETBACK 7.5' SIDE SETBACK
10 25 18 17 16 15 14 8
REQUIREMENTS FOR LAND USE DIFFERENT USES AND/OR TWO (2) TYPES OF
20 19
21 ZONED: 85 VARIED HOUSING OPTIONS. (2.4.14.B.2.)
PLAN
24 23 22 0
11 RA
87 PROPOSED SF MIN. LOT SIZE SF DETACH 5,000 SF
20' FRONT SETBACK
7.5' SIDE SETBACK
12
J 87
0 PROPOSED MINIMUM SFD LOT WIDTH 50 FEET
13
28' ROAD W/ 50' ROW PROP. SF MIN. LOT SIZE BUNGALOW SF 3,500 SF
850
0 60 120 240 360
860 14 0
85 PROPOSED MIN. LOT SIZE BUNGALOWS 33 FEET
ZONED: 20' FRONT SETBACK
20' FRONT C3
15
10 11
ZONED: EXTERIOR LANDSCAPED STRIPS 20 FEET SCALE: 1" = 120'
SETBACK ZONED: ZONED: 7 8 9 RA
RM RM 86
0 10' PLANTING 60
ZONE &
1 2 3 4 5 6 12
OPEN SPACE CALCULATIONS DATE: 01/10/2025
10' PEDESTRIAN ZONE 850 REQUIRED OPEN SPACE 20% (9.74 ACRES) PROJECT: 19279.00A
86
28' PUBLIC DRIVE 860 20' REAR SETBACK OPEN SPACE PROPOSED 20.1% (9.75 ACRES)
25' LANDSCAPE BUFFER
GRID NORTH
W/ 50' R/W 850
860 PARKING REQUIREMENTS
CAMPGROUND ROAD
840 (80' PUBLIC RIGHT OF WAY PROPOSED RESIDENT PARKING (2 SPACES
K 850 ZONED: 860 336 SPACES

Z5
860 PER UNIT)
RM
830 PROPOSED AMENITY PARKING 30 SPACES
850
ZONED: ZONED: RA REQUIRED RETAIL PARKING 5 PER 1,000 SF
ZONED:
RM
TYPICAL LOT LAYOUT RM
ZONED:
RM ZONED:
ZONED: RA PROPOSED RETAIL PARKING 413 SPACES
NOT TO SCALE EXISTING CEMETERY TOTAL PARKING PROVIDED 779 SPACES SHEET
86C2
0 GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
LEGAL DESCRIPTION
TRACT 3

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

BEGIN at a set 1/2 inch rebar with cap northerly right of way and the northeasterly right of way of State Route
42 (a.k.a. U.S. Highway 23) (90 foot public right of way), 68.6 feet as measured southeasterly along said
northeasterly right of way of State Route 42 from the mitered intersection created by said northeasterly right
of way State Route 42 and the southerly right of way of Campground Road Extension (a.k.a. Jodeco Road)
(variable public right of way), said rebar being the TRUE POINT OF BEGINNING;

THENCE leaving said northeasterly right of way of State Route 42 and proceed N17°03'32"E a distance of
197.68 feet to a set 1/2 inch rebar with cap on said southerly right of way of Campground Road Extension;
thence along said southerly right of way of Campground Road Extension the following courses and distances:
N56°31'21"E a distance of 34.69 feet to a point; along a curve turning to the right with an arc length of 214.32
feet, having a radius of 610.00 feet, being subtended by a chord bearing of N66°35'18"E, and a chord length of
213.22 feet to a set 1/2 inch rebar with cap; thence leaving said southerly right of way and proceed
S33°17'30"E a distance of 474.53 feet to a found 1/2 inch rebar; thence S56°39'13"W a distance of 396.78 feet
to a found 1/2 inch rebar on said the northeasterly right of way State Route 42; thence along said northerly
right of way N33°19'03"W a distance of 385.24 feet, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 190,805 square feet or 4.380 acres.
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

ABBREVIATIONS

Know what's below.
Callbefore you dig.

(90 (a.k E R
' PU .a. O ST
BL U.S. UTE A
IC
RIG HWY #42
HT 23
OF )
WA

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

(80 OF P AD IGHT
M O R
CA R LIC Y)

REVISIONS SHEET 1 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

(a E
' PU .k.a. ROU ST
AT
BL U.S. TE
IC H
RIG WY #42
HT 23)
OF
WA

CAMP

GROU
AD EX
(a.k.a. J

OD E
ND RO
TENSI
(VARIA CO RO ON
BLE RI AD)

GHT O

RO
UB WAG
F WAY

' P P AD IGHT )

(80 OFM O R
N D
CA R LIC Y)

REVISIONS SHEET 2 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
LEGAL DESCRIPTION
TRACT 3A

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

BEGIN at a set 1/2 inch rebar with cap on the northerly right of way line of Campground Road Extension (a.k.a.
Jodeco Road) (variable public right of way), 205.7 feet as measured northeasterly along said northerly right of
way of Campground Road Extension from the intersection created by said northerly right of way and the
northeasterly right of way of State Route 42 (a.k.a. U.S. Highway 23) (90 foot public right of way), said rebar
being the TRUE POINT OF BEGINNING;

THENCE leaving said northerly right of way of Campground Road Extension and proceed N17°12'30"E a
distance of 166.38 feet to a found 1/2 inch rebar; thence S33°10'49"E a distance of 132.30 feet to a set 1/2
inch rebar with cap on said northerly right of way of Campground Road Extension; thence along said northerly
right of way of along a curve turning to the left with an arc length of 131.08 feet, having a radius of 610.00
feet, being subtended by a chord bearing of S68°22'55"W, and a chord length of 130.83 feet to a set 1/2 inch
rebar with cap, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 8,172 square feet or 0.188 acres.
LEGAL DESCRIPTION
TRACT 1

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

To find the TRUE POINT OF BEGINNING COMMENCE at a set 1/2 inch rebar with cap on the northerly right of
way line of Campground Road Extension (a.k.a. Jodeco Road) (variable public right of way), 205.7 feet as
measured northeasterly along said northerly right of way of Campground Road Extension from the
intersection created by said northerly right of way and the northeasterly right of way of State Route 42 (a.k.a.
U.S. Highway 23) (90 foot public right of way); thence leaving said northerly right of way of Campground Road
Extension and proceed N17°12'30"E a distance of 166.38 feet to a found 1/2 inch rebar, said rebar being the
TRUE POINT OF BEGINNING;

With the TRUE POINT OF BEGINNING thus established thence continue N17°07'50"E a distance of 818.25 feet,
more or less to a point at the centerline of Wolf Creek, said point being referred to as Point “A” (the
commencement point of a tie-in line “A”-“B”); thence following the centerline of said creek and the
meanderings thereof, 1824 feet more or less to a point, said point being referred to as point “B”, (the
terminus of said tie-in line “A”-“B”), said tie-in line from point “A” and to point “B” having the course of South
37 degrees 01 minutes 31 seconds East and a distance of 1490.48 feet, more or less; thence leaving said
centerline of the creek and proceed N89°33'54"E a distance of 351.59 feet to a found rock; thence
S01°46'25"W a distance of 448.70 feet to a set 1/2 inch rebar on said northeasterly right of way of
Campground Road Extension; thence along said northeasterly right of way the following courses and
distances: N50°59'33"W a distance of 448.72 feet to a set 1/2 inch rebar; N38°57'59"E a distance of 90.01 feet
to a set 1/2 inch rebar; N51°33'18"W a distance of 48.82 feet to a found 1/2 inch rebar; S39°46'24"W a
distance of 89.52 feet to a set 1/2 inch rebar; N50°59'12"W a distance of 475.68 feet to a point; along a curve
turning to the left with an arc length of 456.46 feet, having a radius of 710.00 feet, being subtended by a
chord bearing of N69°24'11"W, and a chord length of 448.64 feet to a set 1/2 inch rebar; N16°31'45"W a
distance of 81.89 feet to a set 1/2 inch rebar; S82°03'52"W a distance of 122.49 feet to a set 1/2 inch rebar;
S08°40'02"E a distance of 70.00 feet to a set 1/2 inch rebar; along a curve turning to the left with an arc length
of 94.93 feet, having a radius of 709.99 feet, being subtended by a chord bearing of S77°29'32"W, and a chord
length of 94.86 feet to a set 1/2 inch rebar; thence leaving said northerly right of way and proceed
N33°10'49"W a distance of 132.30 feet to a found 1/2 inch rebar, said rebar being the TRUE POINT OF
BEGINNING.

Tract or parcel contains 700,975 square feet or 16.092 acres, more or less.
LEGAL DESCRIPTION
TRACT 2

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34, 35, 62, and 63 of the 7th District,
Henry County, Georgia, and being more particularly described as follows:

To find the TRUE POINT OF BEGINNING COMMENCE BEGIN at a set 1/2 inch rebar with cap northerly right of
way and the northeasterly right of way of State Route 42 (a.k.a. U.S. Highway 23) (90 foot public right of way),
68.6 feet as measured southeasterly along said northeasterly right of way of State Route 42 from the mitered
intersection created by said northeasterly right of way State Route 42 and the southerly right of way of
Campground Road Extension (a.k.a. Jodeco Road) (variable public right of way); thence leaving said
northeasterly right of way of State Route 42 and proceed N17°03'32"E a distance of 197.68 feet to a set 1/2
inch rebar with cap on said southerly right of way of Campground Road Extension; thence along said southerly
right of way of Campground Road Extension the following courses and distances: N56°31'21"E a distance of
34.69 feet to a point; along a curve turning to the right with an arc length of 214.32 feet, having a radius of
610.00 feet, being subtended by a chord bearing of N66°35'18"E, and a chord length of 213.22 feet to a set
1/2 inch rebar with cap, said rebar being the TRUE POINT OF BEGINNING;

With the TRUE POINT OF BEGINNING thus established thence continue along said southerly right of way the
following courses and distances: along a curve turning to the right with an arc length of 163.44 feet, having a
radius of 610.00 feet, being subtended by a chord bearing of N84°19'45"E, and a chord length of 162.95 feet;
thence S01°59'46"W a distance of 30.00 feet to a set 1/2 inch rebar with cap; S85°59'24"E a distance of 40.42
feet to a set 1/2 inch rebar with cap; N05°59'50"E a distance of 30.00 feet to a set 1/2 inch rebar with cap;
along a curve turning to the right with an arc length of 351.50 feet, having a radius of 610.00 feet, being
subtended by a chord bearing of S67°29'34"E, and a chord length of 346.66 feet to a point; S50°59'09"E a
distance of 485.68 feet to a set 1/2 inch rebar with cap; S39°00'01"W a distance of 10.00 feet to a set 1/2 inch
rebar with cap; S50°59'05"E a distance of 30.00 feet to a set 1/2 inch rebar with cap; N39°00'01"E a distance
of 10.00 feet to a set 1/2 inch rebar with cap; S51°00'08"E a distance of 534.68 feet to a set 1/2 inch rebar
with cap; thence leaving said southerly right of way and proceed S01°46'07"W a distance of 552.35 feet to a
found 1/2 inch rebar; thence S87°58'20"W a distance of 758.20 feet to a set 1/2 inch rebar with cap; thence
N04°46'22"W a distance of 122.05 feet to a set 1/2 inch rebar with cap; thence N60°07'20"W a distance of
43.45 feet to a set 1/2 inch rebar with cap; thence S66°33'29"W a distance of 32.12 feet to a set 1/2 inch rebar
with cap; thence S26°41'17"E a distance of 72.23 feet to a set 1/2 inch rebar with cap; thence S04°08'29"W a
distance of 67.91 feet to a set 1/2 inch rebar with cap; thence S88°10'04"W a distance of 94.53 feet to a found
right of way monument on the northeasterly right of way of State Route 42; thence along said northeasterly
right of way the following courses and distances: N33°24'00"W a distance of 119.22 feet to a found 1/2 inch
rebar; N33°19'18"W a distance of 777.99 feet toa found 1/2 inch rebar; thence leaving said northeasterly right
of way and proceed N56°39'13"E a distance of 396.78 feet to a found 1/2 inch rebar; thence N33°17'30"W a
distance of 474.53 feet to a set 1/2 inch rebar with cap, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 1,222,152 square feet or 28.057 acres.
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

ABBREVIATIONS

Know what's below.
Callbefore you dig.

(90 (a.k E R
' PU .a. O ST
BL U.S. UTE A
IC
RIG HWY #42
HT 23
OF )
WA

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

(80 OF P AD IGHT
M O R
CA R LIC Y)

REVISIONS SHEET 1 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

(a E
' PU .k.a. ROU ST
AT
BL U.S. TE
IC H
RIG WY #42
HT 23)
OF
WA

CAMP

GROU
AD EX
(a.k.a. J

OD E
ND RO
TENSI
(VARIA CO RO ON
BLE RI AD)

GHT O

RO
UB WAG
F WAY

' P P AD IGHT )

(80 OFM O R
N D
CA R LIC Y)

REVISIONS SHEET 2 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
Henry County, GA

Overview

Legend
Parcels
Roads

916 ft

Parcel ID 089-01001003 Class Agricultural Owner ROWAN Land $356,300
Property 1778 Acreage 49.89 Address PROPERTIES LP Value:
Address HIGHWAY 42 1872 HWY 42 Building $0 Last 2 Sales
District Henry County NORTH Value: Date Price Reason Qual
MCDONOUGH, GA Misc $0 11/14/1997 $0 UC U
30253 Value: n/a $ n/a n/a
Total $356,400
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: 1/23/2025
Last Data Uploaded: 1/23/2025 1:12:16 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

458 ft

Parcel ID 089- Class Residential Owner ROWAN FAMILY REAL Land $67,500
01001000 Acreage 5.0 Address ESTATE LLC Value:
Property 1872 83 BRANNAN RD Building $254,700 Last 2 Sales
Address HIGHWAY 42 MCDONOUGH, GA Value: Date Price Reason Qual
District Henry County 30253 Misc $450 5/10/2013 $0 VF U
Value: 5/10/2013 $0 VF U
Total $392,600
Value:

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

Date created: 1/23/2025
Last Data Uploaded: 1/23/2025 1:12:16 AM

Developed by
HIGHWAY 42 NORTH REZONING

400 ft
[Message Received on 12/06/24 at 6:19 PM]

Keedra and Ryan,
Our client is still working with the owner on the mixed use and how to change the plan. Can we
request to move another 30 days to February hearing?

Thank you.

Kenneth J. Wood PE, LEED AP
Principle / CEO
PEC+
Sent from my iPhone

On Nov 21, 2024, at 1:36 PM, Keedra Jackson <kjackson@stockbridgega.org> wrote:

For our records, we are discussing the deferral of 1778 and 1842 Highway 42, correct?

Thanks Kenneth.

Keedra T. Jackson, Chief Planner
Community Development Department
Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281
Main Ph: (770)389-7900 Ext 267
Direct Ph: (678)833-3329
Mobile: (678)674-3080
Email: kjackson@stockbridgega.org
Website: www.stockbridgega.org
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
81
800 810
760 P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
830
780
830 WWW.PEC.PLUS
76 78 CITY OF
790 0 0 SITE LOCATION
STOCKBRIDGE 820
ZONED:
RA 800 800
A 800

810 LAND TO NOT BE ANNEXED
AND LEFT IN HENRY COUNTY
ZONED:
RA 50' 82
810
810 R

820 ZONED: ZONED: ZONED: ZONED: www.Georgia811.com

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
ZONED: ZONED:
R2 R2 R2 R2
ZONED: ZONED:
800
R2 R2 Knowwhat'sbelow.
C2
780 77
0 R2 Callbefore you dig.
780
Planners & Engineers Collaborative+
B T 58

ESM 80
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
57 25
ER 75
50 '
' U STA
N TE
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
R4 'I D
800
OW 0 M IS ST
810
TU
830 56
PE
VI
BE
RE
AM 350 RESEARCH COURT STE 200
ZONED: 800
AP R5
ST
770
ST
BU
FF
ER R2
ZONED: ZONED: FEMA FIRM MAP PEACHTREE CORNERS, GA 30092
820 790
EA ZONED: ZONED:
55 R ZONED: R2 NOT TO SCALE
RGI EA
BU R2
R2
R2
ZONED:
R2
SE FF R2 0
ACK TB ER 82
PROJECT
GEO 54
T SE 59
AC
K77
AND
T SE
79 0
TBA
800
SCA 800
C PE B CK TBA ACK
HWY 42 @
STORMWATER
W/ 5
60
810
53
CK
7 810
UFF MANAGEMENT 80
ER 20' F 0' R SET
780
OW B
ZONED:
RON 20' F
20' R
CAMPGROUND
RA 52 61
RON 20' R
ZONED: ZONED: EAR OAD 770
RA RA 810 SET EAR
51
B 28' R 62

25' L
50
63
20' R
EAR
GREEN
SPACE 78
820
SITE LOCATION
ROAD
820 64
65
SET
BAC A MASTER PLANNED RESIDENTIAL
83 49
66 81
0 DEVELOPMENT
0 67
D 83
R4
20' F
68
0 RON 69 AT
28' R T
OAD SET
BAC 70 780
48 W/ 5 K 71 780
POCKET 20' F
0' R
O W
83
0 HIGHWAY 42 @ CAMPGROUND ROAD
RON
MCDONOUGH, GA 30253
R5 PARK T SE
47 TBA
CK
800 0
46 79 100- YEAR FLOOD PLAIN 790
45
44
HENRY COUNTY, GEORGIA
790 100 Y
43

82
20' R 42 EAR F
20' L EAR 41 LOOD 790
10' PLANTING ZONE &
A NDS
CAP
SET P LAIN
810 E ST BACK
40

10' PEDESTRIAN ZONE RIP
810
E 0 800 SITE LOCATION MAP FOR
82 CA 790 NOT TO SCALE
MAIL
MP
GR
(V OU
KIOSK 790
SITE DATA:
MERITAGE HOMES
AR
IA ND
800
℄ R200 800 820
83 B LE RO GREEN
A SITE AREA 48.717 ACRES
AD
RI
0 GH D E SPACE 800
T O XT ZONED:
RO
F W EN RA ZONING
AY SIO
0 830 MUNICIPALITY PROJECT #
ND
83 N
EXISTING ZONING RA
RETAIL WATE
R 25'
U SF STORM MENT 75 '

RO
12,350 E ST 0
PUD (PLANNED UNIT DEVELOPMENT)
DINING G IM PROPOSED ZONING
MANA
81
PATIO PE AT
PG RV 50 ES
82 EXISTING OVERLAY DISTRICT HIGHWAY CORRIDOR OVERLAY DISTRICT
830 REVISIONS
830 AM
IO 'U TR
RE US
C 820 7, TA 810 ND EA
81 PROPOSED OVERLAY DISTRICT PMU (PARKWAY MIXED USE)
IST MB 810
80 2 ST
0 IL 0' 800 82 0
50 S IAL
SF LA RE UR NO. DATE BY DESCRIPTION
F UF 0 EXISTING ZONING JURISDICTION HENRY COUNTY
C ND AM BE FE
S *1 01-21-2025 KW ADDED BUNGALOWS
COM
F CA SE R
PROPOSED ZONING JURISDICTION CITY OF STOCKBRIDGE
TB BU
PE
MER11,0 820 ST AC FF 25' LANDSCAPE BUFFER 840 800 USE CALCULATIONS
K ER
RI
800
DINING
830 PATIO 97 P
820 TOTAL SITE AREA 48.717 ACRES
CITY OF RETAIL
CO 96
OFFICE
DINING M 95
M STREET RIGHT-OF-WAY AREA 7.40 ACRES
STOCKBRIDGE PATIO 9,750 SF 12
,0 ER 94 20
8,125 SF
DI 00 C 'L ST
PA NIN SF IA 93 AN FLOOD HAZARD AREA 1.56 ACRES

25' LANDSCAPE BUFFER
TI G L M OR
AN M
HW
O 92 DS
CA AG W NET SITE AREA
39.75 ACRES
EM ATE
91
0 Y 33 830
PE 82
82 DI
PA NIN
ST EN R RESIDENTIAL LAND USE 28.23 NET ACRES
830 90 RI T 83
42 TI G
31
32
89
P 0
COMMERCIAL LAND USE 11.52 NET ACRES
OUND
PLAYGR 88
G 30
87
TOTAL TOWNHOME UNITS 82 UNITS
29 86 ZONED: TOTAL SINGLE FAMILY BUNGALOW LOTS 15 LOTS
10' PLANTING ZONE & 28 85 RA
55
10' PEDESTRIAN ZONE RETAIL FR TOTAL SINGLE FAMILY LOTS 71 LOTS
18,000 SF ON 54
84 20
TA 27 53 ' LA TOTAL UNITS/ DENSITY 168 UNITS (4.2 UPA)
GE 83
830 84 26 NDS
52 56 82
0 D C TOTAL COMMERCIAL AREA 79,075 SF
AP 25 830AP
840
51 81
E 57 E
840 DS 24
58
80 ST 840 PROPOSED SFD SETBACK REQUIREMENTS
ZONED: C 79 RI
LA
23 50 59
RM N 78 FRONT SETBACK 20 FEET
22 49 60 840
48 850 SIDE SETBACK 7.5 FEET
850 72
21
47 61 73 CA REAR SETBACK 20 FEET
H 850 20 46 62 74 ST M 10' PLANTING ZONE & 850 840
(90
2 19
AR
D 63
75 M OR
AN M PG 10' PEDESTRIAN ZONE
MAX. LOT IMPERVIOUS COVERAGE 78% OF LOT
850
840
UB
LI TE 23) AY)
18 45
TY 64
76 AG W
EM ATE
RO REQUIRED BUFFERS 25 FEET

OU WY F W
77
17 44 UR 65 EN R UN PROPOSED SFD BUNGALOW SETBACKS REQS
E R S. H T O
16 43 CO T THIS SEAL IS ONLY VALID IF COUNTER SIGNED
AT U. GH
85
0 42 BAN RO FRONT YARD SETBACK 10 FEET AND DATED WITH AN ORIGINAL SIGNATURE.
ST a.k.a. C RI
66 CA
OL/
41 PO
850
40 68
67
850
AMENITY AND
MAIL SPACE
AD REAR YARD SETBACK 5 FEET

ZONED: SIDE YARD SETBACK 3 FEET
1 69 860 ZONED:
39

J:\2019\1927900A\De\Concepts & Exhibits\Zoning\19279.00A - Site - Zone-5.dwg - KWood - 1/22/2025 9:29 PM
C3 RA MAX. LOT IMPERVIOUS AREA 85% OF LOT
70
2 38
71
37
PROPOSED TH SETBACK REQUIREMENTS

HW
36 FRONT SETBACK 15 FEET
I ZONED: 4 20' FRONT SETBACK
35
C1 Y SIDE SETBACK 10 FEET
830 34

42 5 27
28
29 30 31 32 33 34 35
36 37 38 39
REAR SETBACK 20 FEET
85 6
0 ZONED:
REQUIRED BUFFERS 25 FEET GSWCC LEVEL II DESIGN PROFESSIONAL
0 85 7 CERTIFICATION # 0000059389 EXP. 10/28/2024
C1

25' LANDSCAPE BUFFER
20' REAR 84 DEVELOPMENT STANDARDS
SETBACK 8
20' REAR SETBACK MIN DEVELOPMENT SIZE 3 CONTIGUOUS ACRES
860 9
26
84 MUST INCLUDE MINIMUM OF TWO (2) ZONING SITE
7.5' SIDE SETBACK
13
860 40

7.5' SIDE SETBACK 7.5' SIDE SETBACK
10 25 18 17 16 15 14 8
REQUIREMENTS FOR LAND USE DIFFERENT USES AND/OR TWO (2) TYPES OF
20 19
21 ZONED: 85 VARIED HOUSING OPTIONS. (2.4.14.B.2.)
PLAN
24 23 22 0
11 RA
87 PROPOSED SF MIN. LOT SIZE SF DETACH 5,000 SF
20' FRONT SETBACK
7.5' SIDE SETBACK
12
J 87
0 PROPOSED MINIMUM SFD LOT WIDTH 50 FEET
13
28' ROAD W/ 50' ROW PROP. SF MIN. LOT SIZE BUNGALOW SF 3,500 SF
850
0 60 120 240 360
860 14 0
85 PROPOSED MIN. LOT SIZE BUNGALOWS 33 FEET
ZONED: 20' FRONT SETBACK
20' FRONT C3
15
10 11
ZONED: EXTERIOR LANDSCAPED STRIPS 20 FEET SCALE: 1" = 120'
SETBACK ZONED: ZONED: 7 8 9 RA
RM RM 86
0 10' PLANTING 60
ZONE &
1 2 3 4 5 6 12
OPEN SPACE CALCULATIONS DATE: 01/10/2025
10' PEDESTRIAN ZONE 850 REQUIRED OPEN SPACE 20% (9.74 ACRES) PROJECT: 19279.00A
86
28' PUBLIC DRIVE 860 20' REAR SETBACK OPEN SPACE PROPOSED 20.1% (9.75 ACRES)
25' LANDSCAPE BUFFER
GRID NORTH
W/ 50' R/W 850
860 PARKING REQUIREMENTS
CAMPGROUND ROAD
840 (80' PUBLIC RIGHT OF WAY PROPOSED RESIDENT PARKING (2 SPACES
K 850 ZONED: 860 336 SPACES

Z5
860 PER UNIT)
RM
830 PROPOSED AMENITY PARKING 30 SPACES
850
ZONED: ZONED: RA REQUIRED RETAIL PARKING 5 PER 1,000 SF
ZONED:
RM
TYPICAL LOT LAYOUT RM
ZONED:
RM ZONED:
ZONED: RA PROPOSED RETAIL PARKING 413 SPACES
NOT TO SCALE EXISTING CEMETERY TOTAL PARKING PROVIDED 779 SPACES SHEET
86C2
0 GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
PowerPoint
Presentations
For AX-2024-02,
CP-2024-09 , RZ-
2024-10

◦ Presented To:
◦ Planning Commission – January
30, 2025
◦ Mayor and Council – February
10, 2025
Case Facts
◦ Applicant: Meritage Homes, c/o Clay Kirkley
◦ Agent: Hayley Todd, PEC+
◦ Owner: Rowan Properties, LP
◦ Address of Property: 1778 & 1872 Highway 42 North
◦ Parcel Identification: 089-01001003 (1778 Highway 42 North); 089-01001000 (1872 Highway 42 North)
◦ Parcel Acreage: 48.717 +/- total acres; 1778 Highway 42 North – 44.419 acres; 1872 Highway 42 North –
4 acres
◦ Current Use: An existing house is located at 1872 Highway 42 North. The property at 1778 Highway 42
North is heavily wooded, featuring a stream on the northern parcel, and also includes a house and a
cemetery.
◦ County Zoning of Property: RA (Residential-Agricultural)
◦ County Future Land Use Designation: High-Density Suburban
◦ Sign Posting: January 17, 2025
◦ Letters Residents Received From Applicant: January 24, 2025
Vicinity Map
Aerial Photo
with Site Plan
SITE VISITS (OCTOBER 22, 2024;
JANUARY 17, JANUARY 24, 2025)
Development Information
◦ Meritage Homes seeks to annex two parcels at 1778 and 1872 Highway 42 North from unincorporated Henry County into
Stockbridge for a mixed-use development. The site spans 48.717 acres, divided into residential and commercial areas. Of
this, 1.56 acres lie in a floodplain, 7.40 acres are for street right-of-way, 28.23 acres are for residential use, and 11.52 acres
are for commercial purposes.
◦ The development will feature 168 units, including 71 single-family detached homes, 15 bungalow lots, and 82 townhomes,
with a density of 4.2 units per acre. The proposed square footage for the bungalows is 3,500 square feet, with a front yard
setback of 10 feet, a rear yard setback of 5 feet, and a side yard setback of 3 feet. The single-family detached homes will
each be 5,000 square feet, with a front yard setback of 20 feet, side yard setbacks of 7.5 feet, and rear yard setbacks of 20
feet.
◦ Amenities will include a pool with a cabana, a pocket park, a mail kiosk, and 9.75 acres of open space. There will be four
detention ponds and a 25-foot landscape buffer. Access will be provided via Highway 42 North and Campground Road, with
336 parking spaces for the residential area.
◦ The commercial section will have 70,950 square feet of space across six buildings, ranging from 8,125 to 18,000 square feet
each, and an additional 8,125 square foot building on the eastern side. The commercial area will also provide 336 parking
spaces.
Developmen
t Data of
1778 & 1872
Highway 42
North
LOT LAYOUT OF
MIXED-
RESIDENTIAL
DEVELOPMENT
1778 & 1872
HIGHWAY 42
NORTH
ELEVATIONS OF
MIXED-
RESIDENTIAL
DEVELOPMENT
1778 & 1872
HIGHWAY 42
NORTH
Elevations of
Bungalows at
1778 & 1872
Highway 42
North
POWERPOINT
PRESENTATION
FOR AX-2024-02
Section 9.8 of the Unified Development
Code
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) – cont.
1. Is the subject property contiguous to the existing corporate limits with at least one- eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-type of
right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the state? Answer:
Yes, the subject is contiguous with the following parcels that are located within the City limits of Stockbridge
2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed annexation.
Answer: The 100% method would be used for the proposed annexation.
3. Is any part of the subject property being proposed for annexation within the boundary of another municipal corporation or
county? Answer: The subject property is currently located within unincorporated Henry County. The subject
property’s boundary is not within another municipality.
4. Is any part of the subject property receiving municipal services from any entity other than the city proposing annexation?
Answer: Yes, the subject property is receiving municipal services from Henry County. The following entities include
Henry County Water Authority, Henry County Fire and EMS, Henry County Police Department, and the Georgia Power
Company.
5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of two people
per acre? Answer: Yes, the applicant, Meritage Homes, proposes to build 168 total units, with a density of 4.2 units per
acre.
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) – cont.
6. Is the proposed annexation consistent with the Comprehensive Plan? Answer: No, the subject property has a Henry County Future
Land Use designation of High-Density Suburban. The applicant has submitted a Comprehensive Plan Amendment (CP-2024-
09) to assign the future land use designation of Medium Density Residential.
7. Does the proposed annexed property share a common zoning classification with the adjoining City property as ascribed in Section 9.8
of the Unified Development Code? Answer: No, the applicant has submitted a rezoning application (RZ-2024-10) to assign the
zoning district of both ‘PUD’ (Planned Unit Development) and Parkway Mixed Use Overlay District.
8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a particular piece of property,
neighborhood, a particular area, or community. Answer: The approval of the requested zoning classification of PUD to the
proposed mixed- residential development will have a positive effect on the subject property and the overall vicinity of the area.
First, it will provide an increased housing availability for future residents. In addition, since the vicinity of the area is
surrounded by commercial businesses, the approval of the proposed mixed-residential development will increase economic
growth.
9. The physical conditions of the site relative to its capability to be developed as requested, including topography, drainage, access, and
size and shape of the property. Answer: The physical condition of the subject property as shown on the proposed site plan is
very supportive of the proposed development. The development’s multiple access points from both Highway 42 and
Campground Road provide efficient and safe connectivity for future residents. Although the shape of the property is irregular,
it has been carefully utilized by the applicant. The installation of the four detention ponds is essential for the development to
prevent flooding from the nearby stream.
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) - cont.
10. The impact upon adjacent property owners should the request be granted. Answer: The proposed mixed-use residential and
commercial development along Highway 42 and Campground Road could be impactful to the adjacent property owners.
There will likely be an increase in traffic; however, a traffic study has not been submitted to determine the depth of impact.
Nearby neighborhoods of the Magnolias at Eagles Landing, Eagles Hill, Winding Creek, and the Vineyards at Eagles Landing.
The increased population density and commercial activity could put an additional strain on the nearby Hickory Flat
Elementary School, which is located on Brannan Road.
11. The potential impact of the annexation on City infrastructure including water and sewage systems. Answer: A letter from the Henry
County Water Authority dated October 17, 2024, states that water service can be made available to the subject property.
However, a water line extension is required at the developer’s expense. The letter also states that sewer treatment is also
available to the subject property.
12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes.
Answer: The proposed development is likely to impact the adjacent thoroughfares as well as the pedestrian and vehicular
circulation and traffic volumes. With current traffic counts from the Georgia Department of Transportation in 2023 indicating
11,400 vehicles on Campground Road and 15,300 on Highway 42 North, the addition of the residents and the existing
commercial businesses could increase traffic congestion. The increase in traffic congestion could result in longer commute
times for the existing residents living in the nearby subdivisions of Magnolias at Eagles Landing, Eagles Hill, Winding Creek,
and the Vineyards at Eagles Landing. As stated previously, a traffic study has not been submitted to determine the depth of
impact.
Staff
Recommendation
◦ This Staff Report has demonstrated that the
requested annexation via AX-2024-02 would
be necessary and desirable for the City of
Stockbridge in conjunction with the
requested Comprehensive Plan Amendment
(CP-2024-09) to assign the future land use
designation of Medium-Density Mixed-Use,
and the requested rezoning of RZ-2024-10
to assign the zoning district of ‘PUD’
(Planned Unit Development) and Parkway
Mixed Use Overlay District (PMU).
Therefore, the Planning and Zoning staff
recommends APPROVAL.
POWERPOINT
PRESENTATIONS
FOR CP-2024-09
Applicant’s Request

