---
date: 2023-12-11
title: Regular Council Meetings Agenda Packet
source: 2023-12/2023-12-11_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor At-Large
December 11, 2023 6:00 PM
Anthony Ford

Mayor Pro Tem Yolanda Barber
Council District 4

Councilman Elton Alexander
Council District 5

Councilman John Blount
Council District 3

Councilwoman LaKeisha Gantt
Council District 1

Councilman Alphonso Thomas
Council District 2

STOCKBRIDGE CITY HALL
CITY MANAGER
Frederick Gardiner
4640 NORTH HENRY BLVD.

CITY CLERK STOCKBRIDGE, GA 30281
Vanessa Holiday
Website: www.stockbridgega.org
CITY TREASURER
Phone: 770-389-7900
Vacant
CITY ATTORNEY Fax: 770-389-7912

Quinton G. Washington Translation and Interpretation Services are available with (7)
days prior notice. Please contact the City’s HR Manager at
Samantha Embry
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, DECEMBER 11, 2023 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Aoption of the Summary Minutes October 9, 2023
2 Adoption of the Summary Minutes October 30, 2023

CEREMONIAL REVIEW
3 Equal Rights Amendment 100th Anniversary Proclamation

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

CONSENT AGENDA
4 Approval of the 2024 Public Meetings Schedules
Approval of the 2024 Agenda Timeline
Approval of the 2024 Holiday Calendar
Approval of the 2024 City Council Initiatives Calendar
Approval of the re-appointment of Main Street Advisory Board Members
Approval of the re-appointment of Downtown Development Board Members
Approval of the re-appointment of Youth Council Advisory Committee Members
Approval of the re-appointment of Public Facilities Authority Board Members
Page | 3

Approval of the 2024 Events Calendar
Approval of the acceptance of a $300,000 grant from U.S. D.O.J./Bureau of
Justice Administration
Approval to procurement of(18) Flock License Plate Readers with (1) Portable
for the ease of deployment - $108,700.
Approval to accept a $165,000 grant from the office of Senator Raphael
Warnock via Edward G. Byrne's Law Enforcement for Mental Health and
Wellness Program.
Approval to accept the grant award of $2,000 from Walmart/5600 N. Henry
Blvd. & $3,400 from Walmart/1400 Hudson Bridge Rd.
Approval to accept the award of THE DOJ $160,000 for the Accreditation Grant
Approval of the 2024 Worker's Compensation Renewal Policy - Key Risk
$107,107.00
Approval of the 2023 Bad Debt Write-Offs. - Presented by: Department Staff

UNFINISHED BUSINESS
5 Council Consideration to approve a Ordinance referencing the Cafeteria List of
Homestead Exemptions for the City of Stockbridge effective January 1, 2025.
Presented by: Frederick Gardiner

PUBLIC HEARING
6 ANNEXATION CASE #AX-2023-03. (To be located in Council District 5.)
Consideration of a request for the annexation of property at 77 and 87
Holloway Road (with frontage on Patrick Henry Parkway), located in
unincorporated Henry County, into the Stockbridge City Limits. The applicant
is NexMetro Acquisitions, LLC, c/o Battle Law, P.C. The property contains two
parcels, as are listed below, in Land Lot 50 of District 6, with 14.16 +/- total
acres. 77 Holloway Road (Parcel #052-01023000) -- Contains 1.16 +/- acres.
87 Holloway Road (Parcel #052-01024000) -- Contains 13.00 +/- acres. Staff
Recommendation is approval. Planning Commission Recomendation is denial.
Applicant first requested a deferral to the November 13, 2023 City Council
meeting (which was not heard), then requested a 2nd deferral to the December
11, 2023 City Council meeting. - Presented by: Community Development Staff
7 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-03. (To be
located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment to assign the
future land use designation of ‘High-Density Residential’ to property at 77 and
87 Holloway Road (with frontage on Patrick Henry Parkway), located in
unincorporated Henry County, if and after the parcels are annexed into the
Stockbridge City Limits. The purpose of the request is to allow for a mixed
residential development. The applicant is NexMetro Acquisitions, LLC, c/o
Battle Law, P.C. The property contains two parcels, as are listed below, in
Land Lot 50 of District 6, with 14.162 +/- total acres. 77 Holloway Road (Parcel
#052-01023000) -- Contains 1.160 +/- acres. 87 Holloway Road (Parcel #052-
01024000) -- Contains 13.012 +/- acres. Staff Recommendation is approval.
Planning Commission Recommendation is denial.

December 11, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

Applicant first requested a deferral to the November 13, 2023 City Council
Meeting (which was not heard), then requested a 2nd deferral to the December
11, 2023 City Council meeting.
- Presented by: Community Development Staff
8 REZONING CASE #RZ-2023-04. (To be located in Council District 5.)
a request to assign the zoning district of ‘PUD’ (Planned Unit Development) to
two parcels at 77 and 87 Holloway Road (with frontage on Patrick Henry
Parkway), located in unincorporated Henry County, if and after the parcels are
annexed into the Stockbridge City Limits. The purpose of the request is to allow
for a mixed residential development. The applicant is NexMetro Acquisitions,
LLC, c/o Battle Law, P.C. The property contains two parcels, as are listed
below, in Land Lot 50 of District 6, with 14.162 +/- total acres. 77 Holloway
Road (Parcel 052-01023000) -- Contains 1.160 +/- acres. 87 Holloway Road
(Parcel #052-01024000) -- Contains 13.012 +/- acres. Staff Recommendation
is approval. Planning Commission Recommendation is denial. Applicant first
requested a deferral to the November 13, 2023 City Council meeting (which
was not heard), then requested a 2nd deferral to the December 11, 2023
meeting. - Presented by: Community Development Staff
9 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-
04. (Council District 2)
Consideration of a request for a Comprehensive Plan Amendment to change
the future land use designation of three parcels on Davidson Parkway and
Walter Way from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density
Residential’ to allow for a mixed residential development. The applicant is D.
R. Horton, Atlanta East, represented by Tiffany D. Hogan. The property
contains three parcels, as are listed below, in Land Lot 57 of District 12, with
79.16 +/- total acres. Parcel #030-01009000 contains 73.859 +/- acres. Parcel
#030-01009005 contains 3.636 +/- acres. Parcel #030-01009006 contains
1.369 +/- acres. Staff Recommendation is denial. Planning Commission
Recommendation is denial. Applicant first requested a deferral to the
November 13, 2023 City Council meeting (which was not heard), then
requested a 2nd referral to the December 11, 2023 meeting. - Presented by:
Community Development Staff
10 REZONING CASE #RZ-2023-05. (Council District 2)
Consideration of a request to rezone three parcels on Davidson Parkway and
Walter Way from ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned Unit
Development) to allow for a mixed residential development. The applicant is D.
R. Horton, Atlanta East, represented by Tiffany D. Hogan. The property
contains three parcels, as are listed below, in Land Lot 57 of District 12, with
79.16 +/- total acres. Parcel #030-01009000 contains 73.859 +/- acres. Parcel
#030-01009005 contains 3.636 +/- acres. Parcel #030-01009006 contains
1.369 +/- acres. Staff Recommendation is denial. Planning Commission
Recommendation is denial. Applicant first requested a deferral to the
November 13, 2023 City Council meeting (which was not heard), then
requested a 2nd referral to the December 11, 2023 meeting.

- Presented by: Community Development Staff

December 11, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

11 ANNEXATION CASE #AX-2023-04. (To be located in Council District 5.)
Consideration of a request for the annexation of property at 2250 and 2206
Jodeco Road, located in unincorporated Henry County, into the Stockbridge
City Limits to allow for the construction of a mixed-use development. The
applicant is Marketplace Storefronts, LLC. The property contains two parcels,
as are listed below, in Land Lot 78 of District 6, with 20.408 +/- total acres.
2250 Jodeco Road (Parcel #053-01017005) – Contains 20.138 +/- acres within
3 tracts.
2206 Jodeco Road (Parcel #053-01017000) – Contains 0.27 +/-
acres. - Presented by: Community Development Department Staff
12 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-05. (To be
located in Council District 5.)
Consideration of a request to assign the future land use designation of ‘High-
Density Mixed-Use’ to property at 2250 and 2206 Jodeco Road, located in
unincorporated Henry County, into the Stockbridge City Limits to allow for the
construction of a mixed-use development. The applicant is Marketplace
Storefronts, LLC. The property contains two parcels, as are listed below, in
Land Lot 78 of District 6, with 20.408 +/- total acres.
2250 Jodeco Road (Parcel #053-01017005) – Contains 20.138 +/- acres within
3 tracts.
2206 Jodeco Road (Parcel #053-01017000) – Contains 0.27 +/-
acres. - Presented by: Community Deveolopment Staff
13 REZONING CASE #RZ-2023-06 (To be located in Council District 5.)
Consideration of a request to assign the zoning district of ‘PUD’ (Planned Unit
Development) to four parcels at 2250 and 2206 Jodeco Road, located in
unincorporated Henry County, if and after the parcels are annexed into the
Stockbridge City Limits, to allow for the construction of a mixed-use
development. The applicant is Marketplace Storefronts, LLC. The property
contains two parcels, as are listed below, in Land Lot 78 of District 6, with
20.408 +/- total acres.
2250 Jodeco Road (Parcel #053-01017005) – Contains 20.138 +/- acres within
3 tracts.
2206 Jodeco Road (Parcel #053-01017000) – Contains 0.27 +/-
acres. - Presented by: Community Development Department Staff
14 Adoption of the FY2024 Operating Budget and Capital Expenditures
- Presented by: Frederick Gardiner

NEW BUSINESS
15 Council Consideration to fill a vacancy and appoint a member to the Citywide
Development Authority to fill an unexpired term. - Presented by: Kim Allonce
16 Council Consideration to fill a vacancy and appoint a member to the Youth
Council Advisory Committee to fill an unexpired term - Presented by: Vanessa
Holiday
17 Council Consideration to fill a vacancy and appoint a member to the Downtown
Development Authority to fill an unexpired term. - Presented by: Kim Allonce

December 11, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 6

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

• City Council Work Session Scheduled for Tuesday, December 19th at
6pm has been canceled.
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of
each month at 6:00 p.m. at the Stockbridge Police Community Room
4545 N. Henry Blvd. (Jan 4)
• City Council Meeting 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (Jan 8)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday each month - City Hall
Levi Meeting Romm (Jan 8)
• Citywide Development Authority Meeting, 2nd Tuesday of each month
at 6:00 p.m. - City Hall Levi Meeting Room (Jan 9)
• Main Street Advisory Board Meeting 2nd Friday of each month -
Welcome Center/Main Street Offices located at 130 M L King, Sr.
Heritage Trail at 9am (Jan 12).
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Jan 16)
• Youth Council Advisory Committee Meeting, 6:30 p.m. -3rd Tuesday of
each month Levi Meeting Room - City Hall (Jan 16)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber -
(Jan 24)
• City Council Work Session Meeting, last Tuesday of each month at 6:00
p.m. - City Hall Council Chamber (Jan 30)

UPCOMING CITY EVENTS/INITIATIVES

• Join Mayor Ford for the monthly Meet the Mayor on Monday, December
18th from 10am – noon. Please contact Rosalynd Rawls to schedule an
appointment at 678-833-3348 or via email at rrawls@cityofstockbridge-
ga.gov
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education highlighting the causes and effects of
Littering and Illegal Dumping. More information to follow.

December 11, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 7

• Councilman Thomas is honoring Veterans with a Continuous Salute all
year long. Please send your pictures of Veterans with their name,
branch, rank, and years of service to rrawls@cityofstockbridge-ga.gov

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

December 11, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, OCTOBER 9, 2023 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Yolanda Barber – Council District 4
Councilman Elton Alexander – Council District 5
Councilman John Blount – Council District 3
Councilwoman LaKeisha Gantt – Council District 1
Councilman Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
John Wiggins – City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:02 p.m.
Invocation by Councilman Thomas

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All Members
were present.

Motion to amend the Agenda to defer Items #6, Item #8, Item #9, Item #10, Item #11,
and item #12 to be heard at the November 13, 2023 meeting per the applicant’s request
made by Councilman Thomas; seconded by Councilwoman Gantt. The motion passed
unanimously 5-0.
Motion to approve the Minutes for the following meetings made Councilman Alexander;
seconded by Councilman Blount. The motion passed unanimously 5-0.
1. Retreat Minutes August 10, 2023
2. Retreat Minutes August 11, 2023
3. Council Meeting Minutes August 14, 2023
4. Work Session Minutes August 29, 2023

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PUBLIC COMMENTS
All persons wishing to speak for public comment must sign in with the City Clerk prior to
the beginning of the meeting noting your name, address, and phone number. You will be
allotted three (3) minutes. Speakers must respect all members of the elected body,
officials, and staff. Defamation, unruliness and/or swearing will not be tolerated.
There were no public comments.

CEREMONIAL REVIEW
5. Mayor Ford reviewed the swearing in of Youth Council Advisory
Committee member, Shawana Davis, and Youth Council member Jalynn
Jenkins; and reviewed proclamations for: Women’s Small Business
Month, Breast Cancer Awareness Month, Domestic Violence Awareness
Month and Mental Health Awareness Month; and presented proclamations
to Paramedics Vanesha Gatewood and Walter Stowers for their heroic
services and rendering aid during a recent concert at the Amphitheater.

PUBLIC HEARING
6. ZONING MODIFICATION CASE #ZM-2023-01. (Council District 5)
Consider a request for a change in zoning for a modification to amend the
Bridges of Jodeco Conceptual Plan to allow multi-family residential
development in Pod A and to allow senior family residential in Pod B,
identified by Parcel #053-01018000. The property has 14.630 +/- acres,
and it is accessed via Chen Parkway and Argento Drive in Land Lots 77,
78, & 83 of District 6. Application by Michelle Y. Saade, Member
(Applicant) of Southern Consulting Services, Inc. (Owner). Staff
Recommendation is approval. Planning Commission Recommendation is
approval. Applicant requests a deferral to be heard at the November 13,
2023 Council meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

7. REZONING CASE #RZ-2023-02. (Council District 4)
Consideration of a request a request for rezoning to rezone three parcels
on the north side of Valley Hill Road from ‘RR’ (Rural Residential) and ‘C-1’
(Neighborhood Commercial) to allow for the development of a single-family
detached residential subdivision. The applicant/agent is Yvette Morrison,
representing a developer/builder. The property contains three parcels on
Valley Hill Road, as are listed below, in Land Lot 92 of District 12, with
17.06 +/- total acres within the Stockbridge City Limits. 258 Valley Hill
Road (Parcel #S09-06010000) – Contains 2.2492 +/- acres. Zoned ‘RR’
(Rural Residential). 264 Valley Hill Road (Parcel #S08-01010000) –
Contains 6.5254 +/- acres. Zoned ‘RR (Rural Residential). Parcel #S08-
01020000 – Contains 8.2874 +/ acres. Zoned ‘C-1’ (Neighborhood
Commercial). Staff Recommendation is approval. Planning Commission
Recommendation is approval.
Presented by: Ryan Anderson, Interim Community Development Director
Mr. Anderson presented an overview of the development.

Mayor Pro Tem Barber noted she agrees with smart growth for the city,
2|Page
however, there are concerns with several developments already approved
and more proposed in the 4th District, that there has not been a solid road
and infrastructure plan brought forward to the Council with designated
funding, noting the repairs that need to be made to Valley Hill Road.

Councilwoman Gantt called for a point of order, noting the Agenda Item is
not for road repairs of Valley Hill Road.

Mayor Pro Tem Barber stated that she is the Council Representative for
District 4 and that it is her responsibility to speak on their behalf, and
asked Mr. Gardiner to speak about the roads and road improvements in
the Valley Hill area.

Mr. Gardiner stated that under current zoning law, you cannot deny based
on roads and infrastructure; noted these roads came into the city in
January 2023 by way of the annexation referendum and the roads were
not approved on the city’s SPLOST list; however, they can be added to
SPLOST VI.

Mayor Pro Tem Barber noted that her biggest concerns are the lack of
planning and funding for roads, and that while she supports the city’s
redevelopment plan, it is her responsibility to make sure that District 4
residents are not negatively impacted, further noting District 4 has seen
more high density than any other district in the city.

Councilman Blount noted he makes a point of not meeting with the
developer and allows the District Representative to take the lead.

Councilman Alexander referenced a $50-$60-million-dollar GDOT road
project that has been approved that will widen Hwy. 42 from Walmart up to
I-675 and is expected to be completed over the next couple of years; and
noted it was stated during a recent event that Georgia is the 8th largest
state by population, and growth will continue.

Mayor Ford noted that it was also stated during that event that Georgia
was the best state for jobs.

Public Hearing Opened
Speakers in Favor – None
Speakers Opposed – Ms. Connie Snow, Ms. Susan Grosvenor, and
Ms. Marion Calhoun.
Public Hearing Closed

The Builder addressed concerns from residents and officials and amended
the site plan by moving some of the amenities to the front of the
development, building the homes on a slab and removing the basements,
including a 10’ multi-use path in front of the development, gated; 25’ buffer
and evergreen trees with landscaping, a privacy fence, and Marine Inland
insurance; along with conditions presented by staff in the presentation.

3|Page
Councilwoman Gantt noted she was impressed with the amenities
considering there were only sixteen homes; expressed concerned for the
runoff mentioned by a homeowner, and noted her interest is for the quality
of life for the residents and what is in the best interest of the city; and
stated the Planning and Zoning Board is in place to hear these items and
make a recommendation to the City Council.

Mayor Ford considered allowing the homeowner, Ms. Susan Grosvenor, to
respond.

Councilman Blount called for a Point of Order noting the Public Hearing
portion of the meeting had closed; and motioned for the members of
Council to be allowed to complete their comments before Ms. Grosvenor
responds, seconded by Councilwoman Gantt. The motion passed 4-1
(Councilwoman Barber Opposed noting she reserves the right to speak
following the homeowner’s comments; Mayor Ford confirmed).

Ms. Susan Grosvenor appealed to the Council to deny the Rezoning
request.

Motion to defer the item to the November 13, 2023 meeting due to the
changes to the development and to allow staff and the engineer to meet
with the adjacent homeowner to review the new site plan made by Mayor
Pro Tem Barber; seconded by Councilman Thomas. The motion failed
2-3. (Barber/Thomas approved). (Alexander/Blount/Gantt Opposed).

Motion to approve Rezoning Case #RZ-2023-02 with a contingency that
the concerns referenced are to be rectified and documented made by
Councilman Blount; seconded by Councilwoman Gantt. The motion passed
3-0-2 (Alexander, Blount and Gantt Approved); (Barber/Thomas
Abstained).

8. ANNEXATION CASE #AX-2023-03. (To be located in Council District 5.)
Consideration of a request for the annexation of property at 77 and 87
Holloway Road (with frontage on Patrick Henry Parkway), located in
unincorporated Henry County, into the Stockbridge City Limits. The
applicant is NexMetro Acquisitions, LLC, c/o Battle Law, P.C. The property
contains two parcels, as are listed below, in Land Lot 50 of District 6, with
14.16 +/- total acres. 77 Holloway Road (Parcel #052-01023000) --
Contains 1.16 +/- acres. 87 Holloway Road (Parcel #052-01024000) --
Contains 13.00 +/- acres. Staff Recommendation is approval. Planning
Commission Recommendation is denial. Applicant requests a deferral to
be heard at the November 13, 2023 meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

9. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-03. (To be
located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment to
4|Page
assign the future land use designation of ‘High-Density Residential’ to
property at 77 and 87 Holloway Road (with frontage on Patrick Henry
Parkway), located in unincorporated Henry County, if and after the parcels
are annexed into the Stockbridge City Limits. The purpose of the request
is to allow for a mixed residential development. The applicant is NexMetro
Acquisitions, LLC, c/o Battle Law, P.C. The property contains two parcels,
as are listed below, in Land Lot 50 of District 6, with 14.162 +/- total acres.
77 Holloway Road (Parcel #052-01023000) -- Contains 1.160 +/- acres.
87 Holloway Road (Parcel #052-01024000) -- Contains 13.012 +/-
acres. Staff Recommendation is approval. Planning Commission
Recommendation is denial.
Applicant requests a deferral to be heard at the November 13, 2023
Council meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

10. REZONING CASE #RZ-2023-04. (To be located in Council District 5.)
a request to assign the zoning district of ‘PUD’ (Planned Unit Development)
to two parcels at 77 and 87 Holloway Road (with frontage on Patrick Henry
Parkway), located in unincorporated Henry County, if and after the parcels
are annexed into the Stockbridge City Limits. The purpose of the request is
to allow for a mixed residential development. The applicant is NexMetro
Acquisitions, LLC, c/o Battle Law, P.C. The property contains two parcels,
as are listed below, in Land Lot 50 of District 6, with 14.162 +/- total acres.
77 Holloway Road (Parcel 052-01023000) -- Contains 1.160 +/- acres. 87
Holloway Road (Parcel #052-01024000) -- Contains 13.012 +/- acres. Staff
Recommendation is approval. Planning Commission Recommendation is
denial. Applicant requests a deferral to be heard at the November 13, 2023
meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

11. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-04
(Council District 2)
Consideration of a request for a Comprehensive Plan Amendment to
change the future land use designation of three parcels on Davidson
Parkway and Walter Way from ‘Low-Density Vertical Mixed-Use’ to ‘High-
Density Residential’ to allow for a mixed residential development. The
applicant is D. R. Horton, Atlanta East, represented by Tiffany D. Hogan.
The property contains three parcels, as are listed below, in Land Lot 57 of
District 12, with 79.16 +/- total acres. Parcel #030-01009000 – Contains
73.859 +/- acres. Parcel #030-01009005 – Contains 3.636 +/- acres.
Parcel #030-01009006 – Contains 1.369 +/- acres. Staff
Recommendation is denial. Planning Commission Recommendation is
denial. Applicant requests a deferral to be heard at the November 13, 2023
meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

5|Page
12. REZONING CASE #RZ-2023-05. (Council District 2)
Consideration of a request to rezone three parcels on Davidson Parkway
and Walter Way from ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned Unit
Development) to allow for a mixed residential development. The applicant
is D. R. Horton, Atlanta East, represented by Tiffany D. Hogan. The
property contains three parcels, as are listed below, in Land Lot 57 of
District 12, with 79.16 +/- total acres. Parcel #030-01009000 – Contains
73.859 +/- acres. Parcel #030-01009005 – Contains 3.636 +/- acres.
Parcel #030-01009006 – Contains 1.369 +/- acres. Staff
Recommendation is denial. Planning Commission Recommendation is
denial.
Applicant requests a deferral to be heard at the November 13, 2023
meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

13. Council consideration to approve an increase to the annual expenditure
amount for Right-of-Way Landscaping from $200,000.00 to $300,000.00.
Staff requested $300,000.00 in its proposed FY2023 budget but it was
reduced to $200,000.00 in the approved FY2023 budget. The annual
contract with CGL is $294,220.52. The funding source is from fund
balance.
Presented by: Decius Aaron, Public Works Director
Councilman Alexander suggested the grass to be cut back to the fence
along Walt Stephens Road; noting there was money in hotel/motel tax.

Mr. Gardiner stated the city cannot use hotel/motel tax funds for
landscaping.

Councilman Blount noted the Council approved $200,000 in the budget,
and yet there a contract for $294,220.52.

Councilwoman Gantt asked if services have been expanded.

Councilman Thomas noted he contacted Mr. Aaron to ask that question
and was told by Mr. Aaron that he made the request during the budget
process last year for $300,000, and that amount was cut in the budget to
$200,000 causing the shortfall, and now a budget amendment is required
to pay for services through the remainder of the year, and to cover
outstanding invoices; and noted the scope of work has not been expanded
by GGL, and noted Mr. Aaron agreed to increase the frequency of cutting
and maintaining North Henry Blvd. by Public Works General Maintenance
staff.

Motion to approve made by Councilwoman Gantt; seconded by
Councilman Alexander. The motion passed unanimously 5-0.

14. Council consideration to approve an increase to the annual expenditure
amount for sanitation disposal costs from $500,000.00 to $1,000,000.00.
Staff requested $700,000.00 in its proposed FY2023 budget but it was
6|Page
reduced to $500,000.00 in the approved FY2023 budget. The increase is
needed due to the increased disposal costs from adding the annexed
residents. The funding source is from the Sanitation Fund Balance.
Presented by: Decius Aaron, Public Works Director
Councilman Alexander asked for the Sanitation Fund Balance amount.

Mr. Wiggins noted the amount is $1,327,163.

Motion to approve made by Councilwoman Gantt; seconded by
Councilman Blount. The motion passed unanimously 5-0.

ANNOUNCEMENTS OF UPCOMING MEETINGS
UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or
contact City Hall offices at 770-389-7900 for updates.
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. (Oct 5)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (Oct 9)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City Hall Levi
Meeting Room - City Hall (Oct 9)
• Youth Council Advisory Committee Meeting, 6:30 p.m. -2nd Monday of each
month Levi Meeting Room - City Hall (Oct 9)
• Citywide Development Authority Meeting, 2nd Tuesday of each month at 6:00
p.m. - City Hall Levi Meeting Room (Oct 10)
• Main Street Advisory Board Meeting, 2nd Friday of each month – Welcome
Center located at 130 M L King, Sr. Heritage Trail at 9am (Oct 13)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Oct 17)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (Oct 26)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. –
City Hall Council (Oct 31)

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

• Citywide Development Authority Meeting, 2nd Tuesday of each month at 6:00
p.m. - City Hall Levi Meeting Room (Oct 10)
• Youth Council Meeting, 6:30 p.m. - 2nd Thursday each month - City Hall Levi
Meeting Room - City Hall (Oct 12)
• Main Street Advisory Board Meeting, 2nd Friday of each month – Welcome
Center located at 130 M L King, Sr. Heritage Trail at 9am (Oct 13)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Oct 17)

7|Page
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (Oct 26)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. –
City Hall Council (Oct 31)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. (Nov 2)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (Nov 13)
• Youth Council Advisory Committee Meeting, 6:30 p.m. -2nd Monday of each
month Levi Meeting Room - City Hall (Nov 13)

UPCOMING CITY EVENTS/INITIATIVES
o Join the City of Stockbridge for the Annual Breast Cancer Awareness Luncheon
and Fashion Show, Thursday, October 12th from 11am – 2pm at the Merle
Manders Conference Center. Registration is required. Contact the Events Team
at 770-389-5982.
o Join the City of Stockbridge for the Annual Pretty in Pink Breast Cancer
Awareness “Love Walk,” Saturday, October 14th from 10:30 am – 1pm at the
Clark Community Park walking trail.
o Join Councilman Blount for Bingo Bash, Wednesday, October 18th from 10am –
noon at the Merle Manders Conference Center located at 111 Davis Rd.
o Join Councilman Alexander to the Jodeco Rd. District 5 Community Cleanup on
Saturday, October 21st from 9am to 11am, Meeting location: Hardee’s parking lot
3056 Jodeco Rd. McDonough, GA
o Join Mayor Ford for the monthly Meet the Mayor on Monday, October 23rd from
10am – noon. Please contact Rosalynd Rawls to schedule an appointment at
678-833-3348 or via email at rrawls@cityofstockbridge-ga.gov
o Join Councilwoman Gantt for the Annual Fall Festival at Clark Community Park
on Saturday, October 28th from 12-pm to 4pm. This is a FREE event with candy,
food trucks, games, a costume contest and more!
o Calling all Veterans! Join the City of Stockbridge for the Annual Veterans Day
Luncheon on Friday, November 10th from 11am – 1pm at the Merle Manders
Conference Center as we honor those who have served and continue to serve
this great nation.
o Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
o Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service to rrawls@cityofstockbridge-ga.gov

Please plan to attend the 2023 Stockbridge Municipal Election Forum
Get your tickets for the upcoming 2023 Stockbridge Concert Series by visiting
stockbridgeamp.com or in person at the ticket office located at 4650 North Henry Blvd.
Thursday – Saturday from 1pm – 5pm.

8|Page
MAYOR’S COMMENTS
Mayor Ford noted we have entered the fall season and reminded everyone to get their
flu shots; noted COVID-19 is still on the rise and encouraged everyone to get their
vaccinations and boosters to stay healthy; asked everyone to support the Braves as
they attempt to even the series against the Phillies, and to root for our hometown center
fielder, Michael Harris II; and reminded city residents of the upcoming Candidate Forum
on Tuesday, October 10th at 7pm at the Merle Manders Conference Center located at
111 Davis Rd. Stockbridge, GA.
Motion to adjourn made by Councilman Alexander; seconded by Councilwoman Gantt.
The motion passed 4-0. (Blount was not present for the vote). The meeting adjourned at
8:45 p.m.
Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

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CITY COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, OCTOBER 30, 2023 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Yolanda Barber – Council District 4
Councilman Elton Alexander – Council District 5
Councilman John Blount – Council District 3
Councilwoman LaKeisha Gantt – Council District 1
Councilman Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
John Wiggins – City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:02 p.m.
Invocation by Kerri Stevens, Atlanta Regional Commission

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All Members
were present except Councilman Alexander.

Motion to amend the Agenda to Remove Item #6 made by Councilwoman Gantt;
seconded by Councilman Blount. The motion passed 4-0.
Motion to amend the Agenda to Replace Item #6 with a request for use of the Merle
Manders Conference Center for a Christmas event requested by State Representative
Angela Moore made by Councilwoman Gantt; seconded by Mayor Pro Tem Barber. The
motion passed 4-0.
Motion to adopt the Agenda as amended made by Councilman Blount; seconded by
Mayor Pro Tem Barber. The motion passed 4-0.
Review of the Minutes
1. Council Meeting Minutes September 11, 2023
2. Work Session Minutes September 26, 2023
No Action
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PUBLIC COMMENTS
All persons wishing to speak for public comment must sign in with the City Clerk prior to
the beginning of the meeting noting your name, address, and phone number. You will be
allotted three (3) minutes. Speakers must respect all members of the elected body,
officials, and staff. Defamation, unruliness and/or swearing will not be tolerated.
There were no public comments.

Councilman Alexander joined the meeting at 6:04 p.m.

CONSENT AGENDA
3. Resolution in support of the award of the DD RLF Application by the
Downtown Development Authority of Stockbridge for the downtown project
located at 132 MLK Senior Heritage Trail, Stockbridge, GA 30281 on
behalf of the NOLA Bistro and Daiquiri Bar LLC.
Mr. Allonce noted the Downtown Revolving Loan was approved by the
Motion to approve the Consent Agenda made by Councilwoman Gantt;
seconded by Councilman Alexander. The motion passed unanimously 5-0.

NEW BUSINESS
4. Council consideration to approve the Intergovernmental Agreement (IGA)
between the City of Stockbridge and the Citywide Development Authority.
Presented by: Fredirick Gardiner, City Manager and Quinton Washington,
City Attorney
Attorney Washington noted the language in the contract of “shall” and
“may” has been questions.

Councilwoman Gantt noted she would never agree to language of “shall”.

Councilman Alexander noted the intent is to give the Board funding but
reserves the right to include the language “may”.

Attorney Washington referenced Section 2.1 where the budget is
referenced as $45,000 or $75,000.

The consensus of the Council was to review the contract further and
clarify the language.

Motion to Table to hear following Executive Session made by
Councilwoman Gantt; seconded by Councilman Blount. The motion
passed unanimously 5-0.

5. Council consideration to approve submission of a grant application for the
Recreational Trail Program for restroom facilities at the west end of Reeves
Creek Trail off Flippen Road. The City of Stockbridge will submit a grant
application for the Recreation Trail Program with an estimated total project
cost of $450,000. The grant will require a minimum 20% ($90,000.00)
match. The City will commit to a 50% ($225,000.00) match using SPLOST
V funds which will be reimbursed by the grant. The grant application states
that if a City commits to more than a 20% required match, the applicant will
receive additional scoring points. So, the City will commit to a 50% match.
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Presented by: Jeremy Goodwin, Assistant Public Works Director
Mr. Goodwin noted the restrooms would be installed near the exercise
equipment.

Motion to approve made by Councilman Alexander; seconded by Mayor
Pro Tem Barber. The motion passed unanimously 5-0.

6. Council consideration to approve request from Brentwood Parks HOA
Board that the 51% approval of all homeowners to install speed humps be
waived and speed humps installed at locations along Brentwood Pkwy and
a designated lined crosswalk installed in the amenities area to enable
pedestrians to safely cross the road. Homeowners in each individual
subdivision along Brentwood Pkwy can still individually petition the city to
install speed bumps with 51% homeowner approval per the City of
Stockbridge regulations.
Presented by Decius Aaron, Public Works Director
This item was removed from the Agenda and replaced with the item below.

Council consideration to approve a request for use of the Merle Manders
Conference Center facility only, with no cost to the City, for the Lighthouse
Jr. Choir Holiday Peace Concert requested by State Representative
Angela Moore, to take place on Saturday, November 25, 2023.
Councilman Alexander made a request that the Merle Manders
Conference Center be made available for a chorus event on Saturday,
November 25, 2023, at no cost to the city, and that Rep. Moore’s group will
fund the event 100%.

Mayor Ford noted that it was his understanding that the Conference Center
would be closed on November 25th.

Councilwoman Gantt inquired if the group is bringing in their own sound
system.

Mr. Gardiner noted the city’s sound system is currently being evaluated
and re-configured and will reach out to Rep. Moore to confirm their plans
regarding the sound system.

Councilman Blount asked any type of personnel such as an attendant or
officers will be needed for the event.

Councilman Alexander noted the event is fully funded by Representative
Moore, and there will be no cost for the city, they only need to utilize the
space, and noted the group is performing a similar event in Stonecrest.

Motion to approve with no cost to the City of Stockbridge made by
Councilman Alexander; seconded by Councilman Blount. The motion
passed unanimously 5-0.

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7. Council consideration to approve request from The Winding Creek
Subdivision HOA for the City to assume the responsibility of paying the
monthly streetlight bill for the subdivision's street lights effective January 1,
2024. The cost is $1,476.97 per month, $17,723.64 annually.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron read the Standard Lighting Policy - Section 434.

Mayor Pro Tem Barber requested staff to present the city’s Streetlight
Policy Analysis as discussed at the Retreat.

Point of Order made by Councilman Blount to amend the Agenda to hear
information regarding the Street Light Policy – upheld by Mayor Ford.

Motion to amend the Agenda to discuss the Streetlight Policy made by
Mayor Pro Tem Barber; seconded by Councilman Thomas, voting to
Approve; Councilman Alexander and Councilwoman Gantt Opposed;
Councilman Blount Abstained. Mayor Ford voted to Oppose. The motion
failed 2-3-1.

Motion to task staff to bring the Streetlight Assessment to the November
28, 2023 Work Session meeting made by Councilman Alexander;
seconded by Mayor Pro Tem Barber. The motion passed unanimously 5-0.

Motion to approve Item #7 for the Winding Creek subdivision made by
Councilman Alexander; seconded by Councilwoman Gantt. The motion
passed unanimously 5-0.

8. Council consideration to authorize the Mayor to sign the Transmittal for the
update of 2028 City of Stockbridge Comprehensive Plan and submit to the
Atlanta Regional Commission and the Georgia Department of Community
Affairs for review.
Presented by: Ryan Anderson, Interim Community Development Director
Mr. Anderson noted the verbiage uploaded by staff is not correct and
needs to be replaced.

Motion to remove the Item from the Agenda due to the incorrect verbiage
uploaded by department staff and replace with the correct verbiage as
referenced below made by Councilman Blount; seconded by
Councilwoman Gantt. The motion passed unanimously 5-0.

Council consideration to approve a Resolution for the adoption of the 2024-
2028 Five-Year City of Stockbridge Comprehensive Plan Update and
submit to the Atlanta Regional Commission and the Georgia Department of
Community Affairs.
Presented by: Ryan Anderson, Interim Community Development Director
Mr. Anderson noted here has been several public meetings as required,
along with online surveys; and noted the next major re-write will be in
2028; noted the high-density numbers remain the same, however, the
medium density will be amended to 4.799 and noted that the changes
made will reduce the requests coming before the Council for amendments.
4|Page
Motion to approve the adoption of the 2024-2028 Five-Year
Comprehensive Plan made by Councilman Blount; seconded by
Councilwoman Gantt. The motion passed unanimously 5-0.

9. Council consideration to adopt Sanitation Collection Senior Discount
Program for qualified senior citizens. Qualifying seniors will receive
a 75% reduction in the annual sanitation fees for their place of residence.
To qualify, seniors must: (1) Be age 70 or older; (2) Be the owner and a
resident of a single-family dwelling where the discount is requested;
(3) The annual household income for the applicant’s residence from all
sources does not exceed $57,200.00. Income must be confirmed by the
most recent tax return; and (4) submit income documentation to the City on
or before May 15th of each year.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted several calls have come in from senior citizens regarding
the tax, and this program is a way to reduce the financial burden on
residents 70 years of age and older; and noted there was a spreadsheet
included in the packet that details the number of residents who could
qualify.

Mayor Pro Tem Barber requested the Cafeteria List of Exemptions to
include Septic that was scheduled to be presented at today’s meeting,
not6ing there are residents on septic who have received a tax bill that
includes water and sewer, and requested a Septic Program as was done
for the Sanitation to give the homeowners a fair rollback.

Point of Order made by Councilwoman Gantt noting this item is regarding
Sanitation – upheld by Mayor Ford.

Mr. Gardiner noted he has been working with the city’s Financial Advisor,
Ed Wall, on a cafeteria list of exemptions to present to the local delegation
for the next session if approved by the City Council.

Staff was tasked with bringing the Cafeteria List of Exemptions to the
Council at the November 28, 2023 Work Session meeting.

Councilman Blount requested the age to be lowered to 65.

Councilwoman Gantt cautioned the Council on the number of discounts,
noting the millage that was adopted was 3.77.

Motion to approve with the age lowered to 65 and must apply for rebate by
January 31, 2024 to receive a discount for 2023 sanitation fees and apply
discount by May 15th to receive a rebate for 2024 sanitation fees made by
Councilman Blount; seconded by Mayor Pro Tem Barber. The motion
passed 5-0.

5|Page
ANNOUNCEMENTS OF UPCOMING MEETINGS
UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or
contact City Hall offices at 770-389-7900 for updates.
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. (Nov 2)
• Main Street Advisory Board Meeting, 2nd Friday of each month – Welcome
Center located at 130 M L King, Sr. Heritage Trail at 9am (Nov 10)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (Nov 13)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City Hall Levi
Meeting Room - City Hall (Nov 13)
• Citywide Development Authority Meeting, 2nd Tuesday of each month at 6:00
p.m. - City Hall Levi Meeting Room (Nov 14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Nov 21)
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of each
month Levi Meeting Room - City Hall (Nov 21)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (TBD)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. –
City Hall Council (Nov 28)

UPCOMING CITY EVENTS/INITIATIVES
• Join Mayor Ford in partnership with S.H.E. 4 Women Veterans Inc. for the S.H.E. Factor
Women Veterans Expo & Summit, Saturday, November 4th from 11am - 4 pm at the Merle
Manders Conference Center

• Calling all Veterans! Join the City of Stockbridge for the Annual Veterans Day Luncheon on
Friday, November 10th from 11am – 1pm at the Merle Manders Conference Center as we
honor those who have served and continue to serve this great nation. Please RSVP
to:events@cityofstockbridge-ga.gov by Nov. 4th.

• Join Councilman Blount for Bingo Bash, Wednesday, November 15th from 10am – noon at
the Merle Manders Conference Center located at 111 Davis Rd.

• Join Mayor Ford for the monthly Meet the Mayor on Monday, November 27th from 10am –
noon. Please contact Rosalynd Rawls to schedule an appointment at 678-833-3348 or via
email at rrawls@cityofstockbridge-ga.gov

• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered around
education highlighting the causes and effects of Littering and Illegal Dumping. More
information to follow.

• Councilman Thomas is honoring Veterans with a Continuous Salute all year long. Please
send your pictures of Veterans with their name, branch, rank, and years of service
to rrawls@cityofstockbridge-ga.gov

6|Page
Early voting is underway at the Merle Manders Conference Center located at 111 Davis Rd.
Stockbridge, GA from 7am - 7pm through November 3rd. Election Day is Tuesday, November
7th. Please be reminded that election day voting only takes place at your neighborhood polling
precinct. Please check your election day voting location at MVP.SOS.GA.GOV

MAYOR’S COMMENTS
Mayor Ford wished everyone a safe and Happy Halloween tomorrow; noted COVID-19
is still with us and encouraged everyone to get their vaccinations and boosters to stay
healthy; and notified everyone that Costco is having a ribbon cutting and grand opening
on Thursday, November 16, 2023 at 7:30 a.m.
Councilman Alexander noted Costco Gas is opening on November 2nd.
Motion to convene Executive Session for Personnel, Real Estate, and Litigation made
by Councilman Blount; seconded by Councilwoman Gantt. The motion passed
unanimously 5-0.
Motion to adjourn Executive Session and to sign an Affidavit and with no action
regarding Agenda Item #4 made by Councilman Blount; seconded by Mayor Pro Tem
Barber. The motion passed unanimously 5-0.
Motion to reconvene the meeting made by Councilman Blount; seconded by
Councilman Alexander. The motion passed unanimously 5-0.
Motion to adjourn made by Councilman Blount; seconded by Mayor Pro Tem Barber.
The motion passed unanimously 5-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

7|Page
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, OCTOBER 9, 2023 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Yolanda Barber – Council District 4
Councilman Elton Alexander – Council District 5
Councilman John Blount – Council District 3
Councilwoman LaKeisha Gantt – Council District 1
Councilman Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
John Wiggins – City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:02 p.m.
Invocation by Councilman Thomas

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All Members
were present.

Motion to amend the Agenda to defer Items #6, Item #8, Item #9, Item #10, Item #11,
and item #12 to be heard at the November 13, 2023 meeting per the applicant’s request
made by Councilman Thomas; seconded by Councilwoman Gantt. The motion passed
unanimously 5-0.
Motion to approve the Minutes for the following meetings made Councilman Alexander;
seconded by Councilman Blount. The motion passed unanimously 5-0.
1. Retreat Minutes August 10, 2023
2. Retreat Minutes August 11, 2023
3. Council Meeting Minutes August 14, 2023
4. Work Session Minutes August 29, 2023

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PUBLIC COMMENTS
All persons wishing to speak for public comment must sign in with the City Clerk prior to
the beginning of the meeting noting your name, address, and phone number. You will be
allotted three (3) minutes. Speakers must respect all members of the elected body,
officials, and staff. Defamation, unruliness and/or swearing will not be tolerated.
There were no public comments.

CEREMONIAL REVIEW
5. Mayor Ford reviewed the swearing in of Youth Council Advisory
Committee member, Shawana Davis, and Youth Council member Jalynn
Jenkins; and reviewed proclamations for: Women’s Small Business
Month, Breast Cancer Awareness Month, Domestic Violence Awareness
Month and Mental Health Awareness Month; and presented proclamations
to Paramedics Vanesha Gatewood and Walter Stowers for their heroic
services and rendering aid during a recent concert at the Amphitheater.

PUBLIC HEARING
6. ZONING MODIFICATION CASE #ZM-2023-01. (Council District 5)
Consider a request for a change in zoning for a modification to amend the
Bridges of Jodeco Conceptual Plan to allow multi-family residential
development in Pod A and to allow senior family residential in Pod B,
identified by Parcel #053-01018000. The property has 14.630 +/- acres,
and it is accessed via Chen Parkway and Argento Drive in Land Lots 77,
78, & 83 of District 6. Application by Michelle Y. Saade, Member
(Applicant) of Southern Consulting Services, Inc. (Owner). Staff
Recommendation is approval. Planning Commission Recommendation is
approval. Applicant requests a deferral to be heard at the November 13,
2023 Council meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

7. REZONING CASE #RZ-2023-02. (Council District 4)
Consideration of a request a request for rezoning to rezone three parcels
on the north side of Valley Hill Road from ‘RR’ (Rural Residential) and ‘C-1’
(Neighborhood Commercial) to allow for the development of a single-family
detached residential subdivision. The applicant/agent is Yvette Morrison,
representing a developer/builder. The property contains three parcels on
Valley Hill Road, as are listed below, in Land Lot 92 of District 12, with
17.06 +/- total acres within the Stockbridge City Limits. 258 Valley Hill
Road (Parcel #S09-06010000) – Contains 2.2492 +/- acres. Zoned ‘RR’
(Rural Residential). 264 Valley Hill Road (Parcel #S08-01010000) –
Contains 6.5254 +/- acres. Zoned ‘RR (Rural Residential). Parcel #S08-
01020000 – Contains 8.2874 +/ acres. Zoned ‘C-1’ (Neighborhood
Commercial). Staff Recommendation is approval. Planning Commission
Recommendation is approval.
Presented by: Ryan Anderson, Interim Community Development Director
Mr. Anderson presented an overview of the development.

Mayor Pro Tem Barber noted she agrees with smart growth for the city,
2|Page
however, there are concerns with several developments already approved
and more proposed in the 4th District, that there has not been a solid road
and infrastructure plan brought forward to the Council with designated
funding, noting the repairs that need to be made to Valley Hill Road.

Councilwoman Gantt called for a point of order, noting the Agenda Item is
not for road repairs of Valley Hill Road.

Mayor Pro Tem Barber stated that she is the Council Representative for
District 4 and that it is her responsibility to speak on their behalf, and
asked Mr. Gardiner to speak about the roads and road improvements in
the Valley Hill area.

Mr. Gardiner stated that under current zoning law, you cannot deny based
on roads and infrastructure; noted these roads came into the city in
January 2023 by way of the annexation referendum and the roads were
not approved on the city’s SPLOST list; however, they can be added to
SPLOST VI.

Mayor Pro Tem Barber noted that her biggest concerns are the lack of
planning and funding for roads, and that while she supports the city’s
redevelopment plan, it is her responsibility to make sure that District 4
residents are not negatively impacted, further noting District 4 has seen
more high density than any other district in the city.

Councilman Blount noted he makes a point of not meeting with the
developer and allows the District Representative to take the lead.

Councilman Alexander referenced a $50-$60-million-dollar GDOT road
project that has been approved that will widen Hwy. 42 from Walmart up to
I-675 and is expected to be completed over the next couple of years; and
noted it was stated during a recent event that Georgia is the 8th largest
state by population, and growth will continue.

Mayor Ford noted that it was also stated during that event that Georgia
was the best state for jobs.

Public Hearing Opened
Speakers in Favor – None
Speakers Opposed – Ms. Connie Snow, Ms. Susan Grosvenor, and
Ms. Marion Calhoun.
Public Hearing Closed

The Builder addressed concerns from residents and officials and amended
the site plan by moving some of the amenities to the front of the
development, building the homes on a slab and removing the basements,
including a 10’ multi-use path in front of the development, gated; 25’ buffer
and evergreen trees with landscaping, a privacy fence, and Marine Inland
insurance; along with conditions presented by staff in the presentation.

3|Page
Councilwoman Gantt noted she was impressed with the amenities
considering there were only sixteen homes; expressed concerned for the
runoff mentioned by a homeowner, and noted her interest is for the quality
of life for the residents and what is in the best interest of the city; and
stated the Planning and Zoning Board is in place to hear these items and
make a recommendation to the City Council.

Mayor Ford considered allowing the homeowner, Ms. Susan Grosvenor, to
respond.

Councilman Blount called for a Point of Order noting the Public Hearing
portion of the meeting had closed; and motioned for the members of
Council to be allowed to complete their comments before Ms. Grosvenor
responds, seconded by Councilwoman Gantt. The motion passed 4-1
(Councilwoman Barber Opposed noting she reserves the right to speak
following the homeowner’s comments; Mayor Ford confirmed).

Ms. Susan Grosvenor appealed to the Council to deny the Rezoning
request.

Motion to defer the item to the November 13, 2023 meeting due to the
changes to the development and to allow staff and the engineer to meet
with the adjacent homeowner to review the new site plan made by Mayor
Pro Tem Barber; seconded by Councilman Thomas. The motion failed
2-3. (Barber/Thomas approved). (Alexander/Blount/Gantt Opposed).

Motion to approve Rezoning Case #RZ-2023-02 with a contingency that
the concerns referenced are to be rectified and documented made by
Councilman Blount; seconded by Councilwoman Gantt. The motion passed
3-0-2 (Alexander, Blount and Gantt Approved); (Barber/Thomas
Abstained).

8. ANNEXATION CASE #AX-2023-03. (To be located in Council District 5.)
Consideration of a request for the annexation of property at 77 and 87
Holloway Road (with frontage on Patrick Henry Parkway), located in
unincorporated Henry County, into the Stockbridge City Limits. The
applicant is NexMetro Acquisitions, LLC, c/o Battle Law, P.C. The property
contains two parcels, as are listed below, in Land Lot 50 of District 6, with
14.16 +/- total acres. 77 Holloway Road (Parcel #052-01023000) --
Contains 1.16 +/- acres. 87 Holloway Road (Parcel #052-01024000) --
Contains 13.00 +/- acres. Staff Recommendation is approval. Planning
Commission Recommendation is denial. Applicant requests a deferral to
be heard at the November 13, 2023 meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

9. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-03. (To be
located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment to
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assign the future land use designation of ‘High-Density Residential’ to
property at 77 and 87 Holloway Road (with frontage on Patrick Henry
Parkway), located in unincorporated Henry County, if and after the parcels
are annexed into the Stockbridge City Limits. The purpose of the request
is to allow for a mixed residential development. The applicant is NexMetro
Acquisitions, LLC, c/o Battle Law, P.C. The property contains two parcels,
as are listed below, in Land Lot 50 of District 6, with 14.162 +/- total acres.
77 Holloway Road (Parcel #052-01023000) -- Contains 1.160 +/- acres.
87 Holloway Road (Parcel #052-01024000) -- Contains 13.012 +/-
acres. Staff Recommendation is approval. Planning Commission
Recommendation is denial.
Applicant requests a deferral to be heard at the November 13, 2023
Council meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

10. REZONING CASE #RZ-2023-04. (To be located in Council District 5.)
a request to assign the zoning district of ‘PUD’ (Planned Unit Development)
to two parcels at 77 and 87 Holloway Road (with frontage on Patrick Henry
Parkway), located in unincorporated Henry County, if and after the parcels
are annexed into the Stockbridge City Limits. The purpose of the request is
to allow for a mixed residential development. The applicant is NexMetro
Acquisitions, LLC, c/o Battle Law, P.C. The property contains two parcels,
as are listed below, in Land Lot 50 of District 6, with 14.162 +/- total acres.
77 Holloway Road (Parcel 052-01023000) -- Contains 1.160 +/- acres. 87
Holloway Road (Parcel #052-01024000) -- Contains 13.012 +/- acres. Staff
Recommendation is approval. Planning Commission Recommendation is
denial. Applicant requests a deferral to be heard at the November 13, 2023
meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

11. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-04
(Council District 2)
Consideration of a request for a Comprehensive Plan Amendment to
change the future land use designation of three parcels on Davidson
Parkway and Walter Way from ‘Low-Density Vertical Mixed-Use’ to ‘High-
Density Residential’ to allow for a mixed residential development. The
applicant is D. R. Horton, Atlanta East, represented by Tiffany D. Hogan.
The property contains three parcels, as are listed below, in Land Lot 57 of
District 12, with 79.16 +/- total acres. Parcel #030-01009000 – Contains
73.859 +/- acres. Parcel #030-01009005 – Contains 3.636 +/- acres.
Parcel #030-01009006 – Contains 1.369 +/- acres. Staff
Recommendation is denial. Planning Commission Recommendation is
denial. Applicant requests a deferral to be heard at the November 13, 2023
meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

5|Page
12. REZONING CASE #RZ-2023-05. (Council District 2)
Consideration of a request to rezone three parcels on Davidson Parkway
and Walter Way from ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned Unit
Development) to allow for a mixed residential development. The applicant
is D. R. Horton, Atlanta East, represented by Tiffany D. Hogan. The
property contains three parcels, as are listed below, in Land Lot 57 of
District 12, with 79.16 +/- total acres. Parcel #030-01009000 – Contains
73.859 +/- acres. Parcel #030-01009005 – Contains 3.636 +/- acres.
Parcel #030-01009006 – Contains 1.369 +/- acres. Staff
Recommendation is denial. Planning Commission Recommendation is
denial.
Applicant requests a deferral to be heard at the November 13, 2023
meeting.
Item Deferred to the November 13, 2023 Council Meeting at the
applicant’s request.

13. Council consideration to approve an increase to the annual expenditure
amount for Right-of-Way Landscaping from $200,000.00 to $300,000.00.
Staff requested $300,000.00 in its proposed FY2023 budget but it was
reduced to $200,000.00 in the approved FY2023 budget. The annual
contract with CGL is $294,220.52. The funding source is from fund
balance.
Presented by: Decius Aaron, Public Works Director
Councilman Alexander suggested the grass to be cut back to the fence
along Walt Stephens Road; noting there was money in hotel/motel tax.

Mr. Gardiner stated the city cannot use hotel/motel tax funds for
landscaping.

Councilman Blount noted the Council approved $200,000 in the budget,
and yet there a contract for $294,220.52.

Councilwoman Gantt asked if services have been expanded.

Councilman Thomas noted he contacted Mr. Aaron to ask that question
and was told by Mr. Aaron that he made the request during the budget
process last year for $300,000, and that amount was cut in the budget to
$200,000 causing the shortfall, and now a budget amendment is required
to pay for services through the remainder of the year, and to cover
outstanding invoices; and noted the scope of work has not been expanded
by GGL, and noted Mr. Aaron agreed to increase the frequency of cutting
and maintaining North Henry Blvd. by Public Works General Maintenance
staff.

Motion to approve made by Councilwoman Gantt; seconded by
Councilman Alexander. The motion passed unanimously 5-0.

14. Council consideration to approve an increase to the annual expenditure
amount for sanitation disposal costs from $500,000.00 to $1,000,000.00.
Staff requested $700,000.00 in its proposed FY2023 budget but it was
6|Page
reduced to $500,000.00 in the approved FY2023 budget. The increase is
needed due to the increased disposal costs from adding the annexed
residents. The funding source is from the Sanitation Fund Balance.
Presented by: Decius Aaron, Public Works Director
Councilman Alexander asked for the Sanitation Fund Balance amount.

Mr. Wiggins noted the amount is $1,327,163.

Motion to approve made by Councilwoman Gantt; seconded by
Councilman Blount. The motion passed unanimously 5-0.

ANNOUNCEMENTS OF UPCOMING MEETINGS
UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or
contact City Hall offices at 770-389-7900 for updates.
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. (Oct 5)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (Oct 9)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City Hall Levi
Meeting Room - City Hall (Oct 9)
• Youth Council Advisory Committee Meeting, 6:30 p.m. -2nd Monday of each
month Levi Meeting Room - City Hall (Oct 9)
• Citywide Development Authority Meeting, 2nd Tuesday of each month at 6:00
p.m. - City Hall Levi Meeting Room (Oct 10)
• Main Street Advisory Board Meeting, 2nd Friday of each month – Welcome
Center located at 130 M L King, Sr. Heritage Trail at 9am (Oct 13)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Oct 17)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (Oct 26)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. –
City Hall Council (Oct 31)

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

• Citywide Development Authority Meeting, 2nd Tuesday of each month at 6:00
p.m. - City Hall Levi Meeting Room (Oct 10)
• Youth Council Meeting, 6:30 p.m. - 2nd Thursday each month - City Hall Levi
Meeting Room - City Hall (Oct 12)
• Main Street Advisory Board Meeting, 2nd Friday of each month – Welcome
Center located at 130 M L King, Sr. Heritage Trail at 9am (Oct 13)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Oct 17)

7|Page
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (Oct 26)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. –
City Hall Council (Oct 31)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. (Nov 2)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (Nov 13)
• Youth Council Advisory Committee Meeting, 6:30 p.m. -2nd Monday of each
month Levi Meeting Room - City Hall (Nov 13)

UPCOMING CITY EVENTS/INITIATIVES
o Join the City of Stockbridge for the Annual Breast Cancer Awareness Luncheon
and Fashion Show, Thursday, October 12th from 11am – 2pm at the Merle
Manders Conference Center. Registration is required. Contact the Events Team
at 770-389-5982.
o Join the City of Stockbridge for the Annual Pretty in Pink Breast Cancer
Awareness “Love Walk,” Saturday, October 14th from 10:30 am – 1pm at the
Clark Community Park walking trail.
o Join Councilman Blount for Bingo Bash, Wednesday, October 18th from 10am –
noon at the Merle Manders Conference Center located at 111 Davis Rd.
o Join Councilman Alexander to the Jodeco Rd. District 5 Community Cleanup on
Saturday, October 21st from 9am to 11am, Meeting location: Hardee’s parking lot
3056 Jodeco Rd. McDonough, GA
o Join Mayor Ford for the monthly Meet the Mayor on Monday, October 23rd from
10am – noon. Please contact Rosalynd Rawls to schedule an appointment at
678-833-3348 or via email at rrawls@cityofstockbridge-ga.gov
o Join Councilwoman Gantt for the Annual Fall Festival at Clark Community Park
on Saturday, October 28th from 12-pm to 4pm. This is a FREE event with candy,
food trucks, games, a costume contest and more!
o Calling all Veterans! Join the City of Stockbridge for the Annual Veterans Day
Luncheon on Friday, November 10th from 11am – 1pm at the Merle Manders
Conference Center as we honor those who have served and continue to serve
this great nation.
o Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
o Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service to rrawls@cityofstockbridge-ga.gov

Please plan to attend the 2023 Stockbridge Municipal Election Forum
Get your tickets for the upcoming 2023 Stockbridge Concert Series by visiting
stockbridgeamp.com or in person at the ticket office located at 4650 North Henry Blvd.
Thursday – Saturday from 1pm – 5pm.

8|Page
MAYOR’S COMMENTS
Mayor Ford noted we have entered the fall season and reminded everyone to get their
flu shots; noted COVID-19 is still on the rise and encouraged everyone to get their
vaccinations and boosters to stay healthy; asked everyone to support the Braves as
they attempt to even the series against the Phillies, and to root for our hometown center
fielder, Michael Harris II; and reminded city residents of the upcoming Candidate Forum
on Tuesday, October 10th at 7pm at the Merle Manders Conference Center located at
111 Davis Rd. Stockbridge, GA.
Motion to adjourn made by Councilman Alexander; seconded by Councilwoman Gantt.
The motion passed 4-0. (Blount was not present for the vote). The meeting adjourned at
8:45 p.m.
Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

9|Page
CITY COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, OCTOBER 30, 2023 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Yolanda Barber – Council District 4
Councilman Elton Alexander – Council District 5
Councilman John Blount – Council District 3
Councilwoman LaKeisha Gantt – Council District 1
Councilman Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
John Wiggins – City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:02 p.m.
Invocation by Kerri Stevens, Atlanta Regional Commission

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All Members
were present except Councilman Alexander.

Motion to amend the Agenda to Remove Item #6 made by Councilwoman Gantt;
seconded by Councilman Blount. The motion passed 4-0.
Motion to amend the Agenda to Replace Item #6 with a request for use of the Merle
Manders Conference Center for a Christmas event requested by State Representative
Angela Moore made by Councilwoman Gantt; seconded by Mayor Pro Tem Barber. The
motion passed 4-0.
Motion to adopt the Agenda as amended made by Councilman Blount; seconded by
Mayor Pro Tem Barber. The motion passed 4-0.
Review of the Minutes
1. Council Meeting Minutes September 11, 2023
2. Work Session Minutes September 26, 2023
No Action
1|Page
PUBLIC COMMENTS
All persons wishing to speak for public comment must sign in with the City Clerk prior to
the beginning of the meeting noting your name, address, and phone number. You will be
allotted three (3) minutes. Speakers must respect all members of the elected body,
officials, and staff. Defamation, unruliness and/or swearing will not be tolerated.
There were no public comments.

Councilman Alexander joined the meeting at 6:04 p.m.

CONSENT AGENDA
3. Resolution in support of the award of the DD RLF Application by the
Downtown Development Authority of Stockbridge for the downtown project
located at 132 MLK Senior Heritage Trail, Stockbridge, GA 30281 on
behalf of the NOLA Bistro and Daiquiri Bar LLC.
Mr. Allonce noted the Downtown Revolving Loan was approved by the
Motion to approve the Consent Agenda made by Councilwoman Gantt;
seconded by Councilman Alexander. The motion passed unanimously 5-0.

NEW BUSINESS
4. Council consideration to approve the Intergovernmental Agreement (IGA)
between the City of Stockbridge and the Citywide Development Authority.
Presented by: Fredirick Gardiner, City Manager and Quinton Washington,
City Attorney
Attorney Washington noted the language in the contract of “shall” and
“may” has been questions.

Councilwoman Gantt noted she would never agree to language of “shall”.

Councilman Alexander noted the intent is to give the Board funding but
reserves the right to include the language “may”.

Attorney Washington referenced Section 2.1 where the budget is
referenced as $45,000 or $75,000.

The consensus of the Council was to review the contract further and
clarify the language.

Motion to Table to hear following Executive Session made by
Councilwoman Gantt; seconded by Councilman Blount. The motion
passed unanimously 5-0.

5. Council consideration to approve submission of a grant application for the
Recreational Trail Program for restroom facilities at the west end of Reeves
Creek Trail off Flippen Road. The City of Stockbridge will submit a grant
application for the Recreation Trail Program with an estimated total project
cost of $450,000. The grant will require a minimum 20% ($90,000.00)
match. The City will commit to a 50% ($225,000.00) match using SPLOST
V funds which will be reimbursed by the grant. The grant application states
that if a City commits to more than a 20% required match, the applicant will
receive additional scoring points. So, the City will commit to a 50% match.
2|Page
Presented by: Jeremy Goodwin, Assistant Public Works Director
Mr. Goodwin noted the restrooms would be installed near the exercise
equipment.

Motion to approve made by Councilman Alexander; seconded by Mayor
Pro Tem Barber. The motion passed unanimously 5-0.

6. Council consideration to approve request from Brentwood Parks HOA
Board that the 51% approval of all homeowners to install speed humps be
waived and speed humps installed at locations along Brentwood Pkwy and
a designated lined crosswalk installed in the amenities area to enable
pedestrians to safely cross the road. Homeowners in each individual
subdivision along Brentwood Pkwy can still individually petition the city to
install speed bumps with 51% homeowner approval per the City of
Stockbridge regulations.
Presented by Decius Aaron, Public Works Director
This item was removed from the Agenda and replaced with the item below.

Council consideration to approve a request for use of the Merle Manders
Conference Center facility only, with no cost to the City, for the Lighthouse
Jr. Choir Holiday Peace Concert requested by State Representative
Angela Moore, to take place on Saturday, November 25, 2023.
Councilman Alexander made a request that the Merle Manders
Conference Center be made available for a chorus event on Saturday,
November 25, 2023, at no cost to the city, and that Rep. Moore’s group will
fund the event 100%.

Mayor Ford noted that it was his understanding that the Conference Center
would be closed on November 25th.

Councilwoman Gantt inquired if the group is bringing in their own sound
system.

Mr. Gardiner noted the city’s sound system is currently being evaluated
and re-configured and will reach out to Rep. Moore to confirm their plans
regarding the sound system.

Councilman Blount asked any type of personnel such as an attendant or
officers will be needed for the event.

Councilman Alexander noted the event is fully funded by Representative
Moore, and there will be no cost for the city, they only need to utilize the
space, and noted the group is performing a similar event in Stonecrest.

Motion to approve with no cost to the City of Stockbridge made by
Councilman Alexander; seconded by Councilman Blount. The motion
passed unanimously 5-0.

3|Page
7. Council consideration to approve request from The Winding Creek
Subdivision HOA for the City to assume the responsibility of paying the
monthly streetlight bill for the subdivision's street lights effective January 1,
2024. The cost is $1,476.97 per month, $17,723.64 annually.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron read the Standard Lighting Policy - Section 434.

Mayor Pro Tem Barber requested staff to present the city’s Streetlight
Policy Analysis as discussed at the Retreat.

Point of Order made by Councilman Blount to amend the Agenda to hear
information regarding the Street Light Policy – upheld by Mayor Ford.

Motion to amend the Agenda to discuss the Streetlight Policy made by
Mayor Pro Tem Barber; seconded by Councilman Thomas, voting to
Approve; Councilman Alexander and Councilwoman Gantt Opposed;
Councilman Blount Abstained. Mayor Ford voted to Oppose. The motion
failed 2-3-1.

Motion to task staff to bring the Streetlight Assessment to the November
28, 2023 Work Session meeting made by Councilman Alexander;
seconded by Mayor Pro Tem Barber. The motion passed unanimously 5-0.

Motion to approve Item #7 for the Winding Creek subdivision made by
Councilman Alexander; seconded by Councilwoman Gantt. The motion
passed unanimously 5-0.

8. Council consideration to authorize the Mayor to sign the Transmittal for the
update of 2028 City of Stockbridge Comprehensive Plan and submit to the
Atlanta Regional Commission and the Georgia Department of Community
Affairs for review.
Presented by: Ryan Anderson, Interim Community Development Director
Mr. Anderson noted the verbiage uploaded by staff is not correct and
needs to be replaced.

Motion to remove the Item from the Agenda due to the incorrect verbiage
uploaded by department staff and replace with the correct verbiage as
referenced below made by Councilman Blount; seconded by
Councilwoman Gantt. The motion passed unanimously 5-0.

Council consideration to approve a Resolution for the adoption of the 2024-
2028 Five-Year City of Stockbridge Comprehensive Plan Update and
submit to the Atlanta Regional Commission and the Georgia Department of
Community Affairs.
Presented by: Ryan Anderson, Interim Community Development Director
Mr. Anderson noted here has been several public meetings as required,
along with online surveys; and noted the next major re-write will be in
2028; noted the high-density numbers remain the same, however, the
medium density will be amended to 4.799 and noted that the changes
made will reduce the requests coming before the Council for amendments.
4|Page
Motion to approve the adoption of the 2024-2028 Five-Year
Comprehensive Plan made by Councilman Blount; seconded by
Councilwoman Gantt. The motion passed unanimously 5-0.

9. Council consideration to adopt Sanitation Collection Senior Discount
Program for qualified senior citizens. Qualifying seniors will receive
a 75% reduction in the annual sanitation fees for their place of residence.
To qualify, seniors must: (1) Be age 70 or older; (2) Be the owner and a
resident of a single-family dwelling where the discount is requested;
(3) The annual household income for the applicant’s residence from all
sources does not exceed $57,200.00. Income must be confirmed by the
most recent tax return; and (4) submit income documentation to the City on
or before May 15th of each year.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted several calls have come in from senior citizens regarding
the tax, and this program is a way to reduce the financial burden on
residents 70 years of age and older; and noted there was a spreadsheet
included in the packet that details the number of residents who could
qualify.

Mayor Pro Tem Barber requested the Cafeteria List of Exemptions to
include Septic that was scheduled to be presented at today’s meeting,
not6ing there are residents on septic who have received a tax bill that
includes water and sewer, and requested a Septic Program as was done
for the Sanitation to give the homeowners a fair rollback.

Point of Order made by Councilwoman Gantt noting this item is regarding
Sanitation – upheld by Mayor Ford.

Mr. Gardiner noted he has been working with the city’s Financial Advisor,
Ed Wall, on a cafeteria list of exemptions to present to the local delegation
for the next session if approved by the City Council.

Staff was tasked with bringing the Cafeteria List of Exemptions to the
Council at the November 28, 2023 Work Session meeting.

Councilman Blount requested the age to be lowered to 65.

Councilwoman Gantt cautioned the Council on the number of discounts,
noting the millage that was adopted was 3.77.

Motion to approve with the age lowered to 65 and must apply for rebate by
January 31, 2024 to receive a discount for 2023 sanitation fees and apply
discount by May 15th to receive a rebate for 2024 sanitation fees made by
Councilman Blount; seconded by Mayor Pro Tem Barber. The motion
passed 5-0.

5|Page
ANNOUNCEMENTS OF UPCOMING MEETINGS
UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or
contact City Hall offices at 770-389-7900 for updates.
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. (Nov 2)
• Main Street Advisory Board Meeting, 2nd Friday of each month – Welcome
Center located at 130 M L King, Sr. Heritage Trail at 9am (Nov 10)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (Nov 13)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City Hall Levi
Meeting Room - City Hall (Nov 13)
• Citywide Development Authority Meeting, 2nd Tuesday of each month at 6:00
p.m. - City Hall Levi Meeting Room (Nov 14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Nov 21)
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of each
month Levi Meeting Room - City Hall (Nov 21)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (TBD)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. –
City Hall Council (Nov 28)

UPCOMING CITY EVENTS/INITIATIVES
• Join Mayor Ford in partnership with S.H.E. 4 Women Veterans Inc. for the S.H.E. Factor
Women Veterans Expo & Summit, Saturday, November 4th from 11am - 4 pm at the Merle
Manders Conference Center

• Calling all Veterans! Join the City of Stockbridge for the Annual Veterans Day Luncheon on
Friday, November 10th from 11am – 1pm at the Merle Manders Conference Center as we
honor those who have served and continue to serve this great nation. Please RSVP
to:events@cityofstockbridge-ga.gov by Nov. 4th.

