---
date: 2025-01-30
title: Planning Commission - Special Called Meeting Agenda Packet
source: 2025-01/2025-01-30_Planning Commission - Special Called Meeting_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Planning Commission Special
PLANNING COMMISSION Called Meeting
BOARD MEMBERS
Agenda
Stanley Dumas, Chair
David Planchon
January 30, 2025 6:30 PM
Anthony Mitten, Vice-Chair
Harold Thibodeaux
Matthew Thomas
Jayden Williams

ADMINISTRATION
Ryan Anderson
Community Development Director

Keedra Jackson
Chief Planner

STOCKBRIDGE CITY HALL
Linda Logan
4640 NORTH HENRY BLVD.
Senior Planner, Secretary
STOCKBRIDGE, GA 30281

Gordon Linton, Planner I Website: www.stockbridgega.org

Phone: 770-389-7900
Valerie Ross, Attorney
Fax: 770-389-7912
AGENDA
PLANNING COMMISSION SPECIAL CALLED MEETING
CITY OF STOCKBRIDGE
THURSDAY, JANUARY 30, 2025 6:30 PM

I. Roll Call
Present: Absent:

~ Stanley Dumas __________ ___________

~ Anthony Mitten ___________ ___________

~ Harold Thibodeaux ___________ ___________

~ David Planchon ___________ ___________

~ Jayden Williams ___________ ___________

~ Trameka Walker ___________ ___________
II. Call to Order
III. Invocation
IV. Pledge of Allegiance
V. Adoption of the Agenda
VI. Approval of Minutes
December 19, 2024 Summary Minutes.

OLD BUSINESS

NEW BUSINESS

Item # 1 - Election of Officers
Presented by:

Item # 2 - ADOPTION OF THE OFFICIAL 2025 ZONING AND FUTURE LAND USE
MAPS
Presented by:

Item # 3 - ANNEXATION CASE AX-2024-02 (For property to be located in Council
District 5)
Presented by:
Page | 3

Item # 4 - COMPREHENSIVE9 PLAN AMENDMENT CASE CP-2024-09 (For
property to be located in Council District 5)
Presented by:

Item # 5 - REZONING CASE RZ-2024-10 (For property to be located in Council
District 5)
Presented by:

STAFF COMMENTS

BOARD COMMENTS

ADJOURN

January 30, 2025 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900

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

SUMMARY MINUTES
PLANNING COMMISSION
THURSDAY, DECEMBER 19, 2024 AT 6:30 p.m.
BOARD MEMBERS: ADMINISTRATION:
Stanley Dumas, Chairman Ryan Anderson, Comm. Dev. Director
Anthony Mitten, Vice Chairman Valerie Ross, City Zoning Attorney
Harold Thibodeaux Vanessa Holiday, City Clerk
David Planchon Keedra Jackson, Chief Planner
Jayden Williams Linda Logan, Senior Planner / PC Sect’y
Matthew Thomas Gordon Linton, Senior Planner
I. CALL TO ORDER – Made by Stanley Dumas Chairman, at 6:31 p.m.

II. INVOCATION – Given by Stanley Dumas.

III. PLEDGE OF ALLEGIANCE – Done in unison.

IV. ROLL CALL (Taken by Linda Logan): Present: Absent:

~ Stanley Dumas ____ X____ _________

~ Anthony Mitten __________ ____X____

~ Harold Thibodeaux ____X____ __________

~ David Planchon ____X____ __________

~ Jayden Williams ____X____ __________

~ Matthew Thomas __________ ____X_____

City of Stockbridge, GA Planning Commission Summary Minutes for December 19, 2024

A quorum of members was present.

V. ADOPTION OF THE AGENDA

Jayden Williams motioned to adopt the agenda, and Harold Thibodeaux seconded it.
A vote was taken, and the agenda was unanimously adopted.

VI. APPROVAL OF MINUTES – July 18, 2024 Summary Minutes.

Jayden Williams motioned to approve the November 21, 2024 Summary Minutes, and
Harold Thibodeaux seconded the motion. A vote was taken, and the Minutes were
unanimously approved.

VII. TEXT AMENDMENT CASE #TX-2024-09.
Consideration of a Text Amendment to Section 3.2.6 of the Stockbridge Unified
Development Code (UDC) to modify and augment regulations for Bed and Breakfast
(not in a subdivision) establishments.

Staff Presentation—Keedra Jackson stated that the purpose of TX-2024-09 was to
make changes to Section 3.2.6 of the UDC by adding more regulations to
Subsections ‘F; through ‘K’. Ms. Jackson read through the proposed revised
subsections. Copies of a map of the existing bed and breakfast establishments was
given to the Board members.

Board Questions and Staff Responses—Jayden Williams asked whether these
proposed regulations would allow more opportunities for bed and breakfast facilities
in the City. Ms. Jackson responded that the new regulations mainly speak to existing
bed and breakfast establishments, which are non-conforming and are in the RR
district. There are two of them in the City, and the new regulations would allow them
to continue to operate as grandfathered uses. New bed and breakfast establishments
would follow today’s code. Harold Thibodeaux asked whether the Staff had
researched this, whether a patron had requested it, or whether there was some
conflict of interest. Ms. Jackson said that there were questions about an existing bed
and breakfast, which has been operating for a decade or two. The Staff wanted to
create a text amendment to allow them to continue to operate rather than to shut
down. Mr. Thibodeaux asked whether the proposed text amendment would create a
standard. Ryan Anderson replied that no, this would not create a new “standard.”
Rather, it would allow an existing accessory structure that is already located on the
property, which existed before it became a bed and breakfast, to be converted into a
residence for the owners of the bed and breakfast, to be used as living quarters for
the owners (and it could not be rented out), similar to a patronage for a church. David
Planchon asked about health department inspections. Mr. Anderson replied that that
is already in place. The only change is to allow the owners of the bed and breakfast
establishment to convert an existing accessory structure on the property to a
residence, as a caretaker home. Mr. Planchon asked whether bed and breakfast
establishments would not be allowed in subdivisions. Mr. Anderson said that perhaps
that language should be added to the ordinance.

