---
date: 2023-07-10
title: Regular Council Meetings Agenda Packet
source: 2023-07/2023-07-10_Regular Council Meetings_Agenda Packet.pdf
pages: 1
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STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor
July 10, 2023 6:00 PM
Anthony Ford
Mayor Pro Tem Yolanda Barber
Councilman Elton Alexander
Councilman John Blount
Councilwoman LaKeisha Gantt
Councilman Alphonso Thomas

CITY MANAGER
Frederick Gardiner

CITY CLERK
Vanessa Holiday STOCKBRIDGE CITY HALL

4640 NORTH HENRY BLVD.
CITY TREASURER
STOCKBRIDGE, GA 30281
John Wiggins
Website: www.cityofstockbridge.com

CITY ATTORNEY Phone: 770-389-7900
Quinton G. Washington Fax: 770-389-7912
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, JULY 10, 2023 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Adoption of the May 8, 2023 Council Meeting Minutes
2 Adoption of the May 18, 2023 Special Called Meeting Minutes
3 Adoption of the May 30, 2023 Work Session Meeting Minutes

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.

CEREMONIAL REVIEW
4 Review of the Swearing In Ceremony for: Youth Council Advisory Board
Member - Mary Saadiq, Planning Commission Member - Anthony Mitten; and
Council on Aging Representative - Mary "Bonni" Washington

CONSENT AGENDA
5 Council consideration to approve the continuation of the City of Stockbridge’s
participation in the Henry County Community Development Block Grant
(CDBG) program as a sub-recipient for FY 2024-2026.
6 Council consideration to approve the 2023 Election Calendar
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7 Council Consideration to approve the use of the Amphitheater Green Room
August 30, 2023 from 4pm - 8pm to host the Henry County CVB (Convention
Visitors Bureau) Hospitality Mixer.

PUBLIC HEARING
8 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-04. COUNCIL
DISTRICT: 2 and 3. Vista previously requested a 30-day deferral of both
the rezoning and Comp Plan amendment applications.
Consideration of a request for a Comprehensive Plan Amendment to assign the
future land use designation of ‘High-Density Residential’ to certain property on
Flippen Road, to allow for the construction of a mixed-use residential
development, including commercial and office uses. The applicant is Vista
Residential Partners (c/o Dennis J. Webb, Jr.). The property contains three
parcels in Land Lot 38 of District 12, as are listed below, with 276.91+/- total
acres within the Stockbridge City Limits.
Parcel #030-01004000—Large parcel with 249.19 +/- acres, located between
Flippen Road and Interstates 75 & 675.
Parcel #030-01003001—Medium-sized parcel with 24.97 acres, located at 630
Flippen Road.
Parcel #030-01004008 -- Small parcel with 2.75 acres, located at 384 Flippen
Road. - Presented by: Ryan Anderson
9 REZONING CASE #RZ-2022-05. COUNCIL DISTRICT: 2 and 3. Vista
previously requested a 30-day deferral of both the rezoning and Comp Plan
amendment applications.
Consideration of a request for rezoning to assign the ‘PUD’ (Planned
Unit Development) district to certain property on Flippen Road, to allow for the
construction of a mixed-use residential development, including commercial and
office uses. The applicant is Vista Residential Partners (c/o Dennis J. Webb,
Jr.). The property contains three parcels in Land Lot 38 of District 12, as are
listed below, with 276.91+/- total acres within the Stockbridge City Limits.
Parcel #030-01004000—Large parcel with 249.19 +/- acres, located
between Flippen Road and Interstates 75 & 675.
Parcel #030-01003001—Small parcel with 24.97 acres, located at 630
Flippen Road.
Parcel #030-01004008---Small parcel with 2.75 acres, located at 384 Flippen
Road.

- Presented by: Ryan Anderson

NEW BUSINESS
10 Council consideration to approve the award of Request For Proposal (RFP)
Number 2023-0007, City-Wide Economic Development Strategic Plan, to
Bleakly Advisory Group, Inc. for the development of a unified economic
development vision plan to advance the interests of businesses and fuel
community and economic growth in the City for the estimated amount of
$60,000. The funding source is ARPA. - Presented by: Kim Allonce

July 10, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

11 Council consideration to approve the IGA (Intergovernmental Agreement)
between the City of Stockbridge and the Downtown Development Authority.
- Presented by: Kim Allonce , Quinton Washington
12 Council Consideration and approval of an agreement with the Henry County
Development Authority, along with the County and the cities of Locust Grove,
McDonough and Stockbridge to hire Retail Strategies Recruitment to work
toward the solicitation, development and expansion of retail facilities in Henry
County that will expand commerce, create employment, enhance tax revenue
and improve the quality of life in each city and the entire county. - Presented
by: Frederick Gardiner

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. Please visit the city’s website www.cityofstockbridge.com,
Facebook page or contact City Hall offices at 770-389-7900 for updates.

• Citywide Development Authority Meeting, 2nd Tuesday of each month
6:00 p.m. - City Hall Levi Meeting Room (Jul 11)
• Main Street Advisory Board Meeting, 2nd Friday of each month –
Welcome Center located at 130 M L King, Sr. Heritage Trail at 9am (Jul
14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Jul 18)
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of
each month Levi Meeting Room - City Hall (Jul 18)
• City Council Work Session Meeting, last Tuesday of each month at 6:00
p.m. – City Hall Council (Jul 25)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber
4th Thursday of each month– (Jul 27)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City
Hall Council Chamber (Aug 14)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City
Hall Levi Meeting Room - City Hall (Aug 14)

UPCOMING CITY EVENTS/INITIATIVES

• Join us for Food Truck Tuesday from 5:30 p.m. to 8:30 p.m. at Clark
Community Park 111 Davis Rd. Lots and great food and activities for
everyone.
• Join Mayor Pro Tem Barber for FREE Zumba every Saturday at 8:00
a.m. at Gardner Community Park on E. Atlanta Rd.

July 10, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

• Join Councilman Thomas for the Don’t Trash Stockbridge centered
around education highlighting the causes and effects of Littering and
Illegal Dumping. More information to follow.
• 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 to rrawls@cityofstockbridge-ga.gov
• Join Councilman Thomas on Thursday, July 13th at 7:00 p.m. for a
District 2 Town Hall to discuss the installation of Curb, Gutters, and
Sidewalks in the Tye Street Community. Location: Trinity United
Methodist Church 112 Wilson Avenue, Stockbridge, GA
• Join Mayor Pro Tem Barber for Kick4kids, Saturday, July 15th from 11
a.m.-1 p.m. at Stockbridge First United Methodist Church
• Join Councilman Blount for Bingo Bash, Wednesday, July 19th from
10am – noon at the Merle Manders Conference Center located at 111
Davis Rd.
• Attention Stockbridge parents and students: The City of Stockbridge in
partnership with the Stockbridge Youth Council will distribute FREE
Back-to-School bookbags and supplies on Saturday, July 22nd from
11am – 1pm in the Stockbridge Amphitheater parking lot.
• Join Mayor Ford for Meet the Mayor on Monday, July 24th from 10am –
noon. Please contact Rosalynd Rawls to schedule an appointment at
678-833-3348 or via email at rrawls@cityofstockbridge-ga.gov

Get your tickets for upcoming 2023 Stockbridge Concert Series by visiting
stockbridgeamp.com on in person at the ticket office located at 4650 North
Henry Blvd. Thursday – Saturday from 1pm – 5pm.

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

July 10, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, MAY 8, 2023 6:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilman John Blount Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt Jeremy T. Berry, City Attorney
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 by Mayor Ford.
Invocation by Kim Allonce.

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 Councilwoman Gantt.

Mayor Pro Tem Barber motioned to amend the Agenda to remove Item #12 and bring
back to the Council prior to May 19, 2023: Second by Councilman Alexander. The
motion passed 4-0.

Councilman Alexander motioned for the adoption of the Agenda: Second by Mayor Pro
Tem Barber. The motion passed 4-0.

Councilman Blount motioned for the adoption of the Minutes: Second by Councilman
Alexander. The motion passed 4-0.
1. Retreat Minutes 3/20/2023
2. Retreat Minutes 3/21/2023
3. Retreat Minutes 3/22/2023
4. Work Session Minutes 3/23/2023

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PUBLIC COMMENTS
All persons wishing to speak for public comment must sign in with the City Clerk prior to
the beginning of the meeting noting your name, address, and phone number. You will be
allotted three (3) minutes. Speakers must respect all members of the elected body,
officials, and staff. Defamation, unruliness and/or swearing will not be tolerated. None

CERIMONIAL
5. Mayor Ford reviewed the following proclamations: Municipal Clerk's Week,
Public Employee Recognition Week; National Mental Health Awareness
Month; National Day of Prayer; National Small Business Week; Asian
American-Pacific Islander Month; National Motorcycle Safety Awareness
Month; and Teacher Appreciation Week.
PRESENTATION
6. FY2024 Budget Process and Timeline
Presented by: John Wiggins, City Treasurer
Mr. Wiggins noted the purpose for the meeting is to get an understanding
of the City Manager’s Budget philosophy, review the budget process per
the City Charter, discussion the City Council’s budget priorities, and
outline the FY2024 budget milestones to adoption; noted the strategic
priorities are: Quality of Life which create an environment that fosters an
enjoyable life for our citizens and visitors, so they want to stay here, build
businesses here and retire here; Economic Growth which support
activities that stimulate the local economy, so the city can provide a higher
standard of living for the citizens; Culture and Brand Development which
invest in and support things that positively affect the culture and brand of
our staff and the city so that people will want to work and live here; and
Sustainability which is to Be sustainable in how we address our assets,
our services, our finances, the environment, and our people, so we can
thrive for many years to come; noted the budget development flowchart
would follow the development of a budget calendar, projecting all fund
revenues and expenses, receiving department heads’ proposed
expenditures, review by the City Manager and Finance, making changes
and adjustments to budget requests, submission to the City Council for
review and advertisement of budget, hold two public hearings and budget
open houses and proposed adoption on December 11, 2023; noted some
of the city budget priorities are water and sewer infrastructure
improvements, improvements to existing parks, implementation of all
SPLOST funded projects, street improvements, new paving and sidewalk
improvements, downtown redevelopment, rehabilitation of Merle Manders
Conference Center, funding for Cultural Arts Center, and funding for the
police department; noted the budget process timeline is as follows: May 5
distribute budget worksheets to Directors, May 10-12th City Manager
Budget Retreat, June 2nd Capital Budgets due to City Manager & Finance
Officer; July 7th Capital Budget submission to City Council; July 21st Draft
Budget Review by Manager & Finance Officer; August 10-11th Mayor &
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City Council Budget Retreat; October 9th submit Final Draft Budget to
Mayor and Council; Public Hearings November 13th & November 28th
2023; and December 11th Budget Adoption @ City Council Meeting.
No Action Taken
OLD BUSINESS
7. Council Consideration to appoint the Stockbridge Representative to the
Transportation Advisory Group
Presented by: Brecca Carter, Community Development Director
Ms. Carter noted the Henry County Transportation Advisory Group was
formed by the Henry County Board of Commissioners to have
representatives from all five (5) commission districts, the chairperson, and
a representative from all four (4) cities to gain input and provide input on
the transportation plan which has been updated; noted a Transportation
Master Plan and Trails Plan has been developed in which the City has
adopted as of last year; and noted the county is asking the city to re-
appoint Mr. Eniel Gonzalez, an engineer specializing in roadway
transportation or to appoint someone new as a representative for
Stockbridge.

Councilman Alexander requested quarterly reporting as a condition of
appointment; Mayor Pro Tem Barber and Councilman Thomas agreed.

Councilman Blount noted he was not familiar this board and asked if the
appointee is a voting member for the City.

Ms. Carter noted the current group consist of ten (10) citizens who are
appointees from all five (5) commission districts and a 6th for the chairman
of the board of commissioners along with four (4) people from each
jurisdiction and that each member provides input and represents their
municipality or district.

Mayor Ford noted speaking with the city manager to have Mr. Eniel visit
city hall to meet the mayor and council.

Councilman Thomas noted the importance of having a relationship with
the city representative to relay the concerns of the city and relaying the
interests of the city to the board.

Councilman Alexander motioned to appoint Eniel Gonzalez to a two-year
term with a condition of Quarterly Reporting to the Mayor & Council:
Second by Mayor Pro Tem Barber. The motion passed 4-0.

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PUBLIC HEARING
8. Adoption of the Combined City of Stockbridge Official Zoning & Overlay
District Map for 2023 -#OZM-2023-01. Council consideration of
amendments to the Official Zoning Map & Overlay District Map in
accordance with the Resolution and Referendum annexation method
voted upon during the November 8, 2022 election. There are
approximately 2202+/- new parcels to be added to Stockbridge City
boundaries, as indicated within House Bill 612, including, but not limited to
23 subdivision communities, and parcels primarily consisting of 1507+/-
single-family residential, 105 combined commercial and industrial, etc.
The Zoning & Overlay District Map will be combined as a single
document. The previous Zoning Map and Overlay District Map was
adopted on March 14, 2022.
Presented by: Brecca Carter, Community Development Director
Ms. Carter noted the zoning map with newly annexed properties under the
referendum became effective on January 1, 2023; noted the department
has been working with Legal to ensure proper timing and making sure the
transfer of the use of properties is similar to the city’s zoning based on the
new UDC (Unified Development Code) with a new zoning package and
higher standards, noted the Master Plan Development to be approved by
Council with new codes requiring 10’ paths on major roads, and
restrictions to prevent oversaturation, and grow the city while attracting
quality Class A businesses; noted combining both the zoning and overlay
districts on a single map will make it easy for residents to identify zoning
and the location of an overlay district; and noted the newly updated map
will include 2,200 additional parcels brought under the city boundaries.

Councilman Blount noted there should be buffers in place for businesses
not to have an opportunity to circumvent the UDC (Unified Development
Code).

Ms. Carter noted all new businesses will be regulated under the new
codes.

Councilman Alexander asked about the process of businesses being
grandfathered in.

Ms. Carter noted businesses lose that status after 6 months or more and
that all new businesses will be regulated under the new code.

Mayor Pro Tem Barber requested that the Council District being included
in the description of each Planning & Zoning item that is brought before
the Council.

4|Page
Councilman Thomas expressed the importance of making sure the
guardrails, i.e., the UDC are in place to effectively grow the city.

Ms. Carter noted the Comprehensive Plan Update is a 25-year plan and
looks at all aspects of Zoning, Housing, Economic Development and
Transportation to determine how the city wants to develop, and making
sure everything ties together, noting the UDC helps to develop standards
and amenities.

The Public Hearing was opened.
No Speakers in Favor - No Speakers Opposed
The Public Hearing was closed.

Councilman Alexander motioned to approve the adoption of the Combined
City of Stockbridge Official Zoning & Overlay District Map for 2023:
Second by Councilman Thomas. The motion passed 4-0.

9. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-06
Council consideration of a Comprehensive Plan Amendment Request to
assign the future land use designation of property located at 576 Davis
Road (Parcel #S05-01002000) to ‘High-Density Residential’ to allow for
the construction of a townhome development. Applicant: Forestar Real
Estate Group (USA), Inc. Agent: Alex Brock of Smith, Gambrell &
Russell, LLP. The property is in Land Lot 91 of District 12, and it contains
27.635 +/- acres. The Planning Commission recommended approval of
this request with amended conditions at the April 27, 2023 meeting.
Presented by: Ryan Anderson, Chief Planner
Mr. Anderson presented an overview of the case; noted the applicant is
Forestar (USA) Real Estate Group, Inc. is considering a Comprehensive
Plan Amendment application to assign to High Density Residential to build
a Townhome community with 170 units with a proposed 6.15 units per
acre located at 576 Davis rd. Stockbridge, GA in district 4, and contains
27.635 +/- acres; noted the property has three single-family residences
and a detached garage, has a long wooded and narrow lot that slopes
downward to the north, where a stream and buffer are located; noted the
Future Land Use Designation Map designates the subject property as Low
Density Residential, however, the current Future Land Use is incompatible
with the requested rezoning. Therefore, the applicant is seeking a
Comprehensive Plan Amendment to change the Future Land Use
Designation from Low Density Residential to High Density Residential;
noted the property to the north is a Single-family detached homes located
along Valley Hill Road with Low-Density Residential; the property to the
south is a Stockbridge Estates mobile Home Park with Medium Density
Residential; the property to the east is a Single-family detached homes
along Davis Road; Sentry Oaks (Duplex Subdivision) with Medium Density
5|Page
Residential; the Property to the west is Pine Hills Estates (Mobile Home
Park); Wildwood Estates (Subdivision) and is Low Density Residential;
Medium Density Residential; noted Pine Hills Estates (Mobile Home Park)
has 91 units with a density of 2.5 units per acre; Sentry Oaks (Duplex
Subdivision) has 29 units with a density of .88 units per acres; Meadow
Ridge has 70 units with a density of 1.30 units per acres; Stockbridge
Estates Mobile Home Park has 156 units with a density of 4 units per acre;
Wildwood Estates (Subdivision) has 233 units with a density of 3.22 units
per acre; Big Oaks Villas has 34 units with a density of 9 units per acres
and Springwood Valley has 22 units with a density of 0.8835 units per
acre.

Mr. Anderson noted that the requested Comprehensive Plan Amendment
of the subject property from Low Density Residential to High Density
Residential is necessary because current land use does not allow the
development of townhomes. Furthermore, the proposed densities would
not be compatible with the required density for the current land use
designation. The property’s requested zoning district is not compatible
with the list of permitted zoning districts found in the Comprehensive Plan.
To allow the proposed zoning, the applicant has requested the rezoning of
the property from RR (Rural Residential) to MFR (Multiple Family
Residential) to allow the townhomes to be built. The rezoning will be heard
concurrently with this case, along with the requested variance. The
proposed High-Density Residential land use designation would be
compatible with the High-Density Residential land use designation of the
Big Oaks Villas located to the east. Furthermore, page 45 of the
Stockbridge Comprehensive Plan provides a list of permitted uses
compatible with the land use designation, which includes multiple family
residential. Maintaining the current land use designation would allow the
applicant to develop the townhomes, due to its proximity to an existing
townhome located within the area. Furthermore, it is unlikely that the
subject property would be developed with the type of uses permitted by
the existing Low-Density Residential Use designation.

Mr. Anderson noted low density is 1-2.2 units per acre, medium density is
2-3.6 units per acre and high density is 6-16 units per acre; noted staff
recommends the approval with conditions of the requested change in the
property’s future land uses designation from Medium Density Vertical
Mixed-Use to High Density Residential. The conditions are as follows:

1. The Comprehensive Plan Amendment shall not be approved unless
the applicant’s requested Rezoning, via RZ-2022-07, to rezone the
property from RR (Rural Residential to MFR (Multiple Family
Residential) to allow the townhomes to be built.

6|Page
2. The Comprehensive Plan Amendment shall not be approved unless
the applicant’s requested variance to reduce the required minimum
front yard setback from 50 feet to 25 feet is approved
simultaneously with #CP-2022-06.

Mayor Pro Tem Barber noted the parcel is in City Council District 4 and is
not referenced in the case description.

Ms. Carter agreed and noted staff would include the Council District in the
legal description of each Planning & Zoning case moving forward.

Mayor Pro Tem Barber noted that it has been stated that changes are
slated to be made regarding the Comprehensive Plan, and for those
reasons, the proposed item should be delayed until those amendments
have been made.

Mr. Anderson noted the Comprehensive Plan Update is likely 6 – 8
months away.

Councilman Alexander noted if the item were delayed, the Council would
have an opportunity to provide more input and make recommendations,
such as reducing the number of units.

Mr. Brock, Attorney for the Applicant, responded to questions and
comments from the City Council.

Mayor Pro Tem Barber asked the Planning & Zoning staff when the
applicant submitted their application.

Mr. Anderson’s response was October of 2022.

Mayor Pro Tem Barber noted for the record, the referenced land was in
the county’s jurisdiction prior to the annexation into the city in January
2023; noted her support of the city’s efforts for redevelopment, however,
there is a concern regarding the applicant’s lack of communication and
failure to reach out to the current homeowners to hear their thoughts or
concerns.

The Public Hearing was opened.
Speakers in Favor:
Richard Ordonez (speaker representing (7) family members in attendance,
family has owned the land for over 30 years and supports growth and
progress of the city.

7|Page
Speakers In Opposition
Mr. Robert Schuhl – spoke in opposition to the development referencing
safety concerns along the Shields Rd. and Davis Rd. intersection; and
provided Mayor Pro Tem Barber with a copy of the Request for Speed
Hump Petition and was shared with the Mayor and members of the
Council.
Mr. Vernard (Not opposed to the development) – opposed the lack of
notification to residents); noted damage to his property and has concerns
of increased traffic, and encouraged members of Council to listen to
Mayor Pro Tem Barber who is speaking on behalf of residents who will be
impacted by the development.
Mary Fox (Not opposed to the development) – opposed to the high density
and the increase in traffic.
Mark McFry – spoke in opposition to the development and against the
high density, and lack of infrastructure in place and referenced speeding
and safety concerns along the Shields Rd. and Davis Rd. intersection.

The Public Hearing was closed.

Mayor Pro Tem Barber motioned to Table to the July Council meeting.
The motion failed due to the lack of a second.
Councilman Alexander motioned to approve (CP-2022-06 Comp Plan
w/conditions to amend the development to (6) units per acre, units
reduced to 165, and to add a pool: to the amenities; Second by
Councilman Blount. The motion passed 3-0-1 (Mayor Pro Tem Barber
Abstained).
Staff Conditions were removed due to the passage of the RZ-2022-07 and
VR-2022-03.
10. REZONING CASE #RZ-2022-07
Council consideration of a Rezoning request to assign the zoning district
of ‘MFR’ (Multiple Family Residential) to property located at 576 Davis
Road (Parcel #S05-01002000) to allow for the construction of a townhome
development. Applicant: Forestar Real Estate Group (USA), Inc.
Agent: Alex Brock of Smith, Gambrell & Russell, LLP. The property is in
Land Lot 91 of District 12, and it contains 27.635 +/- acres.
The Planning Commission recommended approval of the item with four (4)
zoning conditions on April 27, 2023.
Presented by: Ryan Anderson, Chief Planner
Mr. Anderson presented an overview of the case; noted the property is
located on the north side of Davis Road, adjacent to Estates Avenue (a
private street) and Sunrise Avenue to the west, one block west of Shields
Road and Sentry Oaks Court. The property is a long, narrow lot which
slopes significantly downward to the north, dropping some 70 feet, where

8|Page
an “apparent stream” and adjacent buffers are located; noted the current
use is three single-family residences and a detached barn and shed;
noted the property to the north is a Single-family detached homes located
along Valley Hill Road with Low-Density Residential; the property to the
south is a Stockbridge Estates mobile Home Park with Medium Density
Residential; the property to the east is a Single-family detached homes
along Davis Road; Sentry Oaks (Duplex Subdivision) with Medium Density
Residential; the Property to the west is Pine Hills Estates (Mobile Home
Park); Wildwood Estates (Subdivision) and is Low Density Residential;
Medium Density Residential.

Mr. Anderson noted the applicant submitted the original Traffic Impact
Study, noting the Study states that a traffic analysis was performed based
on an expected project buildout by 2027, with the proposed development
having one main driveway plus a secondary emergency access off Davis
Road.

Mr. Anderson noted staff recommends approval with the following
conditions:
1.Comprehensive Plan Amendment – The rezoning shall not be approved
unless the applicant’s requested Comprehensive Plan Amendment, via
CP-2022-06, to assign the land use designation of High-Density
Residential to the subject property, is approved before, or simultaneously
with, the approval of RZ-2022-07.

2.Variance – The rezoning shall not be approved unless the applicant’s
requested variance, via VR-2022-03, to reduce the required minimum front
yard setback from 50 feet to 25 feet, is approved before, or simultaneously
with, the approval of RZ-2022-07.

Mr. Brock, Attorney for the Applicant, responded to questions and
comments from the city council.

The Public Hearing was opened.
Speakers in Favor:
Richard Ordonez (speaker representing (7) family members in attendance.

Speakers In Opposition
Mark McFry – spoke in opposition and against the 25’ setback.

The Public Hearing was closed.

9|Page
Councilman Alexander motioned to approve RZ-2022-07 with Conditions
as outlined in the city’s ULDC (Unified Land Development Code); 30%
Stone Façade; continuous meetings with the District 4 Representative
throughout the development; and Conditions #1, and #2 will be removed
from the conditions in the Variance Request as they have been satisfied
along with the Conditions of the ULDC: Second by Councilman Blount.
The motion passed 3-0-1 (Mayo Pro Tem Barber Abstained).

11. VARIANCE CASE #VR-2022-03
Council consideration of a Variance Request to grant a variance for
property at 576 Davis Road (Parcel #S05-01002000) to allow for the
construction of a townhome development. The requested variance would
reduce the front yard setback from the required minimum of 50 feet to 25
feet. Applicant: Forestar Real Estate Group (USA), Inc. Agent: Alex
Brock of Smith, Gambrell & Russell, LLP. The property is in Land Lot 91
of District 12, and it contains 27.635 +/- acres. The Planning Commission
recommended approval the item with three (3) zoning conditions on April
27, 2023.
Presented by: Ryan Anderson, Chief Planner
Mr. Anderson presented an overview of the case; noted the applicant
proposes to build a 170-unit townhome development which has been
reduced to 165 units on 27.635 acres of land at 576 Davis Road; noted
the proposed project would have its main entrance off Davis Road, where
an emergency access would also be provided; noted the driveway
entrance would lead to an internal looped street, which would circle to the
rear of the property and feature five cross streets, with 10ft sidewalks and
it would contain the mail kiosk; noted the proposed development would
have a lot coverage of 47.6+/- percent, which is slightly less than the
allowable maximum of 50 percent within the requested MFR (Multiple
Family Residential) district; noted the setbacks would be 25’ with the
approved variance; noted the open space areas would include the
preservation of natural vegetation within the onsite stream buffer, 5,600+/-
-square-foot of landscaped public space, and several amenities, including
a playground, a dog park, a walking trail, pavilion, and pool; noted parking
would include 662 spaces with a stormwater pond installed at the north of
the property.

Mr. Anderson noted the analysis of the UDC criteria as follows:
Criterion ‘A’. Extraordinary and exceptional circumstances pertaining to
the particular piece of property in question exist due its size, shape, or
topography that are not found on other properties in the same zoning
district; noted the subject property is long and narrow, plus its topography
slopes downward by some 70 feet from Davis Road to the rear. The
applicant’s site plan also shows the presence of an “apparent stream” and
adjacent buffers at the rear of the property. These factors represent
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considerable limitations toward the developability of the property in
general, as well as the developer’s ability to create a reasonable site plan
with townhome lots that are of similar size to ones that are found in other
townhome developments.

Criterion ‘B’. A literal interpretation of the provisions of this Unified
Development Code would deprive the applicant of rights commonly
enjoyed by owners of other properties located in the same zoning district;
noted the applicant would be deprived of the ability to develop a
townhome community with lots that are similar sizes to those which are
found in other MFR districts.

Criterion ‘C’. Granting the variance requested will not confer upon the
property owner any special privileges that are denied to other owners of
property in the same zoning district. Noted granting the requested
variance would not confer any special privileges upon the property owner.
Further, the denial of the variance would force the developer to unfairly
comply with the same standards in developing the site, even though the
physical characteristics of the property would make it very difficult to do
so, thus cause creating an unnecessary hardship for the developer.

Criterion ‘D’. The variance will be consistent with the purposes and intent
of this Unified Development Code, will be compatible with uses on
neighboring properties, and will serve the public welfare. Noted the
requested variance would be consistent with the purpose and intent of the
Unified Development Code by encouraging the most appropriate use of
land and buildings on the subject property. Further, the granting of the
variance would allow the development of property in a mostly residential
area which has had little development activity in recent years, and the
proposed townhome community would be compatible with the other
existing residential uses in the area.

Criterion ‘E’. The extraordinary circumstances are not the result of actions
of the applicant; noted the physical conditions of the subject property were
not created by the applicant, yet they are limiting the applicant’s ability to
develop the property into a reasonable use.

Criterion ‘F’. The variance is the minimum relief that will allow the legal
use of the land, building or structure; noted although the subject property
could still be developed with townhomes under MFR without the granting
of the requested front yard setback variance, the developer would be
significantly constrained in designing a site plan which would allow the
construction of a sufficient number of units to be economically feasible.

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Criterion ‘G’. The variance is not a request to permit a use of land,
buildings or structures that is prohibited in the same zoning district; noted
townhomes are a permitted use within the proposed MFR district.

Mr. Anderson noted because of the foregoing analysis, the Planning and
Zoning staff has found that the subject property’s physical characteristics
limit the developer’s ability to develop the property and without the
requested variance, the physical conditions of the property and the
proposed site plan design would most likely prevent the developer from
building a sufficient number of units to be economically feasible.

Mr. Anderson noted staff recommends approval with conditions:

a. Comprehensive Plan Amendment Case #CP-2022-06—Assign the
future land use designation High-Density Residential to the subject
property.

b. Rezoning Case #RZ-2022-07 – Assign the zoning district of ‘MFR’
(Multiple Family Residential) to the subject property.

c. The site plan will be developed with 165 units, 30% stone and to
include a pool; Conditions #1, and #2 will be removed from the
conditions in the Variance Request as they have been satisfied along
with the Conditions of the ULDC.

Mr. Brock, Attorney for the Applicant, responded to questions and
comments from the city council.

The Public Hearing was opened.
Speakers in Favor:
Richard Ordonez (speaker representing (7) family members in attendance.

Speakers In Opposed
No Speakers

The Public Hearing was closed.

Councilman Alexander motioned to approve VR-2022-03: Second by
Councilman Blount. The motion passed 3-1 (Mayor Pro Tem Barber
opposed).

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NEW BUSINESS
12. Council Consideration to approve the city's Liability Insurance Policy
effective May 19, 2023 - May 19, 2024
Presented by: Frederick Gardiner, Vanessa Holiday
Item Removed from the Agenda to be presented to the Council prior to
May 19, 2023.

13. Council Consideration to approve the Economic Development Incentives
Policy Framework
Presented by: Kimberley Allonce, Economic Development Director
Mr. Allonce referenced the presentation during the Council’s last retreat
and submitted the policy for review and feedback; noted there are several
types of incentives proposed, such as direct financial incentives, tax
incentives, indirect financial incentives, nonfinancial incentives, and other
special incentives.

Mr. Allonce noted the goal of the policy is to outline the policies,
processes, and review procedures for major economic development
incentives offered by the City; noted the importance of the City having
economic development priorities, such as enhancing the city’s
competitiveness in the Metro Atlanta Region, encourages Mixed-Use
Development and creating high-wage/high-value jobs; noted that
applications and awards will be determined based on metrics established,
which are based on economic development priorities under capital
investments, the number of jobs created, and an average weekly wage;
noted the max score is 100 and is divided into four (4) tiers; noted that the
available incentives proposed are tax abatement, tax increment financing,
permit & impact financing, business license & occupational tax waivers,
water & sewer rebates, job creation incentives, and downtown revolving
loan funds (DRLF); noted the approval process is to have a pre-
application meeting with staff, and evaluating staff submitting
recommendations to the City Manager; noted once reviewed by the City
Manager, it will go before Council for approval, and finally the incentive
would be implemented.

Councilman Alexander motioned to approve the Economic Development
Incentives Policy Framework: Second by Councilman Thomas. The
motion passed 4-0.

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.
Please visit the city’s website www.cityofstockbridge.com for the meeting information,
visit our Facebook page or contact City Hall offices at 770-389-7900 for updates.

13 | P a g e
• Citywide Development Authority Meeting, 2nd Tuesday of each month 6:00
p.m. - City Hall Levi Meeting Room (May 9)
• Main Street Advisory Board Meeting 2nd Friday of each month at 9:00 a.m.
at the Welcome Center 130 M L King, Sr. Heritage Trail (May 12)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (May 16)
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of each
month Levi Meeting Room - City Hall (May 16)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (May 25)
• City Council Work Session Meeting, Last Tuesday of each month at 6:00
p.m. – City Hall Council (May 30)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall
Council Chamber (Jun 12)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City Hall
Levi Meeting Room - City Hall (Jun 12)

UPCOMING CITY EVENTS/INITIATIVES

• Join us for Food Truck Tuesday from 5:30 p.m. to 8:30 p.m. at Clark
Community Park 111 Davis Rd. Lots and great food and activities for
everyone.
• Save the Date: Carrie May Hambrick Day, Saturday, May 13th. More
information to follow. Contact Councilman Thomas at 404-247-4972 for more
information.
• Join Councilman Thomas for the Don’t Trash Stockbridge centered around
education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
• Henry for Music (HFM) presents the ASEP Violin Classes and Music
Program of Cotton Indian, Red Oak, and Fairview Elementary Schools &
Students from the HFM Youth Orchestra United “Joy Through Music” Spring
Concert 2023 on Tuesday, May 16, 2023 at 7pm at the Merle Manders
Conference Center and will feature Mayor Pro Tem Barber on violin.
• Honoring Veterans with a Continuous Salute all year long. Please send your
pictures of Veterans with their name, branch, rank, and years of service as
Councilman Thomas sends a salute to honor Veterans all year long. Please
send pictures to rrawls@cityofstockbridge-ga.gov
• Join Mayor Pro Tem Barber for FREE Zumba every Saturday at 8:00 a.m.
beginning May 6th at Gardner Community Park on E. Atlanta Rd.
• The City of Stockbridge Police Department is conducting a "Teddy Bear
Drive" to benefit our partners at the Georgia Center for Child Advocacy. New
and gently used teddy bears can be left at the Police Department located at
4545 N. Henry Blvd. or scan the QR Code on the city's website to purchase
one from Amazon. Bears are used to comfort children receiving services after
significant incidents.

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• Meet the Mayor, Tuesday, May 30, 2023, from 10am – noon. Please contact
Rosalyn Rawls to schedule an appointment at 678-833-3348 or via email at
rrawl@cityofstockbridge-ga.gov
• Get your tickets for the Maxwell concert taking place Mother’s Day weekend
at the Stockbridge Amphitheater on Saturday, May 13th, and Sunday May
14th tickets are still available. Visit stockbridgeamp.com for more information
on this concert and the 2023 Stockbridge Concert Series.

MAYOR’S COMMENTS

Mayor Ford wished all the mothers a Happy Mother’s Day; noted tickets are
still available for the Maxwell concert this weekend for both nights; noted
COVID-19 is still with us and encouraged everyone to get their vaccinations
and get boosted to remain healthy; and noted he and the City Clerk, Ms.
Holiday recently completed GMA’s DEI (Diversity, Equity, and Inclusion)
inaugural class and extended congratulations.

ADJOURN

Councilman Alexander motioned to adjourn: Second by Councilman Blount.
The motion passed 4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

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SPECIAL CALLED MEETING
SUMMARY MINUTES
THURSDAY, MAY 18, 2023 6:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilwoman John Blount Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt Jeremy T. Berry, City Attorney
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 by Mayor Ford.
Invocation by Councilman Blount.

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 Councilwoman Gantt.

Councilman Blount motioned to amend the agenda: To remove Item #2 to be heard by
the City Council at the 5/30 Work Session Meeting: Second by Councilman Thomas. The
motion passed 4-0.

Councilman Blount motioned to adopt the agenda: Second by Councilman Alexander.
The motion passed 4-0.

NEW BUSINESS
1. Council Consideration to approve the 2023-2024 Liability Insurance
Policy for the city.
Presented by: Frederick Gardiner - City Manager and Matt Simmons,
Gallagher, and Daniel Duhart, GAMSG
Matt Simmons, Director gave an overview and noted Gallagher focuses
on Total Cost of Risk (TCOR) with the goal of elevating Risk
Management. Mr. Simmons noted recommending renewing with
Travelers with the addition of two new recommendations of adding
terrorism sabotage and active shooter coverage; noted having a good
renewal price with travelers at 14.5% with a net rate increase of 11.3%
due to the addition of the police department.

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Mayor Pro Tem Barber inquired on the exposure increase. Mr.
Simmons noted a 20% increase with the Fy2023 budget which
outweighed the premium increase.

Councilman Blount motioned to approve the renewal with Travelers
Insurance and Beazley for Cyber Security Insurance: Second by
Councilman Alexander. The motion passed 4-0.

2. Council Discussion of City Finances.
Presented by Frederick Gardiner, City Manager and
John Wiggins, City Treasurer
Item Removed from the Agenda

3. Executive Session: Personnel, Real Estate and Potential Litigation
There was no Executive Session.
ADJOURN

Councilman Alexander motioned to Adjourn: Second by Councilman
Blount. The motion passed 4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

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WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, MAY 30, 2023 6:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilman John Blount Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt Jeremy T. Berry, City Attorney
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 by Mayor Ford.
Invocation by Mr. Mark Daugherty.

The Pledge of Allegiance was recited by all in attendance.
City Clerk, Vanessa Holiday was asked to proceed with roll call. All members were in
attendance except Councilwoman Gantt.

Councilman Alexander motioned to Amend the Agenda to add: Council approval of a
Resolution to advertise for new polling locations: Second by Mayor Pro Tem Barber. The
motion passed 4-0.

Councilman Alexander motioned to adopt the Agenda: Second by Mayor Pro Tem
Barber. The motion passed 4-0.

Review of the Minutes: No Action

1. Review of the Draft Minutes April 10, 2023
2. Review of the Draft Minutes April 25, 2023

PUBLIC COMMENTS
All persons wishing to speak for public comment must sign in with the City Clerk prior to
the beginning of the meeting noting your name, address, and phone number. You will be
allotted three (3) minutes. Speakers must respect all members of the elected body,
officials, and staff. Defamation, unruliness and/or swearing will not be tolerated. None.

1|Page
Council Consideration to approve a Resolution to advertise for new polling precincts for
the City of Stockbridge.
Presented by: Vanessa Holiday, City Clerk, and Quinton Washington, City Attorney

Ms. Holiday noted this is a request to advertise the intent to amend voting precincts and
polling locations, and advertise the change, if approved, at the current polling locations to
in accordance with O.C.G.A 21.2.265; noted the requirement is to advertise the intent to
amend the precincts and polling locations for two consecutive weeks.

Attorney Washington noted the Charter references three (3) polling locations, if
approved, it will expand to ten (10) polling locations, voters would have one ballot that
will include municipal, county, state, and federal elections.

Ms. Holiday noted the city currently has three (3) polling locations located at Red Oak,
Stockbridge First United Methodist Church and the Merle Manders Conference Center
and the approval of the amended locations would allow residents to vote with one ballot
at one each location.

Councilman Alexander commended Ms. Holiday for bringing this initiative forward.

Ms. Holiday noted this was a collaborative effort with lots of research and legal review
and thanked the City Manager, Dr. Harris at the Secretary of State’s Office, Ms. Glenn
and Ms. Banks with Henry County Elections, Henry County GIS and Mapping staff, the
County Attorney, and Mr. Patel of GMA.

Councilman Blount inquired if residents would be able to go to either location.

Ms. Holiday noted residents would be assigned a specific polling location and new voting
cards.

Councilman Blount noted there were no polling locations in District 3 and asked if Global
Impact Christian Ministries on Red Oak Road can be added as a County/City Precinct to
include Council District 3 voters.

Councilman Alexander noted there were also no precincts and polling locations in District

Ms. Holiday noted the county assigns the polling locations and would submit the request,
noting the voters would need to be reassigned to new polling locations, and the timeline
may mean this change would not occur prior to the next municipal election.

Mayor Pro Tem Barber asked if the voters in District 4 could be reassigned to Precinct
38, which would be closer for some voters.

Ms. Holiday noted she would submit the request and forward the response once
received.

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Ms. Holiday also clarified that there were no changes made to where voters currently
vote for county, state or federal elections, the polling place remains the same, and that
the amendment is allowing those same voters who live in the city limits of Stockbridge to
now vote for municipal election candidates in the same location on the same ballot.

Councilman Alexander motioned to approve a Resolution to advertise for new polling
precincts for the City of Stockbridge: Second by Mayor Pro Tem Barber. The motion
passed 4-0.

Staff was tasked with making the following requests to the Henry County Elections
Office:

1. Can Global Impact Christian Ministries on Red Oak Road be added as a
County/City Precinct to include Council District 3 voters.
2. Can Precinct 38 be amended to include District 4 voters in that area.

CONSENT AGENDA
3. Council consideration to approve the purchase of 250 Muller AMI Water
Meters from Water Works, Inc. for the Diamante Town Home
Development in the amount of $63,615.00. Funding Source: SPLOST.
4. Council consideration to approve contract renewal invitation to bid (ITB)
NUMBER 16RFP101216-DRR – American Tank Maintenance, LLC – Full-
Service Tank Maintenance Program in the amount of $61,419.00. Funding
Source: Water Department Budgeted Funds.

Councilman Alexander motioned to approve: Second by Councilman
Blount. The motion passed 4-0.

NEW BUSINESS
5. Council consideration to increase the FY2024 Sanitation Fee from
$17.34/mo. To $22/mo. and billed annually in the amount of $264.00 on
the Henry County Tax Statement.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the FY2023 budget shows a shortfall in the sanitation
budget due to the ongoing increase from GFL and disposal, and those
cost not being passed along to the consumer; noted the current contract
allows for an annual increase based on the Consumer Price Index (CPI),
which can range from 0-5% and averages 3% with the cost of collection
and disposal increasing around $60,000 a year; noted GFL’s rate is
$26.50/month and charges residents $47 for the cart, Cycleworks charges
an average of $30.33 a month, and clean earth charges $25.00 monthly.

Councilman Alexander noted the increase would help balance the books.

Councilman Blount stated he was unaware of the ongoing sanitation
shortfall and asked for the reason for the increase.

Mr. Aaron noted the increases are from disposal cost and collection cost.

3|Page
Mayor Pro Tem Barber inquired on the length of the current provider’s
contract.

Mr. Aaron noted it to be a one-year contract.

Mayor Pro Tem Barber expressed the importance of competitive bidding,
and that because the city did not place this item out for bid, the city is
forced to accept the increase, and would have known these factors had it
been placed out for competitive bid; and noted placing an item out for
competitive bid requires the vendor to have to compete, and now the city
is left with no choice and nothing to compare.

Mr. Aaron noted it would not guarantee the lowest rate, however, the
service should pay for itself.

Councilman Blount asked why the City did not increase cost to the
customer when an increase was received from the vendor.

Mr. Aaron responded, if it is the will of the Council, there could be a policy
implemented to do that.

Councilman Blount asked that the Council be given a choice to decide to
pass along the cost, or not.

Mr. Aaron noted a decision would need to be made as the information to
change the annual fee is due to the County on June 1st (in two days) to be
included on the tax statement.

Councilman Alexander motioned to approve to increase the FY2024
Sanitation Fee from $17.34/mo. To $22/mo. and billed annually in the
amount of $264.00 on the Henry County Tax Statement: Second by
Councilman Blount. The motion passed 3-0-1 (Barber Abstained).

Mayor Pro Tem Barber commenting on her abstention noting that she
understands the need for an increase, however, she does not like feeling
forced to have to make a decision with the information being dropped in
her lap.

Councilman Alexander noted he recalled Mr. Aaron notifying the Council
of increases for Water Services from Henry County as well as cost
increases for Sanitation services, and that during the pandemic the
Council made the decision not to pass along those increases during that
time as it would have posed a hardship on citizens.

6. Council consideration to increase FY2024 Stormwater Fees as follows:
Base Rate Tier 1 Single Family Residential from $7.59 to $7.97;
Impervious Rate Tier 1 Single Family Residential from $29.99 to $31.49;
Base Rate Tier 2 Single Family Residential from $7.59 to $7.97;
Impervious Rate Tier 2 Single Family Residential from $59.98 to $62.98;
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Base Rate Non-Single Family Residential (20,000 Square Feet) from
$7.59 to $7.97; Impervious Rate Non-Single Family Residential (20,000
Square Feet) from $299.90 to $314.90. The total overall proposed fee
increase is from $307.49 to $322.87 or 4.76%.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the MS4 Permit requires yearly inspections and repairs to
over 25% of stormwater infrastructures; noted prior to the annexation, the
city had over 15,000 identified stormwater infrastructures; with the newly
annexed areas, 90 miles of new streets has been added and will need to
be incorporated into the data base to stay compliant with the MS4 Permit;
and noted the increase would allow funding to pay for services of
identifying, inspecting, repairing, and maintaining the infrastructures.

Councilman Alexander inquired on competitive fees and inquired the last
time fees were raised.

Mr. Aaron noted the city stormwater fees are lower than the counties and
competitive with the sister cities, and noted the fees were raised in 2018.

The item was moved to the end of the Agenda and asked that Mr. Aaron
research and cost comparisons to Henry County rates.

The vote is recorded later the Agenda.

7. Council consideration to approve the renewal of the landscape
maintenance services contract with Yellowstone Landscape in the amount
of $327,216.00. Funding source is from Government Buildings
Department and Amphitheater budgeted funds.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the initial contract was approved September28, 2021 for
one (1) year with the option to renew for four (4) year renewal periods; the
contract expires September 30, 2023.

Councilman Thomas noted the contract was initially approved by the
Council in September 2020 for $250,000 and was brought back to the
Council in December 2020 for an additional $50,000, and noted the
contract is now at $327,000 for a total increase of $77,000 in two years,
and asked if the contract has been put out for competitive bid.

Mr. Aaron noted the increases resulted from adding the Public Works
Administrative Building and the Police Department building and refreshing
of mulch at the Amphitheater for the first concert and noted only receiving
two bids.

Councilman Alexander noted seeing the difference and the significant
improvements from the previous appearance of the grounds, adding the
RFQ (Request for Qualifications) should be the process before putting out
an RFP (Request for Proposal).

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Councilman Blount noted the Council should trust staff and abide by the
procurement process.

Councilman Thomas noted that he understands Council’s role is to
legislate, however, the City Council, as elected officials are responsible to
the citizens and are ultimately responsible for the City to be effective, and
efficient noting it Is the governing body who is charged with making sure
the City remains financially.

Councilman Blount noted he asks questions of staff prior to the meeting.

Councilman Thomas noted questions were asked of staff during the
meeting today.

Mayor Pro Tem Barber noted concerns with the contract and additional
charges; noted competitive bidding is important to lock in the contract,
rate, and dollar amount.

Mayor Pro Tem Barber motioned to reject the renewal and task staff with
re-bidding and re-advertising, noting the contract expires on 9/30/23 and
to bring the item back to the Council to award at the August 14, 2023,
meeting: Second by Councilman Thomas. The motion tied at 2-3.
Barber/Thomas (In Favor); (Alexander/Blount/Ford Opposed).

Councilman Alexander motioned to approve as presented by staff.

Councilman Blount questioned the motion.

Attorney Washington offered a legal opinion that when the rejection of the
motion failed, the action was equal to the approval of the renewal of the
contract, and a motion to approve was not necessary.

Councilman Alexander withdrew his motion.