• Join Councilman Blount for Bingo Bash, Wednesday, November 15th from 10am – noon at
the Merle Manders Conference Center located at 111 Davis Rd.

• Join Mayor Ford for the monthly Meet the Mayor on Monday, November 27th from 10am –
noon. Please contact Rosalynd Rawls to schedule an appointment at 678-833-3348 or via
email at rrawls@cityofstockbridge-ga.gov

• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered around
education highlighting the causes and effects of Littering and Illegal Dumping. More
information to follow.

• Councilman Thomas is honoring Veterans with a Continuous Salute all year long. Please
send your pictures of Veterans with their name, branch, rank, and years of service
to rrawls@cityofstockbridge-ga.gov

6|Page
Early voting is underway at the Merle Manders Conference Center located at 111 Davis Rd.
Stockbridge, GA from 7am - 7pm through November 3rd. Election Day is Tuesday, November
7th. Please be reminded that election day voting only takes place at your neighborhood polling
precinct. Please check your election day voting location at MVP.SOS.GA.GOV

MAYOR’S COMMENTS
Mayor Ford wished everyone a safe and Happy Halloween tomorrow; noted COVID-19
is still with us and encouraged everyone to get their vaccinations and boosters to stay
healthy; and notified everyone that Costco is having a ribbon cutting and grand opening
on Thursday, November 16, 2023 at 7:30 a.m.
Councilman Alexander noted Costco Gas is opening on November 2nd.
Motion to convene Executive Session for Personnel, Real Estate, and Litigation made
by Councilman Blount; seconded by Councilwoman Gantt. The motion passed
unanimously 5-0.
Motion to adjourn Executive Session and to sign an Affidavit and with no action
regarding Agenda Item #4 made by Councilman Blount; seconded by Mayor Pro Tem
Barber. The motion passed unanimously 5-0.
Motion to reconvene the meeting made by Councilman Blount; seconded by
Councilman Alexander. The motion passed unanimously 5-0.
Motion to adjourn made by Councilman Blount; seconded by Mayor Pro Tem Barber.
The motion passed unanimously 5-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

7|Page
City of Stockbridge 2024
Public Meeting Schedule
The following regularly scheduled meetings will be held by entities of the City of
Stockbridge. Please check the City’s webpage www.cityofstockbridge.com for date
or location changes. Meetings are open to the public.

Regular Monthly
Entity Meeting Days Time Place
City Council Council Chamber
2nd Monday 6:00 P.M.
2nd Floor
City Council Last Tuesday Council Chamber
6:00 P.M.
Work Session 2nd Floor
Council Chamber
Planning Commission 3rd Thursday 6:30 P.M.
2nd Floor
Welcome Center
Main Street Main Street Offices
2nd Friday 9:00 A.M.
Advisory Board 130 ML King Sr.
Heritage Trail
Welcome Center
Downtown Development Main Street Offices
3rd Tuesday 6:00 P.M.
Authority 130 ML King Sr.
Heritage Trail
Levi Meeting Room
Youth Council 2nd Monday 6:30 P.M.
City Hall

Youth Council Levi Meeting Room
3rd Tuesday 6:30 P.M.
Advisory Committee City Hall

Public Facilities Authority Will Meet as Needed City Hall

Citizen-Police Stockbridge Police
1st Thursday 6:00 P.M.
Advisory Council Department
Citywide Development 2nd Tuesday Levi Meeting Room
Authority City Hall
Urban Redevelopment Will Meet as Needed City Hall
Agency (URA)
For more information, please contact Vanessa Holiday, City Clerk at (678) 833-3303 or
Via Email: vholiday@cityofstockbridge-ga.gov
2024 NOTICE OF PUBLIC MEETING SCHEDULE
CITY OF STOCKBRIDGE
4640 NORTH HENRY BLVD.
STOCKBRIDGE, GA 30281

COUNCIL MEETINGS ARE HELD THE 2nd MONDAY OF
EACH MONTH AT 6:00 P.M. (EXCEPT WHERE NOTED *)
January 08, 2024 July 08, 2024
February 12, 2024 August 12, 2024
*March 04, 2024 September 09, 2024
April 08, 2024 October 14, 2024
May 13, 2024 *November 12, 2024
June 10, 2024 December 09, 2024

WORK SESSION MEETINGS ARE HELD THE LAST TUESDAY
OF EACH MONTH (EXCEPT WHERE NOTED*) AT 6:00 P.M.
January 30, 2024 July 30, 2024
February 27, 2024 August 27, 2024
March 26, 2024 September 24, 2024
April 30, 2024 October 29, 2024
May 28, 2024 *November 19, 2024
*June 26, 2024 *December 17, 2024

CITY/COUNTY JOINT SPLOST MEETING
140 HENRY PKWY. MCDONOUGH, GA 30253
JUNE 18, 2024

COUNCIL RETREATS
LOCATION AND TIME TO BE DETERMINED
February 21- 23, 2024 August 21 - 23, 2024
2024 NOTICE OF PUBLIC MEETING SCHEDULE
MEETINGS ARE HELD ON THE 3RD TUESDAY OF
EVERY MONTH AT 6:00 P.M.
DOWNTOWN DEVELOPMENT AUTHORITY
130 M.L. KING HERITAGE TRAIL
STOCKBRIDGE, GA 30281
January 16, 2024 July 16, 2024
February 20, 2024 August 20, 2024
March 19, 2024 September 17, 2024
April 16, 2024 October 15, 2024
May 21, 2024 November 19, 2024
June 18, 2024 December 17, 2024
Citywide Development Authority
2024 NOTICE OF PUBLIC MEETING SCHEDULE
CITYWIDE DEVELOPMENT AUTHORITY
MEETINGS ARE HELD EVERY 2nd TUESDAY OF THE
MONTH AT 6:00 P.M.
LOCATION: THE LEVI MEETING ROOM AT
CITY HALL
4640 NORTH HENRY BLVD.
STOCKBRIDGE, GA 30281

January 09, 2024 July 09, 2024
February 13, 2024 August 13, 2024
March 12, 2024 September 10, 2024
April 09, 2024 October 08, 2024
May 14, 2024 November 12, 2024
June 11, 2024 December 10, 2024
2024 NOTICE OF PUBLIC MEETING SCHEDULE

URBAN REDEVELOPMENT AGENCY (URA)
WILL MEET AS NEEDED OR
OTHERWISE NOTED
MEETINGS ARE HELD IN THE
COUNCIL CHAMBERS ON THE 2nd FLOOR AT
CITY HALL
4640 NORTH HENRY BLVD.
STOCKBRIDGE, GA 30281

February 12, 2024 5:00 P.M.
ALL OTHER MEETINGS ARE AS NEEDED
Planning Commission
2024 NOTICE OF PUBLIC MEETING SCHEDULE
PLANNING COMMISSION MEETINGS ARE HELD
EVERY 3rd THURDAY OF THE MONTH IN THE
COUNCIL CHAMBERS 2nd FLOOR AT 6:30 P.M.
CITY HALL
4640 NORTH HENRY BLVD.
STOCKBRIDGE, GA 30281

January 18, 2024 July 18, 2024
February 15, 2024 August 15, 2024
March 21, 2024 September 19, 2024
April 18, 2024 October 17, 2024
May 16, 2024 November 21, 2024
June 20, 2024 December 19, 2024
Stockbridge Main Street Program

Stockbridge Main Street
Advisory Board
2024 Meeting Schedule

The Stockbridge Main Street Advisory Board meets on the second (2nd)
Friday of every month at 9:00 a.m., unless that date falls on, or within one day
of, a nationally and/or City of Stockbridge-recognized holiday. In such cases,
the meeting will be held on the following Friday, or on another date deemed
suitable by the Main Street Program Manager and/or the Main Street Advisory
Board.

The meeting may also be held on an alternate suitable date by a majority
vote of the Board and with proper notice to the public.

Board meetings will be held in person at the Stockbridge Main Street
Program Office (130 Martin Luther King, Sr. Heritage Trail) in downtown
Stockbridge, Georgia, unless otherwise determined by the Program Manager
and/or Board and with proper notice to the public.

In the instance of an alternative date, time, and/or meeting location, a
public notice of this change will be posted at Stockbridge City Hall (4640 N.
Henry Blvd.) and posted on both the City’s and the Main Street Program’s
social media outlets.

All meetings are open to the public. The 2024 Main Street Advisory
Board Meeting Schedule is as follows:

January 12th July 12th
February 9th August 9th
March 8th September 13th
April 12th October 11th
May 10th November 8th
June 14th December 13th

For more information about the Stockbridge Main Street Program and
Advisory Board, please visit www.StockbridgeMainStreet.com, or contact the
program office at mainstreet@cityofstockbridge-ga.gov or 678-833-3306.

130 MLK, Sr. Heritage Trail ∙ Stockbridge, Georgia ∙ 30281 ∙ (678) 833-3306
Stockbridge Youth Council
Advisory Committee
2024 Monthly Public Meeting Schedule

Stockbridge City Hall
Levi Meeting Room
4640 North Henry Boulevard
Stockbridge Georgia 30281
Time: 6:30pm – 8:30pm
3rd Tuesday of the Month
Participants: All Advisory Committee Members

January 16, 2024 August 20, 2024
February 20, 2024 September 17, 2024
March 19, 2024 October 22, 2024
April 16, 2024 November 19, 2024
May 21, 2024 December 17, 2024
July 16, 2024
Stockbridge Youth Council
2024 Monthly Public Meeting Schedule

Stockbridge City Hall
Levi Meeting Room
4640 North Henry Boulevard
Stockbridge Georgia 30281
Time: 6:30pm- 8:30pm
2nd Monday of the Month
Participants: All SYC Members and Advisory Committee Student Liaison

January 8, 2024 August 12, 2024
February 12, 2024 September 9, 2024
March 11, 2024 October 14, 2024
April 8, 2024 November 11, 2024
May 13, 2024 December 9, 2024
2024 NOTICE OF PUBLIC MEETINGS
CITY OF STOCKBRIDGE POLICE DEPARTMENT
COMMUNITY ROOM
4545 NORTH HENRY BLVD.
STOCKBRIDGE, GA 30281

CITIZEN POLICE ADVISORY COUNCIL MEETINGS ARE
HELD ON THE 1ST THURSDAY OF
EACH MONTH AT 6:00 P.M.

January 04, 2024 July 11, 2024
February 01, 2024 August 01, 2024
March 07, 2024 September 05, 2024
April 04, 2024 October 03, 2024
May 02, 2024 November 07, 2024
June 06, 2024 December 05, 2024

ALL MEETINGS ARE OPEN AND THE PUBLIC IS ENCOURAGED TO ATTEND
2024 MUNICIPAL COURT CALENDAR
STOCKBRIDGE MUNICIPAL COURT
4602 NORTH HENRY BLVD.
STOCKBRIDGE, GA 30281

Typically 1st and 3rd FRIDAYS OF EACH MONTH
SESSIONS BEGIN AT 9:00 AM & 1:30 PM

January 12* Arraignment July 12* Arraignment
January 26* Bench Trials July 19 Bench Trials
February 2 Arraignment August 2 Arraignment
February 16 Bench Trials August 16 Bench Trials
March 1 Arraignment September 6 Arraignment
March 15 Bench Trials September 20 Bench Trials
April 12* Arraignment October 4 Arraignment
April 19 Bench Trials October 18 Bench Trials
May 10* Arraignment November 1 Arraignment
May 24* Bench Trials November 15 Bench Trials
June 7 Arraignment December 6 Arraignment
June 21 Bench Trials December 20 Bench Trials

Genea Stanley, Clerk of Court
Email: gstanley@stockbridgega.org
Phone: 770-389-7906 ext. 227
2024 MUNICIPAL COURT
PROBABLE CAUSE & SCHOOL ZONE
CALENDAR
STOCKBRIDGE MUNICIPAL COURT

(Typically the last Friday of each month)

9:00 AM PC 9:00 AM PC
Friday, February 9* Friday, July 26
1:30 PM SZ 1:30 PM SZ
9:00 AM PC 9:00 AM PC
Friday, March 22* Friday, August 30
1:30 PM SZ 1:30 PM SZ
9:00 AM PC 9:00 AM PC
Friday, April 26 Friday, September 27
1:30 PM SZ 1:30 PM SZ
9:00 AM PC 9:00 AM PC
Friday, May 31 Friday, October 25
1:30 PM SZ 1:30 PM SZ
9:00 AM PC 9:00 AM PC
Friday, June 28 Friday, November 22*
1:30 PM SZ 1:30 PM SZ

Genea Stanley, Clerk of Court
Email: gstanley@cityofstockbridge-ga.gov
Phone: 770-389-7906 ext. 227
2023 AGENDA DOCUMENTS
DEADLINE
DOCS DUE IN CIVIC WS MTG DATE DOCS DUE IN CIVIC MTG DATE
Friday, January 12, 2024 Tuesday, January 30, 2024 Friday, December 22, 2023 Monday, January 8, 2024

Friday, February 9, 2024 Tuesday, February 27, 2024 Friday, January 26, 2024 Monday, February 12, 2024

Friday, March 8, 2024 Tuesday, March 26, 2024 Friday, February 23, 2024 Monday, March 11, 2024

Friday, April 12, 2024 Tuesday, April 30, 2024 Friday, March 22, 2024 Monday, April 8, 2024

Friday, May 10, 2024 Tuesday, May 28, 2024 Friday, April 26, 2024 Monday, May 13, 2024

Friday, June 7, 2024 *Wednesday, June 26, 2024 Friday, May 24, 2024 Monday, June 10, 2024

Friday, July 12, 2024 Tuesday, July 30, 2024 Friday, June 21, 2024 Monday, July 8, 2024

Friday, August 9, 2024 Tuesday, August 27, 2024 Friday, July 26, 2024 Monday , August 12, 2024

Friday, September 6, 2024 Tuesday, September 24, 2024 Friday, August 23, 2024 Monday, September 9, 2024

Friday, October 13, 2024 Tuesday, October 29, 2024 Friday, September 20, 2024 Monday, October 14, 2024

Friday, November 1, 2024 **Tuesday, November 19, 2024 Friday, October 25, 2024 Tuesday, November 12, 2024

Friday, November 29, 2024 ***Tuesday, December 17, 2024 Friday, November 22, 2024 Monday, December 9, 2024

DEADLINE- DOCUMENTS IN CIVIC WORK SESSION DATES DEADLINE- DOCUMENTS IN CIVIC COUNCIL MEETING DATES
*ADJUSTED FOR GMA ANNUAL CONVENTION
**ADJUSTED FOR THANKSGIVING HOLIDAY
***ADJUSTED FOR CHRISTMAS HOLIDAY
NOV MTG ADJUSTED FOR VETERANS DAY
2024 HOLIDAY SCHEDULE
The City of Stockbridge will be closed in observance of the following
Holidays and re-open the next business day at 8:00 am.
Please call 911 if you have an emergency. The non-emergency number for
the Police Department is 770-957-9121.

HOLIDAY OBSERVANCE
New Year’s Day Monday, January 1st

Martin Luther King, Jr. Monday, January 15th

Good Friday Friday, March 29th

Memorial Day Monday, May 27th

Juneteenth Wednesday, June 19th

Independence Day Thursday, July 4th

Labor Day Monday, September 2nd

Veteran’s Day Monday, November 11th

Thanksgiving Day Thursday, November 28th

Day After Thanksgiving Friday, November 29th

Christmas Eve Tuesday, December 24th

Christmas Day Wednesday, December 25th
2024 COUNCIL INITIATIVES (PROPOSED)
CITY OF STOCKBRIDGE

DATE 2024 COUNCIL INITIATIVES

JANUARY
13-Jan COMMUNITY CLEAN UP - 9AM - 11AM - ALEXANDER
17-Jan BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
22-Jan MEET THE MAYOR-10AM - 12PM - MAYOR FORD

FEBRUARY
21-Feb BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
22-Feb QUARTERLY TOWN HALL - 7P - ALEXANDER
24-Feb AFRICAN-AMERICAN HERITAGE CELEBRATION - 5PM - 7PM -THOMAS
26-Feb MEET THE MAYOR- 10AM - 12 PM-MAYOR FORD

MARCH
3-Mar WOMEN'S HISTORY MONTH EVENT - 3PM - 6PM - ALEXANDER
4-Mar MAYOR'S CLERGY ROUNDTABLE - LEVI CONFERENCE RM- 6:30PM - FORD
20-Mar BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
25-Mar MEET THE MAYOR- 10AM - 12PM-MAYOR FORD
STATE OF THE CITY - MAYOR FORD - TBD
APRIL
17-Apr BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
20-Apr COMMUNITY CLEAN UP - 9AM - 11AM - ALEXANDER
22-Apr MEET THE MAYOR- 10AM - 12PM - MAYOR FORD
GA CITIES WEEK - TBD - THOMAS
YOUNG & GIFTED HONORS - TBD - THOMAS
TRAIL ALIVE - TBD - ALEXANDER

MAY
4-May ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
4-May MOTHER'S DAY EVENT - MMCC - BARBER
11-May ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
15-May BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
18-May CARRIE MAE HAMBRICK CELEBRATION - THOMAS
18-May ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
20-May MEET THE MAYOR- 10AM - 12PM - MAYOR FORD
25-May ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
CEMETERY CLEAN-UP - THOMAS - TBD

JUNE
1-Jun ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
3-Jun MAYOR'S CLERGY ROUNDTABLE - 6:30PM - MAYOR FORD
8-Jun ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
8-Jun FATHER'S DAY EVENT -MMCC - BARBER
12-Jun BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
15-Jun ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
20-Jun QUARTERLY TOWN HALL MEETING - 7P - ALEXANDER
22-Jun ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
24-Jun MEET THE MAYOR- 10AM - 12PM-MAYOR FORD
29-Jun ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
JULY
6-Jul ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
13-Jul ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
13-Jul COMMUNITY CLEAN UP - 9AM - 11AM - ALEXANDER
17-Jul BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
20-Jul ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER
22-Jul MEET THE MAYOR- 10AM - 12PM-MAYOR FORD
27-Jul ZUMBA-GARDNER PARK- 8AM - 9AM - BARBER

AUGUST
14-Aug BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
26-Aug MEET THE MAYOR- 10AM - 12PM-MAYOR FORD

SEPTEMBER
3-Sep MAYOR'S CLERGY ROUNDTABLE - 6:30PM - FORD
12-Sep QUARTERLY TOWN HALL MEETING - 7PM - ALEXANDER
18-Sep BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
19-Sep FIRST RESPONDERS APPRECIATION LUNCHEON -11AM - 1PM - MMCC - THOMAS
23-Sep MEET THE MAYOR- 10AM - 12PM-MAYOR FORD
OCTOBER
16-Oct BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
19-Oct COMMUNITY CLEAN UP - 9AM - 11AM - ALEXANDER
26-Oct FALL FESTIVAL-CLARK PARK- 12PM - 4PM - GANTT
28-Oct MEET THE MAYOR- 10AM - 12PM- MAYOR FORD

NOVEMBER
18-Nov MEET THE MAYOR- 10AM - 12PM-MAYOR FORD
20-Nov BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
23-Nov SMOKE DETECTOR GIVEAWAY- THOMAS - 10AM - 12PM

DECEMBER
2-Dec MAYOR'S CLERGY ROUNDTABLE - 6PM
13-Dec QUARTERLY TOWN HALL MEETING - 7PM - ALEXANDER
16-Dec MEET THE MAYOR- 10AM - 12PM-MAYOR FORD
18-Dec BINGO BASH - 10 AM - 12 PM - MMCC - THOMAS
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2024 FUNDING SOURCE
xx RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Renee Wheeler
DEPARTMENT: Human Resources
ITEM/PROJECT/EVENT:
Council consideration to approve the 2024 Holiday Calendar.

BACKGROUND INFORMATION:

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

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Staff Signature______________________________

2024 Events Calendar
# Event Date(s) Time Location (s) Description
Job Fair to include Stockbridge
Amphitheater
1 Job Fair Thursday, April 25 10:00 am - 1:00 pm businesses and Goodwill. Food
Parking Lot
Trucks.

Every Tuesday Beginning May
Food Truck Tasty
2 7 until July 30 (Except on May 5:30 pm - 8:30 pm Clark Park Food Trucks, DJ, Vendors
Tuesdays
28, June 18 and July 2)

Merle Manders
Honoring our Heroes that are
3 Memorial March Monday, May 27 9:00 am - 11:00 am parking lot to
gone but not forgotten.
Memorial Park
Gates open at 3:00 Stockbridge celebrates
Amphitheater
4 Juneteenth Celebration Wednesday, June 19 pm Concert from Juneteenth. Cultural dance and
Stage
5:00 pm - 9:00 pm music performances.
Gates open at 3:00 Third annual event in Stockbridge
Fourth of July
5 Thursday, July 4 pm Concert from Amphitheater with music, food trucks and
Extravaganza
5:00 pm - 9:00 pm fireworks.
Kicking off the new school year
Amphitheater
6 Back to School Kick Off Saturday, July 20 11:00 am - 1:00 pm with rides, back pack and supply
Parking Lot
give away.

12/4/2023
Honoring the Heroes of that
7 9/11 Ceremony Wednesday, September 11 8:00 am - 11:00 am City Hall Steps infamous day. Mayor and special
guests speak and remember.

Carnival opens at
1:00 pm. Gates open
Stockbridge Food Trucks, Vendors, Kids Rides,
8 BridgeFest Saturday, September 28 at 3:00 pm Concert
Ampitheater Rotating Acts on Stage
from 5:00 pm - 10:00
pm
Pretty in Pink Breast Merle Manders
Dressy lunch, Fashion Show,
9 Cancer Awareness Thursday, October 17 11:00 am - 2:00 pm Conference
Emcee/Music
Lunch/Fashion Show Center
Pretty in Pink Breast Survivors celebrating other
Clark Park
10 Cancer Awareness Saturday, October 19 10:00 am - 12:00 pm Survivors and their families in a
Walking Trail
"Love Walk" walk
Merle Manders
11 Veterans Day Lunch Friday, November 8 11:00 am - 1:00 pm Conference Honoring our Local Heroes
Center

The City of Stockbridge partners
10:00 am - until Amphitheater with local organizations to assist
12 Turkey Giveaway Saturday, November 23
supplies run out. Parking Lot families with a FREE turkey give
away for the holiday.

Santa & Mrs. Claus, rides and
Holiday Festival & Tree Amphitheater
13 Friday, December 6 5:30 pm - 9:00 pm tree lighting to start the holiday
Lighting Parking Lot
season.

City shows appreciation for all of
Volunteer Appreciation
14 Saturday, December 14 5:00 pm - 8:00 pm MMCC Ballroom the great volunteers with a
Dinner
dinner and entertainment

12/4/2023
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2024 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Rosalynd Rawls
DEPARTMENT: Governing Body
ITEM/PROJECT/EVENT:
Council consideration to approve the 2024 Council Initiatives (Proposed).

BACKGROUND INFORMATION:

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

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Staff Signature______________________________

City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2024 FUNDING SOURCE
X RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER:
Fred Gardiner
DEPARTMENT: Human Resources
ITEM/PROJECT/EVENT:
Council consideration to approve the 2024 workers compensation renewal.

BACKGROUND INFORMATION:
This is a renewal of our workers compensation insurance for workplace injuries. This renewal has
been submitted by our Broker J. Smith & Lanier. The renewal received has been reviewed by staff
from different vendors to provide the best cost to the city for the annual renewal of these services.

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

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Staff Signature______________________________

Public Building Authority

Toney C ollins

809 Black Diamond Dr

McDonough GA 30253

4044415527

tedwardcollins@ live.com

Best Brokers Real Etate LLC

Secretary

12-04-2023
STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

ORDINANCE NO._____________________

AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
STOCKBRIDGE, GEORGIA, TO GRANT HOMESTEAD EXEMPTIONS TO
QUALIFIED CITY RESIDENTS, AND FOR OTHER PURPOSES

WHEREAS, the Mayor and Council are the governing body of the City of Stockbridge, Georgia
(hereinafter “City”); and

WHEREAS, the City is a taxing authority; and

WHEREAS, The millage rate is the tax rate used to calculate ad valorem taxes; and

WHEREAS, The City set the millage rate for the 2023 calendar year at 3.77 mills; and

WHEREAS, the City wishes to recognize and allow certain exemptions from the City’s millage;
and

WHEREAS, Article VII, Section 11, Para. 11 (a)(2) of the Georgia Constitution provides that
homestead exemptions from ad valorem taxation levied by local training jurisdictions may be
granted by local law conditioned upon approval by a majority of qualified electors residing
within the limits of the local taxing jurisdiction voting in a referendum thereon; and

WHEREAS, it is the desire of the Mayor and Council of the City of Stockbridge to engage the
local delegation to enact legislation that allows certain exemptions from the valorem taxation for
those residents of the City of Stockbridge who own and occupy their residence as their primary
residence; and

WHEREAS, said exemptions are reflected in the attached Exhibit “A” and incorporated by
reference.
THEREFORE, BE HEREBY RESOLVED, by a majority vote of the Mayor and Council of the
City of Stockbridge, that the local delegation be engaged to enact legislation to provide for the
attached exemptions from the City’s ad valorem taxation.

This 13th Day of December 2023

SO RESOLVED this _____ day of __________________ 2023.

ANTHONY S. FORD, Mayor

ATTEST:

___________________________________ (SEAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON G. WASHINGTON, City Attorney

City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
ANNEXATION CASE #AX-2023-03. To consider a request to annex property at 77 and 87
Holloway Road (with frontage on Patrick Henry Parkway) into the City. The applicant is NexMetro
Acquisitions, LLC, c/o Battle Law, P.C. The property contains two parcels with 14.16 +/- total
acres. The applicant proposes to build an innovative mixed residential development with 136 units.

BACKGROUND INFORMATION:
The Henry County Board of Commissioners voted to deny this annexation request, but its objection
was not filed with DCA in a timely manner; thus, the City's annexation effort may proceed. The
applicant has also applied for Comprehensive Plan Amendment Case #CP-2023-03 and Rezoning
Case #RZ-2023-04. Staff recommendation: Approval with conditions. Planning Commission
recommendation: Denial.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
ANNEXATION CASE #AX-2023-03.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

October 27, 2023

VIA Email (llogan@cityofstockbridge-ga.gov)

Linda M. Logan, Senior Planner
City of Stockbridge Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281

Re: 77 and 87 Holloway Road

Dear Linda:

I am hereby requesting that Applications AX-2023-03, CP-2023-02, and RZ-2023-04 for 77 & 87
Holloway Road be deferred to the December council meeting in order to allow the us time to
continue addressing some of the issues raised by the community.

Sincerely,

Michèle L. Battle
President/Senior Attorney

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
9/29/2023

Linda M. Logan, Senior Planner
Planning & Zoning Division
Community Development Department
City of Stockbridge

Greetings,

Please accept this request on this day, September 29, 2023, to defer AX-2023-03, CP-2023-02,
and RZ-2023-04 for 77 & 87 Holloway Road to the next council meeting on November 13, 2023.
We are currently sorting out matters related to this petition.

Thank you

Keedra T. Jackson

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

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 052-01023000 Class R Owner MCCRANIE Land $38800
Property 77 HOLLOWAY Acreage 1.15 Address CHARLES R SR Value:
Address RD 801 PARKWAY Building $0 Last 2 Sales
District County/UnIncorp DRIVE Value: Date Price Reason Qual
SMYRNA GA 30080 Misc $0 11/18/2022 $0 FAMLY/GIFT U
Value: 11/17/2022 $0 FAMLY/GIFT U
Total $38800
Value:

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

Date created: 9/20/2023
Last Data Uploaded: 9/20/2023 1:32:13 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

571 ft

Parcel ID 052-01024000 Class R Owner HOLLOWAY JAMES Land
$156,100
Property 87 HOLLOWAY Acreage 13.01 Address H SR Value:
Address RD C/O LYNN PACK Building Last 2 Sales
$103,500
District County/UnIncorp 603 NORTH SALEM Value: Date Price Reason Qual
DR Misc 11/21/2002 $0 n/a U
MCDONOUGH GA Value: 1/1/1968 $0 n/a U
30253 Total
$259,600
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 4/21/2023
Last Data Uploaded: 4/21/2023 1:20:19 AM
Developed by
TO: Mayor/Council

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Interim Community Development Director; Chief Planner

DATE: September 28, 2023

Subject: #AX-2023-03 For 77 and 87 Holloway Road

I. PURPOSE

Consider a request for the annexation of property at 77 and 87 Holloway Road (with frontage on
Patrick Henry Parkway), located in unincorporated Henry County, into the Stockbridge City
Limits. The property contains two parcels with 14.162 +/- total acres. The applicant is NexMetro
Acquisitions, LLC and is represented by Battle Law, P.C.

II. Background

Proposed Development Mixed residential development with 136 units

Site Address 77 and 87 Holloway Road

Parcel Identification 77 Holloway Road (Parcel #052-01023000); 87
Holloway Road (Parcel #052-01024000)

Parcel Acreage 14.162 acres

Applicant NexMetro Acquisitions

Agent Battle Law, P.C.

Owner Charles R. McCranie (77 Holloway Road); James H.
Holloway Sr. (87 Holloway Road)
County Land Use Designation Mixed Use (Henry County)

County Land Use Zoning RA (Residential-Agricultural)

#AX-2023-03 For 77 and 87 Holloway Road

Current Use Vacant with single family residence on 87 Holloway
Road

SURROUNDING AREAS

Location Adjacent Property Zoning

Properties to the North RM (Multifamily Residential District); RA (Residential-Agricultural District)

Properties to the South RR-Rural Residential (Stockbridge); C-3 (Heavy Commercial District)

Properties to the East RM (Multifamily Residential District)

Properties to the West RR-Rural Residential (Stockbridge); OI (Office Institutional)

SURROUNDING FUTURE LAND USE DESIGNATIONS

Location Existing Land Use Existing Future Land Use
Designation
Property to the North Eagles Crest (Subdivision) High-Density Residential
(Henry County)
Vacant Land Medium Density Vertical Mixed Use
Property to the South (Stockbridge)

Vacant Land Mixed Use (Henry County)
Eagles Crest (Subdivision) High-Density Residential(Henry
Property to the East County)

Eagles Landing Middle School Park/Recreation/Conservation
Vacant Land Medium Density Vertical Mixed Use
(Stockbridge)
Property to the West
Encompass Health High-Density Residential (Henry
Rehabilitation Hospital of County)
Henry

#AX-2023-03 For 77 and 87 Holloway Road

III. Findings of Fact:

1. The applicant has also applied for a Comprehensive Plan Amendment (CP-2023-03) to
assign the future land use designation of High Density Residential.

2. The applicant has also applied for a Rezoning application (RZ-2023-04) to assign the
zoning district of ‘PUD’ (Planned Unit Development).

3. The Henry County Tax Assessors record indicates that the larger parcel, 87 Holloway
Road, is being used for a “smaller acre improvement.”

4. The Henry County Tax Assessors record indicates that the smaller parcel, 77 Holloway
Road, is being used for a “transition area.”

5. The subject properties are currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance and is currently designated as MX (Mixed-Use) by the Henry
County Future Land Use Map.

#AX-2023-03 For 77 and 87 Holloway Road

IV. Maps and Illustrations

Aerial Photo of 77 and 87 Holloway Road

#AX-2023-03 For 77 and 87 Holloway Road

#AX-2023-03 For 77 and 87 Holloway Road

#AX-2023-03 For 77 and 87 Holloway Road

Conceptual Site Plan of 77 and 87 Holloway Road

#AX-2023-03 For 77 and 87 Holloway Road

V. Analysis

Description

The applicant, NexMetro Acquisitions, LLC. requests the annexation of two properties at 77 and
87 Holloway Road, in unincorporated Henry County.

A developer proposes to build a mixed residential development with 136 units, including 92 single-
family detached rental units and 44 duplex rental units. In addition, the development will include
a dog park, pool, spa, and a gazebo.

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
limits of Stockbridge: #052-01022000 (25 Holloway Road), #052-01031000, and #052-
01023002.

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 is within the
boundary of another municipal corporation or county?

Yes, the subject property is located within the boundary of Henry County.

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.

#AX-2023-03 For 77 and 87 Holloway Road

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 proposes to build a mixed residential community with 136 units including
92 single-family detached rental units and 44 duplex rental units.

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

No, the subject property has a Henry County Future Land Use designation of MX (Mixed-
Use). The applicant has submitted a Comprehensive Plan Amendment (CP-2023-03) to
assign the future land use designation of High 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-2023-04) to assign the zoning
district of ‘PUD’ (Planned Unit Development).

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 proposed subdivision will not have any negative impact on the existing subdivision.

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 site plan the applicant has provided shows that the proposed mixed residential
development would be compatible with the physical features of the subject property.

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

To the north and east of the subject property lies the Eagles Crest subdivision. Although
the proposed residential units are adjacent to the residents of the Eagles Crest subdivision,
the site plan shows that the developer is planning to install a fence around the perimeter of
the property.

#AX-2023-03 For 77 and 87 Holloway Road

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

A letter from the Henry County Water Authority, dated February 28, 2023, stated that the
water service along with the sewage treatment, and sewer line capacity are available for
the subject properties.

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

The proposed subdivision will not have any negative impact on adjacent thoroughfares nor
pedestrian and vehicular circulation and traffic volumes.

VI. Staff Recommendation

This Staff Report has demonstrated that the requested annexation via AX-2023-03 would
be necessary and desirable for the City of Stockbridge in conjunction with the requested
Comprehensive Plan Amendment (CP-2023-03) to assign the future land use designation
of High Density Residential and the requested rezoning of RZ-2023-04 to assign the zoning
district of ‘PUD’ (Planned Unit Development). Therefore, the Planning and Zoning staff
recommends APPROVAL.

10
PRESENTATION FOR AX-
2023-03

• Presented To:
• Planning Commission – September 28,
2023
• Mayor and Council – October 9, 2023
CASE FACTS
• Applicant: NexMetro Acquisitions
• Agent: Battle Law, P.C.
• Owner: Charles R. McCranie (77 Holloway Road); James H. Holloway Sr. (87 Holloway
Road)
• Applicant’s Request: Consider a request for the annexation of property at 77 and 87
Holloway Road (with frontage on Patrick Henry Parkway), located in unincorporated
Henry County, into the Stockbridge City limits
• Address of Property: 77 and 87 Holloway Road
• Number of Acres: 14.162 acres
• Current Use: Vacant with single family residence on 87 Holloway Road
• Current County Zoning: RA (Residential-Agricultural)
• County Land Use Designation: Mixed Use
Location Adjacent Property Zoning

Properties to the North RM (Multifamily Residential District); RA
(Residential-Agricultural District)

ADJACENT
PROPERTY Properties to the South RR-Rural Residential (Stockbridge); C-3
(Heavy Commercial District)
ZONING
Properties to the East RM (Multifamily Residential District)

Properties to the West RR-Rural Residential (Stockbridge); OI
(Office Institutional)
Existing
Location Existing Land Use Future Land Use
Designation

Eagles Crest (Subdivision) High-Density Residential
Property to the North (Henry County)

Vacant Land Medium Density Vertical Mixed Use
(Stockbridge)
Property to the South
Mixed Use (Henry County)
Vacant Land

SURROUNDING
FUTURE LAND USE Eagles Crest (Subdivision) High-Density Residential(Henry
County)
DESIGNATIONS Property to the East

Eagles Landing Middle
Park/Recreation/Conservation
School

Vacant Land Medium Density Vertical Mixed Use
(Stockbridge)

Property to the West
Encompass Health High-Density Residential (Henry
Rehabilitation Hospital of County)
Henry
PROJECT
INFORMATION

A developer proposes to
build a mixed residential
development with 136 units,
including 92 single-family
detached rental units and 44
duplex rental units. In
addition, the development
will include a dog park, pool,
spa, and a gazebo.
SECTION 9.8 OF THE UNIFIED
DEVELOPMENT CODE
STAFF ANALYSIS
(SECTION 9.8 OF THE STOCKBRIDGE UNIFIED
DEVELOPMENT CODE)

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 limits of Stockbridge:
#052-01022000 (25 Holloway Road), #052-01031000, and #052-01023002.
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 is within the boundary of
another municipal corporation or county? Yes, the subject property is located within the
boundary of Henry County.
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.
STAFF ANALYSIS
(SECTION 9.8 OF THE STOCKBRIDGE UNIFIED
DEVELOPMENT CODE)

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 proposes to build a mixed
residential community with 136 units including 92 single-family detached rental units and 44
duplex rental units.
6. Is the proposed annexation consistent with the Comprehensive Plan? No, the subject
property has a Henry County Future Land Use designation of MX (Mixed-Use). The applicant
has submitted a Comprehensive Plan Amendment (CP-2023-03) to assign the future land use
designation of High 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-2023-04) to assign the zoning district of
‘PUD’ (Planned Unit Development).
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
proposed subdivision will not have any negative impact on the existing subdivision
STAFF ANALYSIS
(SECTION 9.8 OF THE STOCKBRIDGE UNIFIED
DEVELOPMENT CODE)

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 site plan the applicant has
provided shows that the proposed mixed residential development would be compatible with the physical
features of the subject property.
10. The impact upon adjacent property owners should the request be granted: To the north and east of the
subject property lies the Eagles Crest subdivision. Although the proposed residential units are adjacent
to the residents of the Eagles Crest subdivision, the site plan shows that the developer is planning to
install a fence around the perimeter of the property.
11. The potential impact of the annexation on City infrastructure including water and sewage system: A
letter from the Henry County Water Authority, dated February 28, 2023, stated that the water service
along with the sewage treatment, and sewer line capacity are available for the subject properties.
12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular
circulation and traffic volumes: The proposed subdivision will not have any negative impact on adjacent
thoroughfares nor pedestrian and vehicular circulation and traffic volumes.
STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested annexation via AX-
2023-03 would be necessary and desirable for the City of Stockbridge in
conjunction with the requested Comprehensive Plan Amendment (CP-2023-
03) to assign the future land use designation of High Density Residential
and the requested rezoning of RZ-2023-04 to assign the zoning district of
‘PUD’ (Planned Unit Development). Therefore, the Planning and Zoning
staff recommends APPROVAL.
3/30/2023
VIA: EMAIL
ATTN: L i n d a L o g a n

Senior Planner Logan:

On behalf of NexMetro Acquisitions, LLC (the “Applicant”) for the proposed Annexation, Rezoning,
Comprehensive Land Use Amendment, and Variance concerning +/- 14.16 acres of land located at 77
and 87 Holloway Road (the “Subject Property”), being parcel number 052-01023000, and 052-
01024000, I submit the following letter.

The Applicant seeks to develop the Subject Property with a unique, high-end, luxury-style, rental product
(apartments). The site plan attached to each application shows that the units will be detached, except for
the one-bedroom units, which will be duplexes. However, each unit will rent on a case-by-case basis. The
entirety of the Subject Property will be combined into one parcel and remain under single ownership.

Each unit will have rear yard space, and each occupant will have access to the various amenities shown
throughout the site plan, including the trails, parks, pool, and pavilions.

The Subject Property is currently within the jurisdiction of Henry County. Thus, the Applicant has
submitted the Annexation request. Because the City’s regulations do not govern the Subject Property, a
Comprehensive Land Use Amendment and Rezoning are required to bring the Subject Property under the
City’s regulations. Lastly, the Applicant has requested a Variance to reduce the distance required between
multi-family buildings from twenty (20) feet to ten (10) feet.

The Applicant welcomes any questions from the Mayor and City Council members madas well as the
Planning Staff.

Prepared By:

Joshua Mahoney
For Battle Law, P.C.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-03. To consider a request to assign the
'High-Density Residential' future land use designation to the property at 77 & 87 Holloway Road upon its
annexation. The applicant is NexMetro Acquisitions, LLC, c/o Battle Law, P.C. The property contains two
parcels with 14.16 +/- total acres. The applicant proposes to build an innovative mixed residential
development with 136 units.
BACKGROUND INFORMATION:
The applicant has also applied for Comprehensive Plan Amendment Case #CP-2023-03 and
Rezoning Case #RZ-2023-04. Staff recommendation: Approval. Planning Commission
recommendation: Denial.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-03.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL,.

Staff Signature______________________________

9/29/2023

Linda M. Logan, Senior Planner
Planning & Zoning Division
Community Development Department
City of Stockbridge

Greetings,

Please accept this request on this day, September 29, 2023, to defer AX-2023-03, CP-2023-02,
and RZ-2023-04 for 77 & 87 Holloway Road to the next council meeting on November 13, 2023.
We are currently sorting out matters related to this petition.

Thank you

Keedra T. Jackson

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
October 27, 2023

VIA Email (llogan@cityofstockbridge-ga.gov)

Linda M. Logan, Senior Planner
City of Stockbridge Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281

Re: 77 and 87 Holloway Road

Dear Linda:

I am hereby requesting that Applications AX-2023-03, CP-2023-02, and RZ-2023-04 for 77 & 87
Holloway Road be deferred to the December council meeting in order to allow the us time to
continue addressing some of the issues raised by the community.

Sincerely,

Michèle L. Battle
President/Senior Attorney

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

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 052-01023000 Class R Owner MCCRANIE Land $38800
Property 77 HOLLOWAY Acreage 1.15 Address CHARLES R SR Value:
Address RD 801 PARKWAY Building $0 Last 2 Sales
District County/UnIncorp DRIVE Value: Date Price Reason Qual
SMYRNA GA 30080 Misc $0 11/18/2022 $0 FAMLY/GIFT U
Value: 11/17/2022 $0 FAMLY/GIFT U
Total $38800
Value:

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

Date created: 9/20/2023
Last Data Uploaded: 9/20/2023 1:32:13 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

571 ft

Parcel ID 052-01024000 Class R Owner HOLLOWAY JAMES Land
$156,100
Property 87 HOLLOWAY Acreage 13.01 Address H SR Value:
Address RD C/O LYNN PACK Building Last 2 Sales
$103,500
District County/UnIncorp 603 NORTH SALEM Value: Date Price Reason Qual
DR Misc 11/21/2002 $0 n/a U
MCDONOUGH GA Value: 1/1/1968 $0 n/a U
30253 Total
$259,600
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 4/21/2023
Last Data Uploaded: 4/21/2023 1:20:19 AM
Developed by
TO: Mayor/Council
Planning Commission

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Interim Community Development Director; Chief Planner

DATE: September 28, 2023

Subject: #CP-2023-03 For 77 and 87 Holloway Road

I. PURPOSE

Consider a Comprehensive Plan Amendment application by NexMetro Acquisitions, LLC to
assign the future land use designation of ‘High-Density Residential’ to property at 77 and 87
Holloway Road (with frontage on Patrick Henry Parkway), located in unincorporated Henry
County after the parcels are annexed into the Stockbridge City Limits. The property contains two
parcels with 14.162 +/- total acres. The purpose of the request is to allow for a mixed residential
development. The applicant is NexMetro Acquisitions, LLC and is represented by Battle Law,
P.C.

II. Background

Proposed Development Mixed residential development with 136 units

Site Address 77 and 87 Holloway Road

Parcel Identification 77 Holloway Road (Parcel #052-01023000); 87
Holloway Road (Parcel #052-01024000)

Parcel Acreage 14.162 acres

Applicant NexMetro Acquisitions

Agent Battle Law, P.C.

Owner Charles R. McCranie (77 Holloway Road); James H.
Holloway Sr. (87 Holloway Road)

#CP-2023-02 For 77 and 87 Holloway Road

County Land Use Designation Mixed Use (Henry County)
County Land Use Zoning RA (Residential-Agricultural)

Number of Proposed Units Per Acre 9.6 dwelling units per acre

Current Use Vacant with single family residence on 87 Holloway
Road

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Property to the North Eagles Crest (Subdivision) High-Density Residential
(Henry County)
Vacant Land Medium Density Vertical Mixed Use
Property to the South (Stockbridge)

Vacant Land Mixed Use (Henry County)
Eagles Crest (Subdivision) High-Density Residential(Henry
Property to the East County)

Eagles Landing Middle School Park/Recreation/Conservation
Vacant Land Medium Density Vertical Mixed Use
(Stockbridge)
Property to the West
Encompass Health High-Density Residential (Henry
Rehabilitation Hospital of County)
Henry

SURROUNDING LAND USE DENSITIES (SUBDIVISIONS)

Name of Subdivision Units Estimate Density Per Acres

Eagles Crest 165 3.20 units per acre

Meadowbrook 394 1 unit per acre

Eagles Landing (Unit 8) 22 1.15 units per acre

Avilla Community 136 9.6 units per acre

#CP-2023-02 For 77 and 87 Holloway Road

III. Findings of Fact

1. The applicant has also applied for an annexation application for both subject properties to
be annexed into the City. The case will be heard concurrently.

2. The applicant will be seeking a rezoning application to assign the zoning classification of
PUD (Planned Unit Development). The case will be heard concurrently.

3. The vicinity of the area is mostly residential and commercial with a combination of Low Density
Residential, Mixed Use, High-Density Residential, and Park/Recreation/Conservation. There is also
a rehabilitation hospital to the East, and a middle school and other surrounding retail uses.

IV. Maps and Illustrations

Aerial Photo of 77 and 87 Holloway Road

#CP-2023-02 For 77 and 87 Holloway Road

#CP-2023-02 For 77 and 87 Holloway Road

#CP-2023-02 For 77 and 87 Holloway Road

Conceptual Site Plan of 77 and 87 Holloway Road

#CP-2023-02 For 77 and 87 Holloway Road

Survey of 77 and 87 Holloway Road

#CP-2023-02 For 77 and 87 Holloway Road

V. Analysis

Project Description

The applicant has requested a Comprehensive Plan Amendment to assign the City Future
Land Use Designation of High-Density Residential to allow for a mixed residential
development with 136 units, including 92 single-family detached rental units and 44
duplex rental units. In addition, the development will include a dog park, pool, spa, and a
gazebo.

The Henry County Future Land Use Map currently designates the property as MX (Mixed
Use). However, if the proposed annexation (AX-2023-03) is approved by the City, the
property would be assigned the City future land use designation of High-Density
Residential.

The subject property is currently zoned as RA (Residential-Agricultural) by the Henry
County Zoning Ordinance. However, once the proposed annexation is approved by the
city, it will be assigned to the zoning district PUD (Planned Unit Development). The High-
Density Future Land Use designation provides a list of permitted zoning districts, which
includes the PUD zoning district.

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 High-Density Residential is
necessary because the High-Density Future Land Use designation provides a list of
permitted zoning districts, which includes the PUD zoning district. In addition, the proposed
mixed residential development is consistent with the policy goals that are found in the
current City of Stockbridge Comprehensive Plan that are found on pages 36 and 38.

Provide a mixture of housing options to attract young professionals,
Community singles and small families
Goals and
Policies
Maintaining a family friendly environment and focus on attracting and
(pg. 35-39) retaining young adults.

#CP-2023-02 For 77 and 87 Holloway Road

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 designation that are
adjacent to the subject property, which includes the following subdivisions: Eagles Crest,
Meadowbrook, and Eagles Landing (Unit 8)

3. Suitability of the Site’s Location.

The requested 9.6 units per acre by the applicant is consistent with the surrounding land
uses densities of the nearby subdivisions.

4. Maintaining the Current Land Use Designation.

The proximity of the existing subdivisions, rehabilitation hospital, and a middle school
makes the requested High-Density Residential Future Land Use Designation an
appropriate future land use for the subject property.

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2023-03 would be necessary and desirable for the subject
property in conjunction with the requested annexation of the property via AX-2023-03
and the requested rezoning of RZ-2023-04 to assign the zoning district of ‘PUD’
(Planned Unit Development). Therefore, the Planning and Zoning staff recommends
APPROVAL.

Presentation For
CP-2023-03

Presented To:
Planning Commission –
September 28, 2023
Mayor and Council –
October 9, 2023
CASE FACTS
• Applicant: NexMetro Acquisitions
• Agent: Battle Law, P.C.
• Owner: Charles R. McCranie (77 Holloway Road); James H. Holloway Sr. (87 Holloway Road)
• Applicant’s Request: Assign the future land use designation of ‘High-Density Residential’ to allow for a
mixed residential development
• Number of Proposed Units Per Acre: 9.6 dwelling units per acre
• Address of Property: 77 and 87 Holloway Road
• Number of Acres: 14.162 acres
• Project Characteristics: Vacant with single family residence on 87 Holloway Road
• County Land Use Designation: Mixed Use (Henry County)
• County Land Use Zoning : RA (Residential-Agricultural)
• Sign Posting: September 6, 2023
City of Stockbridge Comprehensive Plan
(2018-2038)

The Henry County Future Land Use Map
currently designates the property as MX
(Mixed Use). However, if the proposed
annexation (AX-2023-03) is approved by the
City, the property would be assigned the
City future land use designation of High-
Density Residential.
The High-Density Future Land Use
designation provides a list of permitted
zoning districts, which includes the PUD
zoning district.
SURROUNDING LAND USE
DESIGNATION
Location Existing Land Use Existing Future Land Use Designation

Property to the North Eagles Crest (Subdivision)
High-Density Residential
(Henry County)

Property to the South Vacant Land
Medium Density Vertical Mixed Use
(Stockbridge)

Mixed Use (Henry County)
Vacant Land

Eagles Crest (Subdivision)
Property to the East High-Density Residential(Henry County)

Eagles Landing Middle School
Park/Recreation/Conservation

Vacant Land
Medium Density Vertical Mixed Use
Property to the West (Stockbridge)

Encompass Health Rehabilitation Hospital
of Henry High-Density Residential (Henry County)
SURROUNDING LAND USE DENSITIES
Name of Subdivision Units Estimate Density Per Acres

Eagles Crest 3.20 units per acre
165

Meadowbrook 1 unit per acre
394

Eagles Landing (Unit 8) 1.15 units per acre
22

Avilla Community 136 9.6 units per acre
Project Information
The applicant has requested a
Comprehensive Plan Amendment to
assign the City Future Land Use
Designation of High-Density
Residential to allow for a mixed
residential development with 136
units, including 92 single-family
detached rental units and 44 duplex
rental units. In addition, the
development will include a dog park,
pool, spa, and a gazebo.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

1. Consistency with the
Comprehensive Plan: The request
to assign the Future Land Use
designation of High-Density
Residential is necessary because Provide a mixture of housing
the High-Density Future Land Use Community options to attract young
designation provides a list of professionals,
permitted zoning districts, which Goals and
includes the PUD zoning district. Policies singles and small families
In addition, the proposed mixed
Maintaining a family friendly
residential development is
consistent with the policy goals (pg. 35-39) environment and focus on
that are found in the current City attracting and retaining
of Stockbridge Comprehensive
Plan that are found on pages 36
young adults.
and 38.
Staff Analysis (cont.)

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 designation that are adjacent to the subject property, which
includes the following subdivisions: Eagles Crest, Meadowbrook, and Eagles
Landing (Unit 8)
3. Suitability of the Site’s Location: The requested 9.6 units per acre by the applicant is
consistent with the surrounding land uses densities of the nearby subdivisions.
4. Maintaining the Current Land Use Designation: The proximity of the existing
subdivisions, rehabilitation hospital, and a middle school makes the requested High-
Density Residential Future Land Use Designation an appropriate future land use for
the subject property.
Staff Recommendation
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2023-03 would be
necessary and desirable for the subject property in conjunction
with the requested annexation of the property via AX-2023-03 and
the requested rezoning of RZ-2023-04 to assign the zoning district
of ‘PUD’ (Planned Unit Development). Therefore, the Planning and
Zoning staff recommends APPROVAL.
3/30/2023
VIA: EMAIL
ATTN: L i n d a L o g a n

Senior Planner Logan:

On behalf of NexMetro Acquisitions, LLC (the “Applicant”) for the proposed Annexation, Rezoning,
Comprehensive Land Use Amendment, and Variance concerning +/- 14.16 acres of land located at 77
and 87 Holloway Road (the “Subject Property”), being parcel number 052-01023000, and 052-
01024000, I submit the following letter.

The Applicant seeks to develop the Subject Property with a unique, high-end, luxury-style, rental product
(apartments). The site plan attached to each application shows that the units will be detached, except for
the one-bedroom units, which will be duplexes. However, each unit will rent on a case-by-case basis. The
entirety of the Subject Property will be combined into one parcel and remain under single ownership.

Each unit will have rear yard space, and each occupant will have access to the various amenities shown
throughout the site plan, including the trails, parks, pool, and pavilions.

The Subject Property is currently within the jurisdiction of Henry County. Thus, the Applicant has
submitted the Annexation request. Because the City’s regulations do not govern the Subject Property, a
Comprehensive Land Use Amendment and Rezoning are required to bring the Subject Property under the
City’s regulations. Lastly, the Applicant has requested a Variance to reduce the distance required between
multi-family buildings from twenty (20) feet to ten (10) feet.

The Applicant welcomes any questions from the Mayor and City Council members madas well as the
Planning Staff.

Prepared By:

Joshua Mahoney
For Battle Law, P.C.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2023-04. To consider a request to assign the 'Planned Unit Development'
zoning district to the property upon its annexation. The applicant is NexMetro Acquisitions, LLC, c/o
Battle Law, P.C. The property contains two parcels with 14.16 +/- total acres. The applicant proposes to
build an innovative mixed residential development with 136 units.

BACKGROUND INFORMATION:
Any approval of the rezoning would need to be contingent upon the two parcels comprising the
property to be officially combined. The applicant has also applied for Annexation Case
#AX-2023-03 and Comprehensive Plan Amendment Case #CP-2023-02. Staff recommendation:
Approval with conditions. Planning Commission recommendation: Denial.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2023-04.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

October 27, 2023

VIA Email (llogan@cityofstockbridge-ga.gov)

Linda M. Logan, Senior Planner
City of Stockbridge Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281

Re: 77 and 87 Holloway Road

Dear Linda:

I am hereby requesting that Applications AX-2023-03, CP-2023-02, and RZ-2023-04 for 77 & 87
Holloway Road be deferred to the December council meeting in order to allow the us time to
continue addressing some of the issues raised by the community.

Sincerely,

Michèle L. Battle
President/Senior Attorney

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
9/29/2023

Linda M. Logan, Senior Planner
Planning & Zoning Division
Community Development Department
City of Stockbridge

Greetings,

Please accept this request on this day, September 29, 2023, to defer AX-2023-03, CP-2023-02,
and RZ-2023-04 for 77 & 87 Holloway Road to the next council meeting on November 13, 2023.
We are currently sorting out matters related to this petition.

Thank you

Keedra T. Jackson

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

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 052-01023000 Class R Owner MCCRANIE Land $38800
Property 77 HOLLOWAY Acreage 1.15 Address CHARLES R SR Value:
Address RD 801 PARKWAY Building $0 Last 2 Sales
District County/UnIncorp DRIVE Value: Date Price Reason Qual
SMYRNA GA 30080 Misc $0 11/18/2022 $0 FAMLY/GIFT U
Value: 11/17/2022 $0 FAMLY/GIFT U
Total $38800
Value:

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

Date created: 9/20/2023
Last Data Uploaded: 9/20/2023 1:32:13 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

571 ft

Parcel ID 052-01024000 Class R Owner HOLLOWAY JAMES Land
$156,100
Property 87 HOLLOWAY Acreage 13.01 Address H SR Value:
Address RD C/O LYNN PACK Building Last 2 Sales
$103,500
District County/UnIncorp 603 NORTH SALEM Value: Date Price Reason Qual
DR Misc 11/21/2002 $0 n/a U
MCDONOUGH GA Value: 1/1/1968 $0 n/a U
30253 Total
$259,600
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 4/21/2023
Last Data Uploaded: 4/21/2023 1:20:19 AM
Developed by

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Chief Planner

DATE: August 24, 2023

SUBJECT: Staff Report for Rezoning Case #RZ-2023-04 for Property at
77 Holloway Road (Parcel #052-01023000) and 87 Holloway Road
(Parcel #052-01024000). Located in Council District 4.

I. PURPOSE

Consider a Rezoning application (#RZ-2023-04) by NexMetro Acquisitions, LLC
(represented by Battle Law, P.C.) to assign the zoning district of ‘PUD’ (Planned Unit
Development) to the subject property at 77 and 87 Holloway Road to allow for the
construction of a mixed-residential development. The subject property contains two
parcels, as follows:
• 77 Holloway Road (Parcel #052-01023000) -- Contains 1.16 +/- acres.
• 87 Holloway Road (Parcel #052-01024000) -- Contains 13.00 +/- acres.

The applicant also simultaneously submitted two other applications to the City of
Stockbridge, as are listed below.
• An Annexation Application (Case #AX-2023-03)—The applicant requests that the
subject property be annexed into the City of Stockbridge from unincorporated Henry
County.
• A Comprehensive Plan Amendment Application (Case #CP-2023-03) —The applicant
requests that the ‘High-Density Residential’ future land use designation be assigned to
the subject property.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH—77 Holloway Road
(Parcel #052-01023000)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH—87 Holloway Road
(Parcel #052-01024000)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

II. CASE FACTS

Proposed Development: Mixed-residential development.
Applicant: NexMetro Acquisitions, LLC.
Site Address: 77 & 87 Holloway Road
Parcel ID and Acreage: 052-01023000 & 052-01024000.
District and Land Lot: District 6, Land Lot 50.
Owner: Charles R. McCranie, Sr. (77 Holloway Road) and
James H. Holloway, Sr. (87 Holloway Road).
Property Location: Northeast corner of Holloway Road and Patrick
Henry Parkway.
Current Use: A single-family detached home is located at 87
Holloway Road. Remaining property is vacant.
Surrounding Uses: ~ North—Encompass Health Rehabilitation
Hospital; Eagles Crest Subdivision in unincorpor-
ated Henry County.
~ South—Meadowbrook Subdivision in unincorpor-
Ated Henry County.
~ East—Eagles Crest Subdivision in unincorpor-
ated Henry County.
~ West—RaceTrac Petroleum gas station and
convenience store; vacant land.
Existing & Proposed Zoning: Currently zoned ‘RA’ (Residential-Agricultural) in
unincorporated Henry County. Proposed zoning of
‘PUD’ (Planned Unit Development) in the City.
Surrounding Zoning: ~ North—‘OI’ (Office-Institutional) and ‘RM’ (Multi-
ple Family Residential) within Henry County.
~ South—R-3 (Single-Family Residential) and C-3
(Heavy Commercial) within Henry County.
~ East—‘RM’ (Multiple Family Residential) within
Henry County.
~ West—‘RR’ (Rural Residential) within the City.
Existing and Proposed Future Existing—Mixed-Use in Henry County.
Land Use Designation: Proposed—High-Density Residential.
Property Conditions: Vacant and wooded.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP
(The subject property is marked by a star, outside of the City.)
KEY:
Pale Yellow—RR (Rural Residential)
Salmon – C-2 (General Commercial)
Red—C-3 (Heavy Commercial)
Teal—PUD (Planned Unit Development)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

APPLICANT’S “ADJACENT PROPERTIES MAP”,
SHOWING BOTH CITY AND COUNTY ZONING
KEY:
Chartreuse—‘RR’ (Rural Residential) in the City
Slate—‘OI’ (Office-Institutional) in Henry County
Olive—‘RM’ (Multiple Family Residential) in Henry County
Plum—‘RA’ (Residential-Agricultural) in Henry County (Board of Education)
Green—‘R-3’ (Single-Family Residential) & ‘C-3’ (Heavy Commercial) in Henry County
Red—‘C-3’ (Heavy Commercial) in Henry County

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
(The subject property is marked by a star, outside of the City.)
KEY:
Yellow—Low-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

III. PROPOSED DEVELOPMENT

A. Project Type and Size. The applicant proposes to build a rental community with 136
total units on 14.16 acres of land comprising two parcels at 77 and 87 Holloway Road. The
proposed development would have a density of 9.60 units per acre and a lot coverage of
49 percent. The applicant’s Letter of Intent states that the development would be “laid out
like cluster single family detached homes”, with all units to be located in freestanding
buildings. The Land Use Summary on the site plans states that three types of residential
dwellings would be provided – 44 one-bedroom duplex units, 54 two-bedroom units, and
38 three-bedroom units.

B. Site Plan Design.
The applicant has submitted a schematic site plan and a detailed site plan, both of which
are in color. The schematic site plan also provides sample illustrations of a proposed
residential unit and the amenities to be provided. The detailed site plan is entitled, “PUD
Zoning Plan: Avilla Community”, and it was prepared by Falcon Design Consultants on
3/29/23. The main project entry would occur from Patrick Henry Parkway in a boulevard-
style entrance, and a secondary driveway would also be provided off Patrick Henry
Parkway. A swimming pool and a clubhouse would be provided near the main entrance,
encircled by an internal street. A dog park and detention pond would be located at the rear
of the property. The provision of additional amenities for a development of this size would
be desirable. Rather than grouping each type of unit in one area of the site, they would be
intermingled among each other in a unique design.

C. Parking. Parking would be provided along both sides of the internal streets. The table
comprising Section 4.8.5 of the Unified Development Code (UDC) lists parking standards
by the number of bedrooms to be provided in each unit. These are stated below, along
with calculations on the number of needed parking spaces for the proposed development.
One-Bedroom Units – 1.40 spaces per unit X 44 units = 61.60 spaces, or 62 spaces
Two-Bedroom Units – 2.00 spaces per unit X 54 units = 108 spaces
Three-Bedroom Units – 2.25 spaces per unit X 38 units = 85.50 spaces, or 86 spaces
Total Parking Requirement = 228.00 parking spaces

The Land Use Summary on the site plans states that 268 total parking spaces would be
provided. This would exceed the total parking requirement by 40 spaces.

D. Setbacks and Buffers. The Land Use Summary on the site plan states that the property
would have 30-foot front yard setbacks and 10-foot setbacks for the side and rear yards. A
distance of 10 feet would be provided between buildings, and 10-foot buffers would
surround the property.

E. Architectural Design. The applicant has provided only one small rendering of a
proposed dwelling within the proposed development. To enhance the uniqueness of this
development, while still maintaining some cohesiveness, the dwelling facades should have
separate styles and colors for the one-, two-, and three-bedroom units; yet they should still
have some common elements.
City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023

SCHEMATIC SITE PLAN—TOTAL AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
10

SCHEMATIC SITE PLAN--ENLARGED
KEY:
Orange—One-Bedroom Duplex Unit
Yellow—Two-Bedroom Unit
Tan—Three-Bedroom Unit

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
11

DETAILED SITE PLAN—TOTAL AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
12

DETAILED SITE PLAN—ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
13

DETAILED SITE PLAN—LAND USE SUMMARY

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
14

IV. ANALYSIS OF REQUEST

The applicant requests a Rezoning under Section 9.2.1(C) of the City of Stockbridge’s
Unified Development Code (UDC). The Planning Commission and the City Council shall
consider the following nine (9) standards in considering any proposal that would result in
a change to the text or map of the UDC, giving due weight or priority to those factors that
are appropriate to the circumstances of each proposal.

STANDARD #1--Consistency with the Comprehensive Plan.

A. Housing Goal and Policies. The City of Stockbridge’s Comprehensive Plan for 2018-
2023 identifies on Page 38 the following housing goal: “To provide a variety of housing
choices to suit the changing needs and lifestyles of City residents.” The requested
assignment of the ‘PUD’ (Planned Unit Development) zoning district to the subject
property at 77 and 87 Holloway Road to allow for the proposed development would further
that goal, and it would also further the implementation of an established housing policy to
provide a mixture of housing options to attract young professionals, singles, and small
families.
B. Future Land Use Designation and Density. To allow for the proposed mixed
residential development, the applicant has requested that the ‘High-Density Residential’
future land use designation be assigned to the subject property since the proposed types
of mixed residential uses are not permitted within the property’s existing zoning
classification of ‘RA’ (Residential-Agricultural) within unincorporated Henry County. This
request is the subject of the separate Comprehensive Plan Amendment Application #CP-
2023-03.

The High-Density Residential designation allows 6 to 16 units per acre. The applicant’s
proposed density would be 9.60 units per acre, which falls within this range. Page 45 of
the Comprehensive Plan identifies multiple family zoning as being compatible with High-
Density Residential. Further, the Comprehensive Plan encourages the development of
higher-density residential developments in order to provide for the growing need for a
range of housing choices within the City of Stockbridge.

For these reasons, the proposed rezoning would be compatible with the intent of the
Comprehensive Plan.

STANDARD #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
Unified Development Code (UDC).

The applicant requests that the ‘PUD’ (Planned Unit Development) zoning district be
assigned to the subject property at 77 and 87 Holloway Road. The PUD district intent /
purpose, according to the UDC, is provided below.

PUD District Intent / Purpose (from Section 2.4.13 of the UDC)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
15

The intent of the Planned Unit Development district is to: 1) Allow the development
of balanced neighborhoods containing physical, economic, and social assets
which are difficult to achieve through the traditional separation of use and density
zones; 2) Provide an appropriate district for mixed‐use developments; and 3) Allow
flexibility in design for environmentally challenged properties.

The applicant’s proposed cottage-style rental community would not be allowed under the
property’s existing ‘RA’ (Residential-Agricultural) zoning classification, but the PUD district
offers a flexibility in design, which is ideal for the proposed development.

Section 1.4 of the UDC lists several purposes and intents which the UDC aims to
accomplish. Among them is the following: “A. Promote the health, safety, aesthetics,
convenience, order, prosperity, and general welfare of the present and future residents of
the City of Stockbridge.” The vicinity of the subject property has experienced little, if any,
development activity in recent years. The proposed development would serve to stimulate
development in this area of the City (provided that the subject property is annexed into the
City).

STANDARD #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.

As was mentioned above, the applicant’s requested assignment of the PUD zoning district
to the subject property may be beneficial to the Holloway Road area by enabling the
proposed development to stimulate additional development within the vicinity. Also, the
assignment of the PUD zoning district to the subject property would allow for the
development of alternative types of housing than may otherwise occur, thereby carrying
out the intent of the Comprehensive Plan to encourage higher-density developments
within the City of Stockbridge.

STANDARD #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.

There is no indication that the subject property would not be physically suitable for the
proposed development. No floodplains, wetlands, creeks, or lakes appear to be present
on the property. The existing single-family detached dwelling at 87 Holloway Road, which
was built in 1958, would be demolished. The property’s frontage is sufficiently wide to
allow the provision of two accesses off Patrick Henry Parkway.

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

The Eagles Crest Subdivision contains single-family detached dwellings to the north and
east of the subject property. Since the proposed development would feature cottage-style
dwellings which would resemble traditional single-family detached dwellings, there may be
little physical differences between the two types of housing. Traffic impacts on Eagles

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
16

Crest residents would likely be minimal since both project accesses would be located off
Patrick Henry Parkway, whereas Eagles Crest residents must utilize Chase Marion Way
to the east.

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

The applicant has submitted a letter from the Henry County Water Authority, which was
dated February 23, 2023. It states that water and sewer capacity are both available to
serve the proposed development on the subject property, but that a sanitary sewer line
extension must be made to the subject property to serve the proposed development, at
the developer’s expense.

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

The applicant has not submitted a traffic impact study, thus, the potential traffic and
transportation impacts on the surrounding area cannot be determined at this time.
Sidewalks should be provided along both sides of the internal streets, and they should be
at least five (5) feet wide.

STANDARD #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.

No other merits of the requested rezoning have been identified.

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

Due to the location of the subject property near Jodeco Road and Interstate 75, it is
unlikely that the subject property would be attractive for development as agricultural or
rural residential uses under its current ‘RA’ zoning classification.

V. STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request to assign the zoning district of ‘PUD’ (Planned Unit Development) to
allow for the proposed mixed-residential development would be acceptable.

VI. STAFF RECOMMENDATIONS

In view of the aforementioned positive conclusion, the Planning and Zoning Staff
recommends APPROVAL WITH CONDITIONS for this case. The assignment of the PUD
zoning district to the property at 77 and 87 Holloway Road via RZ-2023-04 should be
made with the following conditions:

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
17

1. Annexation – The rezoning shall not be approved unless the applicant’s requested
Annexation of the subject property, via AX-2023-03, is first approved.

2. Comprehensive Plan Amendment – The rezoning shall not be approved unless the
applicant’s requested Comprehensive Plan Amendment, via CP-2023-03, to assign
the ‘High-Density Residential’ future land use designation to the subject property, is
approved before, or simultaneously with, the approval of RZ-2023-04.

3. Parcel Recombination -- No permits shall be issued by the City of Stockbridge until
the developer provides to the Planning and Zoning Office a copy of the recorded plat
for the recombination of the two parcels comprising the subject property.

4. Site Plan – The proposed mixed-residential development shall be constructed
according to a design which is similar to the one that is shown on the applicant’s
submitted site plan, entitled “PUD Zoning Plan: Avilla Community”, which was prepared
by Falcon Design Consultants on 3/29/23. Further, the revised site plan shall show
the following:

a. Sidewalks—The developer shall provide sidewalks which are at least five (5) feet
wide on both sides of all internal streets comprising the proposed development.

b. Additional Amenities -- The developer shall provide additional amenities on the
site plan, to be determined by the Planning and Zoning Staff.

5. Architectural Design -- To enhance the uniqueness of this development, while still
maintaining some cohesiveness, the developer shall provide dwelling facades having
separate styles and colors for the one-, two-, and three-bedroom units, while still sharing
some common elements.

