---
date: 2023-09-11
title: Regular Council Meetings Agenda Packet
source: 2023-09/2023-09-11_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor At-Large
September 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
John Wiggins
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, SEPTEMBER 11, 2023 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Adoption of the Council Meeting Minutes 7/10/2023
2 Adoption of the Public Hearing Draft Minutes 7/18/2023 9AM
3 Adoption of the Public Hearing Draft Minutes 7/18/2023 6PM
4 Adoption of the Work Session Draft Minutes 7/25/2023
5 Adoption of the Public Hearing Draft Minutes 7/27/2023 9AM

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

CEREMONIAL REVIEW
6 Review the 9/11 Remembrance, Swearing In of Youth Council Members,
Constitution Week, Workforce Development Month, UpSkill Stockbridge, and
Hispanic Heritage Month Proclamations, Recognition of City Poet Laureate,
Review of Swearing In of Citizen-Police Advisory Council Members and Elected
Officers
Page | 3

PRESENTATION
7 Presentation on a public safety camera initiative for high-crime areas and new
developments, ordinance best practices, and insights from similar cities.
Presented by: Chief Trammer

UNFINISHED BUSINESS
8 Council consideration to approve an Ordinance for the hiring or appointment of
the Deputy City Clerk. Option 1 - Hired by the City Clerk. Option 2 - Appointed
by the City Council. - Presented by: Renee Wheeler and Quinton Washington

CONSENT AGENDA
9 Council consideration to approve Yellowstone Landscape - Campground Road
and Hudson Bridge Road Median Enhancement payment in the amount of
$70,158.96. - Presented by: Decius Aaron
10 Council consideration to approve the Surplus List of Items from Information
Technology and City Hall and place for advertisement on the GovDeals
platform for sale as prescribed. Presented by: John Wiggins
11 Council Consideration to approve UpSkill Stockbridge Memorandum of
Understanding (MOU) between the City of Stockbridge and Southern Crescent
Technical College for the 2023-2024 Academic Year. Presented by: Kim
Allonce

PUBLIC HEARING
12 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-02 (Council
District 4) - Consideration of a request for a Comprehensive Plan Amendment
to assign the future land use designation of ‘High-Density Residential’ to
property at 55 Valley Hill Road to allow for the construction of a townhome
development. The applicant is D.R. Horton, Inc., represented by Tiffany
Hogan. The property represents Parcel Number S16-01006000 in Land Lot 69
of District 12, and it contains 24.96 +/- acres within the Stockbridge City Limits.
Staff Recommends Approval. Planning Commission Recommended Denial.
- Presented by: Ryan Anderson
13 REZONING CASE #RZ-2023-03 (Council District 4) - Consideration of a
request for rezoning to assign the ‘MFR’ (Multiple Family Residential) zoning
district to property at 55 Valley Hill Road to allow for the construction of a
townhome development. The applicant/agent is D.R. Horton, Inc. The property
is located in Land Lot 69 of District 12, and it contains 24.96 +/- acres within the
Stockbridge City Limits. Staff Recommends Approval. Planning Commission
Recommended Denial.

- Presented by: Ryan Anderson

September 11, 2023 6:00 PM4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

14 VARIANCE CASE #VR-2023-02 (Council District 4) - Consider a request for
a variance to allow for the construction of a townhome development. The
purpose of the variance is to allow the reduction in the front yard setbacks from
the required 50 feet to 25 feet in the MFR (Multiple Family Residential) zoning
district. The property is located in Land Lot 69 of District 12, and it contains
24,96 +/- acres within the Stockbridge City Limits. Staff Recommends Approval.
Planning Commission Recommended Denial.
- Presented by: Ryan Anderson

NEW BUSINESS
15 Council consideration to approve the renewal of the City of Stockbridge On-Call
Sidewalk Replacement and Repairs Contract with DAF Concrete, Inc., in the
amount of $300,000.00. FY2024 Budget. - Presented by: Decius Aaron
16 Council consideration to approve Change Order No.1 from Diversified
Construction of Georgia for the WWTP Pole Barn Project in the amount of
$181,041.03 for the removal and replacement of unsuitable soils. SPLOST V
- Presented by: Decius Aaron
17 Council consideration to fill a vacancy and appoint a member to the Youth
Council Advisory Committee through 12/31/2024 - Presented by: Vanessa
Holiday

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 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 (Sep 12)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Sep 19)
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of
each month Levi Meeting Room - City Hall (Sep 19)
• City Council Work Session Meeting, last Tuesday of each month at 6:00
p.m. – City Hall Council (Sep 26)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber
4th Thursday of each month– (Sep 28)
• Stockbridge Citizens-Police Advisory Council Meeting, 1st Thursday of
each month - Police Precinct 4545 N. Henry Blvd. Community Meeting
Room 6:00 p.m. (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)

September 11, 2023 6:00 PM4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

• 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)

UPCOMING CITY EVENTS/INITIATIVES

o Join Mayor Pro Tem Barber for the next District 4 Community Forum on
Thursday, September 14th from 6pm - 8pm at the Merle Manders
Conference Center located at 111 Davis Rd.
o The Economic Development Strategic Plan Community Consensus
Workshop will take place on Thursday, September 14th from 6pm - 8pm
via Zoom. Visit our website www.stockbridgega.org to login
information.
o Join Councilman Blount for Bingo Bash, Wednesday, September 20th
from 10am – noon at the Merle Manders Conference Center located at
111 Davis Rd.
o Join Councilman Alphonso Thomas for the 5th Annual First
Responders Appreciation Drive-Thru Luncheon recognizing the
dedication and sacrifice of Henry County's First Responders. The event
will take place on Thursday, September 21st from 11am -2pm at the
Merle Manders Conference Center located at 111 Davis Rd.
o Join Mayor Ford for the monthly Meet the Mayor on Monday, September
25th 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 the City of Stockbridge for the Annual BridgeFest Festival taking
place Saturday, September 30th at the Stockbridge Amphitheater. This
is a Free Event with Carnival Rides, Food Trucks, Vendors and a
Concert. The gates open at 3:00 pm. Contact the Events Team at 770-
389-5982 for more information.
o Join Councilwoman Gantt in partnership with the Southern Crescent
Pearls Foundation and AKA Sorority PSI Alpha Omega Chapter for the
Bizness Matters Entrepreneur and Black Business Expo, Saturday,
October 1st from 11am - 5pm at the Merle Manders Conference Center;
contact via email: paoblack365@psialphaomega.org for additional
information.
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 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.

September 11, 2023 6:00 PM4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 6

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

September 11, 2023 6:00 PM4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, JULY 10, 2023 6:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilman John Blount Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt Jeremy T. Berry, City Attorney
Councilman Alphonso Thomas
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.

The meeting was called to order by Mayor Ford at 6:07pm.
Invocation by Mr. Pike.

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.

Councilwoman Gantt motioned to amend the Agenda to defer Item#11 to the July 25,
2023 meeting: Second by Councilman Alexander. The motion passed unanimously.

Mayor Pro Tem Barber motioned to adopt the Agenda: Second by Councilwoman Gantt.
The motion passed unanimously.

Councilman Alexander motioned for the adoption of the Minutes of 5/8/23, 5/18/23 and
5/30/23: Second by Councilman Thomas. The motion passed 4-0-1. In Favor:
Alexander/Barber/Blount/Thomas
Abstained: Gantt (Noting her absence from the meeting).