City of Stockbridge, GA Planning Commission Summary Minutes for December 19, 2024

Public Hearing—Jocelyn Williams from 190 Banks Drive in Stockbridge expressed
concerns about an existing homeowner wanting to sell his or her house to a new
owner for use as a bed and breakfast establishment.

Board Action—Harold Thibodeaux motioned to adopt TX-2024-09, and David
Planchon seconded the motion. A vote was taken, and the motion was unanimously
approved.

VIII. REZONING CASE #RZ-2024-11. (Council District 2.)
Consideration of a rezoning request for three parcels on the east side of Flippen
Road, near Fairhaven Road. The parcels would be rezoned from ‘PUD’ (Planned
Unit Development) to ‘PUD’--Master-Planned Development. The intent is to adopt
a Master Plan for the property to allow for the construction of a townhome
development. Applicant: Vista Residential Partners. Agent: Dennis J. Webb, Jr.,
Esq. The three parcels are located in Land Lot 38 of District 12, as are identified
below; and they contain 18.31 +/- total acres.

• Parcel #030-01002000 (415 Flippen Road)—Contains 13.436 +/- acres within
three separate tracts.
• Parcel #030-01002001—Contains 0.886 +/- acres.
• Parcel #030-01002002—Contains 3.988 +/- acres.

Staff Presentation and Comments—Gordon Linton gave a PowerPoint presentation.
Then Ryan Anderson explained to the Board members that this was not a typical
rezoning case because the property already has the correct zoning for the proposed
development. Rather, the purpose of this case was to adopt a regulating plan (a master
plan) for this development. It is concerned with the aesthetics, the landscaping, and
things of that nature. The regulating plan would govern the overall concept of this
development.

Board Questions and Staff Responses—Harold Thibodeaux asked Mr. Anderson
whether the Board would be adopting stipulations on the builders for this development
for the design. Mr. Anderson replied yes, that is exactly what they would be doing;
applying design criteria, and adopting a regulating plan/master plan for this
development. David Planchon asked whether the proposed 1,600 square feet for each
unit would include heated space. Mr. Anderson said that the applicant would address
those concerns. Stanley Dumas asked Mr. Anderson for clarification on the purpose of
this case. Mr. Anderson said that the City Council must approve a regulating
plan/master plan for this development. Stanley Dumas cited his recollection of the
rezoning for the west side of the Flippen Road [the Reeves Creek II development, via
RZ-2022-05] last year. Mr. Anderson explained that the subject property was assigned
PUD zoning when it was annexed into the City in 2022. Tonight, the Board should only
be considering the proposed regulating plan (master plan). David Planchon asked
whether all three parcels had the same owner. Mr. Anderson confirmed that. Mr. Dumas

City of Stockbridge, GA Planning Commission Summary Minutes for December 19, 2024

cited his understanding of the history of the properties on the west and east sides of
Flippen Road.

Applicant’s Presentation—Den Webb, an attorney with Smith, Gambrell & Russell,
gave a PowerPoint presentation of RZ-2024-11. He explained that the applicant had
already begun the annexation and rezoning process for the property on the west side of
Flippen Road, then the City’s 2022 annexation referendum brought the properties on
both sides of Flippen Road into the City. Further, he said that Henry County had
previously approved the subject property for 100 townhomes.

Board Questions and Applicant’s Responses:

Jayden Williams asked about the provision of buffers for the floodplains, including the
impacts of the construction process on the floodplains and walking trails. Den Webb
said that that would be addressed during the LDP process. The developer plans to fully
comply with the City and State code requirements for floodplain management
requirements. That is typically done with the provision of silt fences and temporary
detention ponds. Mr. Williams asked about a traffic study. Mr. Webb replied that a traffic
study was done as part of the DRI for the property on the west side [for RZ-2022-05],
and that some road improvements will be made to Flippen Road as a result of that traffic
study. Mr. Williams asked whether the proposed development would be rent only or
rent-to-own for the townhomes. Mr. Webb said that that issue has not been decided yet;
that it’s either going to be for sale or for rent; there’s not going to be a combination of the
two.

David Planchon said that he didn’t see any provision for amenities. Dennis Webb said
that that was addressed in the conditions in the staff report. The amenities would include
a dog park, gilling area, fire pit, and connection to the nearby walking trail in the City. Mr.
Planchon said that that is a lot of units to have without providing a pool or tennis courts.
But Mr. Webb said that more amenities would be provided for 200 or more units, and
usually those types of amenities are not seen in smaller developments because they
would be a big expense for the HOA, and the homeowners would have to pay for that.
Also, the residents of this proposed development would have access to the amenities
that will be included in the development on the west side of Flippen Road [Reeves Creek
II, which was approved via RZ-2022-05].

Jayden Williams asked whether the setbacks and the building space between this
neighborhood and the surrounding neighborhood coincide with privacy. Dennis Webb
replied that the developer was very intentional in providing relatively large buffers on the
eastern side of the property (a minimum of 50 feet), and the floodplain and stream buffers
would stay exactly as they are today. A lot of trees would remain.