Mayor Pro Tem Barber and Councilman Thomas questioned the opinion
and the validity of the vote.

Mayor Ford asked that the action of the Council be reviewed, and if it is
determined that the action was in fact improper, the item would be brought
back for a vote.

8. Council consideration to approve Request for Proposal (RFP) 2023-0003
for Janitorial Maintenance Services to Building Maintenance Services, Inc.
in the amount of $141,432.00. Funding Source: Government Buildings
Department
Presented by: Decius Aaron, Public Works Director

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Mr. Aaron noted an RFP (Request for Proposal) was put out with five (5)
firms submitting proposals; noted the Evaluation Committed held a
meeting on April 24, 2023, and scored and evaluated the firms, with
Building Maintenance Services, Inc. ranking first for an amount of
$141,432.00 and an increase of $6,852 of what is being currently paid for
janitorial services.

Councilman Blount motioned to approve Request for Proposal (RFP)
2023-0003 for Janitorial Maintenance Services to Building Maintenance
Services, Inc. in the amount of $141,432.00: Second by Councilman
Alexander. No vote was taken.

Councilman Alexander which buildings would be serviced.

Mr. Aaron noted all city buildings and excluding the Amphitheater, and
would include City Hall, Municipal Court, the Welcome Center/Main Street
Offices, the Merle Manders Conference Center, the Events Administration
building, the Public Works Administration Building, the Police Department,
Maintenance Shop, and Wastewater Treatment Plant, and will include
COVID cleanings, and noted the contract has expired and the vendor is
providing service on a month-to-month basis.

Mayor Pro Tem Barber referenced the Staff Recommendation Form noting
it reads: The Public Works Department is requesting Council approval of
the ranking of the qualified firms for RFP No. 2023-0003, and the Agenda
item reads: Council consideration to approve Request for Proposal (RFP)
2023-0003 for Janitorial Maintenance Services to Building Maintenance
Services, Inc. in the amount of $141,432.00, noting the conflict in the
language, and noting it is not the role of the Governing Body to approve
rankings and asked for clarification as to what is being asked of the
Governing Body, to approve the contract, or to approve the rankings; and
further noted, if the Governing Body is being asked to approve the
contract, the contract has not submitted for the Council to review.

Mr. Gardiner noted Mayor Pro Tem Barber was correct, and that the
request should read: Council Consideration to approve the award of the
contract based on the rankings and stated that the contract should have
been provided in the Agenda Packet. and the packet should have included
the contract.

Councilman Blount recommended approval of the contract with a
contingency to change the verbiage.

Councilman Alexander withdrew his second to the motion.

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Motion to approve with the contingency that the language in the Staff
Recommendation document be corrected to remove the verbiage
requesting Council to approve the ranking of qualified firms made by
Councilman Blount; there was no second.

Councilman Alexander motioned to Table and to bring back to the June
12, 2023, for consideration: Second by Councilman Blount. The motion
passed 4-0.

9. Council consideration to approve Invitation to Bid (ITB) 2023-0006, City of
Stockbridge LMIG (Local Maintenance Improvements Grant) 2024
Program for Roads and Resurfacing awarded to East Coast Grading, Inc.
in the amount of $2,297,119.25. Funding Source: SPLOST V
$2,009,119.25; GDOT $288,000.00.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted he is seeking approval to complete the 2024 LMIG (Local
Maintenance Improvements Grant) list in the amount of $2,009,119.25;
noted the streets are as follows: Carriage Lake Subdivision-Surry Ln.,
Chariot Ct., Coach Way, Lake Front Ct., Carriage Lake Ln.; Pine Grove-
Gallup Dr., Shatley Dr., Brunswick Cir.; Lakeside- Rock Ln., Needle top
Ct., Falcon Ridge; Monarch Village- Enclave Trail., Chelsea Wood Ct.;
Windsong-Red Bud Ln., Deerwood Dr., Willow Hill Ln.; Wingate- Lakeside
Dr., Linton Ct., Chaucer Way; The Summit, Century Lake Oaks- Century
Oak Ct., and Fairhaven.

Councilman Alexander inquired about the process for selecting the
streets.

Mr. Aaron noted there was an evaluation of city roads and sidewalks in
2018; noted roads are rated from 0-100 with an average of 70, and
anything below 70 is how roads are prioritized to be resurfaced. Mr. Aaron
also noted city roads average around 65 and go from the lowest to highest
based on the condition of the roads.

Councilman Alexander noted there were several streets below average
that were recently annexed into the city.

Mr. Aaron noted the goal and strategy is to re-evaluate all city roads and
sidewalks in late 2024; noted the industry standards are to re-evaluate
every five (5) years and will incorporate the newly annexed road with the
next evaluation.

Councilman Alexander motioned to approve Invitation to Bid (ITB) 2023-
0006, City of Stockbridge LMIG (Local Maintenance Improvements Grant)
2024 Program for Roads and Resurfacing awarded to East Coast
Grading, Inc. in the amount of $2,297,119.25. Funding Source: SPLOST
V $2,009,119.25; GDOT $288,000.00: Second by Councilman Blount.

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The motion passed 3-0-1 (Barber Abstained; citing the contract was not
included in the documents for Council review).

Mayor Ford requested a 10-minute recess.

10. Council discussion of City Finances.
Presented by: Frederick Gardiner, City Manager, John Wiggins, City
Treasurer, and Ed Wall, Financial Advisor

Councilwoman Gantt joined the meeting.

Mr. Gardiner noted having annexed over 6,700 new residents into the city
which will impact both the Public Works Department and the Police
Department, noting the City is having to consider a proposed millage rate.

Mr. Gardiner noted having over 1900 units approved for development and
5,548 additional residents with a new population of 41,000; noted the City
assumed the responsibility for over 91 miles of roads and 43 miles of
sidewalks that have been annexed in, which includes stormwater
management, street sweeping, liter pickup right of way maintenance and
road restriping; and noted the required improvements of traffic signals,
streetlights, signs throughout the city, and sidewalk installation and
maintenance.

Mr. Gardiner noted the City approved 52 officers’ pre-annexation, and
between 66-82 officers to meet the demands for community policing;
noted the City has experienced a 14% increase in calls and services
between 2021 and 2022; noted projecting a 29% increase in calls for
service from 2022 to 2023; and noted comparing similar cities and their
millage rate with an average of 6.2% to 8% millage rate.

Mr. Gardiner noted a projected FY2024 budget of $26.7 million with
options; the General fund is projected at $19.9 million and includes LOST
funding from the county; noted Option 1 incudes LOST with no transfers
and no mils with a deficit of $6.8 million; Option 2 includes 1.904 mils with
a deficit of $3.3 million; Option 3 includes 3.77 mils with a deficit of $54,
774; Option 4 includes 4 mils and excess revenue of $448,277; Option 5
includes 4.215 mils and excess revenue of $838,667 and Option 6
includes 6 mils and excess revenue of $ $4 million.

Councilman Alexander inquired on ARPA funding balances.

Mr. Gardiner noted ARPA funding was utilized to purchase police
equipment, build the police building and was a onetime funding.

Mr. Ed Wall, Financial Advisor, gave a brief presentation of the past
budgets.

9|Page
Councilman Alexander noted Option #2 is already being paid by residents
through the county and will move to the city due to having its own police
services.

Councilwoman Gantt recommended holding off on building the Cultural
Arts Center until the city can afford it; noted having prior discussions on
the need to levy a tax once the police department was brought in-house.

Councilman Blount referenced Mr. Wall informing the Council that a tax
would need to be levied upon the citizens once the police department was
implemented and to sustain it.

Councilman Alexander credited the Henry County Police Department for
their services and believes establishing the Police Department was the
right decision, and in doing so, Stockbridge is a safer City for residents
and businesses.

Mayor Pro Tem Barber noted the Council approved $25 million for bonding
and at the time, only considered the population of residents before the
annexation took place; and referenced several Amphitheater Change
Orders that were paid from fund balance.

Mr. Gardiner broke down examples of housing prices ranging from
$100,000 to $ 375,000 with a 40% tax assessment with the following
examples:
House Valued at $100,000 Currently 1.904 = $76 /Year = $6.33 /Month At
4.00 = $160/ Year = $13.33/ Month
House Valued at $225,000 Currently 1.904 = $171.36/ Year $14.28/ Month
At 4.00 = $360/ Year = $30/ Month
House Valued at $275,000 Currently 1.904 = $209.44/Year $17.44/ Month
At 4.00 = 440/ Year = $36.66/ Month
House Valued at $375,000 Currently 1.904 = $285.60/Year $23.80/ Month
At 4.00 = $600/ Year = $50/ Month

Councilman Thomas inquired about Homestead Exemptions, and if the
County’s exemption would automatically rollover, or if residents would
need to apply.

Mr. Gardiner noted Homestead Exemptions are automatic if the home is
the principal home.

Mr. Gardiner noted the next steps are to advertise for a millage rate, Adopt
the recommended millage below the advertised millage rate in July 2023;
Adopt local legislation in 2024 to have a referendum on Homestead
Exemption; Both State House and Senate will vote to have Homestead on
Nov 2024 Ballot and If approved by Stockbridge voters Homestead
Exemption takes effect Jan 2025.

10 | P a g e
Mr. Gardiner noted the process are as followed: June 21st-26th, tax
assessor needs to know the advertised millage rate; send the
advertisement to the paper advertising 3 public hearings on June 27th to
hold public hearings on July 10th as a special called meeting at 9am and
the regular meeting at 6pm, and July 25th for the adoption of the millage
rate.

Councilman Alexander opposed advertising a millage rate of 6 mils.

Councilwoman Gantt motioned to authorize the advertising of 6 mils for a
City Millage Rate: Second by Councilman Blount. The motion passed 3-2
(Alexander and Barber Opposed).

Item #6 on the Agenda (moved to the end of the Agenda)
Council consideration to increase FY2024 Stormwater Fees as follows:
Base Rate Tier 1 Single Family Residential from $7.59 to $7.97;
Impervious Rate Tier 1 Single Family Residential from $29.99 to $31.49;
Base Rate Tier 2 Single Family Residential from $7.59 to $7.97;
Impervious Rate Tier 2 Single Family Residential from $59.98 to $62.98;
Base Rate Non-Single Family Residential (20,000 Square Feet) from
$7.59 to $7.97; Impervious Rate Non-Single Family Residential (20,000
Square Feet) from $299.90 to $314.90. The total overall proposed fee
increase is from $307.49 to $322.87 or 4.76%.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the county currently has an RFP (Request for Proposal)
out for an analysis and evaluation of the current stormwater rates; noted
Tier 1- Single Family Residents makes up majority of the stormwater in
the city; noted the new rates would be $39.46/yearly and the county
charges $39.83/yearly; noted the county does not differentiate and all
residentials are the same; noted the city has residential rates for parcels
greater than 10,000 sq. ft and charges $70.95; noted commercial (non-
single family residential) based on 20,000 sq. ft., the City would charge
$322.87 and county charges $166.65; and noted every 4,780 sq. ft. of
commercial, the county charges $39.83 for every 5,000 sq. ft of
impervious surface and the city charges $ 61.94.

Councilwoman Gantt motioned to approve to increase FY2024
Stormwater Fees as follows: Base Rate Tier 1 Single Family Residential
from $7.59 to $7.97; Impervious Rate Tier 1 Single Family Residential
from $29.99 to $31.49; Base Rate Tier 2 Single Family Residential from
$7.59 to $7.97; Impervious Rate Tier 2 Single Family Residential from
$59.98 to $62.98; Base Rate Non-Single Family Residential (20,000
Square Feet) from $7.59 to $7.97; Impervious Rate Non-Single Family
Residential (20,000 Square Feet) from $299.90 to $314.90. The total
overall proposed fee increase is from $307.49 to $322.87 or 4.76%:
Second by Councilman Alexander. The motion passed 4-1 (Blount
Opposed).

11 | P a g e
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.
Please visit the city’s website www.cityofstockbridge.com for the meeting invitation link,
Facebook page or contact City Hall offices at 770-389-7900 for updates.
• Main Street Advisory Board Planning Retreat at 9:00 a.m. at the Merle Manders
Conference Center *Special Date* (Jun 10)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (June 12)
• Youth Council Meeting, 2nd Monday of each month at 6:30 p.m. – City Hall Levi
Meeting Room (June 12)
• Citywide Development Authority Meeting, 2nd Tuesday of each month 6:00 p.m.
- City Hall Levi Meeting Room (Jun 13)
• Downtown Development Authority Meeting - 3rd Tuesday of each month Via
Zoom (Jun 20)
• City Council Work Session Meeting, **Special Meeting Date** Tuesday, June
20th at 6:00 p.m. – City Hall Council Chamber. The Work Session meeting will not
take place on June 28th.
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of each
month Levi Meeting Room - City Hall (Jun 20)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (Jun 22)
UPCOMING CITY EVENTS/INITIATIVES
• Join us for Food Truck Tuesday at Clark Community Park 111 Davis Rd. from
5:30 pm to 8:00 pm for lots of fun, great food and activities for everyone.
• Join Councilman Thomas for the Don’t Trash Stockbridge centered around
education highlighting the causes and effects of Littering and Illegal Dumping.
More information to follow.
• Honoring Veterans with a Continuous Salute all year long. Please send your
pictures of Veterans with their name, branch, rank, and years of service as
Councilman Thomas sends a salute to honor Veterans all year long. Please send
pictures to rrawls@cityofstockbridge-ga.gov
• Join Mayor Pro Tem Barber for FREE Zumba every Saturday at 8:00 a.m. at
Gardner Community Park on E. Atlanta Rd.

12 | P a g e
• Join Councilman Alexander for a 5th District Community Town Hall on Tuesday,
June 6th at the Eagles Landing Country Club at 7pm. Located at 100 Eagles
Landing Way.
• Join Mayor Pro Tem Barber for an Emergency Blood Drive in partnership with
LifeSouth on Saturday, June 10th from 10am – 2pm in the Amphitheater Parking
Lot 4650 North Henry Blvd.
• Join Mayor Ford the City of Stockbridge “State of the City Address”, Thursday,
June 15th at 6:00 pm at the Merle Manders Conference Center located at 111
Davis Rd.
Visit Stockbridge.com to purchase tickets for the 2023 Stockbridge Amphitheater
Concert Series. The Ticket Office is open Thursday – Saturday from 1pm – 5pm.
MAYOR’S COMMENTS
Mayor Ford invited everyone to come out to the Monica/Tank concert on June 3rd; noted
Amazon was one of the Amphitheater’s presenting sponsors; noted Southern Crescent
Technical College recently held their commencement ceremony at the Stockbridge
Amphitheater on May 9th; and the HispaniFest, featuring SalsaFest took place this past
Sunday, and that both are great events, and noted the Amphitheater is open for rental.
EXECUTIVE SESSION
Councilwoman Gantt motioned to convene Executive Session for Personnel, Real
Estate and Litigation: Second by Councilman Blount. The motion passed 5-0.
Mayor Pro Tem Barber exited the meeting.
Councilman Blount motioned to adjourn Executive Session and reconvene without
action: Second by Councilman Alexander. The motion passed 3-0 (Councilwoman Gantt
was not present for the vote).
ADJOURNMENT
Councilman Blount motioned to adjourn at 10:40pm: Councilman Alexander. The motion
passed 4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

13 | P a g e
Review of the Swearing In Ceremony
for: Youth Council Advisory Board
Member - Mary Saadiq, Planning
Commission Member - Anthony Mitten;
and Council on Aging Representative -
Mary "Bonni" Washington
City of Stockbridge
MEETING DATE
AGENDA ITEM
July 10, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Fredrick Gardiner
DEPARTMENT: City Manager
ITEM/PROJECT/EVENT:
Council consideration to approve the continuation of the City of Stockbridge’s participation in the
Henry County Community Development Block Grant (CDBG) program as a subrecipient for FFY
2024-2026.

BACKGROUND INFORMATION:

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Staff Signature______________________________

Henry County
Community Development Block Grant
(CDBG) Program

Thursday, June 8, 2023

Frederick Gardiner, City Manager
City of Stockbridge
4640 North Henry Boulevard
Stockbridge, GA 30281

Sent via email: fgardiner@cityofstockbridge-ga.gov

Re: Henry County Community Development Block Grant (CDBG) Program Cooperation
Agreement for Fiscal Years (FYs) 2024-2026

Mr. Gardiner,

Please accept this letter as written notification that the Cooperation Agreement between Henry
County Board of Commissioners and the Stockbridge City Council for the Community
Development Block Grant (CDBG) Program will automatically be renewed for federal fiscal
year (FFYs) 2024-2026, unless the City notifies the County and the HUD Atlanta Field Office of
its intent to terminate the agreement effective the end of the current qualification period (Friday,
June 30, 2023). Such notification to the county and HUD Atlanta Field Office must be made in
writing by Wednesday, July 12, 2023.

As a requirement for participation in the HUD entitlement CDBG Program, Henry County must
have a total combined population of 200,000 or more from the unincorporated areas and
participating incorporated areas. When the County initially qualified for participation in 2011
the Cities of Hampton, Locust Grove, McDonough and Stockbridge agreed to be a part of the
Urban County through the execution of the initial Cooperation Agreements for Federal Fiscal
Years (FFYs) 2012-2014; subsequent Cooperation Agreements were executed for FFYs 2015-
2017, 2018-2020, and 2021-2023. Similarly, executed Cooperation Agreements are currently
required for Henry County’s requalification for participation as an Urban County in the CDBG
Program for FFYs 2024-2026.

You will find enclosed the existing Cooperation Agreement, set to automatically renew with an
effective date of Saturday, July 1, 2023. Henry County’s Community Development staff has
reviewed HUD’s Community Planning and Development (CPD) notice 23-02 and found no
changes or revisions required to the existing Cooperation Agreement at this time.

In requalifying as an Urban County, the County will be entitled to receive funds for three (3)
consecutive federal fiscal years, being 2024, 2025, and 2026, regardless of changes in its
population or boundaries during the qualifying period; provided that funds are appropriated by

Accountability • Collaboration • Fiscal Stewardship • Integrity • Service
140 Henry Parkway • McDonough, Georgia 30253
DIRECT: (770) 288-7525• FAX: (770) 288-6440
Congress. However, during the period of qualification no included City may withdraw from
participation with the County unless the County does not receive a grant allocation for any year
during the qualifying period.

The Cooperation Agreement must be approved by both the City and the County. Upon approval
by City council please return the renewal signature page with original signature to the Henry
County Community Development Office by Wednesday, July 12, 2023 for approval by the
Henry County Board of Commissioners and submittal to HUD by Friday, August 4, 2023. A
copy of the Board of Commissioners resolution will be provided to the City Clerk’s office upon
approval for your records.

Should the City elect not to continue its participation, notification of intent to terminate shall be
sent to Henry County at the attention of Shannan Sagnot, Community Development Director at
140 Henry Parkway; McDonough, GA 30253 by Wednesday, Ju1y 12, 2023. Notification of
intent to terminate shall also be sent to the HUD Atlanta Field Office at the attention of Adrian
M. Fields, Director of CDP at 40 Marietta Street, N.W., 15th Floor, Atlanta, GA 30303 by
Wednesday, July 12, 2023.

It is important to note that the Cooperation Agreement remains in effect until the CDBG funds
and program income received with respect to the current and previous qualification period(s), if
applicable, are appropriately expended and the funded activities are completed.

Additionally, the City should understand that it may not apply for CDBG funds under the Small
Cities of State CDBG Program and shall not consort with any other local government entity
other than Henry County for CDBG, HOME Investment Partnership (HOME) and/or Emergency
Shelter Grants (ESG) funding purposes. However, per CPD notice 23-02 (Section VIII. Special
Considerations) if the City remains with the County and if the County does not receive HOME or
ESG in the qualifying period of FFYs 2024-2026 the County nor the City are precluded from
applying to the State, specifically, the Georgia Department of Community Affairs for HOME or
ESG funds.

We appreciate the City’s participation in the current qualification period, being FFYs 2021-2023.
We look forward to continuing to serve the residents of the City of Stockbridge and all of Henry
County. Should you have any questions regarding the Henry County CDBG Program please
contact Community Development Specialist II, Raven Bodine via email at
rbodine@co.henry.ga.us or by phone at 770-288-7533.

Thank you in advance,

Shannan B. Sagnot

Enclosed: existing Cooperation Agreement and Automatic Renewal or Termination signature
page

Accountability • Collaboration • Fiscal Stewardship • Integrity • Service
140 Henry Parkway • McDonough, Georgia 30253
DIRECT: (770) 288-7525• FAX: (770) 288-6440
Henry County
Community Development Block Grant
(CDBG) Program

Frederick Gardiner, City Manager
City of Stockbridge
4640 North Henry Boulevard
Stockbridge, GA 30281

HENRY COUNTY COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
COOPERATION AGREEMENT
[AUTHORITY: CPD NOTICE 23-02; April 10, 2023]
2023-2026
STATE OF GEORGIA – COUNTY OF HENRY COUNTY

The City of Stockbridge accepts the Automatic Renewal of the Cooperation Agreement
with Henry County for continued participation in the Community Development Block Grant
(CDBG) Program

The City of Stockbridge intends to terminate the Cooperation Agreement with Henry
County at the end of the current Community Development Block Grant (CDBG) Program
qualification period (Friday, June 30, 2023)

Signature of Authorized Certifying Official Contractor
X City of Stockbridge
Name and Title Date
Anthony Ford, Mayor

Accountability • Collaboration • Fiscal Stewardship • Integrity • Service
140 Henry Parkway • McDonough, Georgia 30253
DIRECT: (770) 288-7525• FAX: (770) 288-6440
Office of the Secretary of State | Elections Division

2023 Scheduled Elections
Abbreviated Calendar of Events
REGISTRATION
ELECTION ELECTION DATE
CUTOFF
Special Election to Fill a Vacancy & Propose a Question March 21, 2023 February 21, 2023*
Special Election Runoff April 18, 2023 February 21, 2023*
Special Election to Fill a Vacancy June 20, 2023 May 22, 2023
Special Election Runoff July 18, 2023 May 22, 2023
Special Election to Fill a Vacancy September 19, 2023 August 21, 2023
Special Election Runoff October 17, 2023 August 21, 2023
General Election/Special Election to
November 7, 2023 October 10, 2023*
Fill a Vacancy & Propose a Question
General Election/Special Election Runoff December 5, 2023 October 10, 2023*

Key Dates
Dates in red changed to next business day due to state holiday.

Please refer to the Comprehensive Calendar for full text version

DATE ACTIVITY
Earliest day to file and publish a notice of intention to be a write-in candidate in the General Election.
January 3, 2023
O.C.G.A. § 21-2-133(a)
January 3, 2023 Earliest day to request an absentee ballot for the March 21st Special Election O.C.G.A. 21-2-381(a)(1)(A)
January 30, 2023 Earliest day to request an absentee ballot for the April 18th Special Election Runoff O.C.G.A. 21-2-381(a)(1)(A)
Last day to fix and publish qualifying fees for offices to be filled during the 2023 Election Cycle.
February 1, 2023
O.C.G.A. § 21-2-131(a)(1)(A)
February 13, 2023 Deadline to Publish Advance Voting Notice for March Special Election. O.C.G.A. § 21-2-385(d)(3)
1. Last day to register to vote in the March Special Election and Runoff Election. O.C.G.A. § 21-2-224
February 21, 2023
2. Last day to issue a Call for Election O.C.G.A. § 21-2-540(b)
1. Earliest day for a registrar to mail an absentee ballot for the March Special Election O.C.G.A. § 21-2-384(a)(2)
February 27, 2023
2. Advanced (Absentee In-Person) Voting begins for the March Special Election O.C.G.A. § 21-2-385(d)(1)(A)
March 4, 2023 AND
Mandatory Saturday Voting for the March Special Election O.C.G.A. § 21-2-385(d)
March 11, 2023
March 6, 2023 Early Processing of Absentee Ballots may begin with advanced noticed. O.C.G.A. § 21-2-386(a)(2)(A)
March 10, 2023 Last day to request a March 21st Special Election Absentee Ballot. O.C.G.A. 21-2-381(a)(1)(A)
March 17, 2023 Last day to begin L&A Testing on voting equipment. O.C.G.A. § 21-2-379.6(c); SEB Rule 183-1-12(.03)
March 17, 2023 Advanced (Absentee In-Person) Voting ends for the March Special Election O.C.G.A. § 21-2-385(d)(1)(A)
March 21, 2023 ELECTION DAY (Special Election)
Office of the Secretary of State | Elections Division

2023 Scheduled Elections
Abbreviated Calendar of Events
REVISED
Last day for a voter to submit an absentee ballot cure affidavit (if ballot was received by 7pm on Election day) and
3 days following
any supplemental information to verify a provisional ballot.
March 27, 2023 Last day to certify the March 21, 2023 Special Election
April 3, 2023 Earliest day to request an absentee ballot for the June 20th Special Election O.C.G.A. 21-2-381(a)(1)(A)
Last day to request an April 18th Special Election Runoff Absentee Ballot. O.C.G.A. 21-2-381(a)(1)(A)
April 10, 2023
Changed to next business day due to state holiday on April 7
April 18, 2023 ELECTION DAY (Special Election Runoff) – Refer to Comprehensive Calendar for Special Runoff Provisions
Last day for a voter to submit an absentee ballot cure affidavit (if ballot was received by 7pm on Election day) and
3 days following
any supplemental information to verify a provisional ballot.
April 24, 2023 Last day to certify the April 18, 2023 Special Election Runoff
May 16, 2023 Deadline to Publish Advance Voting Notice for June Special Election. O.C.G.A. § 21-2-385(d)(3)
1. Earliest day for a registrar to mail an absentee ballot for the June Special Election O.C.G.A. § 21-2-384(a)(2)
May 30, 2023
2. Advanced (Absentee In-Person) Voting begins for the June Special Election O.C.G.A. § 21-2-385(d)(1)(A)
June 3, 2023 AND June
Mandatory Saturday Voting for the June Special Election O.C.G.A. § 21-2-385(d)
10, 2023
June 9, 2023 Last day to request the June 20th Absentee Ballot. O.C.G.A. 21-2-381(a)(1)(A)
June 16, 2023 Last day to begin L&A Testing on voting equipment. O.C.G.A. § 21-2-379.6(c) / SEB Rule 183-1-12(.03)
June 16, 2023 Advanced (Absentee In-Person) Voting ends for the June Special Election O.C.G.A. § 21-2-385(d)(1)(A)
June 20, 2023 ELECTION DAY (Special Election)
Last day for a voter to submit an absentee ballot cure affidavit (if ballot was received by 7pm on Election day) and
3 days following
any supplemental information to verify a provisional ballot.
June 26, 2023 Last day to certify the June 20, 2023 Special Election
July 18, 2023 ELECTION DAY (Special Election Runoff) – Refer to Comprehensive Calendar for Special Runoff Provisions
Last day for a voter to submit an absentee ballot cure affidavit (if ballot was received by 7pm on Election day) and
3 days following
any supplemental information to verify a provisional ballot.
July 24, 2023 Last day to certify the July 18, 2023 Special Election Runoff
August 21, 2023
through MUNICIPAL OFFICE CANDIDATE QUALIFYING PERIOD
August 25, 2023
Earliest day to request an absentee ballot for the November Municipal General/Special Election O.C.G.A. § 21-2-
384(a)(2)
August 21, 2023
Office of the Secretary of State | Elections Division

2023 Scheduled Elections
Abbreviated Calendar of Events
1. Earliest day for a registrar to mail an absentee ballot for the September Special Election O.C.G.A. § 21-2-
August 28, 2023 384(a)(2)
2. Advanced (Absentee In-Person) Voting begins for the September Special Election O.C.G.A. § 21-2-385(d)(1)(A)
Last day to file the notice of intention to be a write-in candidate and have notice published in accordance with
September 6, 2023
O.C.G.A. § 21-2-133(a)
September 8, 2023 Last day to request the September 19th Absentee Ballot. O.C.G.A. 21-2-381(a)(1)(A)
September 15, 2023 Last day to begin L&A Testing on voting equipment. O.C.G.A. § 21-2-379.6(c); SEB Rule 183-1-12(.03)
September 19, 2023 ELECTION DAY (Special Election)
3 days following Last day for a voter to submit an absentee ballot cure affidavit and provisional ballot.
September 25, 2023 Last day to certify the September 19, 2023 Special Election
October 10, 2023 Deadline For Voter Registration/Change of Address for November Runoff. O.C.G.A. §§ 21-2-224; 21-2-501
Earliest day for a registrar to mail an absentee ballot for the November Municipal General/Special Election
October 16, 2023
O.C.G.A. § 21-2-384(a)(2)
October 16, 2023 Advanced (Absentee In-Person) Voting begins for the November General Election. O.C.G.A. § 21-2-385(d)(1)
October 17, 2023 ELECTION DAY (Special Election Runoff) – Refer to Comprehensive Calendar for Special Runoff Provisions
Last day for a voter to submit an absentee ballot cure affidavit (if ballot was received by 7pm on Election day) and
3 days following
any supplemental information to verify a provisional ballot.
October 21, 2023 AND
Mandatory Saturday Voting for the November General Election O.C.G.A. § 21-2-385(d)(1)
October 28, 2023
October 23, 2023 Deadline For County Certification of Election Returns for the October Special Election Runoff O.C.G.A. §21-2-493(k)
October 27, 2023 Last day to request an absentee ballot for the November Municipal General Election O.C.G.A. 21-2-381(a)(1)(A)
November 7, 2023 ELECTION DAY (Municipal General/Special Election)
Last day for a voter to submit an absentee ballot cure affidavit (if ballot was received by 7pm on Election day) and
November 13, 2023
any supplemental information to verify a provisional ballot.
Deadline For County Certification of Election Returns for the November Municipal General Election/Special Election.
November 14, 2023
O.C.G.A. §21-2-493(k)
November 27, 2023 Deadline to submit an absentee ballot application for the December Special Election Runoff
December 5, 2023 ELECTION DAY (Special Election Runoff) – Refer to Comprehensive Calendar for Special Runoff Provisions
Deadline For County Certification of Election Returns for December Municipal General Election/Special Election
December 11, 2023
Runoff O.C.G.A. §21-2-493(k)

*O.C.G.A. § 21-2-14. When the last day for the exercise of any privilege or discharge of any duty prescribed or required by this chapter shall fall on a Saturday, Sunday, or legal
holiday, the next succeeding business day shall be the last day for the exercise of such privilege or the discharge of such duty.

Revised: 2023-03-27
City of Stockbridge
MEETING DATE
AGENDA ITEM
07/10/2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
■ OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Kim Allonce
DEPARTMENT: Economic Development
ITEM/PROJECT/EVENT:
Henry County CVB Hospitality Mixer (August 30, 2023)

BACKGROUND INFORMATION:
Council consideration to allow the Henry County CVB to use the Amphitheater (Green Room) on
Wednesday, August 30, 2023 from 4 pm to 8 pm to host its August Hospitality Mixer.

Frederick Gardiner
APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT ■ N/A
CITY TREASURER____________________________________ AMOUNT $
Decatur
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:
Economic Development Staff recommend approval of the request.

Digitally signed by Kim Allonce
Kim Allonce Date: 2023.06.28 15:22:06
Staff Signature______________________________
-04'00'

Signature: Frederick Gardiner (Jun 28, 2023 15:56 EDT)
Email: fgardiner@cityofstockbridge-ga.gov
CVB August Mixer Agenda Request Form
Final Audit Report 2023-06-28

Created: 2023-06-28

By: Kim Allonce (kallonce@cityofstockbridge-ga.gov)

Status: Signed

Transaction ID: CBJCHBCAABAAXA8mUiPxsC4zzfzpf7FthKaD1asIwxYw

"CVB August Mixer Agenda Request Form" History
Document digitally presigned by Kim Allonce (kallonce@cityofstockbridge-ga.gov)
2023-06-28 - 7:22:06 PM GMT

Document created by Kim Allonce (kallonce@cityofstockbridge-ga.gov)
2023-06-28 - 7:23:59 PM GMT

Document emailed to fgardiner@cityofstockbridge-ga.gov for signature
2023-06-28 - 7:24:27 PM GMT

Email viewed by fgardiner@cityofstockbridge-ga.gov
2023-06-28 - 7:54:47 PM GMT

Signer fgardiner@cityofstockbridge-ga.gov entered name at signing as Frederick Gardiner
2023-06-28 - 7:56:32 PM GMT

Document e-signed by Frederick Gardiner (fgardiner@cityofstockbridge-ga.gov)
Signature Date: 2023-06-28 - 7:56:34 PM GMT - Time Source: server

Agreement completed.
2023-06-28 - 7:56:34 PM GMT
City of Stockbridge
MEETING DATE
AGENDA ITEM
JUNE 12, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-04. To consider a request for a Comprehensive
Plan Amendment to assign the "High-Density Residential' designation to three parcels on Flippen Road, to
allow a mixed-use residential development, including commercial and office uses. Applicant: Vista Residential
Partners (c/o Dennis J. Webb., Jr.). The project was approved by ARC on March 29, 2023 as DRI Case #3799
under the name of "Reeves Creek II." PC Action on 5/25/23--Approval with Staff's conditions.
BACKGROUND INFORMATION:
The subject property contains 276.91+/- acres within three parcels:

•Parcel #030-01004000—Large parcel with 249.19 +/- acres, located between Flippen Road and
Interstates 75 & 675.
•Parcel #030-01003001—Medium-sized parcel with 24.97 acres, located at 630 Flippen Road.
•Parcel #030-01004008 -- Small parcel with 2.75 acres, located at 384 Flippen Road.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-04.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

Presentation
For CP-
2022-04
Presented To:
Planning Commission –
May 25, 2023
Mayor and Council –
June 12, 2023
CASE FACTS
§ Applicant: Vista Residential Partners
§ Agent: Dennis J. Webb Jr of Smith, Gambrell & Russell, LLP.
§ Applicant’s Request: Assign the future land use designation of ‘High Density Residential’ to allow
for a construction of a mixed-use residential development
§ Number of Proposed Units Per Acre: 4.84 units per acre
§ Address of Property: 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000
§ Number of Acres: 276.91 acres
§ Project Characteristics: Mostly vacant with four single family residences. The site is wooded with
Reeves Creek and its associated floodplain
§ City Land Use Designation: Medium Density Vertical Mixed Use
§ Sign Posting: May 10, 2023
City of Stockbridge
Comprehensive Plan
(2018-2038)

§ The Future Land Use Designation Map designates
the subject property as Medium- Density Vertical
Mixed Use. However, the current Future Land Use
is incompatible with the requested rezoning to PUD
(Planned Unit Development) district.
§ Therefore, the applicant is seeking a
Comprehensive Plan Amendment to change the
Future Land Use Designation from Medium-
Density Vertical Mixed Use and to assign the future
land use designation of “High Density Residential.”
SURROUNDING LAND USE DESIGNATION
Location Existing Existing Future Land Use
Land Use Designation
Willow Springs; Northbridge Station
(Subdivision)
Property to the North Davidson Landing; Northbridge Crossing Medium Density Residential

Property to the South Northwind; Arbor Cove (Subdivision) Medium-Density Vertical
Mixed Use

Appleton Medium Density Residential;
(Duplex/Triplex Subdivision);

Property to the East Glenn Addy (Subdivision); High Density Residential

Grand Oaks Medium-Density Vertical
Mixed Use
Hillcrest Park
Medium Density Residential

Property to the West Interstate 675 N/A
SURROUNDING LAND USE
DENSITIES
Name of Subdivision Units Estimate Density Per Acres

Willow Springs 150 11.66 units per acre

Glenn Addy 237 5.15 units per acre
Reeves Creek II Mixed Use 1,347 4.84 units per acre
Development
Northbridge Crossing 274 4.83 units per acre
Davidson Landing 72 3.64 units per acre
Appleton 156 2.45 units per acre
Northwind 144 2.08 units per acre
Grand Oaks 33 2.01 units per acre
Hillcrest Park 46 1.84 units per acre
Arbor Cove 72 1.81 units per acre
Northbridge Station 135 1.7 units per acre
Staff Analysis
(Section 9.2.7 of The Provide a mixture of housing options
to attract young professionals,
singles and small families

Unified Development Support increases in residential
density in areas where community

Code)
design standards, environmental
constraints and available
Community Goals and infrastructure capacities can
Policies satisfactorily accommodate the
increased
1. Consistency with the Comprehensive Plan – (pg. 35-39) density.
Create a sense of place for our
The requested Comprehensive Plan Amendment to
community along our commercial
assign the Future Land Use designation to High-Density corridors
Residential is necessary because the proposed density Encourage the development of
would be compatible with the required density for the services to allow the aging population
requested land use designation. In addition, the current to age in place
land use designation of Medium - Density Vertical Mixed Maintaining a family friendly
environment and focus on attracting
Use does not allow the development of townhomes. and retaining young adults.
Furthermore, the proposed mixed-use development is Provide a mixture of housing options
consistent with the policy goals of the City of Stockbridge to attract young professionals,
Comprehensive Plan (2018-2038) that are listed as singles, and small families.
follows on pages 35 and 39: Reduce the impact of new
development through the
preservation of greenspace
Staff Analysis
2. Relation to the Zoning of the Property - The subject property’s requested zoning district is compatible with
the list of permitted zoning districts that are found in the Comprehensive Plan, which includes the requested
PUD (Planned Unit Development) district. Page 50 of the Unified Development Code states that the intent of
the PUD zoning district is “(1) 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, (2) provide an appropriate district for mixed‐use developments, and (3) allow flexibility in design for
environmentally challenged properties.”
3. Suitability of the Site’s Location - The requested future land use designation of High Density Residential
would be compatible with the other surrounding land use designations that are either adjacent or nearby the
subject property which includes the following subdivisions Glen Addy (High Density Residential), Grand Oaks
(Medium-Density Vertical Mixed Use), Willow Springs (Medium Density Residential), and Northbridge Station
(Medium Density Residential).
4. Maintaining the Current Land Use Designation - Due to the location of the subject property along a major
road (Flippen Road) as well as the size of the property, it is unlikely that the type of permitted land uses that are
intended for the Medium Density Vertical Mixed Use would be allowed to be developed on this property.
According to page 43 of the Comprehensive Plan, those uses would include “two to three story buildings,
combining street-level commercial/retail/office uses with second and third stories accommodating office or
lofts/apartments/condominiums.”
Staff Recommendation
§ This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2022-04 would be necessary and desirable for the subject property
in conjunction with the requested rezoning of the property via RZ-2022-05 to allow for
the development of a mixed-use residential development. Therefore, the Planning and
Zoning staff recommends APPROVAL
TO: Mayor/Council
Planning Commission

FROM: Gordon Linton, Planner I

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: May 27, 2023

Subject: #CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-
01004000

I. PURPOSE

Consider a Comprehensive Plan Amendment application by Vista Residential Partners (c/o Dennis
Webb Jr.) to change the Future Land Use Designation from Medium- Density Vertical Mixed Use to
assign the future land use designation of ‘High Density Residential’ to 630 Flippen Road, 384 Flippen
Road, and Parcel #030-01004000 to allow for a construction of a mixed-use residential development,
which will include both commercial and office space. The applicant also submitted a rezoning
application that will be heard concurrently.

II. Background

Proposed Development Mixed-used development with 645 multi-family units,
189 townhome units, 182 senior-living units, 331
single-family detached units, 41,000 square foot office
building to be developed by Vista Residential Partners
Site Address 630 Flippen Road, 384 Flippen Road, and Parcel
#030-01004000
Parcel Identification 630 Flippen Road (#030-01003001); 384 Flippen
Road (#030-01004008) and Parcel #030-01004000

Parcel Acreage 276.91 acres

Applicant Vista Residential Partners represented by Dennis J.
Webb Jr of Smith, Gambrell & Russell, LLP.

Owner 630 Flippen Road is owned by RCVW Land, LLC.
384 Flippen Road is owned by Rodney S. Brown;
Parcel # 030-01004000 is owned by RCVW Land,

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

LLC

City Land Use Designation Medium Density Vertical Mixed Use
City Land Use Zoning PUD (Planned Unit Development)

Number of Proposed Units Per Acre 4.86 units per acre

Current Use Mostly vacant with four single family residences. The
site is wooded with Reeves Creek and its associated
floodplain

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Willow Springs; Northbridge
Property to the North Station (Subdivision) Medium Density Residential
Davidson Landing; Northbridge
Crossing
Property to the South Northwind; Arbor Cove Medium-Density Vertical Mixed Use
(Subdivision)
Appleton Medium Density Residential;
(Duplex/Triplex Subdivision);
Property to the East
Glenn Addy (Subdivision); High Density Residential

Grand Oaks Medium-Density Vertical Mixed Use
Hillcrest Park
Medium Density Residential;

Property to the West Interstate 675 N/A

SURROUNDING LAND USE DENSITIES

Name of Subdivision Units Estimate Density Per Acres

Willow Springs 150 11.66 units per acre

Northbridge Station 135 1.7 units per acre

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

Northwind 144 2.08 units per acre

Arbor Cove 72 1.81 units per acre

Appleton 156 2.45 units per acre

Glenn Addy 237 5.15 units per acre

Grand Oaks 33 2.01 units per acre

Davidson Landing 72 3.64 units per acre

Northbridge Crossing 274 4.83 units per acre

Hillcrest Park 46 1.84 units per acre

Reeves Creek II Mixed Use Development 276.91 4.86 units per acre

III. Findings of Fact

• The subject property was annexed into the City as a result of the passage of the
Stockbridge Annexation Referendum during the November 8, 2022 Citywide election.

• The subject property was evaluated as part of the Development of Regional Impact (DRI
#3799) and was completed by the Atlanta Regional Commission on March 29, 2023.

• The Georgia Regional Transportation Authority (GRTA) approved the project on
December 5, 2022.

• The vicinity of the area is mostly residential with a combination of Medium-Density
Vertical Mixed Use, Medium Density Residential, and High Density Residential.

• The applicant will be seeking a rezoning to assign the zoning classification of PUD
(Planned United Development) to the subject property. This case will be heard
concurrently.

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

IV. Maps and Illustrations

Aerial Photo of 630 Flippen Road, 384 Flippen Road, and Parcel
#030-01004000

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

Zoning Map of 630 Flippen Road,
384 Flippen Road, and Parcel #030-01004000

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

Future Land Use Map of 630 Flippen Road,
384 Flippen Road, and Parcel #030-01004000

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

Conceptual Site Plan of Reeves Creek II Mixed Use Development

V. Analysis

Project Description

The applicant has requested a Comprehensive Plan Amendment to change the Future
Land Use Designation from Medium- Density Vertical Mixed Use to assign the future land
use designation of “High Density Residential” to allow for the development of a mixed-
use residential development, which will include both commercial and office space. The
mixed-use development will have a total of 1,347 units with 645 units in Pod A (Phase I
and Phase II), 182 senior-living units in Pod B, 189 townhome units in Pod C, and 338
single-family units in Pod D.

The Future Land Use Designation Map designates the subject property as Medium-
Density Vertical Mixed Use. However, the current Future Land Use is incompatible with
the requested rezoning to PUD (Planned Unit Development) district. Therefore, the
applicant is seeking a Comprehensive Plan Amendment to change the Future Land Use
Designation from Medium- Density Vertical Mixed Use and to assign the future land use
designation of “High Density Residential.”

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

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 requested Comprehensive Plan Amendment to assign the Future Land Use
designation to High-Density Residential is necessary because the proposed density
would be compatible with the required density for the requested land use designation.
In addition, the current land use designation of Medium - Density Vertical Mixed Use
does not allow the development of townhomes. Furthermore, the proposed mixed-use
development is consistent with the policy goals of the City of Stockbridge
Comprehensive Plan (2018-2038) that are listed as follows on pages 35 and 39:

Provide a mixture of housing options to attract young professionals,
singles and small families

Support increases in residential density in areas where community
design standards, environmental constraints and available
infrastructure capacities can satisfactorily accommodate the increased
density.
Community
Create a sense of place for our community along our commercial
Goals and
corridors
Policies
Encourage the development of services to allow the aging population to
(pg. 35-39) age in place

Maintaining a family friendly environment and focus on attracting and
retaining young adults.

Provide a mixture of housing options to attract young professionals,
singles, and small families.

Reduce the impact of new development through the preservation of
greenspace

#CP-2022-04 For 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000

2. Relation to the Zoning of the Property.

• The subject property’s requested zoning district is compatible with the list of permitted
zoning districts that are found in the Comprehensive Plan, which includes the
requested PUD (Planned Unit Development) district. Page 50 of the Unified
Development Code states that the intent of the PUD zoning district is “(1) 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, (2) provide an appropriate district for mixed‐use developments, and (3)
allow flexibility in design for environmentally challenged properties.”

3. Suitability of the Site’s Location.

• The requested future land use designation of High Density Residential would be
compatible with the other surrounding land use designations that are either adjacent
or nearby the subject property which includes the following subdivisions Glen Addy
(High Density Residential), Grand Oaks (Medium-Density Vertical Mixed Use), Willow
Springs (Medium Density Residential), and Northbridge Station (Medium Density
Residential).

4. Maintaining the Current Land Use Designation.

• Due to the location of the subject property along a major road (Flippen Road) as well as
the size of the property, it is unlikely that the type of permitted land uses that are
intended for the Medium Density Vertical Mixed Use would be allowed to be developed
on this property. According to page 43 of the Comprehensive Plan, those uses would
include “two to three story buildings, combining street-level commercial/retail/office uses
with second and third stories accommodating office or lofts/apartments/condominiums.”

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2022-04 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of the property via RZ-2022-05 to
allow for the development of a mixed-use residential development. Therefore, the
Planning and Zoning staff recommends APPROVAL.

FIRST AMENDED STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the
Rezoning
And
Future Land Use Map Amendment Applications

of

VISTA RESIDENTIAL PARTNERS

for

± 278.4 Acres of Land
located in
Land Lots 26, 38 and 39,
12th District, Henry County

REZONE: PUD to PUD
FLUMA: Mixed Use (Henry County) to HDR

Submitted for Applicant by:

Dennis J. Webb, Jr.
Kathryn M. Zickert
J. Alexander Brock
Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500
I. INTRODUCTION

The Applicant owns ± 278.4 acres of land located in Land Lots 26, 38 and 39, 12th

District of Henry County (the “Subject Property”), which was recently annexed from

unincorporated Henry County into the City of Stockbridge. The Applicant files this request to

(a) rezone the Subject Property to the Stockbridge designation of PUD (Planned Unit

Development) with an approved regulating plan and (b) amend the Future Land Use Map

designation for the Subject Property to HDR (High Density Residential) under the City’s

Comprehensive Plan (the “Comp Plan”).1

Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). At the time, the Subject Property was part of a larger, ± 436.3 acre

tract (the “Master Development Tract”). The Master Development Tract had been authorized for

a mixed residential, office and commercial development that includes, among other things, 1,643

dwelling units (apartments, townhomes, duplexes, senior-living, and single-family detached),

three hotels, fourteen office buildings and over 300,000 square feet of restaurant and retail space,

among other things (the “Master Mixed-Use Development).2 The gross residential density

approved was 10.15 units per acre. The Applicant’s right to construct the Master Mixed-Use

Development was fully vested at the time of annexation.