◦ Assign the future land use designation of
Medium-Density Mixed-Use to two parcels
located at 1778 & 1872 Highway 42 North to
allow for the construction of a mixed used
development with commercial, office, and
168-unit, single family attached and
detached development.
City of Stockbridge
Comprehensive Plan (2024)
SURROUNDING LAND USE DESIGNATION
Location Current Land Use Current Future Land Use
Designation
Moss Pointe (Subdivision)
Property to the North Summit at Eagles Landing (Subdivision)
Clark Meadows (Subdivision) Low Density Residential

Property to the South Tabernacle of Praise Church International High Density Suburban

Property to the East Vacant Land (Henry County) High Density Suburban
Eagles Hill (Townhomes) Low Density Mixed Use
Magnolia’s at Eagles Landing High Density Residential
Winding Creek (Townhomes) Low Density Mixed Use
Property to the West Eagles East (Shopping Center) Low Density Mixed Use
Vineyards at Eagles Landing High-Density Suburban
Chevron Gas Station
Vineyard Business Park Commercial
SURROUNDING LAND USE DENSITIES
Name of Subdivision/Development Units Estimate Density Per Acres
Moss Pointe 125 1.71 units per acre
Summit at Eagles Landing 308 1.96 units per acre

Clark Meadows 141 2.7 units per acre

Eagles Hill 80 4.08 units per acre
Magnolia’s at Eagles Landing 189 1.84 units per acre
Winding Creek 118 3.06 units per acre
Crown Walk 30 1.10 units per acre
Vineyards at Eagles Landing 215 2.30 units per acre
Meritage Homes 168 4.2 units per acre
STAFF ANALYSIS
(SECTION 9.2.7 OF THE
UNIFIED DEVELOPMENT
CODE)
To provide a variety of housing choices to suit the changing needs and lifestyles of City
Staff Analysis residents. (Housing Goal)
(Section 9.2.7 of The
Unified Development Provide a mixture of housing options to attract young professionals, singles, and small
Code) families (Housing Policy)

To ensure that new developments promote a better sense of place and preserve valued
1. Consistency with the elements of community character. (Future Land Use Goal)
Comprehensive Plan:
The request to assign the To establish land use designations that meet the needs of the City and are consistent with
Future Land Use the new UDC. (Future Land Use Goal)
designation of Medium-
Density Mixed-Use is Community
Support increases in density where community design standards, environmental
necessary because the
PUD zoning district is
Goals and constraints, and available infrastructure capacities can accommodate the increased
density. (Future Land Use Policy)
compatible with all the
Land Use Designations
Policies
in the city, which includes Work with business owners/ developers to improve conditions of property and require a
consistent look of quality among commercial developments. (Future Land Use Policy)
the proposed Medium-
Density Mixed-Use (pg. 42-44) Encourage mixed-use development to promote a live, work, play concept. (Future Land
designation. In addition,
the proposed mixed-use Use Policy)
development is
consistent with the policy
goals that are found in To determine areas appropriate for annexation. (Population Goal)
the current City of
Stockbridge To attract new, diverse residents. (Population Goal)
Comprehensive Plan that
are found on pages 42 Maintain a friendly family environment and focus on attracting and retaining young adults.
through 44. (Population Policy)
Staff Analysis
(Section 9.2.7 of The Unified Development Code)
2. Relation to the Zoning of the Property: The applicant’s request of assigning the subject property PUD (Planned Unit Development)
is compatible with the other surrounding land use designations that are adjacent to the subject property, which include the following:
Eagles Hill (Townhomes) and the Winding Creek Subdivision. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning
district as being compatible with all the Future Land Use designations, including the requested future land use designation of
Medium-Density Mixed Use. Currently, the subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance. However, once they are annexed into the City limits, they will be assigned PUD (Planned Unit
Development) zoning district.
3. Suitability of the Site’s Location: Based on the site plan for the mixed-use development on 48.717 acres at Highway 42 North and
Campground Road in Stockbridge, Georgia, the location appears to be well-suited for the proposed project. The site is effectively
divided into residential and commercial areas, with a thoughtful layout that includes a mix of single-family homes, bungalows, and
townhomes, offering a density of 4.2 units per acre. The inclusion of amenities such as a pool with a cabana, a pocket park, a mail
kiosk, and 9.75 acres of open space enhances the community's attractiveness. The commercial section provides 70,950 square feet
of space across six buildings with adequate parking, supporting local economic growth. Additionally, the site plan considers
environmental factors with four detention ponds and a 25-foot landscape buffer, ensuring sustainable development. The accessibility
provided by major roads and the manageable floodplain area further contribute to the site's suitability for mixed-use development.
4. Maintaining the Current Land Use Designation: Maintaining the current land use designation of High-Density Suburban, as
outlined by the Henry County Future Land Use Map, ensures the site remains aligned with the county's long-term planning goals.
This designation supports a dense residential development pattern, which is consistent with the proposed mixed-use development
plan. By adhering to this designation, the development can benefit from established guidelines for infrastructure, utilities, and
community services that cater to high-density suburban areas. This also helps in maintaining the integrity and vision of the county's
growth and development strategy.
Staff
Recommendation
◦ This Staff Report has demonstrated that
the requested Comprehensive Plan
Amendment via CP-2024-09 is consistent
with the 2024 Comprehensive Plan in
conjunction with the requested rezoning of
RZ-2024-10 to assign the zoning district of
‘PUD’ (Planned Unit Development).
Therefore, the Planning and Zoning staff
recommends APPROVAL.
POWERPOINT
PRESENTATIONS
FOR RZ-2024-10
◦ Assign the zoning district of ‘PUD’
(Planned Unit Development) to allow for
Applicant’s the construction of a mixed used

Request development with commercial, office, and
168-unit, single family attached and
detached development.
Location Current Land Use Current Zoning
Moss Pointe (Subdivision) SR (Suburban Residential)
Property to the North MFR (Multiple Family
Summit at Eagles Landing Residential)
(Subdivision) PUD (Planned Unit
Development)
Clark Meadows (Subdivision)

Property to the South Tabernacle of Praise Church RA (Residential-Agricultural)
International
Property to the East Vacant Land (Henry County) RA (Residential-Agricultural)

SURROUNDING Eagles Hill (Townhomes) PUD (Planned Unit
Development)
JOINT ZONING Magnolia’s at Eagles Landing PUD (Planned Unit

INFORMATION Property to the West Development)
Winding Creek (Townhomes) PUD (Planned Unit
Development)
Eagles East (Shopping Center) C-2 (General Commercial)
Vineyards at Eagles Landing RM (Residential Multi-Family)

Chevron Gas Station
C-1 (Neighborhood
Vineyard Business Park Commercial);

C-1 (Neighborhood
Commercial)
Cool's Corner (Shopping Center) C-3 (Heavy Commercial)
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
1. Consistency with the Comprehensive Plan: The subject property is currently located in Henry County and is not currently
consistent with the current Future Land Use Map of the city of Stockbridge. However, if the proposed development is annexed
into the City limits, it will be assigned the future land use designation of Medium-Density Mixed Use. The proposed mixed-used
development meets the overall intent of the requested Medium-Density Mixed Use future land use designation, which states
that “the future development and redevelopment should focus on making these areas more pedestrian oriented. This is
characterized by mixed-use developments incorporating mostly commercial uses with some smaller office tenants, and
medium density residential uses. This area would allow for two to three story buildings, combining street-level
commercial/retail/office uses with second and third stories accommodating office or lofts/apartments/condominiums.” In
addition, Page 48 of the 2024 Comprehensive Plan states the requested PUD (Planned Unit Development) is compatible with
all of the future land use designations, which includes the requested Medium-Density Mixed Use. The proposed density of 4.2
units per acre meets the required range of the requested future land use designation of Medium-Density Mixed Use which is 4
to 7.99 units per acre.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due
consideration given to whether or not the proposed change will help carry out the purposes of the City of
Stockbridge Zoning Code: The proposed mixed-use development aligns well with the overall zoning scheme and supports
multiple purposes of the City of Stockbridge Zoning Code. The proposed site plan aligns with the purpose and intent of the
City of Stockbridge's Unified Development Code by promoting the health, safety, aesthetics, convenience, order, prosperity,
and general welfare of current and future residents. It minimizes congestion on public streets through a thoughtfully designed
road network between Highway 42 North and Campground Road, ensuring efficient traffic flow and advancing overall traffic
safety. The plan also encourages the most appropriate and best use of land, buildings, and other structures throughout the
city by strategically placing mixed-use developments and public facilities in ways that benefit the community. Furthermore, it
prevents the overcrowding of land, avoiding both undue concentration of population and urban sprawl, ensuring sustainable
and balanced growth for a harmonious urban environment. The proposed mixed-use development promotes the general
health, safety, and welfare of the community by providing a place where residents and visitors can live, work, eat, and play,
thereby enhancing the overall quality of life. It also promotes economic development by diversifying the employment base
through its commercial component, contributing to a stronger city economy. Additionally, the development encourages a
balanced mix of uses, with residential, retail, and commercial spaces supporting a vibrant and balanced community.
Furthermore, it establishes consistent and harmonious design standards, contributing to a unified and distinctive visual quality
for the city.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular
piece of property, neighborhood, a particular area, or community: The proposed mixed-use development located along
Highway 42 North and Campground Road, promises to significantly enhance the character of the surrounding neighborhoods,
including Magnolias at Eagles Landing, Eagles Hill, and Winding Creek. By providing a blend of residential, commercial, and
recreational spaces, the development will promote a vibrant and cohesive community, fostering social interaction and
convenience for residents. The project is poised to stimulate local economic growth by attracting businesses, creating jobs, and
boosting property values, all while minimizing congestion on public streets through its well-thought-out design. Additionally, the
development is expected to attract new residents to the area, drawn by the modern amenities and the convenience of having
essential services nearby. With the closest major development, such as the Bridges of Jodeco and the Kroger shopping center,
being 3.3 miles away, this new hub will address the current lack of major infrastructure. While other areas in the city of
Stockbridge are experiencing significant growth and development, this region has been underserved, lacking the same level of
investment and modernization. The mixed-use development will bridge this gap, ensuring sustainable growth and efficient land
use. Furthermore, the development's modern aesthetics and public amenities will enhance the overall appeal and livability of
the area, contributing to the long-term prosperity and general welfare of Stockbridge's residents.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
4. The physical conditions of the site relative to its capability to be developed as requested, including topography, drainage,
access, and size and shape of the property: The physical conditions of the subject property as shown on the proposed site plan, is
very supportive for the proposed development. The development’s multiple access points from both Highway 42 and Campground
Road provides efficient and safe connectivity for future residents. Although the shape of the property is irregular, it has been carefully
utilized by the applicant. The installation of the four detention ponds is essential for the development to prevent flooding from the
nearby stream.
5. The impact upon adjacent property owners should the request be granted: The proposed mixed-use development located at the
intersection of Highway 42 and Campground Road stands to bring substantial benefits to nearby property owners. In addition to
driving local economic growth and improving infrastructure, the proposed mixed-use development also promises to substantially boost
property values. By introducing a vibrant and interconnected community space, the quality of life for residents living in the surrounding
neighborhoods will markedly improve. Though there may be a rise in traffic flow, with strategic planning and targeted road
improvements, such as the addition of new lanes or traffic signals, congestion can be effectively managed to ensure a smoother
travel experience for both residents and visitors in the vicinity of the area.
6. The potential impact of the rezoning on City infrastructure including water and sewage system: A letter from the Henry County
Water Authority dated October 17, 2024, states that water service can be made available to the subject property. However, a water
line extension is required at the developer’s expense. The letter also states that sewer treatment is also available to the subject
property.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
8. The merits of the requested change in zoning relative to any other guidelines and policies for development, which
the Planning Commission and City Council may use in furthering the objective of the comprehensive plan: The
proposed mixed-use development is aligned with the guidelines and policies outlined by the Planning Commission and City
Council, aimed at furthering the objectives of the comprehensive plan. First, the development promotes economic growth
by attracting new businesses and residents, thereby increasing the tax base. It enhances infrastructure, which is consistent
with the comprehensive plan’s goal of improving transportation networks and public facilities. Additionally, the mix of
residential and commercial spaces fosters a vibrant, walkable community that encourages sustainable living and reduces
the dependence on personal vehicles. The inclusion of open spaces and pedestrian pathways aligns with policies that
prioritize green spaces and community health. Furthermore, the proposed development respects environmental guidelines
by incorporating 9.74 acres of open space, addressing floodplain concerns, and ensuring a balanced approach to land use.
9. The ability of the subject land to be developed as it is presently zoned: The Henry County zoning designation of RA
(Residential-Agricultural) primarily allows for low-density residential development and agricultural uses. This includes
single-family homes and agricultural-related structures. The RA zoning supports activities such as farming, gardening, and
keeping livestock, along with residential living. It generally does not permit higher-density residential units or commercial
spaces, which is why a change in zoning would be necessary for the proposed mixed-use development at Highway 42 and
Campground Road
Staff Recommendation
Staff recommends approval to assign the zoning district of ‘PUD’ (Planned Unit Development) to allow for the
construction of a mixed used development with the following conditions:
1. The subject property shall be developed similar to the site plan that was submitted by the applicant on January 21,
2025.
2. The bungalow lots located on lots 1 through 15 of the site plan shall be three-sided brick.
3. A landscaping plan shall be submitted.
4. A 10-foot external sidewalk and 8-foot internal sidewalk shall be installed.
5. The building facing the street on Campground Road shall be three-sided brick.
6. The buildings labeled “Dining Patio” on the site plan must adhere to the parking standards found in Section 4.8 of
the Stockbridge Unified Development Code.
7. No more than one hair salon, barber, nail salon shall be in the commercial section. No event centers nor gas
stations shall be allowed.
8. The applicant must combine the two parcels located at 1778 & 1872 Highway 42 North. In addition, no permits shall
be issued by the City of Stockbridge until the developer provides a copy of the recorded plat.
TRANSMITTAL MEMO
RE: Campground Road @ Hwy 42 Rezoning and Annexation Applications
Planners and Engineers Collaborative, Inc. Project No. 19279.00A
On behalf of Meritage Homes

TO: City of Stockbridge Community
4602 North Henry Blvd
Stockbridge, GA 30281
678-833-3347

ATTN: Ryan Anderson
678-833-3340

FROM: Planners and Engineers Collaborative
350 Research Court, Suite 200
Peachtree Corners, GA 30092

C/O Hayley Todd – (757) 508-6593

Enclosed materials:

Comp Plan Amendment Application

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
MERITAGE HOMES 678.348.8422 10/07/24
3700 MANSELL ROAD STE 550
ALPHARETTA GA 30022 CLAY.KIRKLEY@MERITAGEHOMES.COM

HAYLEY TODD, PEC+ 678.684.6287 10/07/24
350 RESEARCH COURT, STE 200
NORCROSS GA 30092 HTODD@PEC.PLUS

HIGH DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
1778 & 1872 HWY 42 N

HIGHWAY 42 N AND CAMPGROUND ROAD
48.59 34, 35, 62 7
10/7/2024

Re: Letter of Intent – Comprehensive Land Use Map Change
Campground Road @ Highway 42
PEC+ Project No. 19279.00A

Dear Community Development Officials,

This comprehensive land use map amendment application is associated with the proposed annexation
and rezone of the approximately 48.5-acre site known as Campground Road @ Highway 42 (the “Subject
Property,” PIDs 089-01001000 and 089-01001003). Bringing the site from Henry County into the City
Limits of Stockbridge, rezoning to PUD, and amending the comprehensive land use map from high density
residential to medium density residential would allow for the development of a new, 243-unit, single-
family attached and detached development.

Site and Proposal

The Subject Property is located along the eastern side of Highway 42 and is bisected by Campground Road.
The site is bordered by the Clark Meadows subdivision to the north, a Georgia Power easement to the
northwest, Highway 42 to the southwest, and Tabernacle of Praise Church to the south across Old
Campground Road. The site is made up of two parcels that total approximately 48.5-acres.

Of the 46.5-acres, approximately 1.5 acres are in a floodplain. Approximately 8.7 acres of the site are
proposed to be used for street right-of-way. The net area of the site is 38.29 acres. The proposed 243-
unit single family subdivision has a net site density of 6.35 units per acre. There would be 142
townhome units and 101 single-family detached lots. The site would have 15 acres of open space
(approximately 30% of the total site area). Elevations are included with this submittal.

The proposed amendment to the comprehensive land use map would allow for the 48.5-acre site to be
annexed into the City Limits of Stockbridge, rezoned PUD, and be subject to the Parkway Mixed Use
overlay district. The proposal includes 243 new homes.

Rationale for Request

This area is part of the “high-density suburban” character area per the Henry County Comprehensive Plan.
However, the proposed plan reaches a density that is captured under the Medium Density Residential
character area, and can therefore be reduced to a less intense designation. The immediate area is
characterized by different types of single family development, including townhomes and detached homes.
The proposed development would fit into the character of the existing context and would present a high
quality addition to the overall area.
The development would be compatible and consistent with nearby and adjacent development pattern,
and therefore meets the purpose and intent of the district per the City of Stockbridge UDO.

Constitutional Objections

The portions of the Code of Ordinances and Zoning Ordinance for City of Stockbridge (the “Zoning
Ordinance”) which classifies or conditions the Property into any more or less intensive zoning

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
Project No. 19279.00A
10/07/2024

classification and/or zoning conditions other than as requested by the Applicant and property owner are
unconstitutional, in that they would destroy the Applicant's and property owner’s property rights without
first paying fair, adequate and just compensation for such rights, in violation of Article I, Section I,
Paragraph II of the Constitution of the State of Georgia of 1983, the Due Process Clause of the Fourteenth
Amendment to the Constitution of the United States.

The application of the Zoning Ordinance which presently restricts the Property’s use to the present zoning
classification, uses, regulations, requirements, and conditions is unconstitutional, illegal, null and void,
and constitutes a taking of the Applicant's and the property owner's property rights in violation of the Just
Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment
to the Constitution of the United States, Article I, Section I, Paragraphs I and II of the Constitution of the
State of Georgia of 1983, and in violation of the Equal Protection Clause of the Fourteenth Amendment
to the Constitution of the United States by denying economic and viable use of the Property while not
substantially advancing legitimate state interests.

The Property is presently suitable for OSC as proposed in the requested rezoning, as amended by the
Applicant, and is not economically suitable for uses restricted under its present zoning and development
classification, conditions, regulations, and restrictions due to its location, shape, size, surrounding
development, and other factors. A denial of the requested rezoning and related variances would
constitute an arbitrary and capricious act by City of Stockbridge and the City Council without any rational
basis therefore, constituting an abuse of discretion in violation of Article I, Section I, Paragraphs I and II of
the Constitution of the State of Georgia of 1983 and the Due Process Clause of the Fourteenth
Amendment. A refusal by City of Stockbridge and the City Council to approve this requested rezoning,
with only such additional conditions as agreed to by the Applicant and/or owner, so as to permit the only
feasible economic use of the Property, would be unconstitutional between the Applicant, owner, and
similarly situated property owners, in violation of Article I, Section I, Paragraph II of the Constitution of
the State by discriminating of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment.

Conclusion

The applicant and owner respectfully request that the City of Stockbridge City Council, Planning
Commission and Planning Staff approve and support the Applicant’s comprehensive land use amendment
request to allow for a change from high density residential to medium density residential to facilitate the
development of a new, single-family attached and detached subdivision. The developer and their
representatives welcome the opportunity to meet with all interested parties and representatives.

Sincerely,

Hayley Todd
Zoning Manager, Planners and Engineers Collaborative, Inc.

ZONING DESCRIPTION
NORTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
Extension (Variable R/W) with the southeasterly right-of-way line of Union City
Norcross Transmission Line easement; thence along said easement

North 17 degrees 5 minutes 19 seconds East, a distance of 166.16 feet; thence North
17 degrees 9 minutes 14 seconds East, a distance of 769.82 feet; thence leaving saif
right-of-way line North 90 degrees 0 minutes 0 seconds East, a distance of 100.50
feet; thence along the centerline of creek and following the meanderings thereof the
following:

South 59 degrees 33 minutes 13 seconds East, a distance of 31.21 feet; thence South
38 degrees 8 minutes 20 seconds East, a distance of 206.68 feet; thence South 49
degrees 39 minutes 57 seconds East, a distance of 75.01 feet; thence South 49
degrees 6 minutes 3 seconds East, a distance of 103.84 feet; thence South 22
degrees 50 minutes 31 seconds East, a distance of 106.11 feet; thence South 54
degrees 29 minutes 7 seconds East, a distance of 210.47 feet; thence South 37
degrees 27 minutes 40 seconds East, a distance of 138.14 feet; thence South 6
degrees 28 minutes 54 seconds West, a distance of 130.40 feet; thence South 39
degrees 50 minutes 1 second East, a distance of 118.45 feet; thence South 10
degrees 0 minutes 45 seconds East, a distance of 101.77 feet; thence South 23
degrees 35 minutes 52 seconds East, a distance of 178.34 feet; thence South 63
degrees 4 minutes 32 seconds East, a distance of 53.02 feet; thence South 67
degrees 29 minutes 2 seconds East, a distance of 27.86 feet;

thence leaving said creek North 89 degrees 29 minutes 28 seconds East, a distance of
353.55 feet; thence South 01 degree 53 minutes 24 seconds West, a distance of
448.96 feet to a point on said right-of-way line of Campground Road Extension; thence
along said right-of-way the following courses and distances:
North 50 degrees 59 minutes 10 seconds West, a distance of 448.30 feet; thence
North 38 degrees 57 minutes 59 seconds East, a distance of 90.01 feet; thence North
50 degrees 59 minutes 32 seconds West, a distance of 49.01 feet; thence South 39
degrees 38 minutes 49 seconds West, a distance of 90.00 feet; thence North 50
degrees 59 minutes 12 seconds West, a distance of 475.68 feet; thence 456.46 feet
along an arc of a curve to the left having a radius of 710.00 feet and a chord bearing
and distance of North 69 degrees 24 minutes 11 seconds West 448.64 feet to a point;
thence North 16 degrees 31 minutes 45 seconds West, a distance of 81.89 feet;
thence South 82 degrees 3 minutes 52 seconds West, a distance of 122.49 feet;
thence South 8 degrees 40 minutes 2 seconds East, a distance of 70.00 feet; thence
94.93 feet along an arc of a curve to the left having a radius of 709.99 feet and a chord
bearing and distance of South 77 degrees 28 minutes 36 seconds West 94.86 feet to a
point; thence South 68 degrees 22 minutes 54 seconds West, a distance of 130.83 feet
to the POINT OF BEGINNING.
Said Tract containing 16.12 acres.
ZONING DESCRIPTION
SOUTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
(80’ R/W) with the northeasterly right-of-way line of State Route 43, aka U.S. Hwy 23
(90’ R/W), thence along said right-of-way of State Route 43, aka U.S. Hwy 23 North 33
degrees 37 minutes 41 seconds West, a distance of 120.45 feet; thence North 33
degrees 18 minutes 45 seconds West, a distance of 777.39 feet; thence North 33
degrees 19 minutes 8 seconds West, a distance of 385.29 feet; thence North 17
degrees 3 minutes 32 seconds East, a distance of 197.64 feet to a point on the
southerly right-of-way line of Campground Road Extension (Variable R/W); thence
along said right-of-way the following courses and distances:

North 56 degrees 31 minutes 15 seconds East, a distance of 34.69 feet; thence 214.32
feet along an arc of a curve to the right having a radius of 610.00 feet and a chord
bearing and distance of North 66 degrees 35 minutes 18 seconds East 213.22 feet to a
point; thence 163.44 feet along an arc of a curve to the right having a radius of 610.00
feet and a chord bearing and distance of North 84 degrees 19 minutes 45 seconds
East 162.95 feet to a point; thence South 01 degree 59 minutes 46 seconds West, a
distance of 30.00 feet; thence South 85 degrees 59 minutes 24 seconds East, a
distance of 40.42 feet; thence North 5 degrees 59 minutes 50 seconds East, a distance
of 30.00 feet; thence 351.48 feet along an arc of a curve to the right having a radius of
610.00 feet and a chord bearing and distance of South 67 degrees 29 minutes 37
seconds East 346.64 feet to a point; thence South 50 degrees 59 minutes 9 seconds
East, a distance of 485.70 feet; thence South 39 degrees 0 minutes 1 second West, a
distance of 10.00 feet; thence South 50 degrees 59 minutes 5 seconds East, a
distance of 30.00 feet; thence North 39 degrees 0 minutes 1 second East, a distance
of 10.00 feet; thence South 50 degrees 59 minutes 12 seconds East, a distance of
534.07 feet;

thence leaving said right-of-way line South 01 degree 53 minutes 24 seconds West, a
distance of 552.54 feet; thence South 87 degrees 57 minutes 30 seconds West, a
distance of 756.46 feet; thence North 4 degrees 46 minutes 22 seconds West, a
distance of 122.05 feet; thence North 60 degrees 7 minutes 20 seconds West, a
distance of 43.45 feet; thence South 66 degrees 33 minutes 29 seconds West, a
distance of 32.12 feet; thence South 26 degrees 41 minutes 17 seconds East, a
distance of 72.23 feet; thence South 4 degrees 6 minutes 29 seconds West, a distance
of 67.91 feet; thence South 87 degrees 57 minutes 30 seconds West, a distance of
93.89 feet to the POINT OF BEGINNING.

Said Tract containing 32.42 acres.
Henry County, GA

Parcel Results 20 Results

Parcel ID  Owner  Property Address 
070E01072000 SUMMITT AT EAGLES LANDING HOMEOWNERS ASSOC INC SUMMIT VIEW DR

071-01033000 S ATLANTA CONFERENCE 1978 HIGHWAY 42 N

071-01034015 A4 INVESTMENTS LLC 204 WEST CAMPGROUND RD

071-01034016 CAMPGROUND CENTER LLC 100-140 WEST CAMPGROUND RD

071-01034020 HOPEWELL CAPITAL LLC, THE PATTERSON REAL EST GRP L WEST CAMPGROUND RD

071Q01200000 MERITAGE HOMES OF GEORGIA INC

088C01028000 WILLIAMS TANESHA 297 WHITNEY LN

088C01029000 HOQUE RIAJ AL 301 WHITNEY LN

089-01001000 ROWAN FAMILY REAL ESTATE LLC 1872 HIGHWAY 42 N

089-01001003 ROWAN PROPERTIES LP 1778 HIGHWAY 42 N

089-01001021 THE KOLODKIN FAMILY LIMITED PARTNERSHIP 1775-1789 HIGHWAY 42 N

089-01002000 STEWART JAMES L 101 CAMPGROUND RD

089-01002001 YONKERS LLC CAMPGROUND RD

089-01009003 SUSHRUT LLC

089-02048002 O'REILLY AUTOMOTIVE INC 1765 HIGHWAY 42 HWY N

089-02049005 TABERNACLE OF PRAISE CHURCH INTNL INC 1640 HIGHWAY 42 N

089F01015000 FAUR CYNTHIA G W 157 CROWN WALK

089F01016000 MAUSHARDT THERESA A & 158 CROWN WALK

Mailing Labels 20 Results
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350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

City of Stockbridge Community Development
4602 North Henry Blvd
Stockbridge, GA 30281

Re: Campground – Water Sewer Letter
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Please be advised, Planners and Engineers Collaborative requested the water/sewer service letter on or before the
date referenced above. We have yet to receive documentation but will furnish the letter to Stockbridge as soon as
we receive it.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

Henry County Water Authority, Engineering Division
100 Westridge Industrial Blvd
McDonough, GA 30253
Phone # 678-583-3800

Re: Campground – Water Sewer Letter–
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Dear HWCA Engineering Division

Planners and Engineers Collaborative, Inc. (PEC) is submitting this letter of intent as required to fulfill the water
/sewer availability letter request for parcel ID’s 089-01001003, 089-01001000 currently zoned RA. At present PEC
is working through due diligence with our client who is proposing a PUD subdivision of total 243 units. The
community would consist of 142 Townhome units and 101 Single Family homes. The Subject Property is located
along Hwy 42 and Campground Rd in Mcdonough GA. The site is made up of two parcels that total approximately
+-48.597-acres.