Stanley Dumas asked about the status of the development on the west side of Flippen
Road [Reeves Creek II]. Dennis Webb replied that they are at the tail end of permitting,
and the only issue left is sewer. They are waiting for final approval from the Henry
County Water Authority (HCWA); and then they would be done with the LDP process

City of Stockbridge, GA Planning Commission Summary Minutes for December 19, 2024

and get started with construction. It has been a long and involved process with HCWA.
Mr. Dumas asked when they should expect to see bulldozers moving. Mr. Webb replied
that some clearing and grading should begin in the spring and summer [of 2025],
assuming that they would get done with permitting and this issue with sewer. Mr. Dumas
said that he was asking this question because this development has had a lot of
opposition and community feedback, and that people are not really pleased. He said
that it was not unanimous when the Planning Commission voted in May, and it was not
unanimous when the Council voted in July. Mr. Dumas said that it is a harder sell for
this development on the east side of Flippen Road because it seems like the developer
“bit the apple twice”, and the perception is going to be, “here they go again, they haven’t
even done anything over there, and here they are, asking for something else; they’re just
dumping all of this traffic on us . . . ” It might be an easier sell if the citizens could see
something happening on the west side of Flippen Road. Mr. Webb replied that he
agreed, but there were delays with Henry County. He pointed out that the developer is
not asking for something else because the original development that was approved by
Henry County [for Reeves Creek I in 2019] was much bigger. Mr. Dumas said that he
understood that the developer had already applied for annexation of the property on the
west side of Flippen Road [for Reeves Creek II].

David Planchon asked again about the traffic study, and Dennis Webb reiterated that
those traffic improvements should begin soon. Harold Thibodeaux remarked on the
excessive traffic in the area. He said that more four-lane roads are needed. He wanted
to remind the public that the City Council will have the final say on this project.

Public Hearing:

1. Jocelyn Williams from 190 Banks Drive—Ms. Williams said that she was in opposition
of the rezoning for the west side of Flippen Road [RZ-2022-05]. The zoning sign [for
RZ-2024-11] should have said something different since the PUD zoning was already
approved. She was concerned about infrastructure.

2. Courtney Hunter from 164 Titan Road—Ms. Hunter was concerned about traffic.
Another traffic light needs to be installed. It is hard for parents of children who attend
the daycare center to get in and out. You can’t keep building without considering the
infrastructure.

3. Robin Butler from 404 Fairhaven Court—Ms. Butler was concerned about whether the
proposed townhome units would be rented or purchased. She is a homeowner and
she was concerned about renters.

Board Questions, with Responses from Staff and the Applicant—Stanley Dumas
asked Ryan Anderson about whether the UDC has a cap on the rental percentage for
townhomes. Mr. Anderson replied that the cap is ten percent (10%). Dennis Webb
replied that there would be an HOA to regulate rentals. David Planchon asked about the
proposed prices. Mr. Webb replied that they would be around $250,000. The HOA
covenant would have a rental restriction. Mr. Planchon was concerned about a new

City of Stockbridge, GA Planning Commission Summary Minutes for December 19, 2024

owner purchasing all of the properties and then renting them. Mr. Webb suggested
adding a zoning condition for a rental restriction, but the Board did not pursue this.

Board Action—Jayden Williams motioned to deny RZ-2024-11, but the motion failed
due to the lack of a second to his motion. David Planchon then motioned to approve this
case (with Staff’s recommended conditions), and Harold Thibodeaux seconded the
motion. A vote was taken, and Mr. Planchon’s motion was approved by a vote of 2-1,
with Mr. Williams being opposed.

IX. PROJECT UPDATES

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

There were no project updates.

X. STAFF COMMENTS

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

Ryan Anderson announced that the Board members who were present tonight
would all be returning next year, and that there will be one new member.

XI. BOARD COMMENTS

Jayden Williams wished everyone a Merry Christmas, and he thanked the Staff for
its good work.

XII. ADJOURNMENT

Jayden Williams motioned to adjourn the meeting, and Harold Thibodeaux seconded
the motion. A vote was taken, and the meeting was unanimously adjourned at
approximately 7:45 p.m.

City of Stockbridge, GA Planning Commission Summary Minutes for December 19, 2024
Project Name Parcel Number Approval Date Case #
029-01009000
Keith Nation 029-01009001
S09-06010000
S08-01010000
Yvette Morrison S08-01020000
D.R. Horton, Inc. S16-01006000
053-01017005
Marketplace Storefronts, LLC 053-01017000 12/11/2023 AX-2023-04
052-01023000
NexMetro Acquisitions, LLC 052-01024000 12/11/2023 AX-2023-03
088-02055000
088-02057000
088-02056000
Pulte Group (Battle Law, LLC) 070-01005001 1/8/2024 AX-2023-05
052-01025024
052-01025027
052-01025028
Waypoint Residential 052-01025021 1/8/2024 AX-2023-06
S25-01022000
Sylvain Captial Ventures, LLC S25-01022005
S18-02003000
S18-02002005
S18-02002000
S18-02002006
Forestar (USA) S18-02004009
030-01009000
030-01009005
D.R. Horton, Inc. 030-01009006
Charlie Hightower S24-01017000
Stuart Hope 051-01016021
069-01009000
LI Route 23, LLC 070-01001000
Lennar Georgia, LLC 032-01026000
052-01022000
052-01031001
052-01023002
053-B01030006
053-B01030007
053-B01030008
052-01031000
City of Stockbridge 053-B01030009
071A01088003
071A01089000
071A01090000
Nathan McGarity 071A01091000 11/12/2024 AX-2024-01
Pivotal Enterprises S07-01006000
Approval Date Case # Zoned From Zoned To Approval Date Case #
RR MFR
6/12/2023 RZ-2023-01 RR MFR 6/12/2023 CP-2023-01
RR SR
RR SR
10/9/2023 RZ-2023-02 C-1 SR
11/13/2023 RZ-2023-03 LI MFR 10/9/2023 CP-2023-02
PUD
12/11/2023 RZ-2023-06 N/A PUD 12/11/2023 CP-2023-05
PUD
12/11/2023 RZ-2023-04 N/A PUD 12/11/2023 CP-2023-03
SR
SR
SR
1/8/2024 RZ-2023-07 N/A SR 1/8/2024 CP-2023-06
PUD
PUD
PUD
1/8/2024 RZ-2023-08 N/A PUD 1/8/2024 CP-2023-07
SR MFR
2/12/2024 RZ-2023-09 SR MFR 2/12/2024 CP-2023-08
OI MFR
OI MFR
SR MFR
OI MFR
2/12/2024 RZ-2023-10 C-1 MFR 2/12/2024 CP-2023-09
C-3 PUD
C-3 PUD
6/10/2024 RZ-2023-05 C-3 PUD
7/8/2024 RZ-2024-02 SR PUD 7/8/2024 CP-2024-02
9/9/2024 RZ-2024-05 OI C-2