The Subject Property represents the residential component of the Master Mixed-Use

Development. The Applicant plans a total of 1,347 residential units, as opposed to the 1,643

1 The Subject Property was brought into the City with no zoning designation. On or about May 8, it was zoned
PUD without a regulating plan. The Subject Property has never been given a Comp Plan designation.

2 As part of the zoning process, the Master Mixed-Use Development was also reviewed as a Development of
Regional Impact (“DRI”) and approved (DRI 2996 Reeves Creek (October 3, 2019)).
originally approved, at a gross density of 4.84 units per acre. The dwellings will be spread

among multifamily units (645), townhome units (189), senior-living units (182) and single-

family detached units (331). As for the non-residential piece, the Applicant proposes 41,000

square feet of office space and a small commercial component fronting Flippen Road.3

The development proposed for the Subject Property has been thoughtfully designed. For

example, the more intense multi-family uses are concentrated in the center of the site and the

townhome units clustered along the I-75 frontage. Single family detached units and senior living

units have been placed at the outer edges of the development, serving as a transition and step-

down in intensity to the existing uses to the north and south. Further, the development has been

devised to maximize use of the natural environment. The Subject Property is bisected by Reeves

Creek. The development activates this natural amenity and puts a premium on open space,

providing ± 71.23 acres or ± 25.6% of the total land area. Similarly, the development has been

planned to promote pedestrian connectivity by offering an extensive sidewalk network

throughout. Finally, requisite parking has been provided.

The Applicant submits this document as a Statement of Intent with regard to this

Application, a preservation of the Applicant’s constitutional rights, a written justification for the

Application, and an analysis of the factors to be considered for a rezoning per the City of

Stockbridge Unified Development Code (“UDC”), § 9.2.2. A Site Plan has been filed with the

original Application, along with the other required materials.

II. HISTORY

3 The non-residential components were added at the request of Planning Staff.

SGR/42760125.1
Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). The City of Stockbridge annexed the Subject Property, effective

January 1, 2023. The Subject Property was brought into the City with no zoning but was

subsequently zoned PUD on May 8, 2023 without a regulating plan. To date, the Subject

Property has no Future Land Use Map designation.

III. IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was previously located in unincorporated

Henry County. The development proposed is consistent with the Future Land Use Map

(“FLUM”) designation in that jurisdiction, which is “Mixed-Use.” Concurrent with the

rezoning, the Applicant requests that the City designate the Subject Property as HDR (High

Density Residential). The proposed development is consistent with this designation and will

advance a number of policy goals outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, singles, and

small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.
SGR/42760125.1
In addition, the HDR designation is compatible with character area designations adjacent

and nearby (i.e. there is “Low Density Vertical Mixed-Use” to the North, “Medium Density

Vertical Mixed-Use” and “High Density Residential” to the South and “High Density

Residential” to the East). Finally, the Subject Property was included within the City’s proposed

Annexation Map. Hence, the City chose to annex the Subject Property with full knowledge of

the entitlements currently in place and an obligation to maintain the allowed uses (See, e.g., UDC

at § 9.8).

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
The development scheme for the Subject Property was established in May of 2019, when

Henry County rezoned the Subject Property to allow for the Master Mixed-Use Development.

The requested rezoning will simply allow the Subject Property to have a comparable zoning

district in the City of Stockbridge, as required by City Ordinance (See, e.g., UDC at § 9.8).

C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Master Mixed-Use Development has already been approved at the time of

annexation. Hence, any potential impacts on the zoning district, the property, the neighborhood

and the community have been considered, have been endorsed and are imminent. It should be

noted, however, that the current proposal lessens the intensity of the residential component of the

Master Mixed-Use Development from that originally approved, which will conversely lessen the

impacts to the area in which the Subject Property is located.

SGR/42760125.1
D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property comprises ± 278.4 acres and consists of a mixed-use

development designed to accommodate a diverse range of residents, including single-persons,

families and senior citizens, and to provide a variety of housing types. Hence, the Subject

Property has been designed in essence as a stand-alone district. It is also adjacent to properties

with compatible and complimentary designations on the City’s FLUM (“Low Density Vertical

Mixed-Use” (North); “Medium Density Vertical Mixed-Use” and “High Density Residential”

(South) and “High Density Residential” (East)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The Master Mixed-Use Development has already been approved. Hence, its impact on

the aesthetic character of existing and future uses of the property and the surrounding area have

been contemplated and authorized. Further, both the previously sanctioned use and the use

proposed through this application are consistent with the City’s future development desires for

the properties that surround it, as indicated on the City’s FLUM.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Please see C, D and E above.

G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant

proposes to create a new, vibrant and modern development that diversifies the housing stock

available and advances a number of goals outlined in the City’s Comprehensive Plan. See, e.g.,

Comp Plan at pp. 37-39.

SGR/42760125.1
H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
This application was reviewed as a DRI. Hence, impacts to water, sewer, public facilities

and public services were evaluated and mitigation, if necessary, required. The Applicant notes,

however, that it has provided a sewer capacity letter with this application indicating that water

and sewer are available to serve the Subject Property, with upgrades that the Applicant is willing

to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
This application has been reviewed as a DRI and a traffic study was generated through

that process. Impacts to traffic safety and congestion were considered and mitigation, if

necessary, provided. It is important to note, however, that the Applicant is reducing the density

allowed on the Subject Property now as-of-right. Hence, the traffic impacts from this

development will be less than the development currently permitted.

J. HOW THE PROPOSAL IMPACTS ENVIRONMENTAL CONDITIONS,
INCLUDING, BUT NOT LIMITED TO, DRAINAGE, SOIL EROSION AND
SEDIMENTATION, FLOODING, AIR QUALITY, WATER QUALITY AND
QUANTITY.
The Applicant will mitigate any potential impacts to the environment by following all

City, County, State and Federal requirements related to drainage, soil erosion and sedimentation,

flooding, air quality, and water quality and quantity.

K. HOW THE PROPOSAL IMPACTS THE PROVISIONS OF ADEQUATE LIGHT
AND AIR.
The proposal will have no negative impacts on the provision of adequate light and air.

See also J, above.

SGR/42760125.1
L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
The impacts from the development proposed should be comparable to those from the

Master Mixed-Use Development and should result in an increase in property values in the area.

As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, mixed-residential neighborhood that will deliver quality design and

construction, all of which should “raise-the-bar” for future development on adjacent and nearby

properties and generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
The current proposal is consistent with the existing regulations in Henry County.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have no greater impact on the integrity of adjacent and nearby

residential neighborhoods than the Master Mixed-Use Development.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district or Comp

Plan designation other than that requested is unconstitutional and contrary to the best interest of

the health and welfare of the citizens of the City of Stockbridge, and constitutes an arbitrary and

capricious act. As a result, the City of Stockbridge Unified Development Code is in violation of

Article I, Section I, Paragraphs 1 and 2 of the Constitution of the State of Georgia 1983; Article

I, Section III, Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II,

Paragraph 3 of the Constitution of the State of Georgia, 1983. Furthermore, the current zoning

SGR/42760125.1
violates the due process clause and equal protection clauses of the Fifth and Fourteenth

Amendments to the Constitution of the United States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

or Comp Plan designation other than that requested is unconstitutional in that it renders the

Subject Property unusable and destroys its marketability. Therefore, the current zoning

constitutes a taking of the Applicant’s property without just and adequate compensation and

without due process of law in violation of the Fifth and Fourteenth Amendments to the United

States Constitution and in violation of Article I, Section I, Paragraph 1 and Article I, Section III,

Paragraph 1(a) of the Constitution of Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

V. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning and

Future Land Use Map Amendment Applications at issue be approved. The Applicant also

SGR/42760125.1
invites and welcomes any comments from Staff or other officials of the City of Stockbridge so

that such recommendations or input might be incorporated as conditions of approval.

This 19th day of May, 2023.

Respectfully submitted,

Dennis J. Webb, Jr.
Kathryn M. Zickert
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

SGR/42760125.1
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

295 ft

Parcel ID 030-01004008 Class R Owner BROWN RODNEY S Land
$34,500
Property 384 FLIPPEN RD Acreage 2.75 Address 384 FLIPPEN RD Value:
Last 2 Sales
Address STOCKBRIDGE GA Building
$176,900 Date Price Reason Qual
District County/UnIncorp 30281 Value:
9/8/2011 $0 FAMLY/GIFT U
Misc
$0 CONTIGUOUS
Value: 6/29/2011 $86,500 U
PROPERTY
Total
$211,400
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

590 ft

Parcel ID 030-01003001 Class R Owner RCVW LAND LLC Land
$501,000
Property 630 FLIPPEN RD Acreage 24.97 Address 2964 PEACHTREE Value:
Address RD STE 585 Building Last 2 Sales
$249,000
District County/UnIncorp ATLANTA GA 30305 Value: Date Price Reason Qual
Misc 1/22/2021 $750,000 OTHER U
Value: 12/29/1995 $0 FAMLY/GIFT U
Total
$750,000
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

1,180 ft

Parcel ID 030-01004000 Class R Owner RCVW LAND LLC Land
$6,576,100
Property Acreage 249.19 Address 2964 PEACHTREE RD Value: Last 2 Sales
Address STE 585 Building Date Price Reason Qual
$350,300
District County/UnIncorp ATLANTA GA 30305 Value: MULTI
10/26/2021 $7,600,000 U
Misc PARCEL
$1,900
Value: D OF
2/13/1992 $0 U
Total ASSNT
$6,928,300
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
REGIONAL REVIEW FINDING

DATE: March 29, 2023

TO: Mayor Anthony Ford, City of Stockbridge
ATTN TO: Ryan Anderson, Chief Planner, City of Stockbridge
FROM: Mike Alexander, Director, ARC Center for Livable Communities
RE: Development of Regional Impact (DRI) Review

ARC has completed a regional review of the below DRI. ARC reviewed the DRI’s relationship to regional plans,
goals and policies – and impacts it may have on the activities, plans, goals and policies of other local
jurisdictions as well as state, federal and other agencies. This final report does not address whether the DRI
is or is not in the best interest of the host local government.

Name of Proposal: Reeves Creek II DRI 3799
Submitting Local Government: City of Stockbridge
Date Opened: March 7, 2023 Date Closed: March 29, 2023

Description: A DRI review of a proposal to construct a mixed-use project with 828 multi-family units, 191
townhomes, 41,000 SF of office space, 5,000 SF of retail space, and 328 single-family detached units on a
278-acre site off of Flippen Road in the City of Stockbridge in Henry County.

Comments:

Key Comments

The Atlanta Region’s Plan assigns the Established Suburbs growth management designation to the project
site. The project is somewhat aligned with Established Suburbs policy recommendations which note:
“Preservation of existing single-family neighborhoods is important…infill and redevelopment will occur in
areas of retail/commercial concentrations, especially commercial corridors.”

The provision of 89 acres of floodplain and other natural areas is supportive of regional environmental
policies.

The projects inclusion of a range of housing types – single-family detached, single-family attached, multi-
family, and senior housing is highly aligned with regional housing policies.

The project is expected to generate approximately 9,582 daily new vehicular trips; several improvements to
mitigate project generated vehicular traffic are identified in the TIS.
The inclusion of a multi-use trail within the project with a connection to the regional Reeves Creek Trail is
supportive of regional multi-modal transportation policies.

The provision of a small amount of neighborhood serving retail is supportive of regional multimodal
policies; locating the retail use closer to the denser residential areas would improve access and further
support vehicular trip reduction.

Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

The project is located within the Little Cotton Indian Creek Water Supply Watershed which is a public water
supply source for Clayton County. As such, more restrictive stream buffers and impervious limits than
those provided may actually be required under state law and the City of Stockbridge should follow up
accordingly to ensure that all applicable water supply watershed regulations are met.

An area at the center of the property south of Reeves Creek appears to show a channelized or piped stream
with what appear to be the City stream buffers but no State 25-foot Sediment and Erosion Control Buffer.
If there is actually a stream in this location, the State Buffer also needs to be shown and accomodated by
the development footprint.

General Comments

The Atlanta Region’s Plan, developed by ARC in close coordination with partner local governments, is
intended to broadly guide regional development in the 12-county metro region to ensure that required
infrastructure and resources are in place to support continued economic development and prosperity. The
Plan assigns a relevant growth management category designation to all areas in the region– Established
Suburbs for this project - and provides accompanying growth policy recommendations which are detailed
at the end of these comments.

The proposed mix of uses is supportive of regional growth, placemaking and multi-modal transportation
policies. However the location of the office uses seems somewhat isolated from nearby commercial areas.
The inclusion of a small amount of neighborhood retail offers the chance for project residents to reduce or
shorten trips for daily necessities. However, its proposed location is somewhat isolated from the multi-
family residential and office areas where the bulk of the customers would be drawn from. Ideally the retail
could be located next to the office uses in walking distance of the multi-family buildings.

Transportation and Mobility Comments

ARC’s Transportation Access and Mobility Group comments are attached.
The project is projected to generate 9,582 daily new vehicular trips; a number of roadway improvements to
mitigate the traffic impact are proposed.

The inclusion of a multi-use trail is supportive of regional multi-modal transportation policies.The final
layout of the trail should be carefully studied to provided optimal multi-modal transportation connectivity
within the site and as well as to the adjacent Reeves Creek Trails.

Care should be taken to ensure that the development, as constructed, promotes an interconnected,
functional, clearly marked and comfortable pedestrian experience on all driveways, paths, entrances, and
parking areas. To the maximum extent possible, new driveways and intersection corners where
pedestrians will cross should be constructed with minimal curb radii to reduce speeds of turning vehicles
and decrease crossing distances for pedestrians.

No EV charging spaces appear to be provided; provision of adequate EV charging spaces would be
supportive of regional EV infrastructure policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

ARC Natural Resources Group Comments

ARC’s Natural Resources Group comments are attached.

The proposed project property is located entirely within the Little Cotton Indian Creek Water Supply
Watershed which is a public water supply source for Clayton County. It is classified as a small (less than 100
square mile) water supply watershed. Under the Georgia Planning Act of 1989, all development in a small
public water supply watershed is subject to the DNR Part 5 Water Supply Watershed Minimum Criteria
(Chapter 391-3-16-.01, Criteria for Water Supply Watersheds) unless alternative criteria are developed and
adopted by the jurisdiction according to the requirements of the Part 5 criteria and are then approved by
Georgia EPD. The minimum criteria include a 100-foot vegetative buffer and 150-foot impervious setback
along all perennial streams within 7 miles upstream of a public water supply reservoir or public water
supply intake. This project is within 7 miles of the reservoir and, based on the USGS coverage for the
project area, is crossed by one perennial stream, Reeves Creek. In addition, without approved alternate
criteria, impervious surface is limited to 25 percent of the basin area. While an online search of City of
Stockbridge ordinances and agendas indicate that a watershed protection ordinance was adopted by the
City sometime before April, 2001, the requirements of that ordinance have not been found and it is not
known if ordinance is still in effect or whether it follows the Henry County Watershed Protection Ordinance
standards for Little Cotton Indian Creek, which include a perennial stream 200-foot impervious surface
setback.

The USGS coverage for the project areas shows Reeves Creek crossing the property with an intermittent
tributary to Reeves Creek on the eastern side of the property. The site plan shows three additional
unmapped tributaries to Reeves Creek on the property. The submitted site plan shows 50-foot undisturbed
buffer and a 75-foot impervious surface setback required under the City of Stockbridge Stream Buffer
Ordinance as well as the State 25-foot Sediment and Erosion Control Buffer on all streams. An area at the
center of the property south of Reeves Creek shows what appear to be the City buffers, but no State 25-
foot Sediment and Erosion Control Buffer, and appears to be channelized or piped. If this is a stream, the
State Buffer also needs to be shown. As noted above, the project property is within Clayton County’s Little
Cotton Indian Creek Water Supply Watershed and is within 7 miles of the public water supply reservoir.
Reeves Creek, as a perennial stream, may be subject to the DNR Part 5 Water Supply Watershed Minimum
Criteria’s 100-foot vegetative buffer and 150-foot impervious setback, unless alternate criteria have been
adopted and approved by Georgia EPD.

Any unmapped streams on the property may also be subject to the City’s Stream Buffer Ordinance. All
streams as well as any other waters of the state on this property are also subject to the State 25-foot
Sediment and Erosion Control Buffer.

Environmental Comments

A total of 89 acres of forested floodplain and stream buffer area associated with Reeves Creek is proposed
to be retained. Additional retention of these areas would be desirable and in keeping with regional goals
regarding carbon sequestration and climate change/heat island effect mitigation. Designation of this area
as managed open/conservation space could meaningfully reduce the overall impact of the project. There
may be potential opportunities for linking these fragmented undeveloped areas with adjacent undeveloped
or protected areas to ensure their maintenance and potential use for recreation or habitat preservation.
Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

The project can further support The Atlanta Region's Plan in general by incorporating other aspects of
regional policy, including green infrastructure and/or low-impact design, e.g., pervious pavers, rain
gardens, vegetated swales, etc., in parking areas and site driveways, and as part of any improvements to
site frontages.

Atlanta Region’s Plan Growth Policy Considerations: Established Suburbs

According to the Atlanta Region’s Plan, Established Suburbs are areas where suburban development has
occurred and are characterized by single-family subdivisions, commercial development, and office,
industrial and multi-family development. These areas represent the part of the region that has recently
reached “build-out.” With few remaining large parcels for additional development, these are the areas in
which the region may see the least amount of land-use change outside of retail and commercial areas.
While there is still room for limited infill development, these areas will begin to focus more on
redevelopment over the next 30 years.

Preservation of existing single-family neighborhoods is important, and wholesale change will most likely
not occur in the single-family subdivisions that make up a majority of these areas. However, infill and
redevelopment will occur in areas of retail/commercial concentrations, especially commercial corridors.
With its provision of a variety of housing options and preservation of floodplain and stream buffer areas,
the project generally aligns with The Atlanta Region's Plan's recommendations for Established Suburbs.
Some revisions to the mix and location of uses and a reduction in the number of surface parking spaces
could further this alignment. City of Stockbridge leadership and staff, along with the applicant team,
should collaborate closely to ensure maximum sensitivity to nearby local governments, neighborhoods,
land uses and natural systems.

THE FOLLOWING LOCAL GOVERNMENTS AND AGENCIES RECEIVED NOTICE OF THIS REVIEW:
ATLANTA REGIONAL COMMISSION GEORGIA DEPARTMENT OF NATURAL RESOURCE GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
GEORGIA DEPARTMENT OF TRANSPORTATION GEORGIA REGIONAL TRANSPORTATION AUTHORITY GEORGIA SOIL AND WATER CONSERVATION COMMISSION
GEORGIA ENVIRONMENTAL FINANCE AUTHORITY GEORGIA CONSERVANCY CLAYTON COUNTY
HENRY COUNTY CITY OF STOCKBRIDGE CITY OF MORROW
CITY OF MCDONOUGH CITY OF JONESBORO

For questions, please contact Donald Shockey at (470) 378-1531 or dshockey@atlantaregional.org. This
finding will be published to the ARC review website located at http://atlantaregional.org/plan-reviews.
0121304ÿ2678ÿ9 ÿÿÿ

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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.
50' LANDSCAPE BUFFER
50' LANDSCAPE BUFFER

WWW.PEC.PLUS
IM FER
75'
BUF
ED
URB
IST FER
A UND UF
NORTH TRACT: 50' SB
IOU
(86) 52' x 120' SINGLE FAMILY LOTS RV
POCKET
OPEN PARK PE
172 SPACES REQUIRED @ 2.0 SP/UNIT SPACE POCKET
344 SPACES (2 GARAGE + 2 DRIVEWAY MASTER 50' LANDSC
PARK
APE BUFFER
SPACES) TO BE PROVIDED AMENITY
AREA
POCKET
PARK

SITE DRIVEWAY #1 FULL ACCESS
Planners & Engineers Collaborative+

50' LANDSCAPE BUFFER
ENTRANCE/EXIT
DRIVEWAY #1
Ex. STOP
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
STOP
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES

APE BUFFER
NORTH TRACT:
TIE INTO COMMERCIAL
DEVELOPMENT FOR (59) 62' x 120' SINGLE FAMILY LOTS 350 RESEARCH COURT STE 200
B ALTERNATE ACCESS IF 118 SPACES REQUIRED @ 2.0 SP/UNIT TRACT NOT
ROAD STUBBED FOR
GRANTED EASEMENT
236 SPACES (2 GARAGE + 2 DRIVEWAY SPACES) INCLUDED PEACHTREE CORNERS, GA 30092
50' LANDSC
FUTURE ACCESS TO
DAVIDSON PARKWAY SITE DRIVEWAY #4 TO BE PROVIDED +/- 13.59 ACRES NORTH TRACT:
75' IM

APE BUFFER
50' UNDISTU
(113) 42' x 120' SINGLE FAMILY LOTS
PERV
IOUS BUFFER

50' UNDISTU
50' LANDSCAPE BUFFER
IOUS 226 SPACES REQUIRED @ 2.0 SP/UNIT
IOUS BUFF
50' LANDSCAPE BUFFER
50' U BUFF

RBED BUFF
452 SPACES (2 GARAGE + 2 DRIVEWAY
NDIS ER

ER
RBED BUFF
TURB
SPACES) TO BE PROVIDED PROJECT
50' LANDSC

ER
ED B
75' IMPERV UFFE

ER
GATED
5' CONCRETE SIDEWALK ALONG
75' IMPERV
ENTRY
ER STREET FRONTAGE, TO BE PLACED
FF
BU R

DRI# 3799
FE
MIN. OF 8' OFF EDGE OF TRAVEL LANE
US UF
IO
RV DB
PE BE
' IM UR
75 IST
ND

POCKET
PARK
50
'U OPEN
SPACE

EXISTING DRIVE TO BE
STORMWATER
FACILITY
REEVES CREEK II
STORMWATER RELOCATED FOR
FACILITY ACCESS TO INTERNAL
PARCELS
STORMWATER
FACILITY
POCKET
75' IM
A MASTER PLANNED RESIDENTIAL
PARK
POCKET
PARK
50' U
NDIS
PER
VIOU
TUR
S BU
BED
FFE
MIXED-USE DEVELOPMENT
BUF EXISTING DRIVE TO BE
FER RELOCATED FOR
ACCESS TO INTERNAL AT
PARCELS
75' IM
PER
50' U VIO
NDIS
TUR
US
BED
BU F
BUF
FER 630 FLIPPEN ROAD
FER
50'
UN
STOCKBRIDGE, GEORGIA 30281
DIS
STORMWATER 75' TU
D FACILITY
IMP
ER
VIO
RB
ED
BU
FFE
US
BU
FFE
R 75'
50'
IMP
UN
ER
VIO
US
CITY OF STOCKBRIDGE/
STORMWATER DIS
FACILITY
TU
RB
ED
BU
BU
FFE
FFE
R 6' BENCH
HENRY COUNTY JURISDICTION

LEGEND:
8' REEVES CREEK MULTI-USE TRAIL 10

BLDG-3
TO END HERE 35 UNITS
3/4 STORY
6' BENCH

Ex. STOP EXISTING SIGNED APPROACH STOP PROPOSED SIGNED APPROACH 11 SPLIT
8' REVEES CREEK
5 10

26
AT
MULTI-USE TRAIL
340 MULTI-FAMILY UNITS
10

RIV 10
BLDG-4
E BLDG-4 35 UNITS

ER
11
ST
RE
ET 35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT 595 SPACES REQUIRED @ 1.75 SP/UNIT 6' BENCH FOR
EXISTING LANE GEOMETRY PROPOSED LANE GEOMETRY ED BUFF
ISTURB 602 SPACES @ 1.77 SP/UNIT
50' UND FF E R 8

S BU 6' BENCH
ERVIOU TO BE PROVIDED
75' IMP 75' IM
10 10 10

PERV
VISTA REALTY PARTNERS
BLDG-2
35 UNITS

IOUS
3/4 STORY

E EXISTING TRAFFIC SIGNAL ACCESS DRIVEWAY
SPLIT
10
9 10 10 12 9
STORMWATER
6' BENCH NEIGHBORHOOD RETAIL

FACILITY
Ex. BLDG-5 BLDG-6 BUFF WITH REVEES CREEK TRAIL
NDIS ER
UNITS 35 UNITS
3/4 STORY 3/4 STORY

TURB HEAD RESTROOMS W/ 62
SPLIT
STORMWATER 10 10
10 12 SPLIT

ED B
FACILITY 26' PRIVATE STREET

PROPOSED TRAFFIC SIGNAL PARKING SPACES
UFFE
7 10 10 11
10

DUMPSTER W/
ENCLOSURE
10 12

POCKET 50' U 8' CROSSWALK TO TIE INTO
PARK
BLDG-6
EXISTING REVEES CREEK
DOG
PARK
35 UNITS
3/4 STORY
BLDG-4
MULTI-USE TRAIL
SITE DATA: BLDG-1
SPLIT
35 UNITS
3/4 STORY BIKE

MUNICIPALITY PROJECT #
SPLIT RACK
35 UNITS
3/4 STORY
NORTH TRACT: SPLIT
10

BLDG-7
BLDG-7
35 UNITS

TOTAL SITE AREA 278.351 ACRES (70) 52' x 120' SINGLE FAMILY LOTS
STORMWATER
FACILITY
11
35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT FULL ACCESS
BLDG-8
35 UNITS
SITE DR ENTRANCE/EXIT
100 YR. FLOODPLAIN & PROPOSED R/W AREA 87.92 ACRES 140 SPACES REQUIRED @ 2.0 SP/UNIT 3/4 STORY
SPLIT IVEWAY DRIVEWAY #2
7 6
#2 (M)
280 SPACES (2 GARAGE + 2 DRIVEWAY
SPACES) TO BE PROVIDED
REVISIONS
CAR 7 6

NET SITE AREA 190.431 ACRES WASH &
MAINT.
RESTROOM
26' PRIVATE
MAINTENANCE
STREET
BLDG-3 REEVES
CREE
PARKIN K TRAIL
OPEN 35 UNITS POCKET
ZONING
1/4" / 12"

CAR WASH
8 12 7 3/4 STORY
SPACE PARK
306 MULTI-FAMILY UNITS
1/4" / 12" 1/4" / 12"

POCKET
1/4" / 12"

10
BLDG-8
SPLIT G LOT
PARK 50' 4
35 UNITS

75' 3/4 STORY
536 SPACES REQUIRED @ 1.75 SP/UNIT NO. DATE BY DESCRIPTION
SPLIT

EXISTING ZONING RA UN
IMP
BLDG-10

30 UNITS AMENITY 536 SPACES @ 1.75 SP/UNIT
FFE
CO
3 STORY

10/25/2022
AREA
1 SL
PA FLAT
TO BE PROVIDED REVISIONS PER STAFF COMMENTS
BU
TO BLDG-9

PROPOSED ZONING PUD - PLANNED UNIT DEVELOPMENT
35 UNITS

BED
Ex. STOP
10
3/4 STORY
FFE
SPLIT

TUR
AND SOLUTION TO NORTH ACCESS
DIS BU POCKET ENTRY
ZONING JURISDICTION
TOWNHOME SETBACK REQUIREMENTS ANNEXED
FRONT TO CITY OF STOCKBRIDGE
- LOADED REAR - LOADED US PARK BLDG-9
GATES

VIO 2 2/2/2023 SL
30 UNITS LEASING
GRTA Updates and Site Plan Changes
ER
3 STORY
CALL OFFICE/
FLAT CLUBHOUSE
STOP
BOX

FRONT YARD SETBACK MIN: 15 FEET MIN: 5 FEET AT
OPEN
COMPACTOR
RIV ET SPACE
'P E
26 STR

REAR YARD SETBACK MIN: 10 FEET MIN: 10 FEET AMENITY
AREA
BLDG-2
30 UNITS
BLDG-1
30 UNITS
3 STORY 3 STORY
POCKET FLAT FLAT
PARK
SIDE YARD MIN: 5 FEET MIN: 5 FEET ENTRY
GATES
IN /
AS E E
RESIDENT
ONLY
RESIDENT
ONLY GATES
RESIDENT
LE FFIC US
O BHO GATES ONLY GATES
U OPEN
CALL CL SPACE
BOX
FULL ACCESS
ENTRANCE/EXIT

DISTANCE BETWEEN BUILDINGS SIDE TO SIDE: 15 FEET MIN

AT
RIV E 10

' P IV
FRONT TO FRONT/BACK TO BACK: 40 FEET MIN 26 DR

G DETACHED SINGLE FAMILY SETBACKS 3
4 SPLIT
SENIOR
STORMWATER BUILDING
FACILITY
FULL ACCESS
OFFICE SITE DRIVEWAY #3 (S)
FRONT YARD SETBACK 20 FEET ENTRANCE/EXIT
3 BLDG. 8' MULTI-USE TRAIL TO TIE INTO
4 SPLIT
SENIOR 7,000 SF
CORNER SIDE YARD SETBACK 10 FEET
BUILDING
AMENTIY
COURTYARD 5' CONCRETE SIDEWALK
OFFICE OFFICE FULL ACCESS
BLDG. COURTYARD BLDG. ENTRANCE/EXIT
DRIVEWAY #3
INTERIOR SIDE YARD SETBACK 5 FEET (MIN. 10 FEET BETWEEN STRUCTURES) 13,500 SF 13,500 SF
CA
OFFICE
AN
REAR YARD SETBACK 20 FEET A BLDG.
AM
EN
IT
7,000 SF
STOP
PO
OL
SCREENING BUFFER AGAINST R DISTRICT 50 FEET TOWNHOME
AMENITY POCKET
DUMPSTER W/
AREA 5' CONCRETE SIDEWALK ALONG
DEVELOPMENT STANDARDS PARK ENCLOSURE

STREET FRONTAGE, TO BE PLACED
42' X 120' LOTS= 113 LOTS MIN. OF 8' OFF EDGE OF TRAVEL LANE
LINEAR
GREEN SPACE
DETACHED SINGLE FAMILY PROVIDED 52' X 120' LOTS= 156 LOTS
H INDEPENDENT SENIOR AGE
62' X 120' LOTS= 59 LOTS
RESTRICTED LIVING 182 UNITS
TOTAL= 328 LOTS BLDG-10
30 UNITS
3 STORY
OFFICE BUILDINGS (41,000 SF) FLAT

(2) 3/4-SPLIT INDEPENDENT UNITS= 182 UNITS 123 SPACES REQUIRED @ 3 SP/ 1,000 SF
SENIOR LIVING UNITS PROVIDED 173 SPACES PROVIDED THIS SEAL IS ONLY VALID IF COUNTER SIGNED
STORMWATER
AND DATED WITH AN ORIGINAL SIGNATURE.
FACILITY

TOTAL SENIOR LIVING UNITS= 182 UNITS

TOWNHOME UNITS PROVIDED 24' X 50' FRONT LOAD TOWNS= 191 UNITS

J:\2020\2006900\De\Annex-Stockbridge\20069.00-Site Zone-7 Annexed-GRTA.dwg - KWood - 2/14/2023 10:38 AM
(191) 24' X 50' FRONT LOAD TOWNHOMES
BLDG-4

MULIT-FAMILY UNITS PROVIDED MUTI-FAMLY UNITS= 340 UNITS 382 SPACES REQUIRED @ 2.0 SP/UNIT 35 UNITS
3/4 STORY
POCKET
PARK
764 SPACES (2 GARAGE + 2 DRIVEWAY SPLIT

MUTI-FAMLY UNITS= 306 UNITS SPACES) TO BE PROVIDED

TOTAL MULTI-FAMILY UNITS= 646 UNITS
TOTAL RESIDENTIAL UNITS PROVIDED 1,347 UNITS

TOTAL NET SITE DENSITY PROVIDED 7.07 DUA (1,347 UNITS/ 190.431 ACRES)

TOTAL GROSS DENSITY PROVIDED 4.84 DUA (1,347 UNITS/ 278.351 ACRES)
POCKET
SITE CONSULTANTS: GSWCC LEVEL II DESIGN PROFESSIONAL
PARK

NEIGHBORHOOD RETAIL SF PROVIDED 5,000 SF CERTIFICATION # 0000059389 EXP. 10/28/2024
TRAFFIC ENGINEER
OFFICE / LIGHT INDUSTRIAL PROVIDED 41,000 SF
A & R ENGINEERING
GRTA SITE
POCKET
PARK

TOTAL COMMERCIAL PROVIDED 46,000 SF ABDUL AMER
2160 KINGSTON COURT, SUITE O SITE LOCATION
OPEN SPACE CALCULATIONS
MARIETTA, GEORGIA 30067
MIN. OPEN SPACE REQUIRED

OPEN SPACE PROVIDED
20% (55.68 ACRES)

25.6% (71.23 ACRES) (INCLUDING FLOODPLAIN)
PHONE: (770) 690-9255
SITE LOCATION PLAN
OWNER/ DEVELOPER CONTACT
0 100 200 400 600
VISTA REALTY PARTNERS
PARKING REQUIREMENTS MICHAEL NEYHART
228 SPACES (1.25 SP/DWELLING UNIT)
SINGLE FAMILY LOTS: 2964 PEACHTREE ROAD, SUITE 585 SCALE: 1" = 200'
MIN. SENIOR LIVING PARKING REQUIRED
ATLANTA, GEORGIA 30305
SENIOR LIVING PARKING PROVIDED 250 SPACES (1.37 SP/DWELLING UNIT) 42' X 120' DETACHED LOTS PHONE: (404) 835-5778 DATE: 08/01/2022
MIN. TOWNHOME PARKING REQUIRED 382 SPACES (2.0 SP/DWELLING UNIT) 52' X 120' DETACHED LOTS PROJECT: 20069.00
CIVIL ENGINEER/ SITE PLANNER
TOWNHOME PARKING PROVIDED 764 SPACES (2 GARAGE + 2 DRIVEWAY)
62' X 120' DETACHED LOTS GRID NORTH

MIN. MULTIFAMILY PARKING REQUIRED 1,130 SPACES (1.75 SP/DWELLING UNIT) PLANNERS & ENGINEERS COLLABORATIVE
KENNETH WOOD
MULTIFAMILY PARKING PROVIDED 1,135 SPACES (1.75 SP/DWELLING UNIT) 350 RESEARCH COURT

G1
K PEACHTREE CORNERS, GEORGIA 30092

MIN. SINGLE FAMILY PARKING REQUIRED 656 SPACES (2.0 SP/DWELLING UNIT)
PHONE: (770) 451-2741
24 HOUR CONTACT:

MIN. SINGLE FAMILY PARKING PROVIDED 1,312 SPACES (2 GARAGE + 2 DRIVEWAY)
www.Georgia811.com
TOTAL RESIDENTIAL PARKING REQUIRED 2,396 SPACES
MICHAEL NEYHART Knowwhat'sbelow. SITE LOCATION MAP FEMA FIRM MAP
TOTAL RESIDENTIAL PARKING PROVIDED 3,461 SPACES Callbefore
GPSyou dig.
CONTROL PT#1
NOT TO SCALE NOT TO SCALE SHEET
GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE AX-22-06

Commission District: 5
Commissioner: Bruce Holmes
Report Prepared by: Yaritza Nieves, Planner III

Applicant: Vista Residential Partners

Property Owners: RCVW Land, LLC;
Rodney S. Brown

Location: 630 Flippen Road, 384 Flippen Road, and undeveloped land on Flippen Road
Land Lots 26, 38, and 39 of the 12th District

Parcel ID(s): 030-01003001, 030-01004000, and 030-01004008

Request: Annexation and Rezoning

BOC Meeting: November 1, 2022

Lot Size: 278.394 +/- acres

Zoning History: The subject property is currently zoned MU (Mixed Use) 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 files indicates that the subject property, as part of a larger
317.661 +/- acre development known as Reeve’s Creek, has been evaluated as a
Development of Regional Impact (DRI #2996) and was issued a Notice of
Decision (NOD) by the Atlanta Regional Commission (ARC) on October 3,
2019.

A review of zoning files indicates that the subject property was rezoned (RZ-19-
01), as part of the larger Reeve’s Creek development, from RA (Residential-
Agricultural) to MU (Mixed Use) on November 19, 2019, by the Henry County
Board of Commissioners with the following conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A, dated October 3, 2019, shall
be met by the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by
the Henry County Department of Transportation (HCDOT), prior to any
certificate of occupancy being issued for that phase of development,
unless conditioned otherwise.

3. The proposed Reeve's Creek Parkway, as illustrated on the site plan
dated August 21, 2019, shall be a four lane roadway with a raised median
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 2
with a width sufficient, meeting the approval of HCDOT, to contain left
turn lanes on approaches where median openings are allowed by
HCDOT.

4. The proposed Reeves Creek Parkway, as illustrated on the site plan dated
August 21, 2019, shall be constructed meeting the approval of HCDOT
prior to the cumulative trip generation of 2,000 trips per day for all
permitted development on any portion of the subject property being met.

5. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to HCDOT standards.

6. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage.

7. No industrial development or uses shall be permitted.

8. The development shall be constructed in substantial compliance with the
preliminary site plan dated August 21, 2019.

9. All disturbed areas shall be sodded, except where landscaping is present
or installed.

10. The development shall not exceed 1,643 dwelling units.

11. All homes shall consist of all sides brick, stone, stucco, or any
combination of two (2) or more of the following materials on all sides
(brick, stone, stucco, or cement fiberboard). Vinyl based products are
only permitted in the soffits, eaves, and fascia.

12. All homes shall be built on site (no modular or manufactured homes).

13. If multiple apartment communities/pods are proposed, each apartment
pod shall be developed as a gated community. The gates shall be
maintained and monitored at the property owner’s expense.

14. Each apartment pod shall provide an amenity package required to consist
of at least three (3) of the following:

a. One (1) junior size Olympic pool and one (1) pool cabana
b. One (1) clubhouse
c. One (1) playground
d. One (1) covered pavilion
e. One (1) dog park
f. One (1) soccer/multi-use field
g. One (1) tennis court
h. Walking trails
i. Fitness facility

15. Each townhome pod shall provide a shared amenity package required to
consist of (at a minimum):
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 3
a. One (1) dog park
b. Walking trails

16. All townhouses shall be a minimum of the following:

a. 1,000 square feet for one bedroom,
b. 1,500 square feet for two bedroom,
c. Additional 200 square feet for each additional bedroom over two
bedroom.

17. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick, stone, stucco or any
combination thereof.

18. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Department prior to issuance of the first sign permit.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: Unincorporated Henry County
West: City of Stockbridge and Unincorporated Henry County

Current Land Use: Single-Family Residences and Undeveloped

Future Land Use: Mixed Use (up to 16.0 dwelling units per acre, net)

Proposed Zoning: As per the application materials, the City of Stockbridge proposes to annex the
subject property from the current zoning classification of MU (Mixed Use) 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 application packet was delivered to Henry County via statutory overnight
delivery, on October 7, 2022, in accordance with O.C.G.A. § 36-36-9, and would
appear to be within the required timeframe as established by O.C.G.A. § 36-36-6.
Confirmation of compliance with O.C.G.A. § 36-36-6 could not be confirmed as
the annexation application materials are not dated with the date that the
application was accepted by the City of Stockbridge.

The City of Stockbridge intends to annex the subject property consisting of
278.394 +/- acres from the current zoning classification of MU (Mixed Use) to
the City of Stockbridge PUD (Planned Unit Development) zoning district. With
the amendment of the City of Stockbridge Unified Development Code on March
14, 2022, the new PUD zoning district is currently the only mixed use zoning
district for the City of Stockbridge and encompasses the previous PTD (Planned
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 4
Town Development), MUND (Mixed Use Neighborhood Development), and
TND (Traditional Neighborhood Development) zoning districts.

The Future Land Use Map (FLUM), as part of the Henry County/Cities Joint
2040 Comprehensive Plan, designation of the subject property is Mixed Use.
Mixed Use areas are described in the Comprehensive Plan as areas which include
parcels that are developed with a minimum of two uses as well as developments
that may be used for a mixture of uses as provided by ordinance. The Mixed Use
FLUM designation supports developments with a density of up to 16.0 dwelling
units per acre, net.

The applicant is requesting concurrent rezoning for the subject property for a
mixed single-family, multi-family apartments, townhomes, and
senior/independent living residential development, consisting of a total of 1,347
dwelling units. As per the application materials provided, the proposed
development for the subject property has a gross density of 4.89 dwelling units
per acre. As per the application materials provided, the proposed development for
the subject property has a net density of 7.07 dwelling units per acre. The
applicant’s request would appear to be consistent with the Mixed Use FLUM
designation of the subject property, which supports mixed use developments with
a net density of up to 16.0 dwelling units per acre, as described within the Henry
County/Cities Joint 2040 Comprehensive Plan.

The subject property is within an area designated by the Henry County/Cities
Joint 2040 Comprehensive Plan as an Activity Center Character Area. Activity
Center Character Areas are described within the Henry County/Cities Joint 2040
Comprehensive Plan as the main retail and commercial districts outside of
traditional town centers within Henry County. These areas may have higher
density of housing developed in a mixed used environment. Strategic policies for
these areas include:

 For new developments to meet the everyday needs of neighboring
communities;
 Encouraging mixed use within sites and within buildings;
 Encouraging parking management strategies;
 Multimodal hubs with quality streetscapes and transportation amenities;
 Requiring new developments to develop quality streetscapes and
transportation amenities; and
 Creating great public spaces and thoroughfares with well balanced,
fiscally sound, infrastructure investments to promote reliable trips.

Implementation policies include:

 Encourage mixed use within sites and within buildings;
 Encourage parking management strategies including shared parking
arrangements;
 Require sidewalks on both sides of streets both externally and internally
to new developments that connect to buildings;
 Promote high quality design of public spaces and the public realm that is
integrated within a development;
 Encourage Green Infrastructure and reductions in impervious surfaces;

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 5
 Require new developments to develop quality streetscapes and
transportation amenities;
 Incorporate appropriate end-of-trip facilities such as bicycle racks,
showers/ locker rooms, etc., within new and existing developments;
 Encourage active ground floors, pedestrian scale design, and pedestrian
amenities in new developments and redevelopment of existing sites; and
 Encourage intra-parcel connectivity and new development should not
preclude future connections.

Although the subject property, as part of a larger 317.661 +/- acre development
known as Reeve’s Creek, has already been evaluated as a Development of
Regional Impact (DRI #2996) and was issued a Notice of Decision (NOD) by the
Atlanta Regional Commission (ARC) on October 3, 2019, the currently proposed
development varies substantially to the original proposal as evaluated per the
review of DRI #2669. As per the Official Compilation of the Rules and
Regulations of the State of Georgia, Ga. Comp. R. & Regs. r. 110-12-7-.05, the
ARC may determine that previously submitted DRIs may be subject to
subsequent evaluation as a new DRI if the project changes are substantial enough
to warrant this. The ARC has determined that reevaluation is warranted in this
case. A new DRI application has been submitted and accepted by the ARC for
the subject property (Reeve’s Creek II, DRI #3799).

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.

While it is Planning & Zoning staff’s opinion that there are no grounds for
objection for this annexation request as per O.C.G.A. § 36-36-113, Planning &
Zoning Staff would encourage the City of Stockbridge to consider the zoning
conditions placed upon the subject property as part of their zoning approval (RZ-
19-01) in their evaluation of this annexation and rezoning request. These zoning
conditions are described in Resolution 19-287 which is attached hereto. Planning
Staff would also encourage the City of Stockbridge to consider the findings of
the DRI review upon completion, including, but not limited to, the
recommendations as per the Final Report and the recommendations of the Notice
of Decision (NOD), in their evaluation of this request at the time of zoning.

Upon review of application materials, including DRI #3799 materials, Planning
and Zoning Staff would encourage the City of Stockbridge to consider the
additional Staff recommended conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A for DRI #3799 shall be met by
the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 6
the City of Stockbridge, prior to any certificate of occupancy being
issued for that phase of development, unless conditioned otherwise.

3. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to City of Stockbridge standards.

4. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage. This preservation strip shall be
under one owner, rather than included within residential building lots.
Where road widening as part of site development requires, additional
right-of-way may be required.

5. Sidewalks shall be provided along the subject property’s frontage along
Flippen Road and shall be a minimum of ten feet (10’) wide.

6. Sidewalks for the use of pedestrians and bicyclists shall be provided
throughout the development and shall connect to paths, residential areas,
amenity areas, and commercial areas. Sidewalks shall be paved and a
minimum of eight feet (8’) wide. Benches and/or similar resting areas
shall be paved and provided along sidewalks, outside of the paved
sidewalk path.

7. All commercial uses shall provide bicycle racks, storage, or spaces.
Bicycle racks, storage, or spaces shall be located near the entrance of an
establishment and/or near a sidewalk. Any bicycle spaces shall be posted
as such.

8. An area equal to one (1) percent of the total floor area within the
development shall be provided as public space. Public space(s) shall be
within view of a public roadway and accessible to pedestrians via
sidewalk(s). Public spaces can include transit stops, plazas, courtyards,
atriums, pavilions, or other similar public spaces with benches and/or
seating areas. At least one (1) covered pavilion with tables and seating
areas shall be provided.

9. The development shall be constructed in substantial compliance with the
DRI Site Plan (Master Rezoning Plan prepared by PEC+, dated August
1, 2022).

10. The development shall not exceed 1,347 dwelling units.

11. Senior living units shall be limited in accordance with the federal Fair
Housing Act and the federal Housing for Older Persons Act, 42 U.S.C. §
3601, et seq., and the Georgia Fair Housing Act, O.C.G.A. § 8-3-200, et
seq. to require that at least eighty percent (80%) of all dwellings within
the development must be occupied by at least one (1) person who is over
the age of fifty-five (55), and that no individual under the age of nineteen
(19) may be a permanent resident. The development shall publish and
adhere to policies and procedures that demonstrate the intent to operate
as "55 or older" housing community and shall comply with the United
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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 7
States Department of Housing and Urban Development (HUD)
regulatory requirements for age verification of residents.

12. All homes shall consist of all sides brick or stone. Up to 20% of each
elevation may be of a different accent material such as cement
fiberboard. Vinyl based products are only permitted in the soffits, eaves,
and fascia.

13. All homes shall be built on site (no modular or manufactured homes).

14. Each townhome and apartment pod/development shall be developed as a
gated community. The gates shall be maintained and monitored at the
property owner’s expense.

15. All single-family homes and townhomes shall have two-car garages. All
garages shall be side or rear entry where feasible, provided that all corner
lots have a side entry garage.

16. All single-family and townhome driveways shall be a minimum of forty
feet (40’) in length measured from the back of curb with a minimum
width of twenty feet (20’).