1. Adoption of the May 8, 2023 Council Meeting Minutes
2. Adoption of the May 18, 2023 Special Called Meeting Minutes
3. Adoption of the May 30, 2023 Work Session Meeting Minutes

Page | 1
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
4. Mayor Ford reviewed the Swearing In Ceremony for: Youth Council
Advisory Board Member - Mary Saadiq, Planning Commission Member -
Anthony Mitten; and Council on Aging Representative - Mary "Bonni"
Washington
CONSENT AGENDA
5. Council consideration to approve the continuation of the City of
Stockbridge’s participation in the Henry County Community Development
Block Grant (CDBG) program as a sub-recipient for FY 2024-2026
6. Council consideration to approve the 2023 Election Calendar
7. Council Consideration to approve the use of the Amphitheater Green
Room August 30, 2023 from 4pm - 8pm to host the Henry County CVB
(Convention Visitors Bureau) Hospitality Mixer.
Councilman Thomas motioned to approve the Consent Agenda: Second
by Councilman Alexander. The motion passed unanimously.
PUBLIC HEARING
8. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-04. COUNCIL
DISTRICT: 2 and 3. Vista previously requested a 30-day deferral of both
the rezoning and Comp Plan amendment applications.
Consideration of a request for a Comprehensive Plan Amendment to
assign the future land use designation of ‘High-Density Residential’ to
certain property on Flippen Road, to allow for the construction of a mixed-
use residential development, including commercial and office uses. The
applicant is Vista Residential Partners (c/o Dennis J. Webb, Jr.). The
property contains three parcels in Land Lot 38 of District 12, as are listed
below, with 276.91+/- total acres within the Stockbridge City Limits.
Parcel #030-01004000—Large parcel with 249.19 +/- acres, located
between Flippen Road and Interstates 75 & 675; Parcel #030-01003001—
Medium-sized parcel with 24.97 acres, located at 630 Flippen Road;
Parcel #030-01004008 -- Small parcel with 2.75 acres, located at 384
Flippen Road.
Presented by: Ryan Anderson, Chief Planner
Mr. Anderson presented an overview of the case and site plan noting the
applicant has requested a Comprehensive Plan Amendment to change
the Future Land Use Designation from Medium- Density Vertical Mixed
Use to assign the future land use designation of “High Density Residential”
to allow for the development of a mixed-use residential development,

Page | 2
which will include both commercial and office space. The mixed-use
development will have a total of 1,347 units with 645 units in Pod A
(Phase I and Phase II), 182 senior-living units in Pod B, 189 townhome
units in Pod C, and 338 single-family units in Pod D. The Future Land Use
Designation Map designates the subject property as Medium- Density
Vertical Mixed Use. However, the current Future Land Use is incompatible
with the requested rezoning to PUD (Planned Unit Development) district.
Therefore, the applicant is seeking a Comprehensive Plan Amendment to
change the Future Land Use Designation from Medium- Density Vertical
Mixed Use and to assign the future land use designation of “High Density
Residential.” Staff recommends approval.

Councilman Thomas noted he had met with the developers on more than
one occasion for an exhaustive question and answer session.

Applicant: Dennis Webb, Jr., Chase Beasley, Michael Neyhart of Vista
Residential Partners & Daniel Hawker, Planner & Engineers Collaborative
made themselves available for questions.

Councilman Alexander noted the property was originally approved by the
County and included approval of a DRI Traffic Study; noted the original
development included 1600 units and if approved by the city, the number
of units would be reduced; and noted that if not approved by the City,
there could potentially be 1600 unites and warehousing.

Mayor Pro Tem Barber asked for more information on the Impact Fees
related to this project.

Mr. Anderson noted he would provide that information with the next
Agenda Item.

Councilman Blount noted the original site plans included a larger
commercial piece, hotel and much more when presented to the County.

Councilman Thomas noted Councilman Blount was correct and that was
one of his original concerns.

Councilman Blount noted the original site plan would provide revenue to
the city which would offset services that would be provided and noted that
as a concern of his.

Councilwoman Gantt inquired if the county’s zoning ordinance prohibited
industrial on the property and the reason for the decrease.

Page | 3
Mr. Anderson confirmed, noting the zoning ordinance is not being
currently proposed; noted the commercial property is 88 acres north of the
property and would be zones as commercial; noted the current developers
inquired about purchasing the property, but the original developers
decided not to sell.

Councilwoman Gantt asked what the requirements were for multi-family
and commercial pieces.

Mr. Anderson noted the developers qualifies for a PUD which has several
types of housing or land uses; noted the commercial has over 40,000 sq.
ft of commercial.

Applicant: Dennis Webb, Jr. noted having a commercial piece when it was
presented to the County and was divided with commercial being on the
north side but was always residential; noted there is 5,000 sq. ft of
proposed retail, 40,000 sq. ft of inside development and 45,000 sq. ft of
non-residential space that also includes senior living; noted the property
was annexed into the city in 2003 and the county approved the plan in
2019, with 88 acres not a part of the application. Mr. Webb noted that the
plan is similar to the county, but less intense with a bigger emphasis on
green space and noted having over 71.23 acres of green space. Mr. Webb
noted the expansion of Reeves Creek Trail with the hopes of building a
pedestrian bridge; noted county approved 1,650 units and proposing
1,347 mixed units for city. Mr. Webb noted the idea includes adding
single-family detached next to single-family detached on the north side,
provide a buffer on the east side of the highway, senior living on the south
side, with retail tying into Reeves Creek Trail. Mr. Webb noted there will
be phase developments with Pod A being a part of phase I which will
include the northern part of detached homes, followed by Pods C and D
and Pod E as a floating phase as well as an added driveway on the
northside by Drive Time for industrial drivers.

Councilman Alexander noted if approved, the commercial aspect would
not change.

Councilman Blount noted having 33 acres of unbuildable wetlands and in
order for that are to be buildable, the city would have to go through Corp.
of Engineers.

Mr. Hawker, Civil Engineer noted 12 acres would be buildable and the rest
remain wetlands.

Mr. Webb noted the area could be wetlands or a buffer or put a road in
that area and they are dedicating 33 acres to the City and adding 10’
Page | 4
sidewalks to Flippen Rd., noted there will be a Senior Housing component,
which is important for any community; noted there is already a PUD and
they already have the zoning for the Comp Plan Amendment, noted they
have been working with staff and agrees with the Conditions, and the
city’s Planning Commission has recommended approval for the
development, and what is proposed is better that what was proposed in
2019 with the addition of the expansion of Reeves Creek Trail and the
access road.

Mr. Webb noted having three access points on Flippen Rd., noting the
south would be signalized and a left-hand turn lane to get into the
property; noted all access points will have right turn lanes.
Mr. Webb stated they would add a 10 ft. sidewalk and thinks the senior
housing is important and would be a benefit.

Mayor Pro Tem Barber inquired on the number of senior housing units and
possible access point on Old Atlanta Rd. or North Henry Blvd; noted being
concerned with all the access points on Flippen Rd. Mr. Webb noted there
will be 182 units and no way to have access points on Old Atlanta Rd. or
North Henry Blvd.

Councilman Thomas spoke to the issue of egress and ingress, which
lends itself to the potential when development spurs future commercial
stub out and asked the developer to speak to phases and timeline.