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

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

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

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

LDR SP

LDMU MDR
MDMU MDR

N/A HDMU
LDMU MDR
Approval of 2023-2024
Zoning and Future Land Use
Map Changes
Community Development Department
Planning & Zoning
Jordyn Bucholtz, GIS Analyst
Map Changes 2023
Map Changes 2024
6/12/23 Approved Changes
• RZ-2023-01
• Parcel #029-01009000: RR -> MFR
• Parcel #029-01009001: RR -> MFR
• CP-2023-01
• Parcel #029-01009000: LDR -> HDR
• Parcel #029-01009001: LDR -> HDR
10/9/23 Approved Changes
• RZ-2023-02
• Parcel #S09-06010000: RR -> SR
• Parcel #S08-01010000: RR -> SR
• Parcel #S08-01020000: C-1 -> SR
11/13/23 Approved Changes
• RZ-2023-03
• Parcel #S16-01006000: LI -> MFR
• CP-2023-02
• Parcel #S16-01006000: LI -> HDR
12/11/23 Approved Changes
• AX-2023-04
• Parcel #053-01017005
• Parcel #053-01017000
• RZ-2023-06
• Parcel #053-01017005: PUD
• Parcel #053-01017000: PUD
• CP-2023-05
• Parcel #053-01017005: HDMU
• Parcel #053-01017000: HDMU
12/11/23 Approved Changes Continued
• AX-2023-03
• Parcel #052-01023000
• Parcel # 052-01024000
• RZ-2023-04
• Parcel #052-01023000: PUD
• Parcel # 052-01024000: PUD
• CP-2023-03
• Parcel #052-01023000: HDR
• Parcel # 052-01024000: HDR
1/8/24 Approved Changes
• AX-2023-05
• 088-02055000
• 088-02057000
• 088-02056000
• 070-01005001
• RZ-2023-07
• 088-02055000: SR
• 088-02057000: SR
• 088-02056000: SR
• 070-01005001: SR
• CP-2023-06
• 088-02055000: LDR
• 088-02057000: LDR
• 088-02056000: LDR
• 070-01005001: LDR
1/8/24 Approved Changes Continued
• AX-2023-06
• 052-01025024
• 052-01025027
• 052-01025028
• 052-01025021
• RZ-2023-08
• 052-01025024: PUD
• 052-01025027: PUD
• 052-01025028: PUD
• 052-01025021: PUD
• CP-2023-07
• 052-01025024: MDMU
• 052-01025027: MDMU
• 052-01025028: MDMU
• 052-01025021: MDMU
2/12/24 Approved Changes
• RZ-2023-09
• S25-01022000: SR -> MFR
• S25-01022005: SR -> MFR
• CP-2023-08
• S25-01022000: LDMU -> SP
• S25-01022005: LDMU -> SP
2/12/24 Approved Changes Continued
• RZ-2023-10
• S18-02003000: OI -> MFR
• S18-02002005: OI -> MFR
• S18-02002000: SR -> MFR
• S18-02002006: OI -> MFR
• S18-02004009: C-1 -> MFR
• CP-2023-09
• S18-02003000: LDMU -> MDR
• S18-02002005: LDMU -> MDR
• S18-02002000: MDR -> MDR
• S18-02002006: LDMU -> MDR
• S18-02004009: LDMU -> MDR
6/10/2024 Approved Changes
• RZ-2023-05
• 030-01009000: C-3 -> PUD
• 030-01009005: C-3 -> PUD
• 030-01009006: C-3 -> PUD
7/8/24 Approved Changes
• RZ-2024-02
• S24-01017000: SR -> PUD
• CP-2024-02
• S24-01017000: LDR -> SP
9/9/24 Approved Changes
• RZ-2024-05
• 051-01016021: OI -> C-2
• RZ-2024-06
• 069-01009000: C-2 -> MFR
• 070-01001000: C-2 -> MFR
• CP-2024-06
• 069-01009000: LDMU -> MDR
• 070-01001000: LDMU -> MDR
10/14/24 Approved Changes
• RZ-2024-01
• 032-01026000: C-2 -> MFR
• CP-2024-01
• 032-01026000: MDMU -> MDR
10/14/24 Approved Changes Continued
• RZ-2024-07
• 052-01022000: RR -> PUD
• 052-01031001: RR -> PUD
• 052-01023002: RR -> PUD
• 053-B01030006: RR -> PUD
• 053-B01030007: RR -> PUD
• 053-B01030008: RR -> PUD
• 052-01031000: RR -> PUD
• 053-B01030009: RR -> PUD
11/12/24 Approved Changes
• AX-2024-01
• 071A01088003
• 071A01089000
• 071A01090000
• 071A01091000
• RZ-2024-04
• C-2
• CP-2024-04
• HDMU
12/9/24 Approved Changes
• RZ-2024-03
• S07-01006000: C-2 -> MFR
• CP-2024-03
• S07-01006000: LDMU -> MDR
De-Annexed Parcels
DX-2024-01
• 013A01051000
• 013A01057000
• 013A01058000
• 013A01059000
• 013A01600000
• 013A01061000
• 013A01127000
• 013A01128005
• 013A01132000
• 013A01138000
De-Annexed Parcels
DX-2024-02
• 013A0102300
• 013A0102400
• 013A0105000
• 013A0103900
• 013A0103800
• 013A0102500
• 013A0104900
De-Annexed Parcels
DX-2024-03
• 013A0105300
• 013A0105400
• 013A0105500
• 013A0105600
• 013A0113700
• 013A0113300
• 013A0113600
De-Annexed Parcels
DX-2024-04
• 013A0101600
• 013A0101500
• 013A0101400
• 013A0103600
• 013A0103500
• 013A0103400
• 013A0103300
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ZONED: ZONED: FEMA FIRM MAP PEACHTREE CORNERS, GA 30092
820 790
EA ZONED: ZONED:
55 R ZONED: R2 NOT TO SCALE
RGI EA
BU R2
R2
R2
ZONED:
R2
SE FF R2 0
ACK TB ER 82
PROJECT
GEO 54
T SE 59
AC
K77
AND
T SE
79 0
TBA
800
SCA 800
C PE B CK TBA ACK
HWY 42 @
STORMWATER
W/ 5
60
810
53
CK
7 810
UFF MANAGEMENT 80
ER 20' F 0' R SET
780
OW B
ZONED:
RON 20' F
20' R
CAMPGROUND
RA 52 61
RON 20' R
ZONED: ZONED: EAR OAD 770
RA RA 810 SET EAR
51
B 28' R 62