6. Water and Sewer Availability – The developer shall obtain the necessary easements
for the required sanitary sewer line extension into the subject property, and the
developer shall finance and construct the sewer line extension in cooperation with the
Henry County Water Authority.

7. Transportation and Traffic Impacts – The applicant shall submit a traffic impact study
which provides satisfactory traffic and transportation data; and the applicant shall
provide any appropriate needed transportation and traffic improvements, in
conjunction with City of Stockbridge, Henry County DOT, and Georgia DOT officials.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 28, 2023
Presentation
For RZ-2023-04:
Rezoning for a Mixed Residential

Development

At 77 & 87 Holloway Road

Presented To:
Planning Commission –
September 28, 2023
City Council – October 9, 2023

By:
City of Stockbridge Community
Development Department –
Linda Logan, Senior Planner
AERIAL PHOTO #1: 77 Holloway Road
(Parcel #052-01023000)
AERIAL PHOTO #2: 87 Holloway Road
(Parcel #052-01024000)
CITY OF STOCKBRIDGE 2023 ZONING MAP

(The subject property is marked by a star,
outside of the City.)

KEY:
Pale Yellow—RR (Rural Residential)
Salmon – C-2 (General Commercial)
Red—C-3 (Heavy Commercial)
Teal—PUD (Planned Unit Development)
APPLICANT’S “ADJACENT PROPERTIES MAP”,
SHOWING BOTH CITY AND COUNTY ZONING

KEY:
Chartreuse—‘RR’ (Rural Residential)
in the City
Slate—‘OI’ (Office-Institutional) in
Henry County
Olive—‘RM’ (Multiple Family
Residential) in Henry County
Plum—‘RA’ (Residential-Agricultural)
in Henry County (Board of
Education)
Green—‘R-3’ (Single-Family
Residential) & ‘C-3’ (Heavy
Commercial) in Henry County
Red—‘C-3’ (Heavy Commercial) in
Henry County
CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP

(The subject property is marked by a star,
outside of the City.)

KEY:
Yellow—Low-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
CASE FACTS (Slide #1)
Proposed Mixed-residential development.
Development:
Applicant: NexMetro Acquisitions, LLC.
Site Address: 77 & 87 Holloway Road
Parcel ID and Acreage: 052-01023000 & 052-01024000.
District and Land Lot: District 6, Land Lot 50.
Owner: Charles R. McCranie, Sr. (77 Holloway Road) and James H.
Holloway, Sr. (87 Holloway Road).
Property Location: Northeast corner of Holloway Road and Patrick Henry Parkway.

Current Use: A single-family detached home is located at 87 Holloway Road.
Remaining property is vacant.
Surrounding Uses: ~ North—Encompass Health Rehabilitation Hospital;
Eagles Crest Subdivision in unincorporated Henry County.
~ South—Meadowbrook Subdivision in unincorporated
Henry County.
~ East—Eagles Crest Subdivision unincorporated Henry
County.
~ West—RaceTrac Petroleum gas station and convenience
store; vacant land.
CASE FACTS (Slide #2)
Existing & Proposed Currently zoned ‘RA’ (Residential-Agricultural) in
Zoning: unincorporated Henry County. Proposed zoning of
‘PUD’ (Planned Unit Development) in the City.

Surrounding Zoning: ~ North—‘OI’ (Office-Institutional) and ‘RM’ (Multiple
Family Residential) within unincorporated Henry County.
~ South—R-3 (Single-Family Residential) and C-3 (Heavy
Commercial) within unincorporated Henry County.
~ East—‘RM’ (Multiple Family Residential) within unincor-
porated Henry County.
~ West—‘RR’ (Rural Residential) within the City.

Existing and Proposed Existing—Mixed-Use in unincorporated Henry County.
Future Land Use Proposed—High-Density Residential within the City.
Designation:

Property Conditions: Vacant and wooded.
PROPOSED DEVELOPMENT—Slide One
A. Project Type and Size:
~ Proposed rental community to be “laid out like cluster single family detached homes”, with
all units to be freestanding buildings.
~ There would be 136 total units on 14.16 acres of land, at a density of 9.6 units per acre.
~ Lot coverage would be 49 percent.
~ Three types of residential dwellings would be provided – 44 one-bedroom duplex units, 54
two-bedroom units, and 38 three-bedroom units.
B. Site Plan Design:
~ The applicant has submitted a schematic site plan and a detailed site plan, both in color.
~ The detailed site plan is entitled, “PUD Zoning Plan: Avilla Community”, and it was prepared
by Falcon Design Consultants on 3/29/23.
~ Main project entry would be off Patrick Henry Parkway in a boulevard-style entrance, and
a secondary driveway would also be provided off Patrick Henry Parkway.
~ Proposed Amenities -- Include a swimming pool, a clubhouse, and a dog park. Additional
amenities for a development of this size would be desirable.
~ Unit Locations -- Rather than grouping each type of unit in one area of the site, they would
be intermingled among each other in a unique design.
PROPOSED DEVELOPMENT—Slide Two
C. Parking. Parking would be provided along both sides of the internal streets. The table
comprising Section 4.8.5 of the Unified Development Code (UDC) lists parking standards by
the number of bedrooms to be provided in each unit. These are stated below, along with
calculations on the number of needed parking spaces for the proposed development.

One-Bedroom Units – 1.40 spaces per unit X 44 units = 61.60 spaces, or 62 spaces
Two-Bedroom Units – 2.00 spaces per unit X 54 units = 108 spaces
Three-Bedroom Units – 2.25 spaces per unit X 38 units = 85.50 spaces, or 86 spaces
Total Parking Requirement = 228.00 parking spaces

A total of 268 parking spaces would be provided, which exceeds the total parking requirement.

D. Setbacks and Buffers. The Land Use Summary on the site plan states that the property would have
30-foot front yard setbacks and 10-foot setbacks for the side and rear yards. A distance of 10 feet would
be provided between buildings, and 10-foot buffers would surround the property.

E. Architectural Design. The applicant has provided only one small rendering to show a proposed dwelling.
To enhance the uniqueness of this development, while still maintaining some cohesiveness, the dwelling
facades should have separate styles and colors for the one-, two-, and three-bedroom units; yet they
should still have some common elements.
SCHEMATIC SITE PLAN—TOTAL AREA
SCHEMATIC SITE PLAN--ENLARGED

KEY:
Orange—One-Bedroom Duplex Unit
Yellow—Two-Bedroom Unit
Tan—Three-Bedroom Unit
DETAILED SITE PLAN—TOTAL AREA
DETAILED SITE PLAN--ENLARGED
DETAILED SITE PLAN—LAND USE SUMMARY
ANALYSIS OF REQUEST – Page One
Section 9.2.1C of the UDC requires the evaluation of rezoning cases on the basis of nine (9)
standards.

STANDARD #1--Consistency with the Comprehensive Plan.
A. Housing Goal and Policies. The following housing goals is stated on Page 23: “To provide a
variety of housing choices to suit the changing needs and lifestyles of City residents.” The
requested assignment of the ‘PUD’ district to the subject property would further that goal, and
it would also further the implementation of an established housing policy to provide a mixture
of housing options to attract young professionals, singles, and small families.

B. Future Land Use Designation and Density. To allow for the proposed mixed residential
development, the applicant has requested that the ‘High-Density Residential’ future land use
designation be assigned to the subject property since the proposed types of mixed residential
uses are not permitted within the property’s existing zoning classification of ‘RA’ (Residential-
Agricultural) within unincorporated Henry County. This request is the subject of the separate
Comprehensive Plan Amendment Application #CP-2023-03.
ANALYSIS OF REQUEST – Page Two

-- 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 Unified Development Code (UDC).
PUD District Intent / Purpose (from Section 2.4.13 of the UDC)
The intent of the Planned Unit Development district is to: 1) Allow the development
of balanced neighborhoods containing physical, economic, and social assets
which are difficult to achieve through the traditional separation of use and density
zones; 2) Provide an appropriate district for mixed‐use developments; and 3) Allow
flexibility in design for environmentally challenged properties.
The applicant’s proposed cottage-style rental community would not be allowed under the property’s
existing ‘RA’ (Residential-Agricultural) zoning classification, but the PUD district offers a flexibility in
design, which is ideal for the proposed development.
Section 1.4 of the UDC lists several purposes and intents which the UDC aims to accomplish.
Among them is the following: “A. Promote the health, safety, aesthetics, convenience, order,
prosperity, and general welfare of the present and future residents of the City of Stockbridge.” The
vicinity of the subject property has experienced little, if any, development activity in recent years.
The proposed development would serve to stimulate development in this area of the City (provided
that the subject property is annexed into the City).
ANALYSIS OF REQUEST – Page Three
STANDARD #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.
Assigning the PUD zoning district to the subject property may be beneficial to the Holloway Road
area by enabling the proposed development to stimulate additional development within the
vicinity. It would also allow for the development of alternative types of housing than may
otherwise occur, thereby carrying out the intent of the Comprehensive Plan to encourage higher-
density developments within the City of Stockbridge.

STANDARD #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.
There is no indication that the subject property would not be physically suitable for the proposed
development. No floodplains, wetlands, creeks, or lakes appear to be present on the property.
The existing single-family detached dwelling at 87 Holloway Road, which was built in 1958, would
be demolished. The property’s frontage is sufficiently wide to allow the provision of two accesses
off Patrick Henry Parkway.
ANALYSIS OF REQUEST– Page Four
STANDARD #5 --The impact upon adjacent property owners should the request be granted.
~ The Eagles Crest Subdivision contains single-family detached dwellings to the north and
east of the subject property. Since the proposed development would feature cottage-style
dwellings which would resemble traditional single-family detached dwellings, there may
be little physical differences between the two types of housing.
~ Traffic impacts on Eagles Crest residents would likely be minimal since both project
accesses would be located off Patrick Henry Parkway, whereas Eagles Crest residents must
utilize Chase Marion Way to the east.
STANDARD #6 -- The potential impact of the rezoning on City infrastructure including water and
sewage system.
A letter from the Henry County Water Authority (2/023/23) stated that water and sewer
capacity are both available to serve the proposed development, but that a sanitary sewer
line extension must be made to the subject property to serve the proposed development,
at the developer’s expense.
STANDARD #7 -- The impact of the proposed amendment on adjacent thoroughfares and
pedestrian and vehicular circulation and traffic volumes.
~ No traffic impact study has been submitted, thus the traffic impacts are unknown.
~ Sidewalks should be provided along both sides of the internal streets, at least 5 feet wide.
ANALYSIS OF REQUEST– Page Five
STANDARD #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.
No other merits of the requested rezoning have been identified.

STANDARD #9 -- The ability of the subject land to be developed as it is presently zoned.
Due to the location of the subject property near Jodeco Road and Interstate 75, it is unlikely
that the subject property would be attractive for development as agricultural or rural
residential uses under its current ‘RA’ zoning classification.
STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request to assign the zoning district of ‘PUD’ (Planned Unit Development) to
allow for the proposed mixed-residential development would be ACCEPTABLE.
STAFF RECOMMENDATIONS – Page ONE
In view of the aforementioned positive conclusion, the Planning and Zoning Staff recommends
APPROVAL WITH CONDITIONS for this case. The assignment of the PUD zoning district to the
property at 77 and 87 Holloway Road via RZ-2023-04 should be made with the following conditions:
1. Annexation – The rezoning shall not be approved unless the applicant’s requested
Annexation of the subject property, via AX-2023-03, is first approved.
2. Comprehensive Plan Amendment – The rezoning shall not be approved unless the applicant’s
requested Comprehensive Plan Amendment, via CP-2023-03, to assign the ‘High-Density
Residential’ future land use designation to the subject property, is approved before, or
simultaneously with, the approval of RZ-2023-04.
3. Parcel Recombination -- No permits shall be issued by the City of Stockbridge until the
developer provides to the Planning and Zoning Office a copy of the recorded plat.
4. Site Plan – The proposed mixed-residential development shall be constructed according to
a design which is similar to the one that is shown on the applicant’s submitted site plan,
entitled “PUD Zoning Plan: Avilla Community”, which was prepared by Falcon Design
Consultants on 3/29/23. Further, the revised site plan shall show the following:
a. Sidewalks—The developer shall provide sidewalks which are at least five (5) feet wide on
both sides of all internal streets comprising the proposed development.
b. Additional Amenities -- The developer shall provide additional amenities on the site plan,
to be determined by the Planning and Zoning Staff.
STAFF RECOMMENDATIONS – Page Two
5. Architectural Design -- To enhance the uniqueness of this development, while still maintaining
some cohesiveness, the developer shall provide dwelling facades having separate styles and
colors for the one-, two-, and three-bedroom units, while still sharing some common elements.
6. Water and Sewer Availability – The developer shall obtain the necessary easements for the
required sanitary sewer line extension into the subject property, and the developer shall
finance and construct the sewer line extension in cooperation with the Henry County Water
Authority.
7. Transportation and Traffic Impacts – The applicant shall submit a traffic impact study which
provides satisfactory traffic and transportation data; and the applicant shall provide any
appropriate needed transportation and traffic improvements, in conjunction with City of
Stockbridge, Henry County DOT, and Georgia DOT officials.
3/30/2023
VIA: EMAIL
ATTN: L i n d a L o g a n

Senior Planner Logan:

On behalf of NexMetro Acquisitions, LLC (the “Applicant”) for the proposed Annexation, Rezoning,
Comprehensive Land Use Amendment, and Variance concerning +/- 14.16 acres of land located at 77
and 87 Holloway Road (the “Subject Property”), being parcel number 052-01023000, and 052-
01024000, I submit the following letter.

The Applicant seeks to develop the Subject Property with a unique, high-end, luxury-style, rental product
(apartments). The site plan attached to each application shows that the units will be detached, except for
the one-bedroom units, which will be duplexes. However, each unit will rent on a case-by-case basis. The
entirety of the Subject Property will be combined into one parcel and remain under single ownership.

Each unit will have rear yard space, and each occupant will have access to the various amenities shown
throughout the site plan, including the trails, parks, pool, and pavilions.

The Subject Property is currently within the jurisdiction of Henry County. Thus, the Applicant has
submitted the Annexation request. Because the City’s regulations do not govern the Subject Property, a
Comprehensive Land Use Amendment and Rezoning are required to bring the Subject Property under the
City’s regulations. Lastly, the Applicant has requested a Variance to reduce the distance required between
multi-family buildings from twenty (20) feet to ten (10) feet.

The Applicant welcomes any questions from the Mayor and City Council members madas well as the
Planning Staff.

Prepared By:

Joshua Mahoney
For Battle Law, P.C.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
NexMetro Acquisitions, LLC. (813) 819-1293 04/24/2023
500 N. Westshore Blvd. Suite 600

Tampa FL 33609 sean@nexmetro.com
Battle law, P.C. (404) 601-7616 04/24/2023
3562 Habersham at Northlake Bldg. J, Ste.
100
Tucker GA 30084 jsm@battlelawpc.com

RA in Henry County to PUD in
Stockbridge

77 and 87 Holloway Road

Patrick Henry Pkwy and Holloway Road
14.6 RA in Henry County

52-01023000 (Owned by the McCranie Family),
52-01024000 (Owned by the Holloway Estate)
Amended: PUD

Michele L. Battle
Rezoning
8th
clTY oF ST0CKBRIDGE I OWNER'S AUTHORTZATTON
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: {770) 389-7900
Fax: {770} 389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
Rezoning fcrthispropertY[Pleasefillinoneofthefollowing:Rezoning
Variance, Adrninistrative Variance, Annexation, Comprehensive PIan Amendment, Conditional Use permit,
Zoning Modification, Subdivision, Reccmbinatian or Other (please state the type of application.l.

Name/Company Name of Property Charies Richard McCranie Sr
Address of Property Owner 801 30080
Telephane and E-Mailof Property Owner
Name/Company Name of Authorized Applica NexMetro LLC
Address of Authorized 500 N Suite 600, FL 3
Telephone and E-Mail of Authorized Applicant (813) p19*:L293 sean@nexmetro.com

I swear that I am the owner of the property that is the subject matter af the attached application, as it is shown
in the records of Henry County, Georgia.

sisnarurc 6n;fui 0, 4(q:(4k{.2--* , Date 3
Cecilia D. McCranie, as Attorney in Fact for Charles
Richard McCranie Sr. under p/o/a dated10l29l20
Personally appeared before me:

, who swears that the information which is contained in
this Owner's Authorization is true and correct to the best
of his/her and belief.
Mv Gommirrioa

3'E-23 fAffix SealHerel
Notary Pub s a Date

City of Stockbridge. www.Cityof$tockbridge.com , Page 5 of 5 . Rev. 812013
Applicant Campaign Disclosure Form
(l}Iust be completed by the applicant, the property own€r, and the agent, Use as many I'orms as needed.)

llas the applicant madc, within two (2) years immediatcly preceding tire filing of this application ttrr a conditional use
permit, campaign contributions aggregating $250 or more, or made gifts having in the aggregate a vaiue of $250 or more
to a member of thc City of Stockbridge Planning Cornmission or Stockbridge City Council who will consider the
application? Yes_No \
If YgE, the applicant and the attomey representing the applicant must flle the following information with thc Ciry-
of Stockbridge Planning and Zoning Division within ten ( 10) days after this application is flrst filed:

Planning Commissioner andlcr Dollar Amount of Description of Gift $250 or greater,
Citv Council Member Name Campaisn Contribution which was given to Board lVlember

We certi$ that the forcgoing infbrmation is true andcorrect, 8th March 2023

Charles Richard McCranie Sr
Appiicant's Name - Printed
Cecilia- D. PoFl

Signahrre of Applicant's Attorney, if appiicable

Sworn to and subscribed before rne

* Applicant msans any individual or busincss entify (corporation, partnership, limitcd partnership, firm cntcrprise. fianchise,
association, or trust) applying for a variance.

Citv of Stockbridoe Commr-rrritu Develcoment Deoartment--4602 North Henrv Blvd : Stockbridoe GA 30281 770-389-7900
27th March 2023
Applicant Campaign Disclosure Form
(M111t be completed by the applicant, the property owner, and the agent. Use u many ronm u needed.)

Hu the applicant made, within two (2) years immediately preceding the filing of this application for a conditional use
pennit, campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more
to a member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the
application? Yes_ _No _X __

lf}'.a, the applicant and the attorney representing the applicant must file the following infonnation with the City
of Stockbridge Planning and Zoning Division within ten ( 10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount or Description or Gift S250 or greater,
City Council Member Name Campaien Contribution which wu eiven to Board Member

We certify that the foregoing information is true and correct, this 27th day of_=M=a""rc;;.;;;h;....__ _ __, 2023

Applicant's Name - Printed Signature of Applicant/Property Owner/Agent

Michele L. Battle
Applicant's Attorney, if applicable - Printed S~ A - , ilCapplicoble

Sworn to and subscribed before me this 27th dayof March 2023

* Applicant means any individual or businc:s.1 entity (corporation, pannership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a variance.

Cltv of Stockbrldae Communitv Devetooment Deoartment--4802 North Hem, Blvd : ~ - GA 30281 n0-389-7900
Engineering Division

February 28, 2023

Re: Water and Sewer Services - Availability
Proposed Development: Residential Development
Property Information: Holloway Road Parcel NO’s: 052-01024000 & 052-01023000
LL 50; District 6; 14.16+/- acres
Proposed Zoning: MFR (City of Stockbridge)
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

You have requested that this Authority provide you with information concerning the present
availability of water and sewer services to the above-described property. This letter is being
provided for informational purposes only and will not act to reserve water capacity to you or the
property and will not create any liability to the Authority. The information contained in this letter
will remain in effect for a period of 365 days from the date of this letter unless subsequently
notified in writing by the Authority. The information provided herein is based upon the above-
stated zoning of the property. Any deviation in zoning that would increase density or usage above
that evaluated by the Authority will automatically void the information provided herein and will
require a separate re-evaluation by this Authority.

Water service is available to the property. A fire flow test calculated in the area revealed the
following data:

Static: 127 psi
Residual: 109 psi
Flow 1680 gpm
Calculated Flow @ 20 psi: 4398 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
1000 gpm for said commercial development as established by the Henry County Board of
Commissioners.

Sewage treatment and sewer line capacity are currently available for the property. However, a
sanitary sewer line extension is required to serve the property at the developer’s expense. The
offsite sewer line extension may require acquisition of easements at the developer’s expense.

The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Preliminary Concept Plan
dated 02/09/2023 prepared by Falcon Design Consultants, LLC.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT
LAND
PLANNING

FALCON DESIGN
CONSULTANTS
STOCKBRIDGE OFFICE
235 CORP. CTR. DR., STE 200

PUD ZONING PLAN
STOCKBRIDGE, GEORGIA 30281
Ph (770)389-8666 - Fax (770)389-8656

Sheet List Table NEWNAN OFFICE
40 GREENWAY CT., STE A
CUMMING OFFICE
500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
Sheet Number Sheet Title Ph. (770) 755-7978 Ph. (678) 807-7100

www.fdc-llc.com
1.0 COVER PAGE
2.0 ADJACENT PROPERTIES MAP

FOR
77 & 87 HOLLOWAY ROAD
3.0 ALTA SURVEY
4.0 OVERALL PUD ZONING PLAN

LOCATED IN:
ENR

HOLLOWAY ROAD I-75 RIC
KH

PAT BLVD 5
I-7
SITE

H O LLO
RD
WAY
TUNIS RD

COVER SHEET

LAND LOTS 50, 6TH DISTRIC
LAND LOTS 50, 6TH DISTRICT

AVILLA COMMUNITY
JODECO RD

FOR
STOCKBRIDGE,GEORGIA JODECO RD HIGHLAND DR

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
I-75
MEADOWBROOKE DR STOCKBRIDGE, GEORGIA
OWNER/DEVELOPER: 24 HOUR CONTACT: SURVEYOR: ENGINEER:
NEXMETRO COMMUNITIES SEAN RUST FALCON DESIGN CONSULTANTS, LLC FALCON DESIGN CONSULTANTS, LLC
277 HWY 74 N SUITE 320 813-819-1293 235 CORPORATE CENTER DR., 235 CORPORATE CENTER DR.,
PEACHTREE CITY, GA 30269 SEAN@NEXMETRO.COM SUITE 200 SUITE 200
STOCKBRIDGE, GA 30281 STOCKBRIDGE, GA 30281 VICINITY MAP
PHONE: (770) 389-8666 PHONE: (770) 389-8666
NTS

UTILITIES PROTECTION CENTER
REVISIONS

1 (800) 282-7411 THROUGHOUT GEORGIA
Call before you dig.
1. OWNER / DEVELOPER 5. FLOOD ZONE DATA

Know what's below.
NEXMETRO COMMUNITIES THE PARCEL SHOWN HEREIN DOES LIE

OR DIAL 811
277 HWY 74 N SUITE 200 WITHIN A SPECIAL FLOOD HAZARD AREA
PEACHTREE CITY, GA 30269 PER F.I.R.M. PANEL 13151C0152D
EFFECTIVE DATE OCT. 6, 2016.
24 HOUR CONTACT:
SEAN RUST
813-819-1293
SEAN@NEXMETRO.COM
2. ENGINEER 6. PROPERTY ADDRESS

DATE
FALCON DESIGN CONSULTANTS, LLC INTERSECTION OF PATRICK HENRY PKWY AND
235 CORPORATE CENTER DR., HOLLOWAY RD IN STOCKBRIDGE, GEORGIA
SITE
SUITE 200
7. SITE REQUIREMENTS 1.
STOCKBRIDGE, GA 30281
PHONE: (770) 389-8666 PROJECT AREA
3. SOURCE OF DATA TOTAL NUMBER OF LOTS: 136
FALCON DESIGN CONSULTANTS, LLC FRONT SETBACK: 30'
235 CORPORATE CENTER DR., SIDE SETBACK: 10'
SUITE 200 REAR SETBACK: 10' DATE: 3/29/23
STOCKBRIDGE, GA 30281 BUFFER: 10' SCALE: 1" = 60'
PHONE: (770) 389-8666 PROJ NUMBER:
403.002
DISTANCE BETWEEN BUILDINGS: 10'
TOPOGRAPHIC & BOUNDARY SURVEY 8. ZONING: PLANNED UNIT DEVELOPMENT DRAWN BY: NF
PERFORMED BY: NUMBER OF LOTS PER TYPE: JDL
REVIEWED BY:
FALCON DESIGN CONSULTANTS, LLC 1BR DUPLEX UNITS: 44 (32%) REVISED BY:
DATED: MAY 30, 2023. 2BR UNITS: 54 (40%)
3BR UNITS: 38 (28%)

4. SITE LOCATION DATA
INTERSECTION OF PATRICK HENRY PKWY
AND HOLLOWAY RD IN
STOCKBRIDGE, GEORGIA

J A E
R L
O D

FEMA FLOOD MAP
THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
N.T.S. ORIGINAL SIGNATURE OF THE REGISTRANT
ACROSS THE REGISTRANT'S SEAL.

FLOOD NOTE
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF A STOCKBRIDGE, GEORGIA
COMMUNITY PANEL NUMBER: 13151C0152D EFFECTIVE DATE: OCT. 6, 2016.
PORTIONS OF THESE PROPERTIES ARE LOCATED IN A FEMA FLOOD HAZARD
ZONE. SHEET NUMBER

1.0
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ZONING: RM ZONING: RM
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995
SNOW JOHN C
ZONING: RM CONSTRUCTION LANDSCAPE
PAT ADELEYE TOKUNBO H & GILLIES GIA M YAMASA CO LTD
MANAGEMENT ARCHITECT

TUNIS RD
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JODECO RD JAYAKUMAR BHANUMATHI ZONING: RM HENRY COUNTY BOARD OF
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ZONING: RM JOYNER MICHELE A ZONING: RA
SRP SUB LLC
ZONING: RM
ZONING: RM

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POWERS MARIAN A
ZONING: RM FALCON DESIGN
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MULLER WILLIAM J JR &
MEADOWBROOKE DR SCALIA-MILLER ANN
WILLIAMS NEVILLE
MILLER HARRY ARNOLD III &
MAGALI GONZALEZ C
CONSULTANTS
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ABERCROMBIE LINDA K UC ON SF STOCKBRIDGE, GEORGIA 30281
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L IEL Ph (770)389-8666 - Fax (770)389-8656
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NOT TO SCALE JOHNSON LAWANNA & COFIELD ORLANDO
PROGRESS RESIDENTIAL HEATH JASPER JR & JANICE M ZO AUL ZONING: RM NEWNAN OFFICE CUMMING OFFICE
BORROWER 4 LLC ZONING: RM NIN A & 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
FYR SFR BORROWER LLC
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
ZONING: RM T
RM REV
ZONING: RM Ph. (770) 755-7978 Ph. (678) 807-7100

CORONA JUAN CARLOS L E
www.fdc-llc.com
ZONING: RM

NIA JAYAKUMAR BHANUMATHI
THA

77 & 87 HOLLOWAY ROAD
ZONING: RM HINRICHSEN GERALD
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ZONING: RM BIRD BARBARA K
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TRUE NORTH PROPERTY ZONING: RM
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ADJACENT PROPERTIES MAP
SFR JV-1 2020-1
BORROWER LLC LOCATED IN:
ZONING: RM

LAND LOTS 50, 6TH DISTRIC
PROGRESS RESIDENTIAL
BORROWER 13 LLC
ZONING: RM

AVILLA COMMUNITY
FOR
WILLIAMS GREGORY & APRIL
ZONING: RM

KING
2014-2
EDDIE

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
STOCKBRIDGE, GEORGIA
YAMASA CO LTD
BO
ZONIN & SALLY
ZONING: RM

ZONIN RROWER
MARTINEZ MARGARITA
EMCOMPASS HEALTH ZONING: RM
G: RM D
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REHABILITATION HOSPITAL
ZONING: OI

AMH
STINSON ANITA C
ZONING: RM

SFR JV-1 2021-1 JOHNSON DEBORAH
BORROWER LLC

CHASE MARION WAY
ZONING: RM

50' R/W (PER PB 22, PG 32)
ZONING: RM
BROTHERSON KEITH
& JOANNA
ZONING: RM

TSANG NATHANIEL
SAKARIA M S ETAL ZONING: RM BLACKWELL PROPERTIES LLC
ZONING: RR ZONING: RM

PROPOSED PROGRESS RESIDENTIAL
BORROWER 14 LLC TYSON C BEN
CLASSIC PROPERTIES LLC
ZONING: RM

ZONING: RM ZONING: RM

SITE CUELLER GABRIELA E
ZONING: RM
FIELDS ANNE M
MILLER LAURA E & RONALD
ZONING: RM
ZONING: RM

PATRICK IAN

UTILITIES PROTECTION CENTER
ZONING: RM

REVISIONS

1 (800) 282-7411 THROUGHOUT GEORGIA
DORE ERLENE MESLER BRIAN & JODIE

Call before you dig.
ZONING: RM ZONING: RM

Know what's below.
TOLSTOY GA LLC

OR DIAL 811
ZONING: RM
GRANT RAVEN & DONTAVIUS VAN LEEUWEN J M PAUL &
ZONING: RM ROSLYN K
ZONING: RM

HOME SFR
GIVENS ROGER J BORROWER II LLC
ZONING: RM ALTO ASSET COMPANY 2 LLC ZONING: RM
ZONING: RM
HOLLOWAY CROSSING LLC
ZONING: RR

M S ZAKARIA MD PC & SOUTHERN
CONSULTING SERV LLC JAMES PHILLIP L
IH6 PROPERTY GEORGIA LP
ZONING: RM

DATE
ZONING: RR RH PARTNERS OWNERCO LLC ZONING: RM
ZONING: RM

TDM REVOCABLE TRUST
ZONING: RM HULL ROBERT D & CHRISTINA E
ZONING: RM

DENNIS KEATH
PA ZONING: RM
TR
PU IC
50 BL
IC
HEN
-W YP
WOODBRIDGE OPPORTUNITY
FUND INC
DATE: 3/29/23
0' STACK GARY D & NANCY L & ETAL
ZONING: RR ID A
TH RK
VA WA
ZONING: RM
CHAMBLEE MILDRED E
ZONING: RM
SCALE: 1" = 60'
C RI
ES Y

VI PROJ NUMBER:
403.002

IT DRAWN BY: NF
IN REECE ASHANTY
ZONING: RM
JDL
REVIEWED BY:
Y O AD REVISED BY:
Y R IDTH
WA - 60' W2)

LI N LL O G3
HO LIC R/PWB 22, P
PU (PER
NR
E YLA
HD 3
SMIT NING: R
MCG ZO
HOLLOWAY CROSSING LLC
ZONING: RR
ARIT

GRID NORTH
THA
MCG , NA
MCG DY B 3
SAN NING: R
ARIT

GA WEST ZONE
ARIT J A
AN K
ZO E
ATH
ATH
R L
K& R
PRO
B, N /C3 B, N /C3
O D
NDY
CO P
ETA
ODE NDY R3 R3
Y SA NING: Y SA NING:
AY-J NERS L
LOW T ZO ZO
HOL TY PAR 3/C3
HOL
NK
LOW & ET
PER ING: R
MCGARITY NAN T & ROBINSON CHRISTINE
THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
& ET
ZONING: C3 AL
ZON
TY P
ORIGINAL SIGNATURE OF THE REGISTRANT
GENERAL NOTES: AL ACROSS THE REGISTRANT'S SEAL.

PER
PRO : C3
ES P
1. LAYOUT IS CONCEPTUAL IN NATURE AND IS FOR PLANNING PURPOSES ONLY.
CO
GRAPHIC SCALE
JAM
ODE ZONING
AR
ES P
FURTHER INFORMATION WILL BE REQUIRED TO DESIGN THE PROJECT.
NA M E E, N K
AY-J
LIEU SOANG CHI & MINH C &

JAM
KET C & LISA & PHAT K 100 0 50 100 200
DON : C3 ISTIN
E E, N K HA
ZONING: R3
2. BOUNDARY OBTAINED FROM ALTA SURVEY PERFORMED BY FALCON DESIGN
LEY CHR Y NAT
SHEET NUMBER
ISTIN NER
HA
CON ZONIN KINS
CONSULTANTS, LLC., DATED MARCH 08, 2023. ART
RIT
CHR Y NAT
HAR MCGA NING: C
KINS RIT
3. EXHIBIT WAS PRODUCED UTILIZING HENRY COUNTY GIS DATA. 3 S LL ( IN FEET )
HAR MCGA NING: C
IE
ZO

2.0
1 inch = 100 ft.
4. AN ENVIRONMENTAL SITE ASSESSMENT HAS BEEN PERFORMED FOR THIS &
ZO
RACETRAC PETROLEUM INC
ZONING: C3
SITE.

LIEU KET CHI
ZONING C3
P:\Projects\403.002 Patrick Henry Parkway\PLANNING\CONCEPTS\PUD.dwg, nferris, Thu, Sep 07, 2023 - 3:27pm
TAX ID 052-E01075000
TAX ID 052-E01075000 S
N/F
PB 25,
PB PG
25, 75
PG 75 EAGLES CREST SUBDIVISION
RY
PHASE II HEN
N/F SS
PB 24, PG 170 I-75 R
T SITE
ICK D
GERALD HINRICHSEN PA
TUNIS RD
SS
387 CHASE MARION WAY Y
BLV -75
WA
TAX ID 052-E01063000 SS LLO
H O RD
PB 24, PG 170
SS JODECO RD

JODECO RD HIGHLAND DR

SS S SS
X X X X X X X X X X X X X X
I-75
S MEADOWBROOKE DR

N/F 10' REAR S/B X
GERALD HINRICHSEN X
387 CHASE MARION WAY ~ VICINITY MAP
TAX ID 052-E01063000 X NOT TO SCALE
PB 24, PG 170 PROPOSED SEWER
ZONING: RM CONNECTION
DETENTION
POND

X X X
LAND USE SUMMARY
P:\Projects\403.002 Patrick Henry Parkway\PLANNING\CONCEPTS\PUD.dwg, jpalmer, Thu, Sep 07, 2023 - 7:32pm

X X
DOG
PARK X
CURRENT ZONING: RA (HENRY COUNTY)
X X
X PROPOSED ZONING: PUD
X X

TOTAL SITE AREA: 14.16ac
16 X
X TOTAL UNITS: 136
1BR DUPLEX UNITS: 44 (32%)
LOT 15 2BR UNITS: 54 (40%)
3BR UNITS: 38 (28%)
GROSS DENSITY: 9.6 du/ac
X NET DENSITY: 9.6 du/ac
X OPEN SPACE: 5.97ac (42%)
PARKING SPACES: 228
LOT 14
GARAGE SPACES: 40
TOTAL SPACES: 268
LOT COVERAGE: 6.96ac (49%)

X 10' BUFFERS PROVIDED
X N/F
EAGLES CREST CONCEPT PLAN IS CONCEPTUAL IN NATURE AND
SUBDIVISION FINAL DESIGN/UNIT COUNT MAY VARY.
N/F X
PHASE I
PB 22, PG 32
10' SIDE S/B
ENCOMPASS HEALTH LOT 13
REHABILITATION HOSPITAL ZONING: RM
OF HENRY COUNTY LLC SETBACKS
2200 PATRICK HENRY PKWY
TAX ID 052-01023001 FRONT SETBACK: 30'
DB 16597, PG 28 X
SIDE SETBACK: 10'
LOT 12
ZONING: O1 X REAR SETBACK: 10'
BETWEEN BUILDINGS: 10'

LOT 11
1 BEDROOM
X DUPLEX UNIT

X LOT 10
2 BEDROOM UNIT
50' R/W (PER PB 22, PG 32)

CHASE MARION WAY

LOT 9
10' SIDE S/B
PERIMETER 3 BEDROOM UNIT
FENCE
34 36
X X DUMPSTER
12 13
X X PAD
X LOT 8

13
15
12 CLUBHOUSE
20

LOT 7
DUMPSTER X
PAD X

LEASING OFFICE/CBU,
X POOL/SPA & GAZEBO
X X X
X X X X X X EVENT LOT 6
LAWN
10' SIDE S/B X

LOT 5

W X
PARKING GARAGE
(TYPICAL)
20 LOT 4

10

AS
11

LOT 3
GA
S 30 W X
'F 14
MASONRY RO
WALL NT
S/B
PA X
10' SIDEWALK W
TR
PU IC K
BL HE
IC N LOT 2
10' LANDSCAPE R/
W R X
STRIP -W YP
ID
TH RK
W VA AY
RI
ES W X

LOT 1
CP W
15"
R X
WATER SERVICE O AD H
30 Y R IDT
CONNECTION 'F WA 0' W
RO S

N X OLLOR/W - 6, PG 32)
T H C 22
PB GRID NORTH
18" S/ BLI
RC
B PSSU (PER
W GA WEST ZONE

W SS

W S

GENERAL NOTES: W

1. LAYOUT IS CONCEPTUAL IN NATURE AND IS FOR PLANNING PURPOSES ONLY.
FURTHER INFORMATION WILL BE REQUIRED TO DESIGN THE PROJECT.
2. BOUNDARY OBTAINED FROM ALTA SURVEY PERFORMED BY FALCON DESIGN GRAPHIC SCALE
CONSULTANTS, LLC., DATED MARCH 08, 2023. 50 0 25 50 100
3. EXHIBIT WAS PRODUCED UTILIZING HENRY COUNTY GIS DATA.
4. AN ENVIRONMENTAL SITE ASSESSMENT HAS BEEN PERFORMED FOR THIS
( IN FEET )
SITE.
1 inch = 50 ft.

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.

DATE REVISIONS NEWNAN OFFICE
1. PUD ZONING PLAN
DATE: 2. 40 GREENWAY CT., STE A
CONSTRUCTION CIVIL
J A
SCALE: 3. FOR
R 4.
NEWNAN, GEORGIA 30265
STOCKBRIDGE OFFICE
PROJ NUMBER:
THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE 403.002 COA NO. PER 004790

O D
5. 77 & 87 HOLLOWAY ROAD Ph. (770) 755-7978
FALCON DESIGN
MANAGEMENT
ENGINEERING
6. 235 CORP. CTR. DR., STE 200
REVISED BY:

7. LAND

D . 8. AVILLA COMMUNITY www.fdc-llc.com
CUMMING OFFICE STOCKBRIDGE, GEORGIA 30281
JDL
REVIEWED BY:

PLANNING
L LOCATED IN:
1" = 60'
4.0 ORIGINAL SIGNATURE OF THE REGISTRANT
E 500 PIRKLE FERRY RD., STE C Ph (770)389-8666 - Fax (770)389-8656
E DRAWN BY: NF 3/29/23 Know what's below. LANDSCAPE LAND
Call before you dig. LAND LOTS 50, 6TH DISTRIC
CUMMING, GEORGIA 30040
CONSULTANTS
SHEET NUMBER

UTILITIES PROTECTION CENTER
1 (800) 282-7411 THROUGHOUT GEORGIA STOCKBRIDGE, GEORGIA COA NO. LSF 000995
ARCHITECT SURVEYING
OR DIAL 811 Ph. (678) 807-7100

ACROSS THE REGISTRANT'S SEAL.
P:\Projects\403.002 Patrick Henry Parkway\SURVEY\dwg\Patrick Henry Parkway-ALTA-40.dwg, SHEET-1, nferris, Sep 07, 2023 - 6:11:34pm
ENR

TUNIS RD
KH
I-75 RI C
PAT BLVD 5
SITE
I-7 Y
WA
OLLO D
H R
N/F
EAGLES CREST SUBDIVISION
JODECO RD
PHASE II
JODECO RD HIGHLAND DR
PB 24, PG 170

I-75
CHASE MARION WAY MEADOWBROOKE DR
50' R/W (PER PB 24, PG 170)

1/2" REBAR
THIS BLOCK RESERVED FOR THE
CLERK OF THE SUPERIOR COURT S89°12'54"E 455.78'
TREE

TOP BANK
OF CREEK
(UN-NAMED)

(GA WEST ZONE)
1/2" REBAR

GRID NORTH
LOT 15

1/2" REBAR

LOT 14

LOT 13

N/F
ENCOMPASS HEALTH

N01°00'39"E 851.11'
REHABILITATION HOSPITAL
OF HENRY COUNTY LLC 1/2" REBAR
2200 PATRICK HENRY PKWY
TAX ID 052-01023001
DB 16597, PG 28 LOT 12

1/2" REBAR

TRACT A

CHASE MARION WAY
LOT 11

50' R/W (PER PB 22, PG 32)
N/F
JAMES HOLLOWAY ETAL
87 HOLLOWAY RD
TAX ID 052-01024000 1/2" REBAR
DB 5691, PG 148

LOT 10
13.00 ACRES
566,419 sq.ft.

S01°00'21"W 1294.75'
1/2" REBAR

LOT 9

1/2" REBAR
N/F
EAGLES CREST
LOT 8 SUBDIVISION
PHASE I
PB 22, PG 32

1/2" REBAR

LEGEND
LOT 7
DB DEED BOOK
PB PLAT BOOK FO
PG PAGE
LL LAND LOT
OPEN TOP PIPE
1/2" REBAR
OTP
RB REBAR E 1/2" REBAR
IPF IRON PIN FOUND S89°00'34"E 329.37'
IPS 1/2" REBAR W/C FDC 000995 1/2" REBAR LOT 6
CRIMP TOP PIPE W
CTP
C&G CURB & GUTTER
R/W RIGHT OF WAY
B W
N/F NOW OR FORMERLY CA
-E- OVERHEAD POWER LINE ES
sq ft SQUARE FOOT LGEA AREA "D"
REF REFERENCE
TBM TEMPORARY BENCHMARK
POINT OF BEGINNING
N/F
POB LOT 5
POC POINT OF COMMENCEMENT CHARLES R. McCRANIE, SR
RCP REINFORCED CONCRETE PIPE CH L= 77 HOLLOWAY RD
DIP DUCTILE IRON PIPE =N R = 3 4 6 TAX ID 052-01023000

S01°03'36"W 267.30'
EGA 8 .
PVC POLYVINYL CHLORIDE PIPE
C L 4 7 ° 9 5. 0 7
DB 19228, PG 1356
HDPE HIGH DENSITY POLYETHYLENE PIPE
=3 48 39 1/2" REBAR
CMP CORRUGATED METAL PIPE 43 ' 3
PL PROPERTY LINE .9 7 " 1.16 ACRES
CL CENTERLINE 2 W
ID IDENTIFICATION E 50,533 sq.ft. LOT 4
B.S.L. BUILDING SETBACK LINE
BOC BACK OF CURB
C CURVE LABEL
CI CURB INLET G
DE DRAINAGE EASEMENT AS
EOP EDGE OF PAVEMENT CA 1/2" REBAR
BEL W
FH FIRE HYDRANT E
L LINE LABEL
PKS PK NAIL SET LOT 3
SSE SANITARY SEWER EASEMENT GA R/W MKR
UE UTILITY EASEMENT S
SWMF STORMWATER MANAGEMENT FACILITY E
C/O SEWER CLEAN OUT N5 81.2
W 8°
SIGN 53 4'
CA
BL
PA '10 P.O.B.
E TR "W 1/2" REBAR 1/2" REBAR
IRON PIN FOUND
IRON PIN SET EG
PU ICK WELL
BL
IC HEN
CALCULATED POINT AS
POWER POLE R/ RY LOT 2
CA W
FIRE HYDRANT BL -W PA 1 STORY FRAME X

WATER VALVE E ID RK
W T H
WATER METER E
GA VAR
WA
D N5
IES Y
JUNCTION BOX S
S SANITARY SEWER MANHOLE 8°5 X
CA W 3'1 LINK
DROP INLET BL 0"W 6' CHAIN
R/W MONUMENT E GATE FENCE
SINGLE WING CATCH BASIN E 29
GA
4.0
DOUBLE WING CATCH BASIN 3'
CURB INLET W
HEADWALL LOT 1

RETE
FLARED END SECTION RCP E
G GAS METER GAC
S AB 15"
CONC OA TH
GAS VALVE LE
E ELECTRIC TRANSFORMER W E
Y R ID
WA 0' W
T 1/2" REBAR WELL
TELEPHONE PEDESTAL L=
LIGHT POST E CH 1
= N R = 4 0 3 .1 O LLOR/W - 6, PG 32)
FO FIBER OPTIC MARKER/HAND HOLE 5 1 19 5 H C 22
BLI
GA C
S A 18" CL ° .2 PB E
ASPHALT
BL
E RC
P =1 4 9 4 R/W MKR
PU (PER
02 ' 0
CONCRETE .8 3"
E 9 W C E
79' W 8" PV
GA 124. "W
40'43
S W W
IPS ° S
S 7 4
E W E
P.O.B.
E E
GAEABL

SURVEY NOTES E E
FO SEWER MAIN
18 BL
1. THE FIELDWORK FOR THIS SURVEY WAS COMPLETED DECEMBER 29, 2022 WITH LINEAR AND "R CA
ANGULAR MEASUREMENTS OBTAINED USING A SPECTRA PRECISION FOCUS 35 ROBOTIC CP
GA
TOTAL STATION & CHAMPION TKO GPS UNIT. S
CP
18"
2. THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN E
13,374 FEET, AND AN ANGULAR ERROR OF 05" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE D GA
ADJUSTED USING COMPASS RULE METHOD.

3. THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE
24" H
WITHIN ONE FOOT IN 298,202 FEET USING THE BEARINGS AND DISTANCES SHOWN HEREON.

4. ALL PROPERTY CORNERS REFERENCED AS "IPS" INDICATE A ½" REBAR PLACED WITH CAP DPE E
STAMPED "FDC LSF000995" UNLESS OTHERWISE NOTED.

5. FALCON DESIGN CONSULTANTS, L.L.C. AND/OR KEVIN M. BROWN DOES NOT GUARANTEE THAT
ALL EASEMENTS AND SUB-SURFACE CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE
SHOWN.

6. THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM OF 1983, 2011 ADJUSTMENT
(NAD83 (2011)) FOR THE HORIZONTAL DATUM AND THE NORTH AMERICAN VERTICAL DATUM OF SURVEYOR'S CERTIFICATION
1988 PER THE VIRTUAL REFERENCE SYSTEM CORRECTIONS PROVIDED BY HxGN SMARTNET.
THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT
7. UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST
SUBDIVIDE OR CREATE A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY
ABOVE OR BELOW GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE
BOUNDARIES. THE RECORDING INFORMATION OF THE DOCUMENTS, MAPS, PLATS, OR OTHER
ACCURACY OR THOROUGHNESS OF THE UTILITIES OR STRUCTURES SHOWN HEREON. PER
INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED HEREON.
GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE CALLED PRIOR
TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES.
RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION,
AVAILABILITY OF PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR
SUITABILITY FOR ANY USE OR PURPOSE OF THE LAND.

GRAPHIC SCALE FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES
WITH THE MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET
60 0 30 60 120 FORTH IN THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR
PROFESSIONAL ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION
FLOOD NOTE 15-6-67.

PER FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY PANEL NUMBER:
13151C0152D EFFECTIVE DATE OCTOBER 6, 2016, THIS PROPERTY IS NOT LOCATED IN A SPECIAL ( IN FEET ) 3/30/2023 .
FEMA FLOOD HAZARD AREA. 1 inch = 60 ft. KEVIN M. BROWN DATE
REGISTERED LAND SURVEYOR #2960

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

THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE DRAWN BY: CG
SCALE:
DATE:
NEWNAN OFFICE

CONSTRUCTION LANDSCAPE
1" = 60'
REVISIONS
CIVIL

COA NO. PER 004790
ALTA/NSPS LAND TITLE SURVEY
FALCON DESIGN
40 GREENWAY CT., STE A
1. ADDRESSED ATTORNEY COMMENTS 2-23-23

SHEET NUMBER COA# LSF 000995
2. ADDRESSED NEW TITLE COMMITMENTS 3-07-23
NEWNAN, GEORGIA 30265 STOCKBRIDGE OFFICE

MANAGEMENT ARCHITECT ENGINEERING
3. CORRECTED OWNER OF AREA "D" 3-08-23

3.0
HOLLOWAY ROAD
www.fdc-llc.com
4. CORRECTED TITLE BLOCK 3-30-23
Ph. (770) 710-8908
235 CORP. CTR. DR., STE 200

ORIGINAL SIGNATURE OF THE REGISTRANT
CUMMING OFFICE

FILE NUMBER:403.002
STOCKBRIDGE, GEORGIA 30281

CONSULTANTS
LAND

1-10-2023
THIS PLAT WAS PREPARED FOR THE

REVIEWED BY:
K. BROWN
EXCLUSIVE USE OF THE PERSON, PERSONS,
LAND LOTS 50, 6TH DISTRICT 500 PIRKLE FERRY RD., STE C
LAND

COA NO. LSF 000995
Ph (770)389-8666 - Fax (770)389-8656
OR ENTITY NAMED IN THE CERTIFICATE
HEREON. SAID CERTIFICATE DOES NOT
HENRY COUNTY, GEORGIA CUMMING, GEORGIA 30040

PLANNING SURVEYING

ACROSS THE REGISTRANT'S SEAL.
3/30/23 EXTEND TO ANY UNNAMED PERSON
WITHOUT AN EXPRESS RECERTIFICATION
BY THE SURVEYOR NAMING SAID PERSON. Ph. (678) 807-7100
EXHIBIT "A"
Legal Description

All that tract or parcel of land lying and being in Land Lot 50 of the 6th District of Henry County, Georgia; formerly being
areas A and B of the Willic May Holloway Estate; being shown as one tract on a plat of survey prepared by Daniel R.
Moore, R.L.S., dated February 23, 2005; being more particularly described as follows:

Beginning at a concrete monument found at the intersection of the Northerly right of way of Holloway Road with the
Easterly right of way of Patrick Henry Parkway; thence Westerly along the Northerly right of way of Patrick Henry Parkway
103.15 feet (arc distance) along a curve concave to the left with a chord distance of 102.89 feet on a bearing of N 51° 47'
15" W to an iron pin, thence continuing along the right of way N 58° 51' 22" W a distance of 294.03 feet to an iron pin,
thence leaving the right of way of Patrick Henry Parkway on a bearing of N 01° 01' 46" E a distance of 1118.43 feet to an
iron pin, thence on a bearing of S 89° 12' 59" E a distance of 456.13 feet to an iron pin, thence on a bearing of S 01° 01'
46" W a distance of 1295.01 feet to a concrete monument, said monument being at the Northerly right of way of Holloway
Road, thence along the right of way of Holloway Road 124.84 feet on a bearing of S 74° 42' 31" W to a concrete
monument, said monument being the Point of Beginning.

The above tract being 13.012 acres.

This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without
the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as
of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment for Title Insurance w-GA Mod (07/01/2021) Printed: 03.06.23 @ 03:40 PM
Page 4 GA-FT-FA64-03000.180071-SPS-1-22-223731GA
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT
TRACT A AREA "D" LAND
PLANNING

RECORD DESCRIPTION RECORD DESCRIPTION
All that tract or parcel of land lying and being in Land Lot 50 of the 6th District of Henry County, Georgia; Area "D"
formerly being areas A and B of the Willic May Holloway Estate; being shown as one tract on a plat of survey
prepared by Daniel R. Moore, R.L.S., dated February 23, 2005; being more particularly described as follows: All that tract or parcel of land lying and being in Land Lot 50 of the 6th District of Henry County, Georgia, being
Area 'D' of a survey plat for Anne McCranie made by Daniel R. Moore, R.L.S. dated Nov. 25, 1999, last revised
Beginning at a concrete monument found at the intersection of the Northerly right of way of Holloway Road with Aug. 21, 2002, and being more particularly described as follows: FALCON DESIGN
the Easterly right of way of Patrick Henry Parkway; thence Westerly along the Northerly right of way of Patrick
Henry Parkway 103.15 feet (arc distance) along a curve concave to the left with a chord distance of 102.89 feet To get to the True Point of Beginning, commence at the intersection of the Northerly right of way of Holloway CONSULTANTS
on a bearing of N 51° 47' 15" W to an iron pin, thence continuing along the right of way N 58° 51' 22" W a Rd. with the Easterly right of way of Patrick Henry Parkway, thence running along the Easterly right of way of
distance of 294.03 feet to an iron pin, thence leaving the right of way of Patrick Henry Parkway on a bearing of Patrick Henry Parkway a distance of 102.89 ft on a bearing of N 51°47'15" W to a point on the right of way, STOCKBRIDGE OFFICE
235 CORP. CTR. DR., STE 200
N 01° 01' 46" E a distance of 1118.43 feet to an iron pin, thence on a bearing of S 89° 12' 59" E a distance of continuing on the right of way a distance of 294,03 ft on a bearing of N 58°51'22" W to a point, said point being STOCKBRIDGE, GEORGIA 30281
THIS BLOCK RESERVED FOR THE
456.13 feet to an iron pin, thence on a bearing of S 01° 01' 46" W a distance of 1295.01 feet to a concrete the True Point of Beginning) thence continuing on the right of way a bearing of N 58°51'22" W a distance of Ph (770)389-8666 - Fax (770)389-8656
CLERK OF THE SUPERIOR COURT
monument, said monument being at the Northerly right of way of Holloway Road, thence along the right of way 81.24 ft. to a point) thence continuing on the right of way in a curve to the right 346.07 ft., said curve having a
NEWNAN OFFICE CUMMING OFFICE
of Holloway Road 124.84 feet on a bearing of S 74° 42' 31" W to a concrete monument, said monument being chord distance of 343.92 ft. on a bearing of N 47°46'49" W, to a point) thence leaving the right of way on a 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
the Point of Beginning. bearing of S 88°58'14" E a distance of 329.08 ft. to a point) thence running S 01°01'46" W a distance of 267.25 Ph. (770) 710-8908 Ph. (678) 807-7100
ft. to a point, said point being the True Point of Beginning. www.fdc-llc.com
The above tract being 13.012 acres.
The above tract being 1.1590 acres

SURVEY DESCRIPTION SURVEY DESCRIPTION
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 50, 6TH DISTRICT, HENRY AREA "D"

PATRICK HENRY PKWY
COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

ALTA/NSPS LAND TITLE SURVEY
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 50, 6TH DISTRICT, HENRY
BEGINNING AT A 1/2 INCH REBAR AND CAP SET AT THE NORTHERLY RIGHT-OF-WAY LINE OF COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

LAND LOTS 50, 6TH DISTRICT
HOLLOWAY ROAD AND THE EASTERLY RIGHT-OF-WAY LINE OF PATRICK HENRY PARKWAY,
COMMENCING AT A 1/2 INCH REBAR AND CAP SET AT THE NORTHERLY RIGHT-OF-WAY LINE OF
THENCE, WITH SAID EASTERLY RIGHT-OF WAY LINE, 103.15 FEET ALONG A CURVE TO THE LEFT HOLLOWAY ROAD AND THE EASTERLY RIGHT-OF-WAY LINE OF PATRICK HENRY PARKWAY,
(SAID CURVE HAVING A RADIUS OF 419.24 FEET AND A CHORD BEARING NORTH 51 DEGREES 49 THENCE, WITH SAID EASTERLY RIGHT-OF-WAY LINE, 103.15 FEET ALONG A CURVE TO THE LEFT
MINUTES 03 SECONDS WEST, 102.89 FEET) TO A 1/2 INCH REBAR; (SAID CURVE HAVING A RADIUS OF 419.24 FEET AND A CHORD BEARING NORTH 51 DEGREES 49
THENCE, NORTH 58 DEGREES 53 MINUTES 10 SECONDS WEST, 294.03 FEET TO A 1/2 INCH REBAR; MINUTES 03 SECONDS WEST, 102.89 FEET) TO A 1/2 INCH REBAR;
THENCE, LEAVING SAID RIGHT-OF-WAY, NORTH 01 DEGREES 03 MINUTES 36 SECONDS EAST, 267.30 THENCE, NORTH 58 DEGREES 53 MINUTES 10 SECONDS WEST, 294.03 FEET TO THE POINT OF
FEET TO A 1/2 INCH REBAR; BEGINNING;
THENCE, NORTH 01 DEGREES 00 MINUTES 39 SECONDS EAST, 851.11 FEET TO A 1/2 INCH REBAR;
THENCE, SOUTH 89 DEGREES 12 MINUTES 54 SECONDS EAST, 455.78 FEET TO A 18 INCH THENCE, NORTH 58 DEGREES 53 MINUTES 10 SECONDS WEST, 81.24 FEET TO CONCRETE
HARDWOOD TREE; MONUMENT;
THENCE, WITH THE WESTERLY LINE OF LOTS 1-15 OF THE EAGLES CREST SUBDIVISION, SOUTH 01 THENCE, 346.07 FEET ALONG A CURVE TO THE RIGHT (SAID CURVE HAVING A RADIUS OF 895.39
DEGREES 00 MINUTES 21 SECONDS WEST, 1,294.75 FEET TO A CONCRETE RIGHT-OF-WAY FEET AND A CHORD BEARING NORTH 47 DEGREES 48 MINUTES 37 SECONDS WEST, 343.92 FEET)
MONUMENT ON THE NORTHERLY RIGHT-OF WAY LINE OF HOLLOWAY ROAD; TO A 1/2 INCH REBAR;
THENCE, SOUTH 74 DEGREES 40 MINUTES 43 SECONDS WEST, 124.79 FEET TO THE POINT OF THENCE, LEAVING SAID RIGHT-OF-WAY LINE, SOUTH 89 DEGREES 00 MINUTES 34 SECONDS EAST,
BEGINNING. 329.37 FEET TO 1/2 INCH REBAR;
THENCE, SOUTH 01 DEGREES 03 MINUTES 36 SECONDS WEST, 267.30 FEET TO THE POINT OF

HENRY COUNTY, GEORGIA
SAID TRACT OR PARCEL CONTAINING 13.00 ACRES (566,419 SQUARE FEET). BEGINNING.

SAID TRACT OR PARCEL CONTAINING 1.16 ACRES (50,533 SQUARE FEET).

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESSION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
TRACT A NOTES AREA "D" NOTES
1. PROPERTY SHOWN ON THE SURVEY IS THE SAME AS THE PROPERTY DESCRIBED IN TITLE 1. PROPERTY SHOWN ON THE SURVEY IS THE SAME AS THE PROPERTY DESCRIBED IN TITLE
COMMITMENT PROVIDED. COMMITMENT PROVIDED.
2. PROPERTY HAS DIRECT ACCESS TO PATRICK HENRY PARKWAY. EXISTING DRIVEWAY SHOWN. 2. PROPERTY HAS DIRECT ACCESS TO PATRICK HENRY PARKWAY. NO CURB CUTS OBSERVED.
3. NO ENCROACHMENTS OBSERVED. 3. NO ENCROACHMENTS OBSERVED.
4. PROPERTY FORMS A CONTIGUOUS PARCEL WITHOUT GAPS, GORES OR OVERLAPS. 4. PROPERTY FORMS A CONTIGUOUS PARCEL WITHOUT GAPS, GORES OR OVERLAPS.
5. NO RECENT EARTH MOVING WORK OBSERVED. 5. NO RECENT EARTH MOVING WORK OBSERVED.
6. NO RECENT STREET AND/OR SIDEWALK CONSTRUCTION OBSERVED. 6. NO RECENT STREET AND/OR SIDEWALK CONSTRUCTION OBSERVED.
NO PROPOSED CHANGES IN STREET RIGHT-OF-WAY LINES PROVIDED. NO PROPOSED CHANGES IN STREET RIGHT-OF-WAY LINES PROVIDED.
7. NO USE OF THE PROPERTY AS A LANDFILL OBSERVED. 7. NO USE OF THE PROPERTY AS A LANDFILL OBSERVED.
8. NO USE OF THE PROPERTY AS A CEMETERY OBSERVED. 8. NO USE OF THE PROPERTY AS A CEMETERY OBSERVED. 2-23-23
3-07-23
3-08-23

THIS PLAT WAS PREPARED FOR THE

EXCLUSIVE USE OF THE PERSON, PERSONS,

ADDRESSED ATTORNEY COMMENTS
FIDELITY NATIONAL TITLE INSURANCE COMPANY FIDELITY NATIONAL TITLE INSURANCE COMPANY
COMMITMENT FOR TITLE INSURANCE COMMITMENT FOR TITLE INSURANCE
SCHEDULE B - SECTION II - EXCEPTIONS SCHEDULE B - SECTION II - EXCEPTIONS

Commitment No.: 223731GA Commitment No.: 223730GA OR ENTITY NAMED IN THE CERTIFICATE
EFFECTIVE DATE: November 7, 2022 at 12:00 AM EFFECTIVE DATE: January 31, 2023 at 12:00 AM

REVISIONS
HEREON. SAID CERTIFICATE DOES NOT

ADDRESSED NEW TITLE COMMITMENTS
11. Easement from J.J. Holloway to Georgia Power Company, dated September 4, 1946, filed September 7, 1946 and 11. Easement from J.J. Holloway to Georgia Power Company, dated September 4, 1946, filed September 7, 1946 and
recorded in Deed Book 37, Page 291, records of the Superior Court of Henry County, Georgia. recorded in Deed Book 37, Page 291, records of the Superior Court of Henry County, Georgia.

EXTEND TO ANY UNNAMED PERSON
DOCUMENT CONTAINS NO PLOTTABLE EASEMENT DESCRIPTIONS. DOCUMENT CONTAINS NO PLOTTABLE EASEMENT DESCRIPTIONS.

12. Easement from J.J. Holloway to Georgia Power Company, dated February 19, 1954, filed March 5, 1954 and 12. Easement from J.J. Holloway to Georgia Power Company, dated February 19, 1954, filed March 5, 1954 and

WITHOUT AN EXPRESS RECERTIFICATION
recorded in Deed Book 49, Page 222, aforesaid records. recorded in Deed Book 49, Page 222, aforesaid records.

CORRECTED OWNER OF AREA "D"
DOCUMENT CONTAINS NO PLOTTABLE EASEMENT DESCRIPTIONS. DOCUMENT CONTAINS NO PLOTTABLE EASEMENT DESCRIPTIONS.

BY THE SURVEYOR NAMING SAID PERSON.
13. Easement from J.J. Holloway to Georgia Power Company, dated January 3, 1958, filed January 30, 1958 and 13. Easement from J.J. Holloway to Georgia Power Company, dated January 3, 1958, filed January 30, 1958 and
recorded in Deed Book 56, Page 360, aforesaid records. recorded in Deed Book 56, Page 360, aforesaid records.

DOCUMENT CONTAINS NO PLOTTABLE EASEMENT DESCRIPTIONS. DOCUMENT CONTAINS NO PLOTTABLE EASEMENT DESCRIPTIONS.

14. Application and Questionnaire for Current Use Assessment of Bona Fide Agricultural Property from James Harold 14. INTENTIONALLY DELETED.
Holloway to Henry County Board of Tax Assessors, dated February 11, 2013, filed February 14, 2013 and recorded 1.
in Deed Book 12942, Page 256, aforesaid records. 4.

DOCUMENT AFFECTS SUBJECT PROPERTY BY REFERENCING PARCEL 052-01024000.

DATE: 1-10-2023
SCALE:
SURVEY NOTES FILE NUMBER:403.002
DRAWN BY: CG
1. THE FIELDWORK FOR THIS SURVEY WAS COMPLETED DECEMBER 29, 2022 WITH LINEAR AND
ANGULAR MEASUREMENTS OBTAINED USING A SPECTRA PRECISION FOCUS 35 ROBOTIC TABLE A - OPTIONAL ITEMS TABLE A - OPTIONAL ITEMS REVIEWED BY:
K. BROWN
TOTAL STATION & CHAMPION TKO GPS UNIT.
1. PROPERTY CORNER MONUMENTS FOUND OR SET, AS SHOWN. 1. PROPERTY CORNER MONUMENTS FOUND OR SET, AS SHOWN.
2. THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 2. ADDRESS OF THE SUBJECT PROPERTY PER TAX RECORDS. 2. ADDRESS OF THE SUBJECT PROPERTY PER TAX RECORDS.
13,374 FEET, AND AN ANGULAR ERROR OF 05" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE
ADJUSTED USING COMPASS RULE METHOD. 3. FLOOD ZONE NOTED AND SHOWN GRAPHICALLY. 3. FLOOD ZONE NOTED AND SHOWN GRAPHICALLY.
4. GROSS LAND AREA = 13.00 ACRES 4. GROSS LAND AREA = 1.16 ACRES
3. THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE 11a. OBSERVED EVIDENCE OF UTILITIES SHOWN. 11a. OBSERVED EVIDENCE OF UTILITIES SHOWN.
WITHIN ONE FOOT IN 298,202 FEET USING THE BEARINGS AND DISTANCES SHOWN HEREON.
13. ADJOINING OWNER NAMES SHOWN PER TAX RECORDS. 13. ADJOINING OWNER NAMES SHOWN PER TAX RECORDS.
4. ALL PROPERTY CORNERS REFERENCED AS "IPS" INDICATE A ½" REBAR PLACED WITH CAP
STAMPED "FDC LSF000995" UNLESS OTHERWISE NOTED.
SURVEYOR'S CERTIFICATION SURVEYOR'S CERTIFICATION
5. FALCON DESIGN CONSULTANTS, L.L.C. AND/OR KEVIN M. BROWN DOES NOT GUARANTEE THAT
ALL EASEMENTS AND SUB-SURFACE CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE TO NEXMETRO ACQUISITIONS, LLC, an Arizona limited liability company TO NEXMETRO ACQUISITIONS, LLC, an Arizona limited liability company
SHOWN. and FIDELITY NATIONAL TITLE INSURANCE COMPANY: and FIDELITY NATIONAL TITLE INSURANCE COMPANY:
6. THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM OF 1983, 2011 ADJUSTMENT THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE
(NAD83 (2011)) FOR THE HORIZONTAL DATUM AND THE NORTH AMERICAN VERTICAL DATUM OF MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR SURVEYOR'S CERTIFICATION
1988 PER THE VIRTUAL REFERENCE SYSTEM CORRECTIONS PROVIDED BY HxGN SMARTNET. ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND 3/08/23
INCLUDES ITEMS 1, 2, 3, 4, 11a, 13 OF TABLE A THEREOF. INCLUDES ITEMS 1, 2, 3, 4, 11a, 13 OF TABLE A THEREOF. THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT
7. UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST
ABOVE OR BELOW GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE
SUBDIVIDE OR CREATE A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY COA# LSF 000995
THE FIELDWORK WAS COMPLETED ON DECEMBER 29, 2022. THE FIELDWORK WAS COMPLETED ON DECEMBER 29, 2022. THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
BOUNDARIES. THE RECORDING INFORMATION OF THE DOCUMENTS, MAPS, PLATS, OR OTHER
ACCURACY OR THOROUGHNESS OF THE UTILITIES OR STRUCTURES SHOWN HEREON. PER ORIGINAL SIGNATURE OF THE REGISTRANT
INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED HEREON. ACROSS THE REGISTRANT'S SEAL.
GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE CALLED PRIOR DATE OF PLAT OR MAP: JANUARY 10, 2023 (REVISED MARCH 8, 2023). DATE OF PLAT OR MAP: JANUARY 10, 2023 (REVISED MARCH 8, 2023).
TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES.
RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION,
AVAILABILITY OF PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR
3/08/2023 3/08/2023 SUITABILITY FOR ANY USE OR PURPOSE OF THE LAND.
KEVIN M. BROWN DATE KEVIN M. BROWN DATE
FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES
REGISTERED LAND SURVEYOR #2960 REGISTERED LAND SURVEYOR #2960
WITH THE MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET
FORTH IN THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR SHEET NUMBER
PROFESSIONAL ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION
FLOOD NOTE 15-6-67.

PER FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY PANEL NUMBER:
13151C0152D EFFECTIVE DATE OCTOBER 6, 2016, THIS PROPERTY IS NOT LOCATED IN A SPECIAL
FEMA FLOOD HAZARD AREA. KEVIN M. BROWN
REGISTERED LAND SURVEYOR #2960
3/08/2023
DATE
2 of 2
P:\Projects\403.002 Patrick Henry Parkway\SURVEY\dwg\Patrick Henry Parkway-ALTA-30.dwg, SHEET-2, KBrown, Mar 08, 2023 - 5:59:27pm
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Zoning Ordinance
For
A Rezoning from RA in Henry County to PUD in the City of Stockbridge
of

NEXMETRO ACQUISITIONS, LLC
c/o Battle Law, P.C.

for

+/-14.16 Acres of Land
Being 77 and 87 Holloway Road
City of Stockbridge, Georgia and
Parcel Nos. 052-01023000 and 052-01024000

Submitted for Applicant by:

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

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

NexMetro Acquisitions, LLC (the “Applicant”) is seeking to develop on +/- 14.16 acres of
land being Tax Parcel No. 052-01023000 and 052-01024000 having frontage on 77 and 87
Holloway Road (the “Subject Property”) with a unique, luxury, single-family
rental product (apartments). The Applicant is seeking a Rezoning of the Subject Property to
from RA in Henry County to PUD in the City of Stockbridge. This application amends an earlier
application that sought to rezone the Subject Property to MFR, and does not change the proposed
density. This document serves as a statement of intent, analysis of the criteria under the City of
Stockbridge Unified Development Code and contains notice of constitutional allegations as a
reservation of the Applicant’s rights.