Mr. Webb noted Pod A will begin the first phase with the northern part of
Pod D, phase 2 will be Pod C and Pod B and Pod E will be a floater
phase.

Public Hearing Opened
No Speakers In Favor or Opposed
Public Hearing Closed

Councilman Thomas motioned to approve the Comprehensive Plan
Amendment case #CP-2022-04. Council District: 2 and 3: Second by
Councilman Alexander. The motion passed 3-1-1. In Favor:
Thomas/Alexander/Gantt. Opposed: Blount. Abstained: Barber.

9. REZONING CASE #RZ-2022-05. COUNCIL DISTRICT: 2 and 3. Vista
formally requests a 30-day deferral of both the rezoning and Comp Plan
amendment applications.
Consideration of a request for rezoning to assign the ‘PUD’ (Planned Unit
Development) district to certain property on Flippen Road, to allow for the
construction of a mixed-use residential development, including commercial
and office uses. The applicant is Vista Residential Partners (c/o Dennis J.
Page | 5
Webb, Jr.). The property contains three parcels in Land Lot 38 of District
12, as are listed below, with 276.91+/- total acres within the Stockbridge
City Limits.
Parcel #030-01004000—Large parcel with 249.19 +/- acres, located
between Flippen Road and Interstates 75 & 675.
Parcel #030-01003001—Small parcel with 24.97 acres, located at 630
Flippen Road.
Parcel #030-01004008---Small parcel with 2.75 acres, located at 384
Flippen Road.
Presented by: Ryan Anderson, Chief Planner
Applicant: Dennis Webb, Jr., Chase Beasley, Michael Neyhart of Vista
Residential Partners & Daniel Hawker, Planner & Engineers Collaborative

Mr. Anderson noted being approved by the new regulatory plan; noted
property was annexed into the city on November 11, 2022, by referendum
and became a part of the city on January 1, 2023; noted the property was
evaluated as a Development of Regional Impact (“DRI”) #3799 and
completed by the Atlanta Regional Commission (ARC) on March 29, 2023,
and the Georgia Regional Transportation Authority approved the project
on December 5, 2022; noted the site is currently zoned as PUD formerly
county zoning of Residential-Agricultural (RA) and is requesting a rezoning
to Planned Unit Development (PUD) and the developers donating 33 acres
to the city for civic or commercial use; noted the northern part of the site is
currently zoned C-2. Staff recommends approval with (13) thirteen
conditions.
Councilman Thomas thanked staff and the developers for reaching out to
members of Council on their attempts to answer any questions or
concerns relating to the development, noting everyone was given an
opportunity to address their concerns.

Councilman Alexander noted this project would be completed over time
and not all at once; noted seeing it as a second Jodeco Rd. project; noted
it is good to see that the development includes the access point on the
northern end; noted it would be a mistake to commercial on Flippen Rd.,
and noted the 88 acres are not for sale, and noted there is a residential
development between this proposed development and Old Atlanta Rd.
that would not allow for an access point in that area.

Mayor Pro Tem Barber asked for the breakdown of units in each Pod and
to describe impact fees.

Mr. Anderson noted Pod A- multi-family would have 645 units, Pod B-
Senior housing will have 182 units, Pod C- Townhomes would have 189
units and would be developed all around and Pod D will have 331 units;
noted impact fees are associated with the cost to develop and will share

Page | 6
the Impact Fee Schedule with the Council to review, noting those fees are
in place to mitigate the impact to the city.

Councilman Alexander noted the density is 4.83 recommended adding
conditions of a gated community for the multi-family homes and a 10 ft.
multi-use path throughout the community.

Councilman Blount noted his concerns of not sticking to the Agenda item.

The applicant, Dennis Webb, Jr. agreed with the conditions for a gated
community around the multi-family homes and a 10’ multi-use path
throughout the community, noting the density is 4.84 acre per unit and
making sure to include on condition #9 that 33 acres will be gifted to the
city in parenthesis.

Councilman Alexander asked the developer where they have similar
developments.

Mr. Neyhart noted there are similar developments in Atlanta, North
Carolina, Florida, Marietta, Douglasville, Kennesaw, and McDonough; and
presented renderings of various developments.

Mayor Pro Tem Barber asked if the development includes a request for a
25’ setback variance.

Mr. Neyhart responded no, it does not.

Mayor Pro Tem Barber inquired on increasing the number senior units and
decreasing multi-family units, and asked what the proposed price point is
for the units.

Mr. Webb noted the project is being presented with hard numbers.

Mr. Chase Beasley noted the market rate is driven by the current market
and anticipates a range from $250,000-$450,000, noting the prices have
not been nailed down.

Mayor Pro Tem Barber asked if the townhome units will be owner-
occupied.

Mr. Beasley noted that is the intent.

Councilman Alexander recommended a Condition to add a 10% Rental
Cap on the Single-Family homes and Townhomes.

Public Hearing Opened
No Speakers In Favor or Opposed
Public Hearing Closed

Page | 7
Councilman Thomas motioned to approve Rezoning Case #RZ-2022-05.
Council District: 2 and 3 with (16) sixteen Conditions to include the (3)
conditions as recommended made by: Second by Councilman Alexander.
The motion passed 3-0-2. In Favor: Thomas/Alexander/Gantt. Abstained:
Barber/Blount (Blount noted his abstention was due to his opposition of
Item #8 – The Comprehensive Plan Amendment).
1. The project will be conditioned on the Site plan titled Flippen Rd 2
Walt Stephens Rd “A Master Planned Residential Development,” dated
July 7, 2023, by PEC (Planners & Engineers Collaborative).
2. The developer will implement the conditions listed in the GRTA Notice
of Decision (“NOD”), dated March 27, 2023 in Attachment A,
Attachment B and Section 1 of Attachment C. A copy of the NOD is
attached hereto as Exhibit “A.”.
3. The Developer will make the traffic improvements from the Traffic
Impact Study identified in Exhibit “B,” attached hereto.
4. The project will be developed in conformance with the City of
Stockbridge Unified Development Code and all other City Code
sections regarding site development standards and requirements.
5. All homes shall consist of all sides brick, stone, stucco, or any
combination of two (2) or more of the following materials on all sides
(brick, stone, stucco, or cement fiberboard). Vinyl based products are
only permitted in soffits, eaves, and fascia.
6. The developer will subdivide the subject property and donate +/- 33
acres to the City of Stockbridge for future commercial and/or civic use.
7. Regarding the Property’s Future Land Use Designation -- The approval
of Case #CP-2022-04 to change the property’s future land use
designation from Medium Density Residential to High-Density
Residential shall occur simultaneously with the approval of Case
#RZ-2022-05 for the rezoning of the property.
8. Reduction in the number of proposed parking spaces from 3,671 to
3,000 or 20 percent, whichever is greater.
9. The maximum density rate for the project will be 4.84 units per acre.
10. Add a minimum of 30 EV charging stations throughout the
development.
11. Regarding the Parcels Comprising the Development Site –
The rezoning shall not be finalized until the parcels are combined and
simultaneously; this shall not be finalized until a new plat is officially
recorded by the Henry County Super Court (Real Estate Records
Division).
12. Regarding Environmental Matters – The applicant shall comply with
the following: Take appropriate steps for the environmental protection
of Reeves Creek, the floodplain areas, and other sensitive site areas.
13. Submit an acceptable landscape plan to the Community Development
Department. Regarding the Issuance of Land Disturbance and Building
Permits – No land disturbance or building permit shall be issued for
the subject property until the applicant has had the new recombination
plat officially recorded and has submitted a copy of the recorded plat
Page | 8
to the Community Development Department.
14. The developer will install 10-foot multi use trails throughout the
development up to the stub-out along Flippen Road on the northern
tip.
15. Multi-family development will be gated.
16. There will be a 10% rental cap on fee simple single-family detached
and townhomes.