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

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

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

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

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

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

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

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

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

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

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

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

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

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

ABBREVIATIONS

Know what's below.
Callbefore you dig.

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

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

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

REVISIONS SHEET 1 OF 4

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

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

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

CAMP

GROU
AD EX
(a.k.a. J

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

GHT O

RO
UB WAG
F WAY

' P P AD IGHT )

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

REVISIONS SHEET 2 OF 4

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

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

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

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Tract or parcel contains 8,172 square feet or 0.188 acres.
1/22/2025

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

Dear Community Development Officials,

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

Site and Proposal

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

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

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

Rationale for Request

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

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

Constitutional Objections

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

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

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

Conclusion

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

Sincerely,

Project No. 19279.00A
10/07/2024

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

TO: Planning Commission; Mayor and Council

FROM: Keedra T. Jackson, Chief Planner

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

DATE: November 21, 2024 (Planning Commission)

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

February 10, 2025 (Mayor and Council)

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

I. PURPOSE

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

II. Project Information

Proposed Development Mixed residential development

Site Address 1778 & 1872 Highway 42 North

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

Parcel Acreage 48.17 +/- total acres

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

Applicant Meritage Homes, c/o Clay Kirkley

Owner Rowan Properties, LP

County Zoning of Property RA (Residential-Agricultural)

County Future Land Use Designation High-Density Suburban

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

SURROUNDING JOINT ZONING INFORMATION

Location Adjacent Property Zoning

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

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

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

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

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

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

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

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

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

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

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

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

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

SURROUNDING JOINT FUTURE LAND USE DESIGNATIONS

Location Existing Future Land Use Designation of Property

Moss Pointe (Subdivision) – Stockbridge - Low Density Residential

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

Clark Meadows (Subdivision) – Stockbridge - Low Density Residential

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

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

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

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

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

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

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

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

Vineyards at Eagles Landing – High-Density Suburban

Chevron Gas Station - Henry County - Commercial

Vineyard Business Park - Henry County - Commercial

III. Findings of Fact:

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

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

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

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

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

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

Vicinity Map

IV. Maps and Illustrations

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

Aerial Photo with Site Plan

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

Joint Zoning Map of 1778 & 1872 Highway 42 North

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

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

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

Site Plan

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

V. Analysis

Project Description

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

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

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

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

Staff Analysis

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

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

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

limits of Stockbridge:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

VI. Staff Recommendation

Staff recommends APPROVAL

12
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81
800 810
760 P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
830
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76 78 CITY OF
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C3 RA MAX. LOT IMPERVIOUS AREA 85% OF LOT
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NOT TO SCALE EXISTING CEMETERY TOTAL PARKING PROVIDED 779 SPACES SHEET
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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:\2019\1927900\Su\Drawings\19279.00 - ALTA.dwg - MSolodkii - 12/2/2024 5:37 AM

ABBREVIATIONS

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Callbefore you dig.