Attached are documents per your request. If there is anything else you may need, please reach out to me at
htodd@pec.plus who is the point of contact for this project. Thank you for your time and assistance.

Current jurisdiction: RA – Henry County
Proposed jurisdiction PUD– City of Stockbridge

The developer and their representatives welcome the opportunity to meet with all interested parties and
representatives.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
sewer tie-in 2

sewer tie-in

water

water
water
1/22/2025

Re: Letter of Intent – Annexation and PUD Rezoning
Campground Road @ Highway 42
PEC+ Project No. 19279.00A

Dear Community Development Officials,

This application seeks to annex and rezone the approximately 48.717-acre site known as Campground
Road @ Highway 42 (the “Subject Property,” PIDs 089-01001000 and 089-01001003) from RA to PUD
under the Parkway Mixed Use Overlay. Bringing the site from Henry County into the City Limits of
Stockbridge and rezoning to PUD would allow for the development of a new mixed use project with
commercial, office, and 168-unit, single-family attached and detached development.

Site and Proposal

The Subject Property is located along the eastern side of Highway 42 and is bisected by Campground Road.
The site is bordered by the Clark Meadows subdivision to the north, a Georgia Power easement to the
northwest, Highway 42 to the southwest, and Tabernacle of Praise Church to the south across Old
Campground Road. The site is made up of two parcels that total approximately 48.717-acres.

Of the 48.717acres, approximately 1.56 acres are in a floodplain. Approximately 7.40 acres of the site
are proposed to be used for street right-of-way. The net area of the site is 39.75 acres. The proposed
mixed use development has over 79,000 sf of commercial and office development on over 11 acres of
land and a 168-unit single family subdivision that has a net site density of 4.20 units per acre. There is
79,042 sf commercial/office, 82 attached homes and 86 single-family detached lots and bungalows. The
site would have 9.75 acres of open space (approximately 20% of the total site area). Elevations are
included with this submittal.

The proposed amendment to the comprehensive land use map would allow for the 48.717-acre site to
be annexed into the City Limits of Stockbridge, rezoned PUD, and be subject to the Parkway Mixed Use
overlay district. The proposal is to construct a mixed use development. The project is a great mix of
neigbhorhood friendly retail, restaurants, grocery, office, and for sale residential.

Rationale for Request

This area is part of the “high-density suburban” character area per the Henry County Comprehensive Plan.
As such, the proposed PUD zoning in Stockbridge is compatible with the underlying designation and is
therefore aligned with the comprehensive plan. The immediate area is characterized by different types of
commercial and single family development, including townhomes and detached homes. The proposed
development would fit into the character of the existing context and would present a high quality addition
to the overall area.
The development would be compatible and consistent with nearby and adjacent development pattern,
and therefore meets the purpose and intent of the district per the City of Stockbridge UDO. The
commercial and office is proposed to be neighborhood uses to fit into the fabric of the area and provide
commercial and office development opportunities to the area.

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
Project No. 19279.00A
10/07/2024

Constitutional Objections

The portions of the Code of Ordinances and Zoning Ordinance for City of Stockbridge (the “Zoning
Ordinance”) which classifies or conditions the Property into any more or less intensive zoning
classification and/or zoning conditions other than as requested by the Applicant and property owner are
unconstitutional, in that they would destroy the Applicant's and property owner’s property rights without
first paying fair, adequate and just compensation for such rights, in violation of Article I, Section I,
Paragraph II of the Constitution of the State of Georgia of 1983, the Due Process Clause of the Fourteenth
Amendment to the Constitution of the United States.

The application of the Zoning Ordinance which presently restricts the Property’s use to the present zoning
classification, uses, regulations, requirements, and conditions is unconstitutional, illegal, null and void,
and constitutes a taking of the Applicant's and the property owner's property rights in violation of the Just
Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment
to the Constitution of the United States, Article I, Section I, Paragraphs I and II of the Constitution of the
State of Georgia of 1983, and in violation of the Equal Protection Clause of the Fourteenth Amendment
to the Constitution of the United States by denying economic and viable use of the Property while not
substantially advancing legitimate state interests.

The Property is presently suitable for OSC as proposed in the requested rezoning, as amended by the
Applicant, and is not economically suitable for uses restricted under its present zoning and development
classification, conditions, regulations, and restrictions due to its location, shape, size, surrounding
development, and other factors. A denial of the requested rezoning and related variances would
constitute an arbitrary and capricious act by City of Stockbridge and the City Council without any rational
basis therefore, constituting an abuse of discretion in violation of Article I, Section I, Paragraphs I and II of
the Constitution of the State of Georgia of 1983 and the Due Process Clause of the Fourteenth
Amendment. A refusal by City of Stockbridge and the City Council to approve this requested rezoning,
with only such additional conditions as agreed to by the Applicant and/or owner, so as to permit the only
feasible economic use of the Property, would be unconstitutional between the Applicant, owner, and
similarly situated property owners, in violation of Article I, Section I, Paragraph II of the Constitution of
the State by discriminating of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment.

Conclusion

The applicant and owner respectfully request that the City of Stockbridge City Council, Planning
Commission and Planning Staff approve and support the Applicant’s rezoning request to allow for
annexation into Stockbridge and the development of a new mixed use project with neighborhood
commercial, office, and single-family attached and detached lots. The developer and their representatives
welcome the opportunity to meet with all interested parties and representatives.

Sincerely,

Project No. 19279.00A
10/07/2024

Hayley Todd
Zoning Manager, Planners and Engineers Collaborative, Inc.

TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director
Keedra Jackson, Chief Planner

DATE: January 30, 2025 (Planning Commission)

February 10, 2025 (Mayor and Council)

Subject: #CP-2024-09 For 1778 & 1872 Highway 42 North

I. PURPOSE

Consider a Comprehensive Plan Amendment application by to assign the future land use
designation of Medium-Density Mixed-Use to two parcels located at 1778 & 1872 Highway 42
North to allow for the construction of a mixed used development with commercial, office, and
168-unit, single family attached and detached development.

II. PROJECT INFORMATION

Proposed Development Mixed Used Development

Site Address
1778 & 1872 Highway 42 North

089-01001003 (1778 Highway 42 North)
Parcel Identification

089-01001000 (1872 Highway 42 North)

Parcel Acreage
48.717 +/- total acres

Applicant Meritage Homes, c/o Clay Kirkley

#CP-2024-09 For 1778 & 1872 Highway 42 North

Owner Rowan Properties, LP

High-Density Suburban
County Future Land Use Designation

Assigned City Future Land Use Designation Medium-Density Mixed Use

Number of Proposed Units Per Acre 4.2 units per acre

An existing house is located at 1872 Highway 42
Current Use North. The property at 1778 Highway 42 North is
heavily wooded, featuring a stream on the northern
parcel, and also includes a house and a cemetery.

SURROUNDING JOINT FUTURE LAND USE DESIGNATIONS

Location Existing Future Land Use Designation of Property

Moss Pointe (Subdivision) – Stockbridge - Low Density Residential

Summit at Eagles Landing (Subdivision) – Stockbridge - Low Density
Property to the North Residential

Clark Meadows (Subdivision) – Stockbridge - Low Density Residential

Crown Walk (Subdivision) – Henry County – High Density Suburban

Property to the South Tabernacle of Praise Church International – Henry County – High Density
Suburban

Property to the East
Vacant Land (Henry County) - High Density Suburban

#CP-2024-09 For 1778 & 1872 Highway 42 North

Eagles Hill (Townhomes) – Stockbridge - Low Density Mixed Use

Magnolia’s at Eagles Landing – Stockbridge - High Density Residential

Winding Creek (Townhomes) – Stockbridge - Low Density Mixed Use

Property to the West Eagles East (Shopping Center) – Stockbridge – Low Density Mixed Use

Vineyards at Eagles Landing – High-Density Suburban

Chevron Gas Station - Henry County - Commercial

Vineyard Business Park - Henry County - Commercial

SURROUNDING LAND USE DENSITIES

Name of Subdivision/Development Units Estimate Density Per Acres

Moss Pointe 125 1.71 units per acre

Summit at Eagles Landing 308 1.96 units per acre

Clark Meadows 141 2.7 units per acre

Eagles Hill 80 4.08 units per acre

Magnolia’s at Eagles Landing 189 1.84 units per acre

Winding Creek 118 3.06 units per acre

Crown Walk 30 1.10 units per acre

Vineyards at Eagles Landing 215 2.30 units per acre

Meritage Homes 168 4.2 units per acre

#CP-2024-09 For 1778 & 1872 Highway 42 North

III. FINDINGS OF FACT

1. The applicant has also applied for a Rezoning application (RZ-2024-10) to assign the zoning
district of ‘PUD’ (Planned Unit Development) and Parkway Mixed Use Overlay District.

2. The surrounding land use designations in the vicinity of the area are as follows: Low Density
Residential (Stockbridge), Low Density Mixed Use (Stockbridge), High Density Residential
(Stockbridge), High Density Suburban (Henry County), and Commercial (Henry County).

3. The vicinity of the area is mostly residential and commercial with the following zoning
classifications: SR (Suburban Residential; Stockbridge), MFR (Multiple Family Residential;
Stockbridge), PUD (Planned Unit Development; Stockbridge), C-2 (General Commercial;
Stockbridge), R-2 (Single Family Residence; Henry County); RA (Residential-Agricultural;
Henry County), C-1 (Neighborhood Commercial; Henry County).

IV. MAPS AND ILLUSTRATIONS

Vicinity Map

#CP-2024-09 For 1778 & 1872 Highway 42 North

Aerial Photo with Site Plan

#CP-2024-09 For 1778 & 1872 Highway 42 North

Joint Future Land Use Map of 1778 & 1872 Highway 42 North

#CP-2024-09 For 1778 & 1872 Highway 42 North

Site Plan of 1778 & 1872 Highway 42 North

#CP-2024-09 For 1778 & 1872 Highway 42 North

Surrounding Densities Map

#CP-2024-09 For 1778 & 1872 Highway 42 North

V. ANALYSIS

Project Description

Meritage Homes seeks to annex two parcels at 1778 and 1872 Highway 42 North from
unincorporated Henry County into Stockbridge for a mixed-use development. The site spans
48.717 acres, divided into residential and commercial areas. Of this, 1.56 acres lie in a floodplain,
7.40 acres are for street right-of-way, 28.23 acres are for residential use, and 11.52 acres are for
commercial purposes.

The development will feature 168 units, including 71 single-family detached homes, 15 bungalow
lots, and 82 townhomes, with a density of 4.2 units per acre. The proposed square footage for the
bungalows is 3,500 square feet, with a front yard setback of 10 feet, a rear yard setback of 5 feet,
and a side yard setback of 3 feet. The single-family detached homes will each be 5,000 square
feet, with a front yard setback of 20 feet, side yard setbacks of 7.5 feet, and rear yard setbacks of
20 feet.

The amenities at the proposed mixed-use development will include a pool with a cabana, a pocket
park, a mail kiosk, and 9.75 acres of open space. There will be four detention ponds and a 25-
foot landscape buffer. Access will be provided via Highway 42 North and Campground Road, with
336 parking spaces for the residential area.

The commercial section will have 70,950 square feet of space across six buildings, ranging from
8,125 to 18,000 square feet each, and an additional 8,125 square foot building on the eastern
side. The commercial area will also provide 336 parking spaces.

Currently, the subject properties are currently designated as High-Density Suburban by the Henry
County Future Land Use Map. However, they will be assigned the future land use designation of
Medium-Density Mixed-Use.

Staff Analysis

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

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The request to assign the Future Land Use designation of Medium-Density Mixed-Use is
necessary because the PUD zoning district is compatible with all the Land Use Designations in the
city, which includes the proposed Medium-Density Mixed-Use designation. In addition, the
proposed mixed-use development is consistent with the policy goals that are found in the current
City of Stockbridge Comprehensive Plan that are found on pages 42 through 44.

#CP-2024-09 For 1778 & 1872 Highway 42 North

To provide a variety of housing choices to suit the changing needs and
lifestyles of City residents. (Housing Goal)

Provide a mixture of housing options to attract young professionals, singles,
and small families (Housing Policy)

To ensure that new developments promote a better sense of place and
preserve valued elements of community character. (Future Land Use Goal)
Community
Goals and
Policies

(pg. 42-44) To establish land use designations that meet the needs of the City and are
consistent with the new UDC. (Future Land Use Goal)

Support increases in density where community design standards, environmental
constraints, and available infrastructure capacities can accommodate the
increased density. (Future Land Use Policy)

Work with business owners/ developers to improve conditions of property and
require a consistent look of quality among commercial developments. (Future
Land Use Policy)

Encourage mixed-use development to promote a live, work, play concept.
(Future Land Use Policy)

10
#CP-2024-09 For 1778 & 1872 Highway 42 North

To determine areas appropriate for annexation. (Population Goal)

To attract new, diverse residents. (Population Goal)

Maintain a friendly family environment and focus on attracting and retaining
young adults. (Population Policy)

2. Relation to the Zoning of the Property.

The applicant’s request of assigning the subject property PUD (Planned Unit Development) is
compatible with the other surrounding land use designations that are adjacent to the subject
property, which include the following: Eagles Hill (Townhomes) and the Winding Creek
Subdivision. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being
compatible with all the Future Land Use designations, including the requested future land use
designation of Medium-Density Mixed Use.

Currently, the subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance. However, once they are annexed into the City limits, they will be
assigned PUD (Planned Unit Development) zoning district.

3. Suitability of the Site’s Location.

Based on the site plan for the mixed-use development on 48.717 acres at Highway 42 North and
Campground Road in Stockbridge, Georgia, the location appears to be well-suited for the proposed
project. The site is effectively divided into residential and commercial areas, with a thoughtful layout
that includes a mix of single-family homes, bungalows, and townhomes, offering a density of 4.2
units per acre. The inclusion of amenities such as a pool with a cabana, a pocket park, a mail kiosk,
and 9.75 acres of open space enhances the community's attractiveness. The commercial section
provides 70,950 square feet of space across six buildings with adequate parking, supporting local
economic growth. Additionally, the site plan considers environmental factors with four detention

11
#CP-2024-09 For 1778 & 1872 Highway 42 North

ponds and a 25-foot landscape buffer, ensuring sustainable development. The accessibility
provided by major roads and the manageable floodplain area further contribute to the site's
suitability for mixed-use development.

4. Maintaining the Current Land Use Designation.

Maintaining the current land use designation of High-Density Suburban, as outlined by the Henry
County Future Land Use Map, ensures the site remains aligned with the county's long-term
planning goals. This designation supports a dense residential development pattern, which is
consistent with the proposed mixed-use development plan. By adhering to this designation, the
development can benefit from established guidelines for infrastructure, utilities, and community
services that cater to high-density suburban areas. This also helps in maintaining the integrity and
vision of the county's growth and development strategy.

VI. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Comprehensive Plan Amendment via CP-
2024-09 is consistent with the 2024 Comprehensive Plan in conjunction with the requested
rezoning of RZ-2024-10 to assign the zoning district of ‘PUD’ (Planned Unit Development).
Therefore, the Planning and Zoning staff recommends APPROVAL.

12
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
81
800 810
760 P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
830
780
830 WWW.PEC.PLUS
76 78 CITY OF
790 0 0 SITE LOCATION
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ZONED:
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ZONED:
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83 B LE RO GREEN
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DINING G IM PROPOSED ZONING
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82 EXISTING OVERLAY DISTRICT HIGHWAY CORRIDOR OVERLAY DISTRICT
830 REVISIONS
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81 PROPOSED OVERLAY DISTRICT PMU (PARKWAY MIXED USE)
IST MB 810
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SF LA RE UR NO. DATE BY DESCRIPTION
F UF 0 EXISTING ZONING JURISDICTION HENRY COUNTY
C ND AM BE FE
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CITY OF RETAIL
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OFFICE
DINING M 95
M STREET RIGHT-OF-WAY AREA 7.40 ACRES
STOCKBRIDGE PATIO 9,750 SF 12
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8,125 SF
DI 00 C 'L ST
PA NIN SF IA 93 AN FLOOD HAZARD AREA 1.56 ACRES

25' LANDSCAPE BUFFER
TI G L M OR
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TOTAL TOWNHOME UNITS 82 UNITS
29 86 ZONED: TOTAL SINGLE FAMILY BUNGALOW LOTS 15 LOTS
10' PLANTING ZONE & 28 85 RA
55
10' PEDESTRIAN ZONE RETAIL FR TOTAL SINGLE FAMILY LOTS 71 LOTS
18,000 SF ON 54
84 20
TA 27 53 ' LA TOTAL UNITS/ DENSITY 168 UNITS (4.2 UPA)
GE 83
830 84 26 NDS
52 56 82
0 D C TOTAL COMMERCIAL AREA 79,075 SF
AP 25 830AP
840
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840 DS 24
58
80 ST 840 PROPOSED SFD SETBACK REQUIREMENTS
ZONED: C 79 RI
LA
23 50 59
RM N 78 FRONT SETBACK 20 FEET
22 49 60 840
48 850 SIDE SETBACK 7.5 FEET
850 72
21
47 61 73 CA REAR SETBACK 20 FEET
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16 43 CO T THIS SEAL IS ONLY VALID IF COUNTER SIGNED
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AMENITY AND
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ZONED: SIDE YARD SETBACK 3 FEET
1 69 860 ZONED:
39

J:\2019\1927900A\De\Concepts & Exhibits\Zoning\19279.00A - Site - Zone-5.dwg - KWood - 1/22/2025 9:29 PM
C3 RA MAX. LOT IMPERVIOUS AREA 85% OF LOT
70
2 38
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37
PROPOSED TH SETBACK REQUIREMENTS

HW
36 FRONT SETBACK 15 FEET
I ZONED: 4 20' FRONT SETBACK
35
C1 Y SIDE SETBACK 10 FEET
830 34

42 5 27
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29 30 31 32 33 34 35
36 37 38 39
REAR SETBACK 20 FEET
85 6
0 ZONED:
REQUIRED BUFFERS 25 FEET GSWCC LEVEL II DESIGN PROFESSIONAL
0 85 7 CERTIFICATION # 0000059389 EXP. 10/28/2024
C1

25' LANDSCAPE BUFFER
20' REAR 84 DEVELOPMENT STANDARDS
SETBACK 8
20' REAR SETBACK MIN DEVELOPMENT SIZE 3 CONTIGUOUS ACRES
860 9
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84 MUST INCLUDE MINIMUM OF TWO (2) ZONING SITE
7.5' SIDE SETBACK
13
860 40

7.5' SIDE SETBACK 7.5' SIDE SETBACK
10 25 18 17 16 15 14 8
REQUIREMENTS FOR LAND USE DIFFERENT USES AND/OR TWO (2) TYPES OF
20 19
21 ZONED: 85 VARIED HOUSING OPTIONS. (2.4.14.B.2.)
PLAN
24 23 22 0
11 RA
87 PROPOSED SF MIN. LOT SIZE SF DETACH 5,000 SF
20' FRONT SETBACK
7.5' SIDE SETBACK
12
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0 PROPOSED MINIMUM SFD LOT WIDTH 50 FEET
13
28' ROAD W/ 50' ROW PROP. SF MIN. LOT SIZE BUNGALOW SF 3,500 SF
850
0 60 120 240 360
860 14 0
85 PROPOSED MIN. LOT SIZE BUNGALOWS 33 FEET
ZONED: 20' FRONT SETBACK
20' FRONT C3
15
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ZONED: EXTERIOR LANDSCAPED STRIPS 20 FEET SCALE: 1" = 120'
SETBACK ZONED: ZONED: 7 8 9 RA
RM RM 86
0 10' PLANTING 60
ZONE &
1 2 3 4 5 6 12
OPEN SPACE CALCULATIONS DATE: 01/10/2025
10' PEDESTRIAN ZONE 850 REQUIRED OPEN SPACE 20% (9.74 ACRES) PROJECT: 19279.00A
86
28' PUBLIC DRIVE 860 20' REAR SETBACK OPEN SPACE PROPOSED 20.1% (9.75 ACRES)
25' LANDSCAPE BUFFER
GRID NORTH
W/ 50' R/W 850
860 PARKING REQUIREMENTS
CAMPGROUND ROAD
840 (80' PUBLIC RIGHT OF WAY PROPOSED RESIDENT PARKING (2 SPACES
K 850 ZONED: 860 336 SPACES

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860 PER UNIT)
RM
830 PROPOSED AMENITY PARKING 30 SPACES
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ZONED: ZONED: RA REQUIRED RETAIL PARKING 5 PER 1,000 SF
ZONED:
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TYPICAL LOT LAYOUT RM
ZONED:
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ZONED: RA PROPOSED RETAIL PARKING 413 SPACES
NOT TO SCALE EXISTING CEMETERY TOTAL PARKING PROVIDED 779 SPACES SHEET
86C2
0 GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

ABBREVIATIONS

Know what's below.
Callbefore you dig.

(90 (a.k E R
' PU .a. O ST
BL U.S. UTE A
IC
RIG HWY #42
HT 23
OF )
WA

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

(80 OF P AD IGHT
M O R
CA R LIC Y)

REVISIONS SHEET 1 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

(a E
' PU .k.a. ROU ST
AT
BL U.S. TE
IC H
RIG WY #42
HT 23)
OF
WA

CAMP

GROU
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(a.k.a. J

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TENSI
(VARIA CO RO ON
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(80 OFM O R
N D
CA R LIC Y)

REVISIONS SHEET 2 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
LEGAL DESCRIPTION
TRACT 1

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

To find the TRUE POINT OF BEGINNING COMMENCE at a set 1/2 inch rebar with cap on the northerly right of
way line of Campground Road Extension (a.k.a. Jodeco Road) (variable public right of way), 205.7 feet as
measured northeasterly along said northerly right of way of Campground Road Extension from the
intersection created by said northerly right of way and the northeasterly right of way of State Route 42 (a.k.a.
U.S. Highway 23) (90 foot public right of way); thence leaving said northerly right of way of Campground Road
Extension and proceed N17°12'30"E a distance of 166.38 feet to a found 1/2 inch rebar, said rebar being the
TRUE POINT OF BEGINNING;

With the TRUE POINT OF BEGINNING thus established thence continue N17°07'50"E a distance of 818.25 feet,
more or less to a point at the centerline of Wolf Creek, said point being referred to as Point “A” (the
commencement point of a tie-in line “A”-“B”); thence following the centerline of said creek and the
meanderings thereof, 1824 feet more or less to a point, said point being referred to as point “B”, (the
terminus of said tie-in line “A”-“B”), said tie-in line from point “A” and to point “B” having the course of South
37 degrees 01 minutes 31 seconds East and a distance of 1490.48 feet, more or less; thence leaving said
centerline of the creek and proceed N89°33'54"E a distance of 351.59 feet to a found rock; thence
S01°46'25"W a distance of 448.70 feet to a set 1/2 inch rebar on said northeasterly right of way of
Campground Road Extension; thence along said northeasterly right of way the following courses and
distances: N50°59'33"W a distance of 448.72 feet to a set 1/2 inch rebar; N38°57'59"E a distance of 90.01 feet
to a set 1/2 inch rebar; N51°33'18"W a distance of 48.82 feet to a found 1/2 inch rebar; S39°46'24"W a
distance of 89.52 feet to a set 1/2 inch rebar; N50°59'12"W a distance of 475.68 feet to a point; along a curve
turning to the left with an arc length of 456.46 feet, having a radius of 710.00 feet, being subtended by a
chord bearing of N69°24'11"W, and a chord length of 448.64 feet to a set 1/2 inch rebar; N16°31'45"W a
distance of 81.89 feet to a set 1/2 inch rebar; S82°03'52"W a distance of 122.49 feet to a set 1/2 inch rebar;
S08°40'02"E a distance of 70.00 feet to a set 1/2 inch rebar; along a curve turning to the left with an arc length
of 94.93 feet, having a radius of 709.99 feet, being subtended by a chord bearing of S77°29'32"W, and a chord
length of 94.86 feet to a set 1/2 inch rebar; thence leaving said northerly right of way and proceed
N33°10'49"W a distance of 132.30 feet to a found 1/2 inch rebar, said rebar being the TRUE POINT OF
BEGINNING.

Tract or parcel contains 700,975 square feet or 16.092 acres, more or less.
LEGAL DESCRIPTION
TRACT 2

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34, 35, 62, and 63 of the 7th District,
Henry County, Georgia, and being more particularly described as follows:

To find the TRUE POINT OF BEGINNING COMMENCE BEGIN at a set 1/2 inch rebar with cap northerly right of
way and the northeasterly right of way of State Route 42 (a.k.a. U.S. Highway 23) (90 foot public right of way),
68.6 feet as measured southeasterly along said northeasterly right of way of State Route 42 from the mitered
intersection created by said northeasterly right of way State Route 42 and the southerly right of way of
Campground Road Extension (a.k.a. Jodeco Road) (variable public right of way); thence leaving said
northeasterly right of way of State Route 42 and proceed N17°03'32"E a distance of 197.68 feet to a set 1/2
inch rebar with cap on said southerly right of way of Campground Road Extension; thence along said southerly
right of way of Campground Road Extension the following courses and distances: N56°31'21"E a distance of
34.69 feet to a point; along a curve turning to the right with an arc length of 214.32 feet, having a radius of
610.00 feet, being subtended by a chord bearing of N66°35'18"E, and a chord length of 213.22 feet to a set
1/2 inch rebar with cap, said rebar being the TRUE POINT OF BEGINNING;

With the TRUE POINT OF BEGINNING thus established thence continue along said southerly right of way the
following courses and distances: along a curve turning to the right with an arc length of 163.44 feet, having a
radius of 610.00 feet, being subtended by a chord bearing of N84°19'45"E, and a chord length of 162.95 feet;
thence S01°59'46"W a distance of 30.00 feet to a set 1/2 inch rebar with cap; S85°59'24"E a distance of 40.42
feet to a set 1/2 inch rebar with cap; N05°59'50"E a distance of 30.00 feet to a set 1/2 inch rebar with cap;
along a curve turning to the right with an arc length of 351.50 feet, having a radius of 610.00 feet, being
subtended by a chord bearing of S67°29'34"E, and a chord length of 346.66 feet to a point; S50°59'09"E a
distance of 485.68 feet to a set 1/2 inch rebar with cap; S39°00'01"W a distance of 10.00 feet to a set 1/2 inch
rebar with cap; S50°59'05"E a distance of 30.00 feet to a set 1/2 inch rebar with cap; N39°00'01"E a distance
of 10.00 feet to a set 1/2 inch rebar with cap; S51°00'08"E a distance of 534.68 feet to a set 1/2 inch rebar
with cap; thence leaving said southerly right of way and proceed S01°46'07"W a distance of 552.35 feet to a
found 1/2 inch rebar; thence S87°58'20"W a distance of 758.20 feet to a set 1/2 inch rebar with cap; thence
N04°46'22"W a distance of 122.05 feet to a set 1/2 inch rebar with cap; thence N60°07'20"W a distance of
43.45 feet to a set 1/2 inch rebar with cap; thence S66°33'29"W a distance of 32.12 feet to a set 1/2 inch rebar
with cap; thence S26°41'17"E a distance of 72.23 feet to a set 1/2 inch rebar with cap; thence S04°08'29"W a
distance of 67.91 feet to a set 1/2 inch rebar with cap; thence S88°10'04"W a distance of 94.53 feet to a found
right of way monument on the northeasterly right of way of State Route 42; thence along said northeasterly
right of way the following courses and distances: N33°24'00"W a distance of 119.22 feet to a found 1/2 inch
rebar; N33°19'18"W a distance of 777.99 feet toa found 1/2 inch rebar; thence leaving said northeasterly right
of way and proceed N56°39'13"E a distance of 396.78 feet to a found 1/2 inch rebar; thence N33°17'30"W a
distance of 474.53 feet to a set 1/2 inch rebar with cap, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 1,222,152 square feet or 28.057 acres.
LEGAL DESCRIPTION
TRACT 3

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

BEGIN at a set 1/2 inch rebar with cap northerly right of way and the northeasterly right of way of State Route
42 (a.k.a. U.S. Highway 23) (90 foot public right of way), 68.6 feet as measured southeasterly along said
northeasterly right of way of State Route 42 from the mitered intersection created by said northeasterly right
of way State Route 42 and the southerly right of way of Campground Road Extension (a.k.a. Jodeco Road)
(variable public right of way), said rebar being the TRUE POINT OF BEGINNING;

THENCE leaving said northeasterly right of way of State Route 42 and proceed N17°03'32"E a distance of
197.68 feet to a set 1/2 inch rebar with cap on said southerly right of way of Campground Road Extension;
thence along said southerly right of way of Campground Road Extension the following courses and distances:
N56°31'21"E a distance of 34.69 feet to a point; along a curve turning to the right with an arc length of 214.32
feet, having a radius of 610.00 feet, being subtended by a chord bearing of N66°35'18"E, and a chord length of
213.22 feet to a set 1/2 inch rebar with cap; thence leaving said southerly right of way and proceed
S33°17'30"E a distance of 474.53 feet to a found 1/2 inch rebar; thence S56°39'13"W a distance of 396.78 feet
to a found 1/2 inch rebar on said the northeasterly right of way State Route 42; thence along said northerly
right of way N33°19'03"W a distance of 385.24 feet, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 190,805 square feet or 4.380 acres.
LEGAL DESCRIPTION
TRACT 3A

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

BEGIN at a set 1/2 inch rebar with cap on the northerly right of way line of Campground Road Extension (a.k.a.
Jodeco Road) (variable public right of way), 205.7 feet as measured northeasterly along said northerly right of
way of Campground Road Extension from the intersection created by said northerly right of way and the
northeasterly right of way of State Route 42 (a.k.a. U.S. Highway 23) (90 foot public right of way), said rebar
being the TRUE POINT OF BEGINNING;

THENCE leaving said northerly right of way of Campground Road Extension and proceed N17°12'30"E a
distance of 166.38 feet to a found 1/2 inch rebar; thence S33°10'49"E a distance of 132.30 feet to a set 1/2
inch rebar with cap on said northerly right of way of Campground Road Extension; thence along said northerly
right of way of along a curve turning to the left with an arc length of 131.08 feet, having a radius of 610.00
feet, being subtended by a chord bearing of S68°22'55"W, and a chord length of 130.83 feet to a set 1/2 inch
rebar with cap, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 8,172 square feet or 0.188 acres.
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

ABBREVIATIONS

Know what's below.
Callbefore you dig.