NEW BUSINESS
10. Council consideration to approve the award of Request For Proposal
(RFP) Number 2023-0007, City-Wide Economic Development
Strategic Plan, to Bleakly Advisory Group, Inc. for the development of
a unified economic development vision plan to advance the interests of
businesses and fuel community and economic growth in the City for
the estimated amount of $60,000. The funding source is ARPA.
Presented by: Kim Allonce, Economic Development Director
Mr. Allonce noted the city calls on the Economic Development
Department to develop a unified economic development vision plan to
advance the interests of businesses and fuel economic and community
growth; noted the department issued a Request for Proposal (RFP) in
April 2023, and in the month of May the RFP Selection Committee
selected KB Advisory Group as the number one firm in the amount of
$60,000 with the funding source being ARPA.
Councilman Blount noted the city already has plans in place and noted
his concerns of spending $60,00 for a new plan, noting the RSVP Plan,
the Strategic Plan, the Downton Plan and asked what the city is
currently doing with those plans.
Mr. Allonce stated that the RFP that was released had a stipulation
that part of what would be done would also look at all the plans the city
has included and will be considered of the effort; and noted looking at
the RSVP plan developed over 5 years as well as the demographics
that have changed with the goal of creating a unified vision for the city.
Councilman Blount noted the RSVP plan was a template and is still
viable; noted the Alleyway needs to be completed and the city needs to
implement the plans that we currently have instead of spending
thousands of dollars on multiple plans.
Mr. Allonce noted the RSVP plan is strictly for the downtown area and
the citywide Economic Development Strategic Plan would be for the
entire city; noted the Comprehensive Plan has an economic
development component, however this plan is more detailed.
Councilman Blount asked what this plan is going to tell us that the
Economic Development Director cannot tell us.

Page | 9
Mr. Gardiner noted the Comprehensive Plan is a 10-year overarching
document and is not very detailed; and noted the time that it would
take to develop a plan, and that it would be mor advantageous for
experts to come in and develop the plan.
Councilwoman Gantt inquired on what the plan would look like and
asked if the plan will include recruiting for specific retail developments,
and in what areas.
Mr. Geoff Koski of KB Advisory noted the plan would consist of
attracting new jobs and keeping the jobs in the city and looking into
economic data that would highlight what the city’s strengths are; and
the plan is to hold extensive stakeholder meetings; and will get the
research, data and tax parcel data and measure that against feedback
from the Council and stakeholders.
Councilwoman Gantt asked for prior success stories.
Mr. Koski referenced the City of Tucker, noting they did not have a
TAD (Tax Allocation District0, noting their Economic Development Plan
helped their city to develop and they are continuing to attract activity;
and referenced the Atlanta Housing Authority as another success
story; and noted there are plans to work with Invest Atlanta; noted they
were involved with the success of Columbus, but cannot promise the
same success, noting the City of Stockbridge, and can help the city
figure out and plan a strategy.
Councilman Alexander asked if the other city boards and authorities
knew about the plan, and asked if this plan what is needed for
economic development.
Mr. Allonce noted he has shared the project information with the other
boards, and noted they will be involved with helping develop the unified
economic development vision.
Mr. Gardiner noted this is one of the tools for the economic
development toolbox and will needing the plan which will help
consolidate the downtown area to see what needs to be done citywide;
noted the city needs the plan and is not thriving like its sister cities.
Councilman Blount noted he is not seeing the need for another plan,
noting the template of the RSVP Plan already in place; referenced the
city of Madison, the DDA, Mainstreet and redevelopment that is
already approved and in place and just needs to be implemented.
Mr. Gardiner noted everyone is looking to develop strategically and
currently, the city’s downtown is dead, and not competitive like
downtown Jonesboro or McDonough.

Page | 10
Councilman Blount noted the city’s downtown is growing with new
businesses coming online and the city needs to continue to implement
the current plans.
Mr. Gardiner referenced the 80-acre development approved earlier in
the meeting, there are no plans currently that are commercially zoned.
Councilman Blount stated the Alleyway Project needs to be completed,
the Quiet Zone Crossing needs to be completed, and noted the city
has sufficient staff to do what we need to do.
Councilwoman Gantt noted the proposed economic plan will target the
entire city and will include the downtown district; and noted the newly
annexed areas are not currently included in any of the city’s plans.
Councilman Alexander motioned to approve made by: Second by
Councilwoman Gantt. The motion passed 4-1. In Favor:
Alexander/Barber/Gantt/Thomas. Opposed: Blount
11. Council consideration to approve the IGA (Intergovernmental
Agreement) between the City of Stockbridge and the Downtown
Development Authority.
Presented by: Kim Allonce, Economic Development Director and
Quinton Washington, City Attorney
Item Removed from the Agenda.

12. Council Consideration and approval of an agreement with the Henry
County Development Authority, the County and the cities of Locust
Grove, McDonough, and Stockbridge to hire Retail Strategies
Recruitment to work toward the solicitation, development, and
expansion of retail facilities in Henry County that will expand
commerce, create employment, enhance tax revenue, and improve the
quality of life in each city and the entire county.
Presented by: Frederick Gardiner, City Manager
Mr. Gardiner noted this began around 2020-2021; noted the city was
still under the Henry County Development Authority and had a goal of
allowing a firm that would help the county and cities recruit for
businesses coming into the city; and also noted it would help the
economic development department, the county and sister cities; noted
the sales tax is shared, and staff is recommending approval.

Mayor Ford noted attending a meeting with the City Manager and other
authorities and thinks it would be a good idea to approve economic
development in Stockbridge and Henry County.

Councilman Blount asked what the downfall would be if the City opted
not to participate.

Page | 11
Mr. Gardiner noted there is no downfall unless the city chooses to act
alone, noting this proposal includes cost sharing and if the city did it on
its own through its own Downtown Development Authority or City-wide
Development Authority, the city would pay 100% of the cost; and noted
45% of the cost is being shared by the Development Authority and
spread amongst the other three cities in the county.

Councilwoman Gantt noted seeing the city would pay $10,000 for the
first year and an equal proportion for the 2nd year and inquired on the
total amount; inquired on how the agreement would work with the
newly approved economic development strategic plan; also noted in
clause 2, it states having exclusive control and asked how would the
collaborate with the citywide development authority chair.

Mr. Fenn noted the contract under proposal is for the first year; noted if
the Henry County Development Authority (HCDA), County, and the
three cities agree after the first year, there would be a price reduction
and the second-year contribution would decrease; noted one aspect
will give you more on the retail side, the other would not do retail
recruiting, but would understand the zoning areas that complement
and help promote more target areas for the city; noted the clause is to
make sure they are the entity that holds retail strategies accountable
for their performance and guidance on what investors are looking for;
noted the city manager will distribute proper communication.