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BL U.S. UTE A
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(80 OF P AD IGHT
M O R
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REVISIONS SHEET 1 OF 4

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

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

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(80 OFM O R
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REVISIONS SHEET 2 OF 4

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

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

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

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Tract or parcel contains 8,172 square feet or 0.188 acres.
1/22/2025

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

Dear Community Development Officials,

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

Site and Proposal

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

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

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

Rationale for Request

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

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

Constitutional Objections

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

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

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

Conclusion

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

Sincerely,

Project No. 19279.00A
10/07/2024

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

TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Senior Planner

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

DATE: January 30, 2025 (Planning Commission)

February 10, 2025 (Mayor and Council)

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

I. PURPOSE

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

II. PROJECT INFORMATION

Proposed Development Mixed Used Development

Site Address
1778 & 1872 Highway 42 North

089-01001003 (1778 Highway 42 North)
Parcel Identification

089-01001000 (1872 Highway 42 North)

Parcel Acreage
48.717 +/- total acres

Applicant Meritage Homes, c/o Clay Kirkley

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

Owner Rowan Properties, LP

High-Density Suburban
County Future Land Use Designation

Assigned City Future Land Use Designation Medium-Density Mixed Use

Number of Proposed Units Per Acre 4.2 units per acre

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

SURROUNDING JOINT FUTURE LAND USE DESIGNATIONS

Location Existing Future Land Use Designation of Property

Moss Pointe (Subdivision) – Stockbridge - Low Density Residential

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

Clark Meadows (Subdivision) – Stockbridge - Low Density Residential

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

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

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

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

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

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

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

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

Vineyards at Eagles Landing – High-Density Suburban

Chevron Gas Station - Henry County - Commercial

Vineyard Business Park - Henry County - Commercial

SURROUNDING LAND USE DENSITIES

Name of Subdivision/Development Units Estimate Density Per Acres

Moss Pointe 125 1.71 units per acre

Summit at Eagles Landing 308 1.96 units per acre

Clark Meadows 141 2.7 units per acre

Eagles Hill 80 4.08 units per acre

Magnolia’s at Eagles Landing 189 1.84 units per acre

Winding Creek 118 3.06 units per acre

Crown Walk 30 1.10 units per acre

Vineyards at Eagles Landing 215 2.30 units per acre

Meritage Homes 168 4.2 units per acre

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

III. FINDINGS OF FACT

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

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

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

IV. MAPS AND ILLUSTRATIONS

Vicinity Map

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

Aerial Photo with Site Plan

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

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

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

Site Plan of 1778 & 1872 Highway 42 North

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

Surrounding Densities Map

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

V. ANALYSIS

Project Description

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

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

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

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

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

Staff Analysis

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

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

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

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

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

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

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

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

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

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

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

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

To determine areas appropriate for annexation. (Population Goal)

To attract new, diverse residents. (Population Goal)

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

2. Relation to the Zoning of the Property.

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

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

3. Suitability of the Site’s Location.

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

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

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

4. Maintaining the Current Land Use Designation.

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

VI. STAFF RECOMMENDATION

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

ABBREVIATIONS

Know what's below.
Callbefore you dig.

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

CAMP

LINETYPES GROU
OAD E

ND R
(a.k.a. J
XTENS

(VARIA ODECO ROA ION
BLE RI D)

ND
GHT O

UB WA
RO
F WAY

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

REVISIONS SHEET 1 OF 4

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

BUS
SCHOOL
ONLY

Know what's below.
Callbefore you dig.

STRUCTURE LEGEND

(90

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

CAMP

GROU
AD EX
(a.k.a. J

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

GHT O

RO
UB WAG
F WAY

' P P AD IGHT )

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

REVISIONS SHEET 2 OF 4

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

Know what's below.
Callbefore you dig.

SITE MAP (NTS) SITE

REVISIONS SHEET 3 OF 4

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

Know what's below.
Callbefore you dig.

REVISIONS SHEET 4 OF 4

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Tract or parcel contains 8,172 square feet or 0.188 acres.
1/22/2025

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

Dear Community Development Officials,

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

Site and Proposal

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

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

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

Rationale for Request

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

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

Constitutional Objections

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

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

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

Conclusion

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

Sincerely,

Project No. 19279.00A
10/07/2024

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

TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

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

DATE: January 30, 2025 (Planning Commission)

February 10, 2025 (Mayor and Council)

Subject: #RZ-2024-10 For 1778 & 1872 Highway 42 North

I. PURPOSE

Consider a request to assign the zoning district of ‘PUD’ (Planned Unit Development) to allow
for the construction of a mixed used development with commercial, office, and 168-unit, single
family attached and detached development.

II. PROJECT INFORMATION

Proposed Development Mixed Used Development

Site Address 1778 & 1872 Highway 42 North

089-01001003 (1778 Highway 42 North)
Parcel Identification

089-01001000 (1872 Highway 42 North)

Parcel Acreage 48.717 +/- total acres
#RZ-2024-10 For 1778 & 1872 Highway 42 North

Applicant Meritage Homes, c/o Clay Kirkley

Agent: Hayley Todd, PEC+

Owner: Rowan Properties, LP

County Zoning of Property RA (Residential-Agricultural)

Assigned City Zoning PUD (Planned Unit Development)

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

SURROUNDING JOINT ZONING INFORMATION

Location Adjacent Property Zoning

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

Summit at Eagles Landing (Subdivision) - Stockbridge - MFR (Multiple Family
Residential)
Property to the North

Clark Meadows (Subdivision) – Stockbridge- PUD (Planned Unit Development)

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

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

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

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

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

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

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

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

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

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

Cool's Corner (Shopping Center) (Henry County) - C-3 (Heavy Commercial)

III. FINDING OF FACTS

1. The applicant has also applied for a Comprehensive Plan Amendment (CP-2024-09) to
assign the future land use designation of Medium-Density Mixed Use.