(90 (a.k E R
' PU .a. O ST
BL U.S. UTE A
IC
RIG HWY #42
HT 23
OF )
WA

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

(80 OF P AD IGHT
M O R
CA R LIC Y)

REVISIONS SHEET 1 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

(a E
' PU .k.a. ROU ST
AT
BL U.S. TE
IC H
RIG WY #42
HT 23)
OF
WA

CAMP

GROU
AD EX
(a.k.a. J

OD E
ND RO
TENSI
(VARIA CO RO ON
BLE RI AD)

GHT O

RO
UB WAG
F WAY

' P P AD IGHT )

(80 OFM O R
N D
CA R LIC Y)

REVISIONS SHEET 2 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
Henry County, GA

Overview

Legend
Parcels
Roads

916 ft

Parcel ID 089-01001003 Class Agricultural Owner ROWAN Land $356,300
Property 1778 Acreage 49.89 Address PROPERTIES LP Value:
Address HIGHWAY 42 1872 HWY 42 Building $0 Last 2 Sales
District Henry County NORTH Value: Date Price Reason Qual
MCDONOUGH, GA Misc $0 11/14/1997 $0 UC U
30253 Value: n/a $ n/a n/a
Total $356,400
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: 1/23/2025
Last Data Uploaded: 1/23/2025 1:12:16 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

458 ft

Parcel ID 089- Class Residential Owner ROWAN FAMILY REAL Land $67,500
01001000 Acreage 5.0 Address ESTATE LLC Value:
Property 1872 83 BRANNAN RD Building $254,700 Last 2 Sales
Address HIGHWAY 42 MCDONOUGH, GA Value: Date Price Reason Qual
District Henry County 30253 Misc $450 5/10/2013 $0 VF U
Value: 5/10/2013 $0 VF U
Total $392,600
Value:

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

Date created: 1/23/2025
Last Data Uploaded: 1/23/2025 1:12:16 AM

Developed by
HIGHWAY 42 NORTH REZONING

400 ft
TRANSMITTAL MEMO
RE: Campground Road @ Hwy 42 Rezoning and Annexation Applications
Planners and Engineers Collaborative, Inc. Project No. 19279.00A
On behalf of Meritage Homes

TO: City of Stockbridge Community
4602 North Henry Blvd
Stockbridge, GA 30281
678-833-3347

ATTN: Ryan Anderson
678-833-3340

FROM: Planners and Engineers Collaborative
350 Research Court, Suite 200
Peachtree Corners, GA 30092

C/O Hayley Todd – (757) 508-6593

Enclosed materials:

Rezoning Application
Annexation Application

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
10/7/2024

Re: Letter of Intent – Annexation and PUD Rezoning
Campground Road @ Highway 42
PEC+ Project No. 19279.00A

Dear Community Development Officials,

This application seeks to annex and rezone the approximately 48.5-acre site known as Campground Road
@ Highway 42 (the “Subject Property,” PIDs 089-01001000 and 089-01001003) from RA to PUD under the
Parkway Mixed Use Overlay. Bringing the site from Henry County into the City Limits of Stockbridge and
rezoning to PUD would allow for the development of a new, 243-unit, single-family attached and detached
development.

Site and Proposal

The Subject Property is located along the eastern side of Highway 42 and is bisected by Campground Road.
The site is bordered by the Clark Meadows subdivision to the north, a Georgia Power easement to the
northwest, Highway 42 to the southwest, and Tabernacle of Praise Church to the south across Old
Campground Road. The site is made up of two parcels that total approximately 48.5-acres.

Of the 46.5-acres, approximately 1.5 acres are in a floodplain. Approximately 8.7 acres of the site are
proposed to be used for street right-of-way. The net area of the site is 38.29 acres. The proposed 243-
unit single family subdivision has a net site density of 6.35 units per acre. There would be 142
townhome units and 101 single-family detached lots. The site would have 15 acres of open space
(approximately 30% of the total site area). Elevations are included with this submittal.

The proposed annexation and rezoning would allow for the 48.5-acre site to be annexed into the City
Limits of Stockbridge, rezoned PUD, and be subject to the Parkway Mixed Use overlay district. The
proposal includes 243 new homes.

Rationale for Request

This area is part of the “high-density suburban” character area per the Henry County Comprehensive Plan.
As such, the proposed PUD zoning in Stockbridge is compatible with the underlying designation and is
therefore aligned with the comprehensive plan. The immediate area is characterized by different types of
single family development, including townhomes and detached homes. The proposed development would
fit into the character of the existing context and would present a high quality addition to the overall area.
The development would be compatible and consistent with nearby and adjacent development pattern,
and therefore meets the purpose and intent of the district per the City of Stockbridge UDO.

Constitutional Objections

The portions of the Code of Ordinances and Zoning Ordinance for City of Stockbridge (the “Zoning
Ordinance”) which classifies or conditions the Property into any more or less intensive zoning
classification and/or zoning conditions other than as requested by the Applicant and property owner are
unconstitutional, in that they would destroy the Applicant's and property owner’s property rights without

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
Project No. 19279.00A
10/07/2024

first paying fair, adequate and just compensation for such rights, in violation of Article I, Section I,
Paragraph II of the Constitution of the State of Georgia of 1983, the Due Process Clause of the Fourteenth
Amendment to the Constitution of the United States.

The application of the Zoning Ordinance which presently restricts the Property’s use to the present zoning
classification, uses, regulations, requirements, and conditions is unconstitutional, illegal, null and void,
and constitutes a taking of the Applicant's and the property owner's property rights in violation of the Just
Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment
to the Constitution of the United States, Article I, Section I, Paragraphs I and II of the Constitution of the
State of Georgia of 1983, and in violation of the Equal Protection Clause of the Fourteenth Amendment
to the Constitution of the United States by denying economic and viable use of the Property while not
substantially advancing legitimate state interests.

The Property is presently suitable for OSC as proposed in the requested rezoning, as amended by the
Applicant, and is not economically suitable for uses restricted under its present zoning and development
classification, conditions, regulations, and restrictions due to its location, shape, size, surrounding
development, and other factors. A denial of the requested rezoning and related variances would
constitute an arbitrary and capricious act by City of Stockbridge and the City Council without any rational
basis therefore, constituting an abuse of discretion in violation of Article I, Section I, Paragraphs I and II of
the Constitution of the State of Georgia of 1983 and the Due Process Clause of the Fourteenth
Amendment. A refusal by City of Stockbridge and the City Council to approve this requested rezoning,
with only such additional conditions as agreed to by the Applicant and/or owner, so as to permit the only
feasible economic use of the Property, would be unconstitutional between the Applicant, owner, and
similarly situated property owners, in violation of Article I, Section I, Paragraph II of the Constitution of
the State by discriminating of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment.

Conclusion

The applicant and owner respectfully request that the City of Stockbridge City Council, Planning
Commission and Planning Staff approve and support the Applicant’s rezoning request to allow for
annexation into Stockbridge and the development of a new, single-family attached and detached
subdivision. The developer and their representatives welcome the opportunity to meet with all interested
parties and representatives.

Sincerely,

Hayley Todd
Zoning Manager, Planners and Engineers Collaborative, Inc.

ZONING DESCRIPTION
NORTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
Extension (Variable R/W) with the southeasterly right-of-way line of Union City
Norcross Transmission Line easement; thence along said easement

North 17 degrees 5 minutes 19 seconds East, a distance of 166.16 feet; thence North
17 degrees 9 minutes 14 seconds East, a distance of 769.82 feet; thence leaving saif
right-of-way line North 90 degrees 0 minutes 0 seconds East, a distance of 100.50
feet; thence along the centerline of creek and following the meanderings thereof the
following:

South 59 degrees 33 minutes 13 seconds East, a distance of 31.21 feet; thence South
38 degrees 8 minutes 20 seconds East, a distance of 206.68 feet; thence South 49
degrees 39 minutes 57 seconds East, a distance of 75.01 feet; thence South 49
degrees 6 minutes 3 seconds East, a distance of 103.84 feet; thence South 22
degrees 50 minutes 31 seconds East, a distance of 106.11 feet; thence South 54
degrees 29 minutes 7 seconds East, a distance of 210.47 feet; thence South 37
degrees 27 minutes 40 seconds East, a distance of 138.14 feet; thence South 6
degrees 28 minutes 54 seconds West, a distance of 130.40 feet; thence South 39
degrees 50 minutes 1 second East, a distance of 118.45 feet; thence South 10
degrees 0 minutes 45 seconds East, a distance of 101.77 feet; thence South 23
degrees 35 minutes 52 seconds East, a distance of 178.34 feet; thence South 63
degrees 4 minutes 32 seconds East, a distance of 53.02 feet; thence South 67
degrees 29 minutes 2 seconds East, a distance of 27.86 feet;

thence leaving said creek North 89 degrees 29 minutes 28 seconds East, a distance of
353.55 feet; thence South 01 degree 53 minutes 24 seconds West, a distance of
448.96 feet to a point on said right-of-way line of Campground Road Extension; thence
along said right-of-way the following courses and distances:
North 50 degrees 59 minutes 10 seconds West, a distance of 448.30 feet; thence
North 38 degrees 57 minutes 59 seconds East, a distance of 90.01 feet; thence North
50 degrees 59 minutes 32 seconds West, a distance of 49.01 feet; thence South 39
degrees 38 minutes 49 seconds West, a distance of 90.00 feet; thence North 50
degrees 59 minutes 12 seconds West, a distance of 475.68 feet; thence 456.46 feet
along an arc of a curve to the left having a radius of 710.00 feet and a chord bearing
and distance of North 69 degrees 24 minutes 11 seconds West 448.64 feet to a point;
thence North 16 degrees 31 minutes 45 seconds West, a distance of 81.89 feet;
thence South 82 degrees 3 minutes 52 seconds West, a distance of 122.49 feet;
thence South 8 degrees 40 minutes 2 seconds East, a distance of 70.00 feet; thence
94.93 feet along an arc of a curve to the left having a radius of 709.99 feet and a chord
bearing and distance of South 77 degrees 28 minutes 36 seconds West 94.86 feet to a
point; thence South 68 degrees 22 minutes 54 seconds West, a distance of 130.83 feet
to the POINT OF BEGINNING.
Said Tract containing 16.12 acres.
ZONING DESCRIPTION
SOUTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
(80’ R/W) with the northeasterly right-of-way line of State Route 43, aka U.S. Hwy 23
(90’ R/W), thence along said right-of-way of State Route 43, aka U.S. Hwy 23 North 33
degrees 37 minutes 41 seconds West, a distance of 120.45 feet; thence North 33
degrees 18 minutes 45 seconds West, a distance of 777.39 feet; thence North 33
degrees 19 minutes 8 seconds West, a distance of 385.29 feet; thence North 17
degrees 3 minutes 32 seconds East, a distance of 197.64 feet to a point on the
southerly right-of-way line of Campground Road Extension (Variable R/W); thence
along said right-of-way the following courses and distances:

North 56 degrees 31 minutes 15 seconds East, a distance of 34.69 feet; thence 214.32
feet along an arc of a curve to the right having a radius of 610.00 feet and a chord
bearing and distance of North 66 degrees 35 minutes 18 seconds East 213.22 feet to a
point; thence 163.44 feet along an arc of a curve to the right having a radius of 610.00
feet and a chord bearing and distance of North 84 degrees 19 minutes 45 seconds
East 162.95 feet to a point; thence South 01 degree 59 minutes 46 seconds West, a
distance of 30.00 feet; thence South 85 degrees 59 minutes 24 seconds East, a
distance of 40.42 feet; thence North 5 degrees 59 minutes 50 seconds East, a distance
of 30.00 feet; thence 351.48 feet along an arc of a curve to the right having a radius of
610.00 feet and a chord bearing and distance of South 67 degrees 29 minutes 37
seconds East 346.64 feet to a point; thence South 50 degrees 59 minutes 9 seconds
East, a distance of 485.70 feet; thence South 39 degrees 0 minutes 1 second West, a
distance of 10.00 feet; thence South 50 degrees 59 minutes 5 seconds East, a
distance of 30.00 feet; thence North 39 degrees 0 minutes 1 second East, a distance
of 10.00 feet; thence South 50 degrees 59 minutes 12 seconds East, a distance of
534.07 feet;

thence leaving said right-of-way line South 01 degree 53 minutes 24 seconds West, a
distance of 552.54 feet; thence South 87 degrees 57 minutes 30 seconds West, a
distance of 756.46 feet; thence North 4 degrees 46 minutes 22 seconds West, a
distance of 122.05 feet; thence North 60 degrees 7 minutes 20 seconds West, a
distance of 43.45 feet; thence South 66 degrees 33 minutes 29 seconds West, a
distance of 32.12 feet; thence South 26 degrees 41 minutes 17 seconds East, a
distance of 72.23 feet; thence South 4 degrees 6 minutes 29 seconds West, a distance
of 67.91 feet; thence South 87 degrees 57 minutes 30 seconds West, a distance of
93.89 feet to the POINT OF BEGINNING.

Said Tract containing 32.42 acres.
Henry County, GA

Parcel Results 20 Results

Parcel ID  Owner  Property Address 
070E01072000 SUMMITT AT EAGLES LANDING HOMEOWNERS ASSOC INC SUMMIT VIEW DR

071-01033000 S ATLANTA CONFERENCE 1978 HIGHWAY 42 N

071-01034015 A4 INVESTMENTS LLC 204 WEST CAMPGROUND RD

071-01034016 CAMPGROUND CENTER LLC 100-140 WEST CAMPGROUND RD

071-01034020 HOPEWELL CAPITAL LLC, THE PATTERSON REAL EST GRP L WEST CAMPGROUND RD

071Q01200000 MERITAGE HOMES OF GEORGIA INC

088C01028000 WILLIAMS TANESHA 297 WHITNEY LN

088C01029000 HOQUE RIAJ AL 301 WHITNEY LN

089-01001000 ROWAN FAMILY REAL ESTATE LLC 1872 HIGHWAY 42 N

089-01001003 ROWAN PROPERTIES LP 1778 HIGHWAY 42 N

089-01001021 THE KOLODKIN FAMILY LIMITED PARTNERSHIP 1775-1789 HIGHWAY 42 N

089-01002000 STEWART JAMES L 101 CAMPGROUND RD

089-01002001 YONKERS LLC CAMPGROUND RD

089-01009003 SUSHRUT LLC

089-02048002 O'REILLY AUTOMOTIVE INC 1765 HIGHWAY 42 HWY N

089-02049005 TABERNACLE OF PRAISE CHURCH INTNL INC 1640 HIGHWAY 42 N

089F01015000 FAUR CYNTHIA G W 157 CROWN WALK

089F01016000 MAUSHARDT THERESA A & 158 CROWN WALK

Mailing Labels 20 Results
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Data contained on this website represent a work in progress toward completion of the annual tax digest. As such, data is subject to change at any time. Contact Us Developed by
Ownership and map information correspond with the most current information processed by our office. Search deed records at the Henry County
Courthouse to ensure the most current ownership information. Parcel lines depicted on the maps do not reflect a true and exact representation of
property boundaries. Contact 770-288-7526 to verify zoning.
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350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

City of Stockbridge Community Development
4602 North Henry Blvd
Stockbridge, GA 30281

Re: Campground – Water Sewer Letter
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Please be advised, Planners and Engineers Collaborative requested the water/sewer service letter on or before the
date referenced above. We have yet to receive documentation but will furnish the letter to Stockbridge as soon as
we receive it.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

Henry County Water Authority, Engineering Division
100 Westridge Industrial Blvd
McDonough, GA 30253
Phone # 678-583-3800

Re: Campground – Water Sewer Letter–
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Dear HWCA Engineering Division

Planners and Engineers Collaborative, Inc. (PEC) is submitting this letter of intent as required to fulfill the water
/sewer availability letter request for parcel ID’s 089-01001003, 089-01001000 currently zoned RA. At present PEC
is working through due diligence with our client who is proposing a PUD subdivision of total 243 units. The
community would consist of 142 Townhome units and 101 Single Family homes. The Subject Property is located
along Hwy 42 and Campground Rd in Mcdonough GA. The site is made up of two parcels that total approximately
+-48.597-acres.

Attached are documents per your request. If there is anything else you may need, please reach out to me at
htodd@pec.plus who is the point of contact for this project. Thank you for your time and assistance.

Current jurisdiction: RA – Henry County
Proposed jurisdiction PUD– City of Stockbridge

The developer and their representatives welcome the opportunity to meet with all interested parties and
representatives.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
sewer tie-in 2

sewer tie-in

water

water
water
[Message Received on 12/06/24 at 6:19 PM]

Keedra and Ryan,
Our client is still working with the owner on the mixed use and how to change the plan. Can we
request to move another 30 days to February hearing?

Thank you.

Kenneth J. Wood PE, LEED AP
Principle / CEO
PEC+
Sent from my iPhone

On Nov 21, 2024, at 1:36 PM, Keedra Jackson <kjackson@stockbridgega.org> wrote:

For our records, we are discussing the deferral of 1778 and 1842 Highway 42, correct?

Thanks Kenneth.

Keedra T. Jackson, Chief Planner
Community Development Department
Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281
Main Ph: (770)389-7900 Ext 267
Direct Ph: (678)833-3329
Mobile: (678)674-3080
Email: kjackson@stockbridgega.org
Website: www.stockbridgega.org
RESOLUTION #24- .3()2--

RESOLUTION OBJECTING TO PROPOSED ANNEXATION INTO, REZONING, AND

COMPREHENSIVE PLAN AMENDMENT REQUEST BY THE CITY OF STOCKBRIDGE OF

48.598 +/- ACRES IN LAND LOTS 34, 35, AND 62 OF THE 7m DISTRICT, HENRY COUNTY,

GEORGIA

WHEREAS, the Henry County Board of Commissioners received notice from the City of

Stockbridge ("City"), advising Henry County of the City's intent to annex (AX-24-03) 48.598 +/- acres in

Land Lots 34, 35, and 62 of the 7th District of Henry County, Georgia, being Parcels 089-01001000 and

089-01001003 (herein referred to as the "Property") (see, Exhibit A, attached hereto);

WHEREAS, in connection with (or immediately following) the annexation, the property owners

seek to change the zoning for the Property from the RA (Residential-Agricultural) Henry County zoning

district to the PUD (Planned Unit Development) City of Stockbridge zoning district;

WHEREAS, the Henry County Board of Commissioners has analyzed and considered

I) Infrastructure demands related to the proposed change in zoning or land use; and

2) Delivery of fire safety services;

WHEREAS, the Board of Commissioners has determined that the proposed annexation of the

Property into the City would cause a material increase in the burden on Henry County directly related to

the infrastructure demands related to the proposed change in zoning or land use, which would result in an

increase in service demands which would be detrimental to Henry County and to the health, safety, and

welfare of Henry County and its citizens; and

WHEREAS, the City does not provide fire services to its residents and Henry County will be

called upon to provide fire services within the City's incorporated areas based on the proposed change in

zoning and proposed increase in density and Henry County will be required to allocate its resources in a

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexatio�s\Annexations\Stockbridge\2024\AX-24-03\AX-24-03
Resolution.docx
disproportionate manner to provide fire services to the City at the expense of the health, safety and welfare

of other residents throughout Henry County; and

WHEREAS, Henry County could not adequately plan for future fire stations or required

apparatus/equipment within the City or any other area due to the uncertainty of what would be required

based on the future development of the property; and

WHEREAS, Henry County would be deprived of permitting, licensing and other fees for those

properties located within the City, therefore placing a burden on our current budget and impacting the

residents of Henry County.

NOW THEREFORE, BE IT RESOLVED that pursuant to O.C.G.A. § 36-36-113, Henry County

objects to the of the City's intent to annex (AX-24-03) 48.598 +/- acres in Land Lots 34, 35 and 62 of the

7t1, District of Henry County, Georgia as described in Exhibit A, on the grounds that the proposed change

in zoning and land use and the infrastructure demands related to the proposed change in zoning and land

use would result in a material increase in burden upon Henry County.

BE IT FURTHER RESOLVED that the County Manager and/or the County Attorney are

authorized and directed to send such notice(s) as are required by law to the City of Stockbridge and/or the

effected property owners.

BE IT FURTHER RESOLVED that the County Attorney is authorized to initiate such legal

proceedings as are proper to enjoin the annexation and/or rezoning of the Property and/or initiate the

arbitration proceedings authorized under O.C.G.A. § 36-36-114.

BE IT FURTHER RESOLVED that this Resolution shall be forwarded to the City, together with

such supporting documentation as are reasonable and necessary to support the same.

\\ADMBLADE2\Department_Folders\Planning _
Zoning\Annexations & Deannexations\Annexations\Stockbridge\2024\AX-24-03\AX-24-03
Resolution.docx
BE IT SO RESOLVED THIS 19m DAY OF NOVEMBER, 2024.

BOARD OF COMMISSIONERS
OF HENRY COUNTY, GEORGIA

ATTEST:

\\ADMBLADE2\Department_folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2024\AX-24-03\AX-24-03
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Henry County EXECUTIVE SUMMARY

BOARD OF COMMISSIONERS MEETING

Meeting Date: Department Requesting Agenda Item:

November 19, 2024 Planning & Zoning

Action Type: Attachments/Exhibits for Agenda Item:
1. Executive Summary
Action requested by BOC 2. Staff Report
For informational purposes only

Presenter: Toussaint Kirk, Cluster Leader

Agenda Item:
The City of Stockbridge has received a request for annexation of properties located east of the
intersection of Highway 42 North and Campground Road consisting of 48.597 +/- acres in Land
Lots 34, 35, and 62 of the 7th District. District 4

Applicant: City of Stockbridge Case Number: AX-24-03
Commission District: District 4

Background/Summary:

The owners of the subject property are requesting the 100% annexation method from the
unincorporated limits of Henry County to the municipal boundaries of the City of Stockbride.

Financial Implications/Considerations: N/A

The project is budgeted. Y or N

The project will require the use of Fund Balance. Y or N

If yes, please state amount ___________________.

The project will require no funds. Y or N

The project is grant funded and will require a ______% match
and those funds are/are not budgeted. Y or N

Is this request a Capital Project and part of the Capital Project
List? Y or N

\\ADMBLADE2\Department_Folders\Planning_Zoning\BOC\BOC Executive Summaries\2024\11-19-2024, November 19\AX-24-03,
Campground Rd and Hwy 42, 11-29-24 BOC.docx
Additional Comments / Recommendation:

It is Planning & Zoning staff’s opinion that the annexation request would not create a significant
change in the surrounding land uses and the future land use designation for the properties, as
long as the density of the proposed development does not exceed 8.0 dwelling units per net acre.

\\ADMBLADE2\Department_Folders\Planning_Zoning\BOC\BOC Executive Summaries\2024\11-19-2024, November 19\AX-24-03,
Campground Rd and Hwy 42, 11-29-24 BOC.docx
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE
AX-24-03

Commission District: 4
Commissioner: Michael Price
Report Prepared by: Kenta Lanham, Planner III

Applicant: Meritage Homes
3700 Mansell Road
Suite 550
Alpharetta, GA 30022

Agent: PEC+
Haley Todd
350 Research Court
Suite 200
Norcross, GA 30092

Property Owners: Rowan Family Estates, LLC and Rowan Properties LP

Location: Properties located east of the intersection of Highway 42 North and Campground
Road in Land Lots 34, 35, and 62 of the 7th District

Parcel ID(s): 089-01001000 and 089-01001003

Request: Annexation, Rezoning, and Comprehensive Plan Amendment

BOC Meeting: November 29, 2024

Lot Size: 48.597 +/- acres (total)

Zoning History: The subject properties are currently zoned RA (Residential-Agricultural) as
illustrated on the Henry County Official Zoning Map, which was adopted on
November 19, 2013, by the Henry County Board of Commissioners.

A review of zoning records indicates no previous zoning history.

Adjacent properties are as follows:

North: Unincorporated Henry County and City of Stockbridge
South: Unincorporated Henry County
East: Unincorporated Henry County
West: Unincorporated Henry County and City of Stockbridge

Current Land Use: Undeveloped

Future Land Use: High Density Suburban

Proposed Zoning: As per application materials, the City of Stockbridge proposes to annex the subject
properties using the 100% method from the current zoning classification of RA

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2024\AX-24-03\AX-24-03, Campground Rd and
Hwy 42, 11-29-24 BOC.docx
Henry County Planning and Zoning City of Stockbridge (AX-24-03)
BOC Meeting: November 29, 2024 Page 2
(Residential-Agricultural) to the City of Stockbridge PUD (Planned Unit
Development) zoning district.

Comments: The owners of the subject property are requesting the 100% annexation method
into the City of Stockbridge. According to the Official Code Georgia Annotated,
O.C.G.A § 36-36-20, municipal corporations can annex unincorporated areas
contiguous to the existing corporate limits – “contiguous” means abuts the
municipal limits, or is separated by a street, river or railroad-type right-of-way, or
city land, or land owned by some other political subdivision, or the lands owned
by the state.

The City of Stockbridge intends to annex the subject properties consisting of a total
of 48.597 +/- acres from the current zoning classification of RA (Residential-
Agricultural) to the City of Stockbridge PUD (Planned Unit Development) zoning
district. The annexation application packet includes an associated request to amend
the comprehensive plan from Henry County High Density Suburban to City of
Stockbridge Medium Density Residential to support the rezoning request.

The application packet was delivered to Henry County via Certified Mail, on
October 22, 2024 in accordance with O.C.G.A. § 36-36-9, and within the required
timeframe as established by O.C.G.A. § 36-36-6.

The Future Land Use Map (FLUM), as part of the Henry County Comprehensive
Plan 2045, which was adopted by the Henry County Board of Commissioners on
October 30, 2023, designation of the subject property is High Density Suburban.
The High Density Suburban designation is intended for a number of house types
include small-lot single-family residential, duplexes/triplexes, and townhomes but
not intended to support lower intensity multi-family garden-style apartments. The
High Density Suburban designation supports developments with a density of up to
8.0 units per acre, net.

The subject property is within an area designated by Henry County Comprehensive
Plan 2045 as the Suburban Mix Development & Infrastructure Strategy area. The
Suburban Mix Development & Infrastructure Strategy area is described within the
Henry County Comprehensive Plan 2045 as largely developed in a suburban style
consisting of single-family neighborhoods and strip commercial centers. It is
delineated as the area between Highway 23/42 and Highway 155. The vision for
this area is to accommodate a variety of types of residential neighborhoods that are
predominately single-family with supporting areas of retail and workspace. The
Comprehensive Plan Update recommends expansion of sewer capacity to support
developments of a suburban-level intensity. Roadway networks should be
improved to accommodate expected trip generations with a prioritization of multi-
use trails and sidewalks around schools, parks, and Designated Community
Centers.

As per the application materials provided, the applicant is requesting concurrent
rezoning for the subject property to City of Stockbridge PUD (Planned Unit
Development). The site plan submitted with the application, dated October 7, 2024
indicates a 243 unit development with 101 single-family detached and 142
townhome units, with a density of 6.34 dwelling units per acre. There is an
associated request to amend the comprehensive plan and Future Land Use Map

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations & Deannexations\Annexations\Stockbridge\2024\AX-24-03\AX-24-03, Campground Rd and
Hwy 42, 11-29-24 BOC.docx
Henry County Planning and Zoning City of Stockbridge (AX-24-03)
BOC Meeting: November 29, 2024 Page 3
from Henry County High Density Suburban to City of Stockbridge Medium
Density Residential.

The City of Stockbridge Medium Density Residential FLUM designation would
support residential developments with a density of 4.0 to 8.0 dwelling units per
acre which is a comparable threshold to the Henry County High Density Suburban
designation, supporting residential developments up to 8.0 dwelling units per acre.
The request to rezoned to City of Stockbridge PUD (Planned Unit Development)
and the amend the comprehensive plan to City of Stockbridge Medium Density
Residential FLUM designation would be consistent with the future land use
designation of the subject property designated as High Density Suburban
established by the Henry County Comprehensive Plan 2045.

Per O.C.G.A. 36-36-113, a county’s objection to an annexation is valid if the
proposed annexation would create a substantial or significant change in zoning or
land use, increase in density, or increase in infrastructure demands.

Recommendation: It is Planning & Zoning staff’s opinion that the annexation request would not create
a significant change in the surrounding land uses and the future land use
designation for the properties, as long as the density of the proposed development
does not exceed 8.0 dwelling units per net acre.