II. STEINBERG ACT REZONING CRITERIA

The State of Georgia proposes the following decision criteria to be considered for rezonings in
jurisdictions that do not propose other criteria:

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

The zoning proposal will permit a use that is suitable in view of the use and development of
adjacent and nearby property. The Subject Property has a medical office on the west side of it
and homes to the east. The zoning proposal will allow a rental community that is laid out like
cluster single family detached homes. The product will serve as a transition from the office uses
to the single family detached homes to the east and protect the single family homes from any
additional medical office uses that might seek to occupy the Subject Property and thereby
immediately abut the single family homes. Therefore, the zoning proposal will permit a use that
is suitable in view of the use and development of adjacent and nearby property.

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

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. The property adjacent and nearby is already developed as medical offices and as
residential. Adding more residential uses will not have any affect on the surrounding properties.
Therefore, the zoning proposal will not adversely affect the existing use or usability of adjacent
or nearby property.

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

The property to be affected by the zoning proposal does not have a reasonable economic use as
currently zoned. In Henry County, the Subject Property is zoned RA, which allows for large lot
developments and agricultural uses. However, the future land use on the Subject Property is
Mixed Use and allows for up to 16 dwelling units per acre. The Subject Property is not suitable
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
for the permitted agricultural uses and is planned to have a higher density residential use under
Henry County’s plan. Therefore, the property to be affected by the zoning proposal does not
have a reasonable economic use as currently zoned.

4. Whether the zoning proposal will result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools;

The zoning proposal will not result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools.

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

The zoning proposal is in conformity with the policy and intent of the land use plan. In Henry
County, the comprehensive plan allows for up to 16 dwelling units per acre and also allows for a
mixture of uses, but does not require it. This proposal includes a comprehensive land use plan
amendment to change the future land use of the Subject Property from Mixed Use in Henry
County to High Density Residential in the City of Stockbridge. The site plan included with this
proposal contemplates building at 9.6 dwelling units per acre. Thus, this zoning proposal will
bring development at a density a bit lower than what is currently permitted while also adhering to
the City’s comprehensive land use plan. Therefore, the zoning proposal is in conformity with the
policy and intent of the land use plan.

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

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

III. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

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

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The application of the City of Stockbridge Zoning Ordinance to the Subject Property which
restricts its use to any classification other than that proposed by the Applicant is unconstitutional,
illegal, null and void, constituting a taking of Applicant’s Property in violation of the Just
Compensation Clause of the Fifth Amendment to the Constitution of the United States, Article I,
Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of
Georgia of 1983, and the Equal Protection and Due Process Clauses of the Fourteenth Amendment
to the Constitution of the United States denying the Applicant an economically viable use of its
land while not substantially advancing legitimate state interests.

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

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

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

A refusal to allow the land use amendment and/or Rezoning in question would be invalid inasmuch
as it would be denied pursuant to an ordinance which is not in compliance with the Zoning
Procedures Law, O.C.G.A Section 36-66/1 et seq., due to the manner in which the Ordinance as a
whole and its map(s) have been adopted.

The existing land use designation and/or zoning classification on the Subject Property is
unconstitutional as it applies to the Subject Property. This notice is being given to comply with
the provisions of O.C.G.A. Section 36-11-1 to afford the County an opportunity to revise the
Property to a constitutional classification. If action is not taken by the County to rectify this
unconstitutional land use designation and/or zoning classification within a reasonable time, the
Applicant is hereby placing the County on notice that it may elect to file a claim in the Superior
Court of Fulton County demanding just and adequate compensation under Georgia law for the
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
taking of the Subject Property, diminution of value of the Subject Property, attorney’s fees and
other damages arising out of the unlawful deprivation of the Applicant’s property rights.

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-04. To consider a request to change the
future land use designation of three parcels with 79.16 +/- acres on Davidson Parkway and Walter Way
from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential’ to allow for a mixed residential
development. with 311 units. The applicant is D. R. Horton, Atlanta East, represented by Tiffany D.
Hogan.
BACKGROUND INFORMATION:
Previous approved plans and rezonings for this property have called for the development of various
commercial uses. Due to the property's strategic location adjacent to Interstates 75 & 675, as well as
its access from Highway 138 and North Henry Boulevard, it may be best suited for major
community-serving uses such as hotels, office parks, and municipal event facilities. The applicant has
also applied for Rezoning Case #RZ-2023-05. Staff recommendation: Denial. Planning Commission
recommendation: Denial.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-04.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Denial.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

1,143 ft

Parcel ID 030-01009000 Class C Owner GDCI GA 6 LP Land $1.9172e+006
Property Acreage 73.88 Address 5755 DUPREE DR Value:
Last 2 Sales
Address STE 130 Building $0
Date Price Reason Qual
District City/Stockbridge ATLANTA GA 30327 Value:
2/26/2018 $1,126,655 OTHER U
Misc $0
D UND
Value: 4/1/2014 $2,500,000 U
POWR
Total $1917200
Value:

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

Date created: 9/5/2023
Last Data Uploaded: 9/5/2023 1:24:23 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

143 ft

Parcel ID 030-01009006 Class C Owner GDCI GA 6 LP Land $72300
Property Acreage 1.66 Address 5755 DUPREE DR Value:
Address STE 130 Building $0 Last 2 Sales
District City/Stockbridge ATLANTA GA Value: Date Price Reason Qual
30327 Misc $0 2/26/2018 $1,126,655 OTHER U
Value: 4/23/2014 $0 CORPORATE U
Total $72300
Value:

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

Date created: 9/5/2023
Last Data Uploaded: 9/5/2023 1:24:23 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

286 ft

Parcel ID 030-01009005 Class C Owner GDCI GA 6 LP Land $108900
Property Acreage 3.63 Address 5755 DUPREE DR Value:
Address STE 130 Building $0 Last 2 Sales
District City/Stockbridge ATLANTA GA Value: Date Price Reason Qual
30327 Misc $0 2/26/2018 $1,126,655 OTHER U
Value: 4/23/2014 $0 CORPORATE U
Total $108900
Value:

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

Date created: 9/5/2023
Last Data Uploaded: 9/5/2023 1:24:23 AM

Developed by
131.81' S 89°50'19" W 4174 Silver Peak Parkway, Suwanee, GA 30024
GRAPHIC SCALE APPROXIMATE LOCATION
100 0 100 200 N/F
OF REEVES CREEK FUTURE

© BOWMAN CONSULTING GROUP LTD
VERDE INVESTMENTS, INC. APPROXIMATE SEDIMENT BASIN AREA FOR
NORTHBRIDGE PH. 1

SIDEWAL
DB DB 14305, PG 198 CONNECTION EASEMENT

Bowman Consulting Group Ltd
PER EXCEPTION (p) (DB 2605, PG 91)
APPROXIMATE DRAINAGE EASEMENT AGREEMENT DRIVETIME
GRID NORTH & DETENTION BASIN CONSTRUCTION AGREEMENT

WWW.BOWMAN.COM
FOR NORTHBRIDGE PH. 1 PER EXCEPTION (p) (DB 2605, PG 91)
GA WEST ZONE
( IN FEET ) C1
1 INCH = 100 FT.
1362.78' S 00°02'41" E

L21

Phone: (770) 932-6550
L20 REEVES CREEK

25' STATE WATER BUFFER APPROXIMATE LOCATION OF
FLOOD LIMIT AS PER FEMA MAP
L19 50' UNDISTURBED BUFFER

344.95' N 88°11'09" W
75' IMPERVIOUS SETBACK N/F

RCVW LAND, LLC
L1
SUBDIVIDED AS: 8
NORTHBRIDGE CROSSING
PHASE 1-A DB 18596, PG 259
PB 40, PG 170 7 20
SUBDIVIDED AS: L1
STORMWATER 193 ' SE
ENTRANCE DECEL LANE
WALTER WAY NORTHBRIDGE CROSSING
PHASE 1-A
L1
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192
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PB 40, PG 170 R55' K
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195 ST
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CONC.
129.57'
DRIVE L7 ±15,000 SQFT
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DRIVE L6 3 AL RE
20' SETBACK L4 L1 IC 196 STORMWATER ST
136 311 L5 (TYP 5' SIDEWALK POND
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309 40

223.37' S 89°45'49" E
VID
205 201 N
25' STATE WATER BUFFER
APPROXIMATE LOCATION OF
FLOOD LIMIT AS PER FEMA MAP 187
206 202

(R/ SON
139 308 50' UNDISTURBED BUFFER 186
240
N/F 207 CK FER
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PLAY GROUND 238
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ATE W A T 211 236 T ET
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E 20
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FLOOD LIMIT AS PER FEMA MAP
U RB CLUBHOUSE STORMWATER 212 235
L25 DIST ETBAC
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C5 STORMWATER POND BA
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25' STATE WATER BUFFER ERVIO 234
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75' IMP POND 179
28' BC-BC 246 20 O TR
50' UNDISTURBED BUFFER MAIL 214 233 GD
20' SETBACK
178
KIOSK M
215 247 RO SIGN 2 EASEMENT
75' IMPERVIOUS SETBACK 232 177 KF PER EXCEPTION (n)
ENTRANCE DECEL LANE C4
50'
302 301
A RKIN
G 216 248 T BAC (DB 460, PG 20)
304 303 T P 231 176 SE
STORMWATER 306 305
GUES SPACES 217 75'
20' SETBACK
5' SIDEWALK 307 249
POND 2 6 230 175 "W
WITH 3' GRASS 218 1 '53
7°5
STRIP (TYPICAL)
124 125 126 127
128
20' SETBACK 229 250
120 121122 123
3 116 117 118 119
C 174 1.0
28' 4 PICKLEBALL 228 251 30
GU COURTS 173
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RA

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227 252
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16 SPA RKI 172
IV
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273 272 225 171

AY

THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY BOWMAN CONSULTING SHALL BE WITHOUT LIABILITY TO BOWMAN CONSULTING.
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TB ACK 255
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295
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STEPHEN V.C. NYGARD II 220 258 SIGN 3 EASEMENT
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6 103 66 52 297 N
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20' SETBACK
263 5'
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20' S

399.30' S 89°51'08" E
20 163 3
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7 104 67 51 288 02
90 277 266 K 264 2
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89 298
161
9 106 69 287
278

OPEN SPACE (TYPICAL)
88 265 K 160
49 R/W 55'

20' SETBACK 20' SETBACK 20' SETBACK

20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK
299
10 107 70 48 286
159
GDO 75' 20'
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87 158
RHEA B. NYGARD & 279
STEPHEN V.C. NYGARD II 11 108
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SIGN 4 EASEMENT
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13 110
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14 111 74 20' SETBACK ±1 54
83 154
44 280 153

NORTHBRIDGE PHASE 2
281
112 75 43 282 152
191.32' N 00°06'07" E 15 82 283
TBACK
284 151
113 76 42
16 81 20' SE 150
114 77 41

CITY OF STOCKBRIDGE
17 80 149
115 78 40

241.19' S 89°50'04" E
18 79 148 "W
28'
9°1 7'56 SIGN 5 EASEMENT
19 147 N1 PER EXCEPTION (n)
R55' .92'
28' 289 (DB 460, PG 20)
146

CONCEPT PLAN
145 R
N/F FFE 5' SIDEWALK

GUEST PARKING
144 U
DHO STOCKBRIDGE LLC 20' SETBACK EB " W WITH 3' GRASS
DB 14954, PG 71
142
143
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PB 51, PG 165 POCKET N TER N 27°
20' SET 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39
141 5' I '
PARK 20 BACK 140 5 5.8

18 SPACES
19
±19,000 SQFT 21 22 23 24

HENRY COUNTY, GEORGIA
20' SETBACK W
5°33'35"
20' SET ' N1
A- 129.69' BACK BUFFER 193.
86
RSTATE
N 89°02'02" E
R- 3819.72' ' INT E
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N 01°04'30" E '58" W
11°49
112.14'
0' N
389.1
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L22 06°09'18" W
250.08' N

T E 6 75 Y
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TE D AC W N)
LIM I S H O
(R/W

AR IO
AMENITY NOTES: Y CT
ROAD 'A' I
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N N
1. PER REGULATIONS: ST
1.1. SUBDIVISIONS WITH OVER THREE HUNDRED (300) LOTS MUST INCLUDE A POOL IM
CO
20' SETBACK
FACILITY, CLUBHOUSE, POCKET PARK OF AT LEAST TWO THOUSAND (2,000) SQUARE
FEET, AND AT LEAST TWO (2) OF THE FOLLOWING: PR O
24' 1.1.1. PLAYGROUND. T E R

File Path P:\2023\0504 Northbridge Crossing P2\CONCEPT\23-0504 - 2 - BASE - CONCEPT 9-20-23.dwg
1.1.2. DOG PARK. F

3' BEAUTY STRIP
100'
1.1.3. TENNIS COURT. DEVELOPER: DESIGNER: NO

3' BEAUTY STRIP
1.1.4. BASKETBALL COURT. DR HORTON BOWMAN
1.1.5. WALKING TRAIL. 1371 DOGWOOD DRIVE SW 4174 SILVER PEAK PKWY.
20' SETBACK

5' SIDEWALK
1.1.6. FITNESS CENTER. CONYERS, GA 30012 SUWANEE, GA 30024

28' BC-BC
1.1.7. PICNIC AREA WITH GRILL AND COVERED PAVILION. CONTACT: TIFFANY D. HOGAN CONTACT: CHRIS McCRARY
110' 50' 1.1.8. COMMUNITY GARDEN AND REFLECTION AREA. 678-780-8526 770-932-6550
SITE 20' BETWEEN
1.1.9.
1.1.10.
FIRE PIT AND GATHERING AREA.
ANY OTHER AMENITY APPROVED BY THE DIRECTOR OF COMMUNITY

5' SIDEWALK
20' SETBACK 20' SETBACK DEVELOPMENT.
2. PROVIDED AMENITIES: CLUBHOUSE, POOL, PLAYGROUND, PICKLE BALL COURTS AND

28' BC-BC
100'
BUILDINGS
POCKET PARKS WITH AN AREA GREATER THAN 2,000 SQFT.

20' SETBACK 50'
24'
CW -- CM
ROAD 'B' 50' 20' SETBACK 1" = 100'
23-0504
7-27-2023
TOWNHOUSE LOTS (TYP.) THERE ARE NO P.U.D. DETACHED LOTS (TYP.)

September 21, 2023
23-0504
SCALE: 1"=60' SETBACKS REQUIRED. SCALE:
1"=60'
VICINITY MAP (NOT TO SCALE) 1 OF 1

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Chief Planner

DATE: September 28, 2023

SUBJECT: Staff Report for Comprehensive Plan Amendment Case #CP-2023-
04 for Three Parcels at Davidson Parkway and Walter Way (Parcel
#0303-01009000, Parcel #030-01009005, and Parcel #030-01009006).
Council District: 2.

I. PURPOSE

Consider a Comprehensive Plan Amendment application (#CP-2023-04) by D. R. Horton,
Inc. (represented by Tiffany Hogan, JD) to change the future land use designation three
parcels at the southwest corner of Davidson Parkway and Walter Way from ‘Low-Density
Vertical Mixed-Use’ to ‘High-Density Residential’ to allow for the construction of a mixed
residential development. The applicant proposes to build 312 total units, including 184
single-family detached dwellings and 128 townhomes. To allow for the proposed
development, the applicant also simultaneously submitted an application for a Rezoning
(Rezoning Case #RZ-2023-05) to rezone the property from ‘C-2’ (Heavy Commercial) to
‘PUD’ (Planned Unit Development). The applicant would also need to apply for a
recombination of the three parcels into one parcel if and after the requested rezoning is
approved.

II. EXISTING CONDITIONS

A. Property Location. The subject property is located in the northwestern area of the
City of Stockbridge, near the Clayton County line; about half a mile south of Highway 138
/ Lake Spivey Parkway and about half a mile west of North Henry Boulevard. It is
bordered by Davidson Parkway to the north, Walter Way to the east, and Interstates 75
and 675 to the south and west. One of the three parcels comprising the subject property
is located on the curve of Davidson Parkway, south of the Clayton County line. The main
project access to the development site would occur from this curve.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

B. Property Characteristics. The subject property is comprised of three parcels,
including a large parcel on Walter Way with 73.859 +/- acres, a small parcel on Walter
Way with 3.636 +/- acres, and a small parcel on Davidson Parkway with 1.369 +/- acres.
These parcels are shown on the three aerial photographs below. The large parcel has
roughly three-fourths of a mile of frontage along Interstates 75 and 675. Reeves Creek
is located near the eastern boundary of the development site, with required buffers. The
large parcel contains approximately 10.5 acres of “Restricted Use Commercial”, thus only
the remaining 63.35 +/- acres is developable. The property is mostly level and wooded.
The City of Stockbridge owns a lift station near the south end of the large parcel, which
is accessed from a driveway through an easement off Walter Way. Due to the lack of
access to the property from the south and west, the subject property is viewed as being
landlocked.

C. Surrounding Land Use and Zoning. The subject property is surrounded by a mixture
of land uses and zoning districts, as is indicated by Table 1 below. To the north, along
Davidson Parkway within Clayton County, are several commercial uses, including motels,
a gas station, a fast food restaurant, a fitness center, and an automotive repair center.
To the northeast is some vacant land along Davidson Parkway and Walter Way, which is
zoned ‘C-2’ (General Commercial). To the west and southwest, the subject property is
bordered by Interstate 675. To the east is the Northbridge Crossing Subdivision (whose
property is zoned ‘RM-2’ for Multifamily/Townhomes). The subdivision is the predominant
land use in the vicinity. Its clubhouse and pool are located directly across Walter Way
from the proposed development site. Bordering the site to the southeast is the Drivetime
Automotive Reconditioning Center off Walter Way, which was established in 1997 and
whose property is zoned ‘LI’ (Light Industrial).

III. CASE FACTS

Proposed Development: Mixed residential development with 312 total units
(184 single-family detached dwellings and 128
townhomes).
Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: Three parcels at Davidson Parkway and Walter
Way, with 79.16 +/- total acres.
Parcel ID and Acreage: ~ Large Parcel on Walter Way—Parcel #030-
01009000 with 73.859 +/- acres.
~ Small Parcel on Walter Way—Parce #030-3.636
with 3.636 +/- acres.
~ Small Parcel on Davidson Parkway—Parcel #
030-01009006 with 1.369 +/- acres.
District and Land Lot: District 12, Land Lot 57.
Owner: GDCI GA 6LP
Property Location: In Council District 2, on the south side of Davidson

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

Road and the west side of Walter Way.
Current Use: Vacant.
Surrounding Uses: ~ North—Vacant land.
~ Northwest—Clayton County.
~ South—Vacant land, recently approved by the
City (via CP-2022-04, RZ-2022-05, and DRI
#3799) for a major mixed-use development off
Flippen Road.
~ Southeast—Automobile refurbishing business
(Drivetime).
~ East—Northbridge Crossing I Subdivision.
~ West—Interstates 75 and 675.
Existing & Proposed Zoning: From ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned
Unit Development). The property also lies within
the Parkway Mixed-Use Overlay District.
Surrounding Zoning: ~ North—LI (Light Industrial), RR (Rural
Residential), SR (Suburban Residential), and C-3
(Heavy Commercial).
~ South—SR (Suburban Residential) and DT
(Downtown)
~ East—DT (Downtown District), C-1 (Neighbor-
hood Commercial), C-2 (General Commercial),
C-3 (Heavy Commercial), and MFR (Multiple
Family Residential).
~ West—SR (Suburban Residential).
Existing and Proposed Future From ‘Low-Density Vertical Mixed-Use’ to ‘High-
Land Use Designation: Density Residential’.
Property Conditions: The large parcel has roughly three-fourths of a mile
of frontage along Interstates 75 and 675. It contains
Reeves Creek near the eastern boundary; about
10.5 acres of “Restricted Use Commercial”; and a
lift station which is owned by the City of
Stockbridge, with an easement access off Walter
Way. The property is mostly level and wooded.
Due to its lack of access from the south and west,
it is viewed as being landlocked.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH:
Large Parcel on Walter Way
(Parcel #030-01009000 with 73.859 +/- Acres)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH:
Small Parcel on Walter Way
(Parcel #030-01009005 with 3.636 +/- Acres)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH:
Small Parcel on Davidson Parkway
(Parcel #030-01009006 with 1.369 +/- Acres)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

IV. ZONING HISTORY

Over the years, parts of the subject property and the adjacent properties to the east and
south have had a very active zoning history, having been rezoned and being the subject
of four Development of Regional Impact (DRI) reviews by the Atlanta Regional
Commission (ARC) and the Georgia Regional Transportation Authority (GRTA). Although
the existing Northbridge Crossing subdivision was developed as a result of the approval
of the Northbridge Crossing I DRI #284, no development has yet occurred on the subject
property. A description of each zoning action is provided below.

• Multiple rezonings for Northbridge Crossing Development
• Northbridge Crossing DRI #284 review
• Development Agreement for Northbridge Crossing
• Rezoning Case #RZ-09-12-S
• Reeves Creek I DRI #2996 review
• Davidson Parkway Commerce Center DRI #3309 review
• Reeves Creek II DRI Review #3799

A. Multiple Rezonings for Northbridge Crossing Development. In 2003, DRA
Development requested the rezoning of about 49 acres around the intersection of
Davidson Parkway and Walter Way, as part of the “Northbridge Crossing Development”,
from ‘RA’ (Residential-Agricultural), ‘C-3’ (Heavy Commercial), and ‘M-1’ (Light
Manufacturing) to ‘RM-3’ (Multifamily Residential for Condominiums) to allow for
condominium development. The rezoning was approved with conditions via Ordinance
No. 03-148. Then Henry County Planning and Zoning completed a staff report for
Rezoning Case #RZ-02-71-S for a 7.24-acre tract adjacent to the current DriveTime
Automotive Conditioning establishment. The report stated that a portion of the tract was
previously rezoned from ‘RA’ to ‘M-1’ with a ‘PD’ (Planned Development) district on
September 8, 1996.

B. Northbridge Crossing DRI #284 Review. In conjunction with the multiple rezoning
requests for Northbridge Crossing, the Atlanta Regional Commission (ARC) completed a
Final Report for a Development of Regional Impact (DRI) Review on November 15, 2002,
representing DRI #284. The proposed project was to have mixed uses, including
residential, office, and commercial. The Georgia Regional Transportation Authority
(GRTA) approved the project with the conditions that additional turn lanes be constructed
along Davidson Parkway; that the intersection of Davidson Parkway and Walter Way be
reconstructed; and that sidewalks be installed.

C. Development Agreement for Northbridge Crossing. A Development Agreement
was prepared for Northbridge Crossing (formerly known as “Stockbridge Station”) on May
15, 2003 between the City of Stockbridge and DRA Development, Inc. It pertained to the
rezoning of a 143.72-acre site and it included multiple zoning conditions for different types
of uses to be included within the development plan. Four amendments were later made
through 2007. Among the zoning conditions were the requirements that residential units

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

not have rear alleyways; that any new roadway have four lanes with a raised median; and
that any connections to the existing streets at Flippen Road and Davidson Parkway
should be coordinated with the Henry County DOT.

D. Rezoning Case #RZ-09-12-S. On April 12, 2010, the Stockbridge City Council
approved Rezoning Case #RZ-09-12-S to rezone fourteen tracts of land (including the
subject property) at the southwest corner of Davidson Parkway and Walter Way from C-
2, RM-2, and RM-3 to the subject property’s current zoning of C-3. The applicant was
DRA Development, Inc. and the rezoning comprised 83.26 acres of land which constituted
a portion of the original 143.72 +/- acres. Ordinance #10-185 was prepared to document
the rezoning approval. The proposed development was to be a mixture of commercial,
retail, and office uses. One of the nine zoning conditions was the requirement that the
Development Agreement for Northbridge Crossing, which was adopted on May 15, 2003,
be updated to reflect this rezoning of the property to C-3.

E. Reeves Creek I DRI #2996. In 2019, Forest Development Group proposed the
construction of a major mixed-use development of regional scale on a portion of the
subject property, as well as other property to the south within unincorporated Henry
County. The development site included portions of Henry County (the submitting
jurisdiction), the City of Stockbridge, and Clayton County. ARC completed its “Regional
Review Finding” for DRI #2996 on October 3, 2019 for the proposed “Reeves Creek”
development. The DRI request was made by Henry County Government since the
majority of the land within the project boundaries was located in unincorporated Henry
County. The DRI was found to be “within the best interest of the State.” ARC’s Decision
recommended the construction of a new road through the area, to be named “Reeves
Creek Parkway”, the possible installation of a traffic signal at the intersection of Reeves
Creek Parkway and Davidson Parkway, and the installation of additional turn lanes at the
intersection of Davidson Parkway and Highway 138 West.

The approved site plan shows that the main access was to begin from Davidson Parkway
off Highway 138, then a new four-lane roadway to be called “Reeves Creek Parkway”
was to extend through the middle of the subject property and run southward along the
right-of-way of Interstates 75 and 675 to Walt Stephens Road, where a proposed new
interstate exit would be created. The portion of the development site which would have
comprised the subject property was to be developed with a retail power center, a club
warehouse, restaurants, and retail establishments. A medical complex was to be located
on the north side of Davidson Parkway, while hotels and restaurants were to be located
within the Clayton County portion of the site. To the south, in the Henry County portion
of the site, larger uses were to be developed, including a mass transit complex, an arena,
a convention center, a municipal complex, retail and office uses, a county park, a senior
care community, and an apartment community.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

F. Davidson Parkway DRI #3309. In 2021, EastGroup Properties, L.P., the
developer/applicant, proposed the development of a “business distribution center”, to be
named “Davidson Parkway Commerce Center”, on the subject property. It was to be
comprised of five buildings serving multiple tenants with various office and warehouse
uses, having a total building space of 695,860 square feet. Battle Law, P.C. represented
the developer. The applicant applied for Comprehensive Plan Amendment Case #CP-
2021-01 and Rezoning Case #RZ-2021-01. Although the DRI decisions by ARC and
GRTA were for approval with conditions, the Stockbridge Planning and Zoning Staff and
the Planning Commission both recommended the denial of the proposed project due to
their belief that industrial uses were inappropriate for the subject property. The City
Council agreed, denying Comprehensive Plan Amendment Case #CP-2021-01 and
Rezoning Case #RZ-2021-01 due to the incompatibility of land uses and the excessive
amount of truck traffic which the proposed project would have generated.

G. Reeves Creek II DRI #3799. In 2022, Vista Realty Partners applied for
Comprehensive Plan Amendment Case #CP-2022-04 and Rezoning Case #2022-05 for
property at 384 and 630 Flippen Road, plus a third small parcel off Flippen Road. The
property includes 276.91 acres of land. It is located directly south of the subject property,
and a portion of it also comprised the Reeves Creek I DRI Case #2996. The Stockbridge
City Council approved the rezoning by assigning the ‘PUD’ zoning district to the property,
which was previously zoned ‘RA’ (Residential-Agricultural) by Henry County prior to its
annexation. The proposed master planned, mixed-use development will include detached
single-family homes, townhomes, multifamily housing, senior living homes, office and
retail. Besides having three full access driveways off Flippen Road, the approved
development will have a full access driveway stubbed for future connection to the subject
property and Davidson Parkway to the north.

V. FUTURE DEVELOPMENT PLANS
A. Comprehensive Plan / Future Land Use Designation. The City of Stockbridge
2018-2038 Comprehensive Plan contains a Future Land Use Map, which is updated
annually to reflect recent City Council actions. The 2023 Future Land Use Map shows
that the subject property has a future land use designation of “Low-Density Vertical Mixed-
Use. This designation is intended for commercial/retail areas along various corridors and
intersections; should mainly serve the residents of the surrounding residential
neighborhoods; and should maintain a community orientation. But the proposed mixed
residential project would not be compatible with this designation since its uses would be
very different and they would be internally-focused rather than community-focused. A
Comprehensive Plan Amendment would therefore be required to assign a more suitable
land use designation to the subject property. Due to the proposed density of the proposed
development, the new land use designation would need to be High-Density Residential,
which is the subject of the applicant’s request via CP-2023-04.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
10

B. Livable Centers Initiative. The City of Stockbridge Livable Centers Initiative (“LCI
Study”) 10-Year Update from 2012 contains a map of Stockbridge “growth centers”, and
the subject property is shown as part of an “I-75 Activity Center.” Further, an “I-75 Activity
Center Concept Plan” was prepared, showing the subject property as being a part of a
projected major employment center with mixed uses. Such uses were envisioned to
include Class A office space, hotels, retail uses, high-quality multifamily, senior housing,
and park space. A new north/south roadway would be constructed through the subject
property to connect with Flippen Road, with non-residential uses being located on the
western side, adjacent to I-75 and I-675, and high-quality multi-family and senior housing
uses being located on the eastern side.

LCI STUDY: STOCKBRIDGE GROWTH CENTERS

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
11

LCI STUDY: I-75 ACTIVITY CENTER /
AREA DESCRIPTION

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
12

LCI STUDY: I-75 ACTIVITY CENTER /
SITE ENLARGEMENT
KEY:
Purple—Two Full-Service Hotels
Red—Big-Box Retail Space
Yellow—High-Quality Multi-Family
White—Long-Term Parking Decks
Blue—Class ‘A’ Office Space
Turquoise—Senior Housing or Assisted Living

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
13

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
(Subject property is shown with a star.)
KEY:
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Orange—High-Density Residential
Beige—Medium-Density Residential
Slate—Light Industrial
Blue—Office-Institutional

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
14

CITY OF STOCKBRIDGE 2023 ZONING MAP
(Subject property is shown with a star.)
KEY:
Red—C-3 (Heavy Commercial)
Salmon – C-2 (General Commercial)
Pink – C-1 (Neighborhood Commercial)
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Teal—PUD (Planned Unit Development)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
15

VI. PROPOSED DEVELOPMENT

A. Project Description. The applicant, D.R. Horton, Inc., proposes to build 312 residential
units on the subject property, including 184 single-family detached homes and 128
townhomes, at a density of 3.95 units per acre on 79.16 +/- total acres. Currently, the
property contains three parcels (a large parcel and two very small parcels), which would
need to be combined into one parcel. The project site would have several points of access,
and the developer would also seek to create a roadway connection with the property to the
south. Multiple amenities and open space areas would be provided. All residential units
would have two-car garages, and guest parking would also be provided. A mandatory
homeowners’ association would be established. No traffic impact study has been
submitted.

B. Site Plan Design. The submitted site plan is titled “Concept Plan: Northbridge 2”, and
it was prepared by Bowman Consulting Group, Ltd. on July 27, 2023. It shows that the
main access street would be off Davidson Parkway, a secondary access street would be
off Walter Way, and a future third access could be provided through an easement from the
southeast corner of the property. A few single-family detached units would be located along
Walter Way, and the remainder would be located between Reeves Creek and Interstates
75 & 675. The townhomes would be located in the northern area of the development site,
to be accessed from Davidson Parkway. Amenities would be located near the center of
the site. Further details are provided within the staff report for Rezoning Case #RZ-2023-
05.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
16

CONCEPTUAL SITE PLAN—TOTAL AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
17

CONCEPTUAL SITE PLAN—ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
18

VI. ANALYSIS OF REQUEST
A. Compatibility with the Current Comprehensive Plan and Future Land Use Map.
The City of Stockbridge adopted the City of Stockbridge Comprehensive Plan 2018-2038
as a guide for the future development of the City, and its Land Use Element provides a
vision for the development or redevelopment of land in the City over the 20-year period.
Further, the Future Land Use Map provides a “future land use designation” for every
parcel of land within the City. The subject property has a future land use designation of
“Low-Density Vertical Mixed-Use.” The Comprehensive Plan provides the description
below for this designation.

[Low-Density Vertical Mixed-Use]
This designation is intended for commercial/retail areas along various
corridors and intersections located throughout the City. These areas mainly
serve the residents of the surrounding residential neighborhoods. Future
development and redevelopment should maintain the community-oriented feel
of these areas, with a focus on creating small mixed-use areas combining
locally owned retail, low intensity office uses, and apartment/condo/loft uses
in two story buildings in a pedestrian friendly environment, allowing nearby
residents to safely walk to and within them.

[High-Density Residential Designation]
This designation is intended primarily for residential land uses which include
multi-story condominiums and planned town developments. Small commercial
or service businesses may be permitted within these developments for the
convenience of their residents and visitors only. High Density Residential is an
appropriate transition between mixed-use and industrial projects, and low or
medium density residential areas.

From these descriptions, the proposed development would not be compatible with the
future land use designation of the property since it would feature very different land uses,
including a large single-family detached subdivision and multiple townhome buildings.
Therefore, a Comprehensive Plan Amendment is required to change the land use
designation of the property to ‘High-Density Residential’, which allows densities of 3.6
units per acre or higher. The applicant’s proposed density of 3.96 units per acre is above
the lower end of the allowable density range for the subject property.

B. Compatibility with Zoning. The existing ‘C-3’ zoning of the property is not a listed
compatible zoning district for the subject property’s existing Low-Density Vertical Mixed-
Use future land use designation, nor is the proposed ‘PUD’ zoning district, although a
former similar district, ‘MUND’ (Mixed-Use Neighborhood Development), was compatible.
The Comprehensive Plan lists the former ‘PTD’ (Planned Town Development) district as
being compatible with the applicant’s requested High-Density Residential designation,
which is similar to the current PUD district.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
19

C. Compatibility with Surrounding Land Uses.

D. Compatibility with Adopted Plans. The City of Stockbridge Comprehensive Plan for
2018-2023 sets forth several community goals and policies. Among them is the following
community policy on Page 39:

Encourage development of a rational network of commercial nodes
to meet the service needs of citizens while avoiding unattractive
and inefficient strip development along major roadways.

This policy of encouraging the development of commercial nodes was recommended by
the City of Stockbridge Livable Centers Initiative (the LCI Study). It included a general
map of “growth centers” for the City of Stockbridge, as well as a specific “I-75 Activity
Center Concept Plan” which identified the subject property and the surrounding area as
having the potential to become a “major employment center” for the City of Stockbridge.
The Study recognized the unique, strategic location of the subject property adjacent to I-
75 and I-675, as well as its proximity to the main artery serving the City—Highway 138.
This location enables the subject property to be a gateway into the City, and due to its
large size, it can be a prime location for unique community-serving commercial and
specialty uses.

In the Reeves Creek I DRI project, the portion of the development site which would have
comprised the subject property was to be developed with a retail power center, a club
warehouse, restaurants, and retail establishments. A medical complex was to be located
on the north side of Davidson Parkway, while hotels and restaurants were to be located
within the Clayton County portion of the site. To the south, in the Henry County portion
of the site, larger uses were to be developed, including a mass transit complex, an arena,
a convention center, a municipal complex, retail and office uses, a county park, a senior
care community, and an apartment community. A new roadway, to be called “Reeves
Creek Parkway”, was to have been constructed as an extension of the existing curve of
Davidson Parkway, through the subject property, and southward to connect to a new I-75
interchange at Walt Stephens Road. The DRI development project was to have included
major commercial, community-serving facilities, of which the subject property and its
portion of Reeves Creek Parkway were to have served major roles.

E. Compatibility with Previous Council Actions. Through the years, the City of
Stockbridge has recommended the inclusion of commercial uses for the subject property.
This was shown by the 2003 and 2010 rezoning approvals for the original Northbridge
Crossing development, which was to include commercial and office uses in addition to
residential uses. But the commercial and office components have yet to be built.

In addition, sentiments were expressed regarding Comprehensive Plan Amendment
Case #CP-2021-01 and Rezoning Case #RZ-2021-01 for a proposed industrial
development that the subject property would be better used for commercial purposes.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
20

The use of the subject property for commercial purposes was again mentioned regarding
CP-2022-04 and RZ-2022-05 for the Reeves Creek II development to the south, in the
hopes that a roadway connection between the two properties could be built. Although
those cases did not include the subject property per se, their site plan showed the creation
of a roadway connection to the subject property.

VII. STAFF CONCLUSION

Although the proposed mixed-residential development would not be incompatible with the
adjacent residential development to the east (the original Northbridge Crossing
development), from a community-wide perspective, this would not be the best use for the
subject property. To devote the subject property to purely residential uses would prevent
major commercial, community-serving facilities from ever being developed there, and it
would cause the City of Stockbridge to lose the opportunity to take advantage of the
subject property’s unique, strategic location for building specialty facilities to serve the
general public.

As a result of the foregoing analysis, the Planning and Zoning Staff therefore concludes
that the applicant’s request to change the subject property’s future land use designation
from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential’ via CP-2023-04 to
allow for the proposed mixed-residential development would not be compatible with the
City’s Comprehensive Plan, the UDC, nor the recommendations of the LCI Study, and
that CP-2023-04 should be denied.

VIII. STAFF RECOMMENDATIONS

In view of the preceding findings and analysis, the Planning and Zoning Staff
recommends the DENIAL of CP-2023-04 to change the subject property’s future land use
designation from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential.

However, if the Stockbridge City Council decides to approve CP-2023-04, such approval
should be contingent upon the following:

1. The approval of Rezoning Case #RZ-2023-05.

2. No permits shall be issued by the City of Stockbridge until the developer provides to
the Planning and Zoning Office a copy of the recorded plat for the recombination of
the three parcels comprising the subject property.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
Presentation
For CP-2023-04:
Comprehensive Plan Amendment

For the Proposed “Northbridge

Crossing II” Mixed Residential

Development on Three Parcels at

Davidson Parkway

And Walter Way

Presented To:
Planning Commission –
September 28, 2023
City Council – October 9, 2023

By:
City of Stockbridge Community
Development Department –
Linda Logan, Senior Planner
AERIAL PHOTO #1: LARGE PARCEL ON WALTER WAY
(Parcel #030-01009000 with 73.859 +/0 Acres)
AERIAL PHOTO #2: SMALL PARCEL ON WALTER WAY
(Parcel #030-01009005 WITH 3.636 +/- Acres
AERIAL PHOTO #3: SMALL PARCEL ON DAVIDSON PARKWAY
(Parcel #030-01009006 with 1.369 +/- Acres

CASE FACTS (Slide #1)
Proposed Development: Mixed residential development with 312 total units (184
single-family detached dwellings and 128 townhomes).

Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: Three parcels at Davidson Parkway and Walter Way, with 79.16
+/- total acres.
Parcel ID and Acreage: ~ Large Parcel on Walter Way—Parcel #030-01009000 with
73.859 +/- acres.
~ Small Parcel on Walter Way—Parcel #030-3.636 with 3.636 +/-
acres.
~ Small Parcel on Davidson Parkway—Parcel # 030-01009006
with 1.369 +/- acres.

District and Land Lot: District 12, Land Lot 57.
Owner: GDCI GA 6LP
Property Location: In Council District 2, on the south side of Davidson Road and the
west side of Walter Way.

Current Use: Vacant, except for a City-owned lift station..
CASE FACTS (Slide #2)
Surrounding Uses: ~ North—Vacant land.
~ Northwest—Clayton County.
~ South—Vacant land, recently approved by the City (via
CP-2022-04, RZ-2022-05, and DRI #3799) for a major
mixed-use development off Flippen Road.
~ Southeast—Automobile refurbishing business
(Drivetime).
~ East—Northbridge Crossing I Subdivision.
~ West—Interstates 75 and 675.
Existing & Proposed Zoning: From ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned Unit
Development). The property also lies within the Parkway Mixed-
Use Overlay District.
Surrounding Zoning: ~ North—LI (Light Industrial), RR (Rural Residential), SR
(Suburban Residential), and C-3 (Heavy Commercial).
~ South—SR (Suburban Residential) and DT
(Downtown)
~ East—DT (Downtown District), C-1 (Neighborhood
Commercial), C-2 (General Commercial), C-3 (Heavy
Commercial), and MFR (Multiple Family Residential).
~ West—SR (Suburban Residential).
CASE FACTS (Slide #3)
Existing and Proposed Future Land From ‘Low-Density Vertical Mixed-Use’ to ‘High-
Use Designation: Density Residential’.

Property Conditions: The large parcel has roughly three-fourths of a mile of
frontage along Interstates 75 and 675. It contains Reeves
Creek near the eastern boundary; about 10.5 acres of
“Restricted Use Commercial”; and a lift station which is
owned by the City of Stockbridge, with an easement
access off Walter Way. The property is mostly level and
wooded. Due to its lack of access from the south and
west, it is viewed as being landlocked.
PURPOSE
Applicant’s Request -- Consider a Comprehensive Plan Amendment application (#CP-
2023-04) by D. R. Horton, Inc. (represented by Tiffany Hogan, JD) to change the future
land use designation of three parcels at the southwest corner of Davidson Parkway and
Walter Way from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential’ to allow
for the construction of a mixed residential development.

Applicant’s Proposal – Construction of 312 total units, including 184 single-family
detached dwellings and 128 townhomes.

Companion Applications:
1. Rezoning Case #RZ-2023-05) – The applicant requests to rezone the property from
‘C-2’ (Heavy Commercial) to ‘PUD’ (Planned Unit Development).
2. A Recombination Case -- The applicant would also need to apply for a recombination
of the three parcels into one parcel if and after the requested rezoning is approved as
part of the land disturbance permit approval process.
ZONING HISTORY (Slide #1)
Multiple Rezoning Cases for Subject Property and Adjacent Properties to the East and South:
1. Multiple rezonings for Northbridge Crossing Development – A portion of the subject property
was rezoned in 2003 to ‘RM-3’ for a condominium development. Applicant: DRA Development.
2. Northbridge Crossing DRI #284 review – Was approved for residential, office, and commercial
uses. Led to the development of the existing Northbridge Crossing Subdivision.
3. Development Agreement for Northbridge Crossing -- Was prepared in 2003 and had four
amendments.
4. Rezoning Case #RZ-09-12-S -- Rezoned the subject property to C-3 for commercial, retail, and
office uses. The applicant was DRA Development, Inc.
5. Reeves Creek I DRI #2996 review – The subject property plus acreage in Henry County and
Clayton County was rezoned in 2019 for a major mixed-use development.
a. Subject Property – Was to contain a retail power center, a club warehouse, restaurants, and
retail establishments.
b. Properties to the Northeast – Were to be developed with a medical office complex.
c. Henry County Acreage to the South – Larger uses were to be developed, including a mass
transit complex, an arena, a convention center, a municipal complex, retail and office uses, a
county park, a senior care community, and an apartment community.
d. Clayton County Acreage to the North – Was to include hotels and restaurants.
e. New Roadway -- A new roadway, “Reeves Creek Parkway”, was to be constructed through the
center of the site, providing north/south access from Davidson Parkway to Walt Stephens
Road.
REEVES CREEK I DRI REZONING—
APPROVED SITE PLAN
REEVES CREEK I DRI REZONING—
SITE PLAN ENLARGEMENT
ZONING HISTORY (Slide #2)
(Multiple Zoning Cases, Continued)

6. Davidson Parkway DRI #3309 – In 2021, EastGroup Properties, LP proposed to develop a
“business distribution center” on the subject property, to contain five buildings with
multiple office/warehouse uses. The City Council voted to deny CP-2021-01 and RZ-2021-01
on the grounds that the proposed industrial uses were incompatible with the surrounding
land uses, and that the excessive amount of truck traffic would be unacceptable for this
neighborhood.
7. Reeves Creek II DRI #3799 – On July 10, 2023, the Stockbridge City Council approved a
request by Vista Realty Partners for a major rezoning (via CP-2022-04 and RZ-2022-05) for
276.91 acres of land located immediately south of the subject property (annexed into the City
last year) for a PUD development to contain 1,347 housing units plus some small commercial
uses.
FUTURE DEVELOPMENT PLANS
1. COMPREHENSIVE PLAN (2018-2038):
a. Current land use designation -- “Low-Density Vertical Mixed-Use”, which is intended for
commercial / retail areas along various corridors and intersections to mainly serve the residents
of the surrounding residential neighborhoods, but which should maintain a community
orientation.
b. Incompatibility of Proposed Use – The proposed mixed residential project would not be
compatible with this designation since its uses would be very different and they would be
internally-focused rather than community-focused.
c. Need for a Comprehensive Plan Amendment – This is required to assign a more suitable land
use designation to the subject property. Due to the proposed density of the proposed
development, the new land use designation would need to be High-Density Residential, which is
the subject of the applicant’s request via CP-2023-04.

2. LIVABLE CENTERS INITIATIVE (LCI STUDY) – This was a study of the City’s future growth potentials.
a. “I-75 Activity Center” – Was to include the subject property as the focus of a major employment
center with mixed uses, including Class A office space, hotels, retail uses, high-quality
multifamily, senior housing, and park space.
b. New North / South Roadway – Was to be constructed through the subject property to connect with
Flippen Road, with non-residential uses being located on the western side, adjacent to I-75 and I
675, and high-quality multi-family and senior housing uses being located on the eastern side.
CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP

(Subject property is shown with a star.)

KEY:
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Orange—High-Density Residential
Beige—Medium-Density Residential
Slate—Light Industrial
Blue—Office-Institutional
CITY OF STOCKBRIDGE 2023 ZONING MAP

(Subject property is shown with a star.)

KEY:
Red—C-3 (Heavy Commercial)
Salmon – C-2 (General Commercial)
Pink – C-1 (Neighborhood Commercial)
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Teal—PUD (Planned Unit Development)
LCI STUDY: STOCKBRIDGE GROWTH CENTERS
LCI STUDY—SUBJECT PROPERTY AREA
LCI STUDY—I-75 ACTIVITY CENTER LAND USES

The LCI Study envisioned the I-75 Activity Center as becoming a major employer
center for the City of Stockbridge and North Henry County. This could occur with
the development of the following land uses:

Blue --1.0-1.5 million square feet of Class A office space adjacent to a new north /
south roadway connecting to Flippen Road.
Purple — 2 full-service hotels.
Red — 250,000 – 300,000 square feet of retail space adjacent to I-75.
Yellow — 750-1,000 units of high-quality multifamily.
Turquoise — 300500 units of senior housing or assisted living.
Yellow and Brown — 1,500 housing units.
Green — 20-25 acres of parks.
White — Long-term parking decks along I-75.
PROPOSED DEVELOPMENT
A. Project Description:
~ Land Uses -- 312 residential units, with 184 single-family detached homes and 128 townhomes.
~ Density -- 3.95 units per acre on 79.16 +/- total acres.
~ Property -- Contains three parcels (a large parcel and two very small parcels), which would
need to be combined into one parcel.
~ Homeowners’ Association – Would be established.
B. Site Plan Design:
~ Site Plan -- Entitled “Concept Plan: Northbridge 2”, prepared by Bowman Consulting Group,
Ltd. on July 27, 2023.
~ Access -- The main access street would be off Davidson Parkway, a secondary access street
would be off Walter Way, and a future third access could be provided through an easement
from the southeast corner of the property.
~ Component Locations -- A few single-family detached units would be located along Walter
Way, and the remainder would be located between Reeves Creek and Interstates 75 & 675.
The townhomes would be located in the northern area of the development site, to be
accessed from Davidson Parkway. Amenities would be located near the center of the site.
~ Parking -- All residential units would have two-car garages, and guest parking would also be
provided.
~ Further details are provided within the staff report for Rezoning Case #RZ-2023-05.
CONCEPTUAL SITE PLAN—TOTAL AREA
CONCEPTUAL SITE PLAN—ENLARGED
ANALYSIS OF REQUEST– Page One
A. Compatibility with the Current Comprehensive Plan and Future Land Use Map:
~ Current Future Land Use Designation: Low-Density Vertical Mixed-Use. This designation
is intended for commercial / retail areas along various corridors and intersections. These
areas mainly serve the residents of the surrounding residential neighborhoods. Future
development should maintain the community-oriented feel of these areas, focusing on
creating small mixed-use areas, locally-owned retail uses, low-intensity office uses, and
apartment / condo/ loft uses in two-story buildings.
~ Requested Future Land Use Designation: High-Density Residential. This designation is
intended primarily for multi-story condominiums and planned town developments. Small
commercial or service businesses may be permitted for the convenience of their residents
and visitors only. Allows densities exceeding 3.6 units per acre, and the applicant plans to
have a density of 3.96 units per acre.
~ Incompatibility of Proposed Development -- The proposed development is therefore not
compatible with the property’s current future land use designation since it would feature
very different land uses, including a large single-family detached subdivision and multiple
townhome buildings. Therefore, a Comprehensive Plan Amendment is required.
B. Incompatibility with Zoning – The property’s current C-3 zoning is not listed as a compatible
zoning district for the property’s current Low-Density Vertical Mixed-Use designation, nor is
the proposed PUD district (although the former MUND district is listed). The former PTD
district, though, is listed, which is similar to the PUD district.
ANALYSIS OF REQUEST – Page Two
C. Incompatibility with Surrounding Land Uses:
~ The proposed single-family detached homes would be compatible with the existing single-family
detached homes to the east within the original Northbridge Crossing I development.
~ Although the properties along Walter Way and the adjacent streets are zoned ‘MFR’ (Multiple
Family Residential), no multiple family uses have been built there.
~ The proposed townhome uses would therefore introduce a multifamily component to the area
which does not currently exist.

D. Incompatibility with Adopted Plans:
1. Comprehensive Plan – One of its community policies (from Page 39) is as follows: “Encourage
development of a rational network of commercial nodes to meet the service needs of citizens
while avoiding unattractive and inefficient strip development along major roadways.”
2. LCI Study – Encouraged the development of commercial nodes. It included a map of “growth
centers” for City and an “I-75 Activity Center Concept Plan” focusing on the subject property
and the surrounding area as having the potential to become a “major employment center” for
the City. It recognized the unique, strategic location of the subject property adjacent to I-75
and I-675, as well as its proximity to the main artery serving the City—Highway 138. This
location enables the subject property to be a gateway into the City, and due to its large size, it
can be a prime location for unique community-serving commercial and specialty uses.
ANALYSIS OF REQUEST – Page Three
3. Reeves Creek I DRI – Called for the development of a retail power center, a club warehouse,
restaurants, and retail establishments on the subject property portion of the development site.
Other major commercial, community-serving uses were to be developed on the Henry County
and Clayton County portions of the site. A new roadway, to be called “Reeves Creek Parkway”,
was to have been constructed as an extension of the existing curve of Davidson Parkway,
through the subject property, and southward to connect to a new I-75 interchange at Walt
Stephens Road. Thus, the subject property would have had major roles as part of the overall
DRI development master plan.
4. Compatibility with Previous Council Actions -- Through the years, various rezonings and plans
have recommended that commercial uses be located on the subject property.
a. Original Northbridge Crossing Development—The approved rezonings in 2003 and 2010
called for commercial and office uses in addition to residential uses, but they were not built.
b. Reeves Creek II DRI – The rezoning approval called for major commercial and office uses to
be built on the subject property, but the development did not take place.
c. Proposed Industrial Development in 2021 – In denying this development (via #CP-2021-01 and
#RZ-2021-01, Staff members believed that commercial uses would be more appropriate for
commercial development.
d. Reeves Creek II DRI -- Such preferences were again expressed recently during the public
hearings for CP-2022-04 and RZ-2022-05 for property to the south. Although those cases did
not include the subject property, their site plan showed the creation of a roadway
connection to the subject property, the discussion included hopes that the subject property
could be used for major commercial uses with the establishment of that connection.
STAFF CONCLUSIONS
1. Property Usage -- Although the proposed mixed-residential development would not be
incompatible with the adjacent residential development to the east (the original North-
bridge Crossing development), from a community-wide perspective, this would not be the
best use for the subject property.

2. Lost Opportunity -- To devote the subject property to purely residential uses would
prevent major commercial, community-serving facilities from ever being developed there,
and it would cause the City of Stockbridge to lose the opportunity to take advantage of the
subject property’s unique, strategic location for building specialty facilities to serve the
general public.

3. Incompatibility with Adopted Plans – The applicant’s request to change the subject
property’s future land use designation from ‘Low-Density Vertical Mixed-Use’ to ‘High-
Density Residential’ via CP-2023-04 to allow for the proposed mixed-residential develop-
ment would not be compatible with the Comprehensive Plan, the UDC, nor the LCI Study.
STAFF RECOMMENDATIONS
In view of the preceding findings and analysis, the Planning and Zoning Staff recommends
the DENIAL of CP-2023-04 to change the subject property’s future land use designation from
‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential.

However, if the Stockbridge City Council decides to approve CP-2023-04, such approval
should be contingent upon the following conditions:

1. The approval of Rezoning Case #RZ-2023-05.

2. No permits shall be issued by the City of Stockbridge until the developer provides to the
Planning and Zoning Office a copy of the recorded plat for the recombination of the three
parcels comprising the subject property.
Legal Description Legal Description
PARCEL 1 OVERALL

th th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lots 39, 40, 57 and 58, 12 District, ALL THAT TRACT OR PARCEL OF land lying and being in Land Lots 39, 40, 57 and 58, 12 District,
City of Stockbridge, Henry County, Georgia, being more particularly described as follows: City of Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
southerly along the right of way of Walter Way a distance of 129.57 feet to a point, that is the POINT OF southerly along the right of way of Walter Way a distance of 129.57 feet to a point, that is the POINT OF
BEGINNING; thence continuing along said right of way South 00°14'18" West a distance of 118.55 feet to BEGINNING; thence continuing along said right of way the following courses and distances South
SUPERIOR COURT RECORD INFORMATION a point; thence leaving said right of way North 89°39'24" West a distance of 220.77 feet to a point; thence 00°14'18" West a distance of 118.55 feet to a point; South 00°14'18" West a distance of 118.55 feet to a
North 89°43'32" West a distance of 61.20 feet to a point; thence South 00°14'42" West a distance of 51.24 point; thence South 00°15'34" West a distance of 560.28 feet to a point; thence leaving said right of way
feet to a point; thence South 00°18'27" West a distance of 510.87 feet to a point; thence South 89°57'03" South 89°48'33" West a distance of 110.00 feet to a point; thence South 00°11'22" West a distance of 290.04
East a distance of 172.39 feet to a point; thence South 00°11'22" West a distance of 290.04 feet to a point; feet to a point; thence North 89°48'43" East a distance of 94.00 feet to a point located on the western right of
thence North 89°48'43" East a distance of 94.00 feet to a point located on the westerly right of way of Walter way of Walter Way; thence along said right of way the following courses and distances: South 26°18'47"
Way; thence along said right of way the following courses and distances: South 26°18'47" West a distance of West a distance of 57.73 feet to a point; thence South 24°34'40" East a distance of 55.94 feet to a point;
57.73 feet to a point; thence South 24°34'40" East a distance of 55.94 feet to a point; thence South 89°46'10" thence South 89°46'10" East a distance of 17.62 feet to a point; thence South 00°13'37" West a distance of
East a distance of 17.62 feet to a point; thence South 00°13'37" West a distance of 45.17 feet to a point; 45.17 feet to a point; thence leaving said right of way North 89°53'28" West a distance of 85.15 feet to a
thence leaving said right of way North 89°53'28" West a distance of 85.15 feet to a point; thence South point; thence South 00°04'27" West a distance of 145.84 feet to a point; thence South 03°10'43" East a
00°04'27" West a distance of 145.84 feet to a point; thence South 03°10'43" East a distance of 57.65 feet to a distance of 57.65 feet to a point; thence South 09°20'51" East a distance of 74.83 feet to a point; thence
point; thence South 09°20'51" East a distance of 74.83 feet to a point; thence South 18°02'02" East a distance South 18°02'02" East a distance of 54.51 feet to a point; thence South 22°22'22" East a distance of 56.40 feet
of 54.51 feet to a point; thence South 22°22'22" East a distance of 56.40 feet to a point; thence South to a point; thence South 28°13'31" East a distance of 56.91 feet to a point; thence South 33°35'08" East a
28°13'31" East a distance of 56.91 feet to a point; thence South 33°35'08" East a distance of 47.45 feet to a distance of 47.45 feet to a point; thence South 38°44'18" East a distance of 73.93 feet to a point; thence
point; thence South 38°44'18" East a distance of 73.93 feet to a point; thence South 47°07'35" East a distance South 47°07'35" East a distance of 58.33 feet to a point; thence South 52°18'48" East a distance of 56.89 feet
of 58.33 feet to a point; thence South 52°18'48" East a distance of 56.89 feet to a point; thence South to a point; thence South 58°24'34" East a distance of 64.85 feet to a point; thence South 64°27'09" East a
58°24'34" East a distance of 64.85 feet to a point; thence South 64°27'09" East a distance of 55.21 feet to a distance of 55.21 feet to a point; thence South 70°18'55" East a distance of 56.73 feet to a point; thence
point; thence South 70°18'55" East a distance of 56.73 feet to a point; thence North 15°49'08" East a distance North 69°56'00" West a distance of 0.05 feet to a point; thence South 69°56'00" East a distance of 0.05 feet
of 84.98 feet to a point located on the southerly right of way of Walter Way; thence along said right of way to a point; thence North 15°49'08" East a distance of 84.98 feet to a point located on the southern right of
146.61 feet along a curve to the left, said curve having a chord of South 81°28'46" East 146.04 feet and a way of Walter Way; thence along said right of way 146.61 feet along a curve to the left, said curve having a
radius of 480.82 feet to a point; thence leaving said right of way South 89°50'19" West a distance of 131.81 chord of South 81°28'46" East 146.04 feet and a radius of 480.82 feet to a point; thence leaving said right of
feet to a point; thence South 00°02'41" East a distance of 1362.78 feet to a point located on the line common way South 89°50'19" West a distance of 131.81 feet to a point; thence South 00°02'41" East a distance of
to City of Stockbridge and Henry County; thence along said line North 88°11'09" West a distance of 344.95 1362.78 feet to a point located on the line common to City of Stockbridge and Henry County; thence along
feet to a point located on the eastern right of way of Interstate 75; thence leaving said line common to City of said line North 88°11'09" West a distance of 344.95 feet to a point located on the eastern right of way of
Stockbridge and Henry County and along the right of way of Interstate 75 the following courses and Interstate 75; thence leaving said line common to City of Stockbridge and Henry County and along the right
distances: North 40°13'41" West a distance of 325.95 feet to a point; thence North 33°31'39" West a distance of way of Interstate 75 the following courses and distances: North 40°13'41" West a distance of 325.95 feet
of 399.70 feet to a point; thence North 27°51'53" West a distance of 301.05 feet to a point; thence North to a point; thence North 33°31'39" West a distance of 399.70 feet to a point; thence North 27°51'53" West a
30°47'42" West a distance of 300.86 feet to a point where the right of way of Interstate 75 becomes the right distance of 301.05 feet to a point; thence North 30°47'42" West a distance of 300.86 feet to a point where the
of way of Interstate 675; thence along said right of way North 34°50'11" West a distance of 202.35 feet to a right of way of Interstate 75 becomes the right of way of Interstate 675; thence along said right of way
point; thence North 27°45'34" West a distance of 542.97 feet to a point; thence North 19°17'56" West a North 34°50'11" West a distance of 202.35 feet to a point; thence North 27°45'34" West a distance of 542.97
distance of 289.92 feet to a point; thence North 27°25'15" West a distance of 195.89 feet to a point; thence feet to a point; thence North 19°17'56" West a distance of 289.92 feet to a point; thence North 27°25'15"
North 15°33'35" West a distance of 193.86 feet to a point; thence North 11°49'58" West a distance of 389.10 West a distance of 195.89 feet to a point; thence North 15°33'35" West a distance of 193.86 feet to a point;
feet to a point; thence North 06°09'18" West a distance of 250.08 feet to a point; thence South 72°32'59" thence North 11°49'58" West a distance of 389.10 feet to a point; thence North 06°09'18" West a distance of
East a distance of 42.41 feet to a point; thence 304.75 feet along a curve to the right, said curve having a 250.08 feet to a point; thence South 72°32'59" East a distance of 42.41 feet to a point; thence 304.75 feet
chord of North 02°00'22" West 304.67 feet and a radius of 3819.72 feet to a point; thence leaving said right along a curve to the right, said curve having a chord of North 02°00'22" West 304.67 feet and a radius of
of way North 89°02'02" East a distance of 112.14 feet to a point; thence South 89°50'04" East a distance of 3819.72 feet to a point; thence leaving said right of way North 89°02'02" East a distance of 112.14 feet to a
241.19 feet to a point; thence South 89°51'08" East a distance of 399.30 feet to a point; thence South point; thence South 89°50'04" East a distance of 241.19 feet to a point; thence South 89°51'08" East a
47°55'12" West a distance of 3.12 feet to a point; thence South 53°48'44" East a distance of 20.58 feet to a distance of 399.30 feet to a point; thence North 44°52'15" East a distance of 19.12 feet to a point; thence
point; thence South 00°12'32" West a distance of 95.67 feet to a point; thence South 89°46'54" East a North 03°31'19" West a distance of 51.07 feet to a point; thence North 46°10'12" East a distance of 164.06
distance of 131.26 feet to a point; thence South 53°46'09" East a distance of 159.83 feet to a point; thence feet to a point located on the southwesterly right of way of Davidson Parkway; thence long said right of way
North 17°05'45" East a distance of 64.82 feet to a point; thence 100.26 feet along a curve to the left, said the following courses and distances: 57.03 feet along a curve to the left, said curve having a chord of South
curve having a chord of South 29°39'29" East 98.89 feet and a radius of 175.00 feet to a point; thence South 47°14'20" East 56.99 feet and a radius of 475.50 feet to a point; thence 111.77 feet along a curve to the left,
89°45'49" East a distance of 223.37 feet to a point; thence North 00°41'16" West a distance of 9.83 feet to a said curve having a chord of South 57°24'59" East 111.51 feet and a radius of 475.50 feet to a point; thence
point; thence South 89°49'56" East a distance of 90.16 feet to a point, being the POINT OF BEGINNING. South 64°09'01" East a distance of 88.82 feet to a point; thence leaving said right of way South 66°10'13"
Said tract contains 73.859 Acres. West a distance of 30.00 feet to a point; thence South 25°50'59" West a distance of 31.91 feet to a point;
thence 50.93 feet along a curve to the left, said curve having a chord of South 14°10'42" West 50.58 feet and
The property described above is the same property that is covered by Old Republic National Title Insurance a radius of 125.00 feet to a point; thence South 02°30'24" West a distance of 46.00 feet to a point; thence
Company, Commitment No. 2-42635, Commitment date: May 24, 2023. 48.12 feet along a curve to the left, said curve having a chord of South 05°22'15" East 47.97 feet and a radius
of 175.00 feet to a point; thence 100.26 feet along a curve to the left, said curve having a chord of South
29°39'29" East 98.89 feet and a radius of 175.00 feet to a point; thence South 89°45'49" East a distance of
223.37 feet to a point; thence North 00°41'16" West a distance of 9.83 feet to a point; thence South 89°49'56"
Legal Description East a distance of 90.16 feet to a point, being the POINT OF BEGINNING. Said tract contains 79.162
Acres.
PARCEL 2

th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lots 57 and 58, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
southerly along the right of way of Walter Way a distance of 248.12 feet to a point, that is the POINT OF
BEGINNING; thence continuing along said right of way South 00°15'34" West a distance of 560.28 feet to
a point; thence leaving said right of way South 89°48'33" West a distance of 110.00 feet to a point; thence
North 89°57'03" West a distance of 172.39 feet to a point; thence North 00°18'27" East a distance of 510.87
feet to a point; thence North 00°14'42" East a distance of 51.24 feet to a point; thence South 89°43'32" East a
distance of 61.20 feet to a point; thence South 89°39'24" East a distance of 220.77 feet to a point, being the
POINT OF BEGINNING. Said tract contains 3.636 Acres.

The property described above is the same property that is covered by Old Republic National Title Insurance
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.

Legal Description
PARCEL 3

th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lot 57, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
northwesterly along the right of way of Davidson Parkway a distance of 419.38 feet to a point, that is the
POINT OF BEGINNING; thence leaving said right of way South 66°10'13" West a distance of 30.00 feet
to a point; thence South 25°50'59" West a distance of 31.91 feet to a point;
thence 50.93 feet along a curve to the left, said curve having a chord of South 14°10'42" West 50.58 feet and
a radius of 125.00 feet to a point; thence South 02°30'24" West a distance of 46.00 feet to a point; thence
48.12 feet along a curve to the left, said curve having a chord of South 05°22'15" East 47.97 feet and a radius
of 175.00 feet to a point; thence South 17°05'45" West a distance of 64.82 feet to a point; thence North
53°46'09" West a distance of 159.83 feet to a point; thence North 53°41'49" West a distance of 162.44 feet to
a point; thence North 53°48'44" West a distance of 20.58 feet to a point; thence North 47°55'12" East a
distance of 3.12 feet to a point; thence North 44°52'15" East a distance of 19.12 feet to a point; thence North
44°49'10" East a distance of 175.02 feet to a point; thence 37.03 feet along a curve to the right, said curve
having a chord of North 87°02'18" East 33.74 feet and a radius of 25.00 feet to a point located on the
southwesterly right of way od Davidson Parkway; thence along said right of way 111.77 feet along a curve
to the left, said curve having a chord of South 57°24'59" East 111.51 feet and a radius of 475.50 feet to a
point; thence continuing along said right of way South 64°09'01" East a distance of 88.82 feet to a point,
being the POINT OF BEGINNING. Said tract contains 3.636 Acres.

The property described above is the same property that is covered by Old Republic National Title Insurance
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.

Legal Description
PARCEL 4

th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lot 57, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
northwesterly along the right of way of Davidson Parkway a distance of 419.38 feet to a point; thence
leaving said right of way South 66°10'13" West a distance of 30.00 feet to a point; thence South 25°50'59"
West a distance of 31.91 feet to a point; thence 50.93 feet along a curve to the left, said curve having a chord
of South 14°10'42" West 50.58 feet and a radius of 125.00 feet to a point; thence South 02°30'24" West a
distance of 46.00 feet to a point; thence 48.12 feet along a curve to the left, said curve having a chord of
South 05°22'15" East 47.97 feet and a radius of 175.00 feet to a point; thence South 17°05'45" West a
distance of 64.82 feet to a point; thence North 53°46'09" West a distance of 159.83 feet to a point, that is the
POINT OF BEGINNING; thence North 89°46'54" West a distance of 131.26 feet to a point; thence North
00°12'32" East a distance of 95.67 feet to a point; thence South 53°41'49" East a distance of 162.44 feet to a
point, being the POINT OF BEGINNING. Said tract contains 0.144 Acres.

The property described above is the same property that is covered by Old Republic National Title Insurance
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.