17. Each townhome and apartment pod shall provide an amenity package
required to consist of at least four (4) of the following:

a. One (1) resort style pool and one (1) pool cabana
b. One (1) minimum 2,000 square foot clubhouse
c. One (1) playground with benches
d. One (1) minimum 1,500 square foot covered pavilion
e. One (1) dog park
f. One (1) tennis court or basketball court
g. Fitness facility

18. Walking trails and pocket parks with benches or other similar resting
areas shall be provided throughout the development and shall connect to
sidewalks, residential areas, and/or amenity areas.

19. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick or stone.

20. An undisturbed or enhanced minimum 50-foot buffer shall be maintained
around the southern and northern property lines of the property. This
buffer shall include new evergreen tree plantings, but shall otherwise be
undisturbed. New evergreen trees planted in this buffer shall be a
minimum of 6’ in height at time of installation.

21. All required buffers shall be located outside of any building lot.

22. Stormwater management facilities can be included as passive open space
only if they are landscaped, maintained as a feature of the development,
and walking trails or multi-use paths are included around the entirety of
the pond which connect to sidewalks or multi-use paths within the
development.

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 8
23. No portion of any stormwater management facility that are not used as
passive open space, as per other conditions, shall be located on any
portion of a building lot. Stormwater management facilities which are
not passive open space, as per other conditions, shall be secured by a 5-
foot high fence and shall have a minimum ten-foot (10’) undisturbed or
enhanced screening buffer. All driveways, access easements, and
emergency access easements must be paved and dust free.

24. All disturbed areas shall be sodded, except where landscaping is present
or installed.

25. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Division of the Community Development Department prior to
issuance of the first sign permit.

Attachments:
 Resolution 19-287 (RZ-19-01)
 DRI #2996 Notice of Decision
 RZ-19-01 Site Plan, dated August 21, 2019
 Zoning Map
 Future Land Use Map
 Application Packet
 City of Stockbridge Rezoning Application Packet
 City of Stockbridge Comprehensive Plan Amendment Application Packet
 DRI #3799 Site Plan, dated August 1, 2022

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Legend
AX-22-06
RS
RMH
RM
RD
RA
R-4
R-3
R-2
R-1
PD
OI
MU
MR2
MR1
M-2
M-1
DTRC
DTMU
CITY
C-3
C-2
C-1

Scale: 1"= 1000'

Current Zoning Map
This map is for graphical
representation only. It is
not a legal document.
Future Land Use Map

AX-22-06 RR - Rural Residential COM - Commercial PRC - Park/Recreation/Conservation

FLU LD - Low Density Residential OI - Office Institutional TCU - Transportation/Communication/Utilities
CITY MD - Medium Density Residential INDUS - Industrial
MX - Mixed Use HD - High Density Residential PI - Public/Institutional
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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:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/13/2022 2:26 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+ SURVEYING & CONSTRUCTION
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:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/16/2022 1:55 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+SURVEYING & CONSTRUCTION
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
City of Stockbridge
MEETING DATE
AGENDA ITEM
JUNE 12, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2022-05. To consider a request for a Rezoning to assign the 'PUD' (Planned Unit
Development) district to three parcels on Flippen Road, to allow a mixed-use residential development,
including commercial and office uses. Applicant: Vista Residential Partners (c/o Dennis J. Webb., Jr.). The
project was approved by ARC on March 29, 2023 as DRI Case #3799 under the name of "Reeves Creek II."
PC Action on 05/25/23--Approval with Staff's conditions.
BACKGROUND INFORMATION:
The subject property contains 276.91+/- acres within three parcels:

•Parcel #030-01004000—Large parcel with 249.19 +/- acres, located between Flippen Road and
Interstates 75 & 675.
•Parcel #030-01003001—Medium-sized parcel with 24.97 acres, located at 630 Flippen Road.
•Parcel #030-01004008 -- Small parcel with 2.75 acres, located at 384 Flippen Road.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2022-05.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

Presentation
For RZ-2022-
05
Presented To:
Planning Commission – May 25,
2023
Mayor and Council – June 12,
2023
Case Facts
• Applicant: Vista Residential Partners
• Agent: Dennis J. Webb Jr of Smith, Gambrell & Russell, LLP.
• Applicant’s Request: assign the ‘PUD’ (Planned Unit Development) district to certain property on
Flippen Road, to allow for the construction of a mixed-use residential development, including
commercial and office uses.
• Number of Proposed Units Per Acre: 4.86 units per acre
• Address of Property: 630 Flippen Road, 384 Flippen Road, and Parcel #030-01004000
• Number of Acres: 276.91 acres
• Project Characteristics: Mostly vacant with four single family residences. The site is wooded with
Reeves Creek and its associated floodplain
• City Zoning (MU – Henry County)
• City Land Use Designation: Medium Density Vertical Mixed Use
• Sign Posting: May 10, 2023
Zoning History
• Henry County rezoned the Subject Property from RA (Residential-
Agricultural) to MU in May of 2019 (RZ-19-01). At the time, the Subject
Property was part of a larger, ± 436.3-acre tract (the “Master Development
Tract”). The Master Development Tract has been authorized for a mixed
residential, office and commercial development that includes, among other
things, 1,643 dwelling units (apartments (four-stories), townhomes,
duplexes, senior-living (four-stories) and single-family detached), three four-
story hotels, fourteen office buildings and over 300,000 square feet of
restaurant and retail space, among other things (the “Master Mixed-Use
Development.
• The subject property was annexed into the City as a result of the passage of
the Stockbridge Annexation Referendum during the November 8, 2022
Citywide election.
• The subject property was evaluated as part of the Development of Regional
Impact (DRI #3799) and was completed by the Atlanta Regional Commission
on March 29, 2023.
• The Georgia Regional Transportation Authority (GRTA) approved the project
on December 5, 2022.
Reeves Creek I vs Reeves Creek II Site Plan
Reeves Creek I Site Plan Reeves Creek II Site Plan
Henry County approval (May 2019) (City of Stockbridge Proposal)
436.3 +/- acres 276.91 +/- acres
1,643 units 1,361 units
10.15 units per acre 4.84 units per acre
3 hotels
Retail Shops
3 Restaurant Outlets
Office – 41,000 square foot
Medical Office Park (14 office buildings)
Retail Power Center
Warehouse 5,000 square feet of retail space
Home Improvement Warehouse
Retail Anchor/Shops (310,000 square feet)
Restaurants and Retail (Parkway)
Office and Flex Space Park – Office and Flex Space (4 2 story offices)

Mass Transit Complex (Transit Station)
Innovation Center – 2 hotels, restaurants/retail/lofts

Office Towers (2 buildings)
Municipal Complex – Arena, Arts Center, Convention Center, 2 hotels, 3
multi-story parking decks

282 single family houses Single-Family Detached Housing - 328 Lots
130 townhomes Townhomes - 191 Units

Senior Care Community – 33 cottages, 15 duplexes, 4 story independent Senior Living - 172 Units
living (168 units), 3 story assisted living (160 units), memory care (40
units)

Apartments homes – 3 buildings (600 units) and 2 buildings (200 units) Multifamily Housing - 660 Units
PROPOSED
DEVELOPMENT
INFORMATION
• The mixed-use development will
have a total of 1,347 units with
645 units in Pod A (Phase I and
Phase II), 182 senior-living units in
Pod B, 189 townhome units in Pod
C, and 338 single-family units in
Pod D. The development proposes
three full access driveways on
Flippen Road, and one full access
driveway stubbed for future
connection to Davidson Parkway
in the north.
POD A
POD B
POD C
POD D
Staff Analysis
(Section 9.2.1 C of The Unified Development Code)
1. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN. - Yes. As noted above, the Subject Property is currently located in recently annexed property from
unincorporated Henry County. The development proposed is currently not consistent with the Future Land Use Map (“FLUM”)
designation of “Medium-Density Vertical Mixed Use.” Concurrent with the rezoning, the Applicant requests that the City designate the
Subject Property as HDR (High Density Residential). The proposed development is consistent with this designation and will advance
several policy goals outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, singles, and small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design standards, environmental constraints and available
infrastructure capacities can satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

• “Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.”
Staff Analysis (cont.)
2. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL ZONING SCHEME, AND WHETHER THE PROPOSED
CHANGE FURTHERSTHE PURPOSE OF THESE ZONING REGULATIONS. - The projects include a wide range of housing
types-single-family detached. Single-family attached, multi-family and senior housing is highly aligned with local and
regional housing policies. The development scheme for the Subject Property was established in May of 2019, when
Henry County rezoned the Subject Property to allow for the Master Mixed-Use Development. The requested rezoning
will simply allow the Subject Property to be brought into the City of Stockbridge with an analogous zoning district, as
required by City Ordinance (See, e.g., UDC at § 9.8). Section 1.4 provides the purpose and intent of the Stockbridge
Unified Development Code, and it identified several objectives to accomplish. Among them are the following, which the
proposed project is envisioned to accomplish:
• Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare of the present and future
residents of the City of Stockbridge;
• Secure safety from fire, flood, and other dangers;
• Provide adequate light and air;
• Facilitate the adequate provision of transportation, water, sewage collection, schools, parks, and other public
requirements;
• Encourage the most appropriate and best use of land, buildings, and other structures throughout the City;
• Preserve natural resources.
• The applicant’s proposal in its current form meets the intent and purpose of the UDC.
Staff Analysis (cont.)
3. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR
THE COMMUNITY.
• The proposed mixed-use development project is anticipated to have a positive effect on the subject property and the
surrounding area. Having a mixture of land uses makes the best use of a large site which contains sensitive environmental
areas. The Master Mixed-Use Development has already been approved and can be developed now as-of-right. Hence, any
potential impacts on the zoning district, the property, the neighborhood, and the community have been considered, have
been endorsed and are imminent.
4. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
• The proposed mixed-use development project is anticipated to have a positive effect on the subject property and the
surrounding area. Having a mixture of land uses makes the best use of a large site which contains sensitive environmental
areas. The Master Mixed-Use Development has already been approved and can be developed now as-of-right. Hence, any
potential impacts on the zoning district, the property, the neighborhood, and the community have been considered, have
been endorsed and are imminent.
• It should be noted, however, that the current proposal lessens the intensity of the residential component of the Master
Mixed-Use Development from that originally approved, which will conversely lessen the impacts to the area in which the
Subject Property is located.
Staff Analysis (cont.)
5. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS. -
No. The Subject Property comprises ± 278.4 acres and consists of a mixed-residential development designed to accommodate a
diverse range of residents, including single-persons, families, and senior citizens, and to provide a variety of housing types.
Hence, the Subject Property has been designed in essence as a stand-alone district. It is also adjacent to properties with
compatible and complimentary designations on the City’s FLUM (“Low Density Vertical Mixed-Use” (North); “Medium Density
Vertical Mixed-Use” and “High Density Residential” (South) and “High Density Residential” (East)).
6. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA - The Master Mixed-Use Development has already been previously approved by Henry County. Hence, its
impact on the aesthetic character of existing and future uses of the property and the surrounding area have been contemplated
and authorized. Further, both the previously sanctioned use and the use proposed through this application are consistent with
the City’s future development desires for the properties that surround it, as indicated on the City’s FLUM.
7. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN. - Yes, the proposed uses are consistent with the City’s future development plans as indicated on
tis future land use map. In addition, the proposed development would meet the purposes of the Parkway Mixed-Use Overlay
District. It would feature a balanced mixture of retail and residential uses, where residents could both live and shop. The retail
uses would provide jobs and bring needed services to residents of the project and within the surrounding area. The proposed
development would also help to improve public health by encouraging physical activity via walking along the proposed one-mile
multi-use trail around the subject property.
Staff Analysis (cont.)
8. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND GENERAL WELFARE. -The proposal will benefit the
public health, safety and general welfare. The Applicant proposes to bring the Subject Property into the City, creating a
new, vibrant and modern development that diversifies the housing stock available and advances a number of goals
outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.
9. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC FACILITIES, OR PUBLIC SERVICES, AND HOW THE
PROPOSED AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS. - This application has been reviewed as a DRI.
Hence, impacts to water, sewer, public facilities, and public services will be evaluated and mitigation, if necessary,
required. The Applicant notes, however, that it has provided a sewer capacity letter with this application indicating that
water and sewer are available to serve the Subject Property, with upgrades that the Applicant is willing to make.
10. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION. - This application will be reviewed as a DRI. Hence,
a traffic study will be performed as required, impacts on traffic safety and congestion considered and mitigation, if
necessary, provided. It is important to note, however, that the Applicant is reducing the density allowed on the Subject
Property now as-of-right. Hence, the traffic impact from this development will be less than the development currently
permitted according to the traffic study related to the proposed development.
11. HOW THE PROPOSAL IMPACTS ENVIRONMENTAL CONDITIONS, INCLUDING, BUT NOT LIMITED TO, DRAINAGE, SOIL
EROSION AND SEDIMENTATION, FLOODING, AIR QUALITY, WATER QUALITY AND QUANTITY. - The Applicant will
mitigate any potential impacts to the environment by following all City, County, State and Federal requirements related
to drainage, soil erosion and sedimentation, flooding, air quality, and water quality and quantity.
12. HOW THE PROPOSAL IMPACTS THE PROVISIONS OF ADEQUATE LIGHT AND AIR. - The proposal will have no negative
impacts on the provision of adequate light and air.
Staff Analysis (cont.)
13. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY. - The impacts from the development
proposed should be comparable to those from Master Mixed-Use Development, which is currently permitted
as-of-right, and should result in an increase in property values in the area. As the site plan submitted with the
application demonstrates, the proposal is a thoughtful, pedestrian-oriented, mixed-residential neighborhood
that will deliver quality design and construction, all of which should “raise-the-bar” for future development on
adjacent and nearby properties and generate renewed interest in the area.
14. WHETHER THERE ARE SUBSTANTIAL REASONS WHY PROPERTY CANNOT BE USED IN ACCORDANCE WITH
EXISTING REGULATIONS. - The current proposal is consistent with the existing regulations in the City of
Stockbridge.
15. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN
OTHER FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE AND ALSO ADJOINS AN
ESTABLISHED RESIDENTIAL NEIGHBORHOOD, THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA
SHALL CARRY GREATER WEIGHT. - The current proposal will have no greater impact on the integrity of
adjacent and nearby residential neighborhoods than the Master Mixed-Use Development.
Staff Recommendation
The Planning and Zoning Staff recommends APPROVAL WITH CONDITIONS for the proposed rezoning of the subject property from
PUD to PUD. The recommended ZONING CONDITIONS are listed below:
1. The project will be conditioned on the Site plan titled Flippen Rd 2 Walt Stephens Rd “A Master Planned Residential
Development,” dated April 25, 2023, by PEC (Planners & Engineers Collaborative).
2. The developer will implement the recommendations from the ARC Regional Review Finding dated March 29, 2023, for Reeves
Creek II DRI 3799.
3. The Developer will make several traffic improvements to mitigate project generated vehicular traffic that are identified in the
TIS.
4. The project will be developed in conformance with the City of Stockbridge Unified Development Code and all other City Code
sections regarding site development standards and requirements
5. Regarding the Property’s Future Land Use Designation -- The approval of Case #CP-2022-04 to change the property’s future
land use designation from Medium Density Residential to High-Density Residential shall occur simultaneously with the
approval of Case #RZ-2022-05 for the rezoning of the property.
6. Reduction in the number of proposed parking spaces from 3,671 to 3,000 or 20 percent, whichever is greater
7. The maximum density rate for the project will be 4.84 units per acre
8. Add a minimum of 30 EV charging stations throughout the development.
9. Regarding the Parcels Comprising the Development Site - The rezoning shall not be finalized until the parcels are combined
and simultaneously; this shall not be finalized until a new plat is officially recorded by the Henry County Super Court (Real
Estate Records Division).
Staff Recommendation (cont.)
10. Regarding Environmental Matters – The applicant shall comply with the following:
A. Take appropriate steps for the environmental protection of Reeves Creek, the
floodplain areas, and other sensitive site areas.
B. Submit an acceptable landscape plan to the Community Development
Department.
11. Regarding the Issuance of Land Disturbance and Building Permits – No land
disturbance or building permit shall be issued for the subject property until the
applicant has had the new recombination plat officially recorded and has submitted a
copy of the recorded plat to the Community Development Department.
TO: Planning Commission

FROM: Ryan Anderson, Chief Planner
Gordon Linton, Planner I

CC: Brecca Carter, Community Development Director

DATE: May 25, 2023

Subject: RZ-2022-05 For 0 Flippen Road, 630 Flippen Road, 384 Flippen Road

I. PURPOSE

Consider a request for a rezoning to assign the ‘PUD’ (Planned Unit Development) district
to certain property on Flippen Road, to allow for the construction of a mixed-use
residential development, including commercial and office uses. Application by Vista
Realty Partners.

II. Background

Proposed Development The proposed master planned, mixed-
use development will include detached
single-family homes, townhomes,
multifamily housing, senior living homes,
office and retail. The property includes
276.91 acres of land. The site is currently
zoned as PUD formerly county zoning of
Residential-Agricultural (RA) and is
requesting a rezoning to Planned Unit
Development (PUD). The development
proposes three full access driveways on
Flippen Road, and one full access
driveway stubbed for future connection to
Davidson Parkway in the north. The
development is located at 630 Flippen
Road in the newly annexed property. In
general, the site is located to the east of
I-75 / I-675. Unified Growth Policy Map
Land Use Area Designation Established
Suburbs.

Site Address 0, 384, and 630 Flippen Road in Land Lots
38 and District 12.
Parcel Identification Parcel #030-01004000—Large parcel
with 249.19 +/- acres, located between
Flippen Road and Interstates 75 & 675.

Parcel #030-01003001—Small parcel
with 24.97 acres, located at 630 Flippen
Road.

Parcel #030-01004008 -- Small parcel
with 2.75 acres, located at 384 Flippen
Road
Parcel Acreage 276.91+/- total acres within three parcels.

Applicant Vista Realty Partners

Owner 630 Flippen Road is owned by RCVW
Land, LLC. 384 Flippen Road is owned by
Rodney S. Brown; 0 Flippen Road is
owned by RCVW Land, LLC.
PUD formerly county zoning of
Current Zoning Residential-Agricultural (RA)

City Land Use Designation Medium- Density Vertical Mixed Use

Zoning History Henry County rezoned the Subject
Property from RA (Residential-
Agricultural) to MU in May of 2019 (RZ-19-
01). At the time, the Subject Property was
part of a larger, ± 436.3-acre tract (the
“Master Development Tract”). The Master
Development Tract has been authorized
for a mixed residential, office and
commercial development that includes,
among other things, 1,643 dwelling units
(apartments (four-stories), townhomes,
duplexes, senior-living (four-stories) and
single-family detached), three four-story
hotels, fourteen office buildings and over
300,000 square feet of restaurant and
retail space, among other things (the
“Master Mixed-Use Development. The
gross residential density approved was
10.15 units per acre. While the Master
Mixed-Use Development has not yet been
constructed, the underlying zoning
approval remains valid.

Current Use Mostly vacant with four single family
residences. The site is wooded with
Reeves Creek and its associated
floodplain.

Project Background
Permitting Local Government City of Stockbridge
Additional Local Government(s) with
development Henry County
approval authority
DRI Trigger Rezoning
DRI Trigger Application/ Form ID # #3799 Completed
500,000 gross square feet (with residential
Qualifying DRI Threshold Exceeded units
calculated at 1500 square feet per unit, or the
minimum allowed by the host local
government)
PUD formerly County Residential-Agricultural
Existing Zoning (RA)
Proposed Zoning Planned Unit Development (PUD)

Project Information
Land Use Density
Single-Family Detached Housing 328 Lots
Townhomes 191 Units
Multifamily Housing 660 Units
Senior Living 172 Units
Office 41,000 SF
Retail 5,000 SF

III. Maps and Illustrations

Zoning Map

Future Land Use Map

Aerial Photo of Site

Site Plan

The subject property represents the residential component of the Master Mixed-Use
Development. Through this application, the applicant proposes less intensity than
originally. As part of the zoning process, the Master Mixed-Use Development was also
reviewed as a Development of Regional Impact (“DRI”) and approved (DRI 2996 Reeves
Creek (October 3, 2019)). 2 SGR/40731900.1 approved. Specifically, it plans a total of
1,361 units, as opposed to the 1,643 originally approved, at a gross density of 4.89 units
per acre. The dwellings will be spread among multifamily units (660), townhome units
(191), senior-living units (172) and single-family detached units (338).

Phased in Development Pods- A-D

Project Orientation Map

10
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

IV. Analysis

Project Description

The mixed-use development will have a total of 1,347 units with 645 units in Pod A (Phase
I and Phase II), 182 senior-living units in Pod B, 189 townhome units in Pod C, and 338
single-family units in Pod D. The development proposes three full access driveways on
Flippen Road, and one full access driveway stubbed for future connection to Davidson
Parkway in the north.

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. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH THE
CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE CITY’S
COMPREHENSIVE PLAN.

Yes. As noted above, the Subject Property is currently located in recently annexed
property from unincorporated Henry County. The development proposed is currently not
consistent with the Future Land Use Map (“FLUM”) designation of “Medium-Density
Vertical Mixed Use.” Concurrent with the rezoning, the Applicant requests that the City
designate the Subject Property as HDR (High Density Residential). The proposed
development is consistent with this designation and will advance several policy goals
outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, singles, and
small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design
standards, environmental constraints and available infrastructure capacities can
satisfactorily accommodate the increased density; and

11
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

• Creating a "sense of place" for the community.

“Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-
39.”

In addition, the HDR designation is compatible with character area designations adjacent
and nearby (i.e., there is “Low Density Vertical Mixed-Use” to the North, “Medium Density
Vertical Mixed-Use” and “High Density Residential” to the South and “High Density
Residential” to the East). Finally, the Subject Property is included within the City’s newly
annexed area. Hence, the City has chosen to annex the Subject Property with full
knowledge of the entitlements currently in place and an obligation to maintain the allowed
uses (See, e.g., UDC at § 9.8).

2. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL ZONING
SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERSTHE PURPOSE
OF THESE ZONING REGULATIONS.

The projects include a wide range of housing types-single-family detached. Single-family
attached, multi-family and senior housing is highly aligned with local and regional housing
policies. The development scheme for the Subject Property was established in May of
2019, when Henry County rezoned the Subject Property to allow for the Master Mixed-
Use Development. The requested rezoning will simply allow the Subject Property to be
brought into the City of Stockbridge with an analogous zoning district, as required by City
Ordinance (See, e.g., UDC at § 9.8).

Section 1.4 provides the purpose and intent of the Stockbridge Unified Development Code,
and it identified several objectives to accomplish. Among them are the following, which
the proposed project is envisioned to accomplish:

• Promote the health, safety, aesthetics, convenience, order, prosperity, and
general welfare of the present and future residents of the City of Stockbridge;
• Secure safety from fire, flood, and other dangers;
• Provide adequate light and air;
• Facilitate the adequate provision of transportation, water, sewage collection,
schools, parks, and other public requirements;
• Encourage the most appropriate and best use of land, buildings, and other
structures throughout the City;
• Preserve natural resources.
• The applicant’s proposal in its current form meets the intent and purpose of the
UDC.

12
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

3. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR
PIECE OF PROPERTY, NEIGHBORHOOD, OR THE COMMUNITY.

The proposed mixed-use development project is anticipated to have a positive effect on
the subject property and the surrounding area. Having a mixture of land uses makes the
best use of a large site which contains sensitive environmental areas. The Master Mixed-
Use Development has already been approved and can be developed now as-of-right.
Hence, any potential impacts on the zoning district, the property, the neighborhood, and
the community have been considered, have been endorsed and are imminent.

4. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR
PIECE OF PROPERTY, NEIGHBORHOOD, OR THE COMMUNITY.

The proposed mixed-use development project is anticipated to have a positive effect on
the subject property and the surrounding area. Having a mixture of land uses makes the
best use of a large site which contains sensitive environmental areas. The Master Mixed-
Use Development has already been approved and can be developed now as-of-right.
Hence, any potential impacts on the zoning district, the property, the neighborhood, and
the community have been considered, have been endorsed and are imminent.

It should be noted, however, that the current proposal lessens the intensity of the
residential component of the Master Mixed-Use Development from that originally
approved, which will conversely lessen the impacts to the area in which the Subject
Property is located.

5. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT UNRELATED
TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.

No. The Subject Property comprises ± 278.4 acres and consists of a mixed-residential
development designed to accommodate a diverse range of residents, including single-
persons, families, and senior citizens, and to provide a variety of housing types. Hence,
the Subject Property has been designed in essence as a stand-alone district. It is also
adjacent to properties with compatible and complimentary designations on the City’s
FLUM (“Low Density Vertical Mixed-Use” (North); “Medium Density Vertical Mixed-Use”
and “High Density Residential” (South) and “High Density Residential” (East)).

6. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF EXISTING
AND FUTURE USES OF THE PROPERTY AND THE SURROUNDING AREA.

The Master Mixed-Use Development has already been previously approved by Henry
County. Hence, its impact on the aesthetic character of existing and future uses of the
property and the surrounding area have been contemplated and authorized. Further, both
the previously sanctioned use and the use proposed through this application are consistent
with the City’s future development desires for the properties that surround it, as indicated

13
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

on the City’s FLUM.

7. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT DEVELOPMENT
DENSITIES AND THE DENSITY PATTERNS REFLECTED IN THE
COMPREHENSIVE PLAN.

Yes, the proposed uses are consistent with the City’s future development plans as
indicated on tis future land use map. In addition, the proposed development would
meet the purposes of the Parkway Mixed-Use Overlay District. It would feature a
balanced mixture of retail and residential uses, where residents could both live and
shop. The retail uses would provide jobs and bring needed services to residents of the
project and within the surrounding area. The proposed development would also help
to improve public health by encouraging physical activity via walking along the
proposed one-mile multi-use trail around the subject property.

8. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.

The proposal will benefit the public health, safety and general welfare. The Applicant
proposes to bring the Subject Property into the City, creating a new, vibrant and
modern development that diversifies the housing stock available and advances a
number of goals outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at
pp. 37-39.

9. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED AMENDMENT
IMPACTS EXPENDITURES OF PUBLIC FUNDS.

This application has been reviewed as a DRI. Hence, impacts to water, sewer, public
facilities, and public services will be evaluated and mitigation, if necessary, required.
The Applicant notes, however, that it has provided a sewer capacity letter with this
application indicating that water and sewer are available to serve the Subject Property,
with upgrades that the Applicant is willing to make.

10. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.

This application will be reviewed as a DRI. Hence, a traffic study will be performed as
required, impacts on traffic safety and congestion considered and mitigation, if
necessary, provided. It is important to note, however, that the Applicant is reducing
the density allowed on the Subject Property now as-of-right. Hence, the traffic impact
from this development will be less than the development currently permitted according
to the traffic study related to the proposed development.

14
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

11. HOW THE PROPOSAL IMPACTS ENVIRONMENTAL CONDITIONS, INCLUDING,
BUT NOT LIMITED TO, DRAINAGE, SOIL EROSION AND SEDIMENTATION,
FLOODING, AIR QUALITY, WATER QUALITY AND QUANTITY.

The Applicant will mitigate any potential impacts to the environment by following all
City, County, State and Federal requirements related to drainage, soil erosion and
sedimentation, flooding, air quality, and water quality and quantity.

12. HOW THE PROPOSAL IMPACTS THE PROVISIONS OF ADEQUATE LIGHT AND
AIR.

The proposal will have no negative impacts on the provision of adequate light and
air.

13. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.

The impacts from the development proposed should be comparable to those from
Master Mixed-Use Development, which is currently permitted as-of-right, and should
result in an increase in property values in the area. As the site plan submitted with the
application demonstrates, the proposal is a thoughtful, pedestrian-oriented, mixed-
residential neighborhood that will deliver quality design and construction, all of which
should “raise-the-bar” for future development on adjacent and nearby properties and
generate renewed interest in the area.

14. WHETHER THERE ARE SUBSTANTIAL REASONS WHY PROPERTY CANNOT
BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.

The current proposal is consistent with the existing regulations in the City of
Stockbridge.

15. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL NEIGHBORHOODS
SHALL CARRY GREATER WEIGHT THAN OTHER FACTORS. WHERE
PROPERTY FRONTS ON A MAJOR THOROUGHFARE AND ALSO ADJOINS AN
ESTABLISHED RESIDENTIAL NEIGHBORHOOD, THE FACTOR OF
PRESERVATION OF THE RESIDENTIAL AREA SHALL CARRY GREATER
WEIGHT.

The current proposal will have no greater impact on the integrity of adjacent and
nearby residential neighborhoods than the Master Mixed-Use Development.

15
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

V. STAFF RECOMMENDATIONS

The Planning and Zoning Staff recommends APPROVAL WITH CONDITIONS for the
proposed rezoning of the subject property from PUD to PUD. The recommended ZONING
CONDITIONS are listed below:

1. The project will be conditioned on the Site plan titled Flippen Rd 2 Walt Stephens Rd
“A Master Planned Residential Development,” dated April 25, 2023, by PEC
(Planners & Engineers Collaborative).

2. The developer will implement the recommendations from the ARC Regional Review
Finding dated March 29, 2023, for Reeves Creek II DRI 3799.

3. The Developer will make several traffic improvements to mitigate project generated
vehicular traffic that are identified in the TIS.

4. The project will be developed in conformance with the City of Stockbridge Unified
Development Code and all other City Code sections regarding site development
standards and requirements.

5. Regarding the Property’s Future Land Use Designation -- The approval of Case
#CP-2022-04 to change the property’s future land use designation from Medium
Density Residential to High-Density Residential shall occur simultaneously with the
approval of Case #RZ-2022-05 for the rezoning of the property.

6. Reduction in the number of proposed parking spaces from 3,671 to 3,000 or 20
percent, whichever is greater.

7. Add a minimum of 30 EV charging stations throughout the development.

8. Regarding the Parcels Comprising the Development Site
The rezoning shall not be finalized until the parcels are combined and simultaneously;
this shall not be finalized until a new plat is officially recorded by the Henry County
Super Court (Real Estate Records Division).

9. Regarding Environmental Matters –

The applicant shall comply with the following:

a) Take appropriate steps for the environmental protection of Reeves Creek, the
floodplain areas, and other sensitive site areas.

b) Submit an acceptable landscape plan to the Community Development
Department.

16
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

10. Regarding the Issuance of Land Disturbance and Building Permits – No land
disturbance or building permit shall be issued for the subject property until the
applicant has had the new recombination plat officially recorded and has submitted a
copy of the recorded plat to the Community Development Department.

17
FIRST AMENDED STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the
Rezoning
And
Future Land Use Map Amendment Applications

of

VISTA RESIDENTIAL PARTNERS

for

± 278.4 Acres of Land
located in
Land Lots 26, 38 and 39,
12th District, Henry County

REZONE: PUD to PUD
FLUMA: Mixed Use (Henry County) to HDR

Submitted for Applicant by:

Dennis J. Webb, Jr.
Kathryn M. Zickert
J. Alexander Brock
Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500
I. INTRODUCTION

The Applicant owns ± 278.4 acres of land located in Land Lots 26, 38 and 39, 12th

District of Henry County (the “Subject Property”), which was recently annexed from

unincorporated Henry County into the City of Stockbridge. The Applicant files this request to

(a) rezone the Subject Property to the Stockbridge designation of PUD (Planned Unit

Development) with an approved regulating plan and (b) amend the Future Land Use Map

designation for the Subject Property to HDR (High Density Residential) under the City’s

Comprehensive Plan (the “Comp Plan”).1

Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). At the time, the Subject Property was part of a larger, ± 436.3 acre

tract (the “Master Development Tract”). The Master Development Tract had been authorized for

a mixed residential, office and commercial development that includes, among other things, 1,643

dwelling units (apartments, townhomes, duplexes, senior-living, and single-family detached),

three hotels, fourteen office buildings and over 300,000 square feet of restaurant and retail space,

among other things (the “Master Mixed-Use Development).2 The gross residential density

approved was 10.15 units per acre. The Applicant’s right to construct the Master Mixed-Use

Development was fully vested at the time of annexation.

The Subject Property represents the residential component of the Master Mixed-Use

Development. The Applicant plans a total of 1,347 residential units, as opposed to the 1,643

1 The Subject Property was brought into the City with no zoning designation. On or about May 8, it was zoned
PUD without a regulating plan. The Subject Property has never been given a Comp Plan designation.

2 As part of the zoning process, the Master Mixed-Use Development was also reviewed as a Development of
Regional Impact (“DRI”) and approved (DRI 2996 Reeves Creek (October 3, 2019)).
originally approved, at a gross density of 4.84 units per acre. The dwellings will be spread

among multifamily units (645), townhome units (189), senior-living units (182) and single-

family detached units (331). As for the non-residential piece, the Applicant proposes 41,000

square feet of office space and a small commercial component fronting Flippen Road.3

The development proposed for the Subject Property has been thoughtfully designed. For

example, the more intense multi-family uses are concentrated in the center of the site and the

townhome units clustered along the I-75 frontage. Single family detached units and senior living

units have been placed at the outer edges of the development, serving as a transition and step-

down in intensity to the existing uses to the north and south. Further, the development has been

devised to maximize use of the natural environment. The Subject Property is bisected by Reeves

Creek. The development activates this natural amenity and puts a premium on open space,

providing ± 71.23 acres or ± 25.6% of the total land area. Similarly, the development has been

planned to promote pedestrian connectivity by offering an extensive sidewalk network

throughout. Finally, requisite parking has been provided.

The Applicant submits this document as a Statement of Intent with regard to this

Application, a preservation of the Applicant’s constitutional rights, a written justification for the

Application, and an analysis of the factors to be considered for a rezoning per the City of

Stockbridge Unified Development Code (“UDC”), § 9.2.2. A Site Plan has been filed with the

original Application, along with the other required materials.

II. HISTORY

3 The non-residential components were added at the request of Planning Staff.

SGR/42760125.1
Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). The City of Stockbridge annexed the Subject Property, effective

January 1, 2023. The Subject Property was brought into the City with no zoning but was

subsequently zoned PUD on May 8, 2023 without a regulating plan. To date, the Subject

Property has no Future Land Use Map designation.

III. IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was previously located in unincorporated

Henry County. The development proposed is consistent with the Future Land Use Map

(“FLUM”) designation in that jurisdiction, which is “Mixed-Use.” Concurrent with the

rezoning, the Applicant requests that the City designate the Subject Property as HDR (High

Density Residential). The proposed development is consistent with this designation and will

advance a number of policy goals outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, singles, and

small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.
SGR/42760125.1
In addition, the HDR designation is compatible with character area designations adjacent

and nearby (i.e. there is “Low Density Vertical Mixed-Use” to the North, “Medium Density

Vertical Mixed-Use” and “High Density Residential” to the South and “High Density

Residential” to the East). Finally, the Subject Property was included within the City’s proposed

Annexation Map. Hence, the City chose to annex the Subject Property with full knowledge of

the entitlements currently in place and an obligation to maintain the allowed uses (See, e.g., UDC

at § 9.8).

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
The development scheme for the Subject Property was established in May of 2019, when

Henry County rezoned the Subject Property to allow for the Master Mixed-Use Development.

The requested rezoning will simply allow the Subject Property to have a comparable zoning

district in the City of Stockbridge, as required by City Ordinance (See, e.g., UDC at § 9.8).

C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Master Mixed-Use Development has already been approved at the time of

annexation. Hence, any potential impacts on the zoning district, the property, the neighborhood

and the community have been considered, have been endorsed and are imminent. It should be

noted, however, that the current proposal lessens the intensity of the residential component of the

Master Mixed-Use Development from that originally approved, which will conversely lessen the

impacts to the area in which the Subject Property is located.

SGR/42760125.1
D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property comprises ± 278.4 acres and consists of a mixed-use

development designed to accommodate a diverse range of residents, including single-persons,

families and senior citizens, and to provide a variety of housing types. Hence, the Subject

Property has been designed in essence as a stand-alone district. It is also adjacent to properties

with compatible and complimentary designations on the City’s FLUM (“Low Density Vertical

Mixed-Use” (North); “Medium Density Vertical Mixed-Use” and “High Density Residential”

(South) and “High Density Residential” (East)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The Master Mixed-Use Development has already been approved. Hence, its impact on

the aesthetic character of existing and future uses of the property and the surrounding area have

been contemplated and authorized. Further, both the previously sanctioned use and the use

proposed through this application are consistent with the City’s future development desires for

the properties that surround it, as indicated on the City’s FLUM.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Please see C, D and E above.

G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant

proposes to create a new, vibrant and modern development that diversifies the housing stock

available and advances a number of goals outlined in the City’s Comprehensive Plan. See, e.g.,

Comp Plan at pp. 37-39.

SGR/42760125.1
H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
This application was reviewed as a DRI. Hence, impacts to water, sewer, public facilities

and public services were evaluated and mitigation, if necessary, required. The Applicant notes,

however, that it has provided a sewer capacity letter with this application indicating that water

and sewer are available to serve the Subject Property, with upgrades that the Applicant is willing

to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
This application has been reviewed as a DRI and a traffic study was generated through

that process. Impacts to traffic safety and congestion were considered and mitigation, if

necessary, provided. It is important to note, however, that the Applicant is reducing the density

allowed on the Subject Property now as-of-right. Hence, the traffic impacts from this

development will be less than the development currently permitted.

J. HOW THE PROPOSAL IMPACTS ENVIRONMENTAL CONDITIONS,
INCLUDING, BUT NOT LIMITED TO, DRAINAGE, SOIL EROSION AND
SEDIMENTATION, FLOODING, AIR QUALITY, WATER QUALITY AND
QUANTITY.
The Applicant will mitigate any potential impacts to the environment by following all

City, County, State and Federal requirements related to drainage, soil erosion and sedimentation,

flooding, air quality, and water quality and quantity.

K. HOW THE PROPOSAL IMPACTS THE PROVISIONS OF ADEQUATE LIGHT
AND AIR.
The proposal will have no negative impacts on the provision of adequate light and air.

See also J, above.

SGR/42760125.1
L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
The impacts from the development proposed should be comparable to those from the

Master Mixed-Use Development and should result in an increase in property values in the area.

As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, mixed-residential neighborhood that will deliver quality design and

construction, all of which should “raise-the-bar” for future development on adjacent and nearby

properties and generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
The current proposal is consistent with the existing regulations in Henry County.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have no greater impact on the integrity of adjacent and nearby

residential neighborhoods than the Master Mixed-Use Development.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district or Comp

Plan designation other than that requested is unconstitutional and contrary to the best interest of

the health and welfare of the citizens of the City of Stockbridge, and constitutes an arbitrary and

capricious act. As a result, the City of Stockbridge Unified Development Code is in violation of

Article I, Section I, Paragraphs 1 and 2 of the Constitution of the State of Georgia 1983; Article

I, Section III, Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II,

Paragraph 3 of the Constitution of the State of Georgia, 1983. Furthermore, the current zoning

SGR/42760125.1
violates the due process clause and equal protection clauses of the Fifth and Fourteenth

Amendments to the Constitution of the United States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

or Comp Plan designation other than that requested is unconstitutional in that it renders the

Subject Property unusable and destroys its marketability. Therefore, the current zoning

constitutes a taking of the Applicant’s property without just and adequate compensation and

without due process of law in violation of the Fifth and Fourteenth Amendments to the United

States Constitution and in violation of Article I, Section I, Paragraph 1 and Article I, Section III,

Paragraph 1(a) of the Constitution of Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

V. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning and

Future Land Use Map Amendment Applications at issue be approved. The Applicant also

SGR/42760125.1
invites and welcomes any comments from Staff or other officials of the City of Stockbridge so

that such recommendations or input might be incorporated as conditions of approval.

This 19th day of May, 2023.

Respectfully submitted,

Dennis J. Webb, Jr.
Kathryn M. Zickert
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

SGR/42760125.1
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

295 ft

Parcel ID 030-01004008 Class R Owner BROWN RODNEY S Land
$34,500
Property 384 FLIPPEN RD Acreage 2.75 Address 384 FLIPPEN RD Value:
Last 2 Sales
Address STOCKBRIDGE GA Building
$176,900 Date Price Reason Qual
District County/UnIncorp 30281 Value:
9/8/2011 $0 FAMLY/GIFT U
Misc
$0 CONTIGUOUS
Value: 6/29/2011 $86,500 U
PROPERTY
Total
$211,400
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

590 ft

Parcel ID 030-01003001 Class R Owner RCVW LAND LLC Land
$501,000
Property 630 FLIPPEN RD Acreage 24.97 Address 2964 PEACHTREE Value:
Address RD STE 585 Building Last 2 Sales
$249,000
District County/UnIncorp ATLANTA GA 30305 Value: Date Price Reason Qual
Misc 1/22/2021 $750,000 OTHER U
Value: 12/29/1995 $0 FAMLY/GIFT U
Total
$750,000
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

1,180 ft

Parcel ID 030-01004000 Class R Owner RCVW LAND LLC Land
$6,576,100
Property Acreage 249.19 Address 2964 PEACHTREE RD Value: Last 2 Sales
Address STE 585 Building Date Price Reason Qual
$350,300
District County/UnIncorp ATLANTA GA 30305 Value: MULTI
10/26/2021 $7,600,000 U
Misc PARCEL
$1,900
Value: D OF
2/13/1992 $0 U
Total ASSNT
$6,928,300
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
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:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/13/2022 2:26 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+ SURVEYING & CONSTRUCTION
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:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/16/2022 1:55 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+SURVEYING & CONSTRUCTION
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
REGIONAL REVIEW FINDING

DATE: March 29, 2023

TO: Mayor Anthony Ford, City of Stockbridge
ATTN TO: Ryan Anderson, Chief Planner, City of Stockbridge
FROM: Mike Alexander, Director, ARC Center for Livable Communities
RE: Development of Regional Impact (DRI) Review

ARC has completed a regional review of the below DRI. ARC reviewed the DRI’s relationship to regional plans,
goals and policies – and impacts it may have on the activities, plans, goals and policies of other local
jurisdictions as well as state, federal and other agencies. This final report does not address whether the DRI
is or is not in the best interest of the host local government.

Name of Proposal: Reeves Creek II DRI 3799
Submitting Local Government: City of Stockbridge
Date Opened: March 7, 2023 Date Closed: March 29, 2023

Description: A DRI review of a proposal to construct a mixed-use project with 828 multi-family units, 191
townhomes, 41,000 SF of office space, 5,000 SF of retail space, and 328 single-family detached units on a
278-acre site off of Flippen Road in the City of Stockbridge in Henry County.

Comments:

Key Comments

The Atlanta Region’s Plan assigns the Established Suburbs growth management designation to the project
site. The project is somewhat aligned with Established Suburbs policy recommendations which note:
“Preservation of existing single-family neighborhoods is important…infill and redevelopment will occur in
areas of retail/commercial concentrations, especially commercial corridors.”

The provision of 89 acres of floodplain and other natural areas is supportive of regional environmental
policies.

The projects inclusion of a range of housing types – single-family detached, single-family attached, multi-
family, and senior housing is highly aligned with regional housing policies.

The project is expected to generate approximately 9,582 daily new vehicular trips; several improvements to
mitigate project generated vehicular traffic are identified in the TIS.
The inclusion of a multi-use trail within the project with a connection to the regional Reeves Creek Trail is
supportive of regional multi-modal transportation policies.

The provision of a small amount of neighborhood serving retail is supportive of regional multimodal
policies; locating the retail use closer to the denser residential areas would improve access and further
support vehicular trip reduction.

Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

The project is located within the Little Cotton Indian Creek Water Supply Watershed which is a public water
supply source for Clayton County. As such, more restrictive stream buffers and impervious limits than
those provided may actually be required under state law and the City of Stockbridge should follow up
accordingly to ensure that all applicable water supply watershed regulations are met.

An area at the center of the property south of Reeves Creek appears to show a channelized or piped stream
with what appear to be the City stream buffers but no State 25-foot Sediment and Erosion Control Buffer.
If there is actually a stream in this location, the State Buffer also needs to be shown and accomodated by
the development footprint.

General Comments

The Atlanta Region’s Plan, developed by ARC in close coordination with partner local governments, is
intended to broadly guide regional development in the 12-county metro region to ensure that required
infrastructure and resources are in place to support continued economic development and prosperity. The
Plan assigns a relevant growth management category designation to all areas in the region– Established
Suburbs for this project - and provides accompanying growth policy recommendations which are detailed
at the end of these comments.

The proposed mix of uses is supportive of regional growth, placemaking and multi-modal transportation
policies. However the location of the office uses seems somewhat isolated from nearby commercial areas.
The inclusion of a small amount of neighborhood retail offers the chance for project residents to reduce or
shorten trips for daily necessities. However, its proposed location is somewhat isolated from the multi-
family residential and office areas where the bulk of the customers would be drawn from. Ideally the retail
could be located next to the office uses in walking distance of the multi-family buildings.

Transportation and Mobility Comments

ARC’s Transportation Access and Mobility Group comments are attached.
The project is projected to generate 9,582 daily new vehicular trips; a number of roadway improvements to
mitigate the traffic impact are proposed.

The inclusion of a multi-use trail is supportive of regional multi-modal transportation policies.The final
layout of the trail should be carefully studied to provided optimal multi-modal transportation connectivity
within the site and as well as to the adjacent Reeves Creek Trails.

Care should be taken to ensure that the development, as constructed, promotes an interconnected,
functional, clearly marked and comfortable pedestrian experience on all driveways, paths, entrances, and
parking areas. To the maximum extent possible, new driveways and intersection corners where
pedestrians will cross should be constructed with minimal curb radii to reduce speeds of turning vehicles
and decrease crossing distances for pedestrians.

No EV charging spaces appear to be provided; provision of adequate EV charging spaces would be
supportive of regional EV infrastructure policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

ARC Natural Resources Group Comments

ARC’s Natural Resources Group comments are attached.

The proposed project property is located entirely within the Little Cotton Indian Creek Water Supply
Watershed which is a public water supply source for Clayton County. It is classified as a small (less than 100
square mile) water supply watershed. Under the Georgia Planning Act of 1989, all development in a small
public water supply watershed is subject to the DNR Part 5 Water Supply Watershed Minimum Criteria
(Chapter 391-3-16-.01, Criteria for Water Supply Watersheds) unless alternative criteria are developed and
adopted by the jurisdiction according to the requirements of the Part 5 criteria and are then approved by
Georgia EPD. The minimum criteria include a 100-foot vegetative buffer and 150-foot impervious setback
along all perennial streams within 7 miles upstream of a public water supply reservoir or public water
supply intake. This project is within 7 miles of the reservoir and, based on the USGS coverage for the
project area, is crossed by one perennial stream, Reeves Creek. In addition, without approved alternate
criteria, impervious surface is limited to 25 percent of the basin area. While an online search of City of
Stockbridge ordinances and agendas indicate that a watershed protection ordinance was adopted by the
City sometime before April, 2001, the requirements of that ordinance have not been found and it is not
known if ordinance is still in effect or whether it follows the Henry County Watershed Protection Ordinance
standards for Little Cotton Indian Creek, which include a perennial stream 200-foot impervious surface
setback.