Attachments:
• Application Packet, including the associated rezoning and comprehensive plan amendment request
• Exhibit Maps

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F W EN RA ZONING
AY SIO
0 830 MUNICIPALITY PROJECT #
ND
83 N
EXISTING ZONING RA
RETAIL WATE
R 25'
U SF STORM MENT 75 '

RO
12,350 E ST 0
PUD (PLANNED UNIT DEVELOPMENT)
DINING G IM PROPOSED ZONING
MANA
81
PATIO PE AT
PG RV 50 ES
82 EXISTING OVERLAY DISTRICT HIGHWAY CORRIDOR OVERLAY DISTRICT
830 REVISIONS
830 AM
IO 'U TR
RE US
C 820 7, TA 810 ND EA
81 PROPOSED OVERLAY DISTRICT PMU (PARKWAY MIXED USE)
IST MB 810
80 2 ST
0 IL 0' 800 82 0
50 S IAL
SF LA RE UR NO. DATE BY DESCRIPTION
F UF 0 EXISTING ZONING JURISDICTION HENRY COUNTY
C ND AM BE FE
S *1 01-21-2025 KW ADDED BUNGALOWS
COM
F CA SE R
PROPOSED ZONING JURISDICTION CITY OF STOCKBRIDGE
TB BU
PE
MER11,0 820 ST AC FF 25' LANDSCAPE BUFFER 840 800 USE CALCULATIONS
K ER
RI
800
DINING
830 PATIO 97 P
820 TOTAL SITE AREA 48.717 ACRES
CITY OF RETAIL
CO 96
OFFICE
DINING M 95
M STREET RIGHT-OF-WAY AREA 7.40 ACRES
STOCKBRIDGE PATIO 9,750 SF 12
,0 ER 94 20
8,125 SF
DI 00 C 'L ST
PA NIN SF IA 93 AN FLOOD HAZARD AREA 1.56 ACRES

25' LANDSCAPE BUFFER
TI G L M OR
AN M
HW
O 92 DS
CA AG W NET SITE AREA
39.75 ACRES
EM ATE
91
0 Y 33 830
PE 82
82 DI
PA NIN
ST EN R RESIDENTIAL LAND USE 28.23 NET ACRES
830 90 RI T 83
42 TI G
31
32
89
P 0
COMMERCIAL LAND USE 11.52 NET ACRES
OUND
PLAYGR 88
G 30
87
TOTAL TOWNHOME UNITS 82 UNITS
29 86 ZONED: TOTAL SINGLE FAMILY BUNGALOW LOTS 15 LOTS
10' PLANTING ZONE & 28 85 RA
55
10' PEDESTRIAN ZONE RETAIL FR TOTAL SINGLE FAMILY LOTS 71 LOTS
18,000 SF ON 54
84 20
TA 27 53 ' LA TOTAL UNITS/ DENSITY 168 UNITS (4.2 UPA)
GE 83
830 84 26 NDS
52 56 82
0 D C TOTAL COMMERCIAL AREA 79,075 SF
AP 25 830AP
840
51 81
E 57 E
840 DS 24
58
80 ST 840 PROPOSED SFD SETBACK REQUIREMENTS
ZONED: C 79 RI
LA
23 50 59
RM N 78 FRONT SETBACK 20 FEET
22 49 60 840
48 850 SIDE SETBACK 7.5 FEET
850 72
21
47 61 73 CA REAR SETBACK 20 FEET
H 850 20 46 62 74 ST M 10' PLANTING ZONE & 850 840
(90
2 19
AR
D 63
75 M OR
AN M PG 10' PEDESTRIAN ZONE
MAX. LOT IMPERVIOUS COVERAGE 78% OF LOT
850
840
UB
LI TE 23) AY)
18 45
TY 64
76 AG W
EM ATE
RO REQUIRED BUFFERS 25 FEET

OU WY F W
77
17 44 UR 65 EN R UN PROPOSED SFD BUNGALOW SETBACKS REQS
E R S. H T O
16 43 CO T THIS SEAL IS ONLY VALID IF COUNTER SIGNED
AT U. GH
85
0 42 BAN RO FRONT YARD SETBACK 10 FEET AND DATED WITH AN ORIGINAL SIGNATURE.
ST a.k.a. C RI
66 CA
OL/
41 PO
850
40 68
67
850
AMENITY AND
MAIL SPACE
AD REAR YARD SETBACK 5 FEET

ZONED: SIDE YARD SETBACK 3 FEET
1 69 860 ZONED:
39

J:\2019\1927900A\De\Concepts & Exhibits\Zoning\19279.00A - Site - Zone-5.dwg - KWood - 1/22/2025 9:29 PM
C3 RA MAX. LOT IMPERVIOUS AREA 85% OF LOT
70
2 38
71
37
PROPOSED TH SETBACK REQUIREMENTS

HW
36 FRONT SETBACK 15 FEET
I ZONED: 4 20' FRONT SETBACK
35
C1 Y SIDE SETBACK 10 FEET
830 34

42 5 27
28
29 30 31 32 33 34 35
36 37 38 39
REAR SETBACK 20 FEET
85 6
0 ZONED:
REQUIRED BUFFERS 25 FEET GSWCC LEVEL II DESIGN PROFESSIONAL
0 85 7 CERTIFICATION # 0000059389 EXP. 10/28/2024
C1

25' LANDSCAPE BUFFER
20' REAR 84 DEVELOPMENT STANDARDS
SETBACK 8
20' REAR SETBACK MIN DEVELOPMENT SIZE 3 CONTIGUOUS ACRES
860 9
26
84 MUST INCLUDE MINIMUM OF TWO (2) ZONING SITE
7.5' SIDE SETBACK
13
860 40

7.5' SIDE SETBACK 7.5' SIDE SETBACK
10 25 18 17 16 15 14 8
REQUIREMENTS FOR LAND USE DIFFERENT USES AND/OR TWO (2) TYPES OF
20 19
21 ZONED: 85 VARIED HOUSING OPTIONS. (2.4.14.B.2.)
PLAN
24 23 22 0
11 RA
87 PROPOSED SF MIN. LOT SIZE SF DETACH 5,000 SF
20' FRONT SETBACK
7.5' SIDE SETBACK
12
J 87
0 PROPOSED MINIMUM SFD LOT WIDTH 50 FEET
13
28' ROAD W/ 50' ROW PROP. SF MIN. LOT SIZE BUNGALOW SF 3,500 SF
850
0 60 120 240 360
860 14 0
85 PROPOSED MIN. LOT SIZE BUNGALOWS 33 FEET
ZONED: 20' FRONT SETBACK
20' FRONT C3
15
10 11
ZONED: EXTERIOR LANDSCAPED STRIPS 20 FEET SCALE: 1" = 120'
SETBACK ZONED: ZONED: 7 8 9 RA
RM RM 86
0 10' PLANTING 60
ZONE &
1 2 3 4 5 6 12
OPEN SPACE CALCULATIONS DATE: 01/10/2025
10' PEDESTRIAN ZONE 850 REQUIRED OPEN SPACE 20% (9.74 ACRES) PROJECT: 19279.00A
86
28' PUBLIC DRIVE 860 20' REAR SETBACK OPEN SPACE PROPOSED 20.1% (9.75 ACRES)
25' LANDSCAPE BUFFER
GRID NORTH
W/ 50' R/W 850
860 PARKING REQUIREMENTS
CAMPGROUND ROAD
840 (80' PUBLIC RIGHT OF WAY PROPOSED RESIDENT PARKING (2 SPACES
K 850 ZONED: 860 336 SPACES

Z5
860 PER UNIT)
RM
830 PROPOSED AMENITY PARKING 30 SPACES
850
ZONED: ZONED: RA REQUIRED RETAIL PARKING 5 PER 1,000 SF
ZONED:
RM
TYPICAL LOT LAYOUT RM
ZONED:
RM ZONED:
ZONED: RA PROPOSED RETAIL PARKING 413 SPACES
NOT TO SCALE EXISTING CEMETERY TOTAL PARKING PROVIDED 779 SPACES SHEET
86C2
0 GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
PowerPoint
Presentations
For AX-2024-02,
CP-2024-09 , RZ-
2024-10

◦ Presented To:
◦ Planning Commission – January
30, 2025
◦ Mayor and Council – February
10, 2025
Case Facts
◦ Applicant: Meritage Homes, c/o Clay Kirkley
◦ Agent: Hayley Todd, PEC+
◦ Owner: Rowan Properties, LP
◦ Address of Property: 1778 & 1872 Highway 42 North
◦ Parcel Identification: 089-01001003 (1778 Highway 42 North); 089-01001000 (1872 Highway 42 North)
◦ Parcel Acreage: 48.717 +/- total acres; 1778 Highway 42 North – 44.419 acres; 1872 Highway 42 North –
4 acres
◦ Current Use: An existing house is located at 1872 Highway 42 North. The property at 1778 Highway 42
North is heavily wooded, featuring a stream on the northern parcel, and also includes a house and a
cemetery.
◦ County Zoning of Property: RA (Residential-Agricultural)
◦ County Future Land Use Designation: High-Density Suburban
◦ Sign Posting: January 17, 2025
◦ Letters Residents Received From Applicant: January 24, 2025
Vicinity Map
Aerial Photo
with Site Plan
SITE VISITS (OCTOBER 22, 2024;
JANUARY 17, JANUARY 24, 2025)
Development Information
◦ Meritage Homes seeks to annex two parcels at 1778 and 1872 Highway 42 North from unincorporated Henry County into
Stockbridge for a mixed-use development. The site spans 48.717 acres, divided into residential and commercial areas. Of
this, 1.56 acres lie in a floodplain, 7.40 acres are for street right-of-way, 28.23 acres are for residential use, and 11.52 acres
are for commercial purposes.
◦ The development will feature 168 units, including 71 single-family detached homes, 15 bungalow lots, and 82 townhomes,
with a density of 4.2 units per acre. The proposed square footage for the bungalows is 3,500 square feet, with a front yard
setback of 10 feet, a rear yard setback of 5 feet, and a side yard setback of 3 feet. The single-family detached homes will
each be 5,000 square feet, with a front yard setback of 20 feet, side yard setbacks of 7.5 feet, and rear yard setbacks of 20
feet.
◦ Amenities will include a pool with a cabana, a pocket park, a mail kiosk, and 9.75 acres of open space. There will be four
detention ponds and a 25-foot landscape buffer. Access will be provided via Highway 42 North and Campground Road, with
336 parking spaces for the residential area.
◦ The commercial section will have 70,950 square feet of space across six buildings, ranging from 8,125 to 18,000 square feet
each, and an additional 8,125 square foot building on the eastern side. The commercial area will also provide 336 parking
spaces.
Developmen
t Data of
1778 & 1872
Highway 42
North
LOT LAYOUT OF
MIXED-
RESIDENTIAL
DEVELOPMENT
1778 & 1872
HIGHWAY 42
NORTH
ELEVATIONS OF
MIXED-
RESIDENTIAL
DEVELOPMENT
1778 & 1872
HIGHWAY 42
NORTH
Elevations of
Bungalows at
1778 & 1872
Highway 42
North
POWERPOINT
PRESENTATION
FOR AX-2024-02
Section 9.8 of the Unified Development
Code
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) – cont.
1. Is the subject property contiguous to the existing corporate limits with at least one- eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-type of
right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the state? Answer:
Yes, the subject is contiguous with the following parcels that are located within the City limits of Stockbridge
2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed annexation.
Answer: The 100% method would be used for the proposed annexation.
3. Is any part of the subject property being proposed for annexation within the boundary of another municipal corporation or
county? Answer: The subject property is currently located within unincorporated Henry County. The subject
property’s boundary is not within another municipality.
4. Is any part of the subject property receiving municipal services from any entity other than the city proposing annexation?
Answer: Yes, the subject property is receiving municipal services from Henry County. The following entities include
Henry County Water Authority, Henry County Fire and EMS, Henry County Police Department, and the Georgia Power
Company.
5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of two people
per acre? Answer: Yes, the applicant, Meritage Homes, proposes to build 168 total units, with a density of 4.2 units per
acre.
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) – cont.
6. Is the proposed annexation consistent with the Comprehensive Plan? Answer: No, the subject property has a Henry County Future
Land Use designation of High-Density Suburban. The applicant has submitted a Comprehensive Plan Amendment (CP-2024-
09) to assign the future land use designation of Medium Density Residential.
7. Does the proposed annexed property share a common zoning classification with the adjoining City property as ascribed in Section 9.8
of the Unified Development Code? Answer: No, the applicant has submitted a rezoning application (RZ-2024-10) to assign the
zoning district of both ‘PUD’ (Planned Unit Development) and Parkway Mixed Use Overlay District.
8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a particular piece of property,
neighborhood, a particular area, or community. Answer: The approval of the requested zoning classification of PUD to the
proposed mixed- residential development will have a positive effect on the subject property and the overall vicinity of the area.
First, it will provide an increased housing availability for future residents. In addition, since the vicinity of the area is
surrounded by commercial businesses, the approval of the proposed mixed-residential development will increase economic
growth.
9. The physical conditions of the site relative to its capability to be developed as requested, including topography, drainage, access, and
size and shape of the property. Answer: The physical condition of the subject property as shown on the proposed site plan is
very supportive of the proposed development. The development’s multiple access points from both Highway 42 and
Campground Road provide efficient and safe connectivity for future residents. Although the shape of the property is irregular,
it has been carefully utilized by the applicant. The installation of the four detention ponds is essential for the development to
prevent flooding from the nearby stream.
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) - cont.
10. The impact upon adjacent property owners should the request be granted. Answer: The proposed mixed-use residential and
commercial development along Highway 42 and Campground Road could be impactful to the adjacent property owners.
There will likely be an increase in traffic; however, a traffic study has not been submitted to determine the depth of impact.
Nearby neighborhoods of the Magnolias at Eagles Landing, Eagles Hill, Winding Creek, and the Vineyards at Eagles Landing.
The increased population density and commercial activity could put an additional strain on the nearby Hickory Flat
Elementary School, which is located on Brannan Road.
11. The potential impact of the annexation on City infrastructure including water and sewage systems. Answer: A letter from the Henry
County Water Authority dated October 17, 2024, states that water service can be made available to the subject property.
However, a water line extension is required at the developer’s expense. The letter also states that sewer treatment is also
available to the subject property.
12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes.
Answer: The proposed development is likely to impact the adjacent thoroughfares as well as the pedestrian and vehicular
circulation and traffic volumes. With current traffic counts from the Georgia Department of Transportation in 2023 indicating
11,400 vehicles on Campground Road and 15,300 on Highway 42 North, the addition of the residents and the existing
commercial businesses could increase traffic congestion. The increase in traffic congestion could result in longer commute
times for the existing residents living in the nearby subdivisions of Magnolias at Eagles Landing, Eagles Hill, Winding Creek,
and the Vineyards at Eagles Landing. As stated previously, a traffic study has not been submitted to determine the depth of
impact.
Staff
Recommendation
◦ This Staff Report has demonstrated that the
requested annexation via AX-2024-02 would
be necessary and desirable for the City of
Stockbridge in conjunction with the
requested Comprehensive Plan Amendment
(CP-2024-09) to assign the future land use
designation of Medium-Density Mixed-Use,
and the requested rezoning of RZ-2024-10
to assign the zoning district of ‘PUD’
(Planned Unit Development) and Parkway
Mixed Use Overlay District (PMU).
Therefore, the Planning and Zoning staff
recommends APPROVAL.
POWERPOINT
PRESENTATIONS
FOR CP-2024-09
Applicant’s Request

◦ Assign the future land use designation of
Medium-Density Mixed-Use to two parcels
located at 1778 & 1872 Highway 42 North to
allow for the construction of a mixed used
development with commercial, office, and
168-unit, single family attached and
detached development.
City of Stockbridge
Comprehensive Plan (2024)
SURROUNDING LAND USE DESIGNATION
Location Current Land Use Current Future Land Use
Designation
Moss Pointe (Subdivision)
Property to the North Summit at Eagles Landing (Subdivision)
Clark Meadows (Subdivision) Low Density Residential

Property to the South Tabernacle of Praise Church International High Density Suburban

Property to the East Vacant Land (Henry County) High Density Suburban
Eagles Hill (Townhomes) Low Density Mixed Use
Magnolia’s at Eagles Landing High Density Residential
Winding Creek (Townhomes) Low Density Mixed Use
Property to the West Eagles East (Shopping Center) Low Density Mixed Use
Vineyards at Eagles Landing High-Density Suburban
Chevron Gas Station
Vineyard Business Park Commercial
SURROUNDING LAND USE DENSITIES
Name of Subdivision/Development Units Estimate Density Per Acres
Moss Pointe 125 1.71 units per acre
Summit at Eagles Landing 308 1.96 units per acre

Clark Meadows 141 2.7 units per acre

Eagles Hill 80 4.08 units per acre
Magnolia’s at Eagles Landing 189 1.84 units per acre
Winding Creek 118 3.06 units per acre
Crown Walk 30 1.10 units per acre
Vineyards at Eagles Landing 215 2.30 units per acre
Meritage Homes 168 4.2 units per acre
STAFF ANALYSIS
(SECTION 9.2.7 OF THE
UNIFIED DEVELOPMENT
CODE)
To provide a variety of housing choices to suit the changing needs and lifestyles of City
Staff Analysis residents. (Housing Goal)
(Section 9.2.7 of The
Unified Development Provide a mixture of housing options to attract young professionals, singles, and small
Code) families (Housing Policy)

To ensure that new developments promote a better sense of place and preserve valued
1. Consistency with the elements of community character. (Future Land Use Goal)
Comprehensive Plan:
The request to assign the To establish land use designations that meet the needs of the City and are consistent with
Future Land Use the new UDC. (Future Land Use Goal)
designation of Medium-
Density Mixed-Use is Community
Support increases in density where community design standards, environmental
necessary because the
PUD zoning district is
Goals and constraints, and available infrastructure capacities can accommodate the increased
density. (Future Land Use Policy)
compatible with all the
Land Use Designations
Policies
in the city, which includes Work with business owners/ developers to improve conditions of property and require a
consistent look of quality among commercial developments. (Future Land Use Policy)
the proposed Medium-
Density Mixed-Use (pg. 42-44) Encourage mixed-use development to promote a live, work, play concept. (Future Land
designation. In addition,
the proposed mixed-use Use Policy)
development is
consistent with the policy
goals that are found in To determine areas appropriate for annexation. (Population Goal)
the current City of
Stockbridge To attract new, diverse residents. (Population Goal)
Comprehensive Plan that
are found on pages 42 Maintain a friendly family environment and focus on attracting and retaining young adults.
through 44. (Population Policy)
Staff Analysis
(Section 9.2.7 of The Unified Development Code)
2. Relation to the Zoning of the Property: The applicant’s request of assigning the subject property PUD (Planned Unit Development)
is compatible with the other surrounding land use designations that are adjacent to the subject property, which include the following:
Eagles Hill (Townhomes) and the Winding Creek Subdivision. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning
district as being compatible with all the Future Land Use designations, including the requested future land use designation of
Medium-Density Mixed Use. Currently, the subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance. However, once they are annexed into the City limits, they will be assigned PUD (Planned Unit
Development) zoning district.
3. Suitability of the Site’s Location: Based on the site plan for the mixed-use development on 48.717 acres at Highway 42 North and
Campground Road in Stockbridge, Georgia, the location appears to be well-suited for the proposed project. The site is effectively
divided into residential and commercial areas, with a thoughtful layout that includes a mix of single-family homes, bungalows, and
townhomes, offering a density of 4.2 units per acre. The inclusion of amenities such as a pool with a cabana, a pocket park, a mail
kiosk, and 9.75 acres of open space enhances the community's attractiveness. The commercial section provides 70,950 square feet
of space across six buildings with adequate parking, supporting local economic growth. Additionally, the site plan considers
environmental factors with four detention ponds and a 25-foot landscape buffer, ensuring sustainable development. The accessibility
provided by major roads and the manageable floodplain area further contribute to the site's suitability for mixed-use development.
4. Maintaining the Current Land Use Designation: Maintaining the current land use designation of High-Density Suburban, as
outlined by the Henry County Future Land Use Map, ensures the site remains aligned with the county's long-term planning goals.
This designation supports a dense residential development pattern, which is consistent with the proposed mixed-use development
plan. By adhering to this designation, the development can benefit from established guidelines for infrastructure, utilities, and
community services that cater to high-density suburban areas. This also helps in maintaining the integrity and vision of the county's
growth and development strategy.
Staff
Recommendation
◦ This Staff Report has demonstrated that
the requested Comprehensive Plan
Amendment via CP-2024-09 is consistent
with the 2024 Comprehensive Plan in
conjunction with the requested rezoning of
RZ-2024-10 to assign the zoning district of
‘PUD’ (Planned Unit Development).
Therefore, the Planning and Zoning staff
recommends APPROVAL.
POWERPOINT
PRESENTATIONS
FOR RZ-2024-10
◦ Assign the zoning district of ‘PUD’
(Planned Unit Development) to allow for
Applicant’s the construction of a mixed used

Request development with commercial, office, and
168-unit, single family attached and
detached development.
Location Current Land Use Current Zoning
Moss Pointe (Subdivision) SR (Suburban Residential)
Property to the North MFR (Multiple Family
Summit at Eagles Landing Residential)
(Subdivision) PUD (Planned Unit
Development)
Clark Meadows (Subdivision)

Property to the South Tabernacle of Praise Church RA (Residential-Agricultural)
International
Property to the East Vacant Land (Henry County) RA (Residential-Agricultural)

SURROUNDING Eagles Hill (Townhomes) PUD (Planned Unit
Development)
JOINT ZONING Magnolia’s at Eagles Landing PUD (Planned Unit

INFORMATION Property to the West Development)
Winding Creek (Townhomes) PUD (Planned Unit
Development)
Eagles East (Shopping Center) C-2 (General Commercial)
Vineyards at Eagles Landing RM (Residential Multi-Family)

Chevron Gas Station
C-1 (Neighborhood
Vineyard Business Park Commercial);

C-1 (Neighborhood
Commercial)
Cool's Corner (Shopping Center) C-3 (Heavy Commercial)
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
1. Consistency with the Comprehensive Plan: The subject property is currently located in Henry County and is not currently
consistent with the current Future Land Use Map of the city of Stockbridge. However, if the proposed development is annexed
into the City limits, it will be assigned the future land use designation of Medium-Density Mixed Use. The proposed mixed-used
development meets the overall intent of the requested Medium-Density Mixed Use future land use designation, which states
that “the future development and redevelopment should focus on making these areas more pedestrian oriented. This is
characterized by mixed-use developments incorporating mostly commercial uses with some smaller office tenants, and
medium density residential uses. This area would allow for two to three story buildings, combining street-level
commercial/retail/office uses with second and third stories accommodating office or lofts/apartments/condominiums.” In
addition, Page 48 of the 2024 Comprehensive Plan states the requested PUD (Planned Unit Development) is compatible with
all of the future land use designations, which includes the requested Medium-Density Mixed Use. The proposed density of 4.2
units per acre meets the required range of the requested future land use designation of Medium-Density Mixed Use which is 4
to 7.99 units per acre.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due
consideration given to whether or not the proposed change will help carry out the purposes of the City of
Stockbridge Zoning Code: The proposed mixed-use development aligns well with the overall zoning scheme and supports
multiple purposes of the City of Stockbridge Zoning Code. The proposed site plan aligns with the purpose and intent of the
City of Stockbridge's Unified Development Code by promoting the health, safety, aesthetics, convenience, order, prosperity,
and general welfare of current and future residents. It minimizes congestion on public streets through a thoughtfully designed
road network between Highway 42 North and Campground Road, ensuring efficient traffic flow and advancing overall traffic
safety. The plan also encourages the most appropriate and best use of land, buildings, and other structures throughout the
city by strategically placing mixed-use developments and public facilities in ways that benefit the community. Furthermore, it
prevents the overcrowding of land, avoiding both undue concentration of population and urban sprawl, ensuring sustainable
and balanced growth for a harmonious urban environment. The proposed mixed-use development promotes the general
health, safety, and welfare of the community by providing a place where residents and visitors can live, work, eat, and play,
thereby enhancing the overall quality of life. It also promotes economic development by diversifying the employment base
through its commercial component, contributing to a stronger city economy. Additionally, the development encourages a
balanced mix of uses, with residential, retail, and commercial spaces supporting a vibrant and balanced community.
Furthermore, it establishes consistent and harmonious design standards, contributing to a unified and distinctive visual quality
for the city.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular
piece of property, neighborhood, a particular area, or community: The proposed mixed-use development located along
Highway 42 North and Campground Road, promises to significantly enhance the character of the surrounding neighborhoods,
including Magnolias at Eagles Landing, Eagles Hill, and Winding Creek. By providing a blend of residential, commercial, and
recreational spaces, the development will promote a vibrant and cohesive community, fostering social interaction and
convenience for residents. The project is poised to stimulate local economic growth by attracting businesses, creating jobs, and
boosting property values, all while minimizing congestion on public streets through its well-thought-out design. Additionally, the
development is expected to attract new residents to the area, drawn by the modern amenities and the convenience of having
essential services nearby. With the closest major development, such as the Bridges of Jodeco and the Kroger shopping center,
being 3.3 miles away, this new hub will address the current lack of major infrastructure. While other areas in the city of
Stockbridge are experiencing significant growth and development, this region has been underserved, lacking the same level of
investment and modernization. The mixed-use development will bridge this gap, ensuring sustainable growth and efficient land
use. Furthermore, the development's modern aesthetics and public amenities will enhance the overall appeal and livability of
the area, contributing to the long-term prosperity and general welfare of Stockbridge's residents.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
4. The physical conditions of the site relative to its capability to be developed as requested, including topography, drainage,
access, and size and shape of the property: The physical conditions of the subject property as shown on the proposed site plan, is
very supportive for the proposed development. The development’s multiple access points from both Highway 42 and Campground
Road provides efficient and safe connectivity for future residents. Although the shape of the property is irregular, it has been carefully
utilized by the applicant. The installation of the four detention ponds is essential for the development to prevent flooding from the
nearby stream.
5. The impact upon adjacent property owners should the request be granted: The proposed mixed-use development located at the
intersection of Highway 42 and Campground Road stands to bring substantial benefits to nearby property owners. In addition to
driving local economic growth and improving infrastructure, the proposed mixed-use development also promises to substantially boost
property values. By introducing a vibrant and interconnected community space, the quality of life for residents living in the surrounding
neighborhoods will markedly improve. Though there may be a rise in traffic flow, with strategic planning and targeted road
improvements, such as the addition of new lanes or traffic signals, congestion can be effectively managed to ensure a smoother
travel experience for both residents and visitors in the vicinity of the area.
6. The potential impact of the rezoning on City infrastructure including water and sewage system: A letter from the Henry County
Water Authority dated October 17, 2024, states that water service can be made available to the subject property. However, a water
line extension is required at the developer’s expense. The letter also states that sewer treatment is also available to the subject
property.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
8. The merits of the requested change in zoning relative to any other guidelines and policies for development, which
the Planning Commission and City Council may use in furthering the objective of the comprehensive plan: The
proposed mixed-use development is aligned with the guidelines and policies outlined by the Planning Commission and City
Council, aimed at furthering the objectives of the comprehensive plan. First, the development promotes economic growth
by attracting new businesses and residents, thereby increasing the tax base. It enhances infrastructure, which is consistent
with the comprehensive plan’s goal of improving transportation networks and public facilities. Additionally, the mix of
residential and commercial spaces fosters a vibrant, walkable community that encourages sustainable living and reduces
the dependence on personal vehicles. The inclusion of open spaces and pedestrian pathways aligns with policies that
prioritize green spaces and community health. Furthermore, the proposed development respects environmental guidelines
by incorporating 9.74 acres of open space, addressing floodplain concerns, and ensuring a balanced approach to land use.
9. The ability of the subject land to be developed as it is presently zoned: The Henry County zoning designation of RA
(Residential-Agricultural) primarily allows for low-density residential development and agricultural uses. This includes
single-family homes and agricultural-related structures. The RA zoning supports activities such as farming, gardening, and
keeping livestock, along with residential living. It generally does not permit higher-density residential units or commercial
spaces, which is why a change in zoning would be necessary for the proposed mixed-use development at Highway 42 and
Campground Road
Staff Recommendation
Staff recommends approval to assign the zoning district of ‘PUD’ (Planned Unit Development) to allow for the
construction of a mixed used development with the following conditions:
1. The subject property shall be developed similar to the site plan that was submitted by the applicant on January 21,
2025.
2. The bungalow lots located on lots 1 through 15 of the site plan shall be three-sided brick.
3. A landscaping plan shall be submitted.
4. A 10-foot external sidewalk and 8-foot internal sidewalk shall be installed.
5. The building facing the street on Campground Road shall be three-sided brick.
6. The buildings labeled “Dining Patio” on the site plan must adhere to the parking standards found in Section 4.8 of
the Stockbridge Unified Development Code.
7. No more than one hair salon, barber, nail salon shall be in the commercial section. No event centers nor gas
stations shall be allowed.
8. The applicant must combine the two parcels located at 1778 & 1872 Highway 42 North. In addition, no permits shall
be issued by the City of Stockbridge until the developer provides a copy of the recorded plat.
TRANSMITTAL MEMO
RE: Campground Road @ Hwy 42 Rezoning and Annexation Applications
Planners and Engineers Collaborative, Inc. Project No. 19279.00A
On behalf of Meritage Homes

TO: City of Stockbridge Community
4602 North Henry Blvd
Stockbridge, GA 30281
678-833-3347

ATTN: Ryan Anderson
678-833-3340

FROM: Planners and Engineers Collaborative
350 Research Court, Suite 200
Peachtree Corners, GA 30092

C/O Hayley Todd – (757) 508-6593

Enclosed materials:

Rezoning Application
Annexation Application

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
MERITAGE HOMES
3700 Mansell Road, Suite 550, Alpharetta, GA 30022
clay.kirkley@meritagehomes.com
10/07/24
10/7/2024

Re: Letter of Intent – Annexation and PUD Rezoning
Campground Road @ Highway 42
PEC+ Project No. 19279.00A

Dear Community Development Officials,

This application seeks to annex and rezone the approximately 48.5-acre site known as Campground Road
@ Highway 42 (the “Subject Property,” PIDs 089-01001000 and 089-01001003) from RA to PUD under the
Parkway Mixed Use Overlay. Bringing the site from Henry County into the City Limits of Stockbridge and
rezoning to PUD would allow for the development of a new, 243-unit, single-family attached and detached
development.