Legal Description
ALTA/NSPS LAND TITLE FOR:
PARCEL 5
D.R. HORTON, INC., DELAWARE CORPORATION & OLD
th REPUBLIC NATIONAL TITLE INSURANCE COMPANY
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lot 57, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows: (NORTHBRIDGE CROSSING SUBDIVISON)

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way LOCATED IN:
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence LAND LOTS 39, 40, 57 & 58, 12TH DISTRICT
northwesterly along the right of way of Davidson Parkway a distance of 619.97 feet to a point, that is the CITY OF STOCKBRIDGE
POINT OF BEGINNING; thence leaving said right of way 37.03 feet along a curve to the left, said curve SCALE: 1" = 60' HENRY COUNTY, GEORGIA DATE: AUGUST 7, 2023
having a chord of South 87°02'18" West 33.74 feet and a radius of 25.00 feet to a point; thence South REVISION
THIS SURVEY WAS PREPARED 44°49'10" West a distance of 175.02 feet to a point; thence North 03°31'19" West a distance of 51.07 feet to
I N C O N F O R MI T Y W I T H T H E
TECHNICAL STANDARDS FOR a point; thence North 46°10'12" East a distance of 164.06 feet to a point located on the southwestern right of
PROPERTY SURVEYS IN way of Davidson Parkway; thence along said right of way 57.03 feet along a curve to the left, said curve
GEORGIA AS SET FORTH IN having a chord of South 47°14'20" East 56.99 feet and a radius of 475.50 feet to a point, being the POINT
CHAPTER 180-7 OF THE RULES
OF BEGINNING. Said tract contains 0.154 Acres.
OF THE GEORGIA BOARD OF
REGISTRATION FOR This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of
PROFESSIONAL ENGINEERS Bowman Consulting Group, Ltd. unless otherwise agreed to, they shall not be reproduced or conveyed in any The property described above is the same property that is covered by Old Republic National Title Insurance
AND LAND SURVEYORS AND manner nor are they to be used for any projects other than specifically indicated hereon without written
authorization from and due compensation to Bowman Consulting Group Ltd.
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.
AS SET FORTH IN THE DWG: P:\2023\0504 Northbridge Crossing P2\SURVEY\SURVEY (CADD)\23-0504-ALTA-08-07-23
BY:CD/MP CHK: PN QC:
GEORGIA PLAT ACT O.C.G.A.
15-6-67. AUTHORITY O.C.G.A. This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not
BCG PROJECT NO: 200461-01-001 TASK: 00001 SURVEY DATE: JULY 28, 2023 SHEET 3 OF 3
SECS. 15-6-67, 43-15-4, 43-15-6, extend to any unnamed person, persons, or entity without the express recertification of the surveyor naming such
43-15-19,43-15-22. person, persons, or entity.
FM

FM

FM

FM

4174 Silver Peak Parkway, Suwanee, GA 30024
FM

© BOWMAN CONSULTING GROUP LTD
FM

Bowman Consulting Group Ltd
FM

WWW.BOWMAN.COM
FM

FM

FM

FM
X X

Phone: (770) 932-6550
X X
FM X

W FM X

FM

FM

FM X

FM

FM

FM
E X

20
FM

X X

STORMWATER 193 ' SE
FM
FM

194 TB
POND
FM

E X
OH

192 AC

FM
X X
FM

R55'
FM X

OH FM

FM

FM

FM
FM
FM
FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM
FM
FM FM
OH

FM
FM
FM X

X 195
OH
FM
FM FM

D D W
OH
E FM
FM

FM

POCKET
PARK
FM
W W FM FM
W FM
FM

T X

191
FM FM

W W
T W
FM
FM FM
FM

±15,000 SQFT
FM
FM FM
FM FM FM FM
FM FM FM FM FM
E FM FM
OH
FM FM FM
FM FM FM FM

R40'
FM FM FM
FM

ICA 196 STORMWATER

20' SETBACK
OH

YP
136 311 E (T 5' SIDEWALK POND
PAC
OH

197 WITH 3' GRASS
E E

129 GU S
130 131 132 133 134 E PEN STRIP (TYPICAL)
1 8 ST P
OH
E 135 O 198
190
137 SP ARK

20' SETBACK
310

20' SETBACK 20' SETBACK
199 )
AL
OH

20' SETBACK
203 AC IN PIC
OH

ES G 200 189 (TY
204 E
138 188 AC
OH

309
205 201 SP
EN
OH

187
OP
206 202
OH

139 308 186

240
CK
OH

207
OH

E T BA 185
208 ' S 239
20

184
OH

K 241
209 C
PLAY GROUND 238 BA
OH

ET 183
'S 242

210
OH

237 20 CK
211 A CK 243 TBA
182
236
ETB S E
OH

COMMUNITY 'S ' 181
OH

CLUBHOUSE STORMWATER 212 235 20 244 20
POOL CK 180
BA
28' BC-BC
OH

STORMWATER POND 213 245 T
POND
234
'S E 179 /W
20 TR
OH

246 O
MAIL 214 233 GD
20' SETBACK
OH

178
KIOSK M
215 247 RO
232 KF
OH

177
50' E

302 301
A RKIN
G 216 248 TBAC
SE
OH

304 303 T P 231 176
STORMWATER 306 305
GUES SPACES 217 75'
20' SETBACK
5' SIDEWALK 307 249
WITH 3' GRASS POND 2 6 218
230 175
STRIP (TYPICAL)
124 125 126 127
128
20' SETBACK 229 250
116 117 118 119 120 121122 123 4 PICKLEBALL 174
28' 228 251
GU COURTS 173
E 20' SETBACK
29 ST PA 227 252
SPA RKI 20' SETBACK 271 226 172
CES NG 253
20' SETBACK 273 272 225 171

THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY BOWMAN CONSULTING SHALL BE WITHOUT LIABILITY TO BOWMAN CONSULTING.
59 224 254
294
292 293 28' 170
60 58 291 270 223 CK 255
97
SE TBA 169
20'
1 98 61 57 222 256
96
2 99 62 56 274 221 257 168
269
95 CK
3 100
94
63 55
295
28'
220 258
SE TBA 167
20'
290 259
4 101 64 275 268 219
93 260 166
54 296
IC AL)
289 ET 261 165 TYP
20' S

20' SETBACK
5 102 65 53 276 AC

20' SETBA
92 267
ACK
262

CK
164 NS

20' SETBA
SET
6 103 66 52 297 E
OP

20' SETBACK
263
91
BAC E '
20' S
7 104 67 51 288 2 0 163
90 277 266 K 264 162
8 105 68 50 CK
TBAC
89 298
161
9 106 69 287
278

OPEN SPACE (TYPICAL)
88 265 K 160
49 R/W

20' SETBACK 20' SETBACK 20' SETBACK

20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK
299
10 107 70 48 286
159
GDO 75' 20'
FRO
87 158
279
11 108
86
71 47
300 157
T B ACK
12 109
85
72 46 285 156
75 ' SE
13 110
84
73 45 POCKET PARK 155
20' SETBACK ±13,000 SQFT
14 111 74 154
83 280
44 153

NORTHBRIDGE PHASE 2
281
112 75 43 282 152
15 82 283
TBACK
284 151
113 76 42
16 81 20' SE 150
114 77 41

CITY OF STOCKBRIDGE
17 80 149
115 78 40
18 79 28' 148
19 R55' 147
28' 146
R40'

CONCEPT PLAN
145 L) 5' SIDEWALK
CA

GUEST PARKING
20' SETBACK 144 PI
143 E (TY WITH 3' GRASS
142 SPAC STRIP (TYPICAL)
POCKET 20' SET 141 EN
PARK 20 BACK 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 140 OP

18 SPACES
±19,000 SQFT 21 22 23 24

HENRY COUNTY, GEORGIA
20' SETBACK
20' SET /W
BACK GDOT R
ETBA C K FROM
75 ' S
YPICAL)
OPEN SPACE (T

AR IO
AMENITY NOTES:
GRAPHIC SCALE
Y CT
ROAD 'A' I
RU
N N
1. PER REGULATIONS: 100 0 100 200 ST
1.1. SUBDIVISIONS WITH OVER THREE HUNDRED (300) LOTS MUST INCLUDE A POOL IM
CO
20' SETBACK
FACILITY, CLUBHOUSE, POCKET PARK OF AT LEAST TWO THOUSAND (2,000) SQUARE
FEET, AND AT LEAST TWO (2) OF THE FOLLOWING:
GRID NORTH
GA WEST ZONE
PR O
24' 1.1.1. PLAYGROUND. ( IN FEET )
T E R
1 INCH = 100 FT. L

File Path P:\2023\0504 Northbridge Crossing P2\CONCEPT\23-0504 - 2 - BASE - CONCEPT 8-02-23.dwg
1.1.2. DOG PARK. F

3' BEAUTY STRIP
100'
1.1.3. TENNIS COURT. DEVELOPER: DESIGNER: NO

3' BEAUTY STRIP
1.1.4. BASKETBALL COURT. DR HORTON BOWMAN
1.1.5. WALKING TRAIL. 1371 DOGWOOD DRIVE SW 4174 SILVER PEAK PKWY.
20' SETBACK

5' SIDEWALK
1.1.6. FITNESS CENTER. CONYERS, GA 30012 SUWANEE, GA 30024

28' BC-BC
1.1.7. PICNIC AREA WITH GRILL AND COVERED PAVILION. CONTACT: TIFFANY D. HOGAN CONTACT: CHRIS McCRARY
110' 50' 1.1.8. COMMUNITY GARDEN AND REFLECTION AREA. 678-780-8526 770-932-6550
SITE 20' BETWEEN
1.1.9.
1.1.10.
FIRE PIT AND GATHERING AREA.
ANY OTHER AMENITY APPROVED BY THE DIRECTOR OF COMMUNITY

5' SIDEWALK
20' SETBACK 20' SETBACK DEVELOPMENT.
2. PROVIDED AMENITIES: CLUBHOUSE, POOL, PLAYGROUND, PICKLE BALL COURTS AND

28' BC-BC
100'
BUILDINGS
POCKET PARKS WITH AN AREA GREATER THAN 2,000 SQFT.

20' SETBACK 50'
24'
CW -- CM
ROAD 'B' 50' 20' SETBACK 1" = 100'
23-0504
7-27-2023
TOWNHOUSE LOTS (TYP.) DETACHED LOTS (TYP.)
23-0504

August 7, 2023
SCALE: 1"=60' SCALE:
1"=60'
VICINITY MAP (NOT TO SCALE) 1 OF 1
SUBDIVIDED AS:
SURVEYOR'S CERTIFICATION
FLOOD HAZARD NOTE:
This plat is a retracement of an existing parcel or parcels of land and does not subdivide or create a new
parcel or make any changes to any real property boundaries. The recording Information of the documents,
maps, plats, or other instruments which created the parcel or parcels are stated hereon. RECORDATION
WALTER WAY NORTHBRIDGE CROSSING
PHASE 1-A
PB 40, PG 170
OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR
ANY USE OR PURPOSE OF THE LAND. Furthermore, the undersigned land surveyor certifies that this
plat complies with the minimum technical standards for property surveys in Georgia as set forth in the rules
PP

OH
(80' R/W) S SUBDIVIDED AS:
NORTHBRIDGE CROSSING
PHASE 1-A
and regulations of the Georgia Board of Registration for Professional Engineers and Land Surveyors and E
PER PB 34, PG 71 PB 40, PG 170 48"X60" ELLIPTICAL
as set forth in O.C.G.A. Section 15-6-67. CONCRETE PIPE (3)
SWCB SWCB SWCB DWCB SWCB

18" CMP 18" CMP 18" CMP
36" CMP
P SIDEWALK 2" REBAR
OH SPEED BUMP "C FOUND-0.3' SE
E SWCB 18" CMP SWCB 18" CMP 18" CMP 24" CMP 18 FH/WV(4) SWCB (BENT)
FH/WV SIDEWALK CB SWCB SWCB DI
FH/WV(2) SIREN POLE CONC. "C
SUPERIOR COURT RECORD INFORMATION P.O.C. L1 560.28' S 00°15'34" W TF
CB
E GR
GM
GM
GR
FH/WV
DRIVE TF
CB MP L7CB SSMH S
1 24"
CONC.
129.57' 2" REBAR 1
2" REBAR WALL
2" REBAR
BELLSOUTH TELECOMMUNICATIONS S CM
36
L6 SSMH
DRIVE FOUND FOUND-0.2' SE SSMH P S SSMH 3
L1
FOUND WALL/COLUMNS PM S S S S
SS
OH (P.O.B.-1) 1
HW
TF (P.O.B.-2)
EASEMENT PER EXCEPTION (u) 2" REBAR L4 L5 " REBAR 20'
20' SSE
1 1 FOUND
2" REBAR
2" REBAR
MH
L30 L12
2 E
FOUND FOUND (DB 6787, PG 50) L2 FOUND
SS
L8

220.77' S 89°39'24" E
LL 0.3' NW
STRE
HOUSE
PP
L11
2" REBAR
58 L29 S
L3
(DISTURBED) S
FOUND
CLOSURE AM
APPROXIMATE LAND LOT LINE SSMH S L10
LOCATION MAP
SSM
H 1
2" REBAR
- THE SURVEY SHOWN HEREON WAS PERFORMED WITH A COMBINATION OF REFERENCES: 1 E
2" REBAR SSMH SSMH
20' SSE
L9 FOUND
LL 2" REBAR OH FOUND S S S 1 1
GLOBAL NAVIGATION SATELLITE SYSTEMS (GNSS) UTILIZING TRIMBLE R12I
MULTI FREQUENCY GNSS RECEIVERS UTILIZING REAL TIME KINEMATIC 1. DEED BOOK 15718, PAGE 100
57
FOUND
SSMH S
S S S S S
2" REBAR 145.84' S 00°04'27" W 1
2" REBAR
2" REBAR
FOUND
2" REBAR
FOUND-7.2' SW
S S FOUND
PARCEL 2: SSMH FOUND

DA
(RTK) METHODOLOGY AND NETWORK ADJUSTED RTK DATA SSMH
2. DEED BOOK 15718, PAGE 107
SUPPLEMENTED WITH CONVENTIONAL SURVEY METHODS USING A
TRIMBLE S-SERIES ROBOTIC TOTAL STATION. THE RELATIVE ACCURACY OF
290.04' S 00°11'22" W 1
2" REBAR

20' SSE
3.636 AC.

SEWER LATERAL (6)
X FOUND

SEWER LATERAL (6) SEWER LATERAL (6) SEWER LATERAL (6)
THE GNSS AND CONVENTIONAL SURVEY WORK COMPLETED IS 0.04 FOOT 3. DEED BOOK 15718, PAGE 119 S

172.39' N 89°57'03" W

223.37' S 89°45'49" E
VID
OR BETTER AT THE 95% CONFIDENCE INTERVAL BASED UPON THE E S
4. PLAT BOOK 36, PAGE 135 D JB OH

20' SSE
RESULTS OF A LEAST SQUARES ADJUSTMENT AND ANALYSIS OF THE D

20' SSE
MEASURED SURVEY DATA.
5. PLAT BOOK 40, PAGE 60
- THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE

AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 862,988 6. PLAT BOOK 40, PAGE 170
FEET.

(R/ ON
7. PLAT BOOK 51, PAGE 165 E S
OH
- ELEVATIONS DETERMINED BY A TRIMBLE MODEL R12i GPS. S
N/F S

24" CMP
- THE HORIZONTAL DATUM IS NORTH AMERICAN DATUM OF 1983 DHO STOCKBRIDGE LLC 1
2" REBAR
(2011), GEORGIA STATE PLANE COORDINATE SYSTEM, WEST FOUND SSMH
ZONE. DISTANCES SHOWN HEREON ARE GROUND DISTANCES. 60
DB 14954, PG 71 S

W V PA
"C 20' SSE
THE VERTICAL DATUM IS NORTH AMERICAN VERTICAL DATUM
OF 1988 (GEOID 18).
MP L32 S S S
FH S S S S S S S
OH SSMH SSMH SSMH SSMH

AR RKW
- FIELD DATA WAS OBTAINED ON 07-28-2023. 1
18 2" REBAR 1
2" REBAR
"C FOUND
MP L26 S FOUND
HW
SSMH S 20' S
SE L31 PP 510.87' N 00°18'27" E
LEGEND SWCB
P.O.B.-3 1
2" REBAR
2" REBAR 1
2" REBAR

IES AY
10 INDEX CONTOUR HW FOUND FOUND FOUND
9 INTERMEDIATE CONTOUR STR
EAM
L27 C7
EP EDGE OF PAVEMENT
C&G E
CURB AND GUTTER L25 C5
2" REBAR OH

FOUND
PROPERTY LINE
L28 C6 L33
ROAD RIGHT OF WAY
ADJOINER PROPERTY LINE (NOT SURVEYED) MP 1
2" REBAR
X FENCE LINE 18 FOUND
S SANITARY SEWER E
W OH APPROXIMATE LOCATION OF
STORM SEWER FLOOD LIMIT AS PER FEMA MAP
W UNDERGROUND WATER LINE
C UNDERGROUND COMMUNICATION SERVICE
C4
PARCEL 3: 6'0
G UNDERGROUND GAS SERVICE
E UNDERGROUND ELECTRIC SERVICE SWCB 1.369 AC. 53
PP
OHE OVERHEAD ELECTRIC N AREA OF ABANDONED RIGHT
GUARD RAIL 3'
TREE LINE 9.8 OF WAY PER EXCEPTION (s) E
OH
(DB 4949, PG 235 & PB 36, PG 135-140)
BUILDING 3 C8 162.44' 15
CONCRETE
17 N 53°41'49" W 1
2" REBAR
IPF IRON PIN FOUND (SIZE/TYPE NOTED) 5.
CMF CONCRETE MONUMENT FOUND (CMF) AR
RA 02 FOUND
(P.O.B.-4) E
REB D VE ' OH
CALCULATED POINT (NO MONUMENT SET) 1"
UN
16 L

MATCH LINE
2 DR
FO I 44
BENCHMARK
4.06 VE
2" REBAR
PARCEL 4:
L34
BOLLARD / POST FOUND
' 9' (P.O.B.-5)
FLAG POLE (FP)
N 10 0.144 AC.
2" REBAR
ROOF DRAIN (RD)
FOUND 46 "W OH
SIGN °1 L37 E

HANDICAP SYMBOL
GM GAS METER (GM)
12 1
2" REBAR

GR GAS REGULATOR (GR) "E L24
FOUND
2" REBAR
GAS VALVE (GV)
2" REBAR
L35 FOUND
OH
POWER / UTILITY POLE (PP/UP)
N/F FOUND E
GUY ANCHOR WIRE L36
RHEA B. NYGARD & L23
LIGHT POLE (LP)
GROUND LIGHT (GL)
STEPHEN V.C. NYGARD II 1
2" REBAR
PARCEL 1:
DRAIN INLET (DI)
CURB DRAIN INLET (CDI)
DB 18579, PG 299
PB 51, PG 165
FOUND
OH
73.859 AC.
GR E
D STORM DRAIN MANHOLE (JB) AV
EL
DR
SINGLE WING CATCH BASIN (SWCB) IVE
DOUBLE WING CATCH BASIN (DWCB)

HEADWALL (HW)
PARCEL 5:
OH

END SECTIONS (FES)
SANITARY SEWER MANHOLE (SSMH)
0.154 AC. E

SANITARY SEWER CLEAN-OUT (CO)

399.30' S 89°51'08" E
WATER VALVE (WV) PP

WATER METER (WM)
FIRE HYDRANTN (FH)
FIRE DEPARTMENT CONNECTION (FDC)
W WATER MANHOLE (WMH) OH
TREE SIZE & TYPE

ABBREVIATIONS N/F OH

INV INVERT ELEVATION RHEA B. NYGARD &
CMP CORRUGATED METAL PIPE STEPHEN V.C. NYGARD II
RCP REINFORCED CONCRETE PIPE
HDPE HIGH DENSITY POLYETHYLENE
DB 18579, PG 299
DIP DUCTILE IRON PIPE PB 51, PG 165 OH
SIGN 5 EASEMENT
FFE FINISHED FLOOR ELEVATION
PER EXCEPTION (n) 7 ' N
2.9
TBM TEMPORARY BENCHMARK
UGCM
GLM
UNDERGROUND CABLE MARKER
GAS LINE MARKER (DB 460, PG 20) 54
PIV POST INDICATOR VALVE E X
ICV IRRIGATION CONTROL VALVE OH
WLM WATER LINE MARKER
CT COOLING TOWER X
CB COMMUNICATIONS BOX
UB UTILITY BOX
191.32' N 00°06'07" E E
NC

GRID NORTH (GA WEST ZONE)
1 1
PB PLAT BOOK 2" REBAR 2" REBAR X FE
FOUND FOUND OH
DB DEED BOOK E
N/F NOW OR FORMERLY
G.M.D. GEORGIA MILITIA DISTRICT X
CMF
GTMH GREASE TRAP MANHOLE
PI PEDESTAL INLET X
AREA OF ABANDONED RIGHT

241.19' S 89°50'04" E
8" REBAR
TP TELEPHONE PEDESTAL OH W
OF WAY PER EXCEPTION (s) E
'56" FOUND-1.1' NE

9°17
CWP CROSSWALK POLE X
SB SWITCH BOX
(DB 4949, PG 235 & PB 36, PG 135-140) 1
PM POWER METER .9 2' N
TSB TRAFFIC SIGNAL BOX PP 289 X

TSP TRAFFIC SIGNAL POLE
B.S.L. BUILDING SETBACK LINE
D.E. DRAINAGE EASEMENT N/F CMF
OH
S.S.E. SANITARY SEWER EASEMENT DHO STOCKBRIDGE LLC "W X
'15
OTP OPEN TOP PIPE OH
DB 14954, PG 71 5
P.O.B. POINT OF BEGINNING
7°2
P.O.C. POINT OF COMMENCEMENT PB 51, PG 165 2 X
.8 9'
OH PP 19

'35" X CMF
2" REBAR
N1 5°33 1
2" REBAR

86'
FOUND X PP FOUND-1.8' NE
A- 129.69' 193.
2" REBAR

N 89°02'02" E
X FOUND-1.4' NE
R- 3819.72' ALTA/NSPS LAND TITLE FOR:
C- 129.68' X
CMF

W D.R. HORTON, INC., DELAWARE CORPORATION & OLD
N 01°04'30" E '58"
11°49 REPUBLIC NATIONAL TITLE INSURANCE COMPANY
112.14'
0' N
2" REBAR
389.1 X (NORTHBRIDGE CROSSING SUBDIVISON)
FOUND LOCATED IN:
(DISTURBED) C2 X X
LAND LOTS 39, 40, 57 & 58, 12TH DISTRICT
X X X X FENCE
CMF FENCE L22 06°09'1 8" W X CITY OF STOCKBRIDGE
250.08' N
1 X CMF
2" REBAR

5 SCALE: 1" = 60' HENRY COUNTY, GEORGIA DATE: AUGUST 7, 2023

FOUND X

REVISION

T Y
THIS SURVEY WAS PREPARED
I N C O N F O R MI T Y W I T H T H E
TECHNICAL STANDARDS FOR
CMF

R S T A H W A
PROPERTY SURVEYS IN
GEORGIA AS SET FORTH IN
IN T E S H I G
CHAPTER 180-7 OF THE RULES
OF THE GEORGIA BOARD OF

C C E S
REGISTRATION FOR
PROFESSIONAL ENGINEERS
This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of
Bowman Consulting Group, Ltd. unless otherwise agreed to, they shall not be reproduced or conveyed in any

T E D A W N )
LIMI O
manner nor are they to be used for any projects other than specifically indicated hereon without written

AND LAND SURVEYORS AND
AS SET FORTH IN THE authorization from and due compensation to Bowman Consulting Group Ltd.

S DWG: P:\2023\0504 Northbridge Crossing P2\SURVEY\SURVEY (CADD)\23-0504-ALTA-08-07-23
BY:CD/MP CHK: PN

(R/W
QC:
GEORGIA PLAT ACT O.C.G.A.
15-6-67. AUTHORITY O.C.G.A. This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not
BCG PROJECT NO: 200461-01-001 TASK: 00001 SURVEY DATE: JULY 28, 2023 SHEET 1 OF 3
SECS. 15-6-67, 43-15-4, 43-15-6, extend to any unnamed person, persons, or entity without the express recertification of the surveyor naming such
43-15-19,43-15-22. person, persons, or entity.
2" REBAR
FOUND
CB (BENT)

APPROXIMATE LAND LOT LINE

131.81' S 89°50'19" W
APPROXIMATE SEDIMENT BASIN AREA
LK PER EXCEPTION (p) (DB 2605, PG 91)

SIDEWA
APPROXIMATE DRAINAGE EASEMENT AGREEMENT
& DETENTION BASIN CONSTRUCTION AGREEMENT N/F
PER EXCEPTION (p) (DB 2605, PG 91)
VERDE INVESTMENTS, INC.
C1 S
SSMH DB DB 14305, PG 198 1
2" REBAR
SUPERIOR COURT RECORD INFORMATION FOUND-1.3' N
1362.78' S 00°02'41" E (ON LINE)
FH/WV 1
2" REBAR

36" CMP
FOUND MP

GRID NORTH (GA WEST ZONE)
1 S
2 " RE
FOU AR
B L21 X
X 54"
ND
X C E
2" REBAR X FENCE
' SS
FOUND 20
HW X
L20 OCS S

HW
X 1
2" REBAR H
FOUND M
SS

CITY OF STOCKBRIDGE
S X
L19

344.95' N 88°11'09" W
SSMH

N/F
S 48
CO DETENTION "C
2" REBAR
X POND X MP
S FOUND

RCVW LAND, LLC
8 S HW
L1
SUBDIVIDED AS: S
GENERAL EASEMENT PER EXCEPTION (r)

HENRY COUNTY
NORTHBRIDGE CROSSING (DB 4339, PG 39 & PB 34, PG 70-71 )
DB 18596, PG 259
20' S SE
2" REBAR SS 'S
PHASE 1-A 20 APPROXIMATE LOCATION OF
FOUND X X FLOOD LIMIT AS PER FEMA MAP
CO S WA
PB 40, PG 170 L1 E LL
S NC
SUBDIVIDED AS: SS
7 FE S
E X
NORTHBRIDGE CROSSING AL S IV 1
2" REBAR SS
SE W DR FOUND MH H
S SSM
PHASE 1-A 'S T
AL LL
20
6 S
CO
PB 40, PG 170 48"X60" ELLIPTICAL
PH A
L1 S
AS W
CONCRETE PIPE (3) S SSMH
PK NAIL MH S
DWCB SWCB FOUND SS ST
RE
S X
P AM

36" CMP
1 LIFT
SIDEWALK CM
18 2" REBAR
P FOUND-0.3' SE 5 STATION
24"
24" CMP CM FH/WV(4) SWCB (BENT) L1 S GATE
24" STAND PIPE
14SE
DI 2" OTP FOUND
CB CM
TF
36
P L7CB SSMH S L 0' S 1
2" REBAR
FOUND SIGN 1 EASEMENT
0.1' NE (DISTURBED)
24" " 2
AM
CM
P L6 SSMH
S S S S S SSMH
20' 13
PER EXCEPTION (n) TR
2" REBAR L4 HW L 1
2" REBAR S X
L5 " REBAR SS (DB 460, PG 20)
20' SSE
FOUND 1 FOUND CE
MH N
L12
2 E
FOUND
SS 3 FE
8" REBAR
L8
0.3' NW
AM
FOUND-1.3' SW
L11

STRE
(DISTURBED) S 2" REBAR X
L3 FOUND LL LL
SSMH S L10 S
SSM
H 1
2" REBAR
58 39
20' SSE
L9 FOUND APPROXIMATE LAND LOT LINE
S 1 1

S S
2" REBAR 145.84' S 00°04'27" W 1
2" REBAR
2" REBAR
FOUND
2" REBAR
FOUND-7.2' SW

SSMH
S S S S FOUND FOUND LL LL ' W
290.04' S 00°11'22" W
SSMH
57 40 . 95 1"
2" REBAR 5 '4
32 °13
10'X10' BOX CULVERT (3)
FOUND X

40 FE
NC HW

N E

CMF

SIGN 2 EASEMENT

PER EXCEPTION (n) 3 9
(DB 460, PG 20) °3
33
APPROXIMATE LOCATION OF
FLOOD LIMIT AS PER FEMA MAP X

0' N
9.7
39X

8" REBAR
FOUND-0.1' SW
X 3
8" REBAR
FOUND-ON LINE

APPROXIMATE LAND LOT LINE

NC
X FE

CMF

3"W X
SIGN 3 EASEMENT 1'5
27°5
PER EXCEPTION (n) N
5' X
(DB 460, PG 20) 1.0
30

MATCH LINE
8" REBAR
FOUND
X 3
8" REBAR
FOUND-3.1' SW
A Y
75 HW
8" REBAR

7'42 X
FOUND-2.9' SW

30
T E IG
30
0. 8 X

T A H
PARCEL 1: E
S S S N )
NC
FE
73.859 AC.
T E C E O W

CMF
I A SH
SIGN 4 EASEMENT
34
°50
'1 1 X

E D / W
PER EXCEPTION (n)
(DB 460, PG 20) ' N X
I T (R
2 02.3

LI M

CMF

8" REBAR 3
8" REBAR
FOUND-0.2' SW
FOUND-0.2' SW

' 34"
5 X

SIGN 5 EASEMENT 2 7°4
' N ALTA/NSPS LAND TITLE FOR:
PER EXCEPTION (n) 7
2.9 X

(DB 460, PG 20) 54 D.R. HORTON, INC., DELAWARE CORPORATION & OLD
REPUBLIC NATIONAL TITLE INSURANCE COMPANY
(NORTHBRIDGE CROSSING SUBDIVISON)

X LOCATED IN:
LAND LOTS 39, 40, 57 & 58, 12TH DISTRICT
E CITY OF STOCKBRIDGE
NC
X FE SCALE: 1" = 60' HENRY COUNTY, GEORGIA DATE: AUGUST 7, 2023
REVISION
THIS SURVEY WAS PREPARED
I N C O N F O R MI T Y W I T H T H E
TECHNICAL STANDARDS FOR X
CMF
PROPERTY SURVEYS IN
GEORGIA AS SET FORTH IN X 3
8" REBAR
6" W
OH CHAPTER 180-7 OF THE RULES

This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of17'5
E OF THE GEORGIA BOARD OF FOUND-1.1' NE
REGISTRATION FOR
Bowman Consulting Group, Ltd. unless otherwise agreed to, they shall not be reproduced or conveyed in1 9°
any
PROFESSIONAL ENGINEERS
manner nor are they to be used for any projects other than specifically indicated hereon without 2'
AND LAND SURVEYORS AND
8 9 .9 written X
AS SET FORTH IN THE
GEORGIA PP PLAT ACT O.C.G.A.
authorization from and due compensation to Bowman Consulting Group Ltd.
2 DWG: P:\2023\0504 Northbridge Crossing P2\SURVEY\SURVEY (CADD)\23-0504-ALTA-08-07-23
BY:CD/MP CHK: PN QC:
15-6-67. AUTHORITY O.C.G.A. This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not
X BCG PROJECT NO: 200461-01-001 TASK: 00001 SURVEY DATE: JULY 28, 2023 SHEET 2 OF 3
SECS. 15-6-67, 43-15-4, 43-15-6, extend to any unnamed person, persons, or entity without the express recertification of the surveyor naming such
43-15-19,43-15-22. person, persons, or entity.
CMF
OH "W X

5'15
7 °2
August 6, 2023

City Council and Planning Commission
Stockbridge City Hall
4602 North Henry Blvd.
Stockbridge, GA 30281

RE: Rezoning and Comprehensive Plan Amendment Application for Northbridge Crossing Phase II

Dear Mayor, Members of City Council and Planning Commission,

D.R. Horton, Inc. seeks to rezone property located at Davidson Parkway and Walter Way.,
Stockbridge, GA, Parcel ID numbers 030-01009000, 030-01009005, 030-01009006. The
property is approximately 79.02 acres. D.R. Horton seeks to rezone the subject property as a
Planned Unit Development to include 311 total homes. The development will consist of 128
townhome units and 183 single family detached homes.

The community will include multiple amenities and open space areas. Developer is also
exploring the feasibility of connectivity to a future city park. Amenities will include a pool,
clubhouse, mail kiosk, playground, pickle ball courts, and multiple pocket parks.

Applicant intends to offer other features within the community such as:

• Approximately 91 Guest parking spaces
• 2 car garages on all townhome units
• 2 car garages on all single family detached homes
• A Mandatory Homeowners Association
• Multiple access points into the community

The zoning proposal will permit a use that is suitable in view of the use and development of
adjacent and nearby properties. The adjacent and nearby properties are owned by multiple,
individual residents that are utilizing the property as a single family home. Northbridge Crossing
Phase I is a single family community located across the street from the subject property. Several
years ago, the subject property was planned as a continuation of the existing single family
community.

An adjacent property is also owned by the City of Stockbridge and will be utilized as a city park.
D.R. Horton, Inc. intends to explore the possibility of connectivity to this city amenity for
residents. This all creates a unique and cohesive flow from the development to a city park.

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. Although the property has some interstate frontage, the access points and the visibility
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
do not make the site ideal for a commercial use. Additionally, allowing any use other than
residential at this site would generate more daily trips from vehicular traffic as well as heavy
equipment and trucks on a road that has an existing residential use across the street as well as a
planned residential use and city park adjacent to the subject site. Allowing the rezoning for a
PUD, residential use, on the subject site would result in less light pollution, noise pollution, air
pollution, and traffic for neighboring residents than any other use including a use under the
current property zoning as C3.

The subject property is encumbered by a creek and buffer areas near the access points from
Davidson and Walter Way. While it may be difficult for other uses to develop around such
encumbrances, as planned the PUD residential development is able to utilize the buffer areas as
green space that will create an aesthetically beautiful development for residents.

While the zoning sought is not compliant with the current Comprehensive Land Use, applicant
simultaneously seeks an amendment to the Comprehensive Land Use. There is precedent set by
nearby communities for an amendment to high density residential. Additionally, the proposed
site plan proposes 3.96 units per acre. The Stockbridge Comprehensive Plan currently shows
medium density residential up and to 3.6 units per acre. High density Residential, per the current
Comprehensive Plan, begins at 6 units per acre. Therefore there is currently a gap in the
Comprehensive Plan that does not truly contemplate the proposed density of 3.96 units per acre,
therefore requiring an application to High Density Residential.

The City of Stockbridge continues to grow and attract new employers that are bringing more
professional talent to the city. There is a demand for quality, affordable housing in the area as
evidenced by the development pattern of the area. The planned City park that is adjacent to the
site is evidence that the city recognizes the area as one for families and residences. This
development as Northbridge Crossing Phase II will not only provide additional single family
homes for Stockbridge residents, but will also create a community atmosphere.

D.R. Horton, Inc. respectfully requests approval of the rezoning from C3 to Planned Unit
Development and a Comprehensive Land Map Amendment from Medium Density Residential to
High Density Residential.

Thank you for your consideration and your time.

Sincerely,

Tiffany D. Hogan
Forward Planning Manager
tdhogan@drhorton.com
678-780-8520
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
August 6, 2023

City Council and Planning Commission
Stockbridge City Hall
4602 North Henry Blvd.
Stockbridge, GA 30281

RE: Rezoning and Comprehensive Plan Amendment Application for Northbridge Crossing Phase II

Dear Mayor, Members of City Council and Planning Commission,

D.R. Horton, Inc. seeks to rezone property located at Davidson Parkway and Walter Way.,
Stockbridge, GA, Parcel ID numbers 030-01009000, 030-01009005, 030-01009006. The
property is approximately 79.16 acres. D.R. Horton seeks to rezone the subject property as a
Planned Unit Development to include 311 total homes. The development will consist of 128
townhome units and 183 single family detached homes.

The community will include multiple amenities and open space areas. Developer is also
exploring the feasibility of connectivity to a future city park. Amenities will include a pool,
clubhouse, mail kiosk, playground, pickle ball courts, and multiple pocket parks.

Applicant intends to offer other features within the community such as:

• Approximately 91 Guest parking spaces
• 2 car garages on all townhome units
• 2 car garages on all single family detached homes
• A Mandatory Homeowners Association
• Multiple access points into the community

The zoning proposal will permit a use that is suitable in view of the use and development of
adjacent and nearby properties. The adjacent and nearby properties are owned by multiple,
individual residents that are utilizing the property as a single-family home. Northbridge Crossing
Phase I is a single-family community located across the street from the subject property. Several
years ago, the subject property was planned as a continuation of the existing single-family
community.

An adjacent property is also owned by the City of Stockbridge and will be utilized as a city park.
D.R. Horton, Inc. intends to explore the possibility of connectivity to this city amenity for
residents. This all creates a unique and cohesive flow from the development to a city park.

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. Although the property has some interstate frontage, the access points and the visibility
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
do not make the site ideal for a commercial use. Additionally, allowing any use other than
residential at this site would generate more daily trips from vehicular traffic as well as heavy
equipment and trucks on a road that has an existing residential use across the street as well as a
planned residential use and city park adjacent to the subject site. Allowing the rezoning for a
PUD, residential use, on the subject site would result in less light pollution, noise pollution, air
pollution, and traffic for neighboring residents than any other use including a use under the
current property zoning as C3.

The subject property is encumbered by a creek and buffer areas near the access points from
Davidson and Walter Way. While it may be difficult for other uses to develop around such
encumbrances, as planned the PUD residential development is able to utilize the buffer areas as
green space that will create an aesthetically beautiful development for residents.

While the zoning sought is not compliant with the current Comprehensive Land Use, applicant
simultaneously seeks an amendment to the Comprehensive Land Use. There is precedent set by
nearby communities for an amendment to high density residential. Additionally, the proposed
site plan proposes 3.96 units per acre. The Stockbridge Comprehensive Plan currently shows
medium density residential up and to 3.6 units per acre. High density Residential, per the current
Comprehensive Plan, begins at 6 units per acre. Therefore, there is currently a gap in the
Comprehensive Plan that does not truly contemplate the proposed density of 3.96 units per acre,
therefore requiring an application to High Density Residential.

The City of Stockbridge continues to grow and attract new employers that are bringing more
professional talent to the city. There is a demand for quality, affordable housing in the area as
evidenced by the development pattern of the area. The planned City park that is adjacent to the
site is evidence that the city recognizes the area as one for families and residences. This
development as Northbridge Crossing Phase II will not only provide additional single-family
homes for Stockbridge residents, but will also create a community atmosphere.

D.R. Horton, Inc. respectfully requests approval of the rezoning from C3 to Planned Unit
Development and a Comprehensive Land Map Amendment from Medium Density Residential to
High Density Residential.

Thank you for your consideration and your time.

Sincerely,

Tiffany D. Hogan
Forward Planning Manager
tdhogan@drhorton.com
678-780-8520
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
Northbridge Crossing
TRAFFIC IMPACT STUDY
Walter Way/Davidson Parkway
Stockbridge, Georgia

Keck & Wood Project No.
230304.00

November 16, 2023

Prepared by:
TABLE OF CONTENTS
Table of Contents ........................................................................................................................................... i
List of Figures ................................................................................................................................................ ii
List of Tables ................................................................................................................................................. ii
1. Introduction ........................................................................................................................................... 1
1.1. Study Area .......................................................................................................................................... 1
1.2. Proposed Development ..................................................................................................................... 1
1.3. Planned Transportation Improvements ............................................................................................. 1
2. Existing Conditions................................................................................................................................. 3
2.1. Roadways ........................................................................................................................................... 3
2.2. Intersections....................................................................................................................................... 3
2.3. Existing Traffic Flow Patterns ............................................................................................................. 3
3. Traffic Projections .................................................................................................................................. 6
3.1. Future Background Traffic.................................................................................................................. 6
3.2. Trip Generation .................................................................................................................................. 6
3.3. Distribution and Assignment of Project-Generated Trips.................................................................. 6
4. Capacity Analysis ................................................................................................................................. 12
4.1. Existing Intersection Capacity Analysis ............................................................................................ 12
4.2. Opening Year Intersection Capacity Analysis ................................................................................... 13
4.3. Back of Queue Analysis .................................................................................................................... 13
5. Conclusions .......................................................................................................................................... 14
6. References ........................................................................................................................................... 15

APPENDIX A – Site Layout
APPENDIX B – Traffic Count Data
APPENDIX C – Growth Rate Calculations
APPENDIX D – Capacity Analysis Reports

LIST OF FIGURES
Figure 1 – Aerial View of Study Area............................................................................................................. 2
Figure 2 – Existing and Proposed Intersection Geometries .......................................................................... 4
Figure 3 – Existing Year 2023 Peak Hour Traffic ........................................................................................... 5
Figure 4 – Opening Year 2025 Background Peak Hour Traffic ...................................................................... 8
Figure 5 – New Trip Distribution ................................................................................................................... 9
Figure 6 – Peak Hour Project Trip Adjustments .......................................................................................... 10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic ................................................................... 11

LIST OF TABLES
Table 1 – Trip Generation Results ................................................................................................................. 6
Table 2 – Level of Service Criteria ............................................................................................................... 12
Table 3 – Existing Year 2023 Capacity Analysis Results .............................................................................. 12
Table 4 – Opening Year 2025 Capacity Analysis Results ............................................................................. 13
Table 5 – Opening Year 2025 Back of Queue Results ................................................................................. 13

ii
1. INTRODUCTION
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. A Traffic
Impact Study was performed to determine the amount of new traffic that would be generated by the
proposed development and how the new traffic would impact the existing roadway network.

1.1. STUDY AREA
The study area is located on the southwest corner of the intersection of Walter Way and Davidson
Parkway. The study area includes two intersections along Walter Way and one intersection located on
Davidson Parkway. The study intersections are listed below, with existing intersections indicated in bold.
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
An aerial view of the study area is presented in Figure 1.

1.2. PROPOSED DEVELOPMENT
The proposed development is a residential neighborhood which will consist of 311 single-family
residences, including 183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-
foot clubhouse will be located on the east side of the development that includes a playground, pool, and
four pickleball courts. Access to the site would be provided by two full-access driveways, the first of which
will be located on the north side of the development on Davidson Road and the second will be on the east
side on Walter Way. The proposed site layout is provided in Appendix A.

1.3. PLANNED TRANSPORTATION IMPROVEMENTS
A search for planned Georgia Department of Transportation (GDOT) projects revealed no transportation
improvement projects in or near the study area. The search was performed using the GDOT GeoPI web
application (http://www.dot.ga.gov/DS/Maps/geopi#).

Figure 1 – Aerial View of Study Area

2. EXISTING CONDITIONS
2.1. ROADWAYS
Walter Way is a two-lane roadway that traverses north-south through the study area. It is classified as an
urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study area
include primarily undeveloped land with some commercial and residential developments.
Davidson Parkway is a two-lane roadway that traverses east-west through the study area. It is classified
as an urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study
area include primarily undeveloped land with some commercial and residential developments.

2.2. INTERSECTIONS
The following intersections were identified to be studied (existing intersections are in bold):
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
The existing and proposed lane geometries and intersection control types are presented in Figure 2.

2.3. EXISTING TRAFFIC FLOW PATTERNS
Traffic counts for the study area were collected on Wednesday, September 27, 2023, while school was in
session. The following traffic counts were collected:
• 12-Hour TMCs
o Davidson Parkway at Walter Way
• 24-Hour Bi-Directional Counts with Vehicle Classification
o Davidson Parkway just west of Walter Way
o Walter Way just south of Davidson Parkway
The count data is included in Appendix B and the existing peak hour volumes are shown in Figure 3.

Figure 2 – Existing and Proposed Intersection Geometries

Figure 3 – Existing Year 2023 Peak Hour Traffic

3. TRAFFIC PROJECTIONS
3.1. FUTURE BACKGROUND TRAFFIC
A build-out year of 2025 was established for the project. An average annual growth rate was determined
based on historic Average Annual Daily Traffic (AADT) counts recorded for nearby GDOT Count Stations.
AADTs for the following count stations were obtained from GDOT’s Traffic Analysis and Data Application
(TADA) website (https://gdottrafficdata.drakewell.com/publicmultinodemap.asp):
• 0151-0256: N Henry Boulevard east of I-675 at Walter Way
• 0151-0363: N Henry Boulevard east of I-675 and north of Ryans Drive
• 0151-0365: N Henry Boulevard east of I-675 and south of Velley Hill Road
• 0151-0354: Gen Ray Davis Medal of Honor Highway south of N Henry Boulevard
• 063-0054: Macon Highway east of I-675
Both the 5-year and 15-year growth rates were calculated at each of the historical traffic count locations.
The 5-year growth rate averaged 0.06 percent while the 15-year growth rate averaged 1.33 percent.
Overall, an average annual growth rate of 0.70 percent was used in this project. The growth rate
calculations can be found in Appendix C. The 0.70 percent growth rate was applied to the Existing 2023
peak hour traffic for a period of two years to establish the 2025 Background Traffic, as shown in Figure 4.

3.2. TRIP GENERATION
The traffic that would be generated by the proposed development was estimated using the Institute of
Transportation Engineers (ITE) Trip Generation Manual (TGM) 11th Edition. The number of trips expected
to be generated by this development were determined using ITE Land Use Codes 210 – Single-Family
Detached Housing and 215 – Single-Family Attached Housing. The total number of project-generated trips
was estimated for the typical weekday and the morning and evening peak hours. No adjustments were
made for pass-by or internal capture trips as the project is not expected to generate either of these types
of trips. The trip generation results are shown in Table 1.
Table 1 – Trip Generation Results

ITE Trip Generation Weekday AM Peak Hour PM Peak Hour
Land Use Code Total Entering Exiting Total Entering Exiting Total Entering Exiting
210 - Single-Family
184 units 1768 884 884 130 32 98 176 111 65
Detached Housing
215 - Single-Family
128 units 925 462 463 61 15 46 73 43 30
Attached Housing

Total Trips Generated 2693 1346 1347 191 47 144 249 154 95

3.3. DISTRIBUTION AND ASSIGNMENT OF PROJECT-GENERATED TRIPS
The project-generated trips were distributed to the roadway network based on the distribution of existing
traffic in each peak hour. New trips were distributed to all four cardinal directions via Walter Way and
Davidson Parkway. The new trip distribution is shown in Figure 5.
The number of new trips were assigned to the roadway network based on the trip distribution determined
for the study area. The inbound trips were allocated based on the existing traffic patterns entering the
study area. The outbound trips were then assigned to the site driveways and distributed based on the
route vehicles would have taken if the site were not built. The trips entering/exiting the site from/to the
south were assigned to Site Driveway #1 along Walter Way, while those entering from/exiting to the west

were assigned to Site Driveway #2 along Davidson Parkway. The trips entering the site from the north
were assigned to Site Driveway #2 based on the assumption that drivers would prefer turning right at the
all-way stop controlled intersection versus continuing through to the next driveway. The trips entering
the site from the east and those exiting to continue north were split evenly between the two site
driveways. The total trips exiting to the east were divided between the driveways with 75 percent of the
trips assigned to Site Driveway #1 on Walter Way and the remaining 25 percent assigned to Site Driveway
#2 on Davidson Parkway. This was based on the proximity of the residential neighborhood to the driveway
on Walter Way as well as the assumption that drivers would generally prefer to complete a right turn at
the all-way stop controlled intersection versus a through movement. It was assumed that there would not
be any trips entering from the south due to the Walter Way having no outlet and the land use along the
rest of the road being primarily residential past the project site. The project-generated traffic was then
superimposed with the Opening Year 2025 Background traffic to provide an estimate of the traffic
expected to be present after the proposed development is complete. The assignment of project-
generated traffic is shown in Figure 6 and the Opening Year 2025 With Project peak hour traffic is
presented in Figure 7.

Figure 4 – Opening Year 2025 Background Peak Hour Traffic

Figure 5 – New Trip Distribution

Figure 6 – Peak Hour Project Trip Adjustments

10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic

11
4. CAPACITY ANALYSIS
In order to quantify the impacts of additional traffic and to determine any needed roadway and/or
operational improvements, a capacity analysis was performed for the Future Background and the Future
With Project peak hour conditions based on the methodology outlined in the Highway Capacity Manual
(HCM). Various computer programs are available which implement the HCM methodology. For this
project, Synchro 11 was used to analyze the intersections.
The HCM defines level of service (LOS) in terms of the amount of control delay, including initial
deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The LOS categories
range from A to F, with different thresholds specified according to the type of stop control at the
intersection. The LOS criteria for unsignalized intersections are listed in Table 2.
Table 2 – Level of Service Criteria

Unsignalized
Level of Service
Control Delay per Vehicle
(LOS)
(sec)
A < 10
B > 10 and < 15
C > 15 and < 25
D > 25 and < 35
E > 35 and < 50
F > 50

Rural, sparsely developed areas have a minimum LOS requirement of C based on rural residents’
expectation for relatively uncongested conditions in combination with design flexibility associated with
lower right of way costs. The minimum LOS for urban areas is D, reflecting the greater acceptance of delay
and congestion by urban residents. Additionally, the increased density of developments makes right of
way costs much higher in urban areas. The study area is located within the city limits of Stockbridge;
therefore, a minimum LOS D is assumed for the study intersections.

4.1. EXISTING INTERSECTION CAPACITY ANALYSIS
A capacity analysis was performed for the Existing 2023 conditions using the current intersection
geometries. The results are listed in Table 3 and the Synchro reports are included in Appendix D.
Table 3 – Existing Year 2023 Capacity Analysis Results

Existing 2023
Intersection AM Peak PM Peak
No. Intersection Approach
Control sec/ sec/
LOS LOS
veh veh
Overall A 8.8 B 10.2
Northbound A 8.5 A 8.9
1 Walter Way at Davidson Parkway All-Way Stop Southbound A 8.2 A 9.1
Eastbound A 8.5 B 10.9
Westbound A 9.2 A 9.9

No inadequate operations were observed for the Existing Year 2023 conditions.

12
4.2. OPENING YEAR INTERSECTION CAPACITY ANALYSIS
Intersection capacity analysis was performed for the morning and evening peak hours in the Future
Background and the Future With Project conditions. The With Project analysis scenario assumed the same
roadway network and lane assignments as in the Background scenario with the addition of the two
proposed driveways. The results are listed in Table 4 and the Synchro reports are included in Appendix D.
Table 4 – Opening Year 2025 Capacity Analysis Results
Background With Project Background With Project
Intersection 2025 AM 2025 AM 2025 PM 2025 PM
No. Intersection Approach
Control sec/ sec/ sec/ sec/
LOS LOS LOS LOS
veh veh veh veh
Overall A 8.9 A 9.3 B 10.3 B 10.7
Northbound A 8.5 A 8.9 A 9.0 A 9.6
Walter Way at Davidson
1 All-Way Stop Southbound A 8.2 A 8.2 A 9.2 A 9.4
Parkway
Eastbound A 8.6 A 9.0 B 11.0 B 11.4
Westbound A 9.2 A 9.7 A 10.0 B 10.7
Davidson Parkway at Site Northbound - - B 11.8 - - B 12.6
2 Side Street Stop
Driveway #2 WB Left - - A 7.6 - - A 8.1
Walter Way at Site
3 Side Street Stop Eastbound - - A 9.4 - - A 9.3
Driveway #1

No inadequate operations were observed for the Opening Year 2025 conditions.

4.3. BACK OF QUEUE ANALYSIS
A Back of Queue (BOQ) analysis was used to determine the storage needs for the turn lanes in the Opening
Year 2025 conditions. The 95th percentile queue is the maximum distance to the back of the queue that
would be expected 95 percent of the time. The BOQ results were taken from the capacity analysis reports
output by Synchro for each study intersection. Table 5 lists the BOQ lengths for each peak hour for the
Opening Year 2025 Background and With Project conditions.
Table 5 – Opening Year 2025 Back of Queue Results
95th Percentile Back of Queue (feet)
Intersection Existing
No. Intersection Movement Background 2025 With Project 2025
Control Storage
AM Peak PM Peak AM Peak PM Peak
NB N/A 10 8 15 13
SB N/A 3 8 3 10
Walter Way at Davidson EBT+R N/A 0 0 3 3
1 All-Way Stop
Parkway EBL 50 ft 15 48 18 50
WBT+R N/A 0 3 3 8
WBL 80 ft 28 38 30 43
Davidson Parkway at Site Side Street NB N/A - - 15 10
Driveway #2 Stop SBL 160 ft * - - 0 3
Walter Way at Site Side Street
3 EB N/A - - 5 3
Driveway #1 Stop
N/A - No dedicated storage lane
* Existing storage refers to the storage lane length shown in the site layout for the proposed development.

The BOQ analysis results indicate that all of the study intersections have sufficient storage to
accommodate the expected project-generated traffic. The eastbound left turn BOQ for the evening peak
at intersection #1 matches the available storage; however, there is a 525-foot-long two-way left turn lane
(TWLTL) on this approach which can accommodate excess queueing.

13
5. CONCLUSIONS
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. The proposed
development is a residential neighborhood which will consist of 311 single-family residences, including
183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-foot clubhouse will be
located on the east side of the development that includes a playground, pool, and four pickleball courts.
Access to the site would be provided by two full-access driveways, the first of which will be located on the
north side of the development on Davidson Road and the second will be on the east side on Walter Way.
The proposed project is expected to generate a total of 2,693 trips on a typical weekday. A total of 191
new trips would be generated during the morning peak hour and 249 new trips would be generated during
the evening peak hour.
For the Existing Year 2023 capacity analysis, the existing study intersection is currently operating with an
acceptable LOS for the overall intersection as well as each approach during both the morning and evening
peak periods.
Based on the Opening Year 2025 capacity analysis results, all of the study intersections and each of their
approaches would be expected to operate acceptably at LOS B or better during both peak hours in the
Background and With Project conditions. Additionally, the BOQ analysis results indicate that the available
turn lane storage at each of the study intersections is expected to be sufficient to accommodate the
project-generated traffic.
Overall, the analysis completed for this project indicates that the proposed development is not expected
to significantly impact the roadway network surrounding the development.

14
6. REFERENCES
1. Trip Generation Manual, 11th Edition, Institute of Transportation Engineers, Washington DC, 2021.
2. Synchro, Version 11, Trafficware Ltd., Sugar Land, TX, 2019.
3. Highway Capacity Manual, 6th Edition, Transportation Research Board, Washington DC, 2016.

15
APPENDIX A – SITE LAYOUT
NOT TO SCALE
APPENDIX B – TRAFFIC COUNT DATA
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(551) 59 0.78 80 (667)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(2,077) (2,211) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.74 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(1,996) (2,173)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(650) 54 0.54 58 (809) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 412 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 379 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 365 0 0 0 0
8:30 AM 0 1 23 13 0 6 32 10 0 4 1 3 0 3 1 2 99 338 0 0 0 0
8:45 AM 0 0 12 3 0 2 23 14 0 12 6 2 0 2 1 0 77 311 0 0 0 0
9:00 AM 0 0 15 13 0 4 14 9 0 14 8 1 0 5 0 1 84 331 0 0 0 0
9:15 AM 0 0 15 9 0 2 26 7 0 6 0 1 0 10 2 0 78 321 0 0 1 0
9:30 AM 0 0 17 3 0 2 21 5 0 10 0 5 0 6 3 0 72 341 0 0 0 0
9:45 AM 0 1 24 8 0 4 32 10 0 5 1 2 0 8 1 1 97 364 0 0 0 0
10:00 AM 0 0 22 4 0 1 24 6 0 8 4 2 0 2 0 1 74 384 0 0 0 0
10:15 AM 0 2 24 9 0 0 26 8 0 10 3 5 0 8 2 1 98 427 0 0 0 0
10:30 AM 0 0 13 8 0 3 27 8 0 10 3 2 0 20 0 1 95 458 0 0 0 0
10:45 AM 1 0 25 11 0 7 25 12 0 8 8 6 0 11 3 0 117 490 0 0 0 1
11:00 AM 0 0 22 6 0 6 17 11 0 20 10 11 0 12 2 0 117 494 0 0 0 0
11:15 AM 0 2 33 16 1 9 24 5 0 8 2 6 0 15 7 1 129 491 0 0 0 0
11:30 AM 0 0 41 10 0 2 30 12 0 5 4 2 0 13 4 4 127 488 0 0 0 0
11:45 AM 0 2 36 7 0 5 34 14 0 8 2 4 0 8 1 0 121 458 0 0 0 0
12:00 PM 0 2 33 6 1 6 23 11 0 7 3 5 0 15 1 1 114 446 0 0 0 0
12:15 PM 0 0 31 8 0 6 37 15 0 4 5 3 0 14 1 2 126 428 0 0 0 0
12:30 PM 0 1 24 8 0 0 23 10 0 4 3 2 0 15 5 2 97 409 0 0 0 0
12:45 PM 0 1 31 6 0 4 27 10 0 13 2 5 0 7 3 0 109 457 0 0 0 0
1:00 PM 0 2 24 5 0 1 31 13 0 5 2 3 0 9 1 0 96 486 0 0 0 0
1:15 PM 0 1 26 6 0 0 26 11 0 8 6 6 0 13 3 1 107 505 0 0 0 0
1:30 PM 0 1 37 11 0 5 40 18 0 11 2 4 0 11 3 2 145 519 0 0 0 0
1:45 PM 0 1 35 14 0 8 39 8 0 13 4 3 0 12 0 1 138 536 0 0 3 0
2:00 PM 0 3 34 6 1 5 27 13 0 7 2 5 0 10 0 2 115 542 0 0 0 0
2:15 PM 0 1 29 11 0 7 32 15 0 9 2 5 0 8 1 1 121 550 0 0 0 0
2:30 PM 0 0 37 8 0 1 33 19 0 42 2 8 0 7 2 3 162 558 0 0 0 0
2:45 PM 0 5 32 15 0 4 36 15 0 14 2 6 0 13 2 0 144 544 0 0 0 0
3:00 PM 0 0 30 11 0 1 36 12 0 14 1 3 0 14 0 1 123 549 0 0 2 0
3:15 PM 0 0 43 6 0 8 26 11 0 10 4 6 0 13 1 1 129 558 0 0 0 1
3:30 PM 0 1 35 17 1 6 42 15 0 6 2 6 0 13 0 4 148 591 0 0 0 0
3:45 PM 0 0 56 8 0 3 31 14 0 8 2 6 0 17 2 2 149 592 0 1 0 0
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 565 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 569 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0
6:00 PM 0 0 53 7 0 4 33 10 0 6 1 3 0 7 1 1 126 0 0 0 0
6:15 PM 0 0 41 10 0 1 37 11 0 9 1 5 0 14 0 0 129 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.74 0.85 0.54 0.78 0.92
Peak Hour Factor 0.25 0.45 0.71 0.72 0.50 0.69 0.86 0.76 0.00 0.48 0.60 0.57 0.00 0.73 0.57 0.50 0.92
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 07:30 AM - 08:30 AM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 07:45 AM - 08:00 AM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(25) 14 0.75 41 (58)
WALTER WAY
0 0
0 0
10
DAVIDSON PKWY
0 4 0
0 0 0 0 0
(415) (368) N
0 26 0 N 0 0 0
215 N 197
3 161 0
0 0
W E
0.85 W 0.94 E 0.95 W E 0 0
92 10
0 0
123 S 114 0 S 0 0 0
0 0
28 0 0 0 S
(203) (184)
0 DAVIDSON PKWY
54 12 12 0 0 0 0
0 0
WALTER WAY

(84) 42 0.85 78 (145) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Lights 0 3 88 27 0 9 159 26 0 52 11 9 0 10 3 0 397
Mediums 0 0 4 1 0 1 2 0 0 2 1 3 0 0 1 0 15
Total 0 3 92 28 0 10 161 26 0 54 12 12 0 10 4 0 412

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 4.1% 1.5% 7.7% 7.1% 3.6%
Heavy Vehicle % 0.0% 0.0% 4.3% 3.6% 0.0% 10.0% 1.2% 0.0% 0.0% 3.7% 8.3% 25.0% 0.0% 0.0% 25.0% 0.0% 3.6%
Peak Hour Factor 0.85 0.95 0.85 0.75 0.94
Peak Hour Factor 0.25 0.25 0.92 0.54 0.00 0.70 0.92 0.54 0.00 0.71 0.70 0.75 0.00 0.63 0.58 0.00 0.94
Location: 1 WALTER WAY & DAVIDSON PKWY PM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(102) 59 0.70 80 (122)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(373) (420) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.71 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(529) (561)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(107) 54 0.91 58 (112) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.71 0.85 0.91 0.70 0.92
Peak Hour Factor 0.00 0.38 0.68 0.75 0.00 0.88 0.86 0.71 0.00 0.80 0.60 0.81 0.00 0.70 0.75 0.63 0.92
All Traffic Data Services Page 1

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 11 0 0 11
9/27/2023 12:15:00 AM 11 0 0 11
9/27/2023 12:30:00 AM 10 0 0 10
9/27/2023 12:45:00 AM 8 0 0 8
Hour 40 0 0 40
9/27/2023 1:00:00 AM 7 0 0 7
9/27/2023 1:15:00 AM 4 0 0 4
9/27/2023 1:30:00 AM 5 0 0 5
9/27/2023 1:45:00 AM 7 0 0 7
Hour 23 0 0 23
9/27/2023 2:00:00 AM 6 0 0 6
9/27/2023 2:15:00 AM 6 1 0 7
9/27/2023 2:30:00 AM 5 0 0 5
9/27/2023 2:45:00 AM 7 0 0 7
Hour 24 1 0 25
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 3 0 0 3
9/27/2023 3:30:00 AM 2 0 0 2
9/27/2023 3:45:00 AM 3 0 0 3
Hour 10 0 0 10
9/27/2023 4:00:00 AM 4 0 0 4
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 3 0 0 3
Hour 15 0 0 15
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 17 0 0 17
9/27/2023 5:30:00 AM 18 0 0 18
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 14 0 0 14
9/27/2023 6:15:00 AM 5 0 0 5
9/27/2023 6:30:00 AM 21 2 0 23
9/27/2023 6:45:00 AM 20 0 0 20
Hour 60 2 0 62
9/27/2023 7:00:00 AM 12 0 0 12
9/27/2023 7:15:00 AM 24 1 0 25
9/27/2023 7:30:00 AM 27 1 0 28
9/27/2023 7:45:00 AM 36 0 0 36
Hour 99 2 0 101
9/27/2023 8:00:00 AM 25 2 0 27
9/27/2023 8:15:00 AM 30 2 0 32
9/27/2023 8:30:00 AM 36 1 0 37
9/27/2023 8:45:00 AM 14 0 1 15
Hour 105 5 1 111
9/27/2023 9:00:00 AM 27 1 0 28
9/27/2023 9:15:00 AM 24 0 0 24
9/27/2023 9:30:00 AM 19 1 0 20
9/27/2023 9:45:00 AM 32 1 0 33
Hour 102 3 0 105
9/27/2023 10:00:00 AM 25 1 0 26
9/27/2023 10:15:00 AM 32 2 1 35
9/27/2023 10:30:00 AM 21 0 0 21
9/27/2023 10:45:00 AM 37 0 0 37
Hour 115 3 1 119
9/27/2023 11:00:00 AM 27 1 0 28
9/27/2023 11:15:00 AM 51 0 0 51
9/27/2023 11:30:00 AM 51 0 0 51
9/27/2023 11:45:00 AM 43 2 0 45
Hour 172 3 0 175
Total 865 20 2 887
Percentage 97.5% 2.3% 0.2%
All Traffic Data Services Page 2

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 41 0 0 41
9/27/2023 12:15:00 PM 38 1 0 39
9/27/2023 12:30:00 PM 33 0 0 33
9/27/2023 12:45:00 PM 37 1 0 38
Hour 149 2 0 151
9/27/2023 1:00:00 PM 31 0 0 31
9/27/2023 1:15:00 PM 32 1 0 33
9/27/2023 1:30:00 PM 48 1 0 49
9/27/2023 1:45:00 PM 49 1 0 50
Hour 160 3 0 163
9/27/2023 2:00:00 PM 43 0 0 43
9/27/2023 2:15:00 PM 40 1 0 41
9/27/2023 2:30:00 PM 45 0 0 45
9/27/2023 2:45:00 PM 50 2 0 52
Hour 178 3 0 181
9/27/2023 3:00:00 PM 39 0 2 41
9/27/2023 3:15:00 PM 47 2 0 49
9/27/2023 3:30:00 PM 52 1 0 53
9/27/2023 3:45:00 PM 60 4 0 64
Hour 198 7 2 207
9/27/2023 4:00:00 PM 57 0 2 59
9/27/2023 4:15:00 PM 62 1 0 63
9/27/2023 4:30:00 PM 69 1 0 70
9/27/2023 4:45:00 PM 65 1 0 66
Hour 253 3 2 258
9/27/2023 5:00:00 PM 50 0 0 50
9/27/2023 5:15:00 PM 59 0 0 59
9/27/2023 5:30:00 PM 65 2 0 67
9/27/2023 5:45:00 PM 95 0 0 95
Hour 269 2 0 271
9/27/2023 6:00:00 PM 60 0 0 60
9/27/2023 6:15:00 PM 51 0 0 51
9/27/2023 6:30:00 PM 61 0 0 61
9/27/2023 6:45:00 PM 61 0 0 61
Hour 233 0 0 233
9/27/2023 7:00:00 PM 51 0 0 51
9/27/2023 7:15:00 PM 41 0 0 41
9/27/2023 7:30:00 PM 52 0 0 52
9/27/2023 7:45:00 PM 32 0 0 32
Hour 176 0 0 176
9/27/2023 8:00:00 PM 45 0 0 45
9/27/2023 8:15:00 PM 49 0 0 49
9/27/2023 8:30:00 PM 40 0 0 40
9/27/2023 8:45:00 PM 51 0 0 51
Hour 185 0 0 185
9/27/2023 9:00:00 PM 29 0 0 29
9/27/2023 9:15:00 PM 32 0 0 32
9/27/2023 9:30:00 PM 31 0 0 31
9/27/2023 9:45:00 PM 31 0 0 31
Hour 123 0 0 123
9/27/2023 10:00:00 PM 24 1 0 25
9/27/2023 10:15:00 PM 23 1 0 24
9/27/2023 10:30:00 PM 26 0 0 26
9/27/2023 10:45:00 PM 26 1 0 27
Hour 99 3 0 102
9/27/2023 11:00:00 PM 24 1 0 25
9/27/2023 11:15:00 PM 13 0 0 13
9/27/2023 11:30:00 PM 15 0 0 15
9/27/2023 11:45:00 PM 16 0 0 16
Hour 68 1 0 69
Total 2,091 24 4 2,119
Percentage 98.7% 1.1% 0.2%
Grand Total 2,956 44 6 3,006
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 3

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 3 0 0 3
9/27/2023 12:15:00 AM 2 0 0 2
9/27/2023 12:30:00 AM 5 0 0 5
9/27/2023 12:45:00 AM 6 0 0 6
Hour 16 0 0 16
9/27/2023 1:00:00 AM 2 0 0 2
9/27/2023 1:15:00 AM 2 0 0 2
9/27/2023 1:30:00 AM 2 0 0 2
9/27/2023 1:45:00 AM 2 0 0 2
Hour 8 0 0 8
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 3 0 0 3
Hour 6 1 0 7
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 2 0 0 2
9/27/2023 3:30:00 AM 3 0 0 3
9/27/2023 3:45:00 AM 2 0 0 2
Hour 9 0 0 9
9/27/2023 4:00:00 AM 5 0 0 5
9/27/2023 4:15:00 AM 9 0 0 9
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 7 0 0 7
Hour 25 0 0 25
9/27/2023 5:00:00 AM 4 1 0 5
9/27/2023 5:15:00 AM 15 0 0 15
9/27/2023 5:30:00 AM 20 0 0 20
9/27/2023 5:45:00 AM 14 1 0 15
Hour 53 2 0 55
9/27/2023 6:00:00 AM 31 0 0 31
9/27/2023 6:15:00 AM 30 0 0 30
9/27/2023 6:30:00 AM 48 0 0 48
9/27/2023 6:45:00 AM 49 1 0 50
Hour 158 1 0 159
9/27/2023 7:00:00 AM 48 2 0 50
9/27/2023 7:15:00 AM 52 0 0 52
9/27/2023 7:30:00 AM 57 0 0 57
9/27/2023 7:45:00 AM 53 0 0 53
Hour 210 2 0 212
9/27/2023 8:00:00 AM 51 2 0 53
9/27/2023 8:15:00 AM 50 2 0 52
9/27/2023 8:30:00 AM 37 1 0 38
9/27/2023 8:45:00 AM 35 0 0 35
Hour 173 5 0 178
9/27/2023 9:00:00 AM 29 0 0 29
9/27/2023 9:15:00 AM 31 0 1 32
9/27/2023 9:30:00 AM 31 0 0 31
9/27/2023 9:45:00 AM 35 3 0 38
Hour 126 3 1 130
9/27/2023 10:00:00 AM 31 2 0 33
9/27/2023 10:15:00 AM 37 0 0 37
9/27/2023 10:30:00 AM 38 0 0 38
9/27/2023 10:45:00 AM 34 0 0 34
Hour 140 2 0 142
9/27/2023 11:00:00 AM 35 2 0 37
9/27/2023 11:15:00 AM 33 0 0 33
9/27/2023 11:30:00 AM 38 1 0 39
9/27/2023 11:45:00 AM 42 0 0 42
Hour 148 3 0 151
Total 1,072 19 1 1,092
Percentage 98.2% 1.7% 0.1%
All Traffic Data Services Page 4

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 31 0 0 31
9/27/2023 12:15:00 PM 43 0 0 43
9/27/2023 12:30:00 PM 29 0 0 29
9/27/2023 12:45:00 PM 40 0 0 40
Hour 143 0 0 143
9/27/2023 1:00:00 PM 36 0 0 36
9/27/2023 1:15:00 PM 34 1 0 35
9/27/2023 1:30:00 PM 52 1 0 53
9/27/2023 1:45:00 PM 52 1 0 53
Hour 174 3 0 177
9/27/2023 2:00:00 PM 36 0 0 36
9/27/2023 2:15:00 PM 41 0 1 42
9/27/2023 2:30:00 PM 73 5 0 78
9/27/2023 2:45:00 PM 50 0 0 50
Hour 200 5 1 206
9/27/2023 3:00:00 PM 51 0 0 51
9/27/2023 3:15:00 PM 37 0 0 37
9/27/2023 3:30:00 PM 50 2 0 52
9/27/2023 3:45:00 PM 40 1 0 41
Hour 178 3 0 181
9/27/2023 4:00:00 PM 37 0 1 38
9/27/2023 4:15:00 PM 50 1 1 52
9/27/2023 4:30:00 PM 45 2 0 47
9/27/2023 4:45:00 PM 56 0 0 56
Hour 188 3 2 193
9/27/2023 5:00:00 PM 47 0 0 47
9/27/2023 5:15:00 PM 41 1 0 42
9/27/2023 5:30:00 PM 57 1 0 58
9/27/2023 5:45:00 PM 33 0 0 33
Hour 178 2 0 180
9/27/2023 6:00:00 PM 40 0 0 40
9/27/2023 6:15:00 PM 46 0 0 46
9/27/2023 6:30:00 PM 35 1 1 37
9/27/2023 6:45:00 PM 32 1 0 33
Hour 153 2 1 156
9/27/2023 7:00:00 PM 38 0 0 38
9/27/2023 7:15:00 PM 38 0 0 38
9/27/2023 7:30:00 PM 34 0 0 34
9/27/2023 7:45:00 PM 16 0 0 16
Hour 126 0 0 126
9/27/2023 8:00:00 PM 23 0 0 23
9/27/2023 8:15:00 PM 28 0 0 28
9/27/2023 8:30:00 PM 24 0 0 24
9/27/2023 8:45:00 PM 22 0 0 22
Hour 97 0 0 97
9/27/2023 9:00:00 PM 30 0 0 30
9/27/2023 9:15:00 PM 18 0 0 18
9/27/2023 9:30:00 PM 19 0 0 19
9/27/2023 9:45:00 PM 18 0 0 18
Hour 85 0 0 85
9/27/2023 10:00:00 PM 15 1 0 16
9/27/2023 10:15:00 PM 16 0 0 16
9/27/2023 10:30:00 PM 10 0 0 10
9/27/2023 10:45:00 PM 13 1 0 14
Hour 54 2 0 56
9/27/2023 11:00:00 PM 11 1 0 12
9/27/2023 11:15:00 PM 8 0 0 8
9/27/2023 11:30:00 PM 7 0 0 7
9/27/2023 11:45:00 PM 7 0 0 7
Hour 33 1 0 34
Total 1,609 21 4 1,634
Percentage 98.5% 1.3% 0.2%
Grand Total 2,681 40 5 2,726
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 1