The USGS coverage for the project areas shows Reeves Creek crossing the property with an intermittent
tributary to Reeves Creek on the eastern side of the property. The site plan shows three additional
unmapped tributaries to Reeves Creek on the property. The submitted site plan shows 50-foot undisturbed
buffer and a 75-foot impervious surface setback required under the City of Stockbridge Stream Buffer
Ordinance as well as the State 25-foot Sediment and Erosion Control Buffer on all streams. An area at the
center of the property south of Reeves Creek shows what appear to be the City buffers, but no State 25-
foot Sediment and Erosion Control Buffer, and appears to be channelized or piped. If this is a stream, the
State Buffer also needs to be shown. As noted above, the project property is within Clayton County’s Little
Cotton Indian Creek Water Supply Watershed and is within 7 miles of the public water supply reservoir.
Reeves Creek, as a perennial stream, may be subject to the DNR Part 5 Water Supply Watershed Minimum
Criteria’s 100-foot vegetative buffer and 150-foot impervious setback, unless alternate criteria have been
adopted and approved by Georgia EPD.

Any unmapped streams on the property may also be subject to the City’s Stream Buffer Ordinance. All
streams as well as any other waters of the state on this property are also subject to the State 25-foot
Sediment and Erosion Control Buffer.

Environmental Comments

A total of 89 acres of forested floodplain and stream buffer area associated with Reeves Creek is proposed
to be retained. Additional retention of these areas would be desirable and in keeping with regional goals
regarding carbon sequestration and climate change/heat island effect mitigation. Designation of this area
as managed open/conservation space could meaningfully reduce the overall impact of the project. There
may be potential opportunities for linking these fragmented undeveloped areas with adjacent undeveloped
or protected areas to ensure their maintenance and potential use for recreation or habitat preservation.
Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

The project can further support The Atlanta Region's Plan in general by incorporating other aspects of
regional policy, including green infrastructure and/or low-impact design, e.g., pervious pavers, rain
gardens, vegetated swales, etc., in parking areas and site driveways, and as part of any improvements to
site frontages.

Atlanta Region’s Plan Growth Policy Considerations: Established Suburbs

According to the Atlanta Region’s Plan, Established Suburbs are areas where suburban development has
occurred and are characterized by single-family subdivisions, commercial development, and office,
industrial and multi-family development. These areas represent the part of the region that has recently
reached “build-out.” With few remaining large parcels for additional development, these are the areas in
which the region may see the least amount of land-use change outside of retail and commercial areas.
While there is still room for limited infill development, these areas will begin to focus more on
redevelopment over the next 30 years.

Preservation of existing single-family neighborhoods is important, and wholesale change will most likely
not occur in the single-family subdivisions that make up a majority of these areas. However, infill and
redevelopment will occur in areas of retail/commercial concentrations, especially commercial corridors.
With its provision of a variety of housing options and preservation of floodplain and stream buffer areas,
the project generally aligns with The Atlanta Region's Plan's recommendations for Established Suburbs.
Some revisions to the mix and location of uses and a reduction in the number of surface parking spaces
could further this alignment. City of Stockbridge leadership and staff, along with the applicant team,
should collaborate closely to ensure maximum sensitivity to nearby local governments, neighborhoods,
land uses and natural systems.

THE FOLLOWING LOCAL GOVERNMENTS AND AGENCIES RECEIVED NOTICE OF THIS REVIEW:
ATLANTA REGIONAL COMMISSION GEORGIA DEPARTMENT OF NATURAL RESOURCE GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
GEORGIA DEPARTMENT OF TRANSPORTATION GEORGIA REGIONAL TRANSPORTATION AUTHORITY GEORGIA SOIL AND WATER CONSERVATION COMMISSION
GEORGIA ENVIRONMENTAL FINANCE AUTHORITY GEORGIA CONSERVANCY CLAYTON COUNTY
HENRY COUNTY CITY OF STOCKBRIDGE CITY OF MORROW
CITY OF MCDONOUGH CITY OF JONESBORO

For questions, please contact Donald Shockey at (470) 378-1531 or dshockey@atlantaregional.org. This
finding will be published to the ARC review website located at http://atlantaregional.org/plan-reviews.
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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.
50' LANDSCAPE BUFFER
50' LANDSCAPE BUFFER

WWW.PEC.PLUS
IM FER
75'
BUF
ED
URB
IST FER
A UND UF
NORTH TRACT: 50' SB
IOU
(86) 52' x 120' SINGLE FAMILY LOTS RV
POCKET
OPEN PARK PE
172 SPACES REQUIRED @ 2.0 SP/UNIT SPACE POCKET
344 SPACES (2 GARAGE + 2 DRIVEWAY MASTER 50' LANDSC
PARK
APE BUFFER
SPACES) TO BE PROVIDED AMENITY
AREA
POCKET
PARK

SITE DRIVEWAY #1 FULL ACCESS
Planners & Engineers Collaborative+

50' LANDSCAPE BUFFER
ENTRANCE/EXIT
DRIVEWAY #1
Ex. STOP
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
STOP
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES

APE BUFFER
NORTH TRACT:
TIE INTO COMMERCIAL
DEVELOPMENT FOR (59) 62' x 120' SINGLE FAMILY LOTS 350 RESEARCH COURT STE 200
B ALTERNATE ACCESS IF 118 SPACES REQUIRED @ 2.0 SP/UNIT TRACT NOT
ROAD STUBBED FOR
GRANTED EASEMENT
236 SPACES (2 GARAGE + 2 DRIVEWAY SPACES) INCLUDED PEACHTREE CORNERS, GA 30092
50' LANDSC
FUTURE ACCESS TO
DAVIDSON PARKWAY SITE DRIVEWAY #4 TO BE PROVIDED +/- 13.59 ACRES NORTH TRACT:
75' IM

APE BUFFER
50' UNDISTU
(113) 42' x 120' SINGLE FAMILY LOTS
PERV
IOUS BUFFER

50' UNDISTU
50' LANDSCAPE BUFFER
IOUS 226 SPACES REQUIRED @ 2.0 SP/UNIT
IOUS BUFF
50' LANDSCAPE BUFFER
50' U BUFF

RBED BUFF
452 SPACES (2 GARAGE + 2 DRIVEWAY
NDIS ER

ER
RBED BUFF
TURB
SPACES) TO BE PROVIDED PROJECT
50' LANDSC

ER
ED B
75' IMPERV UFFE

ER
GATED
5' CONCRETE SIDEWALK ALONG
75' IMPERV
ENTRY
ER STREET FRONTAGE, TO BE PLACED
FF
BU R

DRI# 3799
FE
MIN. OF 8' OFF EDGE OF TRAVEL LANE
US UF
IO
RV DB
PE BE
' IM UR
75 IST
ND

POCKET
PARK
50
'U OPEN
SPACE

EXISTING DRIVE TO BE
STORMWATER
FACILITY
REEVES CREEK II
STORMWATER RELOCATED FOR
FACILITY ACCESS TO INTERNAL
PARCELS
STORMWATER
FACILITY
POCKET
75' IM
A MASTER PLANNED RESIDENTIAL
PARK
POCKET
PARK
50' U
NDIS
PER
VIOU
TUR
S BU
BED
FFE
MIXED-USE DEVELOPMENT
BUF EXISTING DRIVE TO BE
FER RELOCATED FOR
ACCESS TO INTERNAL AT
PARCELS
75' IM
PER
50' U VIO
NDIS
TUR
US
BED
BU F
BUF
FER 630 FLIPPEN ROAD
FER
50'
UN
STOCKBRIDGE, GEORGIA 30281
DIS
STORMWATER 75' TU
D FACILITY
IMP
ER
VIO
RB
ED
BU
FFE
US
BU
FFE
R 75'
50'
IMP
UN
ER
VIO
US
CITY OF STOCKBRIDGE/
STORMWATER DIS
FACILITY
TU
RB
ED
BU
BU
FFE
FFE
R 6' BENCH
HENRY COUNTY JURISDICTION

LEGEND:
8' REEVES CREEK MULTI-USE TRAIL 10

BLDG-3
TO END HERE 35 UNITS
3/4 STORY
6' BENCH

Ex. STOP EXISTING SIGNED APPROACH STOP PROPOSED SIGNED APPROACH 11 SPLIT
8' REVEES CREEK
5 10

26
AT
MULTI-USE TRAIL
340 MULTI-FAMILY UNITS
10

RIV 10
BLDG-4
E BLDG-4 35 UNITS

ER
11
ST
RE
ET 35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT 595 SPACES REQUIRED @ 1.75 SP/UNIT 6' BENCH FOR
EXISTING LANE GEOMETRY PROPOSED LANE GEOMETRY ED BUFF
ISTURB 602 SPACES @ 1.77 SP/UNIT
50' UND FF E R 8

S BU 6' BENCH
ERVIOU TO BE PROVIDED
75' IMP 75' IM
10 10 10

PERV
VISTA REALTY PARTNERS
BLDG-2
35 UNITS

IOUS
3/4 STORY

E EXISTING TRAFFIC SIGNAL ACCESS DRIVEWAY
SPLIT
10
9 10 10 12 9
STORMWATER
6' BENCH NEIGHBORHOOD RETAIL

FACILITY
Ex. BLDG-5 BLDG-6 BUFF WITH REVEES CREEK TRAIL
NDIS ER
UNITS 35 UNITS
3/4 STORY 3/4 STORY

TURB HEAD RESTROOMS W/ 62
SPLIT
STORMWATER 10 10
10 12 SPLIT

ED B
FACILITY 26' PRIVATE STREET

PROPOSED TRAFFIC SIGNAL PARKING SPACES
UFFE
7 10 10 11
10

DUMPSTER W/
ENCLOSURE
10 12

POCKET 50' U 8' CROSSWALK TO TIE INTO
PARK
BLDG-6
EXISTING REVEES CREEK
DOG
PARK
35 UNITS
3/4 STORY
BLDG-4
MULTI-USE TRAIL
SITE DATA: BLDG-1
SPLIT
35 UNITS
3/4 STORY BIKE

MUNICIPALITY PROJECT #
SPLIT RACK
35 UNITS
3/4 STORY
NORTH TRACT: SPLIT
10

BLDG-7
BLDG-7
35 UNITS

TOTAL SITE AREA 278.351 ACRES (70) 52' x 120' SINGLE FAMILY LOTS
STORMWATER
FACILITY
11
35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT FULL ACCESS
BLDG-8
35 UNITS
SITE DR ENTRANCE/EXIT
100 YR. FLOODPLAIN & PROPOSED R/W AREA 87.92 ACRES 140 SPACES REQUIRED @ 2.0 SP/UNIT 3/4 STORY
SPLIT IVEWAY DRIVEWAY #2
7 6
#2 (M)
280 SPACES (2 GARAGE + 2 DRIVEWAY
SPACES) TO BE PROVIDED
REVISIONS
CAR 7 6

NET SITE AREA 190.431 ACRES WASH &
MAINT.
RESTROOM
26' PRIVATE
MAINTENANCE
STREET
BLDG-3 REEVES
CREE
PARKIN K TRAIL
OPEN 35 UNITS POCKET
ZONING
1/4" / 12"

CAR WASH
8 12 7 3/4 STORY
SPACE PARK
306 MULTI-FAMILY UNITS
1/4" / 12" 1/4" / 12"

POCKET
1/4" / 12"

10
BLDG-8
SPLIT G LOT
PARK 50' 4
35 UNITS

75' 3/4 STORY
536 SPACES REQUIRED @ 1.75 SP/UNIT NO. DATE BY DESCRIPTION
SPLIT

EXISTING ZONING RA UN
IMP
BLDG-10

30 UNITS AMENITY 536 SPACES @ 1.75 SP/UNIT
FFE
CO
3 STORY

10/25/2022
AREA
1 SL
PA FLAT
TO BE PROVIDED REVISIONS PER STAFF COMMENTS
BU
TO BLDG-9

PROPOSED ZONING PUD - PLANNED UNIT DEVELOPMENT
35 UNITS

BED
Ex. STOP
10
3/4 STORY
FFE
SPLIT

TUR
AND SOLUTION TO NORTH ACCESS
DIS BU POCKET ENTRY
ZONING JURISDICTION
TOWNHOME SETBACK REQUIREMENTS ANNEXED
FRONT TO CITY OF STOCKBRIDGE
- LOADED REAR - LOADED US PARK BLDG-9
GATES

VIO 2 2/2/2023 SL
30 UNITS LEASING
GRTA Updates and Site Plan Changes
ER
3 STORY
CALL OFFICE/
FLAT CLUBHOUSE
STOP
BOX

FRONT YARD SETBACK MIN: 15 FEET MIN: 5 FEET AT
OPEN
COMPACTOR
RIV ET SPACE
'P E
26 STR

REAR YARD SETBACK MIN: 10 FEET MIN: 10 FEET AMENITY
AREA
BLDG-2
30 UNITS
BLDG-1
30 UNITS
3 STORY 3 STORY
POCKET FLAT FLAT
PARK
SIDE YARD MIN: 5 FEET MIN: 5 FEET ENTRY
GATES
IN /
AS E E
RESIDENT
ONLY
RESIDENT
ONLY GATES
RESIDENT
LE FFIC US
O BHO GATES ONLY GATES
U OPEN
CALL CL SPACE
BOX
FULL ACCESS
ENTRANCE/EXIT

DISTANCE BETWEEN BUILDINGS SIDE TO SIDE: 15 FEET MIN

AT
RIV E 10

' P IV
FRONT TO FRONT/BACK TO BACK: 40 FEET MIN 26 DR

G DETACHED SINGLE FAMILY SETBACKS 3
4 SPLIT
SENIOR
STORMWATER BUILDING
FACILITY
FULL ACCESS
OFFICE SITE DRIVEWAY #3 (S)
FRONT YARD SETBACK 20 FEET ENTRANCE/EXIT
3 BLDG. 8' MULTI-USE TRAIL TO TIE INTO
4 SPLIT
SENIOR 7,000 SF
CORNER SIDE YARD SETBACK 10 FEET
BUILDING
AMENTIY
COURTYARD 5' CONCRETE SIDEWALK
OFFICE OFFICE FULL ACCESS
BLDG. COURTYARD BLDG. ENTRANCE/EXIT
DRIVEWAY #3
INTERIOR SIDE YARD SETBACK 5 FEET (MIN. 10 FEET BETWEEN STRUCTURES) 13,500 SF 13,500 SF
CA
OFFICE
AN
REAR YARD SETBACK 20 FEET A BLDG.
AM
EN
IT
7,000 SF
STOP
PO
OL
SCREENING BUFFER AGAINST R DISTRICT 50 FEET TOWNHOME
AMENITY POCKET
DUMPSTER W/
AREA 5' CONCRETE SIDEWALK ALONG
DEVELOPMENT STANDARDS PARK ENCLOSURE

STREET FRONTAGE, TO BE PLACED
42' X 120' LOTS= 113 LOTS MIN. OF 8' OFF EDGE OF TRAVEL LANE
LINEAR
GREEN SPACE
DETACHED SINGLE FAMILY PROVIDED 52' X 120' LOTS= 156 LOTS
H INDEPENDENT SENIOR AGE
62' X 120' LOTS= 59 LOTS
RESTRICTED LIVING 182 UNITS
TOTAL= 328 LOTS BLDG-10
30 UNITS
3 STORY
OFFICE BUILDINGS (41,000 SF) FLAT

(2) 3/4-SPLIT INDEPENDENT UNITS= 182 UNITS 123 SPACES REQUIRED @ 3 SP/ 1,000 SF
SENIOR LIVING UNITS PROVIDED 173 SPACES PROVIDED THIS SEAL IS ONLY VALID IF COUNTER SIGNED
STORMWATER
AND DATED WITH AN ORIGINAL SIGNATURE.
FACILITY

TOTAL SENIOR LIVING UNITS= 182 UNITS

TOWNHOME UNITS PROVIDED 24' X 50' FRONT LOAD TOWNS= 191 UNITS

J:\2020\2006900\De\Annex-Stockbridge\20069.00-Site Zone-7 Annexed-GRTA.dwg - KWood - 2/14/2023 10:38 AM
(191) 24' X 50' FRONT LOAD TOWNHOMES
BLDG-4

MULIT-FAMILY UNITS PROVIDED MUTI-FAMLY UNITS= 340 UNITS 382 SPACES REQUIRED @ 2.0 SP/UNIT 35 UNITS
3/4 STORY
POCKET
PARK
764 SPACES (2 GARAGE + 2 DRIVEWAY SPLIT

MUTI-FAMLY UNITS= 306 UNITS SPACES) TO BE PROVIDED

TOTAL MULTI-FAMILY UNITS= 646 UNITS
TOTAL RESIDENTIAL UNITS PROVIDED 1,347 UNITS

TOTAL NET SITE DENSITY PROVIDED 7.07 DUA (1,347 UNITS/ 190.431 ACRES)

TOTAL GROSS DENSITY PROVIDED 4.84 DUA (1,347 UNITS/ 278.351 ACRES)
POCKET
SITE CONSULTANTS: GSWCC LEVEL II DESIGN PROFESSIONAL
PARK

NEIGHBORHOOD RETAIL SF PROVIDED 5,000 SF CERTIFICATION # 0000059389 EXP. 10/28/2024
TRAFFIC ENGINEER
OFFICE / LIGHT INDUSTRIAL PROVIDED 41,000 SF
A & R ENGINEERING
GRTA SITE
POCKET
PARK

TOTAL COMMERCIAL PROVIDED 46,000 SF ABDUL AMER
2160 KINGSTON COURT, SUITE O SITE LOCATION
OPEN SPACE CALCULATIONS
MARIETTA, GEORGIA 30067
MIN. OPEN SPACE REQUIRED

OPEN SPACE PROVIDED
20% (55.68 ACRES)

25.6% (71.23 ACRES) (INCLUDING FLOODPLAIN)
PHONE: (770) 690-9255
SITE LOCATION PLAN
OWNER/ DEVELOPER CONTACT
0 100 200 400 600
VISTA REALTY PARTNERS
PARKING REQUIREMENTS MICHAEL NEYHART
228 SPACES (1.25 SP/DWELLING UNIT)
SINGLE FAMILY LOTS: 2964 PEACHTREE ROAD, SUITE 585 SCALE: 1" = 200'
MIN. SENIOR LIVING PARKING REQUIRED
ATLANTA, GEORGIA 30305
SENIOR LIVING PARKING PROVIDED 250 SPACES (1.37 SP/DWELLING UNIT) 42' X 120' DETACHED LOTS PHONE: (404) 835-5778 DATE: 08/01/2022
MIN. TOWNHOME PARKING REQUIRED 382 SPACES (2.0 SP/DWELLING UNIT) 52' X 120' DETACHED LOTS PROJECT: 20069.00
CIVIL ENGINEER/ SITE PLANNER
TOWNHOME PARKING PROVIDED 764 SPACES (2 GARAGE + 2 DRIVEWAY)
62' X 120' DETACHED LOTS GRID NORTH

MIN. MULTIFAMILY PARKING REQUIRED 1,130 SPACES (1.75 SP/DWELLING UNIT) PLANNERS & ENGINEERS COLLABORATIVE
KENNETH WOOD
MULTIFAMILY PARKING PROVIDED 1,135 SPACES (1.75 SP/DWELLING UNIT) 350 RESEARCH COURT

G1
K PEACHTREE CORNERS, GEORGIA 30092

MIN. SINGLE FAMILY PARKING REQUIRED 656 SPACES (2.0 SP/DWELLING UNIT)
PHONE: (770) 451-2741
24 HOUR CONTACT:

MIN. SINGLE FAMILY PARKING PROVIDED 1,312 SPACES (2 GARAGE + 2 DRIVEWAY)
www.Georgia811.com
TOTAL RESIDENTIAL PARKING REQUIRED 2,396 SPACES
MICHAEL NEYHART Knowwhat'sbelow. SITE LOCATION MAP FEMA FIRM MAP
TOTAL RESIDENTIAL PARKING PROVIDED 3,461 SPACES Callbefore
GPSyou dig.
CONTROL PT#1
NOT TO SCALE NOT TO SCALE SHEET
GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE AX-22-06

Commission District: 5
Commissioner: Bruce Holmes
Report Prepared by: Yaritza Nieves, Planner III

Applicant: Vista Residential Partners

Property Owners: RCVW Land, LLC;
Rodney S. Brown

Location: 630 Flippen Road, 384 Flippen Road, and undeveloped land on Flippen Road
Land Lots 26, 38, and 39 of the 12th District

Parcel ID(s): 030-01003001, 030-01004000, and 030-01004008

Request: Annexation and Rezoning

BOC Meeting: November 1, 2022

Lot Size: 278.394 +/- acres

Zoning History: The subject property is currently zoned MU (Mixed Use) 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 files indicates that the subject property, as part of a larger
317.661 +/- acre development known as Reeve’s Creek, has been evaluated as a
Development of Regional Impact (DRI #2996) and was issued a Notice of
Decision (NOD) by the Atlanta Regional Commission (ARC) on October 3,
2019.

A review of zoning files indicates that the subject property was rezoned (RZ-19-
01), as part of the larger Reeve’s Creek development, from RA (Residential-
Agricultural) to MU (Mixed Use) on November 19, 2019, by the Henry County
Board of Commissioners with the following conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A, dated October 3, 2019, shall
be met by the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by
the Henry County Department of Transportation (HCDOT), prior to any
certificate of occupancy being issued for that phase of development,
unless conditioned otherwise.

3. The proposed Reeve's Creek Parkway, as illustrated on the site plan
dated August 21, 2019, shall be a four lane roadway with a raised median
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 2
with a width sufficient, meeting the approval of HCDOT, to contain left
turn lanes on approaches where median openings are allowed by
HCDOT.

4. The proposed Reeves Creek Parkway, as illustrated on the site plan dated
August 21, 2019, shall be constructed meeting the approval of HCDOT
prior to the cumulative trip generation of 2,000 trips per day for all
permitted development on any portion of the subject property being met.

5. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to HCDOT standards.

6. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage.

7. No industrial development or uses shall be permitted.

8. The development shall be constructed in substantial compliance with the
preliminary site plan dated August 21, 2019.

9. All disturbed areas shall be sodded, except where landscaping is present
or installed.

10. The development shall not exceed 1,643 dwelling units.

11. All homes shall consist of all sides brick, stone, stucco, or any
combination of two (2) or more of the following materials on all sides
(brick, stone, stucco, or cement fiberboard). Vinyl based products are
only permitted in the soffits, eaves, and fascia.

12. All homes shall be built on site (no modular or manufactured homes).

13. If multiple apartment communities/pods are proposed, each apartment
pod shall be developed as a gated community. The gates shall be
maintained and monitored at the property owner’s expense.

14. Each apartment pod shall provide an amenity package required to consist
of at least three (3) of the following:

a. One (1) junior size Olympic pool and one (1) pool cabana
b. One (1) clubhouse
c. One (1) playground
d. One (1) covered pavilion
e. One (1) dog park
f. One (1) soccer/multi-use field
g. One (1) tennis court
h. Walking trails
i. Fitness facility

15. Each townhome pod shall provide a shared amenity package required to
consist of (at a minimum):
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 3
a. One (1) dog park
b. Walking trails

16. All townhouses shall be a minimum of the following:

a. 1,000 square feet for one bedroom,
b. 1,500 square feet for two bedroom,
c. Additional 200 square feet for each additional bedroom over two
bedroom.

17. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick, stone, stucco or any
combination thereof.

18. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Department prior to issuance of the first sign permit.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: Unincorporated Henry County
West: City of Stockbridge and Unincorporated Henry County

Current Land Use: Single-Family Residences and Undeveloped

Future Land Use: Mixed Use (up to 16.0 dwelling units per acre, net)

Proposed Zoning: As per the application materials, the City of Stockbridge proposes to annex the
subject property from the current zoning classification of MU (Mixed Use) 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 application packet was delivered to Henry County via statutory overnight
delivery, on October 7, 2022, in accordance with O.C.G.A. § 36-36-9, and would
appear to be within the required timeframe as established by O.C.G.A. § 36-36-6.
Confirmation of compliance with O.C.G.A. § 36-36-6 could not be confirmed as
the annexation application materials are not dated with the date that the
application was accepted by the City of Stockbridge.

The City of Stockbridge intends to annex the subject property consisting of
278.394 +/- acres from the current zoning classification of MU (Mixed Use) to
the City of Stockbridge PUD (Planned Unit Development) zoning district. With
the amendment of the City of Stockbridge Unified Development Code on March
14, 2022, the new PUD zoning district is currently the only mixed use zoning
district for the City of Stockbridge and encompasses the previous PTD (Planned
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 4
Town Development), MUND (Mixed Use Neighborhood Development), and
TND (Traditional Neighborhood Development) zoning districts.

The Future Land Use Map (FLUM), as part of the Henry County/Cities Joint
2040 Comprehensive Plan, designation of the subject property is Mixed Use.
Mixed Use areas are described in the Comprehensive Plan as areas which include
parcels that are developed with a minimum of two uses as well as developments
that may be used for a mixture of uses as provided by ordinance. The Mixed Use
FLUM designation supports developments with a density of up to 16.0 dwelling
units per acre, net.

The applicant is requesting concurrent rezoning for the subject property for a
mixed single-family, multi-family apartments, townhomes, and
senior/independent living residential development, consisting of a total of 1,347
dwelling units. As per the application materials provided, the proposed
development for the subject property has a gross density of 4.89 dwelling units
per acre. As per the application materials provided, the proposed development for
the subject property has a net density of 7.07 dwelling units per acre. The
applicant’s request would appear to be consistent with the Mixed Use FLUM
designation of the subject property, which supports mixed use developments with
a net density of up to 16.0 dwelling units per acre, as described within the Henry
County/Cities Joint 2040 Comprehensive Plan.

The subject property is within an area designated by the Henry County/Cities
Joint 2040 Comprehensive Plan as an Activity Center Character Area. Activity
Center Character Areas are described within the Henry County/Cities Joint 2040
Comprehensive Plan as the main retail and commercial districts outside of
traditional town centers within Henry County. These areas may have higher
density of housing developed in a mixed used environment. Strategic policies for
these areas include:

 For new developments to meet the everyday needs of neighboring
communities;
 Encouraging mixed use within sites and within buildings;
 Encouraging parking management strategies;
 Multimodal hubs with quality streetscapes and transportation amenities;
 Requiring new developments to develop quality streetscapes and
transportation amenities; and
 Creating great public spaces and thoroughfares with well balanced,
fiscally sound, infrastructure investments to promote reliable trips.

Implementation policies include:

 Encourage mixed use within sites and within buildings;
 Encourage parking management strategies including shared parking
arrangements;
 Require sidewalks on both sides of streets both externally and internally
to new developments that connect to buildings;
 Promote high quality design of public spaces and the public realm that is
integrated within a development;
 Encourage Green Infrastructure and reductions in impervious surfaces;

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BOC Meeting: November 1, 2022 Page 5
 Require new developments to develop quality streetscapes and
transportation amenities;
 Incorporate appropriate end-of-trip facilities such as bicycle racks,
showers/ locker rooms, etc., within new and existing developments;
 Encourage active ground floors, pedestrian scale design, and pedestrian
amenities in new developments and redevelopment of existing sites; and
 Encourage intra-parcel connectivity and new development should not
preclude future connections.

Although the subject property, as part of a larger 317.661 +/- acre development
known as Reeve’s Creek, has already been evaluated as a Development of
Regional Impact (DRI #2996) and was issued a Notice of Decision (NOD) by the
Atlanta Regional Commission (ARC) on October 3, 2019, the currently proposed
development varies substantially to the original proposal as evaluated per the
review of DRI #2669. As per the Official Compilation of the Rules and
Regulations of the State of Georgia, Ga. Comp. R. & Regs. r. 110-12-7-.05, the
ARC may determine that previously submitted DRIs may be subject to
subsequent evaluation as a new DRI if the project changes are substantial enough
to warrant this. The ARC has determined that reevaluation is warranted in this
case. A new DRI application has been submitted and accepted by the ARC for
the subject property (Reeve’s Creek II, DRI #3799).

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.

While it is Planning & Zoning staff’s opinion that there are no grounds for
objection for this annexation request as per O.C.G.A. § 36-36-113, Planning &
Zoning Staff would encourage the City of Stockbridge to consider the zoning
conditions placed upon the subject property as part of their zoning approval (RZ-
19-01) in their evaluation of this annexation and rezoning request. These zoning
conditions are described in Resolution 19-287 which is attached hereto. Planning
Staff would also encourage the City of Stockbridge to consider the findings of
the DRI review upon completion, including, but not limited to, the
recommendations as per the Final Report and the recommendations of the Notice
of Decision (NOD), in their evaluation of this request at the time of zoning.

Upon review of application materials, including DRI #3799 materials, Planning
and Zoning Staff would encourage the City of Stockbridge to consider the
additional Staff recommended conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A for DRI #3799 shall be met by
the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 6
the City of Stockbridge, prior to any certificate of occupancy being
issued for that phase of development, unless conditioned otherwise.

3. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to City of Stockbridge standards.

4. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage. This preservation strip shall be
under one owner, rather than included within residential building lots.
Where road widening as part of site development requires, additional
right-of-way may be required.

5. Sidewalks shall be provided along the subject property’s frontage along
Flippen Road and shall be a minimum of ten feet (10’) wide.

6. Sidewalks for the use of pedestrians and bicyclists shall be provided
throughout the development and shall connect to paths, residential areas,
amenity areas, and commercial areas. Sidewalks shall be paved and a
minimum of eight feet (8’) wide. Benches and/or similar resting areas
shall be paved and provided along sidewalks, outside of the paved
sidewalk path.

7. All commercial uses shall provide bicycle racks, storage, or spaces.
Bicycle racks, storage, or spaces shall be located near the entrance of an
establishment and/or near a sidewalk. Any bicycle spaces shall be posted
as such.

8. An area equal to one (1) percent of the total floor area within the
development shall be provided as public space. Public space(s) shall be
within view of a public roadway and accessible to pedestrians via
sidewalk(s). Public spaces can include transit stops, plazas, courtyards,
atriums, pavilions, or other similar public spaces with benches and/or
seating areas. At least one (1) covered pavilion with tables and seating
areas shall be provided.

9. The development shall be constructed in substantial compliance with the
DRI Site Plan (Master Rezoning Plan prepared by PEC+, dated August
1, 2022).

10. The development shall not exceed 1,347 dwelling units.

11. Senior living units shall be limited in accordance with the federal Fair
Housing Act and the federal Housing for Older Persons Act, 42 U.S.C. §
3601, et seq., and the Georgia Fair Housing Act, O.C.G.A. § 8-3-200, et
seq. to require that at least eighty percent (80%) of all dwellings within
the development must be occupied by at least one (1) person who is over
the age of fifty-five (55), and that no individual under the age of nineteen
(19) may be a permanent resident. The development shall publish and
adhere to policies and procedures that demonstrate the intent to operate
as "55 or older" housing community and shall comply with the United
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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 7
States Department of Housing and Urban Development (HUD)
regulatory requirements for age verification of residents.

12. All homes shall consist of all sides brick or stone. Up to 20% of each
elevation may be of a different accent material such as cement
fiberboard. Vinyl based products are only permitted in the soffits, eaves,
and fascia.

13. All homes shall be built on site (no modular or manufactured homes).

14. Each townhome and apartment pod/development shall be developed as a
gated community. The gates shall be maintained and monitored at the
property owner’s expense.

15. All single-family homes and townhomes shall have two-car garages. All
garages shall be side or rear entry where feasible, provided that all corner
lots have a side entry garage.

16. All single-family and townhome driveways shall be a minimum of forty
feet (40’) in length measured from the back of curb with a minimum
width of twenty feet (20’).

17. Each townhome and apartment pod shall provide an amenity package
required to consist of at least four (4) of the following:

a. One (1) resort style pool and one (1) pool cabana
b. One (1) minimum 2,000 square foot clubhouse
c. One (1) playground with benches
d. One (1) minimum 1,500 square foot covered pavilion
e. One (1) dog park
f. One (1) tennis court or basketball court
g. Fitness facility

18. Walking trails and pocket parks with benches or other similar resting
areas shall be provided throughout the development and shall connect to
sidewalks, residential areas, and/or amenity areas.

19. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick or stone.

20. An undisturbed or enhanced minimum 50-foot buffer shall be maintained
around the southern and northern property lines of the property. This
buffer shall include new evergreen tree plantings, but shall otherwise be
undisturbed. New evergreen trees planted in this buffer shall be a
minimum of 6’ in height at time of installation.

21. All required buffers shall be located outside of any building lot.

22. Stormwater management facilities can be included as passive open space
only if they are landscaped, maintained as a feature of the development,
and walking trails or multi-use paths are included around the entirety of
the pond which connect to sidewalks or multi-use paths within the
development.

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 8
23. No portion of any stormwater management facility that are not used as
passive open space, as per other conditions, shall be located on any
portion of a building lot. Stormwater management facilities which are
not passive open space, as per other conditions, shall be secured by a 5-
foot high fence and shall have a minimum ten-foot (10’) undisturbed or
enhanced screening buffer. All driveways, access easements, and
emergency access easements must be paved and dust free.

24. All disturbed areas shall be sodded, except where landscaping is present
or installed.

25. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Division of the Community Development Department prior to
issuance of the first sign permit.

Attachments:
 Resolution 19-287 (RZ-19-01)
 DRI #2996 Notice of Decision
 RZ-19-01 Site Plan, dated August 21, 2019
 Zoning Map
 Future Land Use Map
 Application Packet
 City of Stockbridge Rezoning Application Packet
 City of Stockbridge Comprehensive Plan Amendment Application Packet
 DRI #3799 Site Plan, dated August 1, 2022

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Legend
AX-22-06
RS
RMH
RM
RD
RA
R-4
R-3
R-2
R-1
PD
OI
MU
MR2
MR1
M-2
M-1
DTRC
DTMU
CITY
C-3
C-2
C-1

Scale: 1"= 1000'

Current Zoning Map
This map is for graphical
representation only. It is
not a legal document.
Future Land Use Map

AX-22-06 RR - Rural Residential COM - Commercial PRC - Park/Recreation/Conservation

FLU LD - Low Density Residential OI - Office Institutional TCU - Transportation/Communication/Utilities
CITY MD - Medium Density Residential INDUS - Industrial
MX - Mixed Use HD - High Density Residential PI - Public/Institutional
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The Planning and Zoning Staff recommends APPROVAL WITH CONDITIONS for
the proposed rezoning of the subject property from PUD to PUD. The recommended
ZONING CONDITIONS are listed below:

1. The project will be conditioned on the Site plan titled Flippen Rd 2 Walt
Stephens Rd “A Master Planned Residential Development,” dated April 25,
2023, by PEC (Planners & Engineers Collaborative).

2. The developer will implement the recommendations from the ARC Regional
Review Finding dated March 29, 2023, for Reeves Creek II DRI 3799
conditions listed in the GRTA Notice of Decision (“NOD”), dated March 27,
2023, in Attachment A, Attachment B and Section 1 of Attachment C. A
copy of the NOD is attached hereto as Exhibit “A.”.

3. The Developer will make the several traffic improvements to mitigate project
generated vehicular traffic that are identified in from the TIS Traffic
Impact Study identified in Exhibit “B,” attached hereto.

4. The project will be developed in conformance with the City of Stockbridge
Unified Development Code and all other City Code sections regarding site
development standards and requirements.

5. Regarding the Property’s Future Land Use Designation

The approval of Case #CP-2022-04 to change the property’s future land
use designation from Medium Density Residential to High-Density
Residential shall occur simultaneously with the approval of Case #RZ-2022-
05 for the rezoning of the property.

6. Reduction in the number of proposed parking spaces from 3,671 to 3,000
or 20 percent, whichever is greater.

7. The development will have a maximum density rate not to exceed 4.84 units
per acre.

8. Add a minimum of 30 EV charging stations throughout the development.

9. Regarding the Parcels Comprising the Development Site

The rezoning shall not be finalized until the parcels are combined and
simultaneously; this shall not be finalized until a new plat is officially
recorded by the Henry County Superior Court (Real Estate Records
Division).

10. Regarding Environmental Matters
The applicant shall comply with the following:

a. Take appropriate steps for the environmental protection of Reeves
Creek, the floodplain areas, and other sensitive site areas.

b. Submit an acceptable landscape plan to the Community
Development Department.

11. Regarding the Issuance of Land Disturbance and Building Permits

No land disturbance or building permit shall be issued for the subject
property until the applicant has had the new recombination plat officially
recorded and has submitted a copy of the recorded plat to the Community
Development Department.
EXHIBIT "A"

NOTICE OF DECISION

To: Anna Roach, ARC
(via electronic Bob Voyles, GRTA
mail) Dick Anderson, GRTA
Kathryn Zickert, GRTA
Sharon Mason, GRTA
Sonny Deriso, GRTA

To: City of Stockbridge
(via electronic Michael Neyhart
mail and certified
mail)

From: Jannine Miller, GRTA Executive Director

Copy: Elizabeth Davis, SRTA/GRTA/ATL Abdul Amer, A&R Engineering
(via electronic Reginald James, Atlanta Regional Naser Omer, A&R Engineering
mail) Commission Michael Neyhart, Vista Residential
Donald Shockey, Atlanta Regional Partners
Commission Dennis Webb, SGR Law
Kenta Lanham, Henry County Kenneth Wood, PEC
David Simmons, Henry County
Ryan Anderson, City of Stockbridge
Brecca Carter, City of Stockbridge
Linda Logan, City of Stockbridge
Eric Harris, MARTA
Charles Rosa, MARTA

Date: March 27, 2023
Notice of Decision for
Request for Non-Expedited Review of
DRI 3799 Reeves Creek II

The purpose of this notice is to inform Michael Neyhart (the Applicant) and City of Stockbridge
(the Local Government), the Georgia Regional Transportation Authority (GRTA) Land
Development Committee, the Georgia Department of Community Affairs (DCA), the Georgia
Department of Transportation (GDOT), and the Atlanta Regional Commission (ARC) of GRTA’s
decision regarding Development of Regional Impact (DRI) 3799 Reeves Creek II (the DRI Plan
of Development). GRTA has completed a non-expedited Review for the DRI Plan of Development
pursuant to Section 4.2.3 of the GRTA DRI Review Procedures and has determined that the DRI
Plan of Development meets the GRTA review criteria set forth in Section 4.3. The DRI Plan of
Development as proposed is approved subject to conditions, as provided in Attachment A and
subject to the limitations placed on allowable modifications to the DRI Plan of Development, as
described in Attachment B.

Subject to the conditions set forth in Attachment A and Attachment B, GRTA will approve the
expenditure of state and/or federal funds for providing the Land Transportation Services and
Access improvements listed in Section 2 of Attachment C. The need for said approval shall
terminate and be of no further force and effect after ten (10) years from the date of this Notice of
Decision, unless substantial construction of the proposed DRI has been commenced during this
ten (year) period.

The notice of decision is based on a review of the applicant’s DRI Review Package received by
GRTA on February 14, 2023. The review package includes: the site development plan (Site Plan)
dated February 2, 2023 titled “Reeves Creek II” prepared by Planners & Engineers Collaborative
+, the Transportation Study dated January 23, 2023 prepared by A&R Engineering received by
GRTA on February 14, 2023, and the DCA Initial and Additional forms filed on August 29, 2022
and February 20, 2023.

Pursuant to Section 5 of the GRTA DRI Review Procedures the Applicant, the GRTA Land
Development Committee and the local government have a right to appeal this decision within five
(5) Business Days of the date on this letter by filing a Notice of Appeal with the GRTA Land
Development Committee. A Notice of Appeal must specify the grounds for the appeal and present
any argument or analysis in support of the appeal. For further information regarding the right to
appeal, consult Section 5 of the GRTA DRI Review Procedures. If GRTA staff receives an appeal,
you will receive another notice from GRTA and the Land Development Committee will schedule
the appeal hearing according to the timeline established in Section 5.1.2 of the GRTA DRI Review
Procedures.

Jannine Miller
Executive Director
Georgia Regional Transportation Authority

Notice of Decision for DRI 3799 Reeves Creek II Page 2 of 6
Attachment A – General Conditions

General Conditions of Approval to GRTA Notice of Decision:

Pedestrian, Bicycle and Transit Facilities
Provide pedestrian connectivity between all buildings and uses.
Coordinate with the City of Stockbridge on bike connectivity to the neighboring bike
routes as planned in the Henry County Comprehensive Transportation Plan.
Coordinate with the City of Stockbridge, GDOT and ATL on pedestrian access to the
scheduled bus stop at Flippen Road and SR 138.
Provide pedestrian connectivity along the property frontage on Flippen Road.
Provide a signalized crosswalk on all approaches and other pedestrian facilities at
Flippen Road to access the Reeves Creek Trail from the site.
Provide on-site signage to Reeves Creek Trail.
Coordinate with Henry Connect on providing signage for demand response transit
services at pedestrian site entrances.

Roadway & Site Access Improvement Conditions to GRTA Notice of Decision:

Site Driveway 1: Full access (northern) driveway on Flippen Road, aligned with Appleton
Boulevard
Construct one entering and two (a shared through/left turn and a separate right turn)
exiting lanes.
Install stop-sign control on Appleton Boulevard and the driveway approaches, with
Flippen Road remaining free flow.
Construct left turn and right turn lanes on Flippen Road for entering traffic.
Provide adequate sight distance per AASHTO standards.

Site Driveway 2: Full access (middle) driveway on Flippen Road, for retail, aligned with Reeves
Creek Trail
Construct one entering and one exiting lane.
Install a stop-sign control on Reeves Creek Trail and the site driveway approaches with
Flippen Road remaining free flow.
Construct a right turn lane on Flippen Road for entering traffic.
Provide adequate sight distance per AASHTO standards.

Site Driveway 3: Full access (southern) driveway on Flippen Road, south of Site Driveway 2
Install one entering and two (separate left turn and right turn) exiting lanes.
Construct a left turn and right turn lane on Flippen Road for entering traffic.
Install a traffic signal with ‘protected-permissive’ phasing for northbound left turn
movements from Flippen Road into the site as warranted and approved by the City of
Stockbridge.
Provide adequate sight distance per AASHTO standards.

Notice of Decision for DRI 3799 Reeves Creek II Page 3 of 6
Attachment B – Required Elements of the DRI Plan of Development

Conditions Related to Altering Site Plan after GRTA Notice of Decision:

The on-site development will be constructed materially (substantially) in accordance with the
Site Plan. Changes to the Site Plan will not be considered material or substantial so long as the
following conditions are included as part of any changes:

All “Proposed Conditions of Approval to GRTA Notice of Decision” set forth in
Attachment A are provided.

Notice of Decision for DRI 3799 Reeves Creek II Page 4 of 6
Attachment C – Required Improvements to Serve the DRI

As defined by the GRTA DRI Review Procedures, a “Required Improvement means a land
transportation service or access improvement which is necessary in order to provide a safe and
efficient level of service to residents, employees and visitors of a proposed DRI.”
The Required Improvements in the study network were identified in the Review Package as
necessary to bring the level of service up to an applicable standard before the build-out of the
proposed project. These requirements are identified in Sections 1 and 2 of this Attachment.
Section 1 contains improvements that do not require GRTA approval at this time because they
are to be constructed prior to the completion of the DRI Plan of Development. However, GRTA
approval shall be required in the event state and/or federal funds are proposed at a later date to
be used for any portion of the improvements described in Section 1. Section 2 contains
improvements that require GRTA approval prior to the expenditure of state and/or federal
funding. Subject to the conditions set forth in Attachment A and Attachment B, GRTA approves
the expenditure of state/and or federal funding for the improvements contained in Section 2.
Section 1:

General Conditions of Approval to GRTA Notice of Decision:

Pedestrian, Bicycle and Transit Facilities
Provide pedestrian connectivity between all buildings and uses.
Coordinate with the City of Stockbridge on bike connectivity to the neighboring bike
routes as planned in the Henry County Comprehensive Transportation Plan.
Coordinate with the City of Stockbridge, GDOT and ATL on pedestrian access to the
scheduled bus stop at Flippen Road and SR 138.
Provide pedestrian connectivity along the property frontage on Flippen Road.
Provide a signalized crosswalk on all approaches and other pedestrian facilities at
Flippen Road to access the Reeves Creek Trail from the site.
Provide on-site signage to Reeves Creek Trail.
Coordinate with Henry Connect on providing signage for demand response transit
services at pedestrian site entrances.

Roadway & Site Access Improvement Conditions to GRTA Notice of Decision:

Site Driveway 1: Full access (northern) driveway on Flippen Road, aligned with Appleton
Boulevard
Construct one entering and two (a shared through/left turn and a separate right turn)
exiting lanes.
Install stop-sign control on Appleton Boulevard and the driveway approaches, with
Flippen Road remaining free flow.
Construct left turn and right turn lanes on Flippen Road for entering traffic.
Provide adequate sight distance per AASHTO standards.

Site Driveway 2: Full access (middle) driveway on Flippen Road, for retail, aligned with Reeves
Creek Trail
Construct one entering and one exiting lane.
Install a stop-sign control on Reeves Creek Trail and the site driveway approaches with
Flippen Road remaining free flow.

Notice of Decision for DRI 3799 Reeves Creek II Page 5 of 6
Construct a right turn lane on Flippen Road for entering traffic.
Provide adequate sight distance per AASHTO standards.

Site Driveway 3: Full access (southern) driveway on Flippen Road, south of Site Driveway 2
Install one entering and two (separate left turn and right turn) exiting lanes.
Construct a left turn and right turn lane on Flippen Road for entering traffic.
Install a traffic signal with ‘protected-permissive’ phasing for northbound left turn
movements from Flippen Road into the site as warranted and approved by the City of
Stockbridge.
Provide adequate sight distance per AASHTO standards.

Section 2:

Roadway Improvement Conditions to GRTA Notice of Decision:

Intersection 1. Flippen Road / Shields Road @ SR 42/SR 138/US 23 (North Henry Boulevard)
Reconfigure the northbound approach on Flippen Road to consist of a separate left turn
lane and a shared through/right-turn lane.
Provide a ‘Protected-Permissive’ phase for northbound left-turn lane.

Intersection 6. SR 42/SR 138/US 23 (North Henry Boulevard) @ SR 138 (Lake Spivey Parkway)
Reconfigure the eastbound approach on SR 138 (Lake Spivey Parkway) to consist of
one left turn lane, one through lane and one right turn lane.
Construct a channelized island for the eastbound right turn lane and provide a ‘protected
overlap’ phase.
Change the split phasing for eastbound and westbound approaches to ‘protected-
permissive’ phasing for the eastbound and westbound left turn movements.

Intersection 12. SR 138 (Lake Spivey Parkway) @ Speer Road / Mount Zion Parkway
Coordinate with GDOT to convert the northbound right-turn movement from Speer Road
onto SR 138 (Lake Spivey Parkway) as a “free” movement by removing the existing
striping on SR 138 (Lake Spivey Parkway) and using the existing asphalt as a third
receiving lane. The third eastbound lane will become a right-turn lane at I-75 southbound
ramp.