Site and Proposal

The Subject Property is located along the eastern side of Highway 42 and is bisected by Campground Road.
The site is bordered by the Clark Meadows subdivision to the north, a Georgia Power easement to the
northwest, Highway 42 to the southwest, and Tabernacle of Praise Church to the south across Old
Campground Road. The site is made up of two parcels that total approximately 48.5-acres.

Of the 46.5-acres, approximately 1.5 acres are in a floodplain. Approximately 8.7 acres of the site are
proposed to be used for street right-of-way. The net area of the site is 38.29 acres. The proposed 243-
unit single family subdivision has a net site density of 6.35 units per acre. There would be 142
townhome units and 101 single-family detached lots. The site would have 15 acres of open space
(approximately 30% of the total site area). Elevations are included with this submittal.

The proposed annexation and rezoning would allow for the 48.5-acre site to be annexed into the City
Limits of Stockbridge, rezoned PUD, and be subject to the Parkway Mixed Use overlay district. The
proposal includes 243 new homes.

Rationale for Request

This area is part of the “high-density suburban” character area per the Henry County Comprehensive Plan.
As such, the proposed PUD zoning in Stockbridge is compatible with the underlying designation and is
therefore aligned with the comprehensive plan. The immediate area is characterized by different types of
single family development, including townhomes and detached homes. The proposed development would
fit into the character of the existing context and would present a high quality addition to the overall area.
The development would be compatible and consistent with nearby and adjacent development pattern,
and therefore meets the purpose and intent of the district per the City of Stockbridge UDO.

Constitutional Objections

The portions of the Code of Ordinances and Zoning Ordinance for City of Stockbridge (the “Zoning
Ordinance”) which classifies or conditions the Property into any more or less intensive zoning
classification and/or zoning conditions other than as requested by the Applicant and property owner are
unconstitutional, in that they would destroy the Applicant's and property owner’s property rights without

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
Project No. 19279.00A
10/07/2024

first paying fair, adequate and just compensation for such rights, in violation of Article I, Section I,
Paragraph II of the Constitution of the State of Georgia of 1983, the Due Process Clause of the Fourteenth
Amendment to the Constitution of the United States.

The application of the Zoning Ordinance which presently restricts the Property’s use to the present zoning
classification, uses, regulations, requirements, and conditions is unconstitutional, illegal, null and void,
and constitutes a taking of the Applicant's and the property owner's property rights in violation of the Just
Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment
to the Constitution of the United States, Article I, Section I, Paragraphs I and II of the Constitution of the
State of Georgia of 1983, and in violation of the Equal Protection Clause of the Fourteenth Amendment
to the Constitution of the United States by denying economic and viable use of the Property while not
substantially advancing legitimate state interests.

The Property is presently suitable for OSC as proposed in the requested rezoning, as amended by the
Applicant, and is not economically suitable for uses restricted under its present zoning and development
classification, conditions, regulations, and restrictions due to its location, shape, size, surrounding
development, and other factors. A denial of the requested rezoning and related variances would
constitute an arbitrary and capricious act by City of Stockbridge and the City Council without any rational
basis therefore, constituting an abuse of discretion in violation of Article I, Section I, Paragraphs I and II of
the Constitution of the State of Georgia of 1983 and the Due Process Clause of the Fourteenth
Amendment. A refusal by City of Stockbridge and the City Council to approve this requested rezoning,
with only such additional conditions as agreed to by the Applicant and/or owner, so as to permit the only
feasible economic use of the Property, would be unconstitutional between the Applicant, owner, and
similarly situated property owners, in violation of Article I, Section I, Paragraph II of the Constitution of
the State by discriminating of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment.

Conclusion

The applicant and owner respectfully request that the City of Stockbridge City Council, Planning
Commission and Planning Staff approve and support the Applicant’s rezoning request to allow for
annexation into Stockbridge and the development of a new, single-family attached and detached
subdivision. The developer and their representatives welcome the opportunity to meet with all interested
parties and representatives.

Sincerely,

Hayley Todd
Zoning Manager, Planners and Engineers Collaborative, Inc.

ZONING DESCRIPTION
NORTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
Extension (Variable R/W) with the southeasterly right-of-way line of Union City
Norcross Transmission Line easement; thence along said easement

North 17 degrees 5 minutes 19 seconds East, a distance of 166.16 feet; thence North
17 degrees 9 minutes 14 seconds East, a distance of 769.82 feet; thence leaving saif
right-of-way line North 90 degrees 0 minutes 0 seconds East, a distance of 100.50
feet; thence along the centerline of creek and following the meanderings thereof the
following:

South 59 degrees 33 minutes 13 seconds East, a distance of 31.21 feet; thence South
38 degrees 8 minutes 20 seconds East, a distance of 206.68 feet; thence South 49
degrees 39 minutes 57 seconds East, a distance of 75.01 feet; thence South 49
degrees 6 minutes 3 seconds East, a distance of 103.84 feet; thence South 22
degrees 50 minutes 31 seconds East, a distance of 106.11 feet; thence South 54
degrees 29 minutes 7 seconds East, a distance of 210.47 feet; thence South 37
degrees 27 minutes 40 seconds East, a distance of 138.14 feet; thence South 6
degrees 28 minutes 54 seconds West, a distance of 130.40 feet; thence South 39
degrees 50 minutes 1 second East, a distance of 118.45 feet; thence South 10
degrees 0 minutes 45 seconds East, a distance of 101.77 feet; thence South 23
degrees 35 minutes 52 seconds East, a distance of 178.34 feet; thence South 63
degrees 4 minutes 32 seconds East, a distance of 53.02 feet; thence South 67
degrees 29 minutes 2 seconds East, a distance of 27.86 feet;

thence leaving said creek North 89 degrees 29 minutes 28 seconds East, a distance of
353.55 feet; thence South 01 degree 53 minutes 24 seconds West, a distance of
448.96 feet to a point on said right-of-way line of Campground Road Extension; thence
along said right-of-way the following courses and distances:
North 50 degrees 59 minutes 10 seconds West, a distance of 448.30 feet; thence
North 38 degrees 57 minutes 59 seconds East, a distance of 90.01 feet; thence North
50 degrees 59 minutes 32 seconds West, a distance of 49.01 feet; thence South 39
degrees 38 minutes 49 seconds West, a distance of 90.00 feet; thence North 50
degrees 59 minutes 12 seconds West, a distance of 475.68 feet; thence 456.46 feet
along an arc of a curve to the left having a radius of 710.00 feet and a chord bearing
and distance of North 69 degrees 24 minutes 11 seconds West 448.64 feet to a point;
thence North 16 degrees 31 minutes 45 seconds West, a distance of 81.89 feet;
thence South 82 degrees 3 minutes 52 seconds West, a distance of 122.49 feet;
thence South 8 degrees 40 minutes 2 seconds East, a distance of 70.00 feet; thence
94.93 feet along an arc of a curve to the left having a radius of 709.99 feet and a chord
bearing and distance of South 77 degrees 28 minutes 36 seconds West 94.86 feet to a
point; thence South 68 degrees 22 minutes 54 seconds West, a distance of 130.83 feet
to the POINT OF BEGINNING.
Said Tract containing 16.12 acres.
ZONING DESCRIPTION
SOUTH TRACT

ALL THAT TRACT OR PARCEL OF LAND lying and being in Land Lots 34 & 35 of the
7TH District, Henry County, Georgia and being more particularly described as follows:

Beginning at the intersection of the northerly right-of-way line of Campground Road
(80’ R/W) with the northeasterly right-of-way line of State Route 43, aka U.S. Hwy 23
(90’ R/W), thence along said right-of-way of State Route 43, aka U.S. Hwy 23 North 33
degrees 37 minutes 41 seconds West, a distance of 120.45 feet; thence North 33
degrees 18 minutes 45 seconds West, a distance of 777.39 feet; thence North 33
degrees 19 minutes 8 seconds West, a distance of 385.29 feet; thence North 17
degrees 3 minutes 32 seconds East, a distance of 197.64 feet to a point on the
southerly right-of-way line of Campground Road Extension (Variable R/W); thence
along said right-of-way the following courses and distances:

North 56 degrees 31 minutes 15 seconds East, a distance of 34.69 feet; thence 214.32
feet along an arc of a curve to the right having a radius of 610.00 feet and a chord
bearing and distance of North 66 degrees 35 minutes 18 seconds East 213.22 feet to a
point; thence 163.44 feet along an arc of a curve to the right having a radius of 610.00
feet and a chord bearing and distance of North 84 degrees 19 minutes 45 seconds
East 162.95 feet to a point; thence South 01 degree 59 minutes 46 seconds West, a
distance of 30.00 feet; thence South 85 degrees 59 minutes 24 seconds East, a
distance of 40.42 feet; thence North 5 degrees 59 minutes 50 seconds East, a distance
of 30.00 feet; thence 351.48 feet along an arc of a curve to the right having a radius of
610.00 feet and a chord bearing and distance of South 67 degrees 29 minutes 37
seconds East 346.64 feet to a point; thence South 50 degrees 59 minutes 9 seconds
East, a distance of 485.70 feet; thence South 39 degrees 0 minutes 1 second West, a
distance of 10.00 feet; thence South 50 degrees 59 minutes 5 seconds East, a
distance of 30.00 feet; thence North 39 degrees 0 minutes 1 second East, a distance
of 10.00 feet; thence South 50 degrees 59 minutes 12 seconds East, a distance of
534.07 feet;

thence leaving said right-of-way line South 01 degree 53 minutes 24 seconds West, a
distance of 552.54 feet; thence South 87 degrees 57 minutes 30 seconds West, a
distance of 756.46 feet; thence North 4 degrees 46 minutes 22 seconds West, a
distance of 122.05 feet; thence North 60 degrees 7 minutes 20 seconds West, a
distance of 43.45 feet; thence South 66 degrees 33 minutes 29 seconds West, a
distance of 32.12 feet; thence South 26 degrees 41 minutes 17 seconds East, a
distance of 72.23 feet; thence South 4 degrees 6 minutes 29 seconds West, a distance
of 67.91 feet; thence South 87 degrees 57 minutes 30 seconds West, a distance of
93.89 feet to the POINT OF BEGINNING.

Said Tract containing 32.42 acres.
Henry County, GA

Parcel Results 20 Results

Parcel ID  Owner  Property Address 
070E01072000 SUMMITT AT EAGLES LANDING HOMEOWNERS ASSOC INC SUMMIT VIEW DR

071-01033000 S ATLANTA CONFERENCE 1978 HIGHWAY 42 N

071-01034015 A4 INVESTMENTS LLC 204 WEST CAMPGROUND RD

071-01034016 CAMPGROUND CENTER LLC 100-140 WEST CAMPGROUND RD

071-01034020 HOPEWELL CAPITAL LLC, THE PATTERSON REAL EST GRP L WEST CAMPGROUND RD

071Q01200000 MERITAGE HOMES OF GEORGIA INC

088C01028000 WILLIAMS TANESHA 297 WHITNEY LN

088C01029000 HOQUE RIAJ AL 301 WHITNEY LN

089-01001000 ROWAN FAMILY REAL ESTATE LLC 1872 HIGHWAY 42 N

089-01001003 ROWAN PROPERTIES LP 1778 HIGHWAY 42 N

089-01001021 THE KOLODKIN FAMILY LIMITED PARTNERSHIP 1775-1789 HIGHWAY 42 N

089-01002000 STEWART JAMES L 101 CAMPGROUND RD

089-01002001 YONKERS LLC CAMPGROUND RD

089-01009003 SUSHRUT LLC

089-02048002 O'REILLY AUTOMOTIVE INC 1765 HIGHWAY 42 HWY N

089-02049005 TABERNACLE OF PRAISE CHURCH INTNL INC 1640 HIGHWAY 42 N

089F01015000 FAUR CYNTHIA G W 157 CROWN WALK

089F01016000 MAUSHARDT THERESA A & 158 CROWN WALK

Mailing Labels 20 Results
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Data contained on this website represent a work in progress toward completion of the annual tax digest. As such, data is subject to change at any time. Contact Us Developed by
Ownership and map information correspond with the most current information processed by our office. Search deed records at the Henry County
Courthouse to ensure the most current ownership information. Parcel lines depicted on the maps do not reflect a true and exact representation of
property boundaries. Contact 770-288-7526 to verify zoning.
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350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

City of Stockbridge Community Development
4602 North Henry Blvd
Stockbridge, GA 30281

Re: Campground – Water Sewer Letter
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Please be advised, Planners and Engineers Collaborative requested the water/sewer service letter on or before the
date referenced above. We have yet to receive documentation but will furnish the letter to Stockbridge as soon as
we receive it.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
350 RESEARCH COURT
SUITE 200
PEACHTREE CORNERS, GA 30092

9/27/2023

Henry County Water Authority, Engineering Division
100 Westridge Industrial Blvd
McDonough, GA 30253
Phone # 678-583-3800

Re: Campground – Water Sewer Letter–
Planners and Engineers Collaborative, Inc. Project No: 19279.00A

Dear HWCA Engineering Division

Planners and Engineers Collaborative, Inc. (PEC) is submitting this letter of intent as required to fulfill the water
/sewer availability letter request for parcel ID’s 089-01001003, 089-01001000 currently zoned RA. At present PEC
is working through due diligence with our client who is proposing a PUD subdivision of total 243 units. The
community would consist of 142 Townhome units and 101 Single Family homes. The Subject Property is located
along Hwy 42 and Campground Rd in Mcdonough GA. The site is made up of two parcels that total approximately
+-48.597-acres.

Attached are documents per your request. If there is anything else you may need, please reach out to me at
htodd@pec.plus who is the point of contact for this project. Thank you for your time and assistance.

Current jurisdiction: RA – Henry County
Proposed jurisdiction PUD– City of Stockbridge

The developer and their representatives welcome the opportunity to meet with all interested parties and
representatives.

Sincerely,
Planners and Engineers Collaborative, Inc.
Ramona Booker
Email rbooker@pec.plus
Phone number 678-684-6227

P: 770.451.2741 + F: 770.451.3915 + WWW.PEC.PLUS 1
sewer tie-in 2

sewer tie-in

water

water
water
1/22/2025

Re: Letter of Intent – Annexation and PUD Rezoning
Campground Road @ Highway 42
PEC+ Project No. 19279.00A

Dear Community Development Officials,

This application seeks to annex and rezone the approximately 48.717-acre site known as Campground
Road @ Highway 42 (the “Subject Property,” PIDs 089-01001000 and 089-01001003) from RA to PUD
under the Parkway Mixed Use Overlay. Bringing the site from Henry County into the City Limits of
Stockbridge and rezoning to PUD would allow for the development of a new mixed use project with
commercial, office, and 168-unit, single-family attached and detached development.

Site and Proposal

The Subject Property is located along the eastern side of Highway 42 and is bisected by Campground Road.
The site is bordered by the Clark Meadows subdivision to the north, a Georgia Power easement to the
northwest, Highway 42 to the southwest, and Tabernacle of Praise Church to the south across Old
Campground Road. The site is made up of two parcels that total approximately 48.717-acres.

Of the 48.717acres, approximately 1.56 acres are in a floodplain. Approximately 7.40 acres of the site
are proposed to be used for street right-of-way. The net area of the site is 39.75 acres. The proposed
mixed use development has over 79,000 sf of commercial and office development on over 11 acres of
land and a 168-unit single family subdivision that has a net site density of 4.20 units per acre. There is
79,042 sf commercial/office, 82 attached homes and 86 single-family detached lots and bungalows. The
site would have 9.75 acres of open space (approximately 20% of the total site area). Elevations are
included with this submittal.

The proposed amendment to the comprehensive land use map would allow for the 48.717-acre site to
be annexed into the City Limits of Stockbridge, rezoned PUD, and be subject to the Parkway Mixed Use
overlay district. The proposal is to construct a mixed use development. The project is a great mix of
neigbhorhood friendly retail, restaurants, grocery, office, and for sale residential.

Rationale for Request

This area is part of the “high-density suburban” character area per the Henry County Comprehensive Plan.
As such, the proposed PUD zoning in Stockbridge is compatible with the underlying designation and is
therefore aligned with the comprehensive plan. The immediate area is characterized by different types of
commercial and single family development, including townhomes and detached homes. The proposed
development would fit into the character of the existing context and would present a high quality addition
to the overall area.
The development would be compatible and consistent with nearby and adjacent development pattern,
and therefore meets the purpose and intent of the district per the City of Stockbridge UDO. The
commercial and office is proposed to be neighborhood uses to fit into the fabric of the area and provide
commercial and office development opportunities to the area.

350 Research Ct, Ste. 200, Peachtree Corners, Georgia 30092  48 Atlanta Street, Marietta, Georgia 30060
Main: (770) 451-2741  Fax: (770) 451-3915
www.pecatl.com
Project No. 19279.00A
10/07/2024

Constitutional Objections

The portions of the Code of Ordinances and Zoning Ordinance for City of Stockbridge (the “Zoning
Ordinance”) which classifies or conditions the Property into any more or less intensive zoning
classification and/or zoning conditions other than as requested by the Applicant and property owner are
unconstitutional, in that they would destroy the Applicant's and property owner’s property rights without
first paying fair, adequate and just compensation for such rights, in violation of Article I, Section I,
Paragraph II of the Constitution of the State of Georgia of 1983, the Due Process Clause of the Fourteenth
Amendment to the Constitution of the United States.

The application of the Zoning Ordinance which presently restricts the Property’s use to the present zoning
classification, uses, regulations, requirements, and conditions is unconstitutional, illegal, null and void,
and constitutes a taking of the Applicant's and the property owner's property rights in violation of the Just
Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment
to the Constitution of the United States, Article I, Section I, Paragraphs I and II of the Constitution of the
State of Georgia of 1983, and in violation of the Equal Protection Clause of the Fourteenth Amendment
to the Constitution of the United States by denying economic and viable use of the Property while not
substantially advancing legitimate state interests.

The Property is presently suitable for OSC as proposed in the requested rezoning, as amended by the
Applicant, and is not economically suitable for uses restricted under its present zoning and development
classification, conditions, regulations, and restrictions due to its location, shape, size, surrounding
development, and other factors. A denial of the requested rezoning and related variances would
constitute an arbitrary and capricious act by City of Stockbridge and the City Council without any rational
basis therefore, constituting an abuse of discretion in violation of Article I, Section I, Paragraphs I and II of
the Constitution of the State of Georgia of 1983 and the Due Process Clause of the Fourteenth
Amendment. A refusal by City of Stockbridge and the City Council to approve this requested rezoning,
with only such additional conditions as agreed to by the Applicant and/or owner, so as to permit the only
feasible economic use of the Property, would be unconstitutional between the Applicant, owner, and
similarly situated property owners, in violation of Article I, Section I, Paragraph II of the Constitution of
the State by discriminating of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment.

Conclusion

The applicant and owner respectfully request that the City of Stockbridge City Council, Planning
Commission and Planning Staff approve and support the Applicant’s rezoning request to allow for
annexation into Stockbridge and the development of a new mixed use project with neighborhood
commercial, office, and single-family attached and detached lots. The developer and their representatives
welcome the opportunity to meet with all interested parties and representatives.

Sincerely,

Project No. 19279.00A
10/07/2024

Hayley Todd
Zoning Manager, Planners and Engineers Collaborative, Inc.

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
81
800 810
760 P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
830
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830 WWW.PEC.PLUS
76 78 CITY OF
790 0 0 SITE LOCATION
STOCKBRIDGE 820
ZONED:
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810 LAND TO NOT BE ANNEXED
AND LEFT IN HENRY COUNTY
ZONED:
RA 50' 82
810
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820 ZONED: ZONED: ZONED: ZONED: www.Georgia811.com

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
ZONED: ZONED:
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ZONED: ZONED:
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780
Planners & Engineers Collaborative+
B T 58

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ZONED: ZONED: FEMA FIRM MAP PEACHTREE CORNERS, GA 30092
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ZONED: ZONED: EAR OAD 770
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SITE LOCATION
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BAC 70 780
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RON
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SITE DATA:
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83 B LE RO GREEN
A SITE AREA 48.717 ACRES
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830 REVISIONS
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F UF 0 EXISTING ZONING JURISDICTION HENRY COUNTY
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800
DINING
830 PATIO 97 P
820 TOTAL SITE AREA 48.717 ACRES
CITY OF RETAIL
CO 96
OFFICE
DINING M 95
M STREET RIGHT-OF-WAY AREA 7.40 ACRES
STOCKBRIDGE PATIO 9,750 SF 12
,0 ER 94 20
8,125 SF
DI 00 C 'L ST
PA NIN SF IA 93 AN FLOOD HAZARD AREA 1.56 ACRES

25' LANDSCAPE BUFFER
TI G L M OR
AN M
HW
O 92 DS
CA AG W NET SITE AREA
39.75 ACRES
EM ATE
91
0 Y 33 830
PE 82
82 DI
PA NIN
ST EN R RESIDENTIAL LAND USE 28.23 NET ACRES
830 90 RI T 83
42 TI G
31
32
89
P 0
COMMERCIAL LAND USE 11.52 NET ACRES
OUND
PLAYGR 88
G 30
87
TOTAL TOWNHOME UNITS 82 UNITS
29 86 ZONED: TOTAL SINGLE FAMILY BUNGALOW LOTS 15 LOTS
10' PLANTING ZONE & 28 85 RA
55
10' PEDESTRIAN ZONE RETAIL FR TOTAL SINGLE FAMILY LOTS 71 LOTS
18,000 SF ON 54
84 20
TA 27 53 ' LA TOTAL UNITS/ DENSITY 168 UNITS (4.2 UPA)
GE 83
830 84 26 NDS
52 56 82
0 D C TOTAL COMMERCIAL AREA 79,075 SF
AP 25 830AP
840
51 81
E 57 E
840 DS 24
58
80 ST 840 PROPOSED SFD SETBACK REQUIREMENTS
ZONED: C 79 RI
LA
23 50 59
RM N 78 FRONT SETBACK 20 FEET
22 49 60 840
48 850 SIDE SETBACK 7.5 FEET
850 72
21
47 61 73 CA REAR SETBACK 20 FEET
H 850 20 46 62 74 ST M 10' PLANTING ZONE & 850 840
(90
2 19
AR
D 63
75 M OR
AN M PG 10' PEDESTRIAN ZONE
MAX. LOT IMPERVIOUS COVERAGE 78% OF LOT
850
840
UB
LI TE 23) AY)
18 45
TY 64
76 AG W
EM ATE
RO REQUIRED BUFFERS 25 FEET

OU WY F W
77
17 44 UR 65 EN R UN PROPOSED SFD BUNGALOW SETBACKS REQS
E R S. H T O
16 43 CO T THIS SEAL IS ONLY VALID IF COUNTER SIGNED
AT U. GH
85
0 42 BAN RO FRONT YARD SETBACK 10 FEET AND DATED WITH AN ORIGINAL SIGNATURE.
ST a.k.a. C RI
66 CA
OL/
41 PO
850
40 68
67
850
AMENITY AND
MAIL SPACE
AD REAR YARD SETBACK 5 FEET

ZONED: SIDE YARD SETBACK 3 FEET
1 69 860 ZONED:
39

J:\2019\1927900A\De\Concepts & Exhibits\Zoning\19279.00A - Site - Zone-5.dwg - KWood - 1/22/2025 9:29 PM
C3 RA MAX. LOT IMPERVIOUS AREA 85% OF LOT
70
2 38
71
37
PROPOSED TH SETBACK REQUIREMENTS

HW
36 FRONT SETBACK 15 FEET
I ZONED: 4 20' FRONT SETBACK
35
C1 Y SIDE SETBACK 10 FEET
830 34

42 5 27
28
29 30 31 32 33 34 35
36 37 38 39
REAR SETBACK 20 FEET
85 6
0 ZONED:
REQUIRED BUFFERS 25 FEET GSWCC LEVEL II DESIGN PROFESSIONAL
0 85 7 CERTIFICATION # 0000059389 EXP. 10/28/2024
C1

25' LANDSCAPE BUFFER
20' REAR 84 DEVELOPMENT STANDARDS
SETBACK 8
20' REAR SETBACK MIN DEVELOPMENT SIZE 3 CONTIGUOUS ACRES
860 9
26
84 MUST INCLUDE MINIMUM OF TWO (2) ZONING SITE
7.5' SIDE SETBACK
13
860 40

7.5' SIDE SETBACK 7.5' SIDE SETBACK
10 25 18 17 16 15 14 8
REQUIREMENTS FOR LAND USE DIFFERENT USES AND/OR TWO (2) TYPES OF
20 19
21 ZONED: 85 VARIED HOUSING OPTIONS. (2.4.14.B.2.)
PLAN
24 23 22 0
11 RA
87 PROPOSED SF MIN. LOT SIZE SF DETACH 5,000 SF
20' FRONT SETBACK
7.5' SIDE SETBACK
12
J 87
0 PROPOSED MINIMUM SFD LOT WIDTH 50 FEET
13
28' ROAD W/ 50' ROW PROP. SF MIN. LOT SIZE BUNGALOW SF 3,500 SF
850
0 60 120 240 360
860 14 0
85 PROPOSED MIN. LOT SIZE BUNGALOWS 33 FEET
ZONED: 20' FRONT SETBACK
20' FRONT C3
15
10 11
ZONED: EXTERIOR LANDSCAPED STRIPS 20 FEET SCALE: 1" = 120'
SETBACK ZONED: ZONED: 7 8 9 RA
RM RM 86
0 10' PLANTING 60
ZONE &
1 2 3 4 5 6 12
OPEN SPACE CALCULATIONS DATE: 01/10/2025
10' PEDESTRIAN ZONE 850 REQUIRED OPEN SPACE 20% (9.74 ACRES) PROJECT: 19279.00A
86
28' PUBLIC DRIVE 860 20' REAR SETBACK OPEN SPACE PROPOSED 20.1% (9.75 ACRES)
25' LANDSCAPE BUFFER
GRID NORTH
W/ 50' R/W 850
860 PARKING REQUIREMENTS
CAMPGROUND ROAD
840 (80' PUBLIC RIGHT OF WAY PROPOSED RESIDENT PARKING (2 SPACES
K 850 ZONED: 860 336 SPACES

Z5
860 PER UNIT)
RM
830 PROPOSED AMENITY PARKING 30 SPACES
850
ZONED: ZONED: RA REQUIRED RETAIL PARKING 5 PER 1,000 SF
ZONED:
RM
TYPICAL LOT LAYOUT RM
ZONED:
RM ZONED:
ZONED: RA PROPOSED RETAIL PARKING 413 SPACES
NOT TO SCALE EXISTING CEMETERY TOTAL PARKING PROVIDED 779 SPACES SHEET
86C2
0 GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

ABBREVIATIONS

Know what's below.
Callbefore you dig.

(90 (a.k E R
' PU .a. O ST
BL U.S. UTE A
IC
RIG HWY #42
HT 23
OF )
WA

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

(80 OF P AD IGHT
M O R
CA R LIC Y)

REVISIONS SHEET 1 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

(a E
' PU .k.a. ROU ST
AT
BL U.S. TE
IC H
RIG WY #42
HT 23)
OF
WA

CAMP

GROU
AD EX
(a.k.a. J

OD E
ND RO
TENSI
(VARIA CO RO ON
BLE RI AD)

GHT O

RO
UB WAG
F WAY

' P P AD IGHT )

(80 OFM O R
N D
CA R LIC Y)

REVISIONS SHEET 2 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
LEGAL DESCRIPTION
TRACT 1

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

To find the TRUE POINT OF BEGINNING COMMENCE at a set 1/2 inch rebar with cap on the northerly right of
way line of Campground Road Extension (a.k.a. Jodeco Road) (variable public right of way), 205.7 feet as
measured northeasterly along said northerly right of way of Campground Road Extension from the
intersection created by said northerly right of way and the northeasterly right of way of State Route 42 (a.k.a.
U.S. Highway 23) (90 foot public right of way); thence leaving said northerly right of way of Campground Road
Extension and proceed N17°12'30"E a distance of 166.38 feet to a found 1/2 inch rebar, said rebar being the
TRUE POINT OF BEGINNING;

With the TRUE POINT OF BEGINNING thus established thence continue N17°07'50"E a distance of 818.25 feet,
more or less to a point at the centerline of Wolf Creek, said point being referred to as Point “A” (the
commencement point of a tie-in line “A”-“B”); thence following the centerline of said creek and the
meanderings thereof, 1824 feet more or less to a point, said point being referred to as point “B”, (the
terminus of said tie-in line “A”-“B”), said tie-in line from point “A” and to point “B” having the course of South
37 degrees 01 minutes 31 seconds East and a distance of 1490.48 feet, more or less; thence leaving said
centerline of the creek and proceed N89°33'54"E a distance of 351.59 feet to a found rock; thence
S01°46'25"W a distance of 448.70 feet to a set 1/2 inch rebar on said northeasterly right of way of
Campground Road Extension; thence along said northeasterly right of way the following courses and
distances: N50°59'33"W a distance of 448.72 feet to a set 1/2 inch rebar; N38°57'59"E a distance of 90.01 feet
to a set 1/2 inch rebar; N51°33'18"W a distance of 48.82 feet to a found 1/2 inch rebar; S39°46'24"W a
distance of 89.52 feet to a set 1/2 inch rebar; N50°59'12"W a distance of 475.68 feet to a point; along a curve
turning to the left with an arc length of 456.46 feet, having a radius of 710.00 feet, being subtended by a
chord bearing of N69°24'11"W, and a chord length of 448.64 feet to a set 1/2 inch rebar; N16°31'45"W a
distance of 81.89 feet to a set 1/2 inch rebar; S82°03'52"W a distance of 122.49 feet to a set 1/2 inch rebar;
S08°40'02"E a distance of 70.00 feet to a set 1/2 inch rebar; along a curve turning to the left with an arc length
of 94.93 feet, having a radius of 709.99 feet, being subtended by a chord bearing of S77°29'32"W, and a chord
length of 94.86 feet to a set 1/2 inch rebar; thence leaving said northerly right of way and proceed
N33°10'49"W a distance of 132.30 feet to a found 1/2 inch rebar, said rebar being the TRUE POINT OF
BEGINNING.