Councilwoman Gantt noted her concerns on marketing and
representing the city; noted issues with the Henry County Development
Authority (HCDA) and current Citywide Development Authority (CDA)
working collaborative and wants to remove the exclusive control from
the agreement and wants the Henry Development Authority to support
the City of Stockbridge in a positive way.

Councilman Alexander noted having trust issues; discussed density
attractions within cities; stated concerns with members being removed
politically and inquired on the role of the City’s Citywide Development
Authority (CDA) and also wants to Development Authority to support
the City of Stockbridge; noting there were opportunities that were
diverted from Stockbridge.

Mr. Fenn noted the proposal brings in the firm that would work and
identify a target with the jurisdictions and would go out and recruit
collectively; and noted the Henry County Development Authority has
supported the City of Stockbridge and referenced the Hegla
Corporation; noted this agreement is an opportunity to work together,
putting all differences aside.

Mr. Culpepper, Public Facilities Authority Chair, noted the Board is
committed to treating everyone fairly and working collaboratively.

Page | 12
Councilman Alexander inquired if each city would have a
representative and asked who the representative for the city would be.

Mr. Gardiner noted he or Mr. Allonce, the city’s Economic
Development Director, would represent on behalf of the city.

Mr. Fenn noted the primary role is to make sure the agreement is
enforced, and the city is satisfied.

Councilman Thomas suggested deferring this item to allow everyone to
get a better understanding of the agreement as it is clear there are still
questions and concerns that need to be addressed.

Councilman Blount noted seeing the benefits to the city, and personal
feelings should be set aside.

Councilman Alexander agreed the item should be tabled, and noted
every deal needs to include the Citywide Development Authority
(CDA).

Mr. Gardiner noted what is utilized will be shared with the Downtown
Development Authority or the Citywide Development Authority.

Councilman Alexander suggested that a member from the city’s DDA
and DDA should be in the room and at the table, noting not one
development has come to the City of Stockbridge since 2015/2016.

Councilwoman Gantt noted she supports the idea, just has concerns.

Councilman Thomas noted he has had a great relationship with Mr.
Fenn, knows Mr. Culpepper and Mr. Marshall and has a good
relationship with them as well and wants to allow everyone an
opportunity to sit down and iron out any differences and/or concerns.

Councilman Alexander agrees, and wants no ambiguity, put the issues
to bed and to put the roles of the entities in writing.

Councilman Blount motioned to Approve: Second by Mayor Pro Tem
Barber. The motion failed 2-0-3. In Favor: Blount/Barber. Abstained:
Alexander/Gantt/Thomas.

Councilman Alexander motioned to Table to the July 25, 2023 meeting:
Second by Councilwoman Gantt. The motion passed 4-0. In Favor:
Alexander/Barber/Gantt/Thomas. (Councilman Blount exited the
meeting and was not present for the vote).

Page | 13
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 or contact City
Hall offices at 770-389-7900 for updates.

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

UPCOMING CITY EVENTS/INITIATIVES

• Join us for Food Truck Tuesday from 5:30 p.m. to 8:30 p.m. at Clark Community
Park 111 Davis Rd. Lots and great food and activities for everyone.
• Join Mayor Pro Tem Barber for FREE Zumba every Saturday at 8:00 a.m. at
Gardner Community Park on E. Atlanta Rd.
• Join Councilman Thomas for the Don’t Trash Stockbridge centered around
education highlighting the causes and effects of Littering and Illegal Dumping.
More information to follow.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service to rrawls@cityofstockbridge-ga.gov
• Join Councilman Thomas on Thursday, July 13th at 7:00 p.m. for a District 2
Town Hall to discuss the installation of Curb, Gutters, and Sidewalks in the Tye
Street Community. Location: Trinity United Methodist Church 112 Wilson
Avenue, Stockbridge, GA
• Join Mayor Pro Tem Barber for Kick4kids, Saturday, July 15th from 11 a.m.-1
p.m. at Stockbridge First United Methodist Church
• Join Councilman Blount for Bingo Bash, Wednesday, July 19th from 10am –
noon at the Merle Manders Conference Center located at 111 Davis Rd.
• Attention Stockbridge parents and students: The City of Stockbridge in
partnership with the Stockbridge Youth Council will distribute FREE Back-to-
School bookbags and supplies on Saturday, July 22nd from 11am – 1pm in the
Stockbridge Amphitheater parking lot.

Page | 14
• Join Mayor Ford for Meet the Mayor on Monday, July 24th from 10am – noon.
Please contact Rosalynd Rawls to schedule an appointment at 678-833-3348 or
via email at rrawls@cityofstockbridge-ga.gov

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

EXECUTIVE SESSION
Motion to convene Executive Session for Personnel Matters made by Mayor Pro Tem
Barber; there was no second. Mayor Pro Tem Barber withdrew the motion.
Mayor Ford called for a motion to convene Executive Session for Personnel Matters,
Real Estate and Litigation. There was no motion made.
ADJOURNMENT
Mayor Ford called for a motion to adjourn the meeting. Motion to adjourn made by
Mayor Pro Tem Barber; Second by Councilman Alexander. The Motion Passed 3-0.
(Councilwoman Gantt was not present for the vote). The meeting ended at 9:45 p.m.
Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

Page | 15
SPECIAL CALLED MEETING
SUMMARY MINUTES
TUESDAY, JULY 18, 2023 9:00 A.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilman Alphonso Thomas Quinton Washington, City Attorney
Councilman John Blount Samantha Embry, City Attorney
Councilwoman LaKeisha Gantt
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.

The meeting was called to order by Mayor Ford.
Invocation by Councilman Blount.

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All Members
were Present except Councilwoman Gantt.

Motion to adopt the Agenda made by Councilman Blount; seconded by Councilman
Alexander. The motion passed unanimously.

Mr. Gardiner introduced Michael Harris, Henry County Tax Commissioner.

Mr. Harris noted this is the first of three required public hearings; noted staff from the Tax
Commissioner’s office is present to field any questions, and gave an overview of the
process of setting a millage; noted the Board of Education assesses 60% of the taxes;
the County assesses 37% of the taxes, the Water Authority assesses 2% of the taxes
with the remaining 1% from cities; and reviewed the Exemptions and the associated
requirements; noted once the millage rate is set for the city, his office will work with the
city to make certain the millage is implemented in accordance with the state, noting once
approved, the information is sent to the state, and his office will begin to generate bills,
noting this is a two-week process; noted Henry County has a 97-98% collection rate and
the County continues to grow; noted his office is mindful of citizen concerns, especially on
the subject of taxes, and goes to great lengths to educate and advise seniors, particularly
seniors, about the various exemptions and deadlines; and noted his office does not get
involved in the budget or funding recommendations for municipalities.
Councilman Alexander noted the County’s collection rate is exceptional, and noted the
1|Page
County has been collecting a 1.904% mil rate on behalf of the city residents for police
services and is already included in any proposed millage rate; noted the County has
collected the tax for police services for the past years and noted the City of Stockbridge
has requested to receive a rollback from the County.

Mr. Harris noted a millage rate was incorporated to provide fire and police services at
1.904 mils within the Service Delivery Strategies (SDS) Agreement.

Councilman Blount noted his concerns dating back to the February 8, 2021, that based
on the comments from the City’s Financial Advisor, Ed Wall, the city would need to cut
back on expenses, and that there would likely be a city tax implemented.

Councilman Alexander called for a point of order.

Mayor Ford addressed the point of order.