Note: All conditions along state routes are subject to GDOT approval.

Notice of Decision for DRI 3799 Reeves Creek II Page 6 of 6
EXHIBIT “B”

Recommended Site Mitigation Improvements
Site mitigation improvements address deficiencies that are caused by site traffic and can be identified as
related to the proposed development. The following site improvements were identified.

Intersection 15. Flippen Road @ Site Driveway 3 (Southern)
 Install a traffic signal.
 Provide ‘protected-permissive’ phasing for northbound left turn movements on Flippen Road.
 Provide crosswalks on all approaches and other pedestrian facilities at the intersection.
 Provide a sidewalk along the site frontage to gain access to the Reeves Creek Trail.

Recommendation for Site Access Configuration
The following access configuration is recommended for the proposed site driveway intersections:
 Site Driveway 1: Full access (northern) driveway on Flippen Road, aligned with Appleton
Boulevard
o One entering and two (a shared through/left turn and a separate right turn) exiting lanes.
o Stop-sign controlled on Appleton Boulevard and the driveway approaches with Flippen
Road remaining free flow.
o Left Turn and Right Turn Lanes on Flippen Road for entering traffic.
o Provide adequate sight distance per AASHTO standards.

 Site Driveway 2: Full access (middle) driveway on Flippen Road, for retail, aligned with Reeves
Creek Trail
o One entering and one exiting lane.
o Stop-sign controlled on Reeves Creek Trail and the site driveway approaches with Flippen
Road remaining free flow.
o Right Turn Lane on Flippen Road for entering traffic.
o Provide adequate sight distance per AASHTO standards.

 Site Driveway 3: Full access (southern) driveway on Flippen Road, south of Site Driveway 2
o One entering and two (separate left turn and right turn) exiting lanes.
o Left Turn and Right Turn Lanes on Flippen Road for entering traffic.
o Installation of a traffic signal with ‘protected-permissive’ phasing for northbound left turn
movements from Flippen Road into the site.
o Provide crosswalks on all approaches and pedestrian facilities to have access to the
Reeves Creek Trail through the proposed sidewalk on Flippen Road.
o Provide adequate sight distance per AASHTO standards.
City of Stockbridge
MEETING DATE
AGENDA ITEM
07/10/2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
■ CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ■ ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Kim Allonce
DEPARTMENT: Economic Development
ITEM/PROJECT/EVENT:
Council consideration to approve the award of Request For Proposal (RFP) Number 2023-0007, City-Wide
Economic Development Strategic Plan, to Bleakly Advisory Group, Inc. for the development of a unified
economic development vision plan to advance the interests of businesses and fuel community and
economic growth in the City for the estimated amount of $60,000. The funding source is ARPA.

BACKGROUND INFORMATION:
The Economic Development Department is requesting Council consideration to approve the award
of Request For Proposal (RFP) Number 2023-0007, City-Wide Economic Development Strategic
Plan, to Bleakly Advisory Group, Inc. for the development of a unified economic development vision
plan to advance the interests of businesses and fuel community and economic growth in the City
for the estimated amount of $60,000.

APPROVALS: CITY MANAGER___________________________ ■ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________ $60,000
GRANTS ADMIN.___________________________________ ATTACHMENTS: ■
ITEM/PROJECT/EVENT:

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:
The Economic Development Department is requesting Council consideration to approve the award of Request For
Proposal (RFP) Number 2023-0007, City-Wide Economic Development Strategic Plan, to Bleakly Advisory Group,
Inc. for the development of a unified economic development vision plan to advance the interests of businesses and
fuel community and economic growth in the City for the estimated amount of $60,000. The funding source is
ARPA.
Request For Proposal (RFP) Number 2023-0007, City-Wide Economic Development Strategic Plan was solicited to
award a contract to a qualified consultant to create a citywide Economic Development Strategic Plan that includes
overarching goals and implementable strategies to foster economic growth and enhance the overall quality of life in
the city.

The Economic Development Strategic Plan, once finalized, is anticipated to include the following components:

• Economic overview with supporting demographics data, market, and economic trends
analysis, and key industries analysis.
• SWOT (Strengths, Weaknesses, Opportunities, and Threats) analysis, including an evaluation
of the area economic resiliency.
• Strategic Plan identifying the city’s economic development vision, goals, and measurable
objectives.
• Performance evaluation defining the criteria for evaluating and measuring the
implementation of strategic action steps and progress made in achieving goals and
objectives.

The City of Stockbridge Strategic Plan calls on the Economic Development Department to “develop a unified
economic development vision plan to advance the interests of businesses and fuel economic and community
growth.”

In April 2023, the City released a Request For Proposal for qualified firms to create its first City-wide Economic
Development Strategic Plan and received two proposals.

On May 22, 2023, the RFP Selection Committee convened, and ranked KB Advisory Group the number one
ranked firm.
There were two negotiations meetings. On June 5th, 2023, City staff negotiated with representatives from KB
Advisory Group and agreed on the terms and conditions and the total overall amount of $60,000.

Digitally signed by Kim Allonce
Kim Allonce Date: 2023.06.21 15:30:58
Staff Signature______________________________
-04'00'

Signature: Frederik Gardiner (Jun 22, 2023 10:22 EDT) Signature:
Email: fgardiner@cityofstockbridge-ga.gov Email: krussell@cityofstockbridge-ga.gov

Signature: Quinton Washington (Jun 23, 2023 09:33 EDT) Signature:
Email: quinton@bellwashington.com Email: jwiggins@cityofstockbridge-ga.gov
Agenda Request - Economic Development
Strategic Plan
Final Audit Report 2023-06-23

Created: 2023-06-21

By: Kim Allonce (kallonce@cityofstockbridge-ga.gov)

Status: Signed

Transaction ID: CBJCHBCAABAA-yGWucNh8mlZpCpjcaMfZ59gUyZB3o8O

"Agenda Request - Economic Development Strategic Plan" Histo
ry
Document digitally presigned by Kim Allonce (kallonce@cityofstockbridge-ga.gov)
2023-06-21 - 7:30:58 PM GMT

Document created by Kim Allonce (kallonce@cityofstockbridge-ga.gov)
2023-06-21 - 7:42:55 PM GMT

Document emailed to fgardiner@cityofstockbridge-ga.gov for signature
2023-06-21 - 7:50:54 PM GMT

Document emailed to Kellie Russell (krussell@cityofstockbridge-ga.gov) for signature
2023-06-21 - 7:50:54 PM GMT

Document emailed to Quinton Washington (quinton@bellwashington.com) for signature
2023-06-21 - 7:50:54 PM GMT

Document emailed to John Wiggins (jwiggins@cityofstockbridge-ga.gov) for signature
2023-06-21 - 7:50:54 PM GMT

Email viewed by John Wiggins (jwiggins@cityofstockbridge-ga.gov)
2023-06-21 - 7:54:49 PM GMT

Email viewed by Kellie Russell (krussell@cityofstockbridge-ga.gov)
2023-06-21 - 7:55:42 PM GMT

Document e-signed by John Wiggins (jwiggins@cityofstockbridge-ga.gov)
Signature Date: 2023-06-21 - 7:55:46 PM GMT - Time Source: server

Document e-signed by Kellie Russell (krussell@cityofstockbridge-ga.gov)
Signature Date: 2023-06-21 - 8:07:07 PM GMT - Time Source: server
Email viewed by fgardiner@cityofstockbridge-ga.gov
2023-06-22 - 2:22:15 PM GMT

Signer fgardiner@cityofstockbridge-ga.gov entered name at signing as Frederik Gardiner
2023-06-22 - 2:22:48 PM GMT

Document e-signed by Frederik Gardiner (fgardiner@cityofstockbridge-ga.gov)
Signature Date: 2023-06-22 - 2:22:50 PM GMT - Time Source: server

Email viewed by Quinton Washington (quinton@bellwashington.com)
2023-06-23 - 1:32:56 PM GMT

Document e-signed by Quinton Washington (quinton@bellwashington.com)
Signature Date: 2023-06-23 - 1:33:52 PM GMT - Time Source: server

Agreement completed.
2023-06-23 - 1:33:52 PM GMT
CITY OF STOCKBRIDGE CONTRACT FOR CITY-WIDE ECONOMIC
DEVELOPMENT STRATEGIC PLAN SERVICES

THIS AGREEMENT made and entered into this ____ day of June, 2023 by and
between the City of Stockbridge (hereinafter “City”), a Georgia municipal corporation,
and Bleakly Advisory Group, Inc. d/b/a KB Advisory Group, (hereinafter “Contractor”).

RECITALS

WHEREAS, the City is in need of a contractor to perform certain city-wide
economic development strategic plan services; and

WHEREAS, the City issued RFP No. 2023-0007 for City-Wide Economic
Development Strategic Plan (the “RFP”) and Contractor was the apparent winning bidder
for this RFP; and

WHEREAS, the City of Stockbridge desires to contract with Contractor to
perform the services as states in the RFP; and

NOW, THEREFORE, the City and the Contractor, each through their authorized
representative/official, agree as follows:

1. The City desires to enter into a Contract pursuant to the RFP and in
Contractor’s proposal submitted in response to the RFP, both of which such RFP and
proposal are incorporated into this Contract.

2. Term. In accordance with O.C.G.A. § 36-60-13, the term of this contract
shall commence immediately upon the execution of this agreement and shall last until
January 31, 2024. This contract can be renewed by the City for one (1) additional term of
one year if the City provides written notice to the Contractor at least sixty (60) days before
the end of the current term that the City exercises such renewal period.

3. Scope of Goods and Services. The scope of goods and/or services
(which may hereinafter be referred to as the “Work”) are set forth in Attachment A. herein
The Contractor has agreed to deliver the goods, if any, and perform the services, if any, in
a workman like manner and in accordance with all state, county and City laws, at the
locations, if any, designated by the City. All of the goods and/or services reflected in the
scope of work, unless otherwise stated herein, shall be delivered and/or commenced
immediately upon the execution of this Agreement.
Contractor agrees to host a) up to five (5) public input sessions which include two (2)
focus groups, one (1) community meeting, one (1) draft presentation to City Council, and
one (1) final presentation to City Council AND b) up to five (5) one-on-one interviews with
the City Council.

The Economic Development Strategic Plan, once finalized, is anticipated to include the
following components:
• Economic overview with supporting demographics data, market, and economic trends
analysis, and key industries analysis.
• SWOT (Strengths, Weaknesses, Opportunities, and Threats) analysis, including an
evaluation
of the area economic resiliency.
• Strategic Plan identifying the city’s economic development vision, goals, and measurable
objectives.
• Performance evaluation defining the criteria for evaluating and measuring the
implementation of strategic action steps and progress made in achieving goals and
objectives.
The City of Stockbridge Strategic Plan calls on the Economic Development Department
to “develop a unified economic development vision plan to advance the interests of
businesses and fuel economic and community growth.”

4. Contract Price. The contract price for the goods and/or services shall be
up to sixty thousand dollars ($60,000) as set forth in the attached Attachment B
(Contractor’s Cost Proposal) and as modified in parties’ negotiations.

5. Public Records: Contractor and all of its subcontractors are required to
comply with the Open Records Act, O.C.G.A. § 50-18-70 et. seq., while providing goods
and/or services on behalf of the City.

6. Validity of Executed Copies: This Agreement may be executed in
several counterparts, each of which may be construed as an original.

7. Notice: All notices shall be sent to:

If to the City:
City Manager
4640 North Henry Boulevard
Stockbridge, GA 30281

If to the Contractor:
Bleakly Advisory Group, Inc.
d/b/a KB Advisory Group
1447 Peachtree Street, NE
# 610
Atlanta, GA 30309

8. Attorneys’ Fees and Costs: In the event of any litigation between the
parties arising out of or relating in any way to this Agreement or a breach thereof, each
party shall bear its own costs and legal fees. Nothing contained herein shall prevent or
prohibit the right to be indemnified for any attorney fees incurred in the defense of an
action by a person or entity who is not a party to this Agreement.

9. Indemnification: Notwithstanding anything contained in the Subgrant
Agreement, the City does not waive its sovereign immunity granted under Georgia law,
and the City’s tort liability shall be accordingly limited.

10. Severability: If any term or provision of this Agreement or the application
thereof to any person or circumstance shall, to any extent, be invalid or unenforceable,
the remainder of this Agreement, or the application of such term or provision to persons
or circumstances other than those to which it is held invalid or unenforceable, shall not
be affected thereby and each term and provision of this Agreement shall be valid and
enforceable to the fullest extent permitted by law.

IN WITNESS WHEREOF, and as the duly authorized act of the parties, the
undersigned representatives of the parties hereto have caused this instrument to be
signed in their respective names by their proper officials on or before the day and year
first above written.

BLEAKLY ADVISORY GROUP, INC.

By: ______________________________

Name: ___________________________

Title: ____________________________

Date: ____________________________

CITY OF STOCKBRIDGE, GEORGIA

By: ______________________________

Name: ___________________________

Title: ____________________________

Date: ____________________________

ATTEST

City Clerk

APPROVED AS TO FORM:

City Attorney

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE
MARTI CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

20

City of Stockbridge Procurement Division
4640 North Henry Boulevard Stockbridge, GA 30281
April 1, 2023
City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

INSERT

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

Table of Contents
PURPOSE…………………………………….…4
PROPOSAL DUE DATE……………....……….6
CONTACT PERSON AND INQUIRIES……… 7
RFP SCHEDULE OF EVENTS………………...8
CLARIFICATION & ADDENDA……………..10
SUBMISSION REQUIREMENTS …………....31
OVERVIEW PROPOSAL REQUIREMENTS..32
PROPOSAL EVALUATION………………….37
BID FORM …………………………………….
EXHIBIT I (DETAILED SCOPE OF SERVICES)
EXHIBIT II (REFERENCE VERIFICATION FORM
EXHIBIT III – REQUIRED CERTIFICATIONS/ATTACHMENTS FORM
FORM 1 NON-COLLUSION BIDDING CERTIFICATE
FORM 2 NON-COLLUSION SUB-CONTRACTOR
FORM 3 CERTIFICATION REGARDING DEBARMENT
FORM 4 INELIGIBILITY CERTIFICATE
FORM 5 CERTIFICATION OF DRUG-FREE WORKPLACE
FORM 6 CONFLICT OF INTEREST
FORM 7 AFFIDAVIT VERIFYING STATUS
FORM 8 CERTIFICATION REGARDING LOBBYING
FORM 9 PROPOSAL SUBMITTAL LETTER
FORM 10 GEORGIA SECURITY AND IMMIGRATION CONTRACTOR AFFIDAVIT
FORM 11 GEORGIA SECURITY SUB-CONTRACTOR AFFIDAVIT
FORM 12 CERTIFICATE OF ACCEPTANCE

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

INTRODUCTION
PURPOSE

The City of Stockbridge, Georgia, is looking for a reputable consultant to create a citywide Economic
Development Strategic Plan that includes overarching goals and implementable strategies to foster economic
growth and enhance the overall quality of life in the city.

The Economic Development Strategic Plan, once finalized, is anticipated to include the following components:

• Economic overview with supporting demographics data, market and economic trends analysis, and
key industries analysis;
• SWOT (Strengths, Weaknesses, Opportunities, and Threats) analysis, including an evaluation of the
area economic resiliency;
• Strategic Plan identifying the city’s economic development vision, goals, and measurable objectives;
• Performance evaluation defining the criteria for evaluating and measuring the implementation of
strategic action steps and progress made in achieving goals and objectives.

1.2 COMMUNITY BACKGROUND
The City of Stockbridge is in the northern part of Henry County, Georgia which was founded May 15,
1821. Henry county has an area of approximately 331 square miles located in the Piedmont Section of
northern Georgia and is surrounded by the counties of Butts, Clayton, DeKalb, Newton, Rockdale and
Spalding Counties. Stockbridge, Georgia is just minutes south of Atlanta a straight drive down Interstate
75-South. The City is populated with approximately 36,000 residents.

The City is currently in construction of its City of Stockbridge Amphitheater, it has a relaxed atmosphere,
with all the amenities of a major metropolitan area with an attractive lifestyle, and business opportunities.
Stockbridge is a highly attractive place to live, work and play.

Stockbridge City Council (City) is the governing authority of the City of Stockbridge. The affairs of the
City are conducted by a Mayor and five (5) member City Council. This elected body is responsible for
the active coordination of community resources, to meet community needs.

The City Manager, who is appointed by the Mayor and City Council, oversees the day-to-day operations
of the City and insures the efficient delivery of City Services. All activities and functions of the City are
administered by the City Manager under the jurisdiction of the Mayor and City Council as set forth in
State and Local Laws.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

DEMOGRAPHICS

SCOPE OF SERVICES

1. Conduct real estate and market assessment of the City of Stockbridge. Real Estate and
Economic market Analysis should be broken into Commercial Corridors and shall include:
• Demographics Data
• Community Retail Needs
• Identify Retail Leakage
• Identify Optimal Retail Mix
• Evaluate Retail Preferences and Consumer Spending
• Catalog available properties
• Provide Real Estate Supply and Demand Analysis (5-year projections)
2. Identify weaknesses, strengths, opportunities, and threats to the study area and its surroundings;
3. Analyze industry sectors within the study area and provide recommendations on what key
industries the city should focus its efforts on for future growth;
4. Conduct peer identification and analysis of comparable commercial corridors in Metro Atlanta
with a summary of best practices;
5. Identify possible development (retail, residential, office, and hospitality) opportunities within
the study area;
6. Leverage existing studies (2018 RSVP Plan and Downtown Master Plan) on the downtown area
to recommend additional action steps for downtown revitalization;
7. Recommend strategies to support marketing, business recruitment, workforce development,
real estate acquisition, entrepreneurship development, and investment tourism within the study
area;
8. Develop an action plan with a tentative implementation timeline;
9. Identify staffing needs and recommend a structure necessary for a successful implementation
of the Economic Development Strategic Plan.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

SECTION 2.0

2.1 OBTAINING THE RFP
All potential Bidders can obtain a copy of the Bid and Specifications located on the City’s website
at https://www.cityofstockbridge.com/default.aspx and Georgia Procurement Registry website
https://ssl.doas.state.ga.us/PRSapp/PR_index.jsp. The solicitation notice is also advertised on
Georgia Municipal Association https://www.glga.org/SubmitListing. Bid is administered by the
City of Stockbridge, Procurement Division.
2.2 PRE-PROPOSAL CONFERENCE
Due to Covid-19, the Pre-Proposal Conference, or any other information session (if indicated in
the schedule of events) will be held via teleconference on Web-EX. Information regarding the
meeting will be listed in the “Schedule of Events” of this RFP. Unless indicated otherwise,
attendance is not mandatory, although suppliers are strongly encouraged to attend. However, in
the event the conference has been identified as mandatory; then a representative of the supplier
must attend the conference in its entirety to be eligible for contract award.
2.3 PROPOSAL DUE DATE
All proposals are due in the Division of Purchasing of City of Stockbridge located in the City of
Stockbridge City Hall, 4640 North Henry Boulevard Stockbridge, GA 30281 on or before
Thursday, May 4, 2023, at 3:00 PM, EDT via Cisco WebEx, legal prevailing time. All
submitted proposals shall be time and date stamped according to the clock at the front desk of the
City of Stockbridge Procurement Division. Any proposals received after this appointed schedule
will be considered late and will be returned unopened to the Proposer. The proposal due date can
be changed only by addendum.
Each envelope or package on the outside shall be clearly marked as follows:

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN
City of Stockbridge City Hall
4640 North Henry Boulevard Stockbridge, GA 30281
RFP Due Date: May 4, 2023 (3:00 P.M.) EDT

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.4 SUBMITTAL INSTRUCTIONS
It shall be the sole responsibility of the Proposer to have his/her proposal/bid submittal delivered
to the City of Stockbridge Procurement Division for receipt on or before the above stipulated due
date and time. If a proposal is sent by U.S. Mail, FedEx, the proposer shall be responsible for its
timely delivery to the Purchasing Division.

2.4.1 BID OPENING
Beginning May 1, 2020, the City of Stockbridge Procurement Division, began
conducting bid openings 100% online! For your convenience, bids will be opened and
live streamed Wednesday at 12:01 p.m. via Cisco WebEx. Joining the WebEx meeting
will allow you to view the vendors responding to each bid and the bid amount submitted
from each vendor. This will replace in-person bid openings.

To view the bid opening, please visit the City of Stockbridge Procurement website at
https://cityofstockbridge.com/procurementdivision and click Join Meeting.

2.5 CONTACT PERSON AND INQUIRIES
Any questions or suggestions regarding this RFP shall be submitted in writing to the Procurement
Division contact person, Lindell Y. Miller, Purchasing Manager at
ProcurementDivision@CityofStockbridge-ga.gov, 4640 North Henry Boulevard Stockbridge, GA
30281. Any response made by the City shall be provided in writing to all Proposers by addendum.
No verbal responses shall be authoritative.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.6 REQUEST FOR PROPOSAL “SCHEDULE OF EVENTS”
Below is the current Schedule of Events, local time (EDT), that will take place in the procurement
process. The City reserves the right to make changes to the schedule as the City determines is in
its best interest. Unless otherwise notified in writing by the City, the dates indicated below for
submission of items or for other actions on the part of a Provider shall constitute absolute
deadlines for those activities and failure to fully comply by the time stated shall cause a Provider
to be disqualified.

EVENT DATE

Request For Proposals Issued to Public Saturday, April 1, 2023

Non-Mandatory Pre-Proposer Conference Cisco Thursday, April 13, 2023, 10:00AM EDT
WebEx.https://www.cityofstockbridge.com/pview.aspx?id=4640&catid=0

Last Day for Questions to be Submitted Friday April 21, 2023, 12:00 Noon EDT

RFP Submittal Due Date Thursday, May 4, 2023, 3:00PM EDT

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.7 NO CONTACT DURING THE PROCUREMENT PROCESS
It is a request of the City that the evaluation and award process for City contracts shall be free
from both actual and perceived impropriety, and that contacts between potential vendors and
City officials, elected officials and staff regarding pending awards of City contracts shall be
prohibited.
A. No person, firm, or business entity, however situated or composed, obtaining a copy of
or responding to this solicitation, shall initiate or continue any verbal or written
communication regarding this solicitation with any City officer, elected official,
employee, or designated City representative, between the date of the issuance of this
solicitation and the date of the City Manager’s recommendation to the Council for award
of the subject contract, except as may otherwise be specifically authorized and permitted
by the terms and conditions of this solicitation.
B. All verbal and written communications initiated by such person, firm, or entity
regarding this solicitation, if same are authorized and permitted by the terms and
conditions of this solicitation, shall be directed to the Purchasing Agent.
C. Any violation of this prohibition of the initiation or continuation of verbal or written
communications with City officers, elected officials, employees, or designated City
representatives shall result in a written finding by the Purchasing Agent that the
submitted bid or proposal of the person, firm, or entity in violation is “non-responsive”,
and same shall not be considered for award.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.8 CLARIFICATION & ADDENDA
Proposers may submit requests for clarifications or interpretations regarding this RFP and the
Contract. Proposers must prepare such requests in writing for the City’s consideration as set
forth in this section of this RFP. While the City has not placed an initial limitation on the number
of requests which can be submitted, Proposers are cautioned that if Proposers do not request
meaningful clarifications or interpretations in an organized manner (e.g., limited frequency of
requests), the City will set restrictions on the frequency and number of requests permitted. The
City will not respond to requests, oral or written, received after Friday, April 21, 2023 (12
Noon) EDT., local prevailing time. City reserves the right to post an addendum at any time
prior to the bid opening date and it is the responsibility of the proposer to view the City’s
website for any all-addendum post for specified solicitation. Proposers are advised that this
section places no obligation on the part of the City to respond to any or all requests for
clarification nor interpretation, and that the City’s failure to respond to any such request will
not relieve the Proposer of any obligations or conditions required by this RFP.
Requests for clarification or interpretation regarding this RFP shall only be Submitted in
writing via letter or email to the designated Purchasing Representative:
Purchasing Manager: Lindell Y. Miller
Email: ProcurementDivision@CityofStockbridge-ga.gov

Telephone inquiries will not be accepted.

All responses to written requests for clarification, interpretation, or additional information will be
distributed as addenda to this RFP and posted on the City website
http://www.cityofstockbridge.com/bids.aspx?id=4375&catid=26.
No oral interpretation, instruction, or information concerning this RFP given by any employee or
agent of the City shall be binding on the City. Proposers who submit a Proposal in reliance on
any such oral information risk having their response to this RFP deemed non-responsive by the
City. Only written responses issued by addendum to this RFP should be considered by the
Proposers.

During the period provided for the preparation of Proposals, the City may issue addenda to this
RFP. These addenda will be numbered consecutively and will be posted on the City website,
http://www.cityofstockbridge.com/bids.aspx?id=4375&catid=26. These addenda will be issued
by, or on behalf of, the City and will constitute a part of this RFP.

Each Proposer is required to acknowledge receipt of each addendum by submitting an executed
acknowledgment form. This acknowledgment shall include all addenda distributed prior to the
Proposal Submission Date. All responses to this RFP shall be prepared with full consideration of
the addenda issued prior to the Proposal Submission Date.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

10
City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.9 PREPARTION OF PROPOSALS
a. Negligence on the part of the proposer in preparing the proposal confers no right for withdrawal
or modification in any way after the deadline for the proposal opening.
b. Unit price must be shown on the Proposal Cost Submittal Form in this document. All proposals
should be tabulated, totaled and checked for accuracy. The unit price will prevail in case of
errors.
c. All product, equipment, article or material must be new and unused or current production. No
reconditioned or used item(s) will be accepted except as specifically requested herein. Units
that are classified as prototype or discontinued models are not acceptable.
d. Samples of items, when required, must be submitted within the time specified and unless
otherwise specified by the City, at no expense to the City. Unless otherwise specified, samples

will be returned at the proposer's request and expense if items are not destroyed by testing.
e. Full identification of each item proposal upon, including brand name, model, catalog number,
etc., must be furnished to identify exactly what the proposer is offering. Whenever an article
or material is defined by describing a proprietary product or by using the name of a
manufacturer, the term "or equal" if not inserted shall be implied.

f. The specified article or material shall be understood as indicating the type, function, minimum
standard of design, efficiency and quality desired and shall not be construed as to exclude other
manufactured products of comparable quality, design and efficiency. In the event that any
equivalent version is proposed, prospective proposers are herewith advised that precise,
adequate, and documented evidence of equivalency in performance, stability, and operational
efficiency should be submitted with the proposal for further consideration.

g. Final determination of equivalency will be determined by the City of Stockbridge.

h. Proposers are required to examine the scope carefully and to make sure they have full
understanding of outlined scope.

i. The City of Stockbridge will not be responsible for proposer’s errors or misjudgment, nor for
any information or lack of information, on location conditions, and/or general laws and
regulations.

j. Failure of a proposer to be aware of any applicable federal, state, or local regulations shall not
excuse compliance, regardless of whether specifically cited in the Contract Documents and
Specifications or any related document.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

11
City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.10 REJECTION AND WITHDRAWAL OF PROPOSALS

a. Withdrawal of Proposal due to errors, the supplier has up to forty-eight (48) hours to notify the
Purchasing Department of an obvious clerical error made in calculation of proposal in order to
withdraw a proposal after proposal opening. Withdrawal of proposal for this reason must be
done in writing within the forty-eight-hour period.

b. The City will make a recommendation of the proposal to the City Council within 60 days from
date of the opening.

c. The City may reject all or part of the proposal within 60 days of proposal opening.

2.11 PROPOSAL AND CONTRACT DOCUMENTS
a. A proposal executed by an attorney or agent on behalf of the Bidder shall be accompanied by
an authenticated copy of the Power of Attorney or other evidence of authority to act on behalf
of the Bidder Corporation:
If the Bidder is a corporation, the bid must be submitted in the name of the
corporation, not simply the corporation's trade name. In addition, the bid shall be signed by
an officer of the corporation.
Partnership: If the Bidder is a partnership, all partners must sign the bid. If all the partners do
not sign the bid, then the names of all those except limited partners must be furnished on the
bid and evidence of the authority of the signer(s) to execute the bid on behalf of the
partnership.
Limited Liability Company (LLC): If the Bidder is a limited liability company, the authorized
agent having authority to bind the limited liability company must sign the bid documents.

Sole Proprietorship or Individual: If the Bidder is a sole proprietor or individual, a signature
is required on all bid documents by that individual.

b. The contract documents consist of this Agreement, Specifications and Addenda issued prior to
execution of this Agreement, other documents listed in this Agreement and Modifications
issued after execution of this Agreement. These form the Contract and are as fully a part of
the Contract as if attached to this Agreement or repeated herein. The Contract represents the
entire and integrated agreement between the parties hereto and supersedes prior negotiations,
representation or agreements, either written or oral.
c. Contract Term - The time period of the agreement, if any is formed from this bid, will be
determined after the review and evaluation of the proposals/bid submitted by the successful
Proposer.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.12 EXCEPTIONS AND OMISSIONS
Any exceptions to the specifications and/or terms and conditions must be addressed during the
question/clarification and addendum phases.
2.13 ALTERATIONS OF SOLICITATION AND ASSOCIATED DOCUMENTS

Alterations of City documents are strictly prohibited and will result in automatic
disqualification of the proposer's solicitation response. If there are "exceptions" or comments
to any of the solicitation requirements or other language, then the proposer may make notes to
those areas, but may not materially alter any document language.

2.14 COST INCURRED BY VENDORS
All expenses involved with the preparation and submission of the RFP to the City of
Stockbridge, or any work performed in connection therewith is the responsibility of the
vendor(s).

2.15 CODES, PERMITS, FEED, LICENSES AND LAW
a. All permits, fees, arrangements for inspections, licenses, and costs incurred for the same
shall be the sole responsibility of the successful Proposer. All materials, labor and
construction must comply with all applicable rules and regulations of local, state and/or
national codes, laws and ordinances of all authorities having jurisdiction over the project,
shall apply to the contract throughout and will be deemed to be included in the contract
the same as though herein written out in full.
b. State Law regarding Worker Verification requires that all who enter a contract for the
physical performance of services with the City must satisfy O.C.G.A. §13-10-91 and Rule
300-10-1-.02, in all manner, and such are conditions of the contract. By submitting a
proposal to the City Proposer agrees that in the event the Proposer employs or contracts
with any subconsultant(s) in connection with the covered contract, the Proposer will
secure from the subconsultant(s) such subconsultant(s) indication of the employee-
number category applicable to the subconsultant, as well as attestation(s) from such
subconsultant(s) that they are complying. Such attestation(s) shall be maintained and may
be inspected by the City at any time. An affidavit of such compliance included with the
proposal must be signed by the Proposer and will become part of the contract.
2.16 SAFETY
All vendors and subconsultant performing services are required and shall comply with all
Occupational Safety and Health Administration (OSHA), State and CITY Safety and
Occupational Health Standards and any other applicable rules and regulations. Also, all
Proposers and subconsultant shall be held responsible for the safety of their employees and any
unsafe acts or conditions that may cause injury or damage to any persons or property within and
around the work site area under this contract.
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.17 DESIGN, STANDARDS AND PRACTICES
Design, strength, quality of materials and workmanship must conform to the industry
Acceptable standards of engineering practices and/or professional services.
2.18 STATEMENT OF WARRANTY
A Statement of Warranty should include all applicable manufacturers' warranty and the
Proposer's warranty regarding equipment, materials and workmanship. This statement shall
include the terms, conditions and the period of warranty coverage. Any exclusion(s) must be
clearly stated.

2.19 NON-COLLUSION
By submitting a proposal in response to this solicitation, the proposer represents that in the
preparation and submission of this proposal, said Proposer did not either directly or indirectly,
enter into any combination or arrangement with any person, Proposer, Corporation or enter into
any agreement, participate in any collusion, or otherwise take any action in the restraint of free,
competitive bidding in violation of the Sherman Act (15 U.S.C. Section I or Section 59.1-9.1
through 59.1-9.17 or Sections 59.1 -68.6 through 59.68.8). Collusion and fraud in proposal
preparation shall be reported to the State of Georgia Attorney General and the United States
Justice Department.

2.20 NONDISCRIMINATION
Notwithstanding any other provision of this Agreement, during the performance of this
Agreement, Proposer, for itself, its heirs, personal representatives, successors in interest and
assigns, as part of the consideration of this Agreement does hereby covenant and agree, as a
covenant running with the land, that:
a. No person on the grounds of race, color, religion, sex or national origin shall be excluded
from participation in, denied the benefits of, or otherwise be subjected to discrimination.
b. In the production of the vehicle(s), and the furnishing of services therein or thereon, no
person on the grounds of race, color, religion, sex or national origin shall be excluded from
participation in, or denied the benefits of, such activities, or otherwise be subjected to
discrimination.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.21 DRUG FREE WORKPLACE CERTICATION
By signing the Supply Service Contract form, the Proposer certifies that the provisions of
Code Sections 50-24-1 through 50-24-6 of the Official Code of Georgia Annotated, relating to
The “Drugfree Workplace Act” have been complied with in full. The undersigned further
certifies that:

a. A drug-free workplace will be provided for the Proposer's employees during performance
of the contract; and

b. Each Proposer who hires a subconsultant to work in a drug-free workplace shall secure
from that subconsultant the following written certification: "As part of the subcontracting
agreement with (Proposer's name), (Subconsultant’s name) certifies to the Proposer that a
drug-free workplace will be provided for the subconsultant’s employees during the
performance of this Contract pursuant to Paragraph (7) of Sub-section (b) of Code Section
50-24-3".

c. The Proposer further certifies that he will not engage in the unlawful manufacture, sale,
distribution, dispensation, possession, or use of a controlled substance or marijuana during
the performance of the Contract.

d. Proposer may be suspended, terminated, or debarred if it is determined that:
(1) The Proposer has made false certification hereinabove; or
(2) The Proposer has violated such certification by failure to carry out the requirements
of the Official Code of Georgia Section 5 0-24-3.

2.22 GEORGIA SECURITY AMD IMMIGRATION ACT
Pursuant to the Georgia Security and Immigration Compliance Act of 2006, the successful
Proposer understands and agrees that compliance with the requirements of O.C.G.A.13-10-91
and Georgia Department of Labor Rule 300-10-02 are conditions of this proposal and contract
document. The Proposer further agrees that such compliance shall be attested by the Proposer
and any of his Subconsultants by execution of the appropriate Affidavit and Agreement which
will be included and become a part of the Agreement between the City of Stockbridge and the
successful Proposer.
2.23 SYSTEMATIC ALIEN VERIFICATION FOR ENTITLEMENTS (SAVE) PROGRAM
Since a contract has been deemed a "public benefit," the Proposer or other party to the contract
must be run through the federal Systematic Alien Verification for Entitlements (SAVE)
Program. This program requires that local government verify the legal status of non-U.S.
citizens who apply for certain benefits. The Proposer must execute a SA VE affidavit attesting
that either he or she is a U.S. citizen or legally qualified to receive the benefit. If the Proposer

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

is not a U.S. citizen, then the local government must run that Proposer through the SAVE
system. Only non-U.S. citizens can be processed through the SA VE program.

2.24 DELIVERY AND F.O.B. DESTINATION
a. All prices shall include shipping and delivery cost to our destination, F.O.B., Stockbridge,
Georgia, unless otherwise requested. The proposer shall handle all material procurement,
storage and delivery to project site. Unless otherwise specified in this specification,
proposer shall supply all materials required. The City will grant no allowance for boxing,
crating or delivery unless specifically provided for in this proposal. The proposer shall
retain title for the risk of transportation, including the filing for loss or damages.
b. The City desires delivery of the product(s) or service(s) as specified at the earliest possible
time after the date of award. Unreasonable delivery may be cause for disqualifying a
proposal. Each firm shall state a definite delivery time and avoid using general terms such
as "ASAP" or approximately so many days.
2.25 LOCAL VENDOR PREFERENCE (NOT APPLICABLE)
In the event that a responsive, responsible non-local business submits the lowest price bid,
and the bid submitted by one (1) or more responsive, responsible local businesses is within
five percent (5%) of the price submitted by the non-local business (and the other terms and
conditions of the two bids are substantially the same), then that local business shall have the
opportunity to submit, within five (5) working days of the notice of intent to award, a final
bid equal to or lower than the amount of the low bid previously submitted by the non-local
business. The contract shall then be awarded to the responsive, responsible business
submitting the lowest best and final bid. (See Section 3.30.100 - Competitive sealed bids)

2.26 AUTHORITY TO SIGN
a. If a proposal is made by an individual, the name and mailing address must be shown. If
made by a firm or partnership, the name and mailing address of each member of the firm
or partnership must be shown. If made by a corporation, the Corporate Certificate must be
executed.
b. The proposer should ensure that the legal and proper name of his/her proprietorship, firm,
partnership, or corporation is printed or typed in the space provided.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.27 PROPOSAL SECURITY AND PERFORMANCE BONDS (NOT APPLICABLE)
Each bid shall be accompanied by a Bid Bond in an amount of not less than five percent (5%)
of the total bid amount. The Bid Bond may be in the form of a bond issued by a surety acceptable
to the City or a cashier’s check made payable to the City of Stockbridge, Georgia. The entire
Bid Bond shall be forfeited to the City of Stockbridge, Georgia as liquidated damages if the
bidder fails to execute all sets of the Contract Documents and provide Performance and
Payment Bonds within fifteen (15) days after receipt of the documents.

The successful bidder will be required to furnish a contract Performance Bond and a Payment
Bond, each in the sum of one hundred percent (100%) of the total amount bid and provide
insurance coverage as required in the Contract Documents.
2.28 RFP SUBMITTALS
See all specifications, Evaluation Criteria and Exhibit I, II, and III for the RFP, Submittal
Checklist and requirements. The checklist will assist you to ensure that all submittals are
included in your proposal. Ensuring that submittals are complete is solely the responsibility of
the proposer/bidder. Failure to submit all submittals may deem your proposal non-responsive.

2.29 EVALUATION PROCESS
The Evaluation Committee (EC) will be responsible for ranking and recommending the most
qualified firms(s) to City Council for award. The process for this procurement may proceed in
the following manner: The Procurement Division delivers the RFP submittals to agency staff for
summarization for the Evaluation Committee members. The appropriate department will review
the litigation history and the Finance Department will review the financial portion of the
submittals. Staff will also identify any incomplete responses. The Procurement Manager
Procurement will review the information and will make a recommendation to the Evaluation
Committee as to each firm’s responsiveness to the requirements of the RFP.
The final determination of responsiveness rests solely on the decision of the Evaluation
Committee. All firms that are found to be both responsive and responsible to the requirements of
the RFP may have an opportunity to make an oral presentation to the EC and discuss their
proposal to illustrate to the Evaluation Committee their approach to the scope of work. If
interviews are requested by the City, staff may provide a list of subject matter for the discussion
and each firm will be given equal time to present but the question and answer may vary.
The final determination of responsiveness rests solely on the decision of the Evaluation
Committee.
All proposals will be evaluated using the Evaluation Criteria and the detailed scope of services
in Exhibit I, and requirements throughout this RFP.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.30 PRESENTATIONS / DEMONSTRATIONS / INTERVIEWS (WHEN APPLICABLE)
The City reserves the right to negotiate the fee and/or Scope of Services with the highest ranked
Proposer. If negotiations cannot be completed successfully, then the City reserves the right to
negotiate with the second highest ranked Proposer. Recommendations for an award will be the
Proposer with whom potential contract negotiations were successful.
The EC may provide a list of subject matter for the discussion. The individuals / firms will have
equal time to present but the question-and-answer time may vary. Proposers / Providers may be
requested to demonstrate the nature of their offered solution to the SC. After receipt of
submittals, all firms will receive a description of, and arrangements for, the desired
demonstration. A copy of the demonstration (hard copy, DVD, CD or a combination of both)
should be given to the Purchasing Agent at the meeting to retain in the Purchasing files.

2.31 CITY’S TAX EXEMPTION

The City of Stockbridge is exempt from Federal Excise Tax or Georgia Sales Tax regarding goods and
services purchased directly by the City of Stockbridge. Exemption certificates furnished upon request.

2.32 AWARD OF CONTRACT
a. The City of Stockbridge desires to complete the award process in a timely manner. The City of
Stockbridge reserves the right to reject or accept any or all proposals, whole or any parts hereof,
by item or group of items, by section or geographic area, or make multiple awards and be the
final approval of proposal(s) selection which would be the most advantageous to the City with
price and other factors considered. The City of Stockbridge may elect to waive any
technicalities. The proposal will be awarded to the lowest responsive, responsible or highest
scored proposer(s), based upon the qualification requirements herein. The proposal
specifications and results will be available on the City's web site:
https://www.cityofstockbridge.com/bids.aspx?id=4375&catid=26 and the Georgia
Procurement Registry https://ssl.doas.state.ga.us/PRSapp/PR_index.jsp
b. City of Stockbridge reserves the right to reject any proposal if the evidence submitted by or
investigation of, the proposer fails to satisfy the City that the proposer is properly qualified
to carry out the obligations of the Contract. If the successful proposer defaults on them
proposal, an award may be made to the next low responsive and responsible proposer or
highest scored proposer(s).
c. Multiple Awards: The City reserves, at its sole discretion, the option to award to multiple
Proponents.
Responsibility - The determination of the proposer's responsibility will be made by the
City based on whether the proposer meets the following minimum standard requirements:
• Relevant knowledge, experience and qualifications of firm and team members.
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

• Proposed methodology and work plan to be used in the process.
• Understanding of the project and overall completeness of submission.
• Experience on similar projects/References
• The ability, capacity and skill of the Bidder to perform and/or provide the Work
required.
• The City reserves the right to reject any bid if the evidence submitted by, or
investigation of, the bidder fails to satisfy the City that he/she is properly qualified to
carry out the obligations of any Contract that is made from this award.
• Has adequate financial means to meet obligations incidental to the work; and
• Such other factors as the City deem to be pertinent to either the bid or the contract.

Responsiveness - The determination of the proposer's responsiveness will be made by the
City based on a consideration of whether the proposer has submitted complete proposal
documents meeting proposal requirements without irregularities, excisions, special
conditions, or alternatives proposals for any item unless specifically requested in the
proposal solicitation.
d. The City is subject to making records available for disclosure after the City of Stockbridge
approval of the recommendation. The award shall be made by the City Council of
Stockbridge unless the lowest, qualified bid is less than the City Councils' approval limit.
No claim shall be made by the selected Proposer for loss of profit if the contract is not
awarded or awarded for less work than is indicated and for less than the amount of the
proposal. The total of the awarded contract shall not exceed the available funds allocated
for the proposal project.

2.33 NEGOTIATION AND AWARD
It is the City’s intent to conduct the first negotiation meeting no later than thirty (30) days after
the final ranking by the Committee. At least one (1) of the representatives for the firm
participating in negotiations with the City must be authorized to bind the firm. In the event that
the negotiations are not successful within a reasonable timeframe (notification will be provided
to the firm) an impasse will be declared and negotiations with the first-ranked firm will cease.
Negotiations will begin with the next ranked firm. This process shall continue until the City
successfully negotiates a Contract.

2.34 DISQUALIFICATION OF PROPOSERS
The submission of more than one (1) proposal to the City as the primary Proposer or member
of a joint venture for the same work by and individual firm, partnership or corporation under
the same or different names may be grounds for disqualification of a Proposer and the rejection
of the proposal.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.35 RESERVED RIGHTS
The City reserves the right to accept or reject any and/or all proposals, to waive irregularities
and technicalities, and to request resubmission. Any sole response that is received may or may
not be rejected by the City depending on available competition and timely needs of the City.
There is no obligation on the part of the City to award the contract to the lowest proposer and
the City reserves the right to award the contract to the responsible proposers submitting
responsive proposals with resulting agreements most advantageous and in the best interest of
the City. The City shall be the sole judge of the proposals and the resulting agreements that are
in its best interest and its decision shall be final. Also, the City reserves the right to make such
investigation as it deems necessary to determine the ability of any proposer to perform the work
or service requested. Information the City deems necessary to make this determination shall be
provided by the proposer. Such information may include, but shall not be limited to, current
financial statements by an independent CPA; verification of availability of personnel; and past
performance records.
Proposers failing to include all documents in the submittal package as required by the proposal
requirements may cause the proposal to be declared as non-responsive and be rejected. The
failure to follow instructions in completing any part of the proposal package may also cause the
proposal to be declared non-responsive and be rejected.

2.36 APPLICABLE LAWS
All applicable laws and regulations of the State of Georgia and ordinances and regulations of City shall
apply. This solicitation is being conducted in accordance with all applicable provisions of the City of
Stockbridge Code of Ordinances. By submitting a proposal/Bid in reference to this solicitation, a
Proposer acknowledges that it is familiar with all laws applicable to this solicitation, including, but not
limited to, the City’s Code of Ordinances, which laws are incorporated into this solicitation by reference.

2.37 CONTROLLING LAW, VENUE
Any dispute arising as a result of this proposal and/or an Agreement which was created from
the terms, conditions and specifications of this document or their interpretation, litigation shall
only be entered into and shall be performed in Stockbridge, Georgia. This Agreement shall be
governed by the applicable laws of the City of Stockbridge and the State of Georgia. Any
dispute arising out of the agreement, this proposal solicitation, its interpretations, or its
performance shall be litigated only in the City of Henry Judicial Courts.

2.38 PROPOSER AS INDEPENDENT PROPOSER
In conducting its business hereunder, Proposer acts as an independent Consultant and not as an
employee or agent of City. The selection, retention, assignment, direction and payment of
Proposer's employees shall be the sole responsibility of Consultant.
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.39 ASSIGNMENT
The Agreement, in whole or any part hereof, created by the award to the successful Proposer shall
not be sold, not be assigned or transferred by Proposer by process or operation of law or in any other
manner whatsoever, including intra-corporate transfers or reorganizations between or among a
subsidiary of Proposer, or with a business entity which is merged or consolidated with Proposer or
which purchases a majority or controlling interest in the ownership or assets of Proposer without
the prior written consent of the City of Stockbridge.