Tract or parcel contains 700,975 square feet or 16.092 acres, more or less.
LEGAL DESCRIPTION
TRACT 2

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34, 35, 62, and 63 of the 7th District,
Henry County, Georgia, and being more particularly described as follows:

To find the TRUE POINT OF BEGINNING COMMENCE BEGIN at a set 1/2 inch rebar with cap northerly right of
way and the northeasterly right of way of State Route 42 (a.k.a. U.S. Highway 23) (90 foot public right of way),
68.6 feet as measured southeasterly along said northeasterly right of way of State Route 42 from the mitered
intersection created by said northeasterly right of way State Route 42 and the southerly right of way of
Campground Road Extension (a.k.a. Jodeco Road) (variable public right of way); thence leaving said
northeasterly right of way of State Route 42 and proceed N17°03'32"E a distance of 197.68 feet to a set 1/2
inch rebar with cap on said southerly right of way of Campground Road Extension; thence along said southerly
right of way of Campground Road Extension the following courses and distances: N56°31'21"E a distance of
34.69 feet to a point; along a curve turning to the right with an arc length of 214.32 feet, having a radius of
610.00 feet, being subtended by a chord bearing of N66°35'18"E, and a chord length of 213.22 feet to a set
1/2 inch rebar with cap, said rebar being the TRUE POINT OF BEGINNING;

With the TRUE POINT OF BEGINNING thus established thence continue along said southerly right of way the
following courses and distances: along a curve turning to the right with an arc length of 163.44 feet, having a
radius of 610.00 feet, being subtended by a chord bearing of N84°19'45"E, and a chord length of 162.95 feet;
thence S01°59'46"W a distance of 30.00 feet to a set 1/2 inch rebar with cap; S85°59'24"E a distance of 40.42
feet to a set 1/2 inch rebar with cap; N05°59'50"E a distance of 30.00 feet to a set 1/2 inch rebar with cap;
along a curve turning to the right with an arc length of 351.50 feet, having a radius of 610.00 feet, being
subtended by a chord bearing of S67°29'34"E, and a chord length of 346.66 feet to a point; S50°59'09"E a
distance of 485.68 feet to a set 1/2 inch rebar with cap; S39°00'01"W a distance of 10.00 feet to a set 1/2 inch
rebar with cap; S50°59'05"E a distance of 30.00 feet to a set 1/2 inch rebar with cap; N39°00'01"E a distance
of 10.00 feet to a set 1/2 inch rebar with cap; S51°00'08"E a distance of 534.68 feet to a set 1/2 inch rebar
with cap; thence leaving said southerly right of way and proceed S01°46'07"W a distance of 552.35 feet to a
found 1/2 inch rebar; thence S87°58'20"W a distance of 758.20 feet to a set 1/2 inch rebar with cap; thence
N04°46'22"W a distance of 122.05 feet to a set 1/2 inch rebar with cap; thence N60°07'20"W a distance of
43.45 feet to a set 1/2 inch rebar with cap; thence S66°33'29"W a distance of 32.12 feet to a set 1/2 inch rebar
with cap; thence S26°41'17"E a distance of 72.23 feet to a set 1/2 inch rebar with cap; thence S04°08'29"W a
distance of 67.91 feet to a set 1/2 inch rebar with cap; thence S88°10'04"W a distance of 94.53 feet to a found
right of way monument on the northeasterly right of way of State Route 42; thence along said northeasterly
right of way the following courses and distances: N33°24'00"W a distance of 119.22 feet to a found 1/2 inch
rebar; N33°19'18"W a distance of 777.99 feet toa found 1/2 inch rebar; thence leaving said northeasterly right
of way and proceed N56°39'13"E a distance of 396.78 feet to a found 1/2 inch rebar; thence N33°17'30"W a
distance of 474.53 feet to a set 1/2 inch rebar with cap, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 1,222,152 square feet or 28.057 acres.
LEGAL DESCRIPTION
TRACT 3

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

BEGIN at a set 1/2 inch rebar with cap northerly right of way and the northeasterly right of way of State Route
42 (a.k.a. U.S. Highway 23) (90 foot public right of way), 68.6 feet as measured southeasterly along said
northeasterly right of way of State Route 42 from the mitered intersection created by said northeasterly right
of way State Route 42 and the southerly right of way of Campground Road Extension (a.k.a. Jodeco Road)
(variable public right of way), said rebar being the TRUE POINT OF BEGINNING;

THENCE leaving said northeasterly right of way of State Route 42 and proceed N17°03'32"E a distance of
197.68 feet to a set 1/2 inch rebar with cap on said southerly right of way of Campground Road Extension;
thence along said southerly right of way of Campground Road Extension the following courses and distances:
N56°31'21"E a distance of 34.69 feet to a point; along a curve turning to the right with an arc length of 214.32
feet, having a radius of 610.00 feet, being subtended by a chord bearing of N66°35'18"E, and a chord length of
213.22 feet to a set 1/2 inch rebar with cap; thence leaving said southerly right of way and proceed
S33°17'30"E a distance of 474.53 feet to a found 1/2 inch rebar; thence S56°39'13"W a distance of 396.78 feet
to a found 1/2 inch rebar on said the northeasterly right of way State Route 42; thence along said northerly
right of way N33°19'03"W a distance of 385.24 feet, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 190,805 square feet or 4.380 acres.
LEGAL DESCRIPTION
TRACT 3A

ALL THAT TRACT OR PARCEL OF LAND lying and being in the Land Lots 34 and 35 of the 7th District, Henry
County, Georgia, and being more particularly described as follows:

BEGIN at a set 1/2 inch rebar with cap on the northerly right of way line of Campground Road Extension (a.k.a.
Jodeco Road) (variable public right of way), 205.7 feet as measured northeasterly along said northerly right of
way of Campground Road Extension from the intersection created by said northerly right of way and the
northeasterly right of way of State Route 42 (a.k.a. U.S. Highway 23) (90 foot public right of way), said rebar
being the TRUE POINT OF BEGINNING;

THENCE leaving said northerly right of way of Campground Road Extension and proceed N17°12'30"E a
distance of 166.38 feet to a found 1/2 inch rebar; thence S33°10'49"E a distance of 132.30 feet to a set 1/2
inch rebar with cap on said northerly right of way of Campground Road Extension; thence along said northerly
right of way of along a curve turning to the left with an arc length of 131.08 feet, having a radius of 610.00
feet, being subtended by a chord bearing of S68°22'55"W, and a chord length of 130.83 feet to a set 1/2 inch
rebar with cap, said rebar being the TRUE POINT OF BEGINNING.

Tract or parcel contains 8,172 square feet or 0.188 acres.
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

ABBREVIATIONS

Know what's below.
Callbefore you dig.

(90 (a.k E R
' PU .a. O ST
BL U.S. UTE A
IC
RIG HWY #42
HT 23
OF )
WA

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

(80 OF P AD IGHT
M O R
CA R LIC Y)

REVISIONS SHEET 1 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

(a E
' PU .k.a. ROU ST
AT
BL U.S. TE
IC H
RIG WY #42
HT 23)
OF
WA

CAMP

GROU
AD EX
(a.k.a. J

OD E
ND RO
TENSI
(VARIA CO RO ON
BLE RI AD)

GHT O

RO
UB WAG
F WAY

' P P AD IGHT )

(80 OFM O R
N D
CA R LIC Y)

REVISIONS SHEET 2 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

Planners & Engineers Collaborative+
WOOD PARTNERS
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
AND
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
FIRST AMERICAN TITLE INSURANCE COMPANY
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
Henry County, GA

Overview

Legend
Parcels
Roads

916 ft

Parcel ID 089-01001003 Class Agricultural Owner ROWAN Land $356,300
Property 1778 Acreage 49.89 Address PROPERTIES LP Value:
Address HIGHWAY 42 1872 HWY 42 Building $0 Last 2 Sales
District Henry County NORTH Value: Date Price Reason Qual
MCDONOUGH, GA Misc $0 11/14/1997 $0 UC U
30253 Value: n/a $ n/a n/a
Total $356,400
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: 1/23/2025
Last Data Uploaded: 1/23/2025 1:12:16 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

458 ft

Parcel ID 089- Class Residential Owner ROWAN FAMILY REAL Land $67,500
01001000 Acreage 5.0 Address ESTATE LLC Value:
Property 1872 83 BRANNAN RD Building $254,700 Last 2 Sales
Address HIGHWAY 42 MCDONOUGH, GA Value: Date Price Reason Qual
District Henry County 30253 Misc $450 5/10/2013 $0 VF U
Value: 5/10/2013 $0 VF U
Total $392,600
Value:

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

Date created: 1/23/2025
Last Data Uploaded: 1/23/2025 1:12:16 AM

Developed by
HIGHWAY 42 NORTH REZONING

400 ft
[Message Received on 12/06/24 at 6:19 PM]

Keedra and Ryan,
Our client is still working with the owner on the mixed use and how to change the plan. Can we
request to move another 30 days to February hearing?

Thank you.

Kenneth J. Wood PE, LEED AP
Principle / CEO
PEC+
Sent from my iPhone

On Nov 21, 2024, at 1:36 PM, Keedra Jackson <kjackson@stockbridgega.org> wrote:

For our records, we are discussing the deferral of 1778 and 1842 Highway 42, correct?

Thanks Kenneth.

Keedra T. Jackson, Chief Planner
Community Development Department
Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281
Main Ph: (770)389-7900 Ext 267
Direct Ph: (678)833-3329
Mobile: (678)674-3080
Email: kjackson@stockbridgega.org
Website: www.stockbridgega.org
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81
800 810
760 P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
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HENRY COUNTY, GEORGIA
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MERITAGE HOMES
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℄ R200 800 820
83 B LE RO GREEN
A SITE AREA 48.717 ACRES
AD
RI
0 GH D E SPACE 800
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830 REVISIONS
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F UF 0 EXISTING ZONING JURISDICTION HENRY COUNTY
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OFFICE
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STOCKBRIDGE PATIO 9,750 SF 12
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29 86 ZONED: TOTAL SINGLE FAMILY BUNGALOW LOTS 15 LOTS
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C3 RA MAX. LOT IMPERVIOUS AREA 85% OF LOT
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PROPOSED TH SETBACK REQUIREMENTS

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REAR SETBACK 20 FEET
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REQUIRED BUFFERS 25 FEET GSWCC LEVEL II DESIGN PROFESSIONAL
0 85 7 CERTIFICATION # 0000059389 EXP. 10/28/2024
C1

25' LANDSCAPE BUFFER
20' REAR 84 DEVELOPMENT STANDARDS
SETBACK 8
20' REAR SETBACK MIN DEVELOPMENT SIZE 3 CONTIGUOUS ACRES
860 9
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84 MUST INCLUDE MINIMUM OF TWO (2) ZONING SITE
7.5' SIDE SETBACK
13
860 40

7.5' SIDE SETBACK 7.5' SIDE SETBACK
10 25 18 17 16 15 14 8
REQUIREMENTS FOR LAND USE DIFFERENT USES AND/OR TWO (2) TYPES OF
20 19
21 ZONED: 85 VARIED HOUSING OPTIONS. (2.4.14.B.2.)
PLAN
24 23 22 0
11 RA
87 PROPOSED SF MIN. LOT SIZE SF DETACH 5,000 SF
20' FRONT SETBACK
7.5' SIDE SETBACK
12
J 87
0 PROPOSED MINIMUM SFD LOT WIDTH 50 FEET
13
28' ROAD W/ 50' ROW PROP. SF MIN. LOT SIZE BUNGALOW SF 3,500 SF
850
0 60 120 240 360
860 14 0
85 PROPOSED MIN. LOT SIZE BUNGALOWS 33 FEET
ZONED: 20' FRONT SETBACK
20' FRONT C3
15
10 11
ZONED: EXTERIOR LANDSCAPED STRIPS 20 FEET SCALE: 1" = 120'
SETBACK ZONED: ZONED: 7 8 9 RA
RM RM 86
0 10' PLANTING 60
ZONE &
1 2 3 4 5 6 12
OPEN SPACE CALCULATIONS DATE: 01/10/2025
10' PEDESTRIAN ZONE 850 REQUIRED OPEN SPACE 20% (9.74 ACRES) PROJECT: 19279.00A
86
28' PUBLIC DRIVE 860 20' REAR SETBACK OPEN SPACE PROPOSED 20.1% (9.75 ACRES)
25' LANDSCAPE BUFFER
GRID NORTH
W/ 50' R/W 850
860 PARKING REQUIREMENTS
CAMPGROUND ROAD
840 (80' PUBLIC RIGHT OF WAY PROPOSED RESIDENT PARKING (2 SPACES
K 850 ZONED: 860 336 SPACES

Z5
860 PER UNIT)
RM
830 PROPOSED AMENITY PARKING 30 SPACES
850
ZONED: ZONED: RA REQUIRED RETAIL PARKING 5 PER 1,000 SF
ZONED:
RM
TYPICAL LOT LAYOUT RM
ZONED:
RM ZONED:
ZONED: RA PROPOSED RETAIL PARKING 413 SPACES
NOT TO SCALE EXISTING CEMETERY TOTAL PARKING PROVIDED 779 SPACES SHEET
86C2
0 GEORGIA WEST ZONE

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PowerPoint
Presentations
For AX-2024-02,
CP-2024-09 , RZ-
2024-10

◦ Presented To:
◦ Planning Commission – January
30, 2025
◦ Mayor and Council – February
10, 2025
Case Facts
◦ Applicant: Meritage Homes, c/o Clay Kirkley
◦ Agent: Hayley Todd, PEC+
◦ Owner: Rowan Properties, LP
◦ Address of Property: 1778 & 1872 Highway 42 North
◦ Parcel Identification: 089-01001003 (1778 Highway 42 North); 089-01001000 (1872 Highway 42 North)
◦ Parcel Acreage: 48.717 +/- total acres; 1778 Highway 42 North – 44.419 acres; 1872 Highway 42 North –
4 acres
◦ Current Use: An existing house is located at 1872 Highway 42 North. The property at 1778 Highway 42
North is heavily wooded, featuring a stream on the northern parcel, and also includes a house and a
cemetery.
◦ County Zoning of Property: RA (Residential-Agricultural)
◦ County Future Land Use Designation: High-Density Suburban
◦ Sign Posting: January 17, 2025
◦ Letters Residents Received From Applicant: January 24, 2025
Vicinity Map
Aerial Photo
with Site Plan
SITE VISITS (OCTOBER 22, 2024;
JANUARY 17, JANUARY 24, 2025)
Development Information
◦ Meritage Homes seeks to annex two parcels at 1778 and 1872 Highway 42 North from unincorporated Henry County into
Stockbridge for a mixed-use development. The site spans 48.717 acres, divided into residential and commercial areas. Of
this, 1.56 acres lie in a floodplain, 7.40 acres are for street right-of-way, 28.23 acres are for residential use, and 11.52 acres
are for commercial purposes.
◦ The development will feature 168 units, including 71 single-family detached homes, 15 bungalow lots, and 82 townhomes,
with a density of 4.2 units per acre. The proposed square footage for the bungalows is 3,500 square feet, with a front yard
setback of 10 feet, a rear yard setback of 5 feet, and a side yard setback of 3 feet. The single-family detached homes will
each be 5,000 square feet, with a front yard setback of 20 feet, side yard setbacks of 7.5 feet, and rear yard setbacks of 20
feet.
◦ Amenities will include a pool with a cabana, a pocket park, a mail kiosk, and 9.75 acres of open space. There will be four
detention ponds and a 25-foot landscape buffer. Access will be provided via Highway 42 North and Campground Road, with
336 parking spaces for the residential area.
◦ The commercial section will have 70,950 square feet of space across six buildings, ranging from 8,125 to 18,000 square feet
each, and an additional 8,125 square foot building on the eastern side. The commercial area will also provide 336 parking
spaces.
Developmen
t Data of
1778 & 1872
Highway 42
North
LOT LAYOUT OF
MIXED-
RESIDENTIAL
DEVELOPMENT
1778 & 1872
HIGHWAY 42
NORTH
ELEVATIONS OF
MIXED-
RESIDENTIAL
DEVELOPMENT
1778 & 1872
HIGHWAY 42
NORTH
Elevations of
Bungalows at
1778 & 1872
Highway 42
North
POWERPOINT
PRESENTATION
FOR AX-2024-02
Section 9.8 of the Unified Development
Code
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) – cont.
1. Is the subject property contiguous to the existing corporate limits with at least one- eighth of the aggregate external
boundaries coinciding? Contiguous means- abuts the municipal limits, or is separated by a street, river or railroad-type of
right-of-way, or city land, or land owned by some other political subdivision, or lands, or lands owned by the state? Answer:
Yes, the subject is contiguous with the following parcels that are located within the City limits of Stockbridge
2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is utilizing for the proposed annexation.
Answer: The 100% method would be used for the proposed annexation.
3. Is any part of the subject property being proposed for annexation within the boundary of another municipal corporation or
county? Answer: The subject property is currently located within unincorporated Henry County. The subject
property’s boundary is not within another municipality.
4. Is any part of the subject property receiving municipal services from any entity other than the city proposing annexation?
Answer: Yes, the subject property is receiving municipal services from Henry County. The following entities include
Henry County Water Authority, Henry County Fire and EMS, Henry County Police Department, and the Georgia Power
Company.
5. Is the subject property for the proposed annexation being developed for urban purposes- defined as a minimum of two people
per acre? Answer: Yes, the applicant, Meritage Homes, proposes to build 168 total units, with a density of 4.2 units per
acre.
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) – cont.
6. Is the proposed annexation consistent with the Comprehensive Plan? Answer: No, the subject property has a Henry County Future
Land Use designation of High-Density Suburban. The applicant has submitted a Comprehensive Plan Amendment (CP-2024-
09) to assign the future land use designation of Medium Density Residential.
7. Does the proposed annexed property share a common zoning classification with the adjoining City property as ascribed in Section 9.8
of the Unified Development Code? Answer: No, the applicant has submitted a rezoning application (RZ-2024-10) to assign the
zoning district of both ‘PUD’ (Planned Unit Development) and Parkway Mixed Use Overlay District.
8. Potential positive effects of the proposed annexation on the character of the proposed zoning district, a particular piece of property,
neighborhood, a particular area, or community. Answer: The approval of the requested zoning classification of PUD to the
proposed mixed- residential development will have a positive effect on the subject property and the overall vicinity of the area.
First, it will provide an increased housing availability for future residents. In addition, since the vicinity of the area is
surrounded by commercial businesses, the approval of the proposed mixed-residential development will increase economic
growth.
9. The physical conditions of the site relative to its capability to be developed as requested, including topography, drainage, access, and
size and shape of the property. Answer: The physical condition of the subject property as shown on the proposed site plan is
very supportive of the proposed development. The development’s multiple access points from both Highway 42 and
Campground Road provide efficient and safe connectivity for future residents. Although the shape of the property is irregular,
it has been carefully utilized by the applicant. The installation of the four detention ponds is essential for the development to
prevent flooding from the nearby stream.
Staff Analysis
(Section 9.8 of the Stockbridge Unified
Development Code) - cont.
10. The impact upon adjacent property owners should the request be granted. Answer: The proposed mixed-use residential and
commercial development along Highway 42 and Campground Road could be impactful to the adjacent property owners.
There will likely be an increase in traffic; however, a traffic study has not been submitted to determine the depth of impact.
Nearby neighborhoods of the Magnolias at Eagles Landing, Eagles Hill, Winding Creek, and the Vineyards at Eagles Landing.
The increased population density and commercial activity could put an additional strain on the nearby Hickory Flat
Elementary School, which is located on Brannan Road.
11. The potential impact of the annexation on City infrastructure including water and sewage systems. Answer: A letter from the Henry
County Water Authority dated October 17, 2024, states that water service can be made available to the subject property.
However, a water line extension is required at the developer’s expense. The letter also states that sewer treatment is also
available to the subject property.
12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes.
Answer: The proposed development is likely to impact the adjacent thoroughfares as well as the pedestrian and vehicular
circulation and traffic volumes. With current traffic counts from the Georgia Department of Transportation in 2023 indicating
11,400 vehicles on Campground Road and 15,300 on Highway 42 North, the addition of the residents and the existing
commercial businesses could increase traffic congestion. The increase in traffic congestion could result in longer commute
times for the existing residents living in the nearby subdivisions of Magnolias at Eagles Landing, Eagles Hill, Winding Creek,
and the Vineyards at Eagles Landing. As stated previously, a traffic study has not been submitted to determine the depth of
impact.
Staff
Recommendation
◦ This Staff Report has demonstrated that the
requested annexation via AX-2024-02 would
be necessary and desirable for the City of
Stockbridge in conjunction with the
requested Comprehensive Plan Amendment
(CP-2024-09) to assign the future land use
designation of Medium-Density Mixed-Use,
and the requested rezoning of RZ-2024-10
to assign the zoning district of ‘PUD’
(Planned Unit Development) and Parkway
Mixed Use Overlay District (PMU).
Therefore, the Planning and Zoning staff
recommends APPROVAL.
POWERPOINT
PRESENTATIONS
FOR CP-2024-09
Applicant’s Request

◦ Assign the future land use designation of
Medium-Density Mixed-Use to two parcels
located at 1778 & 1872 Highway 42 North to
allow for the construction of a mixed used
development with commercial, office, and
168-unit, single family attached and
detached development.
City of Stockbridge
Comprehensive Plan (2024)
SURROUNDING LAND USE DESIGNATION
Location Current Land Use Current Future Land Use
Designation
Moss Pointe (Subdivision)
Property to the North Summit at Eagles Landing (Subdivision)
Clark Meadows (Subdivision) Low Density Residential

Property to the South Tabernacle of Praise Church International High Density Suburban

Property to the East Vacant Land (Henry County) High Density Suburban
Eagles Hill (Townhomes) Low Density Mixed Use
Magnolia’s at Eagles Landing High Density Residential
Winding Creek (Townhomes) Low Density Mixed Use
Property to the West Eagles East (Shopping Center) Low Density Mixed Use
Vineyards at Eagles Landing High-Density Suburban
Chevron Gas Station
Vineyard Business Park Commercial
SURROUNDING LAND USE DENSITIES
Name of Subdivision/Development Units Estimate Density Per Acres
Moss Pointe 125 1.71 units per acre
Summit at Eagles Landing 308 1.96 units per acre

Clark Meadows 141 2.7 units per acre

Eagles Hill 80 4.08 units per acre
Magnolia’s at Eagles Landing 189 1.84 units per acre
Winding Creek 118 3.06 units per acre
Crown Walk 30 1.10 units per acre
Vineyards at Eagles Landing 215 2.30 units per acre
Meritage Homes 168 4.2 units per acre
STAFF ANALYSIS
(SECTION 9.2.7 OF THE
UNIFIED DEVELOPMENT
CODE)
To provide a variety of housing choices to suit the changing needs and lifestyles of City
Staff Analysis residents. (Housing Goal)
(Section 9.2.7 of The
Unified Development Provide a mixture of housing options to attract young professionals, singles, and small
Code) families (Housing Policy)

To ensure that new developments promote a better sense of place and preserve valued
1. Consistency with the elements of community character. (Future Land Use Goal)
Comprehensive Plan:
The request to assign the To establish land use designations that meet the needs of the City and are consistent with
Future Land Use the new UDC. (Future Land Use Goal)
designation of Medium-
Density Mixed-Use is Community
Support increases in density where community design standards, environmental
necessary because the
PUD zoning district is
Goals and constraints, and available infrastructure capacities can accommodate the increased
density. (Future Land Use Policy)
compatible with all the
Land Use Designations
Policies
in the city, which includes Work with business owners/ developers to improve conditions of property and require a
consistent look of quality among commercial developments. (Future Land Use Policy)
the proposed Medium-
Density Mixed-Use (pg. 42-44) Encourage mixed-use development to promote a live, work, play concept. (Future Land
designation. In addition,
the proposed mixed-use Use Policy)
development is
consistent with the policy
goals that are found in To determine areas appropriate for annexation. (Population Goal)
the current City of
Stockbridge To attract new, diverse residents. (Population Goal)
Comprehensive Plan that
are found on pages 42 Maintain a friendly family environment and focus on attracting and retaining young adults.
through 44. (Population Policy)
Staff Analysis
(Section 9.2.7 of The Unified Development Code)
2. Relation to the Zoning of the Property: The applicant’s request of assigning the subject property PUD (Planned Unit Development)
is compatible with the other surrounding land use designations that are adjacent to the subject property, which include the following:
Eagles Hill (Townhomes) and the Winding Creek Subdivision. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning
district as being compatible with all the Future Land Use designations, including the requested future land use designation of
Medium-Density Mixed Use. Currently, the subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance. However, once they are annexed into the City limits, they will be assigned PUD (Planned Unit
Development) zoning district.
3. Suitability of the Site’s Location: Based on the site plan for the mixed-use development on 48.717 acres at Highway 42 North and
Campground Road in Stockbridge, Georgia, the location appears to be well-suited for the proposed project. The site is effectively
divided into residential and commercial areas, with a thoughtful layout that includes a mix of single-family homes, bungalows, and
townhomes, offering a density of 4.2 units per acre. The inclusion of amenities such as a pool with a cabana, a pocket park, a mail
kiosk, and 9.75 acres of open space enhances the community's attractiveness. The commercial section provides 70,950 square feet
of space across six buildings with adequate parking, supporting local economic growth. Additionally, the site plan considers
environmental factors with four detention ponds and a 25-foot landscape buffer, ensuring sustainable development. The accessibility
provided by major roads and the manageable floodplain area further contribute to the site's suitability for mixed-use development.
4. Maintaining the Current Land Use Designation: Maintaining the current land use designation of High-Density Suburban, as
outlined by the Henry County Future Land Use Map, ensures the site remains aligned with the county's long-term planning goals.
This designation supports a dense residential development pattern, which is consistent with the proposed mixed-use development
plan. By adhering to this designation, the development can benefit from established guidelines for infrastructure, utilities, and
community services that cater to high-density suburban areas. This also helps in maintaining the integrity and vision of the county's
growth and development strategy.
Staff
Recommendation
◦ This Staff Report has demonstrated that
the requested Comprehensive Plan
Amendment via CP-2024-09 is consistent
with the 2024 Comprehensive Plan in
conjunction with the requested rezoning of
RZ-2024-10 to assign the zoning district of
‘PUD’ (Planned Unit Development).
Therefore, the Planning and Zoning staff
recommends APPROVAL.
POWERPOINT
PRESENTATIONS
FOR RZ-2024-10
◦ Assign the zoning district of ‘PUD’
(Planned Unit Development) to allow for
Applicant’s the construction of a mixed used

Request development with commercial, office, and
168-unit, single family attached and
detached development.
Location Current Land Use Current Zoning
Moss Pointe (Subdivision) SR (Suburban Residential)
Property to the North MFR (Multiple Family
Summit at Eagles Landing Residential)
(Subdivision) PUD (Planned Unit
Development)
Clark Meadows (Subdivision)

Property to the South Tabernacle of Praise Church RA (Residential-Agricultural)
International
Property to the East Vacant Land (Henry County) RA (Residential-Agricultural)

SURROUNDING Eagles Hill (Townhomes) PUD (Planned Unit
Development)
JOINT ZONING Magnolia’s at Eagles Landing PUD (Planned Unit

INFORMATION Property to the West Development)
Winding Creek (Townhomes) PUD (Planned Unit
Development)
Eagles East (Shopping Center) C-2 (General Commercial)
Vineyards at Eagles Landing RM (Residential Multi-Family)

Chevron Gas Station
C-1 (Neighborhood
Vineyard Business Park Commercial);