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 1 0 0 1
9/27/2023 12:30:00 AM 1 0 0 1
9/27/2023 12:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 1 0 0 1
9/27/2023 1:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 2:00:00 AM 0 0 1 1
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 0 0 0 0
Hour 1 1 1 3
9/27/2023 3:00:00 AM 1 0 0 1
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 2 0 0 2
9/27/2023 4:00:00 AM 1 0 0 1
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 3 0 0 3
9/27/2023 4:45:00 AM 2 0 0 2
Hour 10 0 0 10
9/27/2023 5:00:00 AM 2 0 0 2
9/27/2023 5:15:00 AM 5 0 0 5
9/27/2023 5:30:00 AM 6 0 0 6
9/27/2023 5:45:00 AM 5 0 0 5
Hour 18 0 0 18
9/27/2023 6:00:00 AM 12 0 0 12
9/27/2023 6:15:00 AM 11 0 0 11
9/27/2023 6:30:00 AM 9 0 0 9
9/27/2023 6:45:00 AM 18 2 0 20
Hour 50 2 0 52
9/27/2023 7:00:00 AM 16 1 0 17
9/27/2023 7:15:00 AM 21 0 0 21
9/27/2023 7:30:00 AM 16 1 0 17
9/27/2023 7:45:00 AM 21 0 0 21
Hour 74 2 0 76
9/27/2023 8:00:00 AM 13 4 0 17
9/27/2023 8:15:00 AM 22 1 0 23
9/27/2023 8:30:00 AM 8 0 0 8
9/27/2023 8:45:00 AM 19 1 0 20
Hour 62 6 0 68
9/27/2023 9:00:00 AM 22 0 1 23
9/27/2023 9:15:00 AM 7 0 0 7
9/27/2023 9:30:00 AM 15 0 0 15
9/27/2023 9:45:00 AM 6 2 0 8
Hour 50 2 1 53
9/27/2023 10:00:00 AM 11 2 1 14
9/27/2023 10:15:00 AM 16 1 1 18
9/27/2023 10:30:00 AM 15 0 0 15
9/27/2023 10:45:00 AM 22 0 0 22
Hour 64 3 2 69
9/27/2023 11:00:00 AM 38 2 1 41
9/27/2023 11:15:00 AM 14 2 0 16
9/27/2023 11:30:00 AM 11 0 0 11
9/27/2023 11:45:00 AM 14 0 0 14
Hour 77 4 1 82
Total 414 20 5 439
Percentage 94.3% 4.6% 1.1%
All Traffic Data Services Page 2

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 15 0 0 15
9/27/2023 12:15:00 PM 11 1 0 12
9/27/2023 12:30:00 PM 7 2 0 9
9/27/2023 12:45:00 PM 20 0 0 20
Hour 53 3 0 56
9/27/2023 1:00:00 PM 10 0 0 10
9/27/2023 1:15:00 PM 18 2 0 20
9/27/2023 1:30:00 PM 17 0 0 17
9/27/2023 1:45:00 PM 20 0 0 20
Hour 65 2 0 67
9/27/2023 2:00:00 PM 14 0 0 14
9/27/2023 2:15:00 PM 14 1 1 16
9/27/2023 2:30:00 PM 49 3 0 52
9/27/2023 2:45:00 PM 21 1 0 22
Hour 98 5 1 104
9/27/2023 3:00:00 PM 18 0 0 18
9/27/2023 3:15:00 PM 18 2 0 20
9/27/2023 3:30:00 PM 13 1 0 14
9/27/2023 3:45:00 PM 15 1 0 16
Hour 64 4 0 68
9/27/2023 4:00:00 PM 14 0 1 15
9/27/2023 4:15:00 PM 13 0 1 14
9/27/2023 4:30:00 PM 13 3 0 16
9/27/2023 4:45:00 PM 12 1 0 13
Hour 52 4 2 58
9/27/2023 5:00:00 PM 12 0 0 12
9/27/2023 5:15:00 PM 14 1 0 15
9/27/2023 5:30:00 PM 15 0 1 16
9/27/2023 5:45:00 PM 11 0 0 11
Hour 52 1 1 54
9/27/2023 6:00:00 PM 10 0 0 10
9/27/2023 6:15:00 PM 15 0 0 15
9/27/2023 6:30:00 PM 7 0 1 8
9/27/2023 6:45:00 PM 10 0 0 10
Hour 42 0 1 43
9/27/2023 7:00:00 PM 10 0 0 10
9/27/2023 7:15:00 PM 11 0 0 11
9/27/2023 7:30:00 PM 11 0 0 11
9/27/2023 7:45:00 PM 4 0 0 4
Hour 36 0 0 36
9/27/2023 8:00:00 PM 5 0 0 5
9/27/2023 8:15:00 PM 7 0 0 7
9/27/2023 8:30:00 PM 1 0 0 1
9/27/2023 8:45:00 PM 5 0 0 5
Hour 18 0 0 18
9/27/2023 9:00:00 PM 7 0 0 7
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 3 0 0 3
9/27/2023 9:45:00 PM 5 0 0 5
Hour 22 0 0 22
9/27/2023 10:00:00 PM 2 0 0 2
9/27/2023 10:15:00 PM 2 0 0 2
9/27/2023 10:30:00 PM 4 0 0 4
9/27/2023 10:45:00 PM 2 1 0 3
Hour 10 1 0 11
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 3 0 0 3
9/27/2023 11:30:00 PM 2 0 0 2
9/27/2023 11:45:00 PM 2 0 0 2
Hour 10 0 0 10
Total 522 20 5 547
Percentage 95.4% 3.7% 0.9%
Grand Total 936 40 10 986
Percentage 94.9% 4.1% 1.0%
All Traffic Data Services Page 3

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 3 0 0 3
9/27/2023 12:30:00 AM 3 0 0 3
9/27/2023 12:45:00 AM 1 0 0 1
Hour 8 0 0 8
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 0 0 0 0
9/27/2023 1:45:00 AM 2 0 1 3
Hour 4 0 1 5
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 3 1 0 4
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 1 0 0 1
Hour 7 1 0 8
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 4:00:00 AM 0 0 0 0
9/27/2023 4:15:00 AM 1 0 0 1
9/27/2023 4:30:00 AM 0 0 0 0
9/27/2023 4:45:00 AM 3 1 0 4
Hour 4 1 0 5
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 11 0 0 11
9/27/2023 5:30:00 AM 24 0 0 24
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 2 0 0 2
9/27/2023 6:15:00 AM 4 1 0 5
9/27/2023 6:30:00 AM 9 1 0 10
9/27/2023 6:45:00 AM 14 0 0 14
Hour 29 2 0 31
9/27/2023 7:00:00 AM 4 0 0 4
9/27/2023 7:15:00 AM 12 2 0 14
9/27/2023 7:30:00 AM 10 1 0 11
9/27/2023 7:45:00 AM 16 1 0 17
Hour 42 4 0 46
9/27/2023 8:00:00 AM 8 1 0 9
9/27/2023 8:15:00 AM 5 0 0 5
9/27/2023 8:30:00 AM 19 1 0 20
9/27/2023 8:45:00 AM 4 0 2 6
Hour 36 2 2 40
9/27/2023 9:00:00 AM 17 0 0 17
9/27/2023 9:15:00 AM 12 1 0 13
9/27/2023 9:30:00 AM 6 2 0 8
9/27/2023 9:45:00 AM 11 1 1 13
Hour 46 4 1 51
9/27/2023 10:00:00 AM 4 1 0 5
9/27/2023 10:15:00 AM 8 2 1 11
9/27/2023 10:30:00 AM 11 0 0 11
9/27/2023 10:45:00 AM 20 1 0 21
Hour 43 4 1 48
9/27/2023 11:00:00 AM 14 0 0 14
9/27/2023 11:15:00 AM 31 1 0 32
9/27/2023 11:30:00 AM 16 0 0 16
9/27/2023 11:45:00 AM 11 2 0 13
Hour 72 3 0 75
Total 394 22 5 421
Percentage 93.6% 5.2% 1.2%
All Traffic Data Services Page 4

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 12 1 0 13
9/27/2023 12:15:00 PM 15 0 0 15
9/27/2023 12:30:00 PM 12 1 0 13
9/27/2023 12:45:00 PM 13 0 0 13
Hour 52 2 0 54
9/27/2023 1:00:00 PM 7 0 0 7
9/27/2023 1:15:00 PM 8 1 0 9
9/27/2023 1:30:00 PM 17 1 1 19
9/27/2023 1:45:00 PM 21 1 0 22
Hour 53 3 1 57
9/27/2023 2:00:00 PM 11 0 0 11
9/27/2023 2:15:00 PM 18 1 0 19
9/27/2023 2:30:00 PM 11 0 0 11
9/27/2023 2:45:00 PM 20 1 0 21
Hour 60 2 0 62
9/27/2023 3:00:00 PM 9 1 2 12
9/27/2023 3:15:00 PM 14 1 0 15
9/27/2023 3:30:00 PM 22 1 0 23
9/27/2023 3:45:00 PM 13 0 0 13
Hour 58 3 2 63
9/27/2023 4:00:00 PM 9 1 2 12
9/27/2023 4:15:00 PM 12 0 0 12
9/27/2023 4:30:00 PM 18 0 0 18
9/27/2023 4:45:00 PM 10 2 0 12
Hour 49 3 2 54
9/27/2023 5:00:00 PM 11 0 0 11
9/27/2023 5:15:00 PM 14 0 0 14
9/27/2023 5:30:00 PM 14 1 0 15
9/27/2023 5:45:00 PM 13 0 0 13
Hour 52 1 0 53
9/27/2023 6:00:00 PM 12 0 0 12
9/27/2023 6:15:00 PM 11 0 0 11
9/27/2023 6:30:00 PM 13 0 0 13
9/27/2023 6:45:00 PM 14 0 0 14
Hour 50 0 0 50
9/27/2023 7:00:00 PM 18 0 0 18
9/27/2023 7:15:00 PM 14 0 0 14
9/27/2023 7:30:00 PM 17 0 0 17
9/27/2023 7:45:00 PM 8 0 0 8
Hour 57 0 0 57
9/27/2023 8:00:00 PM 13 0 0 13
9/27/2023 8:15:00 PM 11 0 0 11
9/27/2023 8:30:00 PM 15 0 0 15
9/27/2023 8:45:00 PM 11 0 0 11
Hour 50 0 0 50
9/27/2023 9:00:00 PM 12 0 0 12
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 7 0 0 7
9/27/2023 9:45:00 PM 6 0 0 6
Hour 32 0 0 32
9/27/2023 10:00:00 PM 11 1 0 12
9/27/2023 10:15:00 PM 7 1 0 8
9/27/2023 10:30:00 PM 6 0 0 6
9/27/2023 10:45:00 PM 8 0 0 8
Hour 32 2 0 34
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 2 0 0 2
9/27/2023 11:30:00 PM 4 0 0 4
9/27/2023 11:45:00 PM 4 0 0 4
Hour 13 0 0 13
Total 558 16 5 579
Percentage 96.4% 2.8% 0.9%
Grand Total 952 38 10 1,000
Percentage 95.2% 3.8% 1.0%
APPENDIX C – GROWTH RATE CALCULATIONS
https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0256 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0363
Station: 0151-0256 Station: 0151-0363
Location: N Henry Blvd east of I-675 Location: N Henry Blvd east of I-675
Class: 3U - Principal Arterial - Other (Urban) Class: 3U - Principal Arterial - Other (Urban)

Year ADT Year ADT
2009 2008
2010 Count Station 0151-0256 2009 Count Station 0151-0363
2011 30090 40000 2010 33240 37000
2012 35000 2011
36000
2013 30000 2012 y = 33934e-4E-06x
2014 25000 y = 7E+07e-0.004x 2013
35000
y = 3E-11e0.0172x R² = 0.0075 R² = 4E-05
2015 33506 ADT 20000 2014 32558 ADT 34000
2016 15000 R² = 0.7376 2015 33000
10000 y = 4E+21e-0.019x
2017 2016 35222 32000
5000
2018 2017 R² = 0.3715
0 31000
2019 32738 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 36150 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 37292 2020 31672
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-yr Growth Rate = -0.40% 2021 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -1.90%
2023 32244 15-yr Growth Rate = 1.72% 2022 33441 15-Yr Growth Rate = 0.00%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0365 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0354
Station: 0151-0365 Station: 0151-0354
Location: N Henry Blvd East of I-675 Location: Gen Ray Davis Medal of Honor Hwy south of N Henry Blvd
Class: 4U - Minor Arterial (Urban) Class: 4U - Minor Arterial (Urban)

Year ADT Year ADT
2009 14258 2008
2010 Count Station 0151-0365 2009 Count Station 0151-0354
2011 14676 20000 2010 12908 20000
2012 2011
2013 15942 15000 2012 14436 15000
2014 2013 y = 4E-11e0.0166x
y = 1E-11e0.0173x
2015 15866 ADT 10000 2014 14814 ADT 10000 R² = 0.4334
R² = 0.3519
2016 y = 5E-06e0.0109x 2015 y = 3E-15e0.0214x
5000 5000 R² = 0.6287
2017 R² = 0.7078 2016 12777
2018 2017
0 0
2019 15504 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 16176 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 17340 2020 15989
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.73% 2021 17194 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.66%
2023 16616 15-Yr Growth Rate = 1.09% 2022 15-Yr Growth Rate = 2.14%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000063_0054
Station: 063-0054
Location: Macon Hwy east of I-675
Class: 5U - Major Collector (Urban)
AVERAGE ANNUAL GROWTH RATE
Year ADT
2009 Station 5-Year Rate 15-Year Rate
2010 13932 Count Station 063-0054 0151-0256 -0.40% 1.72%
2011 20000
0151-0363 -1.90% 0.00%
2012 14396 0151-0365 1.73% 1.09%
2013 15000 0151-0354 1.66% 2.14%
2014 16506 y = 8E+10e-0.008x 063-0054 -0.80% 1.71%
2015 ADT 10000 y = 2E-11e0.0171x R² = 0.0582 Average 0.06% 1.33%
2016 18764 R² = 0.3956 Overall 0.70%
5000 Applied 0.70%
2017
2018 16784
2019 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 18256 Year
2021
2022 16280 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -0.80%
2023 15-Yr Growth Rate = 1.71%
APPENDIX D – CAPACITY ANALYSIS REPORTS
• Existing Year 2023
• Opening Year 2025 Background
• Opening Year 2025 With Project
Existing Year 2023
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.8
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Future Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 100 30 11 175 28 59 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.5 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 69% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 77% 0% 86% 29%
Vol Right, % 15% 0% 23% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 78 3 120 10 187 14
LT Vol 54 3 0 10 0 10
Through Vol 12 0 92 0 161 4
RT Vol 12 0 28 0 26 0
Lane Flow Rate 85 3 130 11 203 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.114 0.005 0.174 0.016 0.271 0.021
Departure Headway (Hd) 4.831 5.464 4.798 5.397 4.797 5.024
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 743 657 749 665 750 713
Service Time 2.853 3.184 2.518 3.115 2.515 3.052
HCM Lane V/C Ratio 0.114 0.005 0.174 0.017 0.271 0.021
HCM Control Delay 8.5 8.2 8.5 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

Existing 2023 AM 8:25 am 09/22/2023 Baseline Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.2
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Future Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 237 40 15 168 71 38 13 12 58 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 10.9 9.9 8.9 9.1
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 60% 100% 0% 100% 0% 90%
Vol Thru, % 21% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 58 3 255 14 220 59
LT Vol 35 3 0 14 0 53
Through Vol 12 0 218 0 155 3
RT Vol 11 0 37 0 65 3
Lane Flow Rate 63 3 277 15 239 64
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.093 0.005 0.385 0.024 0.326 0.097
Departure Headway (Hd) 5.318 5.6 4.994 5.623 4.912 5.456
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 670 638 718 635 729 653
Service Time 3.381 3.345 2.739 3.37 2.658 3.52
HCM Lane V/C Ratio 0.094 0.005 0.386 0.024 0.328 0.098
HCM Control Delay 8.9 8.4 10.9 8.5 10 9.1
HCM Lane LOS A A B A A A
HCM 95th-tile Q 0.3 0 1.8 0.1 1.4 0.3

Existing 2023 PM 9:40 am 10/24/2023 Synchro 11 Report
Page 1
Opening Year 2025 Background
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.9
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Future Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 101 32 11 177 29 60 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.6 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 70% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 76% 0% 86% 29%
Vol Right, % 15% 0% 24% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 79 3 122 10 190 14
LT Vol 55 3 0 10 0 10
Through Vol 12 0 93 0 163 4
RT Vol 12 0 29 0 27 0
Lane Flow Rate 86 3 133 11 207 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.116 0.005 0.177 0.016 0.275 0.021
Departure Headway (Hd) 4.847 5.47 4.8 5.401 4.799 5.04
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 741 656 748 664 750 711
Service Time 2.867 3.191 2.522 3.121 2.519 3.067
HCM Lane V/C Ratio 0.116 0.005 0.178 0.017 0.276 0.021
HCM Control Delay 8.5 8.2 8.6 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

No-Build 2025 AM 8:20 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.3
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Future Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 240 41 15 171 72 39 13 12 59 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11 10 9 9.2
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 61% 100% 0% 100% 0% 90%
Vol Thru, % 20% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 59 3 259 14 223 60
LT Vol 36 3 0 14 0 54
Through Vol 12 0 221 0 157 3
RT Vol 11 0 38 0 66 3
Lane Flow Rate 64 3 282 15 242 65
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.095 0.005 0.391 0.024 0.332 0.099
Departure Headway (Hd) 5.343 5.612 5.005 5.636 4.925 5.479
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 667 636 718 634 727 650
Service Time 3.408 3.358 2.751 3.383 2.671 3.544
HCM Lane V/C Ratio 0.096 0.005 0.393 0.024 0.333 0.1
HCM Control Delay 9 8.4 11 8.5 10.1 9.2
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.3 0 1.9 0.1 1.5 0.3

No-Build 2025 PM 8:21 am 10/25/2023 Synchro 11 Report
Page 1
Opening Year 2025 With Project
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 9.3
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Future Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 11 113 31 23 187 29 59 20 53 11 4 5
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 9 9.7 8.9 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 44% 100% 0% 100% 0% 53%
Vol Thru, % 15% 0% 79% 0% 87% 21%
Vol Right, % 40% 0% 21% 0% 13% 26%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 124 10 135 22 203 19
LT Vol 55 10 0 22 0 10
Through Vol 19 0 106 0 176 4
RT Vol 50 0 29 0 27 5
Lane Flow Rate 132 11 144 23 216 20
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.176 0.017 0.2 0.037 0.296 0.028
Departure Headway (Hd) 4.794 5.596 5.01 5.688 4.938 4.983
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 748 639 715 629 728 716
Service Time 2.828 3.334 2.748 3.424 2.673 3.03
HCM Lane V/C Ratio 0.176 0.017 0.201 0.037 0.297 0.028
HCM Control Delay 8.9 8.4 9 8.6 9.8 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.6 0.1 0.7 0.1 1.2 0.1

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 10.7
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Future Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 28 239 40 52 204 52 38 37 23 57 3 19
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11.4 10.7 9.6 9.4
HCM LOS B B A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 39% 100% 0% 100% 0% 72%
Vol Thru, % 38% 0% 86% 0% 80% 4%
Vol Right, % 24% 0% 14% 0% 20% 24%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 93 26 263 49 241 75
LT Vol 36 26 0 49 0 54
Through Vol 35 0 225 0 192 3
RT Vol 22 0 38 0 49 18
Lane Flow Rate 99 28 280 52 256 80
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.154 0.045 0.408 0.086 0.367 0.125
Departure Headway (Hd) 5.603 5.794 5.256 5.961 5.159 5.636
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 644 612 677 595 690 639
Service Time 3.603 3.585 3.047 3.754 2.952 3.64
HCM Lane V/C Ratio 0.154 0.046 0.414 0.087 0.371 0.125
HCM Control Delay 9.6 8.9 11.7 9.3 11 9.4
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.5 0.1 2 0.3 1.7 0.4

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 2.7
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 125 17 18 218 79 20
Future Vol, veh/h 125 17 18 218 79 20
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 136 18 20 237 86 22

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 154 0 413 136
Stage 1 - - - - 136 -
Stage 2 - - - - 277 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1426 - 595 913
Stage 1 - - - - 890 -
Stage 2 - - - - 770 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1426 - 587 913
Mov Cap-2 Maneuver - - - - 587 -
Stage 1 - - - - 890 -
Stage 2 - - - - 759 -

Approach EB WB NB
HCM Control Delay, s 0 0.6 11.8
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 633 - - 1426 -
HCM Lane V/C Ratio 0.17 - - 0.014 -
HCM Control Delay (s) 11.8 - - 7.6 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.6 - - 0 -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 1.9
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 262 69 50 196 34 27
Future Vol, veh/h 262 69 50 196 34 27
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 285 75 54 213 37 29

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 360 0 606 285
Stage 1 - - - - 285 -
Stage 2 - - - - 321 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1199 - 460 754
Stage 1 - - - - 763 -
Stage 2 - - - - 735 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1199 - 439 754
Mov Cap-2 Maneuver - - - - 439 -
Stage 1 - - - - 763 -
Stage 2 - - - - 702 -

Approach EB WB NB
HCM Control Delay, s 0 1.7 12.6
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 539 - - 1199 -
HCM Lane V/C Ratio 0.123 - - 0.045 -
HCM Control Delay (s) 12.6 - - 8.1 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.4 - - 0.1 -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 2.4
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 45 0 0 79 43 12
Future Vol, veh/h 45 0 0 79 43 12
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 49 0 0 86 47 13

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 133 47 60 0 - 0
Stage 1 47 - - - - -
Stage 2 86 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 861 1022 1544 - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 861 1022 1544 - - -
Mov Cap-2 Maneuver 861 - - - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.4 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1544 - 861 - -
HCM Lane V/C Ratio - - 0.057 - -
HCM Control Delay (s) 0 - 9.4 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.2 - -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 1.7
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 34 0 0 59 55 35
Future Vol, veh/h 34 0 0 59 55 35
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 37 0 0 64 60 38

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 124 60 98 0 - 0
Stage 1 60 - - - - -
Stage 2 64 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 871 1005 1495 - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 871 1005 1495 - - -
Mov Cap-2 Maneuver 871 - - - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.3 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1495 - 871 - -
HCM Lane V/C Ratio - - 0.042 - -
HCM Control Delay (s) 0 - 9.3 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.1 - -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
Henry County, GA

Overview

Legend
Parcels
Roads

1,143 ft

Parcel ID 030-01009000 Class C Owner GDCI GA 6 LP Land $1.9172e+006
Property Acreage 73.88 Address 5755 DUPREE DR Value:
Last 2 Sales
Address STE 130 Building $0
Date Price Reason Qual
District City/Stockbridge ATLANTA GA 30327 Value:
2/26/2018 $1,126,655 OTHER U
Misc $0
D UND
Value: 4/1/2014 $2,500,000 U
POWR
Total $1917200
Value:

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

Date created: 9/5/2023
Last Data Uploaded: 9/5/2023 1:24:23 AM

Developed by
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
REZONING CASE #CP-2023-05. To consider a request to rezone three parcels with 79.16 +/- acres on
Davidson Parkway and Walter Way from 'C-3' to 'PUD' to allow for a mixed residential development with
311 units. The applicant is D. R. Horton, Atlanta East, represented by Tiffany D. Hogan. Any rezoning
approval would need to be contingent upon the official recombination of the three parcels into one parcel.

BACKGROUND INFORMATION:
Previous approved plans and rezonings for this property have called for the development of various
commercial uses. Due to the property's large size, its strategic location adjacent to Interstates 75 &
675, and its access from Highway 138 and North Henry Boulevard, it may be best suited for major
community-serving uses such as hotels, office parks, and municipal event facilities. The applicant has
also applied for CP-2023-04. Staff recommendation: Denial. Planning Commission recommendation:
Denial.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #CP-2023-05.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

DENIAL.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

143 ft

Parcel ID 030-01009006 Class C Owner GDCI GA 6 LP Land $72300
Property Acreage 1.66 Address 5755 DUPREE DR Value:
Address STE 130 Building $0 Last 2 Sales
District City/Stockbridge ATLANTA GA Value: Date Price Reason Qual
30327 Misc $0 2/26/2018 $1,126,655 OTHER U
Value: 4/23/2014 $0 CORPORATE U
Total $72300
Value:

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

Date created: 9/5/2023
Last Data Uploaded: 9/5/2023 1:24:23 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

286 ft

Parcel ID 030-01009005 Class C Owner GDCI GA 6 LP Land $108900
Property Acreage 3.63 Address 5755 DUPREE DR Value:
Address STE 130 Building $0 Last 2 Sales
District City/Stockbridge ATLANTA GA Value: Date Price Reason Qual
30327 Misc $0 2/26/2018 $1,126,655 OTHER U
Value: 4/23/2014 $0 CORPORATE U
Total $108900
Value:

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

Date created: 9/5/2023
Last Data Uploaded: 9/5/2023 1:24:23 AM

Developed by
131.81' S 89°50'19" W 4174 Silver Peak Parkway, Suwanee, GA 30024
GRAPHIC SCALE APPROXIMATE LOCATION
100 0 100 200 N/F
OF REEVES CREEK FUTURE

© BOWMAN CONSULTING GROUP LTD
VERDE INVESTMENTS, INC. APPROXIMATE SEDIMENT BASIN AREA FOR
NORTHBRIDGE PH. 1

SIDEWAL
DB DB 14305, PG 198 CONNECTION EASEMENT

Bowman Consulting Group Ltd
PER EXCEPTION (p) (DB 2605, PG 91)
APPROXIMATE DRAINAGE EASEMENT AGREEMENT DRIVETIME
GRID NORTH & DETENTION BASIN CONSTRUCTION AGREEMENT

WWW.BOWMAN.COM
FOR NORTHBRIDGE PH. 1 PER EXCEPTION (p) (DB 2605, PG 91)
GA WEST ZONE
( IN FEET ) C1
1 INCH = 100 FT.
1362.78' S 00°02'41" E

L21

Phone: (770) 932-6550
L20 REEVES CREEK

25' STATE WATER BUFFER APPROXIMATE LOCATION OF
FLOOD LIMIT AS PER FEMA MAP
L19 50' UNDISTURBED BUFFER

344.95' N 88°11'09" W
75' IMPERVIOUS SETBACK N/F

RCVW LAND, LLC
L1
SUBDIVIDED AS: 8
NORTHBRIDGE CROSSING
PHASE 1-A DB 18596, PG 259
PB 40, PG 170 7 20
SUBDIVIDED AS: L1
STORMWATER 193 ' SE
ENTRANCE DECEL LANE
WALTER WAY NORTHBRIDGE CROSSING
PHASE 1-A
L1
POND 194
192
TB
AC
PB 40, PG 170 R55' K
(80' R/W) 6
48"X60" ELLIPTICAL
CONCRETE PIPE (3)

195 ST
RE
AM
SIDEWALK
15
SPEED BUMP
L POCKET
SIREN POLE
L1
SIDEWALK
560.28' S 00°15'34" W
CONC.
L1
4 PARK 191
CONC.
129.57'
DRIVE L7 ±15,000 SQFT
) R40' AM
DRIVE L6 3 AL RE
20' SETBACK L4 L1 IC 196 STORMWATER ST
136 311 L5 (TYP 5' SIDEWALK POND
SIGN 1 EASEMENT
L30 L2 L8 L12
PAC
E 197 WITH 3' GRASS PER EXCEPTION (n)
129
L29
HOUSE
STRE
L11 GU EN
S STRIP (TYPICAL) (DB 460, PG 20)
130 131 132 133 134 L3 E OP
1 8 ST P
135 AM
L10 198
L9 190
137 SP ARK

20' SETBACK
310

20' SETBACK 20' SETBACK
145.84' S 00°04'27" W 199
20' SETBACK
203 AC IN ' W
95 "

DA
290.04' S 00°11'22" W ES G 200 189 2 5. '41 10'X10' BOX CULVERT (3)
204 3 °13
138 188
309 40

223.37' S 89°45'49" E
VID
205 201 N
25' STATE WATER BUFFER
APPROXIMATE LOCATION OF
FLOOD LIMIT AS PER FEMA MAP 187
206 202

(R/ SON
139 308 50' UNDISTURBED BUFFER 186
240
N/F 207 CK FER
DHO STOCKBRIDGE LLC 75' IMPERVIOUS SETBACK
E T BA 185
BU
DB 14954, PG 71 208 ' S 239
ATE
20 W

W V PA
241 184 ST 1'39"
209 CK T E R
PLAY GROUND 238
ET BA 183 ' IN 33°

AR RKW
55
0' S
L26 242 N
210 237 0'
2 K .7
ER BUFFER BA
CK 243 BAC 182 3 99
ATE W A T 211 236 T ET
IES AY
STR APPROXIMATE LOCATION OF
25' ST D BUFF
ER COMMUNITY ' S E
244 2 0' S 181
E 20
EAM
L27 C7
FLOOD LIMIT AS PER FEMA MAP
U RB CLUBHOUSE STORMWATER 212 235
L25 DIST ETBAC
K POOL CK
50' UN
180
C5 STORMWATER POND BA
L28 C6 U S S 213 245 T
25' STATE WATER BUFFER ERVIO 234
'S E /W
75' IMP POND 179
28' BC-BC 246 20 O TR
50' UNDISTURBED BUFFER MAIL 214 233 GD
20' SETBACK
178
KIOSK M
215 247 RO SIGN 2 EASEMENT
75' IMPERVIOUS SETBACK 232 177 KF PER EXCEPTION (n)
ENTRANCE DECEL LANE C4
50'
302 301
A RKIN
G 216 248 T BAC (DB 460, PG 20)
304 303 T P 231 176 SE
STORMWATER 306 305
GUES SPACES 217 75'
20' SETBACK
5' SIDEWALK 307 249
POND 2 6 230 175 "W
WITH 3' GRASS 218 1 '53
7°5
STRIP (TYPICAL)
124 125 126 127
128
20' SETBACK 229 250
120 121122 123
3 116 117 118 119
C 174 1.0
28' 4 PICKLEBALL 228 251 30
GU COURTS 173
E 20' SETBACK
29 ST PA
RA

VE
227 252
20' SETBACK 271
DR
16 SPA RKI 172
IV
E 226
CES NG 253
20' SETBACK
273 272 225 171

AY

THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY BOWMAN CONSULTING SHALL BE WITHOUT LIABILITY TO BOWMAN CONSULTING.
46 59 224 254
°1 294
75 HW
0' 293 28' 170 "W
292
12
"E 97
60 58 291 270 223
TB ACK 255
°4 7 '42
L24
1 98
96
61 57 222
20 ' SE 256 169
30
T E IG
N/F
2 99 62 56 274
269 221 257 168 30
0.8
T A H
S SS N)
RHEA B. NYGARD & 95 CK
295
TBA
STEPHEN V.C. NYGARD II 220 258 SIGN 3 EASEMENT
DB 18579, PG 299
PB 51, PG 165
100
94
63 55
290
275
28'
259 20'
SE 167 PER EXCEPTION (n)
(DB 460, PG 20)
E CE OW
GR
AV 4 101
93
64 268 219
FFE
IN AC SH
E LD 260 166 U
RIV
E 54 296 EB
AT
ET 261 W
289 165 ST 0'11"
20' S
D /W
20' SETBACK
5 102 65 53 276 E R

20' SETBA
92 267 262 CK T °5
CK
164 ' IN 34
TBA T (R
20' SETBA
55
MI
6 103 66 52 297 N
' SE

20' SETBACK
263 5'
91
BAC E
20' S

399.30' S 89°51'08" E
20 163 3
LI
7 104 67 51 288 02
90 277 266 K 264 2
162
8 105 68 50 CK
TBAC
89 298
161
9 106 69 287
278

OPEN SPACE (TYPICAL)
88 265 K 160
49 R/W 55'

20' SETBACK 20' SETBACK 20' SETBACK

20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK
299
10 107 70 48 286
159
GDO 75' 20'
N/F M
FRO
87 158
RHEA B. NYGARD & 279
STEPHEN V.C. NYGARD II 11 108
86
71 47 157 ACK
DB 18579, PG 299
12 109 72 46
300
P ARKFT ' SE
T B
5 '34
SIGN 4 EASEMENT
PB 51, PG 165 85 285 T
KE 00 SQ 156
75 7°4 PER EXCEPTION (n)
O C N2
13 110
84
73 45 P 3,0 155 .97
' (DB 460, PG 20)

14 111 74 20' SETBACK ±1 54
83 154
44 280 153

NORTHBRIDGE PHASE 2
281
112 75 43 282 152
191.32' N 00°06'07" E 15 82 283
TBACK
284 151
113 76 42
16 81 20' SE 150
114 77 41

CITY OF STOCKBRIDGE
17 80 149
115 78 40

241.19' S 89°50'04" E
18 79 148 "W
28'
9°1 7'56 SIGN 5 EASEMENT
19 147 N1 PER EXCEPTION (n)
R55' .92'
28' 289 (DB 460, PG 20)
146

CONCEPT PLAN
145 R
N/F FFE 5' SIDEWALK

GUEST PARKING
144 U
DHO STOCKBRIDGE LLC 20' SETBACK EB " W WITH 3' GRASS
DB 14954, PG 71
142
143
S TAT 25
'15 STRIP (TYPICAL)
PB 51, PG 165 POCKET N TER N 27°
20' SET 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39
141 5' I '
PARK 20 BACK 140 5 5.8

18 SPACES
19
±19,000 SQFT 21 22 23 24

HENRY COUNTY, GEORGIA
20' SETBACK W
5°33'35"
20' SET ' N1
A- 129.69' BACK BUFFER 193.
86
RSTATE
N 89°02'02" E
R- 3819.72' ' INT E
55
C- 129.68'
N 01°04'30" E '58" W
11°49
112.14'
0' N
389.1
C2
L22 06°09'18" W
250.08' N

T E 6 75 Y
R S TA H W A
INTE CESS HIG
TE D AC W N)
LIM I S H O
(R/W

AR IO
AMENITY NOTES: Y CT
ROAD 'A' I
RU
N N
1. PER REGULATIONS: ST
1.1. SUBDIVISIONS WITH OVER THREE HUNDRED (300) LOTS MUST INCLUDE A POOL IM
CO
20' SETBACK
FACILITY, CLUBHOUSE, POCKET PARK OF AT LEAST TWO THOUSAND (2,000) SQUARE
FEET, AND AT LEAST TWO (2) OF THE FOLLOWING: PR O
24' 1.1.1. PLAYGROUND. T E R

File Path P:\2023\0504 Northbridge Crossing P2\CONCEPT\23-0504 - 2 - BASE - CONCEPT 9-20-23.dwg
1.1.2. DOG PARK. F

3' BEAUTY STRIP
100'
1.1.3. TENNIS COURT. DEVELOPER: DESIGNER: NO

3' BEAUTY STRIP
1.1.4. BASKETBALL COURT. DR HORTON BOWMAN
1.1.5. WALKING TRAIL. 1371 DOGWOOD DRIVE SW 4174 SILVER PEAK PKWY.
20' SETBACK

5' SIDEWALK
1.1.6. FITNESS CENTER. CONYERS, GA 30012 SUWANEE, GA 30024

28' BC-BC
1.1.7. PICNIC AREA WITH GRILL AND COVERED PAVILION. CONTACT: TIFFANY D. HOGAN CONTACT: CHRIS McCRARY
110' 50' 1.1.8. COMMUNITY GARDEN AND REFLECTION AREA. 678-780-8526 770-932-6550
SITE 20' BETWEEN
1.1.9.
1.1.10.
FIRE PIT AND GATHERING AREA.
ANY OTHER AMENITY APPROVED BY THE DIRECTOR OF COMMUNITY

5' SIDEWALK
20' SETBACK 20' SETBACK DEVELOPMENT.
2. PROVIDED AMENITIES: CLUBHOUSE, POOL, PLAYGROUND, PICKLE BALL COURTS AND

28' BC-BC
100'
BUILDINGS
POCKET PARKS WITH AN AREA GREATER THAN 2,000 SQFT.

20' SETBACK 50'
24'
CW -- CM
ROAD 'B' 50' 20' SETBACK 1" = 100'
23-0504
7-27-2023
TOWNHOUSE LOTS (TYP.) THERE ARE NO P.U.D. DETACHED LOTS (TYP.)

September 21, 2023
23-0504
SCALE: 1"=60' SETBACKS REQUIRED. SCALE:
1"=60'
VICINITY MAP (NOT TO SCALE) 1 OF 1

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission
Linda M. Logan, Senior Planner, Planning and Zoning Division
FROM:

CC: Ryan Anderson, Chief Planner

DATE: September 28, 2023

SUBJECT: Staff Report for Rezoning Case #RZ-2023-05 for Three Parcels At
Davidson Parkway and Walter Way (Parcel #0303-01009000, Parcel
#030-01009005, and Parcel #030-01009006). Council District: 2.

I. PURPOSE

Consider a Rezoning application (#RZ-2023-05) by D. R. Horton, Inc. (represented by
Tiffany Hogan, JD) to rezone the subject property on Davidson Parkway and Walter Way
from the existing ‘C-3’ (Heavy Commercial) zoning district to the ‘PUD’ (Planned Unit
Development) district to allow for the development of a mixed residential development.
The applicant proposes to build 312 total units, including 184 single-family detached
dwellings and 128 townhomes. To allow for the proposed development, the applicant also
simultaneously submitted an application for a Comprehensive Plan amendment
(Case #CP-2023-04) to change the property’s future land use designation from ‘Low
Density Vertical Mixed-Use’ to ‘High-Density Residential’. The applicant would also need
to apply for a recombination of the three parcels into one parcel if and after the requested
rezoning is approved.

II. EXISTING CONDITIONS

A. Property Location. The subject property is located in the northwestern area of the
City of Stockbridge, near the Clayton County line; about half a mile south of Highway 138
/ Lake Spivey Parkway and about half a mile west of North Henry Boulevard. It is
bordered by Davidson Parkway to the north, Walter Way to the east, and Interstates 75
and 675 to the south and west. One of the three parcels comprising the subject property

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

is located on the curve of Davidson Parkway, south of the Clayton County line. The main
project access to the development site would occur from this curve.
B. Property Characteristics. The subject property is comprised of three parcels,
including a large parcel on Walter Way with 73.859 +/- acres, a small parcel on Walter Way
with 3.636 +/- acres, and a small parcel on Davidson Parkway with 1.369 +/- acres. These
parcels are shown on the three aerial photographs below. The large parcel has roughly
three-fourths of a mile of frontage along Interstates 75 and 675. Reeves Creek is located
near the eastern boundary of the development site, with required buffers. The large parcel
contains approximately 10.5 acres of “Restricted Use Commercial”, thus only the
remaining 63.35 +/- acres is developable. The property is mostly level and wooded. The
City of Stockbridge owns a lift station near the south end of the large parcel, which is
accessed from a driveway through an easement off Walter Way. Due to the lack of access
to the property from the south and west, the subject property is viewed as being
landlocked.

C. Surrounding Land Use and Zoning. The subject property is surrounded by a mixture
of land uses and zoning districts, as is indicated by Table 1 below. To the north, along
Davidson Parkway within Clayton County, are several commercial uses, including motels,
a gas station, a fast food restaurant, a fitness center, and an automotive repair center. To
the northeast is some vacant land along Davidson Parkway and Walter Way, which is
zoned ‘C-2’ (General Commercial). To the west and southwest, the subject property is
bordered by Interstate 675. To the east is the Northbridge Crossing Subdivision (whose
property is zoned ‘RM-2’ for Multifamily/Townhomes). The subdivision is the predominant
land use in the vicinity. Its clubhouse and pool are located directly across Walter Way
from the proposed development site. Bordering the site to the southeast is the Drivetime
Automotive Reconditioning Center off Walter Way, which was established in 1997 and
whose property is zoned ‘LI’ (Light Industrial).

III. CASE FACTS

Proposed Development: Mixed residential development with 312 total units
(184 single-family detached dwellings and 128
townhomes).
Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: Three parcels at Davidson Parkway and Walter
Way.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

Parcel ID and Acreage: ~ Large Parcel on Walter Way—Parcel
#03001009000 with 73.859 +/- acres.
~ Small Parcel on Walter Way—Parce #030-3.636
with 3.636 +/- acres.
~ Small Parcel on Davidson Parkway—Parcel #
030-01009006 with 1.369 +/- acres.
District and Land Lot: District 12, Land Lot 57.
Owner: GDCI GA 6LP
Property Location: In Council District 2, on the south side of Davidson
Parkway and the west side of Walter Way.
Current Use: Vacant.
Surrounding Uses: ~ North—Vacant land.
~ Northwest—Clayton County.
~ South—Vacant land, recently approved by the
City (via CP-2022-04, RZ-2022-05, and DRI
#3799) for a major mixed-use development off
Flippen Road.
~ Southeast—Automobile refurbishing business
(Drivetime).
~ East—Northbridge Crossing I Subdivision.
~ West—Interstates 75 and 675.

Existing & Proposed Zoning: From ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned
Unit Development). The property also lies within
the Parkway Mixed-Use Overlay District.
Surrounding Zoning: ~ North—LI (Light Industrial), RR (Rural Residen-
tial), SR (Suburban Residential), and C-3 (Heavy
Commercial).
~ South—SR (Suburban Residential) and DT
(Downtown)
~ East—DT (Downtown District), C-1 (Neighbor-
hood Commercial), C-2 (General Commercial),
C-3 (Heavy Commercial), and MFR (Multiple
Family Residential).
~ West—SR (Suburban Residential).
Existing and Proposed Future From ‘Low-Density Vertical Mixed-Use’ to ’High-
Land Use Designation: Density Residential’.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

Property Conditions: The large parcel has roughly three-fourths of a mile
of frontage along Interstates 75 and 675. It contains
Reeves Creek near the eastern boundary; about
10.5 acres of “Restricted Use Commercial”; and a
lift station which is owned by the City of
Stockbridge, with an easement access off Walter
Way. The property is mostly level and wooded.
Due to its lack of access from the south and west,
it is viewed as being landlocked. A lift station which
is owned by the City of Stockbridge is present near
the southeast corner of the property, accessed from
an easement off Walter Way.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH:
Large Parcel on Walter Way
(Parcel #030-01009000 with 73.859 +/- Acres)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH:
Small Parcel on Walter Way
(Parcel #030-01009005 with 3.636 +/- Acres)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

AERIAL PHOTOGRAPH:

Small Parcel on Davidson Parkway
(Parcel #030-01009006 with 1.369 +/- Acres)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP
(Subject property is shown with a star.)

KEY:
Red—C-3 (Heavy Commercial)
Salmon – C-2 (General Commercial)
Pink – C-1 (Neighborhood Commercial)
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Teal—PUD (Planned Unit Development)

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
(Subject property is shown with a star.)

KEY:
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Orange—High-Density Residential
Beige—Medium-Density Residential
Slate—Light Industrial
Blue—Office-Institutional

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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IV. ZONING HISTORY

Over the years, parts of the subject property and the adjacent properties to the east and
south have had a very active zoning history, having been rezoned and being the subject
of four Development of Regional Impact (DRI) reviews by the Atlanta Regional
Commission (ARC) and the Georgia Regional Transportation Authority (GRTA). Although
the existing Northbridge Crossing subdivision was developed as a result of the approval
of the Northbridge Crossing I DRI #284, no development has yet occurred on the subject
property. A description of each zoning action is provided below.

• Multiple rezonings for Northbridge Crossing Development
• Northbridge Crossing DRI #284 review
• Development Agreement for Northbridge Crossing
• Rezoning Case #RZ-09-12-S
• Reeves Creek DRI #2996 review
• Davidson Parkway Commerce Center DRI #3309 review
• Reeves Creek II DRI Review #3799

A. Multiple Rezonings for Northbridge Crossing Development. In 2003, DRA
Development requested the rezoning of about 49 acres around the intersection of
Davidson Parkway and Walter Way, as part of the “Northbridge Crossing Development”,
from ‘RA’ (Residential-Agricultural), ‘C-3’ (Heavy Commercial), and ‘M-1’ (Light
Manufacturing) to ‘RM-3’ (Multifamily Residential for Condominiums) to allow for
condominium development. The rezoning was approved with conditions via Ordinance
No. 03-148. Then Henry County Planning and Zoning completed a staff report for
Rezoning Case #RZ-02-71-S for a 7.24-acre tract adjacent to the current Drive Time
Automotive Conditioning establishment. The report stated that a portion of the tract was
previously rezoned from ‘RA’ to ‘M-1’ with a ‘PD’ (Planned Development) district on
September 8, 1996.

B. Northbridge Crossing DRI #284 Review. In conjunction with the multiple rezoning
requests for Northbridge Crossing, the Atlanta Regional Commission (ARC) completed a
Final Report for a Development of Regional Impact (DRI) Review on November 15, 2002,
representing DRI #284. The proposed project was to have mixed uses, include residential,
office, and commercial. The Georgia Regional Transportation Authority (GRTA) approved
the project with the conditions that additional turn lanes be constructed along Davidson
Parkway; that the intersection of Davidson Parkway and Walter Way be reconstructed;
and that sidewalks be installed.

C. Development Agreement for Northbridge Crossing. A Development Agreement
was prepared for Northbridge Crossing (formerly known as “Stockbridge Station”) on May
15, 2003 between the City of Stockbridge and DRA Development, Inc. It pertained to the
rezoning of a 143.72-acre site and it included multiple zoning conditions for different types
of uses to be included within the development plan. Four amendments were later made

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through 2007. Among the zoning conditions were the requirements that residential units
not have rear alleyways; that any new roadway have four lanes with a raised median; and
that any connections to the existing streets at Flippen Road and Davidson Parkway
should be coordinated with the Henry County DOT.

D. Rezoning Case #RZ-09-12-S. On April 12, 2010, the Stockbridge City Council
approved Rezoning Case #RZ-09-12-S to rezone fourteen tracts of land (including the
subject property) at the southwest corner of Davidson Parkway and Walter Way from C2,
RM-2, and RM-3 to the subject property’s current zoning of C-3. The applicant was DRA
Development, Inc. and the rezoning comprised 83.26 acres of land which constituted a
portion of the original 143.72 +/- acres. Ordinance #10-185 was prepared to document
the rezoning approval. The proposed development was to be a mixture of commercial,
retail, and office uses. One of the nine zoning conditions was the requirement that the
Development Agreement for Northbridge Crossing, which was adopted on May 15, 2003,
be updated to reflect this rezoning of the property to C-3.

E. Reeves Creek I DRI #2996. In 2019, Forest Development Group proposed the
construction of a major mixed-use development of regional scale on a portion of the
subject property, as well as other property to the south within unincorporated Henry
County. The development site included portions of Henry County (the submitting
jurisdiction), the City of Stockbridge, and Clayton County. ARC completed its “Regional
Review Finding” for DRI #2996 on October 3, 2019 for the proposed “Reeves Creek”
development. The DRI request was made by Henry County Government since the
majority of the land within the project boundaries was located in unincorporated Henry
County. The DRI was found to be “within the best interest of the State.” ARC’s Decision
recommended the construction of a new road through the area, to be named “Reeves
Creek Parkway”, the possible installation of a traffic signal at the intersection of Reeves
Creek Parkway and Davidson Parkway, and the installation of additional turn lanes at the
intersection of Davidson Parkway and Highway 138 West.

The approved site plan shows that the main access was to begin from Davidson Parkway
off Highway 138, then a new four-lane roadway to be called “Reeves Creek Parkway” was
to extend through the middle of the subject property and run southward along the right-
of-way of Interstates 75 and 675 to Walt Stephens Road, where a proposed new interstate
exit would be created. The portion of the development site which would have comprised
the subject property was to be developed with a retail power center, a club warehouse,
restaurants, and retail establishments. A medical complex was to be located on the north
side of Davidson Parkway, while hotels and restaurants were to be located within the
Clayton County portion of the site. To the south, in the Henry County portion of the site,
larger uses were to be developed, including a mass transit complex, an arena, a
convention center, a municipal complex, retail and office uses, a county park, a senior
care community, and an apartment community.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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F. Davidson Parkway DRI #3309. In 2021, EastGroup Properties, L.P., the
developer/applicant, proposed the development of a “business distribution center”, to be
named “Davidson Parkway Commerce Center”, on the subject property. It was to be
comprised of five buildings serving multiple tenants with various office and warehouse
uses, having a total building space of 695,860 square feet. Battle Law, P.C. represented
the developer. The applicant applied for Comprehensive Plan Amendment Case
#CP2021-01 and Rezoning Case #RZ-2021-01. Although the DRI decisions by ARC and
GRTA were for approval with conditions, the Stockbridge Planning and Zoning Staff and
the Planning Commission both recommended the denial of the proposed project due to
their belief that industrial uses were inappropriate for the subject property. The City
Council agreed, denying Comprehensive Plan Amendment Case #CP-2021-01 and
Rezoning Case #RZ-2021-01 due to the incompatibility of land uses and the excessive
amount of truck traffic which the proposed project would have generated.

G. Reeves Creek II DRI #3799. In 2022, Vista Realty Partners applied for
Comprehensive Plan Amendment Case #CP-2022-04 and Rezoning Case #2022-05 for
property at 384 and 630 Flippen Road, plus a third small parcel off Flippen Road. The
property includes 276.91 acres of land. It is located directly south of the subject property,
and a portion of it also comprised the Reeves Creek I DRI Case #2996. The Stockbridge
City Council approved the rezoning by assigning the ‘PUD’ zoning district to the property,
which was previously zoned ‘RA’ (Residential-Agricultural) by Henry County prior to its
annexation. The proposed master planned, mixed-use development will include
detached single-family homes, townhomes, multifamily housing, senior living homes,
office and retail. Besides having three full access driveways off Flippen Road, the
approved development will have a full access driveway stubbed for future connection to
the subject property and Davidson Parkway to the north.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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REEVES CREEK I D.R.I.: APPROVED SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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REEVES CREEK I D.R.I.: APPROVED SITE PLAN –
ENLARGEMENT OF SUBJECT PROPERTY AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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V. FUTURE DEVELOPMENT PLANS

A. Comprehensive Plan / Future Land Use Designation. The Stockbridge Future Land
Use Map, which is a part of the City of Stockbridge 2018-2038 Comprehensive Plan,
shows that the subject property has a future land use designation of “Low-Density Vertical
Mixed-Use. This designation is intended for commercial/retail areas along various
corridors and intersections; should mainly serve the residents of the surrounding
residential neighborhoods; and should maintain a community orientation. But the
proposed mixed residential project would not be compatible with this designation since its
uses would be very different and they would be internally-focused rather than community-
focused. A Comprehensive Plan Amendment would therefore be required to assign a
more suitable land use designation to the subject property. Due to the proposed density
of the proposed development, the new land use designation would need to be High-
Density Residential, which is the subject of the applicant’s request via CP-2023-04.

B. Livable Centers Initiative. The City of Stockbridge Livable Centers Initiative (“LCI
Study”) 10-Year Update from 2012 contains a map of Stockbridge “growth centers”, and
the subject property is shown as part of an “I-75 Activity Center.” Further, an “I-75 Activity
Center Concept Plan” was prepared, showing the subject property as being a part of a
project major employment center with mixed uses. Such uses were envisioned to include
Class A office space, hotels, retail uses, high-quality multifamily, senior housing, and park
space. A new north/south roadway would be constructed through the subject property to
connect with Flippen Road, with non-residential uses being located on the western side,
adjacent to I-75 and I-675, and high-quality multi-family and senior housing uses being
located on the eastern side.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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LCI STUDY: STOCKBRIDGE GROWTH CENTERS

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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LCI STUDY: I-75 ACTIVITY CENTER --
AREA DESCRIPTION

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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LCI STUDY: I-75 ACTIVITY CENTER –
SITE PLAN ENLARGEMENT

KEY:
Purple—Two Full-Service Hotels
Red—Big-Box Retail Space
Yellow—High-Quality Multi-Family
White—Long-Term Parking Decks
Blue—Class ‘A’ Office Space
Turquoise—Senior Housing or Assisted Living

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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VI. PROPOSED DEVELOPMENT

A. Project Description. The applicant, D.R. Horton, Inc., proposes to build 312 residential
units on the subject property, including 184 single-family detached homes and 128
townhomes, at a density of 3.95 units per acre on 79.16 +/- total acres. Currently, the
property contains three parcels (a large parcel and two very small parcels), which would
need to be combined into one parcel. The proposed development would have its main off
Davidson Parkway, a secondary access street off Walter Way, and a future third access
street possibly being provided through an easement from the southeast corner of the
property. Multiple amenities and open space areas would be provided. All residential units
would have two-car garages, and guest parking would also be provided. A mandatory
homeowners’ association would be established. No traffic impact study has been
submitted.

B. Site Plan Design. The submitted site plan is titled “Concept Plan: Northbridge 2”, and
it was prepared by Bowman Consulting Group, Ltd. on July 27, 2023. It shows that a few
single-family detached units would be located along Walter Way, and that the remainder
would be located between Reeves Creek and Interstates 75 & 675. The internal streets
would have 5-foot sidewalks and 3-foot “beauty strips” (for landscaping) on both sides.
The site plan also provides a separate box with diagrams of “Lot Specifications” which
show this information. The townhomes would be located in the northern area of the
development site, to be accessed from Davidson Parkway. Amenities would be located
near the center of the site. These would include a clubhouse, a pool, a playground, and
four pickleball courts. Several pocket parks would also be located throughout the site. A
55-foot Interstate buffer would be provided along the rights-of-way of Interstates 75 and
675, and the five billboard signs, plus their access easements, which are present within
the Interstate rights-of-way would remain.

C. Open Space and Buffers. The developer would provide 33.63 acres (42.60 percent
of the site) of open space, compared to the 15.80 acres (20 percent) which are required.
No buffers are shown. A revised site plan showing a buffer of 25 feet on the western side
of the property will need to be submitted to the Planning and Zoning Office.

D. Typical Lot Specifications. The “Site Data” table from the conceptual site plan states
that the typical single-family detached lots would be 50 feet wide and 110 feet deep, while
the typical townhome lots would be 24 feet wide and 100 feet deep. The setbacks to be
provided would be 20 feet for the front yard setbacks, 5 feet for the side yard setbacks, 20
feet for the rear yard setbacks, and 5 feet for the corner side setbacks. This is shown in
the “Lot Specifications” diagrams of the site plan.

E. Parking. Section 4.8.5 of the UDC provides a table of “Parking and Loading Space
Standards.” Multifamily developments having units with three bedrooms or more are
required to have 2.25 parking spaces per unit. With 128 townhomes, 288 parking spaces

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are required. Single-family detached homes are required to have 2.00 parking spaces per
unit. Thus, 368 parking spaces are required for the 184 single-family detached homes.
The applicant would provide these, as well as 91 guest and amenity parking spaces.

CONCEPTUAL SITE PLAN—TOTAL AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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CONCEPTUAL SITE PLAN—ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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SITE DATA FROM CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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LOT SPECIFICATIONS PER CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
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VII. ANALYSIS OF REQUEST

The applicant requests a Rezoning under Section 9.2.1(C) of the City of Stockbridge’s
Unified Development Code (UDC). The Planning Commission and the City Council shall
consider the following nine (9) standards in considering any proposal that would result in
a change to the text or map of the UDC, giving due weight or priority to those factors that
are appropriate to the circumstances of each proposal.

STANDARD #1--Consistency with the Comprehensive Plan.

The applicant proposes the development of multiple-story townhomes as part of a
planned development. However, these types of uses would not be consistent with the
small, low-intensity types of community-oriented uses which the Low-Density Vertical
Mixed-Use designation calls for. The applicant has therefore requested that the future
land use designation of the subject property be changed to ‘High-Density Residential’,
which permits the proposed uses. This request is the subject of the separate
Comprehensive Plan Amendment Application #CP-2023-04.

The High-Density Residential designation allows 6 to 16 units per acre, yet the applicant
is only proposing to provide a density of 3.94 units per acre, which falls well below this
range. However, the applicant may not apply for the ‘Medium-Density Residential’
designation because it only allows a maximum of 3.6 units per acre, which is slightly less
than the applicant’s proposed density of 3.94 units per acre. Therefore, the High-Density
Residential designation is the appropriate request. It would also be compatible with the
adjacent High-Density Residential area to the east, where the existing Northbridge
Crossing Subdivision off Walter Way is located.

STANDARD #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
Unified Development Code (UDC).

The applicant proposes to rezone the subject property from its existing ‘C-3’ (Heavy
Commercial) district to the ‘PUD’ (Planned Unit Development) District. The purposes/
intents of the C-3 and PUD districts, according to the Stockbridge UDC, are provided
below.

C-3 District Intent / Purpose (from Section 2.4.10 of the UDC):
The intent of the C‐3 district is to provide distinct areas for commercial activities
which provide products and services that require locations along major arterial
roads, highway intersections, and freeway interchange areas,due to their generation
of heavy traffic or their need to transport and display heavy bulk materials, and
which provide services that would not be appropriately located in areas providing
neighborhood or other commercial retail and service activities. Uses in this district
shall be located on roads having a minimum classification of major arterial.
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PUD District Intent / Purpose (from Section 2.4.13 of the UDC):
The intent of the Planned Unit Development district is to: 1) Allow the development
of balanced neighborhoods containing physical, economic, and social assets which
are difficult to achieve through the traditional separation of use and density zones;
2) Provide an appropriate district for mixed‐use developments; and 3) Allow flexibility
in design for environmentally challenged properties.

The property’s current C-3 district classification does not allow for the proposed mixed
residential uses, while the applicant’s requested PUD district allows mixed-use
developments and flexibility in design for properties such as the subject property which
have creeks, wetlands, and other environmentally-challenged features. The flexibility in
design which the PUD district offers also allows the applicant to protect the existing natural
resources on the property.

Section 1.4 of the UDC lists several purposes and intents which the UDC aims to
accomplish. Among them, the ones that are listed below are of particular relevance to
this rezoning proposal.

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

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;

Considering the first two UDC intents and purposes above, the proposed mixed residential
development may not be the most appropriate use for the subject property. The
construction of 183 more single-family detached dwellings in this area could be viewed
as overpopulation and urban sprawl due to 1) the presence of the existing Northbridge
Crossing Subdivision and other subdivisions immediately to the east; and 2) the fact that
the City Council has just approved (on June 12, 2023) Rezoning Case #RZ-2022-05 for
the rezoning of 276.91 +/- acres on the south side of the subject property for the
development of 1,347 total units (including single-family detached, townhomes, and
senior housing units). The latter will be a major residential development, and the need for
even more housing in this area is questionable. The existing residents in this area might
feel overwhelmed by the coming of so many more new residents. As such, their prosperity
and general welfare might decline.

The proposed mixed residential development might also not be the best use of the subject
property. There are few remaining large properties within the Stockbridge City Limits
which could be used for major commercial uses, and the subject property has ideal
visibility from Interstates 75 and 675 for any community- or regional-serving commercial
uses which could currently locate there under the existing C-3 zoning. Such uses might

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26

include hotels, shopping centers, arenas, public buildings, and office parks. Even though
current market conditions might not be favorable for such uses, whenever market
conditions become more conducive, large C-3-zoned properties must be available, or else
the City of Stockbridge might lose the opportunity to attract major economic development
uses to the City. These uses were called for by both the LCI Study and the Reeves Creek
I DRI rezoning. The LCI Study even identified the subject property as being the focus of
an “I-75 Activity Center”, to become a major employment center for the City.

For these reasons, the proposed rezoning and residential development of the subject
property would not carry out the best intents and purposes of the UDC.

STANDARD #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 requested rezoning of the subject property to allow for the proposed mixed-residential
development may be beneficial to the area by allowing the continuation of further
residential development rather than some other type of use, which the existing residents
of Northbridge Crossing are likely to be in favor of. If additional housing is needed in this
area, besides the existing subdivisions and the 1,347 residential units to the south which
were just approved via RZ-2022-05, then the subject property and the proposed
development offer the opportunity to provide it.

STANDARD #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 subject property is traversed by a creek and its adjoining stream buffer, undisturbed
buffer, and impervious setback, which all limit the amount of buildable area on the site.
The City of Stockbridge’s existing lift station is also present near the southeastern corner
of the property. Although the applicant has designed the site such that the proposed
residential uses would avoid those areas, no environmental impact study has been
submitted to the City.

Due to the presence of Reeves Creek, the required buffers would need to be provided
and maintained. The site plan should adequately label the locations of these buffers.

The submitted site plan shows that the proposed development would have its main access
of Davidson Parkway, with a secondary access to be located off Walter Way. For such a
large site, a third access is desirable and needed to connect with the property to the south.
Such access should be located close to the Drive Time property, and a “stub-out” should
be shown on the site plan for that purpose.

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

The proposed single-family detached homes would be a continuation of the existing
single-family detached subdivision along Walter Way and the adjacent streets, so it would
not be an adverse type of land use. The proposed townhomes, though, would represent
the introduction of a new type of land use to the area. They would be accessed directly
from Davidson Parkway, however, so traffic from them would most likely not impact the
adjacent residential streets.

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

The applicant has submitted a letter from the City’s Public Works Department, which was
dated August 2, 2023. It states that water and sewer services are available to serve the
proposed development, but that the City will extend the reservation for capacity for one
year after that date. Moreover, construction plans must be submitted to Public Works
before six months prior to that date, or else the reservation for capacity will expire.

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

The applicant has not mentioned whether a traffic impact study is forthcoming, but it is
highly desirable. The addition of a substantial volume of traffic from the proposed
residential development may require the installation of a traffic light on Davidson Parkway,
and some other improvements to Davidson Parkway itself.

The fact that the proposed development would not include a new roadway extension of
Davidson Parkway through the subject property to connect with the property to the south
is disappointing. Such an extension was planned by the Reeves Creek I DRI, which called
for the creation of a “Reeves Creek Parkway” to go through the subject property, travel
alongside Interstates 75 and 675, and ultimately connect with Walt Stephens Road, with
possibly a new interstate interchange to be built there. To allow the proposed development
would be the loss of that opportunity.

STANDARD #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.

As was previously mentioned, the Comprehensive Plan encourages the development of
commercial nodes throughout the City, and the LCI Study in particular recommended the
development of the subject property as the focus for a commercial node to serve as an
employment center. The approved Reeves Creek DRI I then recommended specific types
of major commercial uses to be located on the subject property. Such commercial uses

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would be a much better use of the subject property in serving as an employment center,
generating economic development revenues for the City, and providing valuable services
to the general public. Thus, the City needs to be able to provide major commercial uses,
and suitable sites for such uses must be available. The subject property represents a rare
opportunity to meet those objectives.

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

The subject property can and should be developed according to its present zoning of C-
3, in furtherance of the City’s objectives of promoting economic development in general
and providing for the development of major commercial uses in particular. The visibility
of the property from Interstates 75 and 675 is ideal for major commercial uses. For
passing motorists, the property could serve as a visual gateway into the City. The property
also offers access from one of the City’s major arteries, Highway 138, via Davidson
Parkway, from which an improved Davidson Parkway could serve commercial
development on the property.

VIII. STAFF CONCLUSIONS

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request to rezone the subject property from ‘C-3’ (Heavy Commercial) to
‘’PUD’ (Planned Unit Development) via RZ-2023-05 to allow for the proposed mixed
residential development would not be in the best interests of the City of Stockbridge for
the following reasons:

1. Rationale for Additional Residential Uses in the Vicinity--Although the Comprehensive
Plan encourages the development of more housing, several large residential
developments have already been approved by the City of Stockbridge over the last few
years. In particular, the Reeves Creek II development was just approved on June 12,
2023 for a total of 1,347 new residential units to be built immediately south of the
subject property. The need for the addition of even more residential uses on the subject
property is questionable.

2. Inconsistency with Major Plan Recommendations --The proposed mixed residential
development would not meet the recommendations of the Comprehensive Plan, the
LCI Study, nor the Reeves Creek I DRI rezoning, which all called for the development
of major commercial uses on the subject property in lieu of further strip commercial
development elsewhere in the City.

3. Not the Best Use of the Property -- The proposed mixed-residential development would
not be the best use for the subject property since it would deprive the City of the
opportunity to use the property for much more community-serving major commercial
uses. The subject property is one of the few remaining large tracts of land which exist
in the City, and it represents a unique opportunity to provide major services and
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facilities to benefit the general public, which may not be possible elsewhere in the City.
Although current market conditions might not be favorable for the development of major
commercial uses, the subject property should be available for commercial development
for whenever market conditions improve.

4. Scarcity of Large Commercially-Zoned Tracts of Land -- Few large commercial
developments have been approved by the City in recent years, and the subject property
is one of the last remaining large tracts of land where large commercial uses could be
located. The property is ideally located for visibility from Interstates 75 and 675. In
addition, the subject property could be developed as a continuation of the motel and
restaurant uses that are found along Davidson Parkway to the north, within Clayton
County, where they could serve the traveling public off Highway 138.

For the reasons above, the applicant’s rezoning request via RZ-2023-05 should be
denied.

VI. STAFF RECOMMENDATIONS

In view of the aforementioned conclusions, the Planning and Zoning Staff recommends
DENIAL for this rezoning case (RZ-2023-05). However, if the Stockbridge City Council
decides to approve this case, such approval should be contingent upon the developer
meeting the ZONING CONDITIONS that are listed below.

1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the
applicant’s requested Comprehensive Plan Amendment, via CP-2023-04, to change
the subject property’s future land use designation from Low-Density Vertical Mixed-Use
to High-Density Residential is approved before, or simultaneously with, the approval of
RZ-2023-05.

2. Parcel Recombination -- No permits shall be issued by the City of Stockbridge until
the developer provides to the Planning and Zoning Office a copy of the recorded plat
for the recombination of the three parcels comprising the subject property.

3. Site Plan – The proposed mixed-residential development shall be constructed
according to a design which is similar to the one that is shown on the applicant’s
submitted site plan, entitled ”Concept Plan: Northbridge 2”, which was prepared by
Bowman Consulting Group, Ltd. on July 27, 2023. Further, the revised site plan shall
show a 25-foot buffer along the western side of the property.

4. Water and Sewer Availability – The developer shall submit construction plans to the
Stockbridge Public Works Department by the six-month point prior to August 2, 2024
in order to take advantage of that office’s reservation of water and sewer capacity to
serve the proposed development.

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30

5. Transportation and Traffic Impacts – The applicant shall submit a traffic impact study
which provides satisfactory traffic and transportation data; and the applicant shall
provide the appropriate needed transportation and traffic improvements, in conjunction
with officials from the City of Stockbridge, Henry County DOT, and Georgia DOT.

6. Environmental Impacts – The developer shall submit an environmental impact study
or hydrology / geology study which provides satisfactory environmental data; and the
applicant shall take appropriate steps to preserve/protect the existing natural
resources on the subject property and prevent the occurrence of any adverse
environmental impacts.

7. Landscape Design -- The developer shall submit an acceptable landscape design
plan for the proposed development during the plan review process for a land
disturbance permit.

8. Preservation of the City’s Lift Station – The developer shall take appropriate steps
to preserve and protect the City’s existing lift station on the subject property, such as
providing appropriate buffering and ensuring the clear access to the lift station
facilities.

9. Architectural Design – The architectural design of the single-family detached units
which are to be located along and close to Walter Way shall be similar to the
architectural design of the existing homes along Walter Way.

10.Homeowners’ Association – The developer shall establish a homeowners’
association or property management company, or separate ones for the single-family
detached subdivision and the townhome community, to maintain the subject property,
the streets, and the project amenities.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
Presentation
For RZ-2023-05:
Comprehensive Plan Amendment

For the Proposed “Northbridge

Crossing II” Mixed Residential

Development on Three Parcels at

Davidson Parkway

And Walter Way

Presented To:
Planning Commission –
September 28, 2023
City Council – October 9, 2023

By:
City of Stockbridge Community
Development Department –
Linda Logan, Senior Planner
AERIAL PHOTO #1: LARGE PARCEL ON WALTER WAY
(Parcel #030-01009000 with 73.859 +/0 Acres)
AERIAL PHOTO #2: SMALL PARCEL ON WALTER WAY
(Parcel #030-01009005 WITH 3.636 +/- Acres
AERIAL PHOTO #3: SMALL PARCEL ON DAVIDSON PARKWAY
(Parcel #030-01009006 with 1.369 +/- Acres

CITY OF STOCKBRIDGE 2023 ZONING MAP
KEY:
Red—C-3 (Heavy Commercial)
Salmon – C-2 (General Commercial)
Pink – C-1 (Neighborhood Commercial)
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Teal—PUD (Planned Unit Development)
CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP

(Subject property is shown with a star.)