Councilman Alexander noted Councilman Blount is addressing his comments to
Mr. Harris and should instead direct his comments to the City Manager, Fred Gardiner.

Mayor Ford inquired with the City Attorney on the point of order process.

Attorney Washington noted under the city charter section 2.04.110 “The presiding officer
shall decide all questions of order, but any member dissatisfied with any of his decisions
shall have the right to appeal to council.”

Councilman Thomas asked members of Council to be civil with each other and not dwell
on past decisions, and to get away looking backwards instead of moving forward.

Mayor Pro Tem Barber inquired on the due dates to implement the millage rate.

Mr. Harris noted a minimum of 60 days prior to the due date of November 16th.

Mr. Gardiner gave an overview presentation of the City’s Financials and the Setting of a
Millage Rate Proposal; noted the growth of the City and the impact of services to Public
Works, the Police Department, the FY2024 Budget and presented Millage Rate options;
noted the annexed 6,700 new residents, 91 miles of new roadways to service, and over
1900 units approved for development that are under construction with an estimated
population of 41,000 within the next 5 years; noted the projected 29% increase of public
safety call, presented a comparison of similar sized populations with police departments
including the millage rates and annual budgets, and number of officers; gave a
preliminary FY2024 General Fund Budget at a glance with 6 options of proposed millage
rates of 0.00, 1.904,3.77, 4, 4.215 and 6 (noting the 1.904 is already included); reviewed
the 4-year Fund Balance Review; presented a Stockbridge Property tax Analysis
referencing average homes at their assessed values and incorporating the proposed 6
millage rates options; reviewed how the current Henry County Millage Rate is distributed;
reviewed the proposed funding for the City of Stockbridge with General Government at
32% of the Budget; 16% Debt Service; 32% Public Safety and 21% Public Works.

2|Page
Mayor Pro Tem Barber noted she has requested mid-year budget reviews to see where
the city’s financials are prior to the adoption of a millage rate.

Councilman Alexander noted certain roads previously in the county were given to the city
in bad condition and needs to be fixed.

Mayor Pro Tem Barber inquired about Flippen Rd., Valley Hill Rd. and newly annexed
into the city roads being assessed.

Councilman Thomas urged the Council to stay on point and to focus on the Public
Hearing.

Mr. Gardiner noted the City of Griffin has a 6.2 mil rate and is offset by utilities, City of
Duluth has a 6.5 mil rate, City of Dalton has an 8 mil rate, City of Douglasville has a 7.2
mil rate and City of Chamblee has a 6.2 mil rate; noted the City of Stockbridge has 62
police officers with 10 officers being grant funded with a payment to be made in 3 years to
cover the full cost of those 10 officers.

Mr. Gardiner noted having six (6) mil options for the proposed FY2024 $27 million budget.
Option 1: 0 mils for a total of $19.9 with a $6.8 million dollar difference from expenses to
revenues; Option 2: 1.904 mils; Option 3-3.77 mils; Option 4- 4 mils with $7.2 million to
offset with a positive of $500,000; Option 5- 4.2 mils with $7.6 million to offset with a
positive $800,000 and Option 6- 6 mils with $10.8 million to offset with a positive $4.08
million. Mr. Wall added in 2019 there was a reserve of $18 million and ended the year
with $19 million with 26 months of reserves; 2020 fund balance ending was $17 million
with 22 months of reserves; 2021 fund balance was $16 million with 18 months of
reserves and 2022 $12 million with 8 months of reserves and recommended not going
under 6 months of reserves.

Councilman Alexander noted Georgia Municipal Association recommends 30% of
reserves in fund balance.

Councilman Blount noted citizens were unaware that the city was going to bring police
services in-house and did not know the cost.

Mr. Wall noted properties are assessed at 40% fair market value; noted city pays 2 mils or
5% to the Henry County Water Authority, (recommended) 4.2 mils or 11.5% for the city,
1.5 mil or 26% to the county and 23.62 mils or 59% to the board of education.

Mayor Pro Tem Barber noted for the record note being duly elected in 2019 and sworn in
January 1, 2020, and that there were decisions made prior to her tenure; noted again that
she has requested the full disclosure of the financials.

Mr. Wall noted the Amphitheater would be paid off in 2025.

Councilwoman Gantt joined the meeting at 10:15 a.m.

Councilman Blount inquired on the interest rate and amount being paid on the $14 million
bond for the Cultural Arts Center.
3|Page
Mr. Wall noted 2.53% and $376,000/year.

Councilwoman Gantt expressed the meeting is not being a budget meeting, but a meeting
to propose and implement a tax.

PUBLIC HEARING
Proposed Millage Rate - Property Tax Increase

Mayor Ford opened the Public Hearing

Speakers in Favor: No Speakers

Speakers Opposed:
Ms. Amanda Roberts; Ms. Darlene Jackson and Ms. Mindy Mayers

Public Hearing Closed

The next Public Hearing for the Millage Rate will take place at Stockbridge City Hall on
July 18, 2023 at 6:00 p.m. in the Council Chamber, 2nd floor.

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)
Motion to convene Executive Session for Personnel, Litigation and Real Estate matters
made by Councilman Alexander; seconded by Councilwoman Gantt. The motion passed
4-0-1 (Councilwoman Barber Abstained and did not attend the Executive Session
meeting).

Motion to adjourn Executive Session and approve the Executive Session Affidavit made
by Councilwoman Gantt; seconded by Councilman Alexander. The motion passed
unanimously.

Motion to reconvene the meeting made by Councilwoman Gantt; seconded by
Councilman Alexander. The motion passed unanimously.

Motion to confirm Demetrius Ivey for the position of Information Technology Director
made by Councilman Alexander; seconded by Councilwoman Gantt. The motion passed
unanimously.

Mr. Ivey thanked the Mayor & Council for their support and confirming his appointment.

ADJOURN
Motion to adjourn made by Councilwoman Gantt; seconded by Councilman Alexander.
The motion passed unanimously. The meeting ended at 10:52 a.m.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor
4|Page
SPECIAL CALLED MEETING
SUMMARY MINUTES
TUESDAY, JULY 18, 2023 6:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilman Alphonso Thomas Quinton Washington, City Attorney
Councilman John Blount Jeremy T. Berry, City Attorney
Councilwoman LaKeisha Gantt
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.

The meeting was called to order by Mayor Ford.
Invocation by Councilman Blount.

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All Members
were Present except Councilwoman Gantt.

Motion to adopt the Agenda made by Councilman Blount; seconded by Councilman
Alexander. The motion passed unanimously.

Mr. Gardiner gave an overview presentation of the City’s Financials and the Setting of a
Millage Rate Proposal; noted the growth of the City and the impact of services to Public
Works, the Police Department, the FY2024 Budget and presented Millage Rate options;
noted the annexed 6,700 new residents, 91 miles of new roadways to service, and over
1900 units approved for development that are under construction with an estimated
population of 41,000 within the next 5 years; noted the projected 29% increase of public
safety call, presented a comparison of similar sized populations with police departments
including the millage rates and annual budgets, and number of officers; gave a
preliminary FY2024 General Fund Budget at a glance with 6 options of proposed millage
rates of 0.00, 1.904,3.77, 4.00, 4.215 and 6 (noting the 1.904 is already included);
reviewed the 4-year Fund Balance Review; presented a Stockbridge Property tax
analysis referencing average homes at their assessed values and incorporating the
proposed 6 millage rates options; reviewed how the current Henry County Millage Rate is
distributed; reviewed the proposed funding for the City of Stockbridge with General
Government at 32% of the Budget; 16% Debt Service; 32% Public Safety and 21% Public
Works.