C-1 (Neighborhood
Commercial)
Cool's Corner (Shopping Center) C-3 (Heavy Commercial)
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
1. Consistency with the Comprehensive Plan: The subject property is currently located in Henry County and is not currently
consistent with the current Future Land Use Map of the city of Stockbridge. However, if the proposed development is annexed
into the City limits, it will be assigned the future land use designation of Medium-Density Mixed Use. The proposed mixed-used
development meets the overall intent of the requested Medium-Density Mixed Use future land use designation, which states
that “the future development and redevelopment should focus on making these areas more pedestrian oriented. This is
characterized by mixed-use developments incorporating mostly commercial uses with some smaller office tenants, and
medium density residential uses. This area would allow for two to three story buildings, combining street-level
commercial/retail/office uses with second and third stories accommodating office or lofts/apartments/condominiums.” In
addition, Page 48 of the 2024 Comprehensive Plan states the requested PUD (Planned Unit Development) is compatible with
all of the future land use designations, which includes the requested Medium-Density Mixed Use. The proposed density of 4.2
units per acre meets the required range of the requested future land use designation of Medium-Density Mixed Use which is 4
to 7.99 units per acre.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due
consideration given to whether or not the proposed change will help carry out the purposes of the City of
Stockbridge Zoning Code: The proposed mixed-use development aligns well with the overall zoning scheme and supports
multiple purposes of the City of Stockbridge Zoning Code. The proposed site plan aligns with the purpose and intent of the
City of Stockbridge's Unified Development Code by promoting the health, safety, aesthetics, convenience, order, prosperity,
and general welfare of current and future residents. It minimizes congestion on public streets through a thoughtfully designed
road network between Highway 42 North and Campground Road, ensuring efficient traffic flow and advancing overall traffic
safety. The plan also encourages the most appropriate and best use of land, buildings, and other structures throughout the
city by strategically placing mixed-use developments and public facilities in ways that benefit the community. Furthermore, it
prevents the overcrowding of land, avoiding both undue concentration of population and urban sprawl, ensuring sustainable
and balanced growth for a harmonious urban environment. The proposed mixed-use development promotes the general
health, safety, and welfare of the community by providing a place where residents and visitors can live, work, eat, and play,
thereby enhancing the overall quality of life. It also promotes economic development by diversifying the employment base
through its commercial component, contributing to a stronger city economy. Additionally, the development encourages a
balanced mix of uses, with residential, retail, and commercial spaces supporting a vibrant and balanced community.
Furthermore, it establishes consistent and harmonious design standards, contributing to a unified and distinctive visual quality
for the city.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
3. Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a particular
piece of property, neighborhood, a particular area, or community: The proposed mixed-use development located along
Highway 42 North and Campground Road, promises to significantly enhance the character of the surrounding neighborhoods,
including Magnolias at Eagles Landing, Eagles Hill, and Winding Creek. By providing a blend of residential, commercial, and
recreational spaces, the development will promote a vibrant and cohesive community, fostering social interaction and
convenience for residents. The project is poised to stimulate local economic growth by attracting businesses, creating jobs, and
boosting property values, all while minimizing congestion on public streets through its well-thought-out design. Additionally, the
development is expected to attract new residents to the area, drawn by the modern amenities and the convenience of having
essential services nearby. With the closest major development, such as the Bridges of Jodeco and the Kroger shopping center,
being 3.3 miles away, this new hub will address the current lack of major infrastructure. While other areas in the city of
Stockbridge are experiencing significant growth and development, this region has been underserved, lacking the same level of
investment and modernization. The mixed-use development will bridge this gap, ensuring sustainable growth and efficient land
use. Furthermore, the development's modern aesthetics and public amenities will enhance the overall appeal and livability of
the area, contributing to the long-term prosperity and general welfare of Stockbridge's residents.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
4. The physical conditions of the site relative to its capability to be developed as requested, including topography, drainage,
access, and size and shape of the property: The physical conditions of the subject property as shown on the proposed site plan, is
very supportive for the proposed development. The development’s multiple access points from both Highway 42 and Campground
Road provides efficient and safe connectivity for future residents. Although the shape of the property is irregular, it has been carefully
utilized by the applicant. The installation of the four detention ponds is essential for the development to prevent flooding from the
nearby stream.
5. The impact upon adjacent property owners should the request be granted: The proposed mixed-use development located at the
intersection of Highway 42 and Campground Road stands to bring substantial benefits to nearby property owners. In addition to
driving local economic growth and improving infrastructure, the proposed mixed-use development also promises to substantially boost
property values. By introducing a vibrant and interconnected community space, the quality of life for residents living in the surrounding
neighborhoods will markedly improve. Though there may be a rise in traffic flow, with strategic planning and targeted road
improvements, such as the addition of new lanes or traffic signals, congestion can be effectively managed to ensure a smoother
travel experience for both residents and visitors in the vicinity of the area.
6. The potential impact of the rezoning on City infrastructure including water and sewage system: A letter from the Henry County
Water Authority dated October 17, 2024, states that water service can be made available to the subject property. However, a water
line extension is required at the developer’s expense. The letter also states that sewer treatment is also available to the subject
property.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
8. The merits of the requested change in zoning relative to any other guidelines and policies for development, which
the Planning Commission and City Council may use in furthering the objective of the comprehensive plan: The
proposed mixed-use development is aligned with the guidelines and policies outlined by the Planning Commission and City
Council, aimed at furthering the objectives of the comprehensive plan. First, the development promotes economic growth
by attracting new businesses and residents, thereby increasing the tax base. It enhances infrastructure, which is consistent
with the comprehensive plan’s goal of improving transportation networks and public facilities. Additionally, the mix of
residential and commercial spaces fosters a vibrant, walkable community that encourages sustainable living and reduces
the dependence on personal vehicles. The inclusion of open spaces and pedestrian pathways aligns with policies that
prioritize green spaces and community health. Furthermore, the proposed development respects environmental guidelines
by incorporating 9.74 acres of open space, addressing floodplain concerns, and ensuring a balanced approach to land use.
9. The ability of the subject land to be developed as it is presently zoned: The Henry County zoning designation of RA
(Residential-Agricultural) primarily allows for low-density residential development and agricultural uses. This includes
single-family homes and agricultural-related structures. The RA zoning supports activities such as farming, gardening, and
keeping livestock, along with residential living. It generally does not permit higher-density residential units or commercial
spaces, which is why a change in zoning would be necessary for the proposed mixed-use development at Highway 42 and
Campground Road
Staff Recommendation
Staff recommends approval to assign the zoning district of ‘PUD’ (Planned Unit Development) to allow for the
construction of a mixed used development with the following conditions:
1. The subject property shall be developed similar to the site plan that was submitted by the applicant on January 21,
2025.
2. The bungalow lots located on lots 1 through 15 of the site plan shall be three-sided brick.
3. A landscaping plan shall be submitted.
4. A 10-foot external sidewalk and 8-foot internal sidewalk shall be installed.
5. The building facing the street on Campground Road shall be three-sided brick.
6. The buildings labeled “Dining Patio” on the site plan must adhere to the parking standards found in Section 4.8 of
the Stockbridge Unified Development Code.
7. No more than one hair salon, barber, nail salon shall be in the commercial section. No event centers nor gas
stations shall be allowed.
8. The applicant must combine the two parcels located at 1778 & 1872 Highway 42 North. In addition, no permits shall
be issued by the City of Stockbridge until the developer provides a copy of the recorded plat.
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director
Keedra Jackson, Chief Planner

DATE: January 30, 2025 (Planning Commission)

February 10, 2025 (Mayor and Council)

Subject: #RZ-2024-10 For 1778 & 1872 Highway 42 North

I. PURPOSE

Consider a request to assign the zoning district of ‘PUD’ (Planned Unit Development) to allow
for the construction of a mixed-used development with commercial, office, and 168-unit, single
family attached and detached development.

II. PROJECT INFORMATION

Proposed Development Mixed Used Development

Site Address 1778 & 1872 Highway 42 North

089-01001003 (1778 Highway 42 North)
Parcel Identification

089-01001000 (1872 Highway 42 North)

Parcel Acreage 48.717 +/- total acres
#RZ-2024-10 For 1778 & 1872 Highway 42 North

Applicant Meritage Homes, c/o Clay Kirkley

Agent: Hayley Todd, PEC+

Owner: Rowan Properties, LP

County Zoning of Property RA (Residential-Agricultural)

Assigned City Zoning PUD (Planned Unit Development)

Current Use An existing house is located at 1872 Highway 42 North.
The property at 1778 Highway 42 North is heavily
wooded, featuring a stream on the northern parcel, and
also includes a house and a cemetery.

SURROUNDING JOINT ZONING INFORMATION

Location Adjacent Property Zoning

Moss Pointe (Subdivision) - Stockbridge - SR (Suburban Residential)

Summit at Eagles Landing (Subdivision) - Stockbridge - MFR (Multiple Family
Residential)
Property to the North

Clark Meadows (Subdivision) – Stockbridge- PUD (Planned Unit Development)

Crown Walk (Subdivision) – Henry County- R2 (Single Family Residence)

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Property to the South Tabernacle of Praise Church International – Henry County - RA (Residential-
Agricultural)

Property to the East
Vacant Land (Henry County) - RA (Residential-Agricultural)

Eagles Hill (Townhomes) – Stockbridge - PUD (Planned Unit Development)

Magnolia’s at Eagles Landing – Stockbridge - PUD (Planned Unit Development)

Winding Creek (Townhomes) – Stockbridge - PUD (Planned Unit Development)

Property to the West Eagles East (Shopping Center) – Stockbridge – C-2 (General Commercial)

Vineyards at Eagles Landing (Henry County) – RM (Residential Multi-Family)

Chevron Gas Station (Henry County) - C-1 (Neighborhood Commercial)

Vineyard Business Park (Henry County) - C-1 (Neighborhood Commercial)

Cool's Corner (Shopping Center) (Henry County) - C-3 (Heavy Commercial)

III. FINDING OF FACTS

1. The applicant has also applied for a Comprehensive Plan Amendment (CP-2024-09) to
assign the future land use designation of Medium-Density Mixed-Use.

2. The subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance.

3. The vicinity of the area is mostly residential and commercial with the following zoning
classifications: SR (Suburban Residential; Stockbridge), MFR (Multiple Family Residential;
Stockbridge), PUD (Planned Unit Development; Stockbridge), C-2 (General Commercial;
Stockbridge), R-2 (Single Family Residence; Henry County); RA (Residential-Agricultural;
Henry County), C-1 (Neighborhood Commercial; Henry County).

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

IV. MAPS, SITE PLAN, AND RENDERINGS

Aerial Photo

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Aerial Photo with Site Plan

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Joint Zoning Map of 1778 & 1872 Highway 42 North

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Survey of 1778 & 1872 Highway 42 North

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Site Plan for 1778 & 1872 Highway 42 North

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Site Breakdown of Proposed Mixed-Residential Development
1778 & 1872 Highway 42 North

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Development Data for 1778 & 1872 Highway 42 North

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Lot Layout of Mixed-Use Development
1778 & 1872 Highway 42 North

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Elevations of Mixed-Use Development
1778 & 1872 Highway 42 North

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Elevations of Mixed-Use Development
1778 & 1872 Highway 42 North

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Distance Between Proposed Development and Bridges of Jodeco
and Kroger Shopping Center (2000 GA-155 North)

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IV. ANALYSIS

Project Description

Meritage Homes seeks to annex two parcels located at 1778 and 1872 Highway 42 North from
unincorporated Henry County into Stockbridge for a mixed-use development. The site spans
48.717 acres, divided into residential and commercial areas. Of this, 1.56 acres lie in a floodplain,
7.40 acres are for street right-of-way, 28.23 acres are for residential use, and 11.52 acres are for
commercial purposes.
The development will feature 168 units, including 71 single-family detached homes, 15 bungalow
lots, and 82 townhomes, with a density of 4.2 units per acre. The proposed square footage for the
bungalows is 3,500 square feet, with a front yard setback of 10 feet, a rear yard setback of 5 feet,
and a side yard setback of 3 feet. The single-family detached homes will each be 5,000 square
feet, with a front yard setback of 20 feet, side yard setbacks of 7.5 feet, and rear yard setbacks of
20 feet.
Amenities will include a pool with a cabana, a pocket park, a mail kiosk, and 9.75 acres of open
space. There will be four detention ponds and a 25-foot landscape buffer. Access will be provided
via Highway 42 North and Campground Road, with 336 parking spaces for the residential area.
The commercial section will have 70,950 square feet of space across six buildings, ranging from
8,125 to 18,000 square feet each, and an additional 8,125 square foot building on the eastern
side. The commercial area will also provide 336 parking spaces.
Currently, the subject properties are currently designated as RA (Residential-Agricultural) by the
Henry County Zoning Map. However, they will be assigned the zoning of PUD (Planned Unit
Development).
Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The subject property is currently located in Henry County and is not currently consistent with the
current Future Land Use Map of the city of Stockbridge. However, if the proposed development is
annexed into the city limits, it will be assigned the future land use designation of Medium-Density
Mixed-Use. The proposed mixed-used development meets the overall intent of the requested
Medium-Density Mixed-Use future land use designation, which states that “the future development
and redevelopment should focus on making these areas more pedestrian oriented. This is
characterized by mixed-use developments incorporating mostly commercial uses with some
smaller office tenants, and medium density residential uses. This area would allow for two to three

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story buildings, combining street-level commercial/retail/office uses with second and third stories
accommodating office or lofts/apartments/condominiums.” In addition, Page 48 of the 2024
Comprehensive Plan states the requested PUD (Planned Unit Development) is compatible with all
of the future land use designations, which includes the requested Medium-Density Mixed Use.

The proposed density of 4.2 units per acre meets the required range of the requested future land
use designation of Medium-Density Mixed Use which is 4 to 7.99 units per acre.

2. The relation that the proposed rezoning amendment bears to the purpose of the overall
zoning scheme with due consideration given to whether or not the proposed change
will help carry out the purposes of the City of Stockbridge Zoning Code.

The proposed mixed-use development aligns well with the overall zoning scheme and supports
multiple purposes of the City of Stockbridge Zoning Code. Section 1.4 of the Stockbridge Unified
Development Code provides a list of objectives to accomplish which are listed below:

A. Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare
of the present and future residents of the City of Stockbridge.

B. Minimize congestion on public streets

F. Prevent the overcrowding of land, avoiding both undue concentration of population and
urban sprawl;

I. Encourage the most appropriate and best use of land, buildings, and other structures
throughout the city.

The proposed site plan aligns with the purpose and intent of the City of Stockbridge's Unified
Development Code by promoting the health, safety, aesthetics, convenience, order, prosperity,
and general welfare of current and future residents. It minimizes congestion on public streets
through a thoughtfully designed road network between Highway 42 North and Campground Road,
ensuring efficient traffic flow and advancing overall traffic safety. The plan also encourages the
most appropriate and best use of land, buildings, and other structures throughout the city by
strategically placing mixed-use developments and public facilities in ways that benefit the
community. Furthermore, it prevents the overcrowding of land, avoiding both undue concentration
of population and urban sprawl, ensuring sustainable and balanced growth for a harmonious urban
environment.

The proposed mixed-residential development is also consistent with the purpose and intent of the
PUD (Planned Unit Development) zoning district. Section 2.4.13 of the Stockbridge Unified
Development Code states that the intent and purpose of the PUD zoning district is to:

• Allow the development of balanced neighborhoods containing physical, economic, and
social assets which are difficult to achieve through the traditional separation of use and
density zones.

• Provide an appropriate district for mixed-use developments; and

• Allow flexibility in design for environmentally challenged properties.

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

In addition, the proposed mixed-use development is consistent with the requested Parkway Mixed-
Use Overlay District. Section 2.5.2 of the Stockbridge Unified Development Code provides a list of
objectives, which includes the following:

1. To promote the general health, safety, and welfare of the community where residents and
visitors can live, work, eat, and play.

2. To promote economic development by diversifying the employment base for a stronger
city.

4. To encourage a balanced mix of retail, professional, residential, civic, entertainment, and
cultural uses.

9. To establish consistent and harmonious design standards for public improvements and
private property development within the overlay district so as to unify the distinctive visual
quality of the city.

The proposed mixed-use development promotes the general health, safety, and welfare of the
community by providing a place where residents and visitors can live, work, eat, and play, thereby
enhancing the overall quality of life. It also promotes economic development by diversifying the
employment base through its commercial component, contributing to a stronger city economy.
Additionally, the development encourages a balanced mix of uses, with residential, retail, and
commercial spaces supporting a vibrant and balanced community. Furthermore, it establishes
consistent and harmonious design standards, contributing to a unified and distinctive visual quality
for the city.

3. Potential positive effects of the rezoning amendment on the character of the proposed
zoning district, a particular piece of property, neighborhood, a particular area, or
community.

The proposed mixed-use development located along Highway 42 North and Campground Road,
promises to significantly enhance the character of the surrounding neighborhoods, including
Magnolias at Eagles Landing, Eagles Hill, and Winding Creek. By providing a blend of residential,
commercial, and recreational spaces, the development will promote a vibrant and cohesive
community, fostering social interaction and convenience for residents.

The project is poised to stimulate local economic growth by attracting businesses, creating jobs,
and boosting property values, all while minimizing congestion on public streets through its well-
thought-out design. Additionally, the development is expected to attract new residents to the area,
drawn by the modern amenities and the convenience of having essential services nearby.

With the closest major development, such as the Bridges of Jodeco and the Kroger shopping
center, being 3.3 miles away, this new hub will address the current lack of major infrastructure.
While other areas in the city of Stockbridge are experiencing significant growth and development,
this region has been underserved, lacking the same level of investment and modernization. The
mixed-use development will bridge this gap, ensuring sustainable growth and efficient land use.
Furthermore, the development's modern aesthetics and public amenities will enhance the overall
appeal and livability of the area, contributing to the long-term prosperity and general welfare of
Stockbridge's residents.

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4. The physical conditions of the site relative to its capability to be developed as
requested, including topography, drainage, access, and size and shape of the property.

The physical condition of the subject property as shown on the proposed site plan is very
supportive for the proposed development. The development’s multiple access points from both
Highway 42 and Campground Road provides efficient and safe connectivity for future residents.
Although the shape of the property is irregular, it has been carefully utilized by the applicant. The
installation of the four detention ponds is essential for the development to prevent flooding from
the nearby stream.

5. The impact upon adjacent property owners should the request be granted.

The proposed mixed-use development located at the intersection of Highway 42 and Campground
Road stands to bring substantial benefits to nearby property owners. In addition to driving local
economic growth and improving infrastructure, the proposed mixed-use development also
promises to substantially boost property values. By introducing a vibrant and interconnected
community space, the quality of life for residents living in the surrounding neighborhoods will
markedly improve. Though there may be a rise in traffic flow, with strategic planning and targeted
road improvements, such as the addition of new lanes of traffic signals, congestion can be
effectively managed to ensure a smoother travel experience for both residents and visitors in the
vicinity of the area.

6. The potential impact of the rezoning on City infrastructure including water and sewage
system.

A letter from the Henry County Water Authority dated October 17, 2024, states that water service
can be made available to the subject property. However, a water line extension is required at the
developer’s expense. The letter also states that sewer treatment is also available to the subject
property.

7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes.

The proposed mixed-use development at Highway 42 and Campground Road will increase traffic
on the adjacent thoroughfares. Currently, Campground Road handles 11,400 vehicles per day,
and Highway 42 handles 31,900 vehicles per day. The addition of 168 residential units will likely
add to this volume. To manage the increased traffic, adding lanes and traffic signals will be
essential. The development also plans to enhance road layouts, pedestrian pathways, sidewalks,
and crosswalks, ensuring safety and accessibility. The provision of 2 parking spaces per unit will
help reduce street congestion. Additionally, 9.74 acres of open space, comprising 20% of the site,
will balance environmental concerns with development needs.

8. The merits of the requested change in zoning relative to any other guidelines and
policies for development, which the Planning Commission and City Council may use in
furthering the objective of the Comprehensive Plan.

The proposed mixed-use development is aligned with the guidelines and policies outlined by the
Planning Commission and City Council, aimed at furthering the objectives of the Comprehensive
Plan.

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First, the development promotes economic growth by attracting new businesses and residents,
thereby increasing the tax base. It enhances infrastructure, which is consistent with the
Comprehensive Plan’s goal of improving transportation networks and public facilities. Additionally,
the mix of residential and commercial spaces fosters a vibrant, walkable community that
encourages sustainable living and reduces the dependence on personal vehicles.

The inclusion of open spaces and pedestrian pathways aligns with policies that prioritize green
spaces and community health. Furthermore, the proposed development respects environmental
guidelines by incorporating 9.74 acres of open space, addressing floodplain concerns, and
ensuring a balanced approach to land use.

9. The ability of the subject land to be developed as it is presently zoned.

The Henry County zoning designation of RA (Residential-Agricultural) primarily allows for low-
density residential development and agricultural uses. This includes single-family homes and
agricultural-related structures. The RA zoning supports activities such as farming, gardening, and
keeping livestock, along with residential living. It generally does not permit higher-density
residential units or commercial spaces, which is why a change in zoning would be necessary for
the proposed mixed-use development at Highway 42 and Campground Road.

V. STAFF RECOMMENDATION

Staff recommends approval to assign the zoning district of ‘PUD’ (Planned Unit Development) to
allow for the construction of a mixed-used development with the following conditions:

1. The subject property shall be developed similar to the site plan that was submitted by the
applicant on January 21, 2025.

2. The bungalow lots located on lots 1 through 15 of the site plan shall be three-sided brick.

3. A landscaping plan shall be submitted.

4. A 10-foot external sidewalk and 8-foot internal sidewalk shall be installed.

5. The building facing the street on Campground Road shall be three-sided brick.

6. The buildings labeled “Dining Patio” on the site plan must adhere to the parking standards
found in Section 4.8 of the Stockbridge Unified Development Code.

7. No more than one hair salon, barber, nail salon shall be in the commercial section. No event
centers nor gas stations shall be allowed.

8. The applicant must combine the two parcels located at 1778 & 1872 Highway 42 North. In
addition, no permits shall be issued by the City of Stockbridge until the developer provides a
copy of the recorded plat.

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STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

ORDINANCE NO. ____________

AN ORDINANCE TO AMEND TITLE 12 (UNIFIED DEVELOPMENT
CODE), CHAPTER 3. USE REGULATIONS, SECTION 3.2.14 (C) AND
ADD SECTIONS 3.2.14 (E), F, G, H, I, J, K, L, M, N, AND O, RELATING
TO GASOLINE SERVICE STATIONS, SO AS TO AMEND THE
DISTANCE REQUIREMENT FROM 4,500 FEET TO 800 FEET AND TO
ADD ADDITIONAL REQUIREMENTS; TO PROVIDE FOR
SEVERABILITY; TO REPEAL CONFLICTING ORDINANCES; TO
PROVIDE AN EFFECTIVE DATE; AND FOR OTHER PURPOSES.

SECTION 1. Ordinance. That the City of Stockbridge, Code of Ordinances, Title 12,
Unified Development Code, Chapter 3. Use Regulations, Section 3.2.14 (C) be amended to allow
gasoline service stations with the distance requirement of 800 feet from property line to property
line of another gasoline service station, and add Sections 3.2.14 (E), F, G, H, I, J, K, L, M, N, and
O, so as to read as follows:

Section 3.2.14 (C): Gasoline service stations shall maintain a separation distance of eight
hundred (800) feet. This distance requirements shall be measured from property line to
property line of another existing gasoline service station.

E. A gasoline service station must be located on a property which has frontage on either a
collector or an arterial road, as is classified by the Georgia Department of Transportation
or the Henry County Department of Transportation.
F. Gasoline service stations are allowed with the base zoning district of C-3 (Heavy
Commercial District). Gasoline service stations are also allowed in the C-2 (General
Commercial District) via a Special Use Permit.
G. All property design standards of the base zoning district must be met.
H. Building facades for both primary and accessory structures must be constructed of brick
on all sides.
I. At gasoline service stations, an equal number of electric charging stations as gas pumps
must be provided on the site. Covered canopies must be provided over gas pumps and
electric charging stations.
J. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.
K. The required number of parking spaces of the base zoning district must be provided.
L. The required buffers of the base zoning district must be provided.
M. The square footage of a gasoline must be at least 5,000 square feet
N. The gasoline service station must have suites to accommodate two sub-tenants.
O. All gasoline service stations must meet the other related City of Stockbridge Codes of
Ordinances.
SECTION 2. Repeal. The existing Title 12, Section 3.2.14 (C) is hereby repealed. From
the Code of Ordinances, City of Stockbridge, Georgia. All ordinances in conflict with this
Ordinance are repealed, except as otherwise provided herein.

SECTION 3. Intention of the Governing Body. It is the intention of the governing
body, and it is hereby ordained that the provisions of this Ordinance shall be come and be made a
part of the Code of Ordinances, City of Stockbridge, Georgia, and the sections of the ordinance
may be renumbered to accomplish such intention.

SECTION 4. Approval of Execution. The Mayor is hereby authorized to sign all
documents necessary to enact this Ordinance.

SECTION 5. Attestation. The City Clerk is authorized to execute, attest to, and seal
any documents which may be necessary to effectuate this ordinance, subject to approval as to form
by the City Attorney.

SECTION 6. Authority to Amend. The City Attorney is granted authority to amend or
correct this Ordinance, with the express consent of the City Council, to reflect the intent of the
Council and ensure compliance with applicable laws.

SECTION 7. Effective Date. This ordinance becomes effective immediately upon
adoption and recording by the City Clerk.
ANTHONY S. FORD, Mayor

SO ORDAINED this ___ day of _____________________, 2025.

ATTEST:

___________________________________ (SEAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON G. WASHINGTON, City Attorney

STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

ORDINANCE NO. ____________

AN ORDINANCE TO AMEND TITLE 12, UNIFIED DEVELOPMENT
CODE, CHAPTER 3. USE REGULATIONS, SECTION 3.2.14 (C) AND
ADD SECTIONS 3.2.14 (E), F, G, H, I, J, K, L, M, N, O AND P, RELATING
TO GASOLINE SERVICE STATIONS, SO AS TO AMEND THE
DISTANCE REQUIREMENT FROM 4,500 FEET TO 800 FEET AND TO
ADD ADDITIONAL REQUIREMENTS; TO PROVIDE FOR
SEVERABILITY; TO REPEAL CONFLICTING ORDINANCES; TO
PROVIDE AN EFFECTIVE DATE; AND FOR OTHER PURPOSES.

SECTION 1. Ordinance. That the City of Stockbridge, Code of Ordinances, Title 12,
Unified Development Code, Chapter 3. Use Regulations, Section 3.2.14 (C) be amended to allow
gasoline service stations with the distance requirement of 800 feet from property line to property
line of another gasoline service station, and add Sections 3.2.14 (E), F, G, H, I, J, K, L, M, N, and
O and P, so as to read as follows:

Section 3.2.14 (C): Gasoline service stations shall maintain a separation distance of eight hundred
(800) feet. This distance requirement shall be measured from property line to property line of another
existing gasoline service station.

E. A gasoline service station must be located on a property which has frontage on either a
collector or an arterial road, as is classified by the Georgia Department of Transportation
or the Henry County Department of Transportation.
F. Gasoline service stations are allowed with the base zoning district of C-3 (Heavy
Commercial District). Gasoline service stations are also allowed in the C-2 (General
Commercial District) via a Special Use Permit.
G. All property design standards of the base zoning district must be met.
H. Building facades for both primary and accessory structures must be constructed of brick
on all sides.
I. At gasoline service stations, an equal number of electric charging stations as gas pumps
must be provided on the site. Covered canopies must be provided over gas pumps and
electric charging stations.
J. An acceptable means of access and internal circulation must be provided, to be determined
by the Fire Marshal.
K. The required number of parking spaces of the base zoning district must be provided.
L. The required buffers of the base zoning district must be provided.
M. The square footage of a gasoline service station must be at least 5,000 square feet.
N. The gasoline service station must have suites to accommodate two sub-tenants.
O. All gasoline service stations must meet the other related City of Stockbridge Codes of
Ordinances.
P. Other special requirements, to be determined by the Community Development Director,
must be met.
SECTION 2. Repeal. The existing Title 12, Unified Development Code, Chapter 3. Use
Regulations, Section 3.2.14 (C) is hereby repealed. From the Code of Ordinances, City of
Stockbridge, Georgia. All ordinances in conflict with this Ordinance are repealed, except as
otherwise provided herein.

SECTION 3. Intention of the Governing Body. It is the intention of the governing
body, and it is hereby ordained that the provisions of this Ordinance shall be come and be made a
part of the Code of Ordinances, City of Stockbridge, Georgia, and the sections of the ordinance
may be renumbered to accomplish such intention.

SECTION 4. Approval of Execution. The Mayor is hereby authorized to sign all
documents necessary to enact this Ordinance.

SECTION 5. Attestation. The City Clerk is authorized to execute, attest to, and seal
any documents which may be necessary to effectuate this ordinance, subject to approval as to form
by the City Attorney.

SECTION 6. Authority to Amend. The City Attorney is granted authority to amend or
correct this Ordinance, with the express consent of the City Council, to reflect the intent of the
Council and ensure compliance with applicable laws.

SECTION 7. Effective Date. This ordinance becomes effective immediately upon
adoption and recording by the City Clerk.
ANTHONY S. FORD, Mayor

SO ORDAINED this ___ day of _____________________, 2025.

ATTEST:

___________________________________ (SEAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON G. WASHINGTON, City Attorney

PowerPoint
Presentation
For TX-2024-
06
Mayor and Council Work
Session
February 10, 2025
Purpose

Amend the distance requirement for gas
stations from 4,500 feet to 800 feet (Section
3.2.14 (C))

Add additional requirements for convenience
stores with gas stations (Sections 3.2.14 (E), F, G,
H, I, J, K, L, M, N, AND O, and P)
• In the past, staff has received inquiries about
establishing convenience store with gas
stations in the city of Stockbridge. However,
the current required distance of 4,500 feet
Background found in Section 3.2.14 C is too restrictive by
potential developers, who argue that it limits
the feasibility of establishing new
convenience stores with gas stations in the
area.
Current Standards
found in Section
3.2.14 of the
Stockbridge Unified
Development Code
Changes Made
to Section • Section 3.2.14 (C): Gasoline service stations
3.2.14 (C) of shall maintain a separation distance of eight
hundred (800) feet. This distance
the Stockbridge requirements shall be measured from property
Unified line to property line of another existing
Development gasoline service station.
Code
E. A gas station must be located on a property which has frontage on
either a collector or an arterial road, as is classified by the Georgia
Department of Transportation or the Henry County Department of
Transportation.
Requirements F. Gasoline service stations are allowed with the base zoning district

added to of C-3 (Heavy Commercial District). Gasoline service stations are
also allowed in the C-2 (General Commercial District) via a

Section 3.2.14
Special Use Permit
G. All property design standards of the base zoning district must be
of the met.
H. Building facades for both primary and accessory structures must
Stockbridge be constructed of brick on all sides.

Unified I. At gasoline stations, an equal number of electric charging stations
as gas pumps must be provided on the site, and covered canopies
Development J.
must be provided over gas pumps and electric charging stations.
An acceptable means of access and internal circulation must be
Code provided, to be determined by the Fire Marshal.
K. The required number of parking spaces of the base zoning must be
provided.
L. The required buffers of the base zoning must be
Requirements provided.
added to M. The square footage of a gasoline service station
must be at least 5,000 square feet.
Section 3.2.14
N. The gas station must have suites to accommodate
of the two sub-tenants.
Stockbridge O. All gasoline service stations must meet the other
Unified related City of Stockbridge Codes of Ordinances.
Development P. All gas stations must meet the other related codes
of Ordinances.
Code (cont.)
O. All gasoline service stations must meet the other related City of
Stockbridge Codes of Ordinances.
P. Other special requirements, to be determined by the Community
Development Director, must be met.
• Based on its research, the Community
Development Staff is recommending
APPROVAL to amend both the gas station
Staff distance requirement (Section 3.2.14 (C))
Recommendation and add additional requirements (Sections
3.2.14 (E), F, G, H, I, J, K, L, M, N, AND O, and
P in Section 3.2.14 of the Stockbridge
Unified Development Code.
Q&A