KEY:
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Orange—High-Density Residential
Beige—Medium-Density Residential
Slate—Light Industrial
Blue—Office-Institutional
CASE FACTS (Slide #1)
Proposed Development: Mixed residential development with 312 total units (184
single-family detached dwellings and 128 townhomes).

Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: Three parcels at Davidson Parkway and Walter Way, with 79.16
+/- total acres.
Parcel ID and Acreage: ~ Large Parcel on Walter Way—Parcel #030-01009000 with
73.859 +/- acres.
~ Small Parcel on Walter Way—Parcel #030-3.636 with 3.636 +/-
acres.
~ Small Parcel on Davidson Parkway—Parcel # 030-01009006
with 1.369 +/- acres.

District and Land Lot: District 12, Land Lot 57.
Owner: GDCI GA 6LP
Property Location: In Council District 2, on the south side of Davidson Road and the
west side of Walter Way.

Current Use: Vacant, except for a City-owned lift station..
CASE FACTS (Slide #2)
Surrounding Uses: ~ North—Vacant land.
~ Northwest—Clayton County.
~ South—Vacant land, recently approved by the City (via
CP-2022-04, RZ-2022-05, and DRI #3799) for a major
mixed-use development off Flippen Road.
~ Southeast—Automobile refurbishing business
(Drive Time).
~ East—Northbridge Crossing I Subdivision.
~ West—Interstates 75 and 675.
Existing & Proposed Zoning: From ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned Unit
Development). The property also lies within the Parkway Mixed-
Use Overlay District.
Surrounding Zoning: ~ North—LI (Light Industrial), RR (Rural Residential), SR
(Suburban Residential), and C-3 (Heavy Commercial).
~ South—SR (Suburban Residential) and DT (Downtown).
~ East—DT (Downtown District), C-1 (Neighborhood
Commercial), C-2 (General Commercial), C-3 (Heavy
Commercial), and MFR (Multiple Family Residential).
~ West—SR (Suburban Residential).
CASE FACTS (Slide #3)
Existing and Proposed Future Land From ‘Low-Density Vertical Mixed-Use’ to ‘High-
Use Designation: Density Residential’.

Property Conditions: The large parcel has roughly three-fourths of a mile of
frontage along Interstates 75 and 675. It contains Reeves
Creek near the eastern boundary; about 10.5 acres of
“Restricted Use Commercial”; and a lift station which is
owned by the City of Stockbridge, with an easement
access off Walter Way. The property is mostly level and
wooded. Due to its lack of access from the south and
west, it is viewed as being landlocked.
PURPOSE
Applicant’s Request -- Consider a Rezoning application (#RZ-2023-05) by D. R. Horton,
Inc. (represented by Tiffany Hogan, JD) to rezone three parcels at the southwest corner
of Davidson Parkway and Walter Way from C-3 (Heavy Commercial) to ‘PUD’ (Planned
Unit Development) to allow for the construction of a mixed residential development.

Applicant’s Proposal – Construction of 312 total units, including 184 single-family
detached dwellings and 128 townhomes.

Companion Applications:
1. Comprehensive Plan Amendment Case #RZ-2023-04) – The applicant requests that the
property’s current future land use designation be changed from ‘Low-Density Vertical
Mixed-Use’ to ‘High-Density Residential’.
2. A Recombination Case -- The applicant would also need to apply for a recombination
of the three parcels into one parcel if and after the requested rezoning is approved as
part of the land disturbance permit approval process.
ZONING HISTORY (Slide #1)
Multiple Rezoning Cases for Subject Property and Adjacent Properties to the East and South:
1. Multiple rezonings for Northbridge Crossing Development – A portion of the subject property
was rezoned in 2003 to ‘RM-3’ for a condominium development. Applicant: DRA Development.
2. Northbridge Crossing DRI #284 review – Was approved for residential, office, and commercial
uses. Led to the development of the existing Northbridge Crossing Subdivision.
3. Development Agreement for Northbridge Crossing -- Was prepared in 2003 and had four
amendments.
4. Rezoning Case #RZ-09-12-S -- Rezoned the subject property to C-3 for commercial, retail, and
office uses. The applicant was DRA Development, Inc.
5. Reeves Creek I DRI #2996 review – The subject property plus acreage in Henry County and
Clayton County was rezoned in 2019 for a major mixed-use development.
a. Subject Property – Was to contain a retail power center, a club warehouse, restaurants, and
retail establishments.
b. Properties to the Northeast – Were to be developed with a medical office complex.
c. Henry County Acreage to the South – Larger uses were to be developed, including a mass
transit complex, an arena, a convention center, a municipal complex, retail and office uses, a
county park, a senior care community, and an apartment community.
d. Clayton County Acreage to the North – Was to include hotels and restaurants.
e. New Roadway -- A new roadway, “Reeves Creek Parkway”, was to be constructed through the
center of the site, providing north/south access from Davidson Parkway to Walt Stephens
Road.
REEVES CREEK I DRI REZONING—APPROVED SITE PLAN
REEVES CREEK I DRI REZONING—SITE PLAN ENLARGEMENT
ZONING HISTORY (Slide #2)
(Multiple Zoning Cases, Continued)

6. Davidson Parkway DRI #3309 – In 2021, EastGroup Properties, LP proposed to develop a
“business distribution center” on the subject property, to contain five buildings with
multiple office/warehouse uses. The City Council voted to deny CP-2021-01 and RZ-2021-01
on the grounds that the proposed industrial uses were incompatible with the surrounding
land uses, and that the excessive amount of truck traffic would be unacceptable for this
neighborhood.
7. Reeves Creek II DRI #3799 – On July 10, 2023, the Stockbridge City Council approved a
request by Vista Realty Partners for a major rezoning (via CP-2022-04 and RZ-2022-05) for
276.91 acres of land located immediately south of the subject property (annexed into the City
last year) for a PUD development to contain 1,347 housing units plus some small commercial
uses.
FUTURE DEVELOPMENT PLANS
1. COMPREHENSIVE PLAN (2018-2038):
a. Current Land Use Designation -- “Low-Density Vertical Mixed-Use”, which is intended for
commercial / retail areas along various corridors and intersections to mainly serve the residents
of the surrounding residential neighborhoods, but which should maintain a community
orientation.
b. Incompatibility of Proposed Use – The proposed mixed residential project would not be
compatible with this designation since its uses would be very different and they would be
internally-focused rather than community-focused.
c. Need for a Comprehensive Plan Amendment – This is required to assign a more suitable land
use designation to the subject property. Due to the proposed density of the proposed
development, the new land use designation would need to be High-Density Residential, which is
the subject of the applicant’s request via CP-2023-04.

2. LIVABLE CENTERS INITIATIVE (LCI STUDY) – This was a study of the City’s future growth potentials.
a. “I-75 Activity Center” – Was to include the subject property as the focus of a major employment
center with mixed uses, including Class A office space, hotels, retail uses, high-quality
multifamily, senior housing, and park space.
b. New North / South Roadway – Was to be constructed through the subject property to connect with
Flippen Road, with non-residential uses being located on the western side, adjacent to I-75 and I
675, and high-quality multi-family and senior housing uses being located on the eastern side.
LCI STUDY: STOCKBRIDGE
GROWTH CENTERS
LCI STUDY—SUBJECT PROPERTY AREA
LCI STUDY—I-75 ACTIVITY CENTER LAND USES

The LCI Study envisioned the I-75 Activity Center as becoming a major employer
center for the City of Stockbridge and North Henry County. This could occur with the
development of the following land uses:

Blue --1.0-1.5 million square feet of Class A office space adjacent to a new north /
south roadway connecting to Flippen Road.
Purple — 2 full-service hotels.
Red — 250,000 – 300,000 square feet of retail space adjacent to I-75.
Yellow — 750-1,000 units of high-quality multifamily.
Turquoise — 300500 units of senior housing or assisted living.
Yellow and Brown — 1,500 housing units.
Green — 20-25 acres of parks.
White — Long-term parking decks along I-75.
PROPOSED DEVELOPMENT—Slide One
A. Project Description:
~ Land Uses -- 312 residential units, with 184 single-family detached homes and 128
townhomes.
~ Density -- 3.95 units per acre on 79.16 +/- total acres.
~ Property -- Contains three parcels (a large parcel and two very small parcels), which would
need to be combined into one parcel.
~ Homeowners’ Association – Would be established.
B. Site Plan Design:
~ Site Plan -- Entitled “Concept Plan: Northbridge 2”, prepared by Bowman Consulting Group,
Ltd. on July 27, 2023.
~ Access -- The main access street would be off Davidson Parkway, a secondary access street
would be off Walter Way, and a future third access could be provided through an easement
from the southeast corner of the property.
~ Component Locations -- A few single-family detached units would be located along Walter
Way, and the remainder would be located between Reeves Creek and Interstates 75 & 675.
The townhomes would be located in the northern area of the development site, to be
accessed from Davidson Parkway. Amenities would be located near the center of the site.
~ Parking -- All of the townhome units would three bedrooms or more, and the UDC requires
2.25 parking spaces each for them. With 128 townhomes, 288 parking spaces are required.
Single-family detached homes are required to have 2.00 parking spaces per unit. With 184
units, 368 parking spaces are required for them. The applicant would provide all of these
spaces, plus 91 guest and amenity spaces. The parking requirements would thus be met.
PROPOSED DEVELOPMENT—Slide Two
(Site Plan Design, Continued)
~ Streets – Would have 50-foot sidewalks and 3-foot “beauty strips” (for landscaping) on both
sides.
~ Amenities – Would be located near the center of the site. Would include a clubhouse, a pool,
a playground, and four pickleball courts. Several pocket parks would also be located
throughout the site.
~ Open Space – The site would contain 33.63 acres (42.60 percent of the site) of open space,
compared to the 15.80 acres (20 percent) which are required, thus exceeding the requirement.
~ Buffers -- A 55-foot Interstate buffer would be provided along the rights-of-way of Interstates
75 and 675, and the five billboard signs, plus their access easements, which are present within
the Interstate rights-of-way would remain. No other buffers are shown on the site plan. A 25-
foot buffer needs to be provided on the western side of the property.
~ Typical Lot Specifications – Lots for single-family detached homes would be 50 feet wide and
110 feet deep, while lots for the townhomes would be 24 feet wide and 100 feet deep. The
setbacks would be 20 feet for the front yard setbacks, 5 feet for the side yard setbacks, 20 feet
for the rear yard setbacks, and 5 feet for the corner side setbacks. This is shown in the “Lot
Specifications” diagrams of the site plan.
CONCEPTUAL SITE PLAN—TOTAL AREA
CONCEPTUAL SITE PLAN—ENLARGED
SITE DATA FROM CONCEPTUAL SITE PLAN
LOT SPECIFICATIONS FROM THE SITE PLAN
ANALYSIS OF REQUEST – Page One
The UDC requires the evaluation of rezoning cases on the basis of nine (9) standards.
STANDARD #1--Consistency with the Comprehensive Plan.
Types of Uses -- The proposed multiple-story townhomes would not be consistent with the small,
low-intensity types of community-oriented uses which the property’s current Low-Density Vertical
Mixed-Use designation calls for. The applicant has therefore requested the ‘High-Density
Residential’ designation, which permits the proposed uses. This request is the subject of the
separate Comprehensive Plan Amendment Application #CP-2023-04.
Density -- The applicant is only proposing to provide a density of 3.94 units per acre, which is
slightly above the maximum density of 3.6 units per acre for the Medium-Density Residential
designation. The applicant there must apply for High-Density Residential, which would be
compatible with the adjacent High-Density Residential area to the east, which includes the existing
Northbridge Crossing Subdivision off Walter Way.
STANDARD #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 Unified Development Code (UDC).
Types of Uses and Site Design -- The property’s current C-3 district classification does not allow for
the proposed mixed residential uses, while the applicant’s requested PUD district does, along with
flexibility in design for the property’s sensitive features, including Reeves Creek and its associated
wetlands and buffers.
ANALYSIS OF REQUEST– Page Two
Compliance with UDC Purposes and Intents (from Section 1.4) – The proposed development
would not comply with three of the stated UDC Purposes and Intents:
A. Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare
of the present and future residents of the City of Stockbridge;
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;
Overpopulation and Sprawl – The applicant’s proposed construction of 183 more single-family
detached dwellings in this area could be viewed as overpopulation and urban sprawl. The need
for even more housing in this area is questionable, and it could adversely affect the existing
residents. This is due to:
~ The existing Northbridge Crossing Subdivision to the east.
~ The City Council’s recent approval of RZ-2022-05 for the Reeves Creek II development to
rezone about 277 acres to the south to allow 1,347 new residential units (including single-
family detached, townhomes, and senior housing units).
ANALYSIS OF REQUEST – Page Three
Scarcity of Available Large Commercial Tracts – The proposed development might not be the
best use for the subject property.
~ There are few remaining large properties within the City Limits which could be
used for major commercial uses, and the subject property has ideal visibility from
I-75 and I-675 for any community- or regional-serving commercial uses which
could currently locate there under the existing C-3 zoning.
~ Such uses might include hotels, shopping centers, arenas, public buildings, and office
parks.
~ Even though current market conditions might not be favorable for such uses, whenever
market conditions become more conducive, large C-3-zoned properties must be available,
or else the City of Stockbridge might lose the opportunity to attract major economic
development uses to the City.
~ These uses were called for by both the LCI Study and the Reeves Creek I DRI rezoning.
The LCI Study even identified the subject property as being the focus of an “I-75 Activity
Center”, to become a major employment center for the City.
For these reasons, the proposed rezoning and residential development of the subject
property would not carry out the best intents and purposes of the UDC.
ANALYSIS OF REQUEST – Page Four
STANDARD #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.
~ It may be beneficial to the surrounding area by allowing the continuation of further
residential development rather than some other type of use.
~ If additional housing is needed in this area (besides the existing subdivisions and the
1,347 residential units to the south which were just approved via RZ-2022-05), then
the subject property and the proposed development offer the opportunity to provide it.
STANDARD #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.
Property’s Environmental Features – These include Reeves Creek and its associated buffers,
as well as the presence of the City’s lift station. These all limit the amount of buildable area
on the site. The applicant has designed the site to avoid those areas, but the buffers have
not been labeled and no environmental impact study has been received.
Site Access – The main site access would be off Davidson Parkway, with a secondary access
to be located off Walter Way. For such a large site, a third access is desirable and needed to
connect with the property to the south. Such access should be located close to the Drive
Time property, and a “stub-out” should be shown on the site plan for that purpose.
ANALYSIS OF REQUEST – Page Five
STANDARD #5 --The impact upon adjacent property owners should the request be granted.
~ Proposed Single-Family Detached Homes -- Would be a continuation of the same use as in
the existing Northbridge Crossing Subdivision, thus is would not be an adverse type of land
use.
~ Proposed Townhomes -- Would represent be a new type of land use to the area. But since
They would be accessed directly from Davidson Parkway, traffic from them would most
likely not impact the adjacent residential streets.

STANDARD #6 -- The potential impact of the rezoning on City infrastructure including water
and sewage system. The applicant received a letter from the City’s Public Works Department
(8/02/23). It stated that:
~ Water and sewer services are available to serve the proposed development.
~ The City will extend the reservation for capacity for one year after that date.
~ Construction plans must be submitted to Public Works before six months prior to that date,
or else the reservation for capacity will expire.
ANALYSIS OF REQUEST – Page Six
STANDARD #7 -- The impact of the proposed amendment on adjacent thoroughfares and pedestrian
and vehicular circulation and traffic volumes.
~ No Traffic Impact Study – The applicant has not yet submitted one.
~ Possible Traffic Improvements Needed – Davidson Parkway might need a traffic light at
Walter Way, and some other improvements.
~ No “Reeves Creek Parkway” – This was proposed as part of the Reeves Creek I DRI project
to connect with the property to the south and Walt Stephens Road, with a possible new
interchange at I-75. The proposed development would not include this parkway.
STANDARD #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.
~ Previous Recommendations for Commercial Uses on the Property – 1) The Comprehensive Plan
encourages the development of commercial nodes throughout the City; 2) the LCI Study
recommended that the subject property be the focus of a major employment center; and 3) the
Reeves Creek DRI I recommended major commercial uses for the subject property.
~ Commercial uses would enable the property: To serve as an employment center; to generate
economic development revenues for the City; and to provide valuable public services.
~ The subject property represents a rare opportunity to meet these objectives.
ANALYSIS OF REQUEST – Page Seven
STANDARD #9 -- The ability of the subject land to be developed as it is presently zoned.

~ The subject property can and should be developed according to its present zoning of C-3,
to promote economic development in general and to provide for the development of major
commercial uses in particular.

~ The visibility of the property from Interstates 75 and 675 is ideal for major commercial
uses. For passing motorists, the property could serve as a visual gateway into the City.

~ The property also offers access from one of the City’s major arteries, Highway 138, via
Davidson Parkway, from which an improved Davidson Parkway could serve commercial
development on the property.
STAFF CONCLUSIONS – Page One
Based on the foregoing analysis, the Planning and Zoning Staff concludes that the proposed
rezoning of the property from C-3 to PUD to allow for the proposed mixed-residential
development would not be in the best interests of the City.
1. Rationale for Additional Residential Uses in the Vicinity--Although the Comprehensive
Plan encourages the development of more housing, several large residential develop-
ments have already been approved by the City over the last few years. In particular, the
Reeves Creek II development was just approved on June 12, 2023 for a total of 1,347 new
residential units to be built immediately south of the subject property. The need for the
addition of even more residential uses on the subject property is questionable.

2. Inconsistency with Major Plan Recommendations -- The proposed mixed residential
development would not meet the recommendations of the Comprehensive Plan, the LCI
Study, nor the Reeves Creek I DRI rezoning, which all called for the development of major
commercial uses on the subject property in lieu of further strip commercial development
elsewhere in the City.
STAFF CONCLUSIONS – Page Two
3. Not the Best Use of the Property -- The proposed development would deprive the City of the
opportunity to use the property for much more community-serving major commercial uses.
~ The subject property is one of the few remaining large tracts of land which exist in the City,
and it represents a unique opportunity to provide major services and facilities to benefit
the general public, which may not be possible elsewhere in the City.
~ Although current market conditions might not be favorable for the development of major
commercial uses, the subject property should be available for commercial development for
whenever market conditions improve.
4. Scarcity of Large Commercially-Zoned Tracts of Land -- Few large commercial developments
have been approved by the City in recent years, and the subject property is one of the last
remaining large tracts of land where large commercial uses could be located.
~ The property is ideally located for visibility from Interstates 75 and 675.
~ The property could also be developed as a continuation of the motel and restaurant uses
that are found along Davidson Parkway to the north, within Clayton County, where they
could serve the traveling public off Highway 138.

For these reasons, the proposed rezoning of the property from C-3 to PUD should be DENIED.
STAFF RECOMMENDATIONS – Page One
In view of the conclusions above, the Planning and Zoning Staff recommends DENIAL for this
rezoning case (RZ-2023-05). However, if the Stockbridge City Council decides to approve this case,
such approval should be contingent upon the developer meeting the ZONING CONDITIONS that are
listed below.
1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the applicant’s
requested Comprehensive Plan Amendment, via CP-2023-04, to change the subject property’s
future land use designation from Low-Density Vertical Mixed-Use to High-Density Residential is
approved before, or simultaneously with, the approval of RZ-2023-05.
2. Parcel Recombination -- No permits shall be issued by the City of Stockbridge until the developer
provides to the Planning and Zoning Office a copy of the recorded plat for the recombination of
the three parcels comprising the subject property.
3. Site Plan – The proposed mixed-residential development shall be constructed according to a
design which is similar to the one that is shown on the applicant’s submitted site plan, entitled
”Concept Plan: Northbridge 2”, which was prepared by Bowman Consulting Group, Ltd. on July
27, 2023. Further, the revised site plan shall show a 25-foot buffer along the western side of the
property.
4. Water and Sewer Availability – The developer shall submit construction plans to the Stockbridge
Public Works Department by the six-month point prior to August 2, 2024 in order to take
advantage of that office’s reservation of water and sewer capacity to serve the proposed
development.
STAFF RECOMMENDATIONS – Page Two
5. Transportation and Traffic Impacts – The applicant shall submit a traffic impact study which
provides satisfactory traffic and transportation data; and the applicant shall provide the
appropriate needed transportation and traffic improvements, in conjunction with officials from the
City of Stockbridge, Henry County DOT, and Georgia DOT.
6. Environmental Impacts – The developer shall submit an environmental impact study or hydrology /
geology study which provides satisfactory environmental data; and the applicant shall take
appropriate steps to preserve/protect the existing natural resources on the subject property and
prevent the occurrence of any adverse environmental impacts.
7. Landscape Design -- The developer shall submit an acceptable landscape design plan for the
proposed development during the plan review process for a land disturbance permit.
8. Preservation of the City’s Lift Station – The developer shall take appropriate steps to preserve and
protect the City’s existing lift station on the subject property, such as providing appropriate
buffering and ensuring the clear access to the lift station facilities.
9. Architectural Design – The architectural design of the single-family detached units which are to be
located along and close to Walter Way shall be similar to the architectural design of the existing
homes along Walter Way.
10.Homeowners’ Association – The developer shall establish a homeowners’ association or
property management company, or separate ones for the single-family detached subdivision
and the townhome community, to maintain the subject property.
August 6, 2023

City Council and Planning Commission
Stockbridge City Hall
4602 North Henry Blvd.
Stockbridge, GA 30281

RE: Rezoning and Comprehensive Plan Amendment Application for Northbridge Crossing Phase II

Dear Mayor, Members of City Council and Planning Commission,

D.R. Horton, Inc. seeks to rezone property located at Davidson Parkway and Walter Way.,
Stockbridge, GA, Parcel ID numbers 030-01009000, 030-01009005, 030-01009006. The
property is approximately 79.16 acres. D.R. Horton seeks to rezone the subject property as a
Planned Unit Development to include 311 total homes. The development will consist of 128
townhome units and 183 single family detached homes.

The community will include multiple amenities and open space areas. Developer is also
exploring the feasibility of connectivity to a future city park. Amenities will include a pool,
clubhouse, mail kiosk, playground, pickle ball courts, and multiple pocket parks.

Applicant intends to offer other features within the community such as:

• Approximately 91 Guest parking spaces
• 2 car garages on all townhome units
• 2 car garages on all single family detached homes
• A Mandatory Homeowners Association
• Multiple access points into the community

The zoning proposal will permit a use that is suitable in view of the use and development of
adjacent and nearby properties. The adjacent and nearby properties are owned by multiple,
individual residents that are utilizing the property as a single-family home. Northbridge Crossing
Phase I is a single-family community located across the street from the subject property. Several
years ago, the subject property was planned as a continuation of the existing single-family
community.

An adjacent property is also owned by the City of Stockbridge and will be utilized as a city park.
D.R. Horton, Inc. intends to explore the possibility of connectivity to this city amenity for
residents. This all creates a unique and cohesive flow from the development to a city park.

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. Although the property has some interstate frontage, the access points and the visibility
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
do not make the site ideal for a commercial use. Additionally, allowing any use other than
residential at this site would generate more daily trips from vehicular traffic as well as heavy
equipment and trucks on a road that has an existing residential use across the street as well as a
planned residential use and city park adjacent to the subject site. Allowing the rezoning for a
PUD, residential use, on the subject site would result in less light pollution, noise pollution, air
pollution, and traffic for neighboring residents than any other use including a use under the
current property zoning as C3.

The subject property is encumbered by a creek and buffer areas near the access points from
Davidson and Walter Way. While it may be difficult for other uses to develop around such
encumbrances, as planned the PUD residential development is able to utilize the buffer areas as
green space that will create an aesthetically beautiful development for residents.

While the zoning sought is not compliant with the current Comprehensive Land Use, applicant
simultaneously seeks an amendment to the Comprehensive Land Use. There is precedent set by
nearby communities for an amendment to high density residential. Additionally, the proposed
site plan proposes 3.96 units per acre. The Stockbridge Comprehensive Plan currently shows
medium density residential up and to 3.6 units per acre. High density Residential, per the current
Comprehensive Plan, begins at 6 units per acre. Therefore, there is currently a gap in the
Comprehensive Plan that does not truly contemplate the proposed density of 3.96 units per acre,
therefore requiring an application to High Density Residential.

The City of Stockbridge continues to grow and attract new employers that are bringing more
professional talent to the city. There is a demand for quality, affordable housing in the area as
evidenced by the development pattern of the area. The planned City park that is adjacent to the
site is evidence that the city recognizes the area as one for families and residences. This
development as Northbridge Crossing Phase II will not only provide additional single-family
homes for Stockbridge residents, but will also create a community atmosphere.

D.R. Horton, Inc. respectfully requests approval of the rezoning from C3 to Planned Unit
Development and a Comprehensive Land Map Amendment from Medium Density Residential to
High Density Residential.

Thank you for your consideration and your time.

Sincerely,

Tiffany D. Hogan
Forward Planning Manager
tdhogan@drhorton.com
678-780-8520
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
Northbridge Crossing
TRAFFIC IMPACT STUDY
Walter Way/Davidson Parkway
Stockbridge, Georgia

Keck & Wood Project No.
230304.00

November 16, 2023

Prepared by:
TABLE OF CONTENTS
Table of Contents ........................................................................................................................................... i
List of Figures ................................................................................................................................................ ii
List of Tables ................................................................................................................................................. ii
1. Introduction ........................................................................................................................................... 1
1.1. Study Area .......................................................................................................................................... 1
1.2. Proposed Development ..................................................................................................................... 1
1.3. Planned Transportation Improvements ............................................................................................. 1
2. Existing Conditions................................................................................................................................. 3
2.1. Roadways ........................................................................................................................................... 3
2.2. Intersections....................................................................................................................................... 3
2.3. Existing Traffic Flow Patterns ............................................................................................................. 3
3. Traffic Projections .................................................................................................................................. 6
3.1. Future Background Traffic.................................................................................................................. 6
3.2. Trip Generation .................................................................................................................................. 6
3.3. Distribution and Assignment of Project-Generated Trips.................................................................. 6
4. Capacity Analysis ................................................................................................................................. 12
4.1. Existing Intersection Capacity Analysis ............................................................................................ 12
4.2. Opening Year Intersection Capacity Analysis ................................................................................... 13
4.3. Back of Queue Analysis .................................................................................................................... 13
5. Conclusions .......................................................................................................................................... 14
6. References ........................................................................................................................................... 15

APPENDIX A – Site Layout
APPENDIX B – Traffic Count Data
APPENDIX C – Growth Rate Calculations
APPENDIX D – Capacity Analysis Reports

LIST OF FIGURES
Figure 1 – Aerial View of Study Area............................................................................................................. 2
Figure 2 – Existing and Proposed Intersection Geometries .......................................................................... 4
Figure 3 – Existing Year 2023 Peak Hour Traffic ........................................................................................... 5
Figure 4 – Opening Year 2025 Background Peak Hour Traffic ...................................................................... 8
Figure 5 – New Trip Distribution ................................................................................................................... 9
Figure 6 – Peak Hour Project Trip Adjustments .......................................................................................... 10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic ................................................................... 11

LIST OF TABLES
Table 1 – Trip Generation Results ................................................................................................................. 6
Table 2 – Level of Service Criteria ............................................................................................................... 12
Table 3 – Existing Year 2023 Capacity Analysis Results .............................................................................. 12
Table 4 – Opening Year 2025 Capacity Analysis Results ............................................................................. 13
Table 5 – Opening Year 2025 Back of Queue Results ................................................................................. 13

ii
1. INTRODUCTION
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. A Traffic
Impact Study was performed to determine the amount of new traffic that would be generated by the
proposed development and how the new traffic would impact the existing roadway network.

1.1. STUDY AREA
The study area is located on the southwest corner of the intersection of Walter Way and Davidson
Parkway. The study area includes two intersections along Walter Way and one intersection located on
Davidson Parkway. The study intersections are listed below, with existing intersections indicated in bold.
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
An aerial view of the study area is presented in Figure 1.

1.2. PROPOSED DEVELOPMENT
The proposed development is a residential neighborhood which will consist of 311 single-family
residences, including 183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-
foot clubhouse will be located on the east side of the development that includes a playground, pool, and
four pickleball courts. Access to the site would be provided by two full-access driveways, the first of which
will be located on the north side of the development on Davidson Road and the second will be on the east
side on Walter Way. The proposed site layout is provided in Appendix A.

1.3. PLANNED TRANSPORTATION IMPROVEMENTS
A search for planned Georgia Department of Transportation (GDOT) projects revealed no transportation
improvement projects in or near the study area. The search was performed using the GDOT GeoPI web
application (http://www.dot.ga.gov/DS/Maps/geopi#).

Figure 1 – Aerial View of Study Area

2. EXISTING CONDITIONS
2.1. ROADWAYS
Walter Way is a two-lane roadway that traverses north-south through the study area. It is classified as an
urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study area
include primarily undeveloped land with some commercial and residential developments.
Davidson Parkway is a two-lane roadway that traverses east-west through the study area. It is classified
as an urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study
area include primarily undeveloped land with some commercial and residential developments.

2.2. INTERSECTIONS
The following intersections were identified to be studied (existing intersections are in bold):
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
The existing and proposed lane geometries and intersection control types are presented in Figure 2.

2.3. EXISTING TRAFFIC FLOW PATTERNS
Traffic counts for the study area were collected on Wednesday, September 27, 2023, while school was in
session. The following traffic counts were collected:
• 12-Hour TMCs
o Davidson Parkway at Walter Way
• 24-Hour Bi-Directional Counts with Vehicle Classification
o Davidson Parkway just west of Walter Way
o Walter Way just south of Davidson Parkway
The count data is included in Appendix B and the existing peak hour volumes are shown in Figure 3.

Figure 2 – Existing and Proposed Intersection Geometries

Figure 3 – Existing Year 2023 Peak Hour Traffic

3. TRAFFIC PROJECTIONS
3.1. FUTURE BACKGROUND TRAFFIC
A build-out year of 2025 was established for the project. An average annual growth rate was determined
based on historic Average Annual Daily Traffic (AADT) counts recorded for nearby GDOT Count Stations.
AADTs for the following count stations were obtained from GDOT’s Traffic Analysis and Data Application
(TADA) website (https://gdottrafficdata.drakewell.com/publicmultinodemap.asp):
• 0151-0256: N Henry Boulevard east of I-675 at Walter Way
• 0151-0363: N Henry Boulevard east of I-675 and north of Ryans Drive
• 0151-0365: N Henry Boulevard east of I-675 and south of Velley Hill Road
• 0151-0354: Gen Ray Davis Medal of Honor Highway south of N Henry Boulevard
• 063-0054: Macon Highway east of I-675
Both the 5-year and 15-year growth rates were calculated at each of the historical traffic count locations.
The 5-year growth rate averaged 0.06 percent while the 15-year growth rate averaged 1.33 percent.
Overall, an average annual growth rate of 0.70 percent was used in this project. The growth rate
calculations can be found in Appendix C. The 0.70 percent growth rate was applied to the Existing 2023
peak hour traffic for a period of two years to establish the 2025 Background Traffic, as shown in Figure 4.

3.2. TRIP GENERATION
The traffic that would be generated by the proposed development was estimated using the Institute of
Transportation Engineers (ITE) Trip Generation Manual (TGM) 11th Edition. The number of trips expected
to be generated by this development were determined using ITE Land Use Codes 210 – Single-Family
Detached Housing and 215 – Single-Family Attached Housing. The total number of project-generated trips
was estimated for the typical weekday and the morning and evening peak hours. No adjustments were
made for pass-by or internal capture trips as the project is not expected to generate either of these types
of trips. The trip generation results are shown in Table 1.
Table 1 – Trip Generation Results

ITE Trip Generation Weekday AM Peak Hour PM Peak Hour
Land Use Code Total Entering Exiting Total Entering Exiting Total Entering Exiting
210 - Single-Family
184 units 1768 884 884 130 32 98 176 111 65
Detached Housing
215 - Single-Family
128 units 925 462 463 61 15 46 73 43 30
Attached Housing

Total Trips Generated 2693 1346 1347 191 47 144 249 154 95

3.3. DISTRIBUTION AND ASSIGNMENT OF PROJECT-GENERATED TRIPS
The project-generated trips were distributed to the roadway network based on the distribution of existing
traffic in each peak hour. New trips were distributed to all four cardinal directions via Walter Way and
Davidson Parkway. The new trip distribution is shown in Figure 5.
The number of new trips were assigned to the roadway network based on the trip distribution determined
for the study area. The inbound trips were allocated based on the existing traffic patterns entering the
study area. The outbound trips were then assigned to the site driveways and distributed based on the
route vehicles would have taken if the site were not built. The trips entering/exiting the site from/to the
south were assigned to Site Driveway #1 along Walter Way, while those entering from/exiting to the west

were assigned to Site Driveway #2 along Davidson Parkway. The trips entering the site from the north
were assigned to Site Driveway #2 based on the assumption that drivers would prefer turning right at the
all-way stop controlled intersection versus continuing through to the next driveway. The trips entering
the site from the east and those exiting to continue north were split evenly between the two site
driveways. The total trips exiting to the east were divided between the driveways with 75 percent of the
trips assigned to Site Driveway #1 on Walter Way and the remaining 25 percent assigned to Site Driveway
#2 on Davidson Parkway. This was based on the proximity of the residential neighborhood to the driveway
on Walter Way as well as the assumption that drivers would generally prefer to complete a right turn at
the all-way stop controlled intersection versus a through movement. It was assumed that there would not
be any trips entering from the south due to the Walter Way having no outlet and the land use along the
rest of the road being primarily residential past the project site. The project-generated traffic was then
superimposed with the Opening Year 2025 Background traffic to provide an estimate of the traffic
expected to be present after the proposed development is complete. The assignment of project-
generated traffic is shown in Figure 6 and the Opening Year 2025 With Project peak hour traffic is
presented in Figure 7.

Figure 4 – Opening Year 2025 Background Peak Hour Traffic

Figure 5 – New Trip Distribution

Figure 6 – Peak Hour Project Trip Adjustments

10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic

11
4. CAPACITY ANALYSIS
In order to quantify the impacts of additional traffic and to determine any needed roadway and/or
operational improvements, a capacity analysis was performed for the Future Background and the Future
With Project peak hour conditions based on the methodology outlined in the Highway Capacity Manual
(HCM). Various computer programs are available which implement the HCM methodology. For this
project, Synchro 11 was used to analyze the intersections.
The HCM defines level of service (LOS) in terms of the amount of control delay, including initial
deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The LOS categories
range from A to F, with different thresholds specified according to the type of stop control at the
intersection. The LOS criteria for unsignalized intersections are listed in Table 2.
Table 2 – Level of Service Criteria

Unsignalized
Level of Service
Control Delay per Vehicle
(LOS)
(sec)
A < 10
B > 10 and < 15
C > 15 and < 25
D > 25 and < 35
E > 35 and < 50
F > 50

Rural, sparsely developed areas have a minimum LOS requirement of C based on rural residents’
expectation for relatively uncongested conditions in combination with design flexibility associated with
lower right of way costs. The minimum LOS for urban areas is D, reflecting the greater acceptance of delay
and congestion by urban residents. Additionally, the increased density of developments makes right of
way costs much higher in urban areas. The study area is located within the city limits of Stockbridge;
therefore, a minimum LOS D is assumed for the study intersections.

4.1. EXISTING INTERSECTION CAPACITY ANALYSIS
A capacity analysis was performed for the Existing 2023 conditions using the current intersection
geometries. The results are listed in Table 3 and the Synchro reports are included in Appendix D.
Table 3 – Existing Year 2023 Capacity Analysis Results

Existing 2023
Intersection AM Peak PM Peak
No. Intersection Approach
Control sec/ sec/
LOS LOS
veh veh
Overall A 8.8 B 10.2
Northbound A 8.5 A 8.9
1 Walter Way at Davidson Parkway All-Way Stop Southbound A 8.2 A 9.1
Eastbound A 8.5 B 10.9
Westbound A 9.2 A 9.9

No inadequate operations were observed for the Existing Year 2023 conditions.

12
4.2. OPENING YEAR INTERSECTION CAPACITY ANALYSIS
Intersection capacity analysis was performed for the morning and evening peak hours in the Future
Background and the Future With Project conditions. The With Project analysis scenario assumed the same
roadway network and lane assignments as in the Background scenario with the addition of the two
proposed driveways. The results are listed in Table 4 and the Synchro reports are included in Appendix D.
Table 4 – Opening Year 2025 Capacity Analysis Results
Background With Project Background With Project
Intersection 2025 AM 2025 AM 2025 PM 2025 PM
No. Intersection Approach
Control sec/ sec/ sec/ sec/
LOS LOS LOS LOS
veh veh veh veh
Overall A 8.9 A 9.3 B 10.3 B 10.7
Northbound A 8.5 A 8.9 A 9.0 A 9.6
Walter Way at Davidson
1 All-Way Stop Southbound A 8.2 A 8.2 A 9.2 A 9.4
Parkway
Eastbound A 8.6 A 9.0 B 11.0 B 11.4
Westbound A 9.2 A 9.7 A 10.0 B 10.7
Davidson Parkway at Site Northbound - - B 11.8 - - B 12.6
2 Side Street Stop
Driveway #2 WB Left - - A 7.6 - - A 8.1
Walter Way at Site
3 Side Street Stop Eastbound - - A 9.4 - - A 9.3
Driveway #1

No inadequate operations were observed for the Opening Year 2025 conditions.

4.3. BACK OF QUEUE ANALYSIS
A Back of Queue (BOQ) analysis was used to determine the storage needs for the turn lanes in the Opening
Year 2025 conditions. The 95th percentile queue is the maximum distance to the back of the queue that
would be expected 95 percent of the time. The BOQ results were taken from the capacity analysis reports
output by Synchro for each study intersection. Table 5 lists the BOQ lengths for each peak hour for the
Opening Year 2025 Background and With Project conditions.
Table 5 – Opening Year 2025 Back of Queue Results
95th Percentile Back of Queue (feet)
Intersection Existing
No. Intersection Movement Background 2025 With Project 2025
Control Storage
AM Peak PM Peak AM Peak PM Peak
NB N/A 10 8 15 13
SB N/A 3 8 3 10
Walter Way at Davidson EBT+R N/A 0 0 3 3
1 All-Way Stop
Parkway EBL 50 ft 15 48 18 50
WBT+R N/A 0 3 3 8
WBL 80 ft 28 38 30 43
Davidson Parkway at Site Side Street NB N/A - - 15 10
Driveway #2 Stop SBL 160 ft * - - 0 3
Walter Way at Site Side Street
3 EB N/A - - 5 3
Driveway #1 Stop
N/A - No dedicated storage lane
* Existing storage refers to the storage lane length shown in the site layout for the proposed development.

The BOQ analysis results indicate that all of the study intersections have sufficient storage to
accommodate the expected project-generated traffic. The eastbound left turn BOQ for the evening peak
at intersection #1 matches the available storage; however, there is a 525-foot-long two-way left turn lane
(TWLTL) on this approach which can accommodate excess queueing.

13
5. CONCLUSIONS
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. The proposed
development is a residential neighborhood which will consist of 311 single-family residences, including
183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-foot clubhouse will be
located on the east side of the development that includes a playground, pool, and four pickleball courts.
Access to the site would be provided by two full-access driveways, the first of which will be located on the
north side of the development on Davidson Road and the second will be on the east side on Walter Way.
The proposed project is expected to generate a total of 2,693 trips on a typical weekday. A total of 191
new trips would be generated during the morning peak hour and 249 new trips would be generated during
the evening peak hour.
For the Existing Year 2023 capacity analysis, the existing study intersection is currently operating with an
acceptable LOS for the overall intersection as well as each approach during both the morning and evening
peak periods.
Based on the Opening Year 2025 capacity analysis results, all of the study intersections and each of their
approaches would be expected to operate acceptably at LOS B or better during both peak hours in the
Background and With Project conditions. Additionally, the BOQ analysis results indicate that the available
turn lane storage at each of the study intersections is expected to be sufficient to accommodate the
project-generated traffic.
Overall, the analysis completed for this project indicates that the proposed development is not expected
to significantly impact the roadway network surrounding the development.

14
6. REFERENCES
1. Trip Generation Manual, 11th Edition, Institute of Transportation Engineers, Washington DC, 2021.
2. Synchro, Version 11, Trafficware Ltd., Sugar Land, TX, 2019.
3. Highway Capacity Manual, 6th Edition, Transportation Research Board, Washington DC, 2016.

15
APPENDIX A – SITE LAYOUT
NOT TO SCALE
APPENDIX B – TRAFFIC COUNT DATA
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(551) 59 0.78 80 (667)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(2,077) (2,211) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.74 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(1,996) (2,173)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(650) 54 0.54 58 (809) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 412 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 379 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 365 0 0 0 0
8:30 AM 0 1 23 13 0 6 32 10 0 4 1 3 0 3 1 2 99 338 0 0 0 0
8:45 AM 0 0 12 3 0 2 23 14 0 12 6 2 0 2 1 0 77 311 0 0 0 0
9:00 AM 0 0 15 13 0 4 14 9 0 14 8 1 0 5 0 1 84 331 0 0 0 0
9:15 AM 0 0 15 9 0 2 26 7 0 6 0 1 0 10 2 0 78 321 0 0 1 0
9:30 AM 0 0 17 3 0 2 21 5 0 10 0 5 0 6 3 0 72 341 0 0 0 0
9:45 AM 0 1 24 8 0 4 32 10 0 5 1 2 0 8 1 1 97 364 0 0 0 0
10:00 AM 0 0 22 4 0 1 24 6 0 8 4 2 0 2 0 1 74 384 0 0 0 0
10:15 AM 0 2 24 9 0 0 26 8 0 10 3 5 0 8 2 1 98 427 0 0 0 0
10:30 AM 0 0 13 8 0 3 27 8 0 10 3 2 0 20 0 1 95 458 0 0 0 0
10:45 AM 1 0 25 11 0 7 25 12 0 8 8 6 0 11 3 0 117 490 0 0 0 1
11:00 AM 0 0 22 6 0 6 17 11 0 20 10 11 0 12 2 0 117 494 0 0 0 0
11:15 AM 0 2 33 16 1 9 24 5 0 8 2 6 0 15 7 1 129 491 0 0 0 0
11:30 AM 0 0 41 10 0 2 30 12 0 5 4 2 0 13 4 4 127 488 0 0 0 0
11:45 AM 0 2 36 7 0 5 34 14 0 8 2 4 0 8 1 0 121 458 0 0 0 0
12:00 PM 0 2 33 6 1 6 23 11 0 7 3 5 0 15 1 1 114 446 0 0 0 0
12:15 PM 0 0 31 8 0 6 37 15 0 4 5 3 0 14 1 2 126 428 0 0 0 0
12:30 PM 0 1 24 8 0 0 23 10 0 4 3 2 0 15 5 2 97 409 0 0 0 0
12:45 PM 0 1 31 6 0 4 27 10 0 13 2 5 0 7 3 0 109 457 0 0 0 0
1:00 PM 0 2 24 5 0 1 31 13 0 5 2 3 0 9 1 0 96 486 0 0 0 0
1:15 PM 0 1 26 6 0 0 26 11 0 8 6 6 0 13 3 1 107 505 0 0 0 0
1:30 PM 0 1 37 11 0 5 40 18 0 11 2 4 0 11 3 2 145 519 0 0 0 0
1:45 PM 0 1 35 14 0 8 39 8 0 13 4 3 0 12 0 1 138 536 0 0 3 0
2:00 PM 0 3 34 6 1 5 27 13 0 7 2 5 0 10 0 2 115 542 0 0 0 0
2:15 PM 0 1 29 11 0 7 32 15 0 9 2 5 0 8 1 1 121 550 0 0 0 0
2:30 PM 0 0 37 8 0 1 33 19 0 42 2 8 0 7 2 3 162 558 0 0 0 0
2:45 PM 0 5 32 15 0 4 36 15 0 14 2 6 0 13 2 0 144 544 0 0 0 0
3:00 PM 0 0 30 11 0 1 36 12 0 14 1 3 0 14 0 1 123 549 0 0 2 0
3:15 PM 0 0 43 6 0 8 26 11 0 10 4 6 0 13 1 1 129 558 0 0 0 1
3:30 PM 0 1 35 17 1 6 42 15 0 6 2 6 0 13 0 4 148 591 0 0 0 0
3:45 PM 0 0 56 8 0 3 31 14 0 8 2 6 0 17 2 2 149 592 0 1 0 0
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 565 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 569 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0
6:00 PM 0 0 53 7 0 4 33 10 0 6 1 3 0 7 1 1 126 0 0 0 0
6:15 PM 0 0 41 10 0 1 37 11 0 9 1 5 0 14 0 0 129 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.74 0.85 0.54 0.78 0.92
Peak Hour Factor 0.25 0.45 0.71 0.72 0.50 0.69 0.86 0.76 0.00 0.48 0.60 0.57 0.00 0.73 0.57 0.50 0.92
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 07:30 AM - 08:30 AM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 07:45 AM - 08:00 AM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(25) 14 0.75 41 (58)
WALTER WAY
0 0
0 0
10
DAVIDSON PKWY
0 4 0
0 0 0 0 0
(415) (368) N
0 26 0 N 0 0 0
215 N 197
3 161 0
0 0
W E
0.85 W 0.94 E 0.95 W E 0 0
92 10
0 0
123 S 114 0 S 0 0 0
0 0
28 0 0 0 S
(203) (184)
0 DAVIDSON PKWY
54 12 12 0 0 0 0
0 0
WALTER WAY

(84) 42 0.85 78 (145) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Lights 0 3 88 27 0 9 159 26 0 52 11 9 0 10 3 0 397
Mediums 0 0 4 1 0 1 2 0 0 2 1 3 0 0 1 0 15
Total 0 3 92 28 0 10 161 26 0 54 12 12 0 10 4 0 412

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 4.1% 1.5% 7.7% 7.1% 3.6%
Heavy Vehicle % 0.0% 0.0% 4.3% 3.6% 0.0% 10.0% 1.2% 0.0% 0.0% 3.7% 8.3% 25.0% 0.0% 0.0% 25.0% 0.0% 3.6%
Peak Hour Factor 0.85 0.95 0.85 0.75 0.94
Peak Hour Factor 0.25 0.25 0.92 0.54 0.00 0.70 0.92 0.54 0.00 0.71 0.70 0.75 0.00 0.63 0.58 0.00 0.94
Location: 1 WALTER WAY & DAVIDSON PKWY PM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(102) 59 0.70 80 (122)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(373) (420) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.71 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(529) (561)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(107) 54 0.91 58 (112) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.71 0.85 0.91 0.70 0.92
Peak Hour Factor 0.00 0.38 0.68 0.75 0.00 0.88 0.86 0.71 0.00 0.80 0.60 0.81 0.00 0.70 0.75 0.63 0.92
All Traffic Data Services Page 1

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 11 0 0 11
9/27/2023 12:15:00 AM 11 0 0 11
9/27/2023 12:30:00 AM 10 0 0 10
9/27/2023 12:45:00 AM 8 0 0 8
Hour 40 0 0 40
9/27/2023 1:00:00 AM 7 0 0 7
9/27/2023 1:15:00 AM 4 0 0 4
9/27/2023 1:30:00 AM 5 0 0 5
9/27/2023 1:45:00 AM 7 0 0 7
Hour 23 0 0 23
9/27/2023 2:00:00 AM 6 0 0 6
9/27/2023 2:15:00 AM 6 1 0 7
9/27/2023 2:30:00 AM 5 0 0 5
9/27/2023 2:45:00 AM 7 0 0 7
Hour 24 1 0 25
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 3 0 0 3
9/27/2023 3:30:00 AM 2 0 0 2
9/27/2023 3:45:00 AM 3 0 0 3
Hour 10 0 0 10
9/27/2023 4:00:00 AM 4 0 0 4
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 3 0 0 3
Hour 15 0 0 15
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 17 0 0 17
9/27/2023 5:30:00 AM 18 0 0 18
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 14 0 0 14
9/27/2023 6:15:00 AM 5 0 0 5
9/27/2023 6:30:00 AM 21 2 0 23
9/27/2023 6:45:00 AM 20 0 0 20
Hour 60 2 0 62
9/27/2023 7:00:00 AM 12 0 0 12
9/27/2023 7:15:00 AM 24 1 0 25
9/27/2023 7:30:00 AM 27 1 0 28
9/27/2023 7:45:00 AM 36 0 0 36
Hour 99 2 0 101
9/27/2023 8:00:00 AM 25 2 0 27
9/27/2023 8:15:00 AM 30 2 0 32
9/27/2023 8:30:00 AM 36 1 0 37
9/27/2023 8:45:00 AM 14 0 1 15
Hour 105 5 1 111
9/27/2023 9:00:00 AM 27 1 0 28
9/27/2023 9:15:00 AM 24 0 0 24
9/27/2023 9:30:00 AM 19 1 0 20
9/27/2023 9:45:00 AM 32 1 0 33
Hour 102 3 0 105
9/27/2023 10:00:00 AM 25 1 0 26
9/27/2023 10:15:00 AM 32 2 1 35
9/27/2023 10:30:00 AM 21 0 0 21
9/27/2023 10:45:00 AM 37 0 0 37
Hour 115 3 1 119
9/27/2023 11:00:00 AM 27 1 0 28
9/27/2023 11:15:00 AM 51 0 0 51
9/27/2023 11:30:00 AM 51 0 0 51
9/27/2023 11:45:00 AM 43 2 0 45
Hour 172 3 0 175
Total 865 20 2 887
Percentage 97.5% 2.3% 0.2%
All Traffic Data Services Page 2

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 41 0 0 41
9/27/2023 12:15:00 PM 38 1 0 39
9/27/2023 12:30:00 PM 33 0 0 33
9/27/2023 12:45:00 PM 37 1 0 38
Hour 149 2 0 151
9/27/2023 1:00:00 PM 31 0 0 31
9/27/2023 1:15:00 PM 32 1 0 33
9/27/2023 1:30:00 PM 48 1 0 49
9/27/2023 1:45:00 PM 49 1 0 50
Hour 160 3 0 163
9/27/2023 2:00:00 PM 43 0 0 43
9/27/2023 2:15:00 PM 40 1 0 41
9/27/2023 2:30:00 PM 45 0 0 45
9/27/2023 2:45:00 PM 50 2 0 52
Hour 178 3 0 181
9/27/2023 3:00:00 PM 39 0 2 41
9/27/2023 3:15:00 PM 47 2 0 49
9/27/2023 3:30:00 PM 52 1 0 53
9/27/2023 3:45:00 PM 60 4 0 64
Hour 198 7 2 207
9/27/2023 4:00:00 PM 57 0 2 59
9/27/2023 4:15:00 PM 62 1 0 63
9/27/2023 4:30:00 PM 69 1 0 70
9/27/2023 4:45:00 PM 65 1 0 66
Hour 253 3 2 258
9/27/2023 5:00:00 PM 50 0 0 50
9/27/2023 5:15:00 PM 59 0 0 59
9/27/2023 5:30:00 PM 65 2 0 67
9/27/2023 5:45:00 PM 95 0 0 95
Hour 269 2 0 271
9/27/2023 6:00:00 PM 60 0 0 60
9/27/2023 6:15:00 PM 51 0 0 51
9/27/2023 6:30:00 PM 61 0 0 61
9/27/2023 6:45:00 PM 61 0 0 61
Hour 233 0 0 233
9/27/2023 7:00:00 PM 51 0 0 51
9/27/2023 7:15:00 PM 41 0 0 41
9/27/2023 7:30:00 PM 52 0 0 52
9/27/2023 7:45:00 PM 32 0 0 32
Hour 176 0 0 176
9/27/2023 8:00:00 PM 45 0 0 45
9/27/2023 8:15:00 PM 49 0 0 49
9/27/2023 8:30:00 PM 40 0 0 40
9/27/2023 8:45:00 PM 51 0 0 51
Hour 185 0 0 185
9/27/2023 9:00:00 PM 29 0 0 29
9/27/2023 9:15:00 PM 32 0 0 32
9/27/2023 9:30:00 PM 31 0 0 31
9/27/2023 9:45:00 PM 31 0 0 31
Hour 123 0 0 123
9/27/2023 10:00:00 PM 24 1 0 25
9/27/2023 10:15:00 PM 23 1 0 24
9/27/2023 10:30:00 PM 26 0 0 26
9/27/2023 10:45:00 PM 26 1 0 27
Hour 99 3 0 102
9/27/2023 11:00:00 PM 24 1 0 25
9/27/2023 11:15:00 PM 13 0 0 13
9/27/2023 11:30:00 PM 15 0 0 15
9/27/2023 11:45:00 PM 16 0 0 16
Hour 68 1 0 69
Total 2,091 24 4 2,119
Percentage 98.7% 1.1% 0.2%
Grand Total 2,956 44 6 3,006
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 3

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 3 0 0 3
9/27/2023 12:15:00 AM 2 0 0 2
9/27/2023 12:30:00 AM 5 0 0 5
9/27/2023 12:45:00 AM 6 0 0 6
Hour 16 0 0 16
9/27/2023 1:00:00 AM 2 0 0 2
9/27/2023 1:15:00 AM 2 0 0 2
9/27/2023 1:30:00 AM 2 0 0 2
9/27/2023 1:45:00 AM 2 0 0 2
Hour 8 0 0 8
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 3 0 0 3
Hour 6 1 0 7
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 2 0 0 2
9/27/2023 3:30:00 AM 3 0 0 3
9/27/2023 3:45:00 AM 2 0 0 2
Hour 9 0 0 9
9/27/2023 4:00:00 AM 5 0 0 5
9/27/2023 4:15:00 AM 9 0 0 9
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 7 0 0 7
Hour 25 0 0 25
9/27/2023 5:00:00 AM 4 1 0 5
9/27/2023 5:15:00 AM 15 0 0 15
9/27/2023 5:30:00 AM 20 0 0 20
9/27/2023 5:45:00 AM 14 1 0 15
Hour 53 2 0 55
9/27/2023 6:00:00 AM 31 0 0 31
9/27/2023 6:15:00 AM 30 0 0 30
9/27/2023 6:30:00 AM 48 0 0 48
9/27/2023 6:45:00 AM 49 1 0 50
Hour 158 1 0 159
9/27/2023 7:00:00 AM 48 2 0 50
9/27/2023 7:15:00 AM 52 0 0 52
9/27/2023 7:30:00 AM 57 0 0 57
9/27/2023 7:45:00 AM 53 0 0 53
Hour 210 2 0 212
9/27/2023 8:00:00 AM 51 2 0 53
9/27/2023 8:15:00 AM 50 2 0 52
9/27/2023 8:30:00 AM 37 1 0 38
9/27/2023 8:45:00 AM 35 0 0 35
Hour 173 5 0 178
9/27/2023 9:00:00 AM 29 0 0 29
9/27/2023 9:15:00 AM 31 0 1 32
9/27/2023 9:30:00 AM 31 0 0 31
9/27/2023 9:45:00 AM 35 3 0 38
Hour 126 3 1 130
9/27/2023 10:00:00 AM 31 2 0 33
9/27/2023 10:15:00 AM 37 0 0 37
9/27/2023 10:30:00 AM 38 0 0 38
9/27/2023 10:45:00 AM 34 0 0 34
Hour 140 2 0 142
9/27/2023 11:00:00 AM 35 2 0 37
9/27/2023 11:15:00 AM 33 0 0 33
9/27/2023 11:30:00 AM 38 1 0 39
9/27/2023 11:45:00 AM 42 0 0 42
Hour 148 3 0 151
Total 1,072 19 1 1,092
Percentage 98.2% 1.7% 0.1%
All Traffic Data Services Page 4

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 31 0 0 31
9/27/2023 12:15:00 PM 43 0 0 43
9/27/2023 12:30:00 PM 29 0 0 29
9/27/2023 12:45:00 PM 40 0 0 40
Hour 143 0 0 143
9/27/2023 1:00:00 PM 36 0 0 36
9/27/2023 1:15:00 PM 34 1 0 35
9/27/2023 1:30:00 PM 52 1 0 53
9/27/2023 1:45:00 PM 52 1 0 53
Hour 174 3 0 177
9/27/2023 2:00:00 PM 36 0 0 36
9/27/2023 2:15:00 PM 41 0 1 42
9/27/2023 2:30:00 PM 73 5 0 78
9/27/2023 2:45:00 PM 50 0 0 50
Hour 200 5 1 206
9/27/2023 3:00:00 PM 51 0 0 51
9/27/2023 3:15:00 PM 37 0 0 37
9/27/2023 3:30:00 PM 50 2 0 52
9/27/2023 3:45:00 PM 40 1 0 41
Hour 178 3 0 181
9/27/2023 4:00:00 PM 37 0 1 38
9/27/2023 4:15:00 PM 50 1 1 52
9/27/2023 4:30:00 PM 45 2 0 47
9/27/2023 4:45:00 PM 56 0 0 56
Hour 188 3 2 193
9/27/2023 5:00:00 PM 47 0 0 47
9/27/2023 5:15:00 PM 41 1 0 42
9/27/2023 5:30:00 PM 57 1 0 58
9/27/2023 5:45:00 PM 33 0 0 33
Hour 178 2 0 180
9/27/2023 6:00:00 PM 40 0 0 40
9/27/2023 6:15:00 PM 46 0 0 46
9/27/2023 6:30:00 PM 35 1 1 37
9/27/2023 6:45:00 PM 32 1 0 33
Hour 153 2 1 156
9/27/2023 7:00:00 PM 38 0 0 38
9/27/2023 7:15:00 PM 38 0 0 38
9/27/2023 7:30:00 PM 34 0 0 34
9/27/2023 7:45:00 PM 16 0 0 16
Hour 126 0 0 126
9/27/2023 8:00:00 PM 23 0 0 23
9/27/2023 8:15:00 PM 28 0 0 28
9/27/2023 8:30:00 PM 24 0 0 24
9/27/2023 8:45:00 PM 22 0 0 22
Hour 97 0 0 97
9/27/2023 9:00:00 PM 30 0 0 30
9/27/2023 9:15:00 PM 18 0 0 18
9/27/2023 9:30:00 PM 19 0 0 19
9/27/2023 9:45:00 PM 18 0 0 18
Hour 85 0 0 85
9/27/2023 10:00:00 PM 15 1 0 16
9/27/2023 10:15:00 PM 16 0 0 16
9/27/2023 10:30:00 PM 10 0 0 10
9/27/2023 10:45:00 PM 13 1 0 14
Hour 54 2 0 56
9/27/2023 11:00:00 PM 11 1 0 12
9/27/2023 11:15:00 PM 8 0 0 8
9/27/2023 11:30:00 PM 7 0 0 7
9/27/2023 11:45:00 PM 7 0 0 7
Hour 33 1 0 34
Total 1,609 21 4 1,634
Percentage 98.5% 1.3% 0.2%
Grand Total 2,681 40 5 2,726
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 1

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 1 0 0 1
9/27/2023 12:30:00 AM 1 0 0 1
9/27/2023 12:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 1 0 0 1
9/27/2023 1:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 2:00:00 AM 0 0 1 1
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 0 0 0 0
Hour 1 1 1 3
9/27/2023 3:00:00 AM 1 0 0 1
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 2 0 0 2
9/27/2023 4:00:00 AM 1 0 0 1
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 3 0 0 3
9/27/2023 4:45:00 AM 2 0 0 2
Hour 10 0 0 10
9/27/2023 5:00:00 AM 2 0 0 2
9/27/2023 5:15:00 AM 5 0 0 5
9/27/2023 5:30:00 AM 6 0 0 6
9/27/2023 5:45:00 AM 5 0 0 5
Hour 18 0 0 18
9/27/2023 6:00:00 AM 12 0 0 12
9/27/2023 6:15:00 AM 11 0 0 11
9/27/2023 6:30:00 AM 9 0 0 9
9/27/2023 6:45:00 AM 18 2 0 20
Hour 50 2 0 52
9/27/2023 7:00:00 AM 16 1 0 17
9/27/2023 7:15:00 AM 21 0 0 21
9/27/2023 7:30:00 AM 16 1 0 17
9/27/2023 7:45:00 AM 21 0 0 21
Hour 74 2 0 76
9/27/2023 8:00:00 AM 13 4 0 17
9/27/2023 8:15:00 AM 22 1 0 23
9/27/2023 8:30:00 AM 8 0 0 8
9/27/2023 8:45:00 AM 19 1 0 20
Hour 62 6 0 68
9/27/2023 9:00:00 AM 22 0 1 23
9/27/2023 9:15:00 AM 7 0 0 7
9/27/2023 9:30:00 AM 15 0 0 15
9/27/2023 9:45:00 AM 6 2 0 8
Hour 50 2 1 53
9/27/2023 10:00:00 AM 11 2 1 14
9/27/2023 10:15:00 AM 16 1 1 18
9/27/2023 10:30:00 AM 15 0 0 15
9/27/2023 10:45:00 AM 22 0 0 22
Hour 64 3 2 69
9/27/2023 11:00:00 AM 38 2 1 41
9/27/2023 11:15:00 AM 14 2 0 16
9/27/2023 11:30:00 AM 11 0 0 11
9/27/2023 11:45:00 AM 14 0 0 14
Hour 77 4 1 82
Total 414 20 5 439
Percentage 94.3% 4.6% 1.1%
All Traffic Data Services Page 2

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 15 0 0 15
9/27/2023 12:15:00 PM 11 1 0 12
9/27/2023 12:30:00 PM 7 2 0 9
9/27/2023 12:45:00 PM 20 0 0 20
Hour 53 3 0 56
9/27/2023 1:00:00 PM 10 0 0 10
9/27/2023 1:15:00 PM 18 2 0 20
9/27/2023 1:30:00 PM 17 0 0 17
9/27/2023 1:45:00 PM 20 0 0 20
Hour 65 2 0 67
9/27/2023 2:00:00 PM 14 0 0 14
9/27/2023 2:15:00 PM 14 1 1 16
9/27/2023 2:30:00 PM 49 3 0 52
9/27/2023 2:45:00 PM 21 1 0 22
Hour 98 5 1 104
9/27/2023 3:00:00 PM 18 0 0 18
9/27/2023 3:15:00 PM 18 2 0 20
9/27/2023 3:30:00 PM 13 1 0 14
9/27/2023 3:45:00 PM 15 1 0 16
Hour 64 4 0 68
9/27/2023 4:00:00 PM 14 0 1 15
9/27/2023 4:15:00 PM 13 0 1 14
9/27/2023 4:30:00 PM 13 3 0 16
9/27/2023 4:45:00 PM 12 1 0 13
Hour 52 4 2 58
9/27/2023 5:00:00 PM 12 0 0 12
9/27/2023 5:15:00 PM 14 1 0 15
9/27/2023 5:30:00 PM 15 0 1 16
9/27/2023 5:45:00 PM 11 0 0 11
Hour 52 1 1 54
9/27/2023 6:00:00 PM 10 0 0 10
9/27/2023 6:15:00 PM 15 0 0 15
9/27/2023 6:30:00 PM 7 0 1 8
9/27/2023 6:45:00 PM 10 0 0 10
Hour 42 0 1 43
9/27/2023 7:00:00 PM 10 0 0 10
9/27/2023 7:15:00 PM 11 0 0 11
9/27/2023 7:30:00 PM 11 0 0 11
9/27/2023 7:45:00 PM 4 0 0 4
Hour 36 0 0 36
9/27/2023 8:00:00 PM 5 0 0 5
9/27/2023 8:15:00 PM 7 0 0 7
9/27/2023 8:30:00 PM 1 0 0 1
9/27/2023 8:45:00 PM 5 0 0 5
Hour 18 0 0 18
9/27/2023 9:00:00 PM 7 0 0 7
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 3 0 0 3
9/27/2023 9:45:00 PM 5 0 0 5
Hour 22 0 0 22
9/27/2023 10:00:00 PM 2 0 0 2
9/27/2023 10:15:00 PM 2 0 0 2
9/27/2023 10:30:00 PM 4 0 0 4
9/27/2023 10:45:00 PM 2 1 0 3
Hour 10 1 0 11
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 3 0 0 3
9/27/2023 11:30:00 PM 2 0 0 2
9/27/2023 11:45:00 PM 2 0 0 2
Hour 10 0 0 10
Total 522 20 5 547
Percentage 95.4% 3.7% 0.9%
Grand Total 936 40 10 986
Percentage 94.9% 4.1% 1.0%
All Traffic Data Services Page 3

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 3 0 0 3
9/27/2023 12:30:00 AM 3 0 0 3
9/27/2023 12:45:00 AM 1 0 0 1
Hour 8 0 0 8
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 0 0 0 0
9/27/2023 1:45:00 AM 2 0 1 3
Hour 4 0 1 5
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 3 1 0 4
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 1 0 0 1
Hour 7 1 0 8
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 4:00:00 AM 0 0 0 0
9/27/2023 4:15:00 AM 1 0 0 1
9/27/2023 4:30:00 AM 0 0 0 0
9/27/2023 4:45:00 AM 3 1 0 4
Hour 4 1 0 5
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 11 0 0 11
9/27/2023 5:30:00 AM 24 0 0 24
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 2 0 0 2
9/27/2023 6:15:00 AM 4 1 0 5
9/27/2023 6:30:00 AM 9 1 0 10
9/27/2023 6:45:00 AM 14 0 0 14
Hour 29 2 0 31
9/27/2023 7:00:00 AM 4 0 0 4
9/27/2023 7:15:00 AM 12 2 0 14
9/27/2023 7:30:00 AM 10 1 0 11
9/27/2023 7:45:00 AM 16 1 0 17
Hour 42 4 0 46
9/27/2023 8:00:00 AM 8 1 0 9
9/27/2023 8:15:00 AM 5 0 0 5
9/27/2023 8:30:00 AM 19 1 0 20
9/27/2023 8:45:00 AM 4 0 2 6
Hour 36 2 2 40
9/27/2023 9:00:00 AM 17 0 0 17
9/27/2023 9:15:00 AM 12 1 0 13
9/27/2023 9:30:00 AM 6 2 0 8
9/27/2023 9:45:00 AM 11 1 1 13
Hour 46 4 1 51
9/27/2023 10:00:00 AM 4 1 0 5
9/27/2023 10:15:00 AM 8 2 1 11
9/27/2023 10:30:00 AM 11 0 0 11
9/27/2023 10:45:00 AM 20 1 0 21
Hour 43 4 1 48
9/27/2023 11:00:00 AM 14 0 0 14
9/27/2023 11:15:00 AM 31 1 0 32
9/27/2023 11:30:00 AM 16 0 0 16
9/27/2023 11:45:00 AM 11 2 0 13
Hour 72 3 0 75
Total 394 22 5 421
Percentage 93.6% 5.2% 1.2%
All Traffic Data Services Page 4

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 12 1 0 13
9/27/2023 12:15:00 PM 15 0 0 15
9/27/2023 12:30:00 PM 12 1 0 13
9/27/2023 12:45:00 PM 13 0 0 13
Hour 52 2 0 54
9/27/2023 1:00:00 PM 7 0 0 7
9/27/2023 1:15:00 PM 8 1 0 9
9/27/2023 1:30:00 PM 17 1 1 19
9/27/2023 1:45:00 PM 21 1 0 22
Hour 53 3 1 57
9/27/2023 2:00:00 PM 11 0 0 11
9/27/2023 2:15:00 PM 18 1 0 19
9/27/2023 2:30:00 PM 11 0 0 11
9/27/2023 2:45:00 PM 20 1 0 21
Hour 60 2 0 62
9/27/2023 3:00:00 PM 9 1 2 12
9/27/2023 3:15:00 PM 14 1 0 15
9/27/2023 3:30:00 PM 22 1 0 23
9/27/2023 3:45:00 PM 13 0 0 13
Hour 58 3 2 63
9/27/2023 4:00:00 PM 9 1 2 12
9/27/2023 4:15:00 PM 12 0 0 12
9/27/2023 4:30:00 PM 18 0 0 18
9/27/2023 4:45:00 PM 10 2 0 12
Hour 49 3 2 54
9/27/2023 5:00:00 PM 11 0 0 11
9/27/2023 5:15:00 PM 14 0 0 14
9/27/2023 5:30:00 PM 14 1 0 15
9/27/2023 5:45:00 PM 13 0 0 13
Hour 52 1 0 53
9/27/2023 6:00:00 PM 12 0 0 12
9/27/2023 6:15:00 PM 11 0 0 11
9/27/2023 6:30:00 PM 13 0 0 13
9/27/2023 6:45:00 PM 14 0 0 14
Hour 50 0 0 50
9/27/2023 7:00:00 PM 18 0 0 18
9/27/2023 7:15:00 PM 14 0 0 14
9/27/2023 7:30:00 PM 17 0 0 17
9/27/2023 7:45:00 PM 8 0 0 8
Hour 57 0 0 57
9/27/2023 8:00:00 PM 13 0 0 13
9/27/2023 8:15:00 PM 11 0 0 11
9/27/2023 8:30:00 PM 15 0 0 15
9/27/2023 8:45:00 PM 11 0 0 11
Hour 50 0 0 50
9/27/2023 9:00:00 PM 12 0 0 12
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 7 0 0 7
9/27/2023 9:45:00 PM 6 0 0 6
Hour 32 0 0 32
9/27/2023 10:00:00 PM 11 1 0 12
9/27/2023 10:15:00 PM 7 1 0 8
9/27/2023 10:30:00 PM 6 0 0 6
9/27/2023 10:45:00 PM 8 0 0 8
Hour 32 2 0 34
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 2 0 0 2
9/27/2023 11:30:00 PM 4 0 0 4
9/27/2023 11:45:00 PM 4 0 0 4
Hour 13 0 0 13
Total 558 16 5 579
Percentage 96.4% 2.8% 0.9%
Grand Total 952 38 10 1,000
Percentage 95.2% 3.8% 1.0%
APPENDIX C – GROWTH RATE CALCULATIONS
https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0256 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0363
Station: 0151-0256 Station: 0151-0363
Location: N Henry Blvd east of I-675 Location: N Henry Blvd east of I-675
Class: 3U - Principal Arterial - Other (Urban) Class: 3U - Principal Arterial - Other (Urban)