1|Page
Mr. Gardiner noted having six (6) mil options for the proposed FY2024 $27 million budget.
Option 1: 0 mils for a total of $19.9 with a $6.8 million dollar difference from expenses to
revenues; Option 2: 1.904 mils; Option 3-3.77 mils; Option 4- 4 mils with $7.2 million to
offset with a positive of $500,000; Option 5- 4.2 mils with $7.6 million to offset with a
positive $800,000 and Option 6- 6 mils with $10.8 million to offset with a positive $4.08
million.

Mr. Wall noted that in 2019 there reserve funds of $18 million and ended the year with
$19 million with 26 months of reserves; 2020 fund balance ending was $17 million with 22
months of reserves; 2021 fund balance was $16 million with 18 months of reserves and
2022 $12 million with 8 months of reserves and recommended not going under 6 months
of reserves; noted properties are assessed at 40% fair market value; noting noted the city
pays 2 mils or 5% to the water authority, (recommended) 4.2 mils or 11.5% for the city,
1.5 mil or 26% to the county and 23.62 mils or 59% to the Board of Education.

Councilman Alexander noted the County has been collecting a 1.904% mil rate on behalf
of the city for police services for past years; noted seeing the 1.8% taken away from the
proposed millage rates.

Mayor Pro Tem Barber inquired on roadways, units approved, and cities that have their
own fire and utilities, noting not needing 6 mils but the recommended 4.2 mils and asked
what the additional tax would be used for.

Mr. Gardiner noted Police Department and Public Works will be the most impacted
because of the Annexation and there would be other departmental increases as well;
noted a mid-year budget would be presented at the upcoming Council Retreat; and noted
the budget could be reduced and/or items canceled along with other adjustments.

Councilwoman Gantt joined the meeting at 6:30 p.m.

Mayor Pro Tem Barber noted continued requests for a mid-year budget review before
voting on a millage rate; noted requesting monthly statements be sent to Council; noted
Council should be able to look at all finances to decide what items should be amended,
and asked if the Budget Retreat could take place sooner, prior to the final vote on the
millage.

Mr. Gardiner noted the goal is to present the half-year budget at the Budget Retreat in
August; noted financial data s sent to Council and is predicated on the current year’s
budget; noted the budget is on a calendar year staring January 1, 2023, through
December 31, 2023; noted it is staff’s responsibility to present current data.

Councilwoman Gantt called for a point of order.

Mayor Ford addressed the point of order.

Councilwoman Gantt noted the meeting is a Public Hearing on possible tax
implementation and not the budget retreat.

2|Page
Councilman Blount noted bonding $25 million which included $7 million for the
Amphitheater, $14 million for the Cultural Arts Center, $3 million for the start-up of the
Police Department and $1 million for Trails that has not been built but the city is paying
$750,000 in interest and noted financial advisor advised the budget would double.

Councilman Thomas noted winning a civility award; noted staying on point and moving
the city forward without personal issues.

Councilman Alexander applauded staff for their hard work; noted standing on decision
made to implement the police department and how crime has gone down 24%.

Mayor Pro Tem Barber noted staying transparent: noted being sworn in January 1, 2020,
with decisions made prior to her tenure.

Mr. Harris noted this is the second of three required public hearings; and gave an
overview of the process of setting a millage, noted the Board of Education assesses 60%
of the taxes; the County assesses 37% of the taxes, the Water Authority assesses 2% of
the taxes with the remaining 1% from cities; and reviewed the Exemptions and the
associated requirements; noted a minimum of 60 days prior to the due date of November
16th; noted the perfect digest includes a listing of assessments, exemptions, real and
personal property, mobile homes, motor vehicles, heavy duty equipment and public
utilities.

Councilman Alexander noted the senior exemption starting at age 62-70 and applying for
homestead exemptions.

Mr. Harris noted homestead exemptions are for primary homeowners who can file for
standard L1 homestead exemptions and could see a $15,000 reduction in assessed
value; noted age reduction starts at 62 with school taxes and stops paying school taxes at
70 years of age; noted a special one-time exemption offered by the governor who
authorized a tax relief grant program which would be applied to this year’s tax bill with an
additional $18,000 assessment reduction; noted having to be eligible with a homestead
already in place; and noted the frozen provision that allows to freeze county taxes at the
value of the 1st year of filing for homestead exemptions.

Councilman Blount inquired if the freeze was annually or a one-time option.

Mr. Harris noted it being one time with a deadline of April 1st; noted at age 62, citizens will
need to re-apply for age exemption.

PUBLIC HEARING
Proposed Millage Rate - Property Tax Increase

The Public Hearing was opened.

Speakers in Favor: No Speakers

3|Page
Speakers Opposed:
Mr. Nicky Ford, Mr. Maestro Evans, Ms. Mindy Mayers, Ms. Sunny Randazzo, Mr. Eric
Knowles, Mr. Charles McEwen, Ms. Kim Dillon Harville, Ms. Marion D. Calhoun, Ms.
Cynthia Strong, Ms. Evelyn Strong, Ms. Armenta M. Jones, Ms. Jocelyn Williams, Mr.
Bruce Smith, Sr., Mr. Stewart Ebaugh, Ms. Jane Lee, Ms. Keisha Foster, and Mr. Clitel
Pittman.

The Public Hearing was closed.

Mr. Gardiner addressed citizen concerns and will follow up on other issues raised.

The final Public Hearing for the Millage Rate will take place at Stockbridge City Hall on
July 27, 2023, at 9:00 a.m. in the Council Chamber, 2nd floor.

ADJOURN
Motion to adjourn made by Councilman Blount; seconded by Councilwoman Barber. The
motion passed 3-0 (Councilman Alexander and Councilwoman Gantt were not present for
the vote). The meeting ended at 8:49 p.m.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

4|Page
WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, JULY 25, 2023 6:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilman John Blount Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt Jeremy T. Berry, City Attorney
Councilman Alphonso Thomas
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.

The meeting was called to order by Mayor Ford.
Invocation by Mr. Charles Marshall.

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

Motion to adopt the Agenda made by Councilwoman Gantt; seconded by Councilwoman
Barber. The motion passed unanimously.

Review of the Minutes – No Action
1. Review of the June 12, 2023 Minutes
2. Review of the June 20, 2023 Minutes

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

UNFINISHED BUSINESS
3. Council Consideration and approval of an agreement with the Henry
County Development Authority, along with the County and the cities of
Locust Grove, McDonough and Stockbridge to hire Retail Strategies
Recruitment to work toward the solicitation, development and expansion of
retail facilities in Henry County that will expand commerce, create
1|Page
employment, enhance tax revenue and improve the quality of life in each
city and the entire county.
Presented by: Frederick Gardiner
Mr. Gardiner noted the cities of Locust Grove, McDonough, Stockbridge,
and the County want to enter into an agreement to hire Retail Strategies
Recruitment to work toward the solicitation, development, and expansion
of retail facilities in Henry County that will expand commerce, create
employment, enhance tax revenue, and improve the quality of life in each
city and the county; presented a flow chart of for the program and process;
noted if a development comes to the city or county, the city of Stockbridge
would receive 14% of sales tax due to the new population increase.