2. The subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance.

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

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IV. MAPS, SITE PLAN, AND RENDERINGS

Aerial Photo

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Aerial Photo with Site Plan

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#RZ-2024-10 For 1778 & 1872 Highway 42 North

Joint Zoning Map of 1778 & 1872 Highway 42 North

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Survey of 1778 & 1872 Highway 42 North

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Site Plan of 1778 & 1872 Highway 42 North

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Site Breakdown of Proposed Mixed-Residential Development
1778 & 1872 Highway 42 North

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Development Data of 1778 & 1872 Highway 42 North

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Lot Layout of Mixed-residential development 1778 & 1872
Highway 42 North

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Elevations of Mixed-residential development 1778 & 1872
Highway 42 North

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Elevations of Mixed-residential development 1778 & 1872 Highway
42 North

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Distance Between Proposed Development and Bridges of Jodeco
and Kroger Shopping Center (2000 GA-155 North)

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IV. ANALYSIS

Project Description

Meritage Homes seeks to annex two parcels located at 1778 and 1872 Highway 42 North from
unincorporated Henry County into Stockbridge for a mixed-use development. The site spans
48.717 acres, divided into residential and commercial areas. Of this, 1.56 acres lie in a floodplain,
7.40 acres are for street right-of-way, 28.23 acres are for residential use, and 11.52 acres are for
commercial purposes.
The development will feature 168 units, including 71 single-family detached homes, 15 bungalow
lots, and 82 townhomes, with a density of 4.2 units per acre. The proposed square footage for the
bungalows is 3,500 square feet, with a front yard setback of 10 feet, a rear yard setback of 5 feet,
and a side yard setback of 3 feet. The single-family detached homes will each be 5,000 square
feet, with a front yard setback of 20 feet, side yard setbacks of 7.5 feet, and rear yard setbacks of
20 feet.
Amenities will include a pool with a cabana, a pocket park, a mail kiosk, and 9.75 acres of open
space. There will be four detention ponds and a 25-foot landscape buffer. Access will be provided
via Highway 42 North and Campground Road, with 336 parking spaces for the residential area.
The commercial section will have 70,950 square feet of space across six buildings, ranging from
8,125 to 18,000 square feet each, and an additional 8,125 square foot building on the eastern
side. The commercial area will also provide 336 parking spaces.
Currently, the subject properties are currently designated as RA (Residential-Agricultural) by the
Henry County Zoning Map. However, they will be assigned the zoning of PUD (Planned Unit
Development).
Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The subject property is currently located in Henry County and is not currently consistent with the
current Future Land Use Map of the city of Stockbridge. However, if the proposed development is
annexed into the city limits, it will be assigned the future land use designation of Medium-Density
Mixed Use. The proposed mixed-used development meets the overall intent of the requested
Medium-Density Mixed Use future land use designation, which states that “the future development
and redevelopment should focus on making these areas more pedestrian oriented. This is
characterized by mixed-use developments incorporating mostly commercial uses with some
smaller office tenants, and medium density residential uses. This area would allow for two to three

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story buildings, combining street-level commercial/retail/office uses with second and third stories
accommodating office or lofts/apartments/condominiums.” In addition, Page 48 of the 2024
Comprehensive Plan states the requested PUD (Planned Unit Development) is compatible with all
of the future land use designations, which includes the requested Medium-Density Mixed Use.

The proposed density of 4.2 units per acre meets the required range of the requested future land
use designation of Medium-Density Mixed Use which is 4 to 7.99 units per acre.

2. The relation that the proposed rezoning amendment bears to the purpose of the overall
zoning scheme with due consideration given to whether or not the proposed change
will help carry out the purposes of the City of Stockbridge Zoning Code.

The proposed mixed-use development aligns well with the overall zoning scheme and supports
multiple purposes of the City of Stockbridge Zoning Code. Section 1.4 of the Stockbridge Unified
Development Code provides a list of objectives to accomplish which are listed below:

A. Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare
of the present and future residents of the City of Stockbridge.

B. Minimize congestion on public streets

F. Prevent the overcrowding of land, avoiding both undue concentration of population and
urban sprawl;

I. Encourage the most appropriate and best use of land, buildings, and other structures
throughout the city.

The proposed site plan aligns with the purpose and intent of the City of Stockbridge's Unified
Development Code by promoting the health, safety, aesthetics, convenience, order, prosperity,
and general welfare of current and future residents. It minimizes congestion on public streets
through a thoughtfully designed road network between Highway 42 North and Campground Road,
ensuring efficient traffic flow and advancing overall traffic safety. The plan also encourages the
most appropriate and best use of land, buildings, and other structures throughout the city by
strategically placing mixed-use developments and public facilities in ways that benefit the
community. Furthermore, it prevents the overcrowding of land, avoiding both undue concentration
of population and urban sprawl, ensuring sustainable and balanced growth for a harmonious urban
environment.

The proposed mixed-residential development is also consistent with the purpose and intent of the
PUD (Planned Unit Development) zoning district. Section 2.4.13 of the Stockbridge Unified
Development Code states that the intent and purpose of the PUD zoning district is to:

• Allow the development of balanced neighborhoods containing physical, economic, and
social assets which are difficult to achieve through the traditional separation of use and
density zones.

• Provide an appropriate district for mixed-use developments; and

• Allow flexibility in design for environmentally challenged properties.

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In addition, the proposed mixed-use development is consistent with the requested Parkway Mixed-
Use Overlay District. Section 2.5.2 of the Stockbridge Unified Development Code provides a list of
objectives, which includes the following:

1. To promote the general health, safety, and welfare of the community where residents and
visitors can live, work, eat, and play.

2. To promote economic development by diversifying the employment base for a stronger
city.

4. To encourage a balanced mix of retail, professional, residential, civic, entertainment, and
cultural uses.

9. To establish consistent and harmonious design standards for public improvements and
private property development within the overlay district so as to unify the distinctive visual
quality of the city.