2.40 PERFORMANCE OF CONTRACT
a. City reserves the right to enforce the Consultant's performance of this Agreement in
any manner prescribed by law or deemed to be in the best interest of the City in the event
of breach or default or resulting contract award. It will be understood that time is of the
essence in the proposer's performance.
b. The successful Proposer shall execute the entire work described in the Contract
Documents, except to the extent specifically indicated in the Contract documents to be the
responsibility of others.
c. The Proposer accepts the relationship of trust and confidence established by the award of
this proposal solicitation. The Proposer covenants with the City to utilize the Proposer's best
skill, efforts and judgment in furthering the interest of the City; to furnish efficient business
administration and supervision; to make best efforts to furnish at all times an adequate supply
of workers and materials; and to perform the work in the best way and most expeditious and
economical manner consistent with the interest of the City,
d. All purchases for goods or services are subject to the availability of funds for this
particular purpose.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.41 DEFAULT AND TERMINATION
a. Termination by Consultant
The agreement resulting from this proposal shall be subject to termination by Consultant in
the event of any one or more of the following events:
The default by City in the performance of any of the terms, covenants or conditions of this
Agreement, and the failure of City to remedy, or undertake to remedy such default, for a
period of thirty (30) days after receipt of notice from Proposer to remedy the same.
b. Termination by City
The agreement resulting from this proposal shall be subject to termination by the City at
any time in the opinion of the City; the Proposer fails to carry out the contract
provisions of any one or more of the following events:

(1) The default by Consultant in the performance of any of the terms, covenants or
conditions of the Agreement, and the failure of Proposer to remedy, or undertake to
remedy with sufficient forces and to the City's reasonable satisfaction, the City shall
provide the vendor with notice of any conditions which violate or endanger the
performance of the Agreement. If after such notice the Proposer fails to remedy such
conditions within thirty (30) days to the satisfaction of the City, the City may
exercise their option in writing to terminate the Agreement without further notice to
the Proposer and order the Proposer to stop work immediately and vacate the
premises, to cancel ordered products and/or services with no expense to the City.
(2) Consultant files a voluntary petition in bankruptcy, including a reorganization plan,
makes a general or other assignment for the benefit of creditors, is adjudicated as
bankrupt or if a receiver is appointed for the benefit of creditors, is adjudicated as
bankrupt or if a receiver is appointed for the property or affairs of Proposer and such
receivership is not vacated within thirty (30) days after the appointment of such
receiver.
(3) Consultants' failure to conduct services according to the approved proposal
specifications.

(4) Consultants' failure to keep, perform, or observe any other term or condition of
this Agreement.

(5) Consultant's performance of the contract is unmeasurably delayed.

(6) Should the successful Proposer fail to provide the commodities or services when
ordered, and in accordance with the General Terms and Conditions,

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

specifications and any other requirements contained herein are not met, the City
reserves the right to purchase commodities or services covered by this contract
elsewhere if available from an alternate source.
(7) The Proposer agrees by its proposal submission that the City's decision is
final and valid.

c. Force Majeure
Neither party shall be held to be in breach of the Agreement resulting from this proposal,
because of any failure to perform any of its obligations hereunder if said failure is due to
any act of God, fire, flood, accident, strike, riot, insurrection, war, or any other cause over
which that party has no control. Such party shall give notice and full particulars of such
Force Majeure in writing to the other party within a reasonable time after occurrence of the
event and the obligation of the party giving such notice shall endeavor to remove or
overcome such ability with all reasonable dispatch.

d. Waiver
The waiver of any breach, violation or default in or with respect to the performance or
observance of the covenants and conditions contained herein shall not be taken to
constitute a waiver any subsequent breach, violation or default in or with respect to the
same or any other covenant or condition hereof.

2.42 INVOICES
Invoices and/or statements should not be faxed but originals must be mailed directly to:

City of Stockbridge, City Hall
Finance Department Accounts Payable
4640 N. Henry Boulevard
Stockbridge, GA 30281

2.43 PAYMENT
Payment shall be tendered to the successful Proposer upon acceptance and approval by the City
for satisfactory compliance with the general terms, conditions and specifications of the
proposal; by completed services; verification of delivery of products; assurance that the
product/service performs as specified and warranted, and receipt of a valid invoice.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.44 INSURANCE RISK MANAGEMENT PROVISIONS
Insurance and Risk Management provisions and Indemnification and Hold Harmless provisions
are outlined in Form G of this RFP. Upon award, the successful Proposer must obtain at their
expense, a Certificate of Insurance (“COI”) with policy limits equal to or greater than the limits
outlined in EXHIBIT I – DETAILED SCOPE OF SERVICES.
Proof of insurance must be provided to the City prior to the start of any activities/services as
described in the bid document(s). Any and all insurance coverage(s) and/or bonds required
under the terms and conditions of the contract shall be maintained during the entire term of the
contract, including any extensions or renewals thereto, and until all work has been completed
to the satisfaction of the City.

2.45 ACCURACY OF RFP AND RELATED DOCUMENTS
The City assumes no responsibility that the specified technical and background information
presented in this RFP, or otherwise distributed or made available during this procurement
process, is complete or accurate. Without limiting the generality of the foregoing, the City will
not be bound by or be responsible for any explanation or interpretation of the Proposal
documents other than those given in writing as an addendum to this RFP.
Should a recipient of this RFP find discrepancies in or omissions from this RFP and related
documents, the recipient of this RFP shall immediately notify the Purchasing Contact Person
identified in Section 2.5 in writing at the following address: City of Stockbridge Purchasing
Division City Hall, 4640 North Henry Boulevard, Stockbridge, Georgia, 30281. A written
addendum, if necessary, then will be made available to each recipient of this RFP.
2.46 RESPONSIBILITY OF PROPOSER
Each Proposer is encouraged to conduct all necessary investigations and review all available
and relevant data and information, which are necessary in its judgment in order to assume this
responsibility prior to the submittal of its Proposal. Proposers are reminded that they should
only contact the person designated by the RFP.
Each proposer shall fully acquaint him/herself with conditions relating to the scope and
restrictions attending the execution of the work under the contract. It is also expected that the
Proposer will obtain information concerning the conditions at locations that may affect its work.
Except with respect to events or conditions, which are not discoverable, the Proposer shall make
his/her own determination as to conditions and shall assume all risk and responsibility and shall
complete the work in and under conditions encountered or created, without extra cost to the
City.

Each proposer is responsible for any inspections of sites if applicable and for reading and
being thoroughly familiar with the contract documents and requirements. The failure or
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

omission of any proposer to so familiarize him/herself shall in no way relieve the proposer
from any obligation in respect to his/her proposal.
2.47 PUBLIC RECORDS DISCLOSURE:
All solicitations submitted to the City are subject to public disclosure pursuant to
Georgia’s Open Records Act.
2.48 CONFIDENTIAL INFORMATION
If any Proposal contains technical, financial, or other confidential information that the Proposer
believes is exempt from disclosure, the Proposer must clearly label the specific portions sought
to be kept confidential and specify on what the exemption is based. The City, at its sole
discretion and subject to applicable law, will determine whether such exemption applies. The
City has sole discretion to make such determination regarding the disclosure of information,
and by responding to this RFP, Proposers waive any challenge to the City’s decisions in this
regard. Marking all or substantially all a Proposal as confidential may result in the Proposer
being deemed non-responsive to this RFP.
Notwithstanding the foregoing, Proposers recognize and agree that the City, its staff, and its
Proposers will not be responsible or liable in any way for any losses that the Proposer may
suffer from the disclosure of information or materials to third parties.

2.49 CITY RIGHTS AND OPTIONS
a. This RFP constitutes an invitation to submit Proposals to the City. Without limitation or
penalty, the City reserves and holds at its sole discretion, the following rights and options:
b. This RFP does not obligate the City to select, procure or contract for any services
whatsoever.
c. The City reserves the right to award a contract based on this RFP and the proposal(s)
received (in whole or in part) to one or several vendors.

d. The City reserves the right to change or alter the schedule for any events associated with this
procurement and, if required, notify the Proposers. A Proposer, by submitting a Proposal,
agrees to be bound by any modifications made by the City.

e. All costs incurred by a Proposer in connection with responding to this RFP, the evaluation
and selection process undertaken in connection with this procurement, and any negotiations
with the City will be borne by the Proposer.

f. The City reserves the right to reject all Proposals and components thereof to eliminate all
Proposers responding to this RFP from further consideration for this procurement, and to
notify such Proposers of the City's determination.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

g. The City may cancel this RFP without the substitution of another RFP and terminate this
procurement at any time without any liability whatsoever.

h. The City reserves the right to waive any technicalities or irregularities in the Proposals.

i. The City reserves the right to eliminate any Proposer who submits incomplete or inadequate
responses or is not responsive to the requirements of this RFP.

j. The City may request Proposers to send representatives to the City for interviews and
presentations.

k. To the extent deemed appropriate by the City, the City may select and enter discussion and
negotiations with the Proposer(s) submitting Proposal(s), which are found to be reasonably
susceptible for award.
l. The City reserves the right to discontinue negotiations with any selected Proposer.

m. The City reserves the right, without prior notice, to supplement, amend, or otherwise modify
this RFP.
n. All Proposals (other than portions thereof subject to patent or copyright protection) become
the property of the City and will not be returned, and the City reserves the right to utilize all
such information contained in the Proposals without further cost to the City.

o. The City may add to or delete from the Project Scope of Service specifications set forth in
this RFP.
p. Any and all Proposals not received by the Proposal Submission Date shall be rejected and
returned unopened.
q. Neither the City, its staff, its representatives, nor any of its consultants or attorneys will be
liable for any claims or damages resulting from the solicitation, collection, review, or
evaluation of responses to this RFP.

r. The City, including its representatives and consultants, reserves the right to visit and
examine any of the facilities referenced in any Proposal and to observe and investigate the
operations of such facilities.

s. By responding to this RFP, Proposers acknowledge and consent to the rights and conditions
set forth in this RFP.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.50 COST OF PROPOSAL PREPARATION AND SELECTION PROCESS
Each Proposal, including preparation of all information required to be included in a Proposal
pursuant to this RFP, shall be prepared at the sole cost and expense (including, but not limited
to, engineering and legal costs) of the Proposer.
In addition, the Proposer shall be solely responsible for all costs (including engineering and
legal costs) incurred by such Proposer in connection with this selection process, including any
costs incurred by the Proposer in any subsequent negotiations entered in connection with
developing the Proposal. There shall be no claims whatsoever against the City, its staff, or its
consultants for reimbursement for the costs or expenses (including, but not limited to,
engineering and legal costs) incurred during the preparation of the Proposal or other information
required by this RFP or procurement process or in connection with the selection process or any
negotiations.

2.51 TERMINATION OF NEGOTIATIONS
The City at its sole discretion may, at any time, to the extent permitted by Applicable Law,
exclude a Proposer from further participation in any negotiation process if the City determines
that such Proposer is failing to progress in the negotiations or if the terms of its Proposal are
less advantageous than those of other Proposers and such Proposer is deemed to be no longer
susceptible of selection. The City will give written notice of its decision to the Proposer, which
shall be sent in writing, signed by the City.
2.52 ADDITIONAL OR SUPPLEMENTAL INFORMATION
After receipt of the submittals, the City will evaluate the responses, including the references,
financial statements, experience and other data relating to the Respondent’s qualifications. If
requested by the City of Stockbridge Purchasing Division, Respondent’s maybe required to
submit additional or supplemental information to determine whether the Respondent meets all
the qualification requirements. If not with its response, such evidence must be submitted to the
City no later than five (5) business days from request of the Purchasing Manager.
2.53 REPORTING RESPONSIBILITIES
The successful Proposer will report directly to the Finance Director or designated representative.
2.54 GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT
This Request For Proposals is subject to the Georgia Security & Immigration Compliance Act.
Effective July 1, 2013, bidders and proposers are notified that all bids/proposals for services
that are to be physically performed within the State of Georgia must be accompanied by proof
of their registration with and continuing and future participation in the E-Verify program
established by the United States Department of Homeland Security. Physical performance of
services means any performance of labor or services for a public employer using a bidding
process or by contract wherein the labor or services exceed $2,499.99 (except for services

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

performed by an individual who is licensed pursuant to Title 26, Title 43, or the State Bar of
Georgia).
A completed affidavit must be submitted on the top of the bid/proposal at the time of
submission, prior to the time for opening bids/proposals. Under state law, the City cannot
consider any bid/proposal which does not include a completed affidavit. It is not the intent of
this notice to provide detailed information or legal advice concerning the Georgia Security &
Immigration Compliance Act.
All bidders/proposers intending to do business with the City are responsible for independently
apprising themselves and complying with the requirements of that law and its effect on City
procurements and their participation in those procurements.
For additional information on the E-Verify program or to enroll in the program, go
to: HTTPS://e-verify.uscis.gov/enroll.

2.55 AUTHORIZATION TO TRANSACT BUSINESS
If the Proposer is a Georgia corporation, the corporation, prior to contract execution, shall
submit documentary evidence from the Secretary of State that the Corporation is in good
standing and that the corporation is authorized to transact business in the State of Georgia.
If the Proposer is a foreign (non-Georgia) corporation, the corporation, prior to contract
execution shall submit a Certificate of Authority and documentary evidence from the Georgia
Secretary of State of good standing which reflects that the corporation is authorized to do
business in the State of Georgia.
2.56 PAYMENT
Invoices for payment will be submitted as services are completed, but no more than once a month, for
the duration of the Contract. Invoices will be subject to verifications and approval by the Requesting
Department. Payment will be based on receipt of individually completed check lists and upon inspection
by the City’s Authorized Representative of the work / services performed.

2.57 CERTIFICATE OF ACCEPTANCE
By responding to this RFP, Offeror acknowledges that he/she has read this solicitation
document, including any addenda, exhibits, attachments, and/or appendices in its entirety, and
agrees that no pages or parts of the document have been omitted, that he/she understands,
accepts, and agrees to fully comply with the requirements therein.
2.58 CERTIFICATION REGARDING DEBARMENT
By responding to this RFP, Offeror certifies that neither it nor its subconsultant are
presently debarred, suspended, proposed for debarment, declared ineligible, or otherwise
excluded from doing business with any government agency. Any such exclusion may cause
prohibition of your firm from participating in any procurement by the City.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.59 GENERAL REQUIREMENTS
a. Proposals may be withdrawn upon receipt of a written request prior to the Stated due date
and time. If a firm seeks to withdraw a proposal after the due date and time, the firm must
present a notarized statement indicating that an error was made, with an explanation of how
it occurred. The withdrawal request must be accompanied by documentation supporting the
claim.
b. City of Stockbridge shall be the sole judge of the quality and the applicability of all
proposals. Design, features, overall quality, local facilities, terms and other pertinent
considerations will be considered in determining acceptability.
c. The successful Offeror must assume full responsibility for delivery of all goods and services
proposed.
d. The successful Offeror must assume full responsibility for replacement of all defective or
damaged goods and/or performance of contracted services within thirty (30) days’ notice by
the City of such defect, damage or deficiency.
e. The successful Offeror must assume full responsibility for providing warranty service on all
goods, materials, or equipment provided to the City with warranty coverage. Should a vendor
be other than the manufacturer, the vendor and not the City is responsible for contacting the
manufacturer. The Offeror is solely responsible for arranging for the service to be performed.
f. The successful Offeror shall be responsible for the proper training and certification of
personnel used in the performance of the services proposed.
g. The successful Offeror shall not assign, transfer, convey, sublet, or otherwise dispose of any
contract resulting from the RFP or of any of its rights, title or interest therein without prior
written consent of the Council.
h. In case of default by the successful Offeror, City of Stockbridge may procure the articles or
services from another source and hold the successful Vendor responsible for any resultant
excess cost.
i. All proposals and bids submitted to the City of Stockbridge subject to the Georgia “Open
Records Act”, Official Code of Georgia, Annotated (O.C.G.A.) § 50-18- 70 et seq.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

2.60 MULTI-YEAR CONTRACT TERM (NOT APPLICABLE)

The period of this Agreement shall consist of a series of Terms as defined below. The City is
obligated only to pay such compensation under this Agreement as may lawfully be made from
funds budgeted and appropriated for that purpose during the City’s then current fiscal year.
a. Commencement Term
The “Commencement Term” of this Agreement shall begin on the date of execution of the
Agreement and shall end absolutely and without further obligation on the part of the City on
the 31st day of December 2023. The Commencement Term shall be subject to events of
termination and the City’s termination rights that are described elsewhere in this Agreement.
Notwithstanding anything contained in this Agreement, the City’s obligation to make payments
provided under this Agreement shall be subject to the City’s annual appropriations of funds for
the goods, services, materials, property and/or supplies procured under this Agreement by the
City’s governing body and such obligation shall not constitute a pledge of the City’s full faith
and credit within the meaning of any constitutional debt limitation.
b. Renewal Terms
Unless the terms of this Agreement are fulfilled with no further obligation of the part of either
party on or before the final date of the Commencement Term as stated above, or unless an event
of termination as defined within this Agreement occurs during the Commencement Term, this
Agreement may be renewed at the written option of the City upon the approval of the City
Council for four (4) one-year (“Renewal Terms”). However, no Renewal Term of this
Agreement shall be authorized, nor shall any Renewal Term of this Agreement commence unless
and until each Renewal Term has first been approved in writing by the City Manager or City
Council for the calendar year of such Renewal Term. If approved by the City Council, the First
Renewal Term shall begin on the 1st day of January 2024 and shall end no later than the 31st
day of December 2024. If approved by the City Manager or City Council, the Second Renewal
Term shall begin on the 1st day of January 2025 and shall end no later than the 31st day of
December 2025. If the City chooses not to exercise any Renewal Term as provided in this
Section, then the Term of this Agreement then in effect shall also be deemed the “Ending Term”
with no further obligation on the party of either party.

2.61 TERMS

The services to be performed under this Contract shall commence upon the date stated in the
notice to proceed letter. The contract period for this contract is for the duration of the project.
Upon the completion of the full scope of work the contract shall terminate absolutely and without
further obligation as required by O.C.G.A. §36-60-13, as amended, unless terminated earlier in
accordance with the provisions of this Contract.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

SECTION 3.0

3.1 SUBMISSION REQUIREMENTS
All Proposals, including all attachments, must be received by the City in a sealed package no
later than Thursday, May 4, 2023, at 3:00 PM, EDT via Cisco WebEx and must be addressed to:

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN
City of Stockbridge, City Hall
Procurement Division
4640 N. Henry Blvd., Stockbridge GA 30281
The Proposal shall consist of all documents listed on the Required Submittal Checklist (Exhibit
III), Evaluation Criteria and the Scope of Services listed in Exhibit I. The Proposal shall include
proposer information, technical information, business related information, and any Technical
Proposal forms requested, sealed, marked and packaged.

The Proposal must be signed and acknowledged by the Proposer, including certain information
to be provided under oath as required under applicable law, in accordance with the instructions
herein and the various proposal forms.

Each envelope or package shall be clearly marked as follows:
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN
City of Stockbridge, City Hall
Proposer's Name and Address
The Request For Proposals (RFP) requirements, responses shall consist of one (1) signed,
original that is marked “ORIGINAL” and five (5) bound photocopies that are identical
to the original and marked “COPY” and one (1) flash drive containing a pdf format of
the RFP submittal. Minimum font size of eleven (11) shall be used. All pages shall be single
sided.

Failure to submit the RFP response in the manner specified herein or failure to closed identical
permanently bound copies of the original materials in each response copy submitted may result
in the disqualification of the entire submittal.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

3.2 OVERVIEW OF PROPOSAL REQUIREMENTS
Proposers shall submit Proposals in accordance with the content and format requirements set
forth in this RFP. Proposals should be clearly organized and structured in a manner that allows
materials included in the document to be located easily.
Each of the instructions set forth in this section must be followed for a Proposal to be deemed
responsive to this RFP. In all cases, the City reserves the right to determine, at its sole discretion,
whether any aspect of the Proposal meets the requirements set forth in this section.
Response packages do not have to be professionally produced nor professionally packaged.
Regarding the Evaluation Criteria: each firm has a continuing obligation to provide the City
with any material changes to the information requested. The City reserves the right to obtain
additional information from interested individuals /firms. To assure consistency, proposals
must conform to the format contained herein. Paper size: 8½” x 11”. Larger charts and graphs
may be provided if folded neatly to 8½” x 11” and the following items, in the order presented
below, with tabs between the sections must be included:

Evaluation Criteria Tab Number
The Proposal shall include the appropriate and requested information in enough detail
to demonstrate the Proposer’s knowledge, skills and abilities to provide requested
services and will be reviewed and evaluated based on each Proposer’s responses to the
criteria described below.
Provide answers below. If you are submitting a response as a joint venture, you must
respond to each question for each entity forming the joint venture. When an entire
response cannot be entered, a summary, followed with a page number reference
where a complete response can be found is acceptable
Section 1 – Letter of Transmittal Tab 1
Each proposal must have a Cover/Transmittal Letter briefly summarizing the
qualifications and experience relevant to the scope. Please include in the letter the
following:
i. Company’s information including name of company (include any dba names).
headquarters and parent company locations; and brief history of the company.
ii. Company’s mailing address, contact person, telephone number for primary
contact person, and email address.
iii. A principal or officer of the company authorized to execute contracts or other
similar documents on the firm’s behalf must sign the letter.

Request For Proposals (RFP) No. 2023-0007
City-Wide Economic Development Strategic Plan
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

Section 2 – Executive Summary

Executive Summary: An executive summary letter should include the key elements of
the respondent’s RFP and an overview of the consultant team. Indicate the address and Tab 2
telephone number of the respondent’s office located nearest to City of Stockbridge,
Georgia, and the office from which the project will be managed.
Section 3 – Project Personnel Experience

Project Organization and Staffing: Identify individuals by name, title, skill, and
qualification that will be employed in the work.

Include resumes of key project personnel, including prior projects of similar size and Tab 3
scope for which the personnel played the same or a similar role as proposed for this
project.
Section 4 – Project Experience

Related Experience: Describe the firm’s experience in working with similar projects,
which are similar in scope to this project, in the past five (5) years and which Tab 4
demonstrate pertinent corporate and key personnel experience.

• Project name
• Location e. Date of completion (month, year)
• Company role and responsibility for the project.
• List Proposer’s key personnel involved on the project.
• Provide references including contact name, title, organization, address, phone
and email address for all cited projects completed and active.
Provide names, email addresses and phone numbers of three government customers
with comparable volumes and origination types, who have been contracting the
services requested in this RFP.

Section 5 – Project Approach

Proposer shall describe their approach in the City of Stockbridge City-Wide Economic
Development Strategic Plan for the City as identified in the Scope of Work (Exhibit I)
and must identify all major tasks; and approach to the maintenance associated with
each major task, at a minimum, and any other information that will assist in planning
for the Fence Repair and Installation Services.
Technical Approach/Services:
a. Project Approach Work Plan: Responders are required to describe the approach Tab 5
and methodology to adequately staff specifically trained, experienced, and
licensed individuals in the areas of commercial office renovations.
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

b. Include a listing of the City’s responsibilities and the Responder’s responsibilities
required to complete the project; and

c. Coordination with and feedback from City staff

The proposed approach should include steps that ensure that the final product
will be developed in close coordination with City staff and will include
opportunities for feedback from staff as the work proceeds. The consultant
should be available for a sufficient number of meetings with City staff to ensure
successful coordination and completion of the project. The consultant and City
staff will meet at the outset of the project to finalize and coordinate the project
schedule. The City will provide copies of all existing plans, data and
documents necessary for the development of the Plan and Related Documents

d. Work Plan

Provide a breakdown of project by phases or tasks. For each task listed,
identify:
• Specific staff to be involved, roles, and responsibilities.
• Meeting strategy and schedule memo detailing recommended dates and times
over project period.
• Estimate in detail the number of hours the staff members will work on the
project.

e. Description of Services.
Please provide an outline of how your firm will provide the services outlined
above.

Indicate your strategies for quality control, issue anticipation and resolution throughout
the project, your methodology for coordination and issue tracking, as well as any other
information you feel is pertinent. This section shall be signed by an authorized
representative of the prospective Proposer

Section 6 - Cost Proposal

Provide estimate of cost and billing rationale. The cost proposal must be submitted in a
separate, sealed envelope with the responder’s name and “Cost Proposal for “Request For
Proposals (RFP) No. 2023-0007 City-Wide Economic Development Strategic Plan on the Tab 6
outside of the envelope. do not include fees or costs in any area outside of this cost
proposal. responders are required to submit their costs on cost proposal forms
responder shall not alter the cost proposal form.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

Section 7 - Location
Identify the office location responsible for this project. Supply legal firm name, Tab 7
headquarters address, local office addresses, satellite offices and warehouse addresses,
if applicable. State of incorporation, and key firm contact names with their phone
numbers and e-mail addresses.

Section 8 - Recent, Current, and Projected Workloads of the Firms –
Tab 8
List all current clients, during the past five (5) years, both completed and active with
approximate percent complete.
Section 9 - Proposer Financial Information

a. It is the practice of the City to conduct a review of a firm’s financial
responsibility in order to determine the firm’s capability to successfully Tab 9
perform the work.
b. If submitting as a Joint Venture, Partnership, Limited Liability Corporation or
Limited Liability Partnership, the financials must be submitted for each entity
that comprises the prime Proposer.
The following documentation is required in order for the City to evaluate financial
responsibility:
a. Provide your firm’s most recent balance sheets.
b. Provide your firm’s most recent Dun & Bradstreet, Value Line Reports or other
credit ratings/report.
c. Identify any evidence of access to a line or letter of credit. The evidence must
be provided by a financial institution.
d. Provide a sworn statement that your firm has not filed petition(s) for Federal
Bankruptcy or state insolvency. The statement must be notarized.

Section 10 – Litigation
The City will consider a vendor's litigation history information in its review and
determination of responsibility. All vendors are required to disclose to the City all Tab 10
"material" cases filed, pending, or resolved during the last three (3) years prior to the
solicitation response due date, whether such cases were brought by or against the
vendor, any parent or subsidiary of the vendor, or any predecessor organization.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

If the vendor is a Joint Venture, the information provided should encompass the Joint
Venture (if it is not newly formed for purposes of responding to the solicitation) and
each of the entities forming the Joint Venture. Although the review of a vendor's
litigation history is an issue of responsibility, the failure to provide litigation history as
required in the Evaluation Criteria may result in a recommendation of non-
responsiveness by the Purchasing Manager.

Section 11 - Business Licenses, Licenses, and Insurance
Evidence that your proposer and/or persons performing the work are licensed to do
business in the State of Georgia. Proof of insurance as listed. Evidence of possession Tab 11
of required licenses or business permits. Wrecker service will have a current business
license and be in compliance with the local jurisdictions zoning. Attach copies of all
such licenses issued to the business entity.
List any regulatory or license agency sanctions. It there are none, state none

Section 12 – References

Proposer is required to submit completed Reference Verification Forms for
previous projects referenced in its submittal. Proposer should use the appropriate
reference form to distribute to its reference organization/firm to complete and return to Tab 12
the proposer’s attention. Proposer should submit the completed Reference Verification
Form with its response. The City will verify references provided as part of the review
process. Provide a minimum of five (5) references that are comparable in scope, size,
and clients within the last five (5) years. Governmental/Public entities are preferred.
EXHIBIT II, REFERENCE VERIFICATION FORM

Section 13 – Documents and forms required by the City
Please provide all other documents and forms not included in the above sections. Tab 13

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

PROPOSAL EVALUATION – SELECTION CRITERIA
City's selection of a firm shall be based upon the demonstrated competence and qualifications of the firms to
provide the type of service required. Each proposal will be evaluated and scored through a process by the City's
staff. The Proposer's submittal must fully address the requirements listed in this solicitation and the Firm's degree
of experience, knowledge, and ability to provide experienced and qualified support staff. The proposal is not to
have any exclusions, conditions or provisions applied to the aforementioned request. It is the City's intention to
select a firm which is the most qualified to meet the City's needs. The award shall be based on but not limited to
the following factors:
RFP Evaluation Criteria Scoring Value
Maximum Points
Approach
0 - 30

Project Personnel Experience
0 - 25
Project Experience
0 - 25
Cost Proposal

Provide estimate of cost and billing rationale. The cost proposal must be submitted in a 0 - 20
separate, sealed envelope with the responder’s name and “Cost Proposal for “Request For
Proposals (RFP) No. 2023-0007 City-Wide Economic Development Strategic Plan on the
outside of the envelope. Do not include fees or costs in any area outside of this cost
proposal. Responders are required to submit their costs on cost proposal forms.
Responder shall not alter the cost proposal form.

MAXIMUM SCORING POINTS TOTAL 100

Total points awarded for price will be determined by applying the following formula:
(Lowest Overall Cost /Proposer’s Price) x 50 = Price Score
Please note that prices may be negotiated in the best interest of the City after the scoring is completed

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

EXHIBIT I
DETAILED SCOPE OF WORK
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

SCOPE OF SERVICES

1. Conduct real estate and market assessment of the City of Stockbridge. Real Estate and
Economic market Analysis should be broken into Commercial Corridors and shall include:

• Demographics Data
• Community Retail Needs
• Identify Retail Leakage
• Identify Optimal Retail Mix
• Evaluate Retail Preferences and Consumer Spending
• Catalog available properties
• Provide Real Estate Supply and Demand Analysis (5-year projections)
2. Identify weaknesses, strengths, opportunities, and threats to the study area and its surroundings;
3. Analyze industry sectors within the study area and provide recommendations on what key
industries the city should focus its efforts on for future growth;
4. Conduct peer identification and analysis of comparable commercial corridors in Metro
Atlanta with a summary of best practices;
5. Identify possible development (retail, residential, office, and hospitality) opportunities within
the study area;
6. Leverage existing studies (2018 RSVP Plan and Downtown Master Plan) on the downtown area
to recommend additional action steps for downtown revitalization;
7. Recommend strategies to support marketing, business recruitment, workforce development,
real estate acquisition, entrepreneurship development, and investment tourism within the
study area;
8. Develop an action plan with a tentative implementation timeline;
9. Identify staffing needs and recommend a structure necessary for a successful implementation
of the Economic Development Strategic Plan.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

REGULATIONS

 The Service Provides shall comply with all applicable federal, state and local laws, ordinances,
rules and regulations pertaining to the performance of the work specified herein.
 The Service Provider shall obtain all permits, licenses and certificates, or any such approvals
of plans or specifications as may be required by Federal, State and local laws, ordinance, rules
and regulations, for the proper execution of the work specified herein.

 During the performance of this Contract, the Service Provider shall keep current and, if
requested by the City, provide copies of any and all licenses, registrations or permits required
by applicable governing agencies, The Service Provider shall keep a copy of any and all
licenses, registrations and permits on the job site while performing the Contract work.

 The Service Provider will comply with the City of Stockbridge’s Financial Management and
Purchasing Policies.

 Service Provider will complete all work in accordance with all applicable legal requirements,
including but not limited to O.C.G.A. § 50-5-63, as applicable.

PERFORMANCE
Service Provider agrees to furnish all skill and labor of every description necessary to carry out perform the
services in accordance with the Contract Documents (the “Work”).

PRICE:

The City agrees to pay the Service Provider following receipt by the City of a detailed invoice reflecting the
actual work performed by the Service Provider, provided, however, Service Provider guarantees that the
maximum price for materials, labor and expenses, shall be the amount reflected in Attachment A.

CITY’S RIGHTS RESERVED
The City reserves the right to select the proposal which in its sole judgment best meets the needs of the
City. The lowest proposed cost will not be the sole criterion for recommending the contract award.
The City reserves the right to reject any or all proposals and to waive technicalities and informalities
when such waiver is determined by the City to be in the City’s best interest. The City reserves the right
to retain all accepted proposals, including proprietary documentation, regardless of which proposal is
selected. No proposals will be returned to vendors.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

The City reserves the right to request any supplementary information it deems necessary to evaluate
proposer’s experience or qualifications. This may include supplemental financial information,
additional interview(s), and/or additional presentation by the proposer. The City reserves the right to
reconsider any proposal submitted at any stage of the procurement. It also reserves the right to meet
with select Proposers at any time to gather additional information. Furthermore, the City reserves the
right to delete or add functionality (i.e., modules and components) until the final contract signing.
The City reserves the right to cancel, in part or in its entirety, this RFP, including, but not limited to
selection schedule, submittal date, and submittal requirements. If the City cancels or revises this RFP,
all Proposers will be notified in writing by the City.

The City reserves the right to revise the RFP prior to the date that proposals are due. The City will
communicate changes through addendum to this RFP. All registered Proposers will be notified of
revisions to the RFP.

The City reserves the right to extend the date by which the proposals are due.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

ATTACHMENT A
COST PROPOSAL FORM
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

The undersigned, as Bidder, hereby declares that the only person or persons interested in the Bid as
principal or principals is or are named herein and that no other person than herein mentioned has any
interest in this Bid or in the Contract to be entered into; that this Bid is made without connection with
any other person, company or parties making a Bid; and that it is in all respects fair and in good faith
without collusion or fraud.

The Bidder further declares that he has examined the scope of work and informed himself fully in
regard to all conditions pertaining to the place where the work is to be done; that he has examined the
Specifications for the work and contractual documents relative thereto and has read all instructions to
specifications furnished prior to the openings of bids; that he has satisfied himself relative to the work
to be performed.

The Bidder proposes and agrees, if this Bid is accepted, to contract with the City of Stockbridge
Council, Stockbridge, Georgia, in the form of contact specified, to furnish all necessary materials,
equipment, machinery, tools, apparatus, means of transportation and labor necessary, and to complete
the specified scope of work.

The base bid may not be withdrawn or modified for a period. The City reserves the right to make
multiple awards and be the final approval of proposal(s) selection which would be the most
advantageous to the City with price and other factors considered.

CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

Dollar Amount in Words Dollar Amount in- Numbers

Total points awarded for overall estimated total price will be determined by applying the following formula:
(Lowest Overall Total /Proposer’s Price) x 50 = Price Score
Please note that prices may be negotiated in the best interest of the City after the scoring is completed

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

Responder: Please complete the attached Cost Proposal Form and return them with this cover page.
The cost proposal must be submitted in a separate, sealed envelope with the Responder’s name and
“Request for Proposals No. 2023-0007 and City of Stockbridge CITY-WIDE ECONOMIC
DEVELOPMENT STRATEGIC PLAN” clearly identified on the outside of the envelope.

By signing this page, Responder acknowledges that he has carefully examined and fully understands
the Contract, Scope of Work, and other attached documents, and hereby agrees that if his proposal is
accepted, he will contract with the City of Stockbridge according to the Request for Proposal
documents.

Please provide the following information:

Name of Firm: _____________________________________________________________

Address:

Contact Person Submitting Proposal:

Title of Contact Person:

Telephone Number: _________________________________________________________

Fax Number: _______________________________________________________________

E-mail Address: ___________________________________________________________

Signature of Contact Person

Title of Contact Person

End of ATTACHMENT A.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

3.3 REJECTION AND WITHDRAWAL OF PROPOSALS
a. Withdrawal of Proposal due to errors, the supplier has up to forty-eight (48) hours to notify the
Purchasing Department of an obvious clerical error made in calculation of proposal in order to
withdraw a proposal after proposal opening. Withdrawal of proposal for this reason must be
done in writing within the forty-eight-hour period.
b. The City will make a recommendation of the proposal to the City Council within 60 days from
date of the opening.
c. The City may reject all or part of the proposal within 60 days of proposal opening.

3.4 PROPOSAL AND CONTRACT DOCUMENTS
a. A proposal executed by an attorney or agent on behalf of the Bidder shall be accompanied by
an authenticated copy of the Power of Attorney or other evidence of authority to act on behalf
of the Bidder Corporation:

If the Bidder is a corporation, the bid must be submitted in the name of the
corporation, not simply the corporation's trade name. In addition, the bid shall be signed by an
officer of the corporation.

Partnership: If the Bidder is a partnership, all partners must sign the bid. If all the partners do
not sign the bid, then the names of all those except limited partners must be furnished on the
bid and evidence of the authority of the signer(s) to execute the bid on behalf of the
partnership.

Limited Liability Company (LLC): If the Bidder is a limited liability company, the authorized
agent having authority to bind the limited liability company must sign the bid documents.

Sole Proprietorship or Individual: If the Bidder is a sole proprietor or individual, a signature
is required on all bid documents by that individual.

b. The contract documents consist of this Agreement, Specifications and Addenda issued prior to
execution of this Agreement, other documents listed in this Agreement and Modifications
issued after execution of this Agreement. These form the Contract and are as fully a part of
the Contract as if attached to this Agreement or repeated herein. The Contract represents the
entire and integrated agreement between the parties hereto and supersedes prior negotiations,
representation or agreements, either written or oral.

c. Contract Term - The time period of the agreement, if any is formed from this bid, will be
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

determined after the review and evaluation of the proposals/bid submitted by the successful
Contractor.

3.5 ALTERATIONS OF SOLICITATION AND ASSOCIATED DOCUMENTS
Alterations of City documents are strictly prohibited and will result in automatic disqualification
of the proposer's solicitation response. If there are "exceptions" or comments to any of the
solicitation requirements or other language, then the proposer may make notes to those areas, but
may not materially alter any document language.

3.6 COST INCURRED BY VENDORS
All expenses involved with the preparation and submission of the RFP to the City of Stockbridge,
or any work performed in connection therewith is the responsibility of the vendor(s).

3.7 CODES, PERMITS, FEED, LICENSES AND LAW
a. All permits, fees, arrangements for inspections, licenses, and costs incurred for the same
shall be the sole responsibility of the successful Proposer. All materials, labor and
construction must comply with all applicable rules and regulations of local, state and/or
national codes, laws and ordinances of all authorities having jurisdiction over the project,
shall apply to the contract throughout and will be deemed to be included in the contract
the same as though herein written out in full.

a. State Law regarding Worker Verification requires that all who enter into a contract for
the physical performance of services with the City must satisfy O.C.G.A. §13-10-91 and
Rule 300-10-1-.02, in all manner, and such are conditions of the contract. By submitting
a proposal to the City contractor agrees that in the event the contractor employs or
contracts with any subcontractor(s) in connection with the covered contract, the
contractor will secure from the subcontractor(s) such subcontractor(s) indication of the
employee-number category applicable to the subcontractor, as well as attestation(s) from
such subcontractor(s) that they are complying. Such attestation(s) shall be maintained
and may be inspected by the City at any time. An affidavit of such compliance included
with the proposal must be signed by the contractor and will become part of the contract.
3.8 SAFETY
All vendors and subcontractors performing services are required and shall comply with all
Occupational Safety and Health Administration (OSHA), State and CITY Safety and
Occupational Health Standards and any other applicable rules and regulations. Also, all
contractors and subcontractors shall be held responsible for the safety of their employees and any

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

unsafe acts or conditions that may cause injury or damage to any persons or property within and
around the work site area under this contract.

3.9 DESIGN, STANDARDS AND PRACTICES
Design, strength, quality of materials and workmanship must conform to the industry
Acceptable standards of engineering practices and/or professional services.

3.10 STATEMENT OF WARRANTY
A Statement of Warranty should include all applicable manufacturers' warranty and the
Contractor's warranty regarding equipment, materials and workmanship. This statement shall
include the terms, conditions and the period of warranty coverage. Any exclusion(s) must be
clearly stated.
3.11 NONDISCRIMINATION
Notwithstanding any other provision of this Agreement, during the performance of this
Agreement, Contractor, for itself, its heirs, personal representatives, successors in interest and
assigns, as part of the consideration of this Agreement does hereby covenant and agree, as a
covenant running with the land, that:
a. No person on the grounds of race, color, religion, sex or national origin shall be excluded
from participation in, denied the benefits of, or otherwise be subjected to discrimination.
b. In the production of the vehicle(s), and the furnishing of services therein or thereon, no
person on the grounds of race, color, religion, sex or national origin shall be excluded from
participation in, or denied the benefits of, such activities, or otherwise be subjected to
discrimination.
3.12 DRUG FREE WORKPLACE CERTICATION
By signing the Supply Service Contract form, the Contractor certifies that the provisions of
Code Sections 50-24-1 through 50-24-6 of the Official Code of Georgia Annotated, relating to
The “Drugfree Workplace Act” have been complied with in full. The undersigned further
certifies that:
a. A drug-free workplace will be provided for the Contractor's employees during performance
a. of the contract; and
b. Each Contractor who hires a subcontractor to work in a drug-free workplace shall secure
from that subcontractor the following written certification:
"As part of the subcontracting agreement with (Contractor's name), (Subcontractor's
name) certifies to the Contractor that a drug-free workplace will be provided for the
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

subcontractor's employees during the performance of this Contract pursuant to
Paragraph (7) of Sub-section (b) of Code Section 50-24-3".
c. The Contractor further certifies that he will not engage in the unlawful manufacture, sale,
distribution, dispensation, possession, or use of a controlled substance or marijuana during
the performance of the Contract.
d. Contractor may be suspended, terminated, or debarred if it is determined that:
(1) The Contractor has made false certification hereinabove; or
(2) The Contractor has violated such certification by failure to carry out the requirements
of the Official Code of Georgia Section 5 0-24-3.

3.13 GEORGIA SECURITY AMD IMMIGRATION ACT
Pursuant to the Georgia Security and Immigration Compliance Act of 2006, the successful
Contractor understands and agrees that compliance with the requirements of O.C.G.A.13-10-
91 and Georgia Department of Labor Rule 300-10-02 are conditions of this proposal and
contract document. The Contractor further agrees that such compliance shall be attested by the
Contractor and any of his Subcontractors by execution of the appropriate Affidavit and
Agreement which will be included and become a part of the Agreement between the City of
Stockbridge and the successful Contractor.
3.14 SYSTEMATIC ALIEN VERIFICATION FOR ENTITLEMENTS (SAVE) PROGRAM
Since a contract has been deemed a "public benefit," the contractor or other party to the contract
must be run through the federal Systematic Alien Verification for Entitlements (SA VE)
Program. This program requires that local government verify the legal status of non-U.S.
citizens who apply for certain benefits. The contractor must execute a SA VE affidavit attesting
that either he or she is a U.S. citizen or legally qualified to receive the benefit. If the contractor
is not a U.S. citizen, then the local government must run that contractor through the SAVE
system. Only non-U.S. citizens can be processed through the SA VE program.

3.15 DELIVERY AND F.O.B. DESTINATION
a. All prices shall include shipping and delivery cost to our destination, F.O.B., Stockbridge,
Georgia, unless otherwise requested. The proposer shall handle all material procurement,
storage and delivery to project site. Unless otherwise specified in this specification,
proposer shall supply all materials required. The City will grant no allowance for boxing,
crating or delivery unless specifically provided for in this proposal. The proposer shall
retain title for the risk of transportation, including the filing for loss or damages.

b. The City desires delivery of the product(s) or service(s) as specified at the earliest possible
time after the date of award. Unreasonable delivery may be cause for disqualifying a
proposal. Each firm shall state a definite delivery time and avoid using general terms such
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

as "ASAP" or approximately so many days.

3.16 LOCAL VENDOR PREFERENCE (NOT APPLICABLE)
In the event that a responsive, responsible non-local business submits the lowest price bid,
and the bid submitted by one (1) or more responsive, responsible local businesses is within
five percent (5%) of the price submitted by the non-local business (and the other terms and
conditions of the two bids are substantially the same), then that local business shall have
the opportunity to submit, within five (5) working days of the notice of intent to award, a
final bid equal to or lower than the amount of the low bid previously submitted by the non-
local business. The contract shall then be awarded to the responsive, responsible business
submitting the lowest best and final bid. (See Section 3.30.100 - Competitive sealed bids)

3.17 CITY DIRECTION OF PROJECT SITE AND MONITORING OF WORK
a. The Contractor may have a Project Coordinator, but the project site shall remain under the
control of the City of Stockbridge. The Contractor shall provide and make available an
appointee to the City for project coordination and supervision of Proposer installation
personnel. Coordination consists of meeting with the City of Stockbridge representatives to
review the project; on site walk throughout of installation area(s) before the installation
begins; review installation procedures; review installation progress and to handle any
problems during installation until project completion.
b. The successful Proposer will promptly correct all work rejected by the City as faulty,
defective, or failing to conform to the Minimum Specifications and/or to consensus
standards adopted by both government and industry governing the repairs, whether observed
before or after substantial completion of the work, and whether fabricated, installed, or
completed. The successful Proposer will bear all costs of correcting such rejected work.
c. The Contractor shall insure all trash generated by work performed shall be removed from
the site and properly disposed as each work operation are completed in a given area.
Additionally, the Contractor shall ensure all disturbances to the area where the Contractor
performed work are restored to the same condition prior to start of the project. If an
inspection reveals that the Contractor fails to clean up after work has been performed. The
City will notify the Contractor of the discrepancy and the Contractor will have twenty-four
(24) hours to make the correction. Should the Contractor still fail to clean the area, the City
reserves the right to make other arrangements to have the area cleaned and the City shall
deduct the cost from the Contractor's invoice.
d. No one except authorized employees of the Contractor is allowed on the premises of the City
facilities. Contractor employees are not to be accompanied in their work area by

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

acquaintances, family members, assistants, or any other person unless said person is an
authorized employee of the Contractor.

e. All information disclosed by the City to the successful Contractor for the purpose of the
work to be done or information that comes to the attention of the successful Contractor while
performing such work is to be kept strictly confidential.

3.18 CITY’S TAX EXEMPTION
The City of Stockbridge is exempt from Federal Excise Tax or Georgia Sales Tax regarding
goods and services purchased directly by the City of Stockbridge. Exemption certificates
furnished upon request.

3.19 CONTRACTOR AS INDEPENDENT CONTRACTOR
In conducting its business hereunder, Contractor acts as an independent contractor and not as
an employee or agent of City. The selection, retention, assignment, direction and payment of
Contractor's employees shall be the sole responsibility of Contractor.

3.20 BID BOND AND INSURANCE RISK MANAGEMENT PROVISIONS
Insurance and Risk Management provisions and Indemnification and Hold Harmless provisions
are outlined in Form G of this RFP. Upon award, the successful Proposer must obtain at their
expense, a Certificate of Insurance (“COI”) with policy limits equal to or greater than the limits
outlined in EXHIBIT I – DETAILED SCOPE OF SERVICES.
Proof of insurance must be provided to the City prior to the start of any activities/services as
described in the bid document(s). Any and all insurance coverage(s) and/or bonds required
under the terms and conditions of the contract shall be maintained during the entire term of the
contract, including any extensions or renewals thereto, and until all work has been completed
to the satisfaction of the City.

3.38 PRICE VALIDITY

Prices provided in this Request For Proposal (RFP) are valid for 120 days from the time of the
RFP opening. The City shall award contract within this period or shall request to the
recommended awarded vendor an extension to hold pricing, until products/services have been
awarded. Successful proposer awarded shall ensure that proper and sufficient staff, equipment,
organization, etc. will be provided for this contract to meet the specifications denoted herein at
a paramount level.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

BID FORM SIGNATURE(S)
The Corporate Seal of

____________________________________________ (Bidder - print the full name of your firm)
was hereunto affixed in the presence of:

(Authorized signing officer, Title)

(Seal)

(Authorized signing officer, Title)

IF THE BID IS A JOINT VENTURE OR PARTNERSHIP, ADD ADDITIONAL FORMS OF EXECUTION FOR
EACH MEMBER OF THE JOINT VENTURE IN THE APPROPRIATE FORM OR FORMS AS ABOVE.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

INSURANCE AND RISK MANAGEMENT PROVISIONS
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

- copy of the Contractor’s current evidence of insurance via a certificate of insurance MUST be
provided with the response to this RFP. A formal certificate shall be provided upon announcement
that the selected Architect/Engineering firm has been awarded the work

It is The City of Stockbridge Government’s practice to obtain Certificates of Insurance from our
Contractors and Vendors. Insurance must be written by a licensed agent in a company licensed to write
insurance in the State of Georgia, with an A.M. Best rating of at least A- VI, subject to final approval
by The City of Stockbridge Government. Respondents shall submit with the Bid evidence of
insurability satisfactory to The City of Stockbridge Government as to form and content. Either of the
following forms of evidence is acceptable:

• A letter from an insurance carrier stating that upon your firm/company being the successful
Respondent that a Certificate of Insurance shall be issued in compliance with the Insurance and
Risk Management Provisions outlined below.