Year ADT Year ADT
2009 2008
2010 Count Station 0151-0256 2009 Count Station 0151-0363
2011 30090 40000 2010 33240 37000
2012 35000 2011
36000
2013 30000 2012 y = 33934e-4E-06x
2014 25000 y = 7E+07e-0.004x 2013
35000
y = 3E-11e0.0172x R² = 0.0075 R² = 4E-05
2015 33506 ADT 20000 2014 32558 ADT 34000
2016 15000 R² = 0.7376 2015 33000
10000 y = 4E+21e-0.019x
2017 2016 35222 32000
5000
2018 2017 R² = 0.3715
0 31000
2019 32738 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 36150 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 37292 2020 31672
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-yr Growth Rate = -0.40% 2021 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -1.90%
2023 32244 15-yr Growth Rate = 1.72% 2022 33441 15-Yr Growth Rate = 0.00%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0365 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0354
Station: 0151-0365 Station: 0151-0354
Location: N Henry Blvd East of I-675 Location: Gen Ray Davis Medal of Honor Hwy south of N Henry Blvd
Class: 4U - Minor Arterial (Urban) Class: 4U - Minor Arterial (Urban)

Year ADT Year ADT
2009 14258 2008
2010 Count Station 0151-0365 2009 Count Station 0151-0354
2011 14676 20000 2010 12908 20000
2012 2011
2013 15942 15000 2012 14436 15000
2014 2013 y = 4E-11e0.0166x
y = 1E-11e0.0173x
2015 15866 ADT 10000 2014 14814 ADT 10000 R² = 0.4334
R² = 0.3519
2016 y = 5E-06e0.0109x 2015 y = 3E-15e0.0214x
5000 5000 R² = 0.6287
2017 R² = 0.7078 2016 12777
2018 2017
0 0
2019 15504 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 16176 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 17340 2020 15989
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.73% 2021 17194 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.66%
2023 16616 15-Yr Growth Rate = 1.09% 2022 15-Yr Growth Rate = 2.14%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000063_0054
Station: 063-0054
Location: Macon Hwy east of I-675
Class: 5U - Major Collector (Urban)
AVERAGE ANNUAL GROWTH RATE
Year ADT
2009 Station 5-Year Rate 15-Year Rate
2010 13932 Count Station 063-0054 0151-0256 -0.40% 1.72%
2011 20000
0151-0363 -1.90% 0.00%
2012 14396 0151-0365 1.73% 1.09%
2013 15000 0151-0354 1.66% 2.14%
2014 16506 y = 8E+10e-0.008x 063-0054 -0.80% 1.71%
2015 ADT 10000 y = 2E-11e0.0171x R² = 0.0582 Average 0.06% 1.33%
2016 18764 R² = 0.3956 Overall 0.70%
5000 Applied 0.70%
2017
2018 16784
2019 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 18256 Year
2021
2022 16280 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -0.80%
2023 15-Yr Growth Rate = 1.71%
APPENDIX D – CAPACITY ANALYSIS REPORTS
• Existing Year 2023
• Opening Year 2025 Background
• Opening Year 2025 With Project
Existing Year 2023
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.8
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Future Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 100 30 11 175 28 59 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.5 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 69% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 77% 0% 86% 29%
Vol Right, % 15% 0% 23% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 78 3 120 10 187 14
LT Vol 54 3 0 10 0 10
Through Vol 12 0 92 0 161 4
RT Vol 12 0 28 0 26 0
Lane Flow Rate 85 3 130 11 203 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.114 0.005 0.174 0.016 0.271 0.021
Departure Headway (Hd) 4.831 5.464 4.798 5.397 4.797 5.024
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 743 657 749 665 750 713
Service Time 2.853 3.184 2.518 3.115 2.515 3.052
HCM Lane V/C Ratio 0.114 0.005 0.174 0.017 0.271 0.021
HCM Control Delay 8.5 8.2 8.5 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

Existing 2023 AM 8:25 am 09/22/2023 Baseline Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.2
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Future Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 237 40 15 168 71 38 13 12 58 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 10.9 9.9 8.9 9.1
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 60% 100% 0% 100% 0% 90%
Vol Thru, % 21% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 58 3 255 14 220 59
LT Vol 35 3 0 14 0 53
Through Vol 12 0 218 0 155 3
RT Vol 11 0 37 0 65 3
Lane Flow Rate 63 3 277 15 239 64
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.093 0.005 0.385 0.024 0.326 0.097
Departure Headway (Hd) 5.318 5.6 4.994 5.623 4.912 5.456
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 670 638 718 635 729 653
Service Time 3.381 3.345 2.739 3.37 2.658 3.52
HCM Lane V/C Ratio 0.094 0.005 0.386 0.024 0.328 0.098
HCM Control Delay 8.9 8.4 10.9 8.5 10 9.1
HCM Lane LOS A A B A A A
HCM 95th-tile Q 0.3 0 1.8 0.1 1.4 0.3

Existing 2023 PM 9:40 am 10/24/2023 Synchro 11 Report
Page 1
Opening Year 2025 Background
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.9
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Future Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 101 32 11 177 29 60 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.6 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 70% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 76% 0% 86% 29%
Vol Right, % 15% 0% 24% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 79 3 122 10 190 14
LT Vol 55 3 0 10 0 10
Through Vol 12 0 93 0 163 4
RT Vol 12 0 29 0 27 0
Lane Flow Rate 86 3 133 11 207 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.116 0.005 0.177 0.016 0.275 0.021
Departure Headway (Hd) 4.847 5.47 4.8 5.401 4.799 5.04
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 741 656 748 664 750 711
Service Time 2.867 3.191 2.522 3.121 2.519 3.067
HCM Lane V/C Ratio 0.116 0.005 0.178 0.017 0.276 0.021
HCM Control Delay 8.5 8.2 8.6 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

No-Build 2025 AM 8:20 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.3
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Future Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 240 41 15 171 72 39 13 12 59 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11 10 9 9.2
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 61% 100% 0% 100% 0% 90%
Vol Thru, % 20% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 59 3 259 14 223 60
LT Vol 36 3 0 14 0 54
Through Vol 12 0 221 0 157 3
RT Vol 11 0 38 0 66 3
Lane Flow Rate 64 3 282 15 242 65
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.095 0.005 0.391 0.024 0.332 0.099
Departure Headway (Hd) 5.343 5.612 5.005 5.636 4.925 5.479
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 667 636 718 634 727 650
Service Time 3.408 3.358 2.751 3.383 2.671 3.544
HCM Lane V/C Ratio 0.096 0.005 0.393 0.024 0.333 0.1
HCM Control Delay 9 8.4 11 8.5 10.1 9.2
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.3 0 1.9 0.1 1.5 0.3

No-Build 2025 PM 8:21 am 10/25/2023 Synchro 11 Report
Page 1
Opening Year 2025 With Project
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 9.3
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Future Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 11 113 31 23 187 29 59 20 53 11 4 5
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 9 9.7 8.9 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 44% 100% 0% 100% 0% 53%
Vol Thru, % 15% 0% 79% 0% 87% 21%
Vol Right, % 40% 0% 21% 0% 13% 26%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 124 10 135 22 203 19
LT Vol 55 10 0 22 0 10
Through Vol 19 0 106 0 176 4
RT Vol 50 0 29 0 27 5
Lane Flow Rate 132 11 144 23 216 20
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.176 0.017 0.2 0.037 0.296 0.028
Departure Headway (Hd) 4.794 5.596 5.01 5.688 4.938 4.983
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 748 639 715 629 728 716
Service Time 2.828 3.334 2.748 3.424 2.673 3.03
HCM Lane V/C Ratio 0.176 0.017 0.201 0.037 0.297 0.028
HCM Control Delay 8.9 8.4 9 8.6 9.8 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.6 0.1 0.7 0.1 1.2 0.1

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 10.7
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Future Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 28 239 40 52 204 52 38 37 23 57 3 19
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11.4 10.7 9.6 9.4
HCM LOS B B A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 39% 100% 0% 100% 0% 72%
Vol Thru, % 38% 0% 86% 0% 80% 4%
Vol Right, % 24% 0% 14% 0% 20% 24%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 93 26 263 49 241 75
LT Vol 36 26 0 49 0 54
Through Vol 35 0 225 0 192 3
RT Vol 22 0 38 0 49 18
Lane Flow Rate 99 28 280 52 256 80
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.154 0.045 0.408 0.086 0.367 0.125
Departure Headway (Hd) 5.603 5.794 5.256 5.961 5.159 5.636
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 644 612 677 595 690 639
Service Time 3.603 3.585 3.047 3.754 2.952 3.64
HCM Lane V/C Ratio 0.154 0.046 0.414 0.087 0.371 0.125
HCM Control Delay 9.6 8.9 11.7 9.3 11 9.4
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.5 0.1 2 0.3 1.7 0.4

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 2.7
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 125 17 18 218 79 20
Future Vol, veh/h 125 17 18 218 79 20
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 136 18 20 237 86 22

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 154 0 413 136
Stage 1 - - - - 136 -
Stage 2 - - - - 277 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1426 - 595 913
Stage 1 - - - - 890 -
Stage 2 - - - - 770 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1426 - 587 913
Mov Cap-2 Maneuver - - - - 587 -
Stage 1 - - - - 890 -
Stage 2 - - - - 759 -

Approach EB WB NB
HCM Control Delay, s 0 0.6 11.8
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 633 - - 1426 -
HCM Lane V/C Ratio 0.17 - - 0.014 -
HCM Control Delay (s) 11.8 - - 7.6 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.6 - - 0 -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 1.9
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 262 69 50 196 34 27
Future Vol, veh/h 262 69 50 196 34 27
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 285 75 54 213 37 29

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 360 0 606 285
Stage 1 - - - - 285 -
Stage 2 - - - - 321 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1199 - 460 754
Stage 1 - - - - 763 -
Stage 2 - - - - 735 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1199 - 439 754
Mov Cap-2 Maneuver - - - - 439 -
Stage 1 - - - - 763 -
Stage 2 - - - - 702 -

Approach EB WB NB
HCM Control Delay, s 0 1.7 12.6
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 539 - - 1199 -
HCM Lane V/C Ratio 0.123 - - 0.045 -
HCM Control Delay (s) 12.6 - - 8.1 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.4 - - 0.1 -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 2.4
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 45 0 0 79 43 12
Future Vol, veh/h 45 0 0 79 43 12
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 49 0 0 86 47 13

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 133 47 60 0 - 0
Stage 1 47 - - - - -
Stage 2 86 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 861 1022 1544 - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 861 1022 1544 - - -
Mov Cap-2 Maneuver 861 - - - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.4 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1544 - 861 - -
HCM Lane V/C Ratio - - 0.057 - -
HCM Control Delay (s) 0 - 9.4 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.2 - -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 1.7
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 34 0 0 59 55 35
Future Vol, veh/h 34 0 0 59 55 35
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 37 0 0 64 60 38

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 124 60 98 0 - 0
Stage 1 60 - - - - -
Stage 2 64 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 871 1005 1495 - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 871 1005 1495 - - -
Mov Cap-2 Maneuver 871 - - - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.3 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1495 - 871 - -
HCM Lane V/C Ratio - - 0.042 - -
HCM Control Delay (s) 0 - 9.3 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.1 - -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
ANNEXATION CASE #AX-2023-04. To consider a request to annex property at 2250 & 2206
Jodeco Road into the City. The property contains two parcels with 20.408 +/- acres. The applicant
is Marketplace Storefronts, LLC. The applicant proposes to build a multifamily development with
320 units, plus a retail center with 30,000 square feet.

BACKGROUND INFORMATION:
The applicant has also applied for Comprehensive Plan Amendment Case #CP-2023-05 and
Rezoning Case #RZ-2023-06. Staff recommendation: Approval with conditions. Planning
Commission recommendation: Approval with conditions.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
ANNEXATION CASE #AX-2023-04.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 053-01017000 Class C Owner MARKETPLACE Land $29400
Property 2206 JODECO Acreage 0.27 Address STOREFRONTS LLC Value:
Address RD 1418 DRESDEN DR Building $0 Last 2 Sales
District County/UnIncorp BROOKHAVEN GA Value: Date Price Reason Qual
30319 Misc $0 2/3/2021 $30,000 n/a Q
Value: 10/27/2010 $0 GOVERNMENT U
Total $29400
Value:

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

Date created: 12/1/2023
Last Data Uploaded: 12/1/2023 2:27:02 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 053-01017005 Class C Owner MARKETPLACE Land $1.8831e+006
Property 2250 JODECO Acreage 20.238 Address STOREFRONTS LLC Value:
Address RD 1418 DRESDEN DRIVE Building $0 Last 2 Sales
District County/UnIncorp SUITE 200 Value: Date Price Reason Qual
ATLANTA GA 30319 Misc $0 4/22/2008 $5,400,000 n/a Q
Value: 7/29/2005 $3,300,000 n/a Q
Total $1883100
Value:

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

Date created: 12/1/2023
Last Data Uploaded: 12/1/2023 2:27:02 AM

Developed by
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Interim Community Development Director; Chief Planner

DATE: November 16, 2023

Subject: #AX-2023-04 For 2250 and 2206 Jodeco Road

I. PURPOSE

Consider a request for the annexation of property at 2250 and 2206 Jodeco Road, located in
unincorporated Henry County, into the Stockbridge City Limits. The property contains two
parcels with 20.408 +/- acres. The applicant is Marketplace Storefronts, LLC.

II. Background

Proposed Development 320 multi-family development with a retail shopping
center
Site Address 2250 and 2206 Jodeco Road
Parcel Identification 2250 Jodeco Road (Parcel #053-01017005)
2206 Jodeco Road (Parcel #053-01017000)
Parcel Acreage 20.408 +/- acres

Applicant Marketplace Storefronts, LLC.

Owner Marketplace Storefronts, LLC.

County Land Use Designation MX (Mixed-Use)

County Land Use Zoning MU (Mixed Use)

Current Use Vacant; Heavily wooded

#AX-2023-04 For 2250 and 2206 Jodeco Road

SURROUNDING AREAS

Location Adjacent Property Zoning

Properties to the North C-2 (General Commercial) - Henry County

Properties to the South ‘PUD’ (Planned Unit Development) - Stockbridge

Properties to the East N/A

Properties to the West C-3 (Heavy Commercial District); C-2 (General Commercial) - Henry
County

SURROUNDING FUTURE LAND USE DESIGNATIONS

Location Existing Land Use Existing Future Land Use
Designation
Property to the North Vacant Land MX (Mixed-Use)

Property to the South Bridges of Jodeco High-Density Mixed-Use

Property to the East N/A N/A

U-Haul Neighborhood
Property to the West Dealer; Emerson Village MX (Mixed-Use)
(Retail Shopping Center)

#AX-2023-04 For 2250 and 2206 Jodeco Road

III. Findings of Fact:

1. The applicant has also applied for a Comprehensive Plan Amendment (CP-2023-05) to
assign the future land use designation of High-Density Mixed-Use.

2. The applicant has also applied for a Rezoning application (RZ-2023-06) to assign the
zoning district of ‘PUD’ (Planned Unit Development).

3. The subject properties are currently zoned as MU (Mixed Use) by the Henry County
Zoning Ordinance and is currently designated as MX (Mixed-Use) by the Henry County
Future Land Use Map.

4. The vicinity of the area is mostly residential and commercial with the following zoning
classifications: C-3 (Heavy Commercial), C-1 (Neighborhood Commercial), RM
(Residential Multifamily), PD (Planned Development), and RA (Residential-Agricultural).
The subject property is adjacent to a parcel with a city zoning classification of PUD
(Planned Unit Development) and C-2 (General Commercial District).

5. A review of zoning files indicate that the subject property was rezoned from RA-200 to
C-2 (General Commercial District) by the Henry County Board of Commissioners on
January 3, 1967. A review of the zoning files also indicates that a portion of the property
(14.568 total acres) was rezoned from C-2 (General Commercial District) to MU (Mixed-
Use) on November 29, 2022, by the Henry County Board of Commissioners with
conditions.

#AX-2023-04 For 2250 and 2206 Jodeco Road

IV. Maps and Illustrations

Aerial Photo of 2250 and 2206 Jodeco Road

#AX-2023-04 For 2250 and 2206 Jodeco Road

#AX-2023-04 For 2250 and 2206 Jodeco Road

#AX-2023-04 For 2250 and 2206 Jodeco Road

Site Plan of 2250 and 2206 Jodeco Road

V. Analysis

Description

The applicant, Marketplace Storefronts, LLC. requests the annexation of two properties at 2250
and 2206 Jodeco Road, in unincorporated Henry County.

#AX-2023-04 For 2250 and 2206 Jodeco Road

The applicant proposes to build a mixed-use development with 320 multi-family units with 612
parking spaces that will be provided to the residents. The proposed mixed-use development will
include a 30,000 square foot retail shopping center with 189 parking spaces that will be provided,
a dog park, an amenity area, a maintenance/ car wash, and a 10-foot sidewalk.

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
limits of Stockbridge: #053-01018000 (2245 Jodeco Road), #053-01015001 (2239 Jodeco
Road), and #053-01015000.

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 is within the
boundary of another municipal corporation or county?

Yes, the subject property is located within the boundary of Henry County.

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.

#AX-2023-04 For 2250 and 2206 Jodeco Road

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 proposes to build a mixed-use development with 320 multi-family units
with 612 parking spaces that will be provided to the residents. The proposed mixed-use
development will include a 30,000 square foot retail shopping center with 189 parking
spaces that will be provided, a dog park, an amenity area, a maintenance/ car wash, and
a 10-foot sidewalk.

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

No, the subject property has a Henry County Future Land Use designation of MX (Mixed-
Use). The applicant has submitted a Comprehensive Plan Amendment (CP-2023-05) to
assign the future land use designation of High-Density Mixed-Use.

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-2023-06) to assign the zoning
district of ‘PUD’ (Planned Unit Development).

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 addition of the mixed-use development will provide additional economic growth to the
surrounding area with a proposed retail area that will provide both upscale shopping and
dining. Thuse, the retail uses would provide additional job opportunities to the residents in
the vicinity of the area. The development provides an alternative type of housing for any
upcoming residents of the area.

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 subject property appears to be physically capable of being developed. Any issue
regarding buffering, topography, drainage, access, size, and shape of the property will be
discussed during the plan review process.

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

#AX-2023-04 For 2250 and 2206 Jodeco Road

The area within the vicinity of the subject property consists of a mixture of residential and
commercial zoning districts. Thus, adjacent property owners should see an increase om
vehicular traffic on Jodeco Road if the development is approved.

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

A letter from the Henry County Water Authority, dated March 31, 2022, states that water
service can be made available to the subject property. However, a water line extension is
required at the developer’s expense. Therefore, the developer may require an acquisition
of the easement.

The letter also states that sewer treatment is available to the subject property through a
construction of the gravity line through the Western Parallel Connector Sanitary Sewer
Extension Project. This project is currently under design with no timetable for completion.

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

A traffic study was not submitted, and as result, staff is unable to connect on the overall
impact the proposed mixed-use development will have on the existing roads (Jodeco is
classified as a major arterial road while Feucht Drive is classified as a local road).

The proposed mixed-use development will be impacted by the Western Parallel Connector,
a new roadway that was approved by the Georgia Department of Transportation. The
roadway will begin from Jonesboro Road, located in unincorporated Henry County and will
end on Hudson Bridge Road. The roadway will bisect through the Bridges of Jodeco mixed-
used development and will continue through the proposed mixed-use development. The
addition of the Western Parallel Connector will have a positive impact since it will lead to a
decrease in traffic along Jodeco Road. The Western Parallel Connector will provide
necessary access to both nearby residences and businesses in the area and will add
sidewalks for pedestrian safety and walkability.

VI. Staff Recommendation

This Staff Report has demonstrated that the requested annexation via AX-2023-04 would
be necessary and desirable for the City of Stockbridge in conjunction with the requested
Comprehensive Plan Amendment (CP-2023-05) to assign the future land use designation
of High-Density Mixed-Use and the requested rezoning of RZ-2023-06 to assign the zoning
district of ‘PUD’ (Planned Unit Development). Therefore, the Planning and Zoning staff
recommends APPROVAL.

10
Presentation for AX-
2023-04
Presented To:
Planning Commission – November 16, 2023
Mayor and Council – December 11, 2023
Project Information
• Applicant: Marketplace Storefronts, LLC.
• Owner: Marketplace Storefronts, LLC.
• Applicant’s Request: Consider a request for the annexation of property at
2250 and 2206 Jodeco Road, located in unincorporated Henry County, into
the Stockbridge City Limits.
• Address of Property: 2250 and 2206 Jodeco Road
• Number of Acres:20.408 +/- acres
• Current Use: Vacant; Heavily wooded
• Current County Zoning: MU (Mixed Use)
• County Land Use Designation: MX (Mixed-Use)
ADJACENT PROPERTY ZONING

Location Adjacent Property Zoning

Properties to the North C-2 (General Commercial) - Henry County

Properties to the South ‘PUD’ (Planned Unit Development) - Stockbridge

Properties to the East N/A

Properties to the West C-3 (Heavy Commercial District); C-2 (General Commercial) -
Henry County
SURROUNDING
FUTURE LAND USE DESIGNATIONS
Existing
Location Existing Land Use Future Land Use Designation

Property to the North Vacant Land MX (Mixed-Use)

Property to the South Bridges of Jodeco High-Density Mixed-Use

Property to the East N/A
N/A

U-Haul Neighborhood Dealer; Emerson
Property to the West Village (Retail Shopping Center) MX (Mixed-Use)
Project Information
• The applicant proposes to build a mixed-use development with 320
multi-family units with 612 parking spaces that will be provided to the
residents. The proposed mixed-use development will include a 30,000
square foot retail shopping center with 189 parking spaces that will
be provided, a dog park, an amenity area, a maintenance/ car wash,
and a 10-foot sidewalk.
Section 9.8 of the Unified Development Code
Staff Analysis
(Section 9.8 of the Stockbridge Unified Development Code)

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 limits of Stockbridge: #053-01018000 (2245 Jodeco Road), #053-01015001 (2239 Jodeco
Road), and #053-01015000.
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 is within the boundary of another
municipal corporation or county? Yes, the subject property is located within the boundary of Henry County.
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.
Staff Analysis
(Section 9.8 of the Stockbridge Unified Development Code)

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 proposes to build a mixed-use
development with 320 multi-family units with 612 parking spaces that will be provided to the
residents. The proposed mixed-use development will include a 30,000 square foot retail shopping
center with 189 parking spaces that will be provided, a dog park, an amenity area, a maintenance/
car wash, and a 10-foot sidewalk.
6. Is the proposed annexation consistent with the Comprehensive Plan? No, the subject property
has a Henry County Future Land Use designation of MX (Mixed-Use). The applicant has submitted a
Comprehensive Plan Amendment (CP-2023-05) to assign the future land use designation of High-
Density Mixed-Use.
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-2023-06) to assign the zoning district of ‘PUD’ (Planned Unit
Development).
Staff Analysis
(Section 9.8 of the Stockbridge Unified Development Code)

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
addition of the mixed-use development will provide additional economic growth to the surrounding
area with a proposed retail area that will provide both upscale shopping and dining. Thuse, the retail
uses would provide additional job opportunities to the residents in the vicinity of the area. The
development provides an alternative type of housing for any upcoming residents of the area.
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 subject property appears to
be physically capable of being developed. Any issue regarding buffering, topography, drainage,
access, size, and shape of the property will be discussed during the plan review process.
10. The impact upon adjacent property owners should the request be granted: The area within the
vicinity of the subject property consists of a mixture of residential and commercial zoning districts.
Thus, adjacent property owners should see an increase om vehicular traffic on Jodeco Road if the
development is approved.
Staff Analysis
(Section 9.8 of the Stockbridge Unified Development Code)

11. The potential impact of the annexation on City infrastructure including water and sewage system: A letter
from the Henry County Water Authority, dated March 31, 2022, states that water service can be made available
to the subject property. However, a water line extension is required at the developer’s expense. Therefore, the
developer may require an acquisition of the easement. The letter also states that sewer treatment is available
to the subject property through a construction of the gravity line through the Western Parallel Connector
Sanitary Sewer Extension Project. This project is currently under design with no timetable for completion.
12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian and vehicular circulation
and traffic volumes: A traffic study was not submitted, and as result, staff is unable to connect on the overall
impact the proposed mixed-use development will have on the existing roads (Jodeco is classified as a major
arterial road while Feucht Drive is classified as a local road). The proposed mixed-use development will be
impacted by the Western Parallel Connector, a new roadway that was approved by the Georgia Department of
Transportation. The roadway will begin from Jonesboro Road, located in unincorporated Henry County and will
end on Hudson Bridge Road. The roadway will bisect through the Bridges of Jodeco mixed-used development
and will continue through the proposed mixed-use development. The addition of the Western Parallel
Connector will have a positive impact since it will lead to a decrease in traffic along Jodeco Road. The Western
Parallel Connector will provide necessary access to both nearby residences and businesses in the area and will
add sidewalks for pedestrian safety and walkability.
Staff Recommendation

• This Staff Report has demonstrated that the requested annexation via AX-
2023-04 would be necessary and desirable for the City of Stockbridge in
conjunction with the requested Comprehensive Plan Amendment (CP-2023-
05) to assign the future land use designation of High-Density Mixed-Use and
the requested rezoning of RZ-2023-06 to assign the zoning district of ‘PUD’
(Planned Unit Development). Therefore, the Planning and Zoning staff
recommends APPROVAL.
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-05. To consider a request to assign the future
land use designation of 'High-Density Mixed-Use' to property at 2250 & 2206 Jodeco Road, upon its
annexation into the City. The property contains two parcels with 20.408 +/- acres. The applicant is
Marketplace Storefronts, LLC. The applicant proposes to build a multifamily development with 320 units,
plus a retail center with 30,000 square feet.
BACKGROUND INFORMATION:
The applicant has also applied for Annexation Case #AX-2023-04 and Rezoning Case
#RZ-2023-06. Staff recommendation: Approval with conditions. Planning Commission
recommendation: Approval with conditions.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-05.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 053-01017000 Class C Owner MARKETPLACE Land $29400
Property 2206 JODECO Acreage 0.27 Address STOREFRONTS LLC Value:
Address RD 1418 DRESDEN DR Building $0 Last 2 Sales
District County/UnIncorp BROOKHAVEN GA Value: Date Price Reason Qual
30319 Misc $0 2/3/2021 $30,000 n/a Q
Value: 10/27/2010 $0 GOVERNMENT U
Total $29400
Value:

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

Date created: 12/1/2023
Last Data Uploaded: 12/1/2023 2:27:02 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 053-01017005 Class C Owner MARKETPLACE Land $1.8831e+006
Property 2250 JODECO Acreage 20.238 Address STOREFRONTS LLC Value:
Address RD 1418 DRESDEN DRIVE Building $0 Last 2 Sales
District County/UnIncorp SUITE 200 Value: Date Price Reason Qual
ATLANTA GA 30319 Misc $0 4/22/2008 $5,400,000 n/a Q
Value: 7/29/2005 $3,300,000 n/a Q
Total $1883100
Value:

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

Date created: 12/1/2023
Last Data Uploaded: 12/1/2023 2:27:02 AM

Developed by
TRACT 1

All of that tract or parcel of land lying and being in Land Lot 78, 6th District, Henry County,
Georgia and being more particularly described as follows:

BEGINNING at a 1/2" iron pin and plastic cap placed at the intersection of the north land lot
line of Land Lot 78 with the west right-of-way line of Feucht Road (having a variable right-of-
way), thence running along said right-of-way line of Feucht Road the following metes and
bounds; S 01°45'46" E a distance of 19.49' to a concrete monument found; run along the arc
of a curve turning to the right with an arc length of 172.64', with a radius of 665.25', with a
chord bearing of S 15°20'30" W, with a chord length of 172.16' to a point; N 67°13'25" W a
distance of 39.00' to a point; S 23°36'40" W a distance of 18.25' to a point; S 65°33'14" E a
distance of 39.00' to a point; run along the arc of a curve turning to the right with an arc length
of 135.72', with a radius of 665.25', with a chord bearing of S 30°17'26" W, with a chord length
of 135.48' to a point; S 48°48'24" W a distance of 48.96' to a concrete monument found; run
along the arc of a curve turning to the right with an arc length of 57.38', with a radius of
656.25', with a chord bearing of S 42°48'52" W, with a chord length of 57.36' to a concrete
monument found; S 44°40'51" E a distance of 5.50' to a concrete monument found; run along
the arc of a curve turning to the right with an arc length of 33.84', with a radius of 661.75', with
a chord bearing of S 46°47'02" W, with a chord length of 33.83' to a point; S 48°14'56" W a
distance of 39.91' to a concrete monument found; N 41°45'12" W a distance of 55.50' to a
point; S 48°14'56" W a distance of 30.00' to a point; S 41°45'12" E a distance of 55.50' to a
point; S 48°14'56" W a distance of 35.00' to a point; S 50°09'29" W a distance of 145.17' to a
concrete monument found; run along the arc of a curve turning to the left with an arc length of
22.28', with a radius of 279.54', with a chord bearing of S 47°40'24" W, with a chord length of
22.28' to a point; run along the arc of a compound curve turning to the left with an arc length
of 151.20', with a radius of 280.00', with a chord bearing of S 28°12'58" W, with a chord length
of 149.37' to a concrete monument found; S 77°15'14" E a distance of 3.50' to a concrete
monument found; run along the arc of a curve turning to the left with an arc length of 71.89',
with a radius of 276.50', with a chord bearing of S 05°17'52" W, with a chord length of 71.69'
to a concrete monument found; S 02°09'03" E a distance of 25.00' to a concrete monument
found; S 89°45'16" W a distance of 67.91' to a point; S 00°35'24" W a distance of 59.00' to a
concrete monument found on the north right-of-way line of Jodeco Road (having a variable
right-of-way); thence running along said right-of-way line of Jodeco Road the following metes
and bounds; run along the arc of a curve turning to the right with an arc length of 34.14', with
a radius of 2032.48', with a chord bearing of N 88°55'43" W, with a chord length of 34.14' to a
concrete monument found; N 79°50'44" W a distance of 98.08' to a concrete monument
found; run along the arc of a curve turning to the right with an arc length of 133.26', with a
radius of 2020.48', with a chord bearing of N 84°00'38" W, with a chord length of 133.23' to a
1/2" iron pin and plastic cap placed; thence leaving said right-of-way line of Jodeco Road, N
01°35'19" E a distance of 866.10' to a 1/2" iron pin and plastic cap placed on the north line of
Land Lot 78; thence running along said land lot line, S 89°17'07" E a distance of 804.51' to a
1/2" iron pin and plastic cap placed and the POINT OF BEGINNING.

Said Tract 1 containing 11.282 acres.
TRACT 2

All of that tract or parcel of land lying and being in Land Lot 78, 6th District, Henry County,
Georgia and being more particularly described as follows:

BEGINNING at 1/2" iron pin and plastic cap placed at the intersection of the north right-of-way
line of Jodeco Road (having a variable right-of-way) with the northeast mitered right-of-way
line of Feucht Road (having a variable right-of-way); thence running along said mitered right-
of-way N 41°30'45" W a distance of 80.84' to a 1/2" iron pin and plastic cap placed on the
east right-of-way line of Feucht Road; thence running along said right-of-way line of Feucht
Road the following metes and bounds; N 02°09'03" W a distance of 5.00' to a point; run along
the arc of a curve turning to the right with an arc length of 178.80', with a radius of 223.50',
with a chord bearing of N 20°46'03" E, with a chord length of 174.07' to a point; run along the
arc of a compound curve turning to the right with an arc length of 17.84', with a radius of
223.68', with a chord bearing of N 43°50'11" E, with a chord length of 17.83' to a point; N
46°20'23" E a distance of 145.17' to a concrete monument found; N 48°14'56" E a distance of
35.00' to a concrete monument found; S 41°45'04" E a distance of 44.00' to a concrete
monument found; N 48°14'56" E a distance of 30.00' to a concrete monument found; N
41°45'04" W a distance of 44.00' to a concrete monument found; N 48°14'56" E a distance of
39.91' to a concrete monument found; run along the arc of a curve turning to the left with an
arc length of 346.03', with a radius of 707.25', with a chord bearing of N 34°13'56" E, with a
chord length of 342.59' to a concrete monument found at the intersection of the east right-of-
way line of Feucht Road with the west original right-of-way line of Feucht Road (being 50 feet
wide); thence running along said west original right-of-way line of Feucht Road the following
metes and bounds; S 01°46'58" E a distance of 479.25' to a 1/2" iron pin and plastic cap
placed; S 04°33'51" E a distance of 95.58' to a 1/2" iron pin and plastic cap placed; thence
leaving said original right-of-way line of Feucht Road the following metes and bounds; S
89°15'36" W a distance of 199.71' to a 1-1/2" open top pipe found; S 10°37'35" E a distance
of 81.71' to a 1/2" iron pin and plastic cap placed on the north right-of-way line of Jodeco
Road; thence running along said right-of-way line of Jodeco Road along the arc of a curve
turning to the right with an arc length of 237.30', with a radius of 2013.45', with a chord
bearing of S 80°57'06" W, with a chord length of 237.16' to a 1/2" iron pin and plastic cap
placed and the POINT OF BEGINNING.

Said Tract 2 containing 3.547 acres.
TRACT 3

All of that tract or parcel of land lying and being in Land Lot 78, 6th District, Henry County,
Georgia and being more particularly described as follows:

BEGINNING at a 1/2" iron pin and plastic cap placed at the intersection of the north land lot
line of Land Lot 78 with the west right-of-way line of Interstate 75 (having a variable right-of-
way), thence running along said right-of-way line of Interstate 75 the following metes and
bounds S 04°39'00" W a distance of 240.90' to a point; run along the arc of a curve turning to
the left with an arc length of 211.31', with a radius of 1225.92', with a chord bearing of S
00°36'39" W, with a chord length of 211.05' to a concrete monument found at the northwest
mitered right-of-way line of Interstate 75 and Jodeco Road; thence running along said mitered
right-of-way line, S 27°03'48" W a distance of 274.88' to a 1/2" iron pin and plastic cap placed;
thence leaving said mitered right-of-way, S 76°57'30" W a distance of 200.92' to a 1/2" iron
pin and plastic cap placed on the original east right-of-way line of Feucht Road (being 50 feet
wide); thence running along the original east property line of Feucht Road the following metes
and bounds; N 12°54'07" W a distance of 41.23' to a concrete monument found; N 03°48'42"
W a distance of 56.71' to a 1/2" iron pin and plastic cap placed; N 01°44'50" W a distance of
649.47' to a 1/2" iron pin and plastic cap placed on the north line of Land Lot 78; thence
leaving said right-of-way line of Feucht Road and running along said land lot line, S 89°17'07"
E a distance of 375.39' to a 1/2" iron pin and plastic cap placed and the POINT OF
BEGINNING.

Said Tract 3 containing 5.309 acres.
MASTER
STORMWATER SECURITY 4 STORY AMENITY CLUB/
LEASING MAIL SECURITY
DETENTION GATES MULTIFAMILY AREA
KIOSK GATES
AREA

4 STORY
10' PU

MULTIFAMILY
SIDEWALK PU

TRASH
ROOM

METER SRR
ROOM
ELEV.

DEM

TRASH
ROOM

UP
METER SRR
ROOM
ELEV.

PU

MED

DW

AMENITY

MED

UP

MED
AREA
D W

WD

UP

PU

MED

DW

D W

RETAIL D

DEM AMENITY
PU

MED

4 STORY

UP

WD

DW

PU

MED

MULTIFAMILY
AMENITY
TRASH
ROOM

METER
SRR
ROOM
ELEV.

PU

UP

MED
UP

COMMON
DEM

PU

AREA

10' SIDEWALK
MAINT.

DOG
PARK

RETAIL

COMMON
AREA

DOG PARK

10' SIDEWALK 4 STORY MAINTENANCE/
MULTIFAMILY CARWASH
Engineering Division

March 31, 2022

Re: Water and Sewer Services - Availability
Proposed Development: Commercial
Property Information: 2250 Jodeco Road Parcel Nos. 053-01017000, 053-01017005
LLs 78; District 6; 11.88+/- acres
Proposed Zoning: RM
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

You have requested that this Authority provide you with information concerning the present
availability of water and sewer services to the above-described property. This letter is being
provided for informational purposes only and will not act to reserve water capacity to you or the
property and will not create any liability to the Authority. The information contained in this letter
will remain in effect for a period of 365 days from the date of this letter unless subsequently
notified in writing by the Authority. The information provided herein is based upon the above-
stated zoning of the property. Any deviation in zoning that would increase density or usage above
that evaluated by the Authority will automatically void the information provided herein and will
require a separate re-evaluation by this Authority.

Water service can be made available to the property described above by way of a line extension,
at the developer’s expense. A fire flow test calculated in the area revealed the following data:

Static: 84 psi
Residual: 70 psi
Flow 2250 gpm
Calculated Flow @ 20 psi: 5112 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
1000 gpm for said commercial development as established by the Henry County Board of
Commissioners.

Sewage treatment is available for the property. Sewer line capacity can be made available via
the construction of a gravity line along the Western Parallel Connector Sanitary Sewer
Extension project. This project is currently under design with no established date for
completion.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Preliminary Site Plan dated
03/01/2022 prepared by J. Lancaster Associates, Inc.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Interim Community Development Director; Chief Planner

DATE: November 16, 2023

Subject: #CP-2023-05 For 2250 and 2206 Jodeco Road

I. PURPOSE

Consider a Comprehensive Plan Amendment application by Marketplace Storefronts,
LLC. to assign the future land use designation of ‘High-Density Mixed-Use’ to the
property at 2250 and 2206 Jodeco Road, located in unincorporated Henry County after
the parcels are annexed into the Stockbridge City Limits. The property contains two
parcels with 20.408 +/- total acres. The purpose of the request is to allow for a mixed-
use development.

II. Background

Proposed Development 320 multi-family development with a retail
shopping center
Site Address 2250 and 2206 Jodeco Road

Parcel Identification 2250 Jodeco Road (Parcel #053-01017005)

Parcel Acreage 20.408 +/- acres

Applicant Marketplace Storefronts, LLC.

Owner Marketplace Storefronts, LLC.

County Land Use Designation Mixed Use (Henry County)

#CP-2023-05 For 2250 and 2206 Jodeco Road

County Land Use Zoning Mixed Use (Henry County)

Number of Proposed Units Per Acre 16 dwelling units per acre

Current Use Vacant; Heavily wooded

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Property to the North Vacant Land MX (Mixed-Use)

Property to the South Bridges of Jodeco High-Density Mixed-Use

Property to the East N/A N/A

U-Haul Neighborhood
Property to the West Dealer; Emerson Village MX (Mixed-Use)
(Retail Shopping Center)

SURROUNDING LAND USE DENSITIES

Name of Subdivision/Development Units Estimate Density Per
Acres

Argento at the Bridges 306 20 units per acre

Marketplace Storefronts, LLC. 320 16 units per acre

Thompson Thrift Multifamily 214 10 units per acre

Townhomes (Bridges of Jodeco) 140 9 units per acre

Plantation Walk (Henry County) 74 3 units per acre

#CP-2023-05 For 2250 and 2206 Jodeco Road

Walden (Henry County) 259 2 units per acre

III. Findings of Fact

1. The applicant also applied for an annexation application (AX-2023-04) for both
subject properties to be annexed into the City limits. The case will be heard
concurrently.

2. The applicant has also applied for a Rezoning application (RZ-2023-06) to assign
the zoning district of ‘PUD’ (Planned Unit Development). The case will be heard
concurrently.

3. The vicinity of the area is mostly residential and commercial with a combination of MX
(Mixed Use), Medium Density, and High-Density Mixed-Use. There is also an existing
mixed-use development to the South, and several retail uses located to the West.

4. The subject property has frontage on Jodeco Road which is classified as an arterial
road. The subject property also has access to Feucht Drive, which is classified as a
local road.

#CP-2023-05 For 2250 and 2206 Jodeco Road

IV. Maps and Illustrations

Aerial Photo of 2250 and 2206 Jodeco Road

#CP-2023-05 For 2250 and 2206 Jodeco Road

#CP-2023-05 For 2250 and 2206 Jodeco Road

Site Plan of 2250 and 2206 Jodeco Road

#CP-2023-05 For 2250 and 2206 Jodeco Road

Renderings of Apartments

#CP-2023-05 For 2250 and 2206 Jodeco Road

V. Analysis

Project Description

The applicant has requested a Comprehensive Plan Amendment to assign the City Future
Land Use Designation of High-Density Mixed-Use to allow for a mixed-use development
with 320 multi-family units with 612 parking spaces that will be provided to the residents.
The proposed mixed-use development will include a 30,000 square foot retail shopping
center with 189 parking spaces that will be provided, a dog park, an amenity area, a
maintenance/ car wash, and a 10-foot sidewalk.

The Henry County Future Land Use Map currently designates the property as MX (Mixed
Use). However, if the proposed annexation (AX-2023-04) is approved by the City, the
property would be assigned the City future land use designation of High-Density Mixed-
Use.

The subject property is currently zoned as MU (Mixed Use) by the Henry County Zoning
Ordinance. However, once the proposed annexation is approved by the city, it will be
assigned to the PUD (Planned Unit Development) zoning district. Page 45 of the City of
Stockbridge 2024 Comprehensive Plan states the PUD (Planned Unit Development)
zoning district is compatible with all the Future Land Use Designation which includes the
proposed High-Density Mixed-Use designation.

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 High-Density Mixed-Use is
necessary because the PUD zoning district is compatible with all of the Land Use
Designations in the city, which includes the proposed High-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 and 44.

#CP-2023-05 For 2250 and 2206 Jodeco Road

To attract and retain high-quality and diverse employers with quality of
life, education, culture, housing, healthcare, retail, and recreation
facilities.
Community
Goals and Maintain a family friendly environment and focus on attracting and
Policies retaining young adults.
To ensure that new developments promote a better sense of place and
(pg. 42-44) preserve valued elements of community character.
Encourage mixed-use development to promote a live, work, play concept.

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 designation that are
adjacent to the subject property, which includes the existing Bridges of Jodeco mixed-use
development that is located to the South. Page 45 of the 2024 Comprehensive Plan
identifies the PUD zoning district as being compatible with all of the Future Land Use
designations including the requested High-Density Mixed-Use designation. To allow for
the proposed zoning, the applicant has requested the rezoning of the property to assign
the PUD zoning district to allow the proposed mixed-use development to be built.

3. Suitability of the Site’s Location.

The applicant is proposing 320 dwelling units per acre on 20.408 total acres with a density
of 16 dwelling units per acre. Regarding the surrounding densities of the area, the adjacent
Argento at the Bridges apartment, located in the Bridges of Jodeco mixed-use
development, has 320 units on 15.19 total acres for a density of 16 units per acre. The
Bridges of Jodeco also includes 140 townhomes being built on 16.16 units for a density of
9 units per acre. In addition, an applicant is proposing to build a 214-townhome
development on an estimated 20.92 total acres for an estimated density of 10 units per
acre.

The nearby subdivision of Plantation Walk in unincorporated Henry County has 74 units
on an estimated 23.33 total acres, for an estimated density of 3 units per acre. The nearby
Walden subdivision has 259 residential units on an estimated 123.20 total acres for an
estimated density of 2 units per acre.

The requested 16 units per acre by the applicant is therefore consistent with the
surrounding land use densities in the area.

#CP-2023-05 For 2250 and 2206 Jodeco Road

4. Maintaining the Current Land Use Designation.

The proximity of the existing mixed-use development, retail shopping center, a church,
and several subdivisions make the requested High-Density Mixed-Use Future Land Use
Designation an appropriate future land use for the subject property. The location of the
proposed mixed-use development along Jodeco Road, which is a major arterial road,
makes it more suitable for a mixed-use development.

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2023-03 would be necessary and desirable for the subject
property in conjunction with the requested annexation of the property via AX-2023-04
and the requested rezoning of RZ-2023-06 to assign the zoning district of ‘PUD’
(Planned Unit Development). Therefore, the Planning and Zoning staff recommends
APPROVAL.

10
Presentation
for CP-2023-
05
Presented To:
Planning Commission – November 16,
2023
Mayor and Council – December 11,
2023
Case Facts
• Applicant: Marketplace Storefronts, LLC.
• Owner: Marketplace Storefronts, LLC.
• Applicant’s Request: assign the future land use designation of ‘High-Density Mixed-Use’ to allow for a mixed-
use development.
• Number of Proposed Units Per Acre:
• Address of Property: 2250 and 2206 Jodeco Road
• Number of Acres: 20.408 +/- acres
• Project Characteristics: Vacant; Heavily wooded
• County Land Use Designation: Mixed Use (Henry County)
• County Land Use Zoning : MX (Mixed-Use) (Henry County)
• Sign Posting: November 1, 2023
City of Stockbridge Comprehensive Plan
(2018-2038)
SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use Designation

Property to the North Vacant Land MX (Mixed-Use)
Property to the South High-Density Mixed-Use
Bridges of Jodeco
Property to the East N/A
N/A
U-Haul Neighborhood MX (Mixed-Use)
Property to the West
Dealer; Emerson Village
(Retail Shopping Center)
SURROUNDING LAND USE DENSITIES
Units
Name of Subdivision Estimate Density Per Acres

Argento at the Bridges 20 units per acre
306

Marketplace Storefronts, LLC. 320 16 units per acre

Thompson Thrift Multifamily 214 10 units per acre

Townhomes (Bridges of Jodeco) 140 9 units per acre

Plantation Walk (Henry County) 74 3 units per acre

Walden (Henry County) 259 2 units per acre
• The applicant proposes to develop a mixed-use
development with 320 multi-family units with
612 parking spaces that will be provided to the
residents. The proposed mixed-use development
Project will include a 30,000 square foot retail shopping
Information center with 189 parking spaces that will be
provided, a dog park, an amenity area, a
maintenance/ car wash, and a 10-foot sidewalk.
To attract and retain high-quality and
Staff Analysis diverse employers with quality of life,
education, culture, housing,
Community
(Section 9.2.7 of The Unified healthcare, retail, and recreation
Goals and
Development Code) facilities.
Policies Maintain a family friendly environment
1. Consistency with the Comprehensive Plan: and focus on attracting and retaining
The request to assign the Future Land Use
young adults.
designation of High-Density Mixed-Use is (pg. 42-44)
necessary because the PUD zoning district is
compatible with all of the Land Use To ensure that new developments
Designations in the city, which includes the
proposed High-Density Mixed-Use promote a better sense of place and
designation. In addition, the proposed preserve valued elements of
mixed-use development is consistent with community character.
the policy goals that are found in the
current City of Stockbridge Comprehensive
Plan that are found on pages 42 and 44. Encourage mixed-use development
to promote a live, work, play concept.
Staff Analysis (cont.)
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 designation that are adjacent to the subject property, which
includes the existing Bridges of Jodeco mixed-use development that is located to the South. Page 45 of the 2024
Comprehensive Plan identifies the PUD zoning district as being compatible with all of the Future Land Use designations
including the requested High-Density Mixed-Use designation. To allow for the proposed zoning, the applicant has requested
the rezoning of the property to assign the PUD zoning district to allow the proposed mixed-use development to be built.
3. Suitability of the Site’s Location: The applicant is proposing 320 dwelling units per acre on 20.408 total acres with a density
of 16 dwelling units per acre. Regarding the surrounding densities of the area, the adjacent Argento at the Bridges
apartment, located in the Bridges of Jodeco mixed-use development, has 320 units on 15.19 total acres for a density of 16
units per acre. The Bridges of Jodeco also includes 140 townhomes being built on 16.16 units for a density of 9 units per acre.
In addition, an applicant is proposing to build a 214-townhome development on an estimated 20.92 total acres for an
estimated density of 10 units per acre. The nearby subdivision of Plantation Walk in unincorporated Henry County has 74
units on an estimated 23.33 total acres, for an estimated density of 3 units per acre. The nearby Walden subdivision has 259
residential units on an estimated 123.20 total acres for an estimated density of 2 units per acre. The requested 16 units per
acre by the applicant is therefore consistent with the surrounding land use densities in the area.
4. Maintaining the Current Land Use Designation: The proximity of the existing mixed-use development, retail shopping center,
a church, and several subdivisions make the requested High-Density Mixed-Use Future Land Use Designation an appropriate
future land use for the subject property. The location of the proposed mixed-use development along Jodeco Road, which is a
major arterial road, makes it more suitable for a mixed-use development.
Recommendation

• This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2023-05 would be
necessary and desirable for the subject property in conjunction with
the requested annexation of the property via AX-2023-04 and the
requested rezoning of RZ-2023-06 to assign the zoning district of
‘PUD’ (Planned Unit Development). Therefore, the Planning and
Zoning staff recommends APPROVAL.
Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 053-01017000 Class C Owner MARKETPLACE Land $29400
Property 2206 JODECO Acreage 0.27 Address STOREFRONTS LLC Value:
Address RD 1418 DRESDEN DR Building $0 Last 2 Sales
District County/UnIncorp BROOKHAVEN GA Value: Date Price Reason Qual
30319 Misc $0 2/3/2021 $30,000 n/a Q
Value: 10/27/2010 $0 GOVERNMENT U
Total $29400
Value:

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

Date created: 12/1/2023
Last Data Uploaded: 12/1/2023 2:27:02 AM

Developed by
City of Stockbridge
MEETING DATE
AGENDA ITEM
December 11, 2023 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2023-06. To consider a request to assign the zoning district of 'PUD' (Planned
Unit Development) to property at 2250 & 2206 Jodeco Road, upon its annexation into the City. The
property contains two parcels with 20.408 +/- acres. The applicant is Marketplace Storefronts, LLC. The
applicant proposes to build a multifamily development with 320 units, plus a retail center with 30,000
square feet.
BACKGROUND INFORMATION:
The applicant has also applied for Annexation Case #AX-2023-04 and Comprehensive Plan
Amendment Case #CP-2023-05. Staff recommendation: Approval with conditions. Planning
Commission recommendation: Approval with conditions.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2023-06.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 053-01017005 Class C Owner MARKETPLACE Land $1.8831e+006
Property 2250 JODECO Acreage 20.238 Address STOREFRONTS LLC Value:
Address RD 1418 DRESDEN DRIVE Building $0 Last 2 Sales
District County/UnIncorp SUITE 200 Value: Date Price Reason Qual
ATLANTA GA 30319 Misc $0 4/22/2008 $5,400,000 n/a Q
Value: 7/29/2005 $3,300,000 n/a Q
Total $1883100
Value:

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

Date created: 12/1/2023
Last Data Uploaded: 12/1/2023 2:27:02 AM

Developed by
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Interim Community Development Director; Chief Planner

DATE: November 16, 2023

Subject: #RZ-2023-06 For 2250 and 2206 Jodeco Road

I. PURPOSE

Consider a request to assign the zoning district of ‘PUD’ (Planned Unit Development) to allow
for the purpose of a developing a 320 multi-family unit development with a retail shopping center.
The subject property contains two parcels, as follows:

• 2250 Jodeco Road (Parcel #053-01017005) – Contains 20.138 +/- acres within 3 tracts.
• 2206 Jodeco Road (Parcel #053-01017000) – Contains 0.27 +/- acres.

The applicant also simultaneously submitted two other applications to the City of Stockbridge as
are listed below:

• Annexation Application (AX-2023-04) – The applicant requests the subject property be
annexed into the City of Stockbridge from unincorporated Henry County.

• Comprehensive Plan Amendment (CP-2023-05) – The applicant requests to assign the
Future Land Use designation of High-Density Mixed-Use to the subject property.

II. Background

Proposed Development 320 multi-family development with a retail
shopping center
Site Address 2250 and 2206 Jodeco Road
Parcel Identification 2250 Jodeco Road (Parcel #053-01017005)
2206 Jodeco Road (Parcel #053-01017000)
Parcel Acreage 20.408 +/- acres
Applicant Marketplace Storefronts, LLC.

1|Page
Owner Marketplace Storefronts, LLC.

Current Zoning Mixed Use (Henry County)

Current Use Vacant; Heavily wooded

SURROUNDING LAND USE AND ZONING

Location Existing Land Use Existing Zoning
Property to the North Vacant Land C-2 (General Commercial) - Henry
County
Property to the South Bridges of Jodeco ‘PUD’ (Planned Unit Development) -
Stockbridge

Property to the East N/A N/A

U-Haul Neighborhood Dealer;
Property to the West Emerson Village (Retail MX (Mixed-Use) - Henry County
Shopping Center)

III. Finding of Facts

1. A review of zoning files indicate that the subject property was rezoned from RA-200 to C-2
(General Commercial District) by the Henry County Board of Commissioners on January 3,
1967. A review of the zoning files also indicates that a portion of the property (14.568 total
acres) was rezoned from C-2 (General Commercial District) to MU (Mixed-Use) on
November 29, 2022, by the Henry County Board of Commissioners with conditions.

2. The current Henry County Future Land Use Map designates the subject property as MX
(Mixed Use). The applicant will be seeking to assign the city Future Land Use designation
of High-Density Mixed-Use once the subject property is annexed. The case will be heard
concurrently.

3. The subject property has frontage on Jodeco Road which is classified as an arterial road.
The subject property also has access to Feucht Drive, which is classified as a local road.

4. The applicant also applied for an annexation application for both subject properties to be
annexed into the City limits. The case will be heard concurrently.

5. The vicinity of the area is mostly residential and commercial with the following zoning
classifications: C-3 (Heavy Commercial), C-1 (Neighborhood Commercial), RM (Residential
Multifamily), PD (Planned Development), and RA (Residential-Agricultural). The subject
property is adjacent to a parcel with a city zoning classification of PUD (Planned Unit
Development) and C-2 (General Commercial District).

2|Page
IV. Maps and Illustrations

Aerial Photo of 2250 and 2206 Jodeco Road

3|Page
4|Page
Site Plan of 2250 and 2206 Jodeco Road

5|Page
Renderings of Apartments

6|Page
Renderings of Commercial Buildings

7|Page
8|Page
Project Layout of Western Parallel Connector

9|Page
V. Analysis

Project Description

The applicant proposes to develop a mixed-use development with 320 multi-family units
with 612 parking spaces that will be provided to the residents. The proposed mixed-use
development will include a 30,000 square foot retail shopping center with 189 parking
spaces that will be provided, a dog park, an amenity area, a maintenance/ car wash, and
a 10-foot sidewalk.

The subject property contains 20.138 acres and is comprised of two parcels. Both parcels
are heavily wooded. The development proposes one full access driveway on Jodeco
Road.

The subject property is currently zoned as MU (Mixed Use) by the Henry County Zoning
Ordinance. However, once the proposed annexation (AX-2023-04) is approved by the
city, it will be assigned to the City zoning district 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 unincorporated Henry County and is not currently
consistent with the City Future Land Use Map. However, once the proposed development is
annexed into the City, it will be assigned the City Future Land Use designation of High-Density
Mixed-Use. The proposed mixed-use development meets the overall characterization of the High-
Density Mixed-Use designation, which states that it is “characterized by mixed-use developments
incorporating mostly commercial uses with some office tenants, and high-density residential uses.
Furthermore, the applicant is proposing to build four story multi-family units, which meets the intent
and purpose of the High-Density Mixed-Use designation, which states, “This area would allow for
larger than three-story buildings, combining street-level commercial/ retail/ office uses with the
other stories accommodating office or lofts/ apartments/condominiums.”

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The proposed development is consistent with the policy goals of the City of Stockbridge 2024
Comprehensive Plan that are listed on pages 42 and 44:

• To attract and retain high-quality and diverse employers with quality of life, education, culture,
housing, healthcare, retail, and recreation facilities.

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

• To ensure that new developments promote a better sense of place and preserve valued
elements of community character.

• Encourage mixed-use development to promote a live, work, play concept.

Page 45 of the City of Stockbridge 2024 Comprehensive Plan states the PUD (Planned Unit
Development) zoning classification is compatible with all of the Future Land Use Designation which
includes the proposed High-Density Mixed-Use designation. In addition, the proposed High-
Density Mixed-Use designation is compatible with other land use designations in the vicinity.
Currently, there is a High-Density Mixed-Use designation located to the South and to the West of
the Stockbridge City limits. For these reasons, the proposed mixed-use development is consistent
with the Comprehensive Plan.

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 development of the site as a mixed-use development is 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 purpose and intent of the PUD 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.

The proposed development is consistent with the overall purpose and intent of the Unified
Development Code. Section 1.4 of the Stockbridge Unified Development Code provides 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.

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

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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 approval of the requested zoning classification of PUD (Planned Unit Development) to the
proposed mixed-use development will have a positive effect on the subject property. Currently, the
area surrounding the subject property is characterized by a mixture of both commercial and
residential uses. Furthermore, the proposed mixed-use development is adjacent to an existing
mixed-used development that is zoned PUD (Planned Unit Development).

The addition of the mixed-use development will provide additional economic growth to the
surrounding area with a proposed retail area that will provide both upscale shopping and dining.
Thuse, the retail uses would provide additional job opportunities to the residents in the vicinity of
the area. The development provides an alternative type of housing for any upcoming residents of
the area. In addition, the proposed development would encourage physical activity with a 10-foot
sidewalk as shown on the conceptual site plan.

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 subject property appears to be physically capable of being developed. Any issue regarding
buffering, topography, drainage, access, size, and shape of the property will be discussed during
the plan review process.

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

The area within the vicinity of the subject property consists of a mixture of residential and
commercial zoning districts. Thus, adjacent property owners should see an increase in vehicular
traffic on Jodeco Road if the development is approved.

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

A letter from the Henry County Water Authority, dated March 31, 2022, states that water service
can be made available to the subject property. However, a water line extension is required at the
developer’s expense. Therefore, the developer may require an acquisition of the easement.

The letter also states that sewer treatment is available to the subject property through a
construction of the gravity line through the Western Parallel Connector Sanitary Sewer Extension
Project. This project is currently under design with no timetable for completion.

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

A traffic study was not submitted, and as result, staff is unable to connect on the overall impact the
proposed mixed-use development will have on the existing roads (Jodeco is classified as a major
arterial road while Feucht Drive is classified as a local road).

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The proposed mixed-use development will be impacted by the Western Parallel Connector, a new
roadway that was approved by the Georgia Department of Transportation. The roadway will begin
from Jonesboro Road, located in unincorporated Henry County and will end on Hudson Bridge
Road. The roadway will bisect through the Bridges of Jodeco mixed-used development and will
continue through the proposed mixed-use development. The addition of the Western Parallel
Connector will have a positive impact since it will lead to a decrease in traffic along Jodeco Road.
The Western Parallel Connector will provide necessary access to both nearby residences and
businesses in the area and will add sidewalks for pedestrian safety and walkability.

The proposed mixed-use development will have an impact on the following schools that are in the
vicinity: Pates Creek Elementary, Dutchtown Middle School and Dutchtown High School. The
proposed mixed-use development will generate 144 students based on the proposed 320 dwelling
units. The addition of the 144 students would result in a total of 6 classrooms between the three
schools impacted by the proposed development.

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 request to assign the zoning classification of PUD (Planned Unit Development) once the
subject property is annexed into the City limits is consistent with the policies and goals of the
Unified Development Code.

Furthermore, the proposed development meets the regulations of the PUD zoning district. In
addition, the development is consistent with the assigned Future Land Use Designation of High-
Density Mixed-Use.

The mixed-use development features a balanced mixture of both retail and residential uses where
residents can live and shop. As mentioned, the development will include a retail shopping center
that will provide jobs and bring additional services to the incoming residents of the proposed mixed-
use development and the vicinity of the area.

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

Currently, the subject property is zoned MU (Mixed-Use) by the Henry County Zoning Map which
allows mixed-use developments. Since the property is adjacent to an existing mixed-use
development, it would be more feasible and realistic for a mixed-use development to be built.

VI. STAFF RECOMMENDATION

Staff recommends approval with conditions for the proposed rezoning to assign the zoning
district of ‘PUD’ (Planned Unit Development) to the property at 2250 and 2206 Jodeco Road with
the following conditions:

1. The density rate shall be capped at 16 dwelling units per acre or a maximum of 320
residential units for the entire proposed mixed-use development.

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2. Land disturbance permits may not be issued until the construction of a gravity line along
the Western Parallel Connector Sanitary Sewer Extension Project is completed.

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

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Presentation for
RZ-2023-06

Presented To:
Planning Commission – November
16, 2023
Mayor and Council – December 11,
2023
Case Facts

• Applicant: Marketplace Storefronts, LLC.
• Owner: Marketplace Storefronts, LLC.
• Applicant’s Request: Assign the zoning district of ‘PUD’ (Planned Unit
Development) to allow for the purpose of a developing a 320 multi-family unit
development with a retail shopping center.
• Address of Property: 2250 and 2206 Jodeco Road
• Number of Acres: 20.408 +/- acres
• Project Characteristics:
• City Land Use Zoning: Mixed Use (Henry County)
• Sign Posting: November 1, 2023
A review of zoning files indicate that the
subject property was rezoned from RA-200 to
C-2 (General Commercial District) by the
Henry County Board of Commissioners on
January 3, 1967. A review of the zoning files
also indicates that a portion of the property
Zoning History (14.568 total acres) was rezoned from C-2
(General Commercial District) to MU (Mixed-
Use) on November 29, 2022, by the Henry
County Board of Commissioners with
conditions.
Aerial Photo of 2250 and 2206 Jodeco Road
Site Visit on November 1st , 2023

U-Haul
Emerson Village Neighborhood 2250 Jodeco
(Retail Shopping Dealer Road
Center)
Site Visit on November 1st , 2023

2206 Jodeco Road
Site Visit on November 1st , 2023

Costco
Project Information

• The applicant proposes to develop a mixed-use development
with 320 multi-family units with 612 parking spaces that will be
provided to the residents. The proposed mixed-use
development will include a 30,000 square foot retail shopping
center with 189 parking spaces that will be provided, a dog park,
an amenity area, a maintenance/ car wash, and a 10-foot
sidewalk.
Staff Analysis

1. Consistency with the Comprehensive Plan: The subject property is currently located in unincorporated
Henry County and is not currently consistent with the City Future Land Use Map. However, once the
proposed development is annexed into the City, it will be assigned the City Future Land Use designation of
High-Density Mixed-Use. The proposed mixed-use development meets the overall characterization of the
High-Density Mixed-Use designation, which states that it is “characterized by mixed-use developments
incorporating mostly commercial uses with some office tenants, and high-density residential uses.
Furthermore, the applicant is proposing to build four story multi-family units, which meets the intent and
purpose of the High-Density Mixed-Use designation, which states, “This area would allow for larger than
three-story buildings, combining street-level commercial/ retail/ office uses with the other stories
accommodating office or lofts/ apartments/condominiums.”

Page 45 of the City of Stockbridge 2024 Comprehensive Plan states the PUD (Planned Unit Development)
zoning classification is compatible with all of the Future Land Use Designation which includes the proposed
High-Density Mixed-Use designation. In addition, the proposed High-Density Mixed-Use designation is
compatible with other land use designations in the vicinity. Currently, there is a High-Density Mixed-Use
designation located to the South and to the West of the Stockbridge City limits. For these reasons, the
proposed mixed-use development is consistent with the Comprehensive Plan.
Staff Analysis

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 development of the site as a mixed-use development is
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 purpose and intent of the PUD is to
1) Allow the development of balanced neighborhoods containing physical, economic, and social assets
which are difficult to achieve through the traditional separation of use and density zones. 2) Provide an
appropriate district for mixed-use developments; and 3) Allow flexibility in design for environmentally
challenged properties. The proposed development is consistent with the overall purpose and intent of
the Unified Development Code. Section 1.4 of the Stockbridge Unified Development Code provides
objectives to accomplish which are as follows: A. Promote the health, safety, aesthetics, convenience,
order, prosperity, and general welfare of the present and future residents of the City of Stockbridge; I.
Encourage the most appropriate and best use of land, buildings, and other structures throughout 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 approval of the requested zoning classification of PUD
(Planned Unit Development) to the proposed mixed-use
development will have a positive effect on the subject
property. Currently, the area surrounding the subject property
is characterized by a mixture of both commercial and
residential uses. Furthermore, the proposed mixed-use
development is adjacent to an existing mixed-used
development that is zoned PUD (Planned Unit Development).
Staff Analysis The addition of the mixed-use development will provide
additional economic growth to the surrounding area with a
proposed retail area that will provide both upscale shopping
and dining. Thus, the retail uses would provide additional job
opportunities to the residents in the vicinity of the area. The
development provides an alternative type of housing for any
upcoming residents of the area. In addition, the proposed
development would encourage physical activity with a 10-foot
sidewalk as shown on the conceptual site plan.
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 subject property appears to be physically capable of being
developed. Any issue regarding buffering, topography, drainage, access, size,
and shape of the property will be discussed during the plan review process.
5. The impact upon adjacent property owners should the request be granted: The
area within the vicinity of the subject property consists of a mixture of
residential and commercial zoning districts. Thus, adjacent property owners
should see an increase in vehicular traffic on Jodeco Road if the development is
approved.
Staff Analysis 6. The potential impact of the rezoning on City infrastructure including water and
sewage system: A letter from the Henry County Water Authority, dated March
31, 2022, states that water service can be made available to the subject
property. However, a water line extension is required at the developer’s
expense. Therefore, the developer may require an acquisition of the easement.
The letter also states that sewer treatment is available to the subject property
through a construction of the gravity line through the Western Parallel
Connector Sanitary Sewer Extension Project. This project is currently under
design with no timetable for completion.
Staff Analysis
7. The impact of the proposed amendment on adjacent
thoroughfares and pedestrian and vehicular circulation and
traffic volumes. A traffic study was not submitted, and as result,
staff is unable to comment on the overall impact the proposed
mixed-use development will have on the existing roads (Jodeco
is classified as a major arterial road while Feucht Drive is
classified as a local road).
The proposed mixed-use development will be impacted by the
Western Parallel Connector, a new roadway that was approved
by the Georgia Department of Transportation. The roadway will
begin from Jonesboro Road, located in unincorporated Henry
County and will end on Hudson Bridge Road. The roadway will
bisect through the Bridges of Jodeco mixed-used development
and will continue through the proposed mixed-use development.
The addition of the Western Parallel Connector will have a
positive impact since it will lead to a decrease in traffic along
Jodeco Road. The Western Parallel Connector will provide
necessary access to both nearby residences and businesses in
the area and will add sidewalks for pedestrian safety and
walkability.
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 request to assign the zoning classification
of PUD (Planned Unit Development) once the subject property is
annexed into the City limits is consistent with the policies and goals of
the Unified Development Code. Furthermore, the proposed
development meets the regulations of the PUD zoning district. In
addition, the development is consistent with the assigned Future Land
Use Designation of High-Density Mixed-Use. The mixed-use
development features a balanced mixture of both retail and residential
Staff Analysis uses where residents can live and shop. As mentioned, the
development will include a retail shopping center that will provide jobs
and bring additional services to the incoming residents of the proposed
mixed-use development and the vicinity of the area.
9. The ability of the subject land to be developed as it is presently
zoned. Currently, the subject property is zoned MU (Mixed-Use) by the
Henry County Zoning Map which allows mixed-use developments.
Since the property is adjacent to an existing mixed-use development, it
would be more feasible and realistic for a mixed-use development to
be built.
Recommendation

Staff recommends approval with conditions for the proposed rezoning to assign the zoning district of ‘PUD’
(Planned Unit Development) to the property at 2250 and 2206 Jodeco Road with the following conditions:

1. The density rate shall be capped at 16 dwelling units per acre or a maximum of 320 residential units for the
entire proposed mixed-use development.

2. The project will be in conformance with the conditions set in RZ-22-06 by Henry County

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