The proposed mixed-use development promotes the general health, safety, and welfare of the
community by providing a place where residents and visitors can live, work, eat, and play, thereby
enhancing the overall quality of life. It also promotes economic development by diversifying the
employment base through its commercial component, contributing to a stronger city economy.
Additionally, the development encourages a balanced mix of uses, with residential, retail, and
commercial spaces supporting a vibrant and balanced community. Furthermore, it establishes
consistent and harmonious design standards, contributing to a unified and distinctive visual quality
for the city.

3. Potential positive effects of the rezoning amendment on the character of the proposed
zoning district, a particular piece of property, neighborhood, a particular area, or
community.

The proposed mixed-use development located along Highway 42 North and Campground Road,
promises to significantly enhance the character of the surrounding neighborhoods, including
Magnolias at Eagles Landing, Eagles Hill, and Winding Creek. By providing a blend of residential,
commercial, and recreational spaces, the development will promote a vibrant and cohesive
community, fostering social interaction and convenience for residents.

The project is poised to stimulate local economic growth by attracting businesses, creating jobs,
and boosting property values, all while minimizing congestion on public streets through its well-
thought-out design. Additionally, the development is expected to attract new residents to the area,
drawn by the modern amenities and the convenience of having essential services nearby.

With the closest major development, such as the Bridges of Jodeco and the Kroger shopping
center, being 3.3 miles away, this new hub will address the current lack of major infrastructure.
While other areas in the city of Stockbridge are experiencing significant growth and development,
this region has been underserved, lacking the same level of investment and modernization. The
mixed-use development will bridge this gap, ensuring sustainable growth and efficient land use.
Furthermore, the development's modern aesthetics and public amenities will enhance the overall
appeal and livability of the area, contributing to the long-term prosperity and general welfare of
Stockbridge's residents.

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

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

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

The proposed mixed-use development located at the intersection of Highway 42 and Campground
Road stands to bring substantial benefits to nearby property owners. In addition to driving local
economic growth and improving infrastructure, the proposed mixed-use development also
promises to substantially boost property values. By introducing a vibrant and interconnected
community space, the quality of life for residents living in the surrounding neighborhoods will
markedly improve. Though there may be a rise in traffic flow, with strategic planning and targeted
road improvements, such as the addition of new lanes of traffic signals, congestion can be
effectively managed to ensure a smoother travel experience for both residents and visitors in the
vicinity of the area.

6. The potential impact of the rezoning on City infrastructure including water and sewage
system.

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

7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes.

The proposed mixed-use development at Highway 42 and Campground Road will increase traffic
on the adjacent thoroughfares. Currently, Campground Road handles 11,400 vehicles per day,
and Highway 42 handles 31,900 vehicles per day. The addition of 168 residential units will likely
add to this volume. To manage the increased traffic, adding lanes and traffic signals will be
essential. The development also plans to enhance road layouts, pedestrian pathways, sidewalks,
and crosswalks, ensuring safety and accessibility. The provision of 2 parking spaces per unit will
help reduce street congestion. Additionally, 9.74 acres of open space, comprising 20% of the site,
will balance environmental concerns with development needs.

8. The merits of the requested change in zoning relative to any other guidelines and
policies for development, which the Planning Commission and City Council may use in
furthering the objective of the comprehensive plan.

The proposed mixed-use development is aligned with the guidelines and policies outlined by the
Planning Commission and City Council, aimed at furthering the objectives of the comprehensive
plan.

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First, the development promotes economic growth by attracting new businesses and residents,
thereby increasing the tax base. It enhances infrastructure, which is consistent with the
comprehensive plan’s goal of improving transportation networks and public facilities. Additionally,
the mix of residential and commercial spaces fosters a vibrant, walkable community that
encourages sustainable living and reduces the dependence on personal vehicles.

The inclusion of open spaces and pedestrian pathways aligns with policies that prioritize green
spaces and community health. Furthermore, the proposed development respects environmental
guidelines by incorporating 9.74 acres of open space, addressing floodplain concerns, and
ensuring a balanced approach to land use.

9. The ability of the subject land to be developed as it is presently zoned.

The Henry County zoning designation of RA (Residential-Agricultural) primarily allows for low-
density residential development and agricultural uses. This includes single-family homes and
agricultural-related structures. The RA zoning supports activities such as farming, gardening, and
keeping livestock, along with residential living. It generally does not permit higher-density
residential units or commercial spaces, which is why a change in zoning would be necessary for
the proposed mixed-use development at Highway 42 and Campground Road.

V. STAFF RECOMMENDATION

Staff recommends approval to assign the zoning district of ‘PUD’ (Planned Unit Development) to
allow for the construction of a mixed used development with the following conditions:

1. The subject property shall be developed similar to the site plan that was submitted by the
applicant on January 21, 2025.

2. The bungalow lots located on lots 1 through 15 of the site plan shall be three-sided brick.

3. A landscaping plan shall be submitted.

4. A 10-foot external sidewalk and 8-foot internal sidewalk shall be installed.

5. The building facing the street on Campground Road shall be three-sided brick.

6. The buildings labeled “Dining Patio” on the site plan must adhere to the parking standards
found in Section 4.8 of the Stockbridge Unified Development Code.

7. No more than one hair salon, barber, nail salon shall be in the commercial section. No event
centers nor gas stations shall be allowed.

8. The applicant must combine the two parcels located at 1778 & 1872 Highway 42 North. In
addition, no permits shall be issued by the City of Stockbridge until the developer provides a
copy of the recorded plat.

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