• A Certificate of Insurance complying with the Insurance and Risk Management Provisions
outlined below (Request for Bid number and Scope of Services must appear on the Certificate
of Insurance).

• A combination of specific policies written with an umbrella policy covering liabilities in excess
of the required limits is acceptable to achieve the applicable insurance coverage levels.

Upon award, the Contractor must maintain at their expense, insurance with policy limits equal to or
greater than the limits described below. Proof of insurance must be provided to The City of Stockbridge
Government prior to the start of any activities/services as described in the bid document(s). Any and
all Insurance Coverage(s) and Bonds required under the terms and conditions of the contract shall be
maintained during the entire length of the contract, including any extensions or renewals thereto, and
until all work has been completed to the satisfaction of The City of Stockbridge Government.

Accordingly, the Respondent shall provide a certificate evidencing the following:

1. WORKERS COMPENSATION/EMPLOYER’S LIABILITY INSURANCE –
STATUTORY (In compliance with the Georgia Workers Compensation Acts and any other State
or Federal Acts or Provisions in which jurisdiction may be granted)

Employer’s Liability Insurance By Accident Each Accident $1,000,000
Employer’s Liability Insurance By Disease Policy Limit $1,000,000
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

Employer’s Liability Insurance By Disease Each Employee $1,000,000

2. COMMERCIAL GENERAL LIABILITY INSURANCE

Bodily Injury and Property Damage Liability Each Occurrence $1,000,000
(Other than Products/Completed Operations) Aggregate $3,000,000

Products\Completed Operation Aggregate $1,000,000
Personal and Advertising Injury Limits $1,000,000
Damages to Premises Rented to You Limits $ 300,000
Medical Payments for Participants Limits $25,000
*CGL - No Exclusion for Abuse, Molestation, Harassment, Sexual Abuse/Conduct Allegations**

BUSINESS AUTOMOBILE LIABILITY INSURANCE

Combined Single Limits Each Occurrence $1,000,000
(Including operation of non-owned, owned, and hired automobiles).

3. UMBRELLA LIABILITY
(In excess of the above noted coverages) Each Occurrence $1,000,000

Certificates of Insurance

Certificates shall state that the policy or policies shall not expire, be cancelled or altered without at
least thirty (30) days prior written notice to The City of Stockbridge Government. Policies and
Certificates of Insurance are to list The City of Stockbridge Government as an Additional Insured
(except for Workers’ Compensation and Professional Liability) and shall conform to all terms and
conditions (including coverage of the indemnification and hold harmless agreement) contained in the
Insurance and Risk Management Provisions. The General Liability Additional Insured language should
apply to on-going and completed operations, using ISO form CG 2010 (11/85 version) or equivalent.

The Contractor agrees to name the Owner and all other parties required of the Contractor/Vendor shall
be included as additional insureds on the CGL, using ISO Additional Insured Endorsement forms CG
2010 11/85 or its equivalent coverage to the additional insureds. This insurance for the additional
insureds shall be as broad as the coverage provided for the named insured Contractor. It shall apply as
Primary Insurance before any other insurance or self-insurance, including any deductible, non-
contributory, and Waiver of Subrogation provided to the Additional Insureds.

Additional Insured under the General Liability, Auto Liability, Umbrella Policies (with exception of
Workers Compensation and Professional Liability), with no Cross Suits exclusion.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

If the City of Stockbridge Government shall so request, the Respondent, Contractor must furnish the
City for its inspection and approval such policies of insurance with all endorsements or confirmed
specimens thereof certified by the insurance company to be true and correct copies.

Such certificates and notices must identify the “Certificate Holder” as follows:

City of Stockbridge Government
Procurement Division
4640 N. Henry Boulevard
Stockbridge, Georgia 30281

Certificates must list Project Name (where applicable). Important:

It is understood that Insurance in no way Limits the Liability of the Contractor/Vendor.

USE OF PREMISES

Contractor shall confine its apparatus, the storage of materials and the operations of its workers to
limits/requirements indicated by law, ordinance, permits and any restrictions of The City of
Stockbridge Government and shall not unreasonably encumber the premises with its materials.

PROTECTION OF PROPERTY

Contractor will adequately protect its own work from damage, will protect The City of Stockbridge
Government’s property from damage or loss and will take all necessary precautions during the progress
of the work to protect all persons and the property of others from damage or loss.

Contractor shall take all necessary precautions for the safety of employees of the work and shall comply
with all applicable provisions of the Federal, State and local safety laws and building codes to prevent
accidents or injury to persons on, about, or adjacent to the premises where work is being performed.

Contractor shall always erect and properly maintain as required by the conditions and progress of the
work, all necessary safeguards for the protection of its employees, The City of Stockbridge Government
employees and the public and shall post all applicable signage and other warning devices to protect
against potential hazards for the work being performed.

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
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City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

INDEMNIFICATION AND HOLD HARMLESS AGREEMENT
To the fullest extent of the Law, Contractor hereby agrees to release, indemnify, defend and hold
harmless Stockbridge City, its Commissioners, officers, employees, Sub-Contractors, successors,
assigns and agents, from and against any and all losses (including death), claims, damages, liabilities,
costs and expenses (including but not limited to all actions, proceedings, or investigations in respect
thereof and any costs of judgments, settlements, court costs, attorney’s fees or expenses, regardless of
the outcome of any such action, proceeding, or investigation), caused by, relating to, based upon or
arising out of any act or omission by Contractor, its directors, officers, employees, Sub-Contractors,
successors, assigns or agents, or otherwise in connection (directly or indirectly) with its acceptance, or
the performance, or nonperformance, of its obligations under these agreements. Such obligations shall
not be construed to negate, abridge or otherwise reduce any other rights or obligations of indemnity
which would otherwise exist as to any party or person as set forth in this paragraph.

Contractor further agrees to protect, defend, indemnify and hold harmless Stockbridge City, its
Commissioners, officers, employees, Sub-Contractors, successors, assigns and agents from and against
any and all claims or liability for compensation under the Worker’s Compensation Act, Disability
Benefits Act, or any other employee benefits act arising out of injuries sustained by any employees of
Contractor. These indemnities shall not be limited by reason of the listing of any insurance coverage.

CONTRACTOR ACKNOWLEDGES HAVING READ, UNDERSTANDING, AND AGREEING TO
COMPLY WITH THIS INDEMNIFICATION AND HOLD HARMLESS AGREEMENT, AND THE
REPRESENTATIVE OF THE CONTRACTOR IDENTIFIED BELOW IS AUTHORIZED TO SIGN
CONTRACTS ON BEHALF OF THE RESPONDING CONTRACTOR.

COMPANY: ________________________________ SIGNATURE: ____________________________

NAME: _______________________________ TITLE: ___________________ DATE: ______________

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

53
City of Stockbridge Procurement Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

EXHIBIT II
REFERENCE VERIFICATION FORM
SOLICITATION NUMBER: REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
SOLICITATION TITLE: CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN
PROPOSING FIRM (List name exactly as provided in proposal):
Date of Verification:
Reference Organization:
Project Verified (Include the Project Name / Title and a brief description of the Project):

Person Contacted:
Title of Contact:
Telephone Number including extension:
Email Address:

Questions Yes No
1. Were you satisfied with the Company/Organization’s overall performance?
2. Did the firm adhere to the scope of work and bid requirement?
3. did the firm provide deliverables as agreed upon?
4. Would you engage this firm again?

Additional comments provided by Proposer’s contact:

Signature Date

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

54
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

EXHIBIT III
REQUIRED CERTIFICATIONS/ATTACHMENTS
REQUEST FOR PROPOSALS 2023-0007
Checklist
To be deemed responsive to this solicitation, Proposers must provide the information requested and,
where applicable, complete in detail all Bid Forms. The appropriate individual(s) authorized to commit
the Proposer to the Project must sign the Bid Forms. As appropriate, Proposers shall reproduce each
Bid Form and complete the appropriate portions of the forms provided in this section.

Proposer Requirements

1. One (1) hard copy of Proposal marked ‘Original”, and five (5) copies on CD/Thumb Drive
2. Technical Proposal
3. Acknowledgement of each Addendum
4. Financial and Litigation Requirements
5. Reference Verification Form
6. Required Certifications and Attachments
Form 1: Non-Collusion Bidding Certificate
Form 2: Non-Collusion Affidavit of Sub-Contractor.
Form 3: Certificate Regarding Debarment, Suspension, and Other
Responsibility Matters; Primary Covered Transactions.
Form 4: Ineligibility Certificate.
Form 5: Certification of a Drug-Free Workplace.
Form 6: Conflict of Interest & Prohibition Against Contingent Fees
Certification.
Form 7: Affidavit Verifying Status for City Public Benefit Application
Form 8: Certification Regarding Lobbying.
Form 9: Bid Submittal Letter.
Form 10: Georgia Security and Immigration Contractor
Affidavit/Agreement.
Form 11: Georgia Security and Immigration Sub-Contractor Affidavit.
Form 12: Certificate of Acceptance of a Solicitation Requirements
Attachment 1: Addendum Acknowledgement Form
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

55
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

CERTIFICATE AS TO CORPORATE PRINCIPAL

I, ___________________, certify that I am the Secretary of the Corporation named as principal in

the within bond; that_____________________________, who Signed the said bond of said

corporation: that I know this signature, and his/her signature thereto is genuine; and that said bond

was duly signed, sealed and attested for on behalf of said Corporation by authority of its governing

body.

SECRETARY

(CORPORATE SEAL)

SURETY

____________________________________________ BY________________________
(SEAL)

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

56
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 1

NON-COLLUSION BIDDING CERTIFICATE

This Form Must Be Signed and Return with Bid or Bid may be deemed Non-responsive.

By submission of this certificate, each Proposer and each person signing on behalf of any Proposer
certifies under penalty of perjury, that to the best of its knowledge and belief:

1. The cost or prices to be negotiated shall have been arrived at independently without collusion,
consultation, communication or agreement, for any purpose of restricting competition as to any
matter relating to such costs or prices with any other Proposer or with any competitor.

2. Unless otherwise required by law, the cost or prices to be negotiated have not been knowingly
disclosed by the firm prior to the opening of price negotiations, directly or indirectly to any
other Proposer or to any competitor; and,

3. No attempt has been made or will be made by the Proposer to induce any person, partnership
or corporation to submit or not submit a Statement of Qualifications for the purpose of
restricting competition.

Signature of Authorized Agent

Name/Title of Authorized Agent

Date

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

57
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 2
NON-COLLUSION AFFIDAVIT OF SUB-CONTRACTOR

State of ____________________ City of _____________________________________, being first
duly sworn, deposes and says that:
(1) He/She is____________________________________ (owner, partner officer, representative, or
agent) of ___________________________, the sub-contractor that has submitted the attached
solicitation.

(2) He is fully informed respecting the preparation and contents of the attached solicitation and of all
pertinent circumstances respecting such solicitation.
(3) Such solicitation is genuine and is not a collusive or sham solicitation.
(4) Neither the said sub-contractor nor any of its officers, partners, owners, agents, representatives,
employees or parties in interest, including this affidavit, has in any way colluded, conspired, connived
or agreed, directly or indirectly with any other Vendor, firm or person to submit a collusive or sham
solicitation in connection with the Contract for which the attached solicitation has been submitted or
refrain from proposing in connection with such Contract, or has in any manner, directly or indirectly,
sought by agreement or collusion or communication or conference with any other Vendor, firm or
person to fix the price or prices in the attached solicitation or of any other Vendor, or to fix any
overhead, profit or cost element of the proposing price or the proposing price of any other Vendor, or
to secure through any collusion, conspiracy, connivance or unlawful agreement any advantage against
City of Stockbridge or any person interested in the proposed Contract; and
(5) The price or prices quoted in the attached solicitation are fair and proper and are not tainted by any
collusion, conspiracy, connivance or unlawful agreement on the part of the sub-contractor or any of its
agents, representatives, owners, employees, or parties in interest, including this affidavit.
(Signed)
(Title)
Subscribed and Sworn to before me this ___________ day of _____________, 20 ___.
Name ____________________________________________________________________

Title ______________________________________________________________________
My commission expires (Date)

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

58
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 3

CERTIFICATION REGARDING DEBARMENT, SUSPENSION, AND OTHER
RESPONSIBILITY MATTERS; PRIMARY COVERED TRANSACTIONS
This Form Must Be Signed and Return with Bid or Bid may be deemed Non-responsive.
The Proposer, _______________________, certifies to the best of its knowledge and that it and its
principals: belief,
1. Are not presently debarred, suspended, proposed for debarment, declared ineligible, or
voluntarily excluded from covered transactions by any Federal, State, or local department or
agency.
2. Have not within a three-year period preceding this Bid been convicted of or had a civil judgment
rendered against them for commission of fraud or a criminal offense in connection with
obtaining, attempting to obtain, or performing a public (Federal, State or local) transaction or
Contract under a public transaction; violation of Federal or State antitrust statues or commission
of embezzlement, theft, forgery, bribery, falsification or destruction of records, making false
statements, or receiving stolen property;
3. Are not presently indicted for or otherwise criminally or civilly charged by a governmental
entity (Federal, State, or local) with the commission of any of the offenses enumerated in
paragraph (2) of this certification; and
4. Have not within a three-year period preceding this application/Bid had one or more public
transactions (Federal, State, or local) terminated for cause or default.

Where the Contractor is unable to certify to any of the statements in this certification, such participant
shall attach an explanation to this Bid.
The Contractor, _________________________________, certifies or affirms the truthfulness and
accuracy of the contents of the statements submitted on or with this Certification and understands that
the provisions of 31 U.S.C. Sections 3801 Et Seq., are applicable thereto.
Signature of Authorized Agent
Name/Title of Authorized Agent
Date
Witness

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

59
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 4

INELIGIBILITY CERTIFICATE

This Form Must Be Signed and Return with Bid or Bid may be deemed Non-responsive.

I hereby certify that I am a principal and duly authorized agent of

_____________________________, and it is also whose address is

________________________________________________________, certifies that the

Contractor, nor any of its Sub-Contractors to be used in performing this Contract, are listed on the list
of Ineligible Contractors maintained by the Comptroller General of the United States.

Signature of Authorized Agent

Name/Title of Authorized Agent

Date

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

60
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 5

CERTIFICATION OF DRUG-FREE WORKPLACE

This Form Must Be Signed and Return with Bid or Bid may be deemed Non-responsive.

I hereby certify that I am a principal and duly authorized agent of
_________________________________, and it is also whose address is
_______________________________________________, certifies that:

1. The provisions of Section 50-24-1 through 50-24-6 of the Official Code of Georgia Annotated,
relating to the “Drug-Free Workplace Act” have been complied in full; and

2. A drug-free workplace will be provided for the consultant’s employees during the performance of
the Contract; and

3. Each Sub-Contractor hired by the consultant shall be required to ensure that the Sub-Contractor’s
employees are provided a drug-free workplace. The Consultant shall secure from that Sub-Contractor
the following written certification: “As part of the Sub-Contracting agreement with the Consultant,
certifies to the Consultant that a drug-free workplace will be provided for the Sub-Contractor’s
employees during the performance of this Contract pursuant to paragraph (7) of subsection (b) of the
Official Code of Georgia Annotated Section 50-24-3”; and

4. It is certified that the undersigned will not engage in the unlawful manufacture, sale, distribution,
dispensation, possession, or use of a controlled substance or marijuana during the performance of the
Contract.

Signature of Authorized Agent

Name/Title of Authorized Agent

Date

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

61
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 6

CITY OF STOCKBRIDGE CONFLICT OF INTEREST AND PROHIBITION AGAINST
CONTINGENT FEES CERTIFICATION

This Form Must Be Signed and Return with Bid or Bid may be Deemed Non-responsive.

I hereby certify that I am a principal and duly authorized agent of ___________________, and it is

also, whose address is ___________________________________________, certifies that to the best

of its knowledge there are no circumstances which shall cause a Conflict of Interest in performing

services for City of Stockbridge.

Signature of Authorized Agent

Name/Title of Authorized Agent

Date

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

62
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 7
AFFIDAVIT VERIFYING STATUS FOR CITY PUBLIC BENEFIT APPLICATION
By executing this affidavit under oath, as an applicant for the City of Stockbridge, Georgia Business
License or Occupational Tax Certificate, Alcohol License, execution of contract or other public benefit
as referenced in O.C.G.A. Section 50-36-1, I am stating the following with respect to my application
for a City of Stockbridge license/permit and/or contract for:
Name of Applicant

1) _____________ I am a United States citizen
OR
2) _____________ I am a legal permanent resident 18 years of age or older or I am an otherwise
qualified alien or non-immigrant under the Federal Immigration and Nationality Act 18 years
of age or older and lawfully present in the United States. *
In making the above representation under oath, I understand that any person who knowingly and
willfully makes a false, fictitious, or fraudulent statement or representation in an affidavit shall be guilty
of a violation of O.C.G.A. Code Section 16-10-20.
Signature of Applicant: __________________________________
Date: ________________________ Printed Name: _________________________________

*Alien Registration number for non-citizens:

**PLEASE INCLUDE A COPY OF YOUR PERMANENT RESIDENT CARD, EMPLOYMENT
AUTHORIZATION, GREEN CARD, OR PASSPORT WITH A COPY OF YOUR DRIVER’S
LICENSE IF YOU ARE A LEGAL PERMANENT RESIDENT.

Subscribed and Sworn Before Me on this the _____ Day of __________, 2018.
Notary Public: ________________________________

My Commission Expires: ________________________
*Note: O.C.G.A. Section 50-36-1 (e)(2) requires that aliens under the Federal Immigration and Nationality Act, Title 8
U.S.C., as amended, provide their alien registration number. Because legal permanent residents are included in the federal
definition of “alien”, legal permanent residents must also provide their alien registration number. Qualified aliens that do
not have an alien registration number may supply another identifying number below:

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

63
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 8

CERTIFICATION REGARDING LOBBYING

This Form Must Be Signed and Return with Bid or Bid may be Deemed Non-responsive.

The undersigned certifies, to the best of his or her knowledge and belief, that:

1. No appropriated funds have been paid or will be paid, by or on behalf of the undersigned, to
any person for influencing or attempting to influence an officer or employee of a Local, State
or Federal agency, in connection with the awarding of any contract, the entering into of any
cooperative agreement, and the extension, continuation, renewal, amendment, or modification
of any contract, grant, loan, or cooperative agreement.

2. The undersigned shall require that the language of this certification be included in the award
documentations for sub-awards at all tiers (including Sub-Contracts, sub-grants, and contracts
under grants, loans, and cooperative agreements) and that all sub-recipients shall certify and
disclose accordingly.

This certification is a material representation of fact upon which reliance was placed when this
transaction was made or entered into. Submission of this certification is a prerequisite for making or
entering into this transaction imposed by 31, U.S.C 1352 (as amended by the Lobbying Disclosure Act
of 1995). Any person who fails to file the required certification shall be subject to a civil penalty of not
less than $10,000, and not more than $100,000 for each such failure. [Note: Pursuant to 31 U.S.C.
1352(c)(1)-(2)(A), any person who makes a prohibited expenditure or fails to file or amend a required
certification or disclosure form shall be subject to a civil penalty of not less than $10,000, and not more
than $100,000 for each such expenditure or failure.]

The Contractor, certifies or affirms the truthfulness and accuracy of each statement of
its certification and disclosure, if any. In addition, the Contractor understands and agrees that the
provisions of 31 U.S.C. 3801, et seq., apply to this certification and disclosure, if any.

Signature of Contractor’s Authorized Agent: _________________________________________

Name and Title of Contractor Authorized Agent: ______________________________________

Date: ______________________________________ Telephone No: _________________

Firm or Company Name: _________________________________________________________

Address: ______________________________________________________________________

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

64
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 9
BID SUBMITTAL LETTER

This Form Must Be Signed and Return with Bid or Bid may be Deemed Non-responsive.

The undersigned, ______________________________________, hereby submits its Bid to furnish all
labor, materials, equipment, delivered by the undersigned, to the City of Stockbridge, Georgia.

The undersigned acknowledges and agrees that the Bid submitted by the undersigned shall be binding
upon the undersigned and that if City of Stockbridge, Georgia, awards the Contract to the undersigned,
the Bid made by the undersigned and delivered to City of Stockbridge, Georgia herewith, together with
such award, will constitute a legal, valid and binding Contract between the undersigned and City of
Stockbridge, Georgia. The Contract created pursuant to the previous sentence shall incorporated the
terms and conditions of the bid including, but not limited to, the bid Scope of Work, Solicitation
instructions and Conditions, the Contract Provisions and the Contractor’s Cost Bid, all as described in
the bid.

IN WITNESS WHEREOF, the undersigned has duly executed and delivered this Bid Submittal Letter
this ______day of ______________, 2018

By

Title

Sworn to and subscribed before me the ______ day of______________________, 2018.
Notary Public

My Commission Expires:

Date

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

65
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

STATE OF GEORGIA
CITY OF STOCKBRIDGE
FORM 10: GEORGIA SECURITY AND IMMIGRATION CONTRACTOR AFFIDAVIT AND
AGREEMENT
By executing this affidavit, the undersigned contractor verifies its compliance with O.C.G.A. 13-10-91,
stating affirmatively that the individual, firm or corporation which is engaged in the physical performance
of services1 under a contract with [insert name of prime contractor]
_______________________________________________ on behalf of The City of Stockbridge
Government has registered with and is participating in a federal work authorization program*,2 in
accordance with the applicability provisions and deadlines established in O.C.G.A. 13-10-91.
The undersigned further agrees that, should it employ or contract with any Sub-Contractor(s) in connection
with the physical performance of services to this contract with The City of Stockbridge Government,
contractor will secure from such Sub-Contractor(s) similar verification of compliance with O.C.G.A. 13-
10-91 on the Sub-Contractor Affidavit provided in Rule 300-10-01-.08 or a substantially similar form.
Contractor further agrees to maintain records of such compliance and provide a copy of each such
verification to The City of Stockbridge Government at the time the Sub-Contractor(s) is retained to
perform such service.
EEV/Basic Pilot Program* User Identification Number

BY: Authorized Officer of Agent
(Insert Contractor Name)

Title of Authorized Officer or Agent of Contractor
Printed Name of Authorized Officer or Agent

Sworn to and subscribed before me this ______ day of _________________, 20__.

Notary Public: ________________________________________

City: _____________________________________________

Commission Expires: __________________________________
1O.C.G.A.§ 13-10-90(4), as amended by Senate Bill 160, provides that “physical performance of services” means any performance of labor or services
for a public employer (e.g., Stockbridge City) using a bidding process (e.g., ITB, RFP, RFP, etc.) or contract wherein the labor or services exceed
$2,499.99, except for those individuals licensed pursuant to title 26 or Title 43 or by the State Bar of Georgia and is in good standing when such contract
is for service to be rendered by such individual. *[Any of the electronic verification of work authorization programs operated by the United States
Department of Homeland Security or any equivalent federal work authorization program operated by the United States Department of Homeland Security
to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA), P.L. 99-603].

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

66
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

STATE OF GEORGIA
CITY OF STOCKBRIDGE

FORM 11

GEORGIA SECURITY AND IMMIGRATION SUB-CONTRACTOR AFFIDAVIT

By executing this affidavit, the undersigned Sub-Contractor verifies its compliance with O.C.G.A. 13-
10-91, stating affirmatively that the individual, firm or corporation which is engaged in the physical
performance of services3 under a contract with [insert name of prime contractor]
_______________________________________________behalf of The City of Stockbridge
Government has registered with and is participating in a federal work authorization program*,4 in
accordance with the applicability provisions and deadlines established in O.C.G.A. 13-10-91.

EEV/Basic Pilot Program* User Identification Number

BY: Authorized Officer of Agent
(Insert Sub-Contractor Name)

Title of Authorized Officer or Agent of Sub-Contractor

Printed Name of Authorized Officer or Agent

Sworn to and subscribed before me this ______ day of _________________, 20__.

Notary Public: ________________________________

City: _____________________________________

Commission Expires: __________________________

3O.C.G.A.§ 13-10-90(4), as amended by Senate Bill 160, provides that “physical performance of services” means any performance of labor or services
for a public employer (e.g., Stockbridge City) using a bidding process (e.g., ITB, RFP, RFP, etc.) or contract wherein the labor or services exceed
$2,499.99, except for those individuals licensed pursuant to title 26 or Title 43 or by the State Bar of Georgia and is in good standing when such contract
is for service to be rendered by such individual. 4*[Any of the electronic verification of work authorization programs operated by the United States
Department of Homeland Security or any equivalent federal work authorization program operated by the United States Department of Homeland Security
to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA), P.L. 99-603].

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

67
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

FORM 12
CERTIFICATE OF ACCEPTANCE OF A SOLICITATION REQUIREMENTS
This is to certify that on this day, offeror acknowledges that he/she has read this solicitation document,

pages #________ to # ________inclusive, including any addenda # ____________to # __________

exhibit(s) #_______ to #________ , attachment(s) #________ to #_______ , and/or appendices

#_________ to #________, in its entirety, and agrees that no pages or parts of the document have been

omitted, that he/she understands, accepts and agrees to fully comply with the requirements therein, and

that the undersigned is authorized by the offeror to submit the proposal herein and to legally obligate

the offeror thereto. This is also to certify that the offeror has reviewed the form Stockbridge City

contract included in the solicitation documents and agrees to be bound by its terms, or that the offeror

certifies that it is submitting any proposed modification to the contract terms with its proposal. The

offeror further certifies that the failure to submit proposed modifications with the proposal waives the

offeror’s right to submit proposed modifications later. The offeror also acknowledges that the

indemnification and insurance provisions of Stockbridge City’s contract included in the solicitation

documents are non-negotiable and that proposed modifications to said terms may be reason to declare

the offeror’s proposal as non-responsive.

Company: _______________________________________________________

Signature: _______________________________________________________

Name: __________________________________________________________

Title: Date: ____________________________

(Affix Corporate Seal)

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

68
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

ATTACHMENT 1
ADDENDUM ACKNOWLEDGMENT FORM
NOTE: IF ADDENDUMS HAVE BEEN ISSUED, RESPONDENTS SHALL COMPLETE
AND RETURN THIS ATTACHMENT WITH THEIR PROPOSAL. FAILURE TO DO SO
MAY RESULT IN DISQUALIFICATION OF THE PROPOSAL.

ADDENDA ACKNOWLEDGMENT: The undersigned acknowledges the receipt of the following Addenda:

Addendum #: __________________________ Dated: _________________________

Addendum #: __________________________ Dated: _________________________

Addendum #: __________________________ Dated: _________________________

Addendum #: __________________________ Dated: _________________________

Addendum #: __________________________ Dated: _________________________

Respondent (Company): ____________________________________________________________

Signature (in ink): _________________________________________________________________

Name (Typed/printed): ____________________________________________________________

Title: ________________________________________________Date: ______________________

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

69
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

ATTACHMENT 2
REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN
GEORGIA PROFESSIONAL LICENSE CERTIFICATION

NOTE: Please complete this form for the work your firm will perform on this project.

Contractor’s Name: ______________________________________________________

Performing work as: Prime Contractor ____ Sub-Contractor _____

Professional License Type: _______________________________________________

Professional License Number: _____________________________________________

Expiration Date of License: ________________________________________________

I certify that the above information is true and correct, and that the classification noted is applicable
to the Bid for this Project.

Signed: _____________________________________________________________________

Date: ________________________________________________________________
(ATTACH COPY OF LICENSE)

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

70
City of Stockbridge Purchasing Division__________________________________________________
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, Ga 30281

SEALED RFP LABEL
PLEASE ATTACH LABEL TO OUTSIDE OF RFP PACKAGE

SEALED RFP ENCLOSED
DELIVER TO:

City of Stockbridge Purchasing Division
Attn: Purchasing Manager
4640 North Henry Boulevard
Stockbridge, Georgia 30281

REQUEST FOR PROPOSALS (RFP) No. 2023-0007

DATE: May 4, 2023

DESCRIPTION:
CITY OF STOCKBRIDGE PROCUREMENT DIVISION
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

REQUEST FOR PROPOSALS (RFP) NO. 2023-0007
CITY-WIDE ECONOMIC DEVELOPMENT STRATEGIC PLAN

71
City of Stockbridge
MEETING DATE
AGENDA ITEM
July 10, 2023 FUNDING SOURCE
X RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Fredrick Gardiner, City Manger
DEPARTMENT: City Manager Office
ITEM/PROJECT/EVENT:
Council Consideration and approval of an agreement with the Henry County Development Authority, along with the
County and the cities of Locust Grove, McDonough and Stockbridge to hire Retail Strategies Recruitment to work
toward the solicitation, development and expansion of retail facilities in Henry County that will expand commerce,
create employment, enhance tax revenue and improve the quality of life in each city and the entire county.

BACKGROUND INFORMATION:

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Staff Signature______________________________

RESOLUTION OF THE MAYOR AND COUNCIL OF THE
CITY OF STOCKBRIDGE, GEORGIA

WHEREAS, Under the Georgia Home Rule Act, the governing authority of a
municipality has the power to take actions for which no provision is otherwise provided by
general law and is not otherwise prohibited by the state constitution (OCGA Sect. 36-35-
3). These powers specifically include the power to contract with other governmental agencies
and subdivisions (OCGA Sect. 36-34-2); and

WHEREAS, Article IX, Section VI, Paragraph III of the Georgia Constitution declares
the development of trade, commerce, industry and employment Opportunities to be a public
purpose vital to the welfare of the people; and

WHEREAS, the Henry County Development Authority, along with the County and the
cities of Locust Grove, McDonough and Stockbridge, have determined that the solicitation,
development and expansion of retail facilities in Henry County will expand commerce, create
employment, enhance tax revenue and improve the quality of life in each city and the entire
county: and

WHEREAS, the County and each of the cities have, after consultation, agreed that a
unified county-wide Retail Strategy effort (the Project) conducted and coordinated by the HCDA
would be beneficial to each of the cities, and be a cost effective way to proceed, and

WHEREAS, the HCDA has solicited a written proposal from “retail strategies”, a
national entity specializing in retail recruitment services (Consultants) a copy of which is
attached as Exhibit A to the Resolution (the Proposal); and

, the Mayor and Council have been asked, along with the County and each of the other
cities, to contribute $10,625 toward the $80,000 fee for the first year of county wide retail
recruitment services pursuant to the Proposal;

NOW THEREFORE, IT IS RESOLVED THAT:

1. The City shall contribute the $10,000 toward the $80,000 fee for the first year of county
wide retail recruitment services pursuit to the Proposal, contingent upon a similar
contribution from the county and the other 3 cities in the county, and the contribution of
$30,000 by the HCDA.
2. The HCDA shall serve as the exclusive coordinator of the Project and shall provide the
Mayor and Counsel periodic progress reports of the activities of the Consultants on at
least a quarterly basis.
3. The City staff is directed to assist on a timely basis with requests for information and
cooperation from the HCDA and/or the Consultants.
4. The parties acknowledge that the Proposal contemplates a 3-year commitment for the
Project. Not later than March 31st, 2024, all of the cities and the county shall consult
with the HCDA regarding the Consultant’s interim progress with the Project. Unless the
parties are not satisfied with the progress made on the Project, the parties agree to
contribute toward the second year’s fees in the same proportion as set forth herein for the
first year’s fees.

No later than March 31st, 2025, the same procedure shall be utilized for the third year’
fees.”

SO ADOPTED THIS ___ DAY OF JUNE, 2023.

Mayor

City Clerk
Proposed Cost Sharing for Retail Strategies Proposal Year 1 for Market Analysis and Marketing
($80,000)

Government Entity Contribution
HCDA $30,000
Henry County $10,000
Hampton $10,000
Locust Grove $10,000
McDonough $10,000
Stockbridge $10,000
Total $80,000
RETAIL RECRUITMENT SERVICES

Henry County, Georgia

March 1, 2023
Valid for 60 days.

Prepared for:
Josh Fenn, Executive Director
Henry County Development Authority

Mill Graves – Director of Business Development, Portfolio Director
[404] 719-9773 | mgraves@retailstrategies.com
2110 Powers Ferry Rd. SE, Suite 303, Atlanta, Georgia 30339
retailstrategies.com
RETAIL STRATEGIES

About Us
Retail Strategies is the national expert and must trusted partner in recruiting businesses on behalf
of communities.

Retail Strategies’ mission is to provide real estate expertise, tools, and human effort that position
deserving communities as alluring locations for recruiting and retaining businesses. With
confidence, we pursue this mission by delivering unparalleled service as a unified team with
unmatched real estate expertise.

Our expertise includes over 150 collective years of retail real estate experience and 30 licensed
Commercial Real Estate professionals. We have a track record of success to aggressively execute a
tailored strategy to attract retailers, restaurants and hotels for our Clients across the United States.
We encourage you to contact our references for their feedback on our services.

Retail Strategies has been honored with “Best Places to Work”, “Who's Who of Commercial Real
Estate”, “CEO of the Year”, “Top 40 Under 40” and “Top 100 Influencers in Real Estate.”

Our activities pay a return in sales taxes, add and save jobs, increase property taxes and add
businesses that enhance the unique qualities of your community. Retail Strategies’ network of
decision maker contacts within the retail and real estate industry will be put to work for you.

Industry Leaders Industry Involvement
• 150 years of retail real estate experience
• 30 licensed commercial real estate professionals
• Direct connections to retailers & developers
• Proactive, hands-on approach

Retail Strategies’ core values are to be Committed, Team-Oriented, Respected and Innovative. It is
our constant focus on these values that allow us to form strong, long-term relationships with our
Clients and within the retail and real estate industries.

If we say we will do it, we will do it. We are respected as industry leaders because we do the right
thing and are relentless in our pursuit of unique solutions.

We tell you this because if we partner with a community, we make sure we have the team and
resources to help your economic development team and community thrive. With a 5:1 client ratio,
our team can successfully build relationships and manage our Clients’ personalized needs.

Retail Strategies maintains a Smart Growth Strategy in which we limit the number of Clients we
partner with in each state to maintain our client ratio, meet project schedules and exceed client
expectations.

Retail Recruitment Services
Strictly Private & Confidential 2
Strictly Private &
Confidential

APPROACH & METHODOLOGY:

Retail and Restaurant Recruitment
Our process is divided into three parts: Discover. Connect. Advance.

We are an investment for your community.

We believe that every community is unique, so we take time to engage our
Client’s to understand your story of opportunity to leverage your attributes
towards expanding businesses.

Our activities pay a return in sales tax, added jobs, and businesses that
enhance and add to the unique qualities of your community.

We make sure your community’s story is heard.

As a conduit between communities and national retailers, we ensure that your
stories of opportunity, culture, values and people are perfected to resonate
with the right retail audiences.

Aggressively taking your communities story and information to expanding
businesses, property owners, brokers, developers, and other industry players
to create economic growth in your community.

We multiply and enhance your staff.

We work as an extension of your staff, adding specific expertise, and
amplifying your efforts and visibility many times over.

Being your partner and consistently providing feedback, answering questions,
and solving complex problems to position your market for growth.
RETAIL STRATEGIES
Community Opportunity –
H e n r y C o u nt y, G e o rg i a

12.9 % growth next 5 years

RETAIL LEAKAGE ($M+)
Restaurants Sporting Goods / Hobby
Clothing & Accessories Grocery

$37
$19

$52

$260

Henry County has an estimated population of 250K+ and is projected to grow 12.9% in the next 5
years. Median HH Income is estimated at $72,338. Using mobile data collection, RS will further
evaluate the county and separate sub-markets (Stockbridge, McDonough, Locust Grove, and
Hampton) to determine custom trade areas for each market and a targeted, customized approach
for retail recruitment opportunities communitywide. In a recruitment partnership Retail
Strategies Georgia team will serve as Henry County’s resource extension and commercial
development advisor in 5 key areas:

1. Leverage data and analytics to better define commercial corridors communitywide to existing
and new retail businesses, restaurants, and hospitality groups
2. Build relationships with landowners, developers and brokers to analyze area’s highest best
use real estate opportunities for targeted prospecting.
3. Promote and advocate the community’s vision, assets, and planning priorities for growth,
revitalization, and redevelopment
4. Identify retailers and businesses that are not in the market that should be
5. Proactively connect with priority retailer prospects, developers and brokers on behalf of the
community, and regularly report feedback, progress, and action items to our community
stakeholders.
RETAIL STRATEGIES

Approach & Methodology: Market Analysis
Discover: Research The process begins with market analysis of primary and emerging
commercial corridors community, and specific sub-markets
(Stockbridge, McDonough, Locust Grove, and Hampton). We take
the deep dive into data, advanced analytics, and proprietary tools
we developed in-house to uncover and define the potential in your
community.
Retail Strategies assembled data providers that are industry-trusted
leaders and used by national pharmacy, grocery, and restaurant
brands that are researching your community.

This data consistently delivers the highest level of accuracy and
allows our team to analyze over 3,365 individual variables (per
geography) to provide the deepest, most reliable, information
possible to our Clients.

Real Estate Analysis Mobile Data Collection Trade Area Identification

A real estate study that identifies An industry-leading report which By utilizing mobile data collection,
opportunities for strategic focus utilizes cell phone data to identify analytics and real estate acumen,
properties, underutilized assets, the location of consumers that visit our team will identify consumer
development zones, and a defined shopping area within the opportunity, demand, shopping
redevelopment zones. community. patterns that will answer key
questions for retailers.

Gap Analysis Retailer Void Analysis Peer Community Analysis

Examining the market supply and Identifying businesses that have Identification and comparison of
market demand (leakage and entered similar communities but similar communities to measure
surplus) within the trade area to have not yet entered your your retail base and identify
uncover the categories of retail market. This provides an initial list opportunities from a categorical
being desired by your community. of realistic prospects that should perspective.
be considering your market.

Business Recruitment Categories Psychographic Analysis Consumer Spending Patterns

After reviewing key demographic Tapestry Lifestyles define the Drilling down into each retail
information, we deliver a list of type of consumers by breaking segment to identify and
priority business categories for down demographics, consumer understand your consumers’
recruitment and/or expansion that preferences, expenditures, and spending patterns.
will elevate your community. cultural ideals through
psychographic profiles.

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Strictly Private & Confidential 5
RETAIL STRATEGIES
Approach & Methodology: Boots on the Ground
Discover: Real Estate Analysis

We bring our real estate professionals to
your community for a Boots on the
Ground analysis to view and inventory
properties, sites and buildings. Our team
uncovers your underutilized real estate
assets and identifies sites and properties
for development, redevelopment, highest
and best use, or vacancies to be filled.

Discover: Real Estate Analysis

Your dedicated team will identify and
conduct outreach to property owners,
brokers, developers, retailers,
restaurants, and all other industry players
to connect the dots to your market.

Discover: Community Input
Each community is engaged in a meaningful
dialogue to identify past efforts, interests
and goals for retail.

Our process is built around creating a
relationship with you and getting
communication and information flowing.
This is partnership. We know that no one
knows your community better than you.

Your buy-in to our recruitment approach is
vital to us being successful for you.
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Strictly Private &
Confidential

APPROACH & METHODOLOGY:

Retail Recruiment Plan Implementation
Connect: Retail Recruitment
Retail Recruitment is not an event, it is a process. While your team at Retail Strategies will
provide a thorough analysis and Strategy within the first 100 days of our partnership, we
will constantly be running new data sets, assessing the changing real estate environment
within the community, researching new prospective businesses, assessing retailers
changing expansion plans, and seeking regular feedback from our priority list of target
retailers.

As your community’s extension, Retail Strategies’ Georgia team proactively and
persistently works as your advocate and advisor in the retail expansion and site selection
process. We do not control real estate or retailer’s decisions, but we can collaboratively
work with our partner communities and those involved in the process (landowners,
brokers, etc.) to positively influence, plant seeds of opportunity, and facilitate site selection
efforts to the benefit of our partner community.

Our Commitment to Success
Retail Strategies is constantly searching for new tools, hiring retail real estate
professionals, and covering the Country with outreach to build the best network
and service for our Clients. This relentless pursuit of success will position your
community for growth today and in the future. This is not a study. This is
implementation.
RETAIL STRATEGIES

Approach & Methodology: Implementation
Connect: Retail Recruitment Strategy and Plan

At the end of our Discovery process - we combine your
data, analytics, real estate, and your community vision and
priorities to create a customized Retail Recruitment Plan
and Strategy. This is an evolving strategic plan throughout
our partnership as we receive feedback from targeted
prospects and serve as your community representative and
extension.

This 70+ page document highlights our research on the
community, demographic information, retail analysis and
our Boots on the Ground real estate analysis.

30 prospects are identified by our team of experts based
on the community’s input and our team’s knowledge of
currently expanding retailers. We perform targeted and
persistent outreach to connect real estate and market
opportunities to retailer decision makers.

Retail Strategies will present the Plan for approval before
implementation. As your partner, your buy-in is vital to our
efforts and our success. Once approved, we will send an
electronic file and printed and bound copies of the Plan.

Connect: Community Marketing Guide

You will receive a customized Marketing Guide that showcases critical market
intelligence, data, real estate information, and advanced analytics to illustrate the top
facts to industry professionals that position you for economic growth. These flyers can
be printed and/or uploaded to your website.

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RETAIL STRATEGIES

Approach & Methodology: Implementation
Advance: Retail Recruitment

Retail Strategies will be reaching out to property owners, brokers, developers, retailers,
restaurants and industry players to connect the dots to your market. We continue to seek
information throughout our partnership to define the opportunities in your community.

Marketing and Representation

Our team attends more than a dozen retail real estate
conferences including ICSC, ICSC Recon and RetailLive!
Retail Strategies attends these shows to meet with
industry leaders and market your opportunities.

At conferences, we set up meetings with previously
identified and targeted retailers, restaurants,
brokers, and developers on your behalf.

Following the conference, you receive an update on
who we met with, what was said, and what our next
steps are for your community.

Retail Recruitment Services
Strictly Private & Confidential 9
Strictly Private &
Confidential

SCOPE OF SERVICES:

Retail/Restaurant Business Recruitment:
Submarkets/Primary Commercial Corridors
A. Research
1. Identify market retail trade area using political boundaries, drive times and
radii and custom boundary geographies
2. Perform market and retail GAP analysis for trade area (i.e. leakage and
surplus)
3. Conduct retail peer market analysis
4. Competition analysis of identified target zones trade area(s)
5. Tapestry lifestyles – psychographic profile of trade area / market
segmentation analysis
6. Customized retail market guide including aerial map with existing national
retailer brands and traffic counts
7. Retail competitor mapping/analysis
8. Analysis of future retail space requirements in relation to the retail market
analysis, the market’s growth potential and trends in the retail industry
9. Identification of at minimum 30 retail prospects to be targeted for
recruitment over three-year engagement
10. Updates provided on retail industry trends
11. Custom on-demand demographic research – historical, current, and projected
demographics – to include market trade areas by radius/drive time, and
custom trade area

B. Boots on the Ground Analysis
1. Identify/Evaluate/Catalog priority commercial properties for development, re-
development and higher and best use opportunities
2. Identification of priority business categories for recruitment and/or local
expansion
3. Perform competitive analysis of existing shopping centers and retail corridors
4. Active outreach to local brokers and landowners

C. Retail Recruitment
1. Pro-active retail recruitment for targeted zones
2. Will contact a minimum of 30 retailers, restaurants, brokers and/or
developers
3. Updates on new and ongoing activity will be provided to Client’s designated
primary point of contact via Basecamp, telephone, or email on a monthly
and/or as needed basis
4. One market visit per calendar year included in agreement, any travel outside
of the agreement shall be approved and paid for by the contracting entity
5. ICSC and RetailLIVE! conference representation- updates provided according
to the yearly conference schedule
RETAIL STRATEGIES

Investment
We appreciate the opportunity to work with Henry County! By partnering with Retail Strategies,
Henry County can intentionally and proactively pursue attainable and desirable retail and
capitalize on growth momentum to advance generational retail investments.

Return on Investment
Our services will help reduce retail leakage, pay a return in increased taxes, add jobs, and add
businesses that enhance the unique qualities of your community.

The addition of just one retail store/restaurant that brings in $1 million in retail sales will bring in
tens of thousands of tax collections to add back to your city’s budget.

Services Fees*
Year 1 Retail Recruitment $80,000
Year 2 Retail Recruitment $75,000
Year 3 Retail Recruitment $75,000

Pricing valid for 60 days

The total fee for completion of work is due upon execution of agreement. Project fees are due
within 30 days of receipt of the invoice.

Should the Client request a special assignment, additional work, and/or additional travel needs
not specifically referenced in the contract, we will prepare written authorization to be signed by
the Client in advance of commencing any additional work. One trip to Client is included in pricing.
Any additional travel will be approved by the Client (not to exceed $1,000 per trip).

Retail Strategies’ agreements are annual with defined prices for up to two additional years of
service. The Client will have the option to extend or discontinue the agreement each year.

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Strictly Private & Confidential 11
OUR SUCCESS- CASE STUDY

Johnson City, TN
Custom Trade Area: 430,529 (Tri-Cities)

IN THE SOUTHEAST
Businesses Recruited

Johnson City engaged with Retail Strategies in hopes to back fill a vacant
Kmart building and ramp up their retail base. Since January of 2016 not only
has the Kmart building been redeveloped, Retail Strategies has recruited 11
new businesses to the market and we haven’t let off the gas since. In our
initial evaluation we identified grocery and restaurants as two big
opportunity gaps within the market.
Due to Retail Strategies outreach so far 7 restaurants have opened their
doors in Johnson City. Publix opened in late 2019 and created 140 new jobs.
The project produces $690,000 in annual sales tax. And lastly, the vacant
Kmart building was redeveloped with 2 major tenants- At Home and Hobby
Lobby. At ICSC in May ‘22, the KY/TN implementation team secured a
purchase and sale agreement for another full-service restaurant and bar
concept.

www.retailstrategies.com
Sales: $38,130,000 Sales: $4,120,500 Sales: $4,000,000 Sales: $1,070,000 Sales: $1,645,200
3% tax: $1,143,900 3% tax: $123,615 3% tax: $120,000 3% tax: $32,110 3% tax: $49,356
Jobs: 78 Jobs: 75 Jobs: 12 Jobs: 20 Jobs: 30

EXAMPLE AVERAGE ANNUAL SALES VOLUMES PER BRAND