Councilman Alexander noted adding a non-disparaging agreement and
making sure positive comments are reflected towards the city.

Mayor Ford agreed the city would have to sign a non-disparaging
agreement.

Attorney Washington noted non-disparaging agreements are two party
agreements and both parties would have to sign.

Councilwoman Gantt noted concerns of having interference if a retailer
comes directly to the city and the Henry County Development Authority
having exclusivity and working together with the city’s Development
Authority.

Councilman Thomas noted the initial vote was delayed giving all parties
and opportunity to work through the agreement and iron out the
differences; however, based on the conversation tonight, that has not
happened and should not have been placed on the Agenda.

Mayor Ford noted he supports the process and inquired if the attorney
would be able to inquire on the request and move forward.

Councilwoman Gantt agreed with Councilman Thomas and noted she has
addressed the board with her concerns and there has been no action.

Councilman Alexander noted he reached out to Mr. Marshall to get the ball
rolling and noted conversations have continued; noted he wants the
Retailer to be able to work independently without interference and that the
HCDA would not have exclusivity should be included in the language.

Councilman Blount noted the amount of the agreement is $10,000 and
everyone needs to look at the positive this collaboration would bring, and
not harp on the negative, noting it could be a great benefit to the city.

Mr. Charles Marshall of the Henry County Development Authority spoke
about the accomplishments of Chair Harrell.

Mr. Blount called for a point of order.
2|Page
Mayor Ford addressed the point of order.

Mr. Marshall noted he was attempting to give context of how Retail
Strategies came to this point, noting he has contacted councilmember, the
Mayor and the City Manager, and that officials of the city represents
36,000 constituents; noted he has express concerns raised by the Council
to Mr. Culpepper and asked that the board have a discussion with
Mr. Fenn, and ultimately stay on track with Retail Strategies.

Councilwoman Gantt noted she wants to make sure the interest of the City
of Stockbridge is protected in the agreement, and that this is not about
$10,000, but rather the result could be millions in retail with Stockbridge
being overlooked.

Councilman Alexander agreed.

Councilman Blount agreed with Councilman Thomas’ previous statement
noting all these issues could have and should have been ironed out before
bringing this item to the Agenda.

Attorney Washington noted he would add language on page 3 “The HCDA
shall serve as a coordinator of the Project and shall provide the Mayor and
Council periodic progress reports of the activities of the Consultants on at
least a quarterly basis. This agreement and all contracts as contemplated
still allows for businesses and retailers to work directly with the City.”

Councilman Alexande made a motion to approve this Agreement with
amendments to page 3, No.2 to include the amended language: The
HCDA shall serve as a coordinator of the Project and shall provide the
Mayor and Council periodic progress reports of the activities of the
Consultants on at least a quarterly basis. This agreement and all contracts
as contemplated still allows for businesses and retailers to work directly
with the City; seconded by Councilwoman Gantt. The motion passed
unanimously.

NEW BUSINESS
4. Council consideration to approve a request from Vulcan Materials for their
team at Vibra Tech and Aimone-Martin Associates to study quarry blast
induced structure response at the City of Stockbridge Elevated Water
Tank. The study will be at no cost to the City. Presented by Matt Pilz with
Vibra Tech.
Presented by: Decius Aaron
Mr. Aaron noted he is seeking approval for Vulcan Materials and their
team at Vibra Tech and Aimone-Martin Associates to conduct seismic
activity and monitoring the city’s 1-million-gallon water tank; noted they are
currently having seismic instrumentation located within the ground around
the water tank to see what the effect of the quarry has on the water tanks
and noted data would be provided.
Motion to approve made by Councilwoman Gantt; seconded by Mayor Pro
Tem Barber. The motion passed 4-0 (Thomas was not present).
3|Page
5. Council consideration to approve the repurposing of $2,242,160.00 from
TSPLOST for resurfacing Walt Stephens Road and Mt. Zion Parkway
Presented by: Decius Aaron
Mr. Aaron noted prior to the meeting, he found out there is another option
available which is the Reeves Creek Trail extension; noted funding from
the project could be used by the developer who will be extending the trail;
noted that since the city has become the custodian of both roads, there
has been a few complaints from citizens; noted the city has fixed 67
potholes on Walt Stevens Rd. since January 1, 2023, and 47 potholes on
Mount Zion Pkwy since April 7, 2023; and noted under the Service
Delivery Strategy, the roads were maintained by the county, but seeing
they have been annexed into the city, the roads and maintenance are now
the responsibility of the city.

Councilwoman Gantt inquired on the estimated cost to permanently
complete both roads.

Mr. Aaron noted $2.2 million.

Councilman Thomas asked Mr. Aaron if funding was still in place to
complete the sidewalks along Davidson Parkway and Old Atlanta Rd.

Mr. Aaron confirmed, noting the recently approved Flippen Road
Development will install sidewalks along Flippen Rd.

Councilman Alexander noted that he has spoken Interim District II
Commissioner Robinson about meeting with the City Manager to discuss
funding for the repair and maintenance of the former county roads that
were recently annexed into the city, noting there are several roads and are
very costly.

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

6. Council consideration to approve the renewal of Request For Proposal
RFP) Number 2022-0006, On Call General Engineering Services, for the
City of Stockbridge with Falcon Design Consultants, LLC.
Presented by: Decius Aaron
Mr. Aaron noted Falcon Design Consultants, LLC. is one of the city’s On-
Call engineers who currently oversees 30 projects and manages
TSPLOST projects.,

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

4|Page
7. Council consideration to approve the IGA (Intergovernmental Agreement)
between the City of Stockbridge and the Downtown Development
Authority.
Presented by: Kim Allonce, Quinton Washington
Mr. Allonce noted the agreement outlines the relationship with the
Downtown Development Authority (DDA), funding provided to the DDA
and revitalizing the downtown area; noted clauses in the agreement are
already being fulfilled.

Councilman Alexander noted the DDA Board has had constant
conversations about being the conduit to move transactions through in the
downtown.

Councilwoman Gantt recommended revising the agreement by changing
the “shall” to “may” as it relates to the city providing funding.

Councilman Blount inquired on the DDA’s budget; noted the city has given
the DDA startup funding and the needs to become self-sufficient.

Mr. Allonce noted the budget is $45,000 with $20,000 for operations and
$25,000 for Façade Grants.

Mr. Gardiner noted Mr. Allonce serves as the Staff Liaison on the board to
assist and guide the DDA; and noted the DDA is going to be in a good
position, referencing the TAD and parking deck; and noted the upcoming
budget is looking at the same level of funding as in past years; and noted
with the sale of properties, the DDA will split a percentage of the proceeds
with the city.

Councilwoman Gantt noted the DDA has not issued many Façade Grants.

Councilman Alexander noted the DDA Board has revised and revamped
the program to include more opportunities for business owners, and noted
the DDA is doing more now than they have ever done before as a board
and does not want the city to starve them at this point and time.

Motion to approve made by Councilman Alexander with the amended
language to change “shall give the DDA funding” to “may give the DDA
funding;” seconded by Councilwoman Gantt. The motion passed
unanimously.

8. Council consideration to amend the City of Stockbridge Code of
Ordinances to provide for a Stockbridge Business Partnership Board.
Presented by: Kim Allonce
Mr. Allonce noted the Stockbridge Business Partnership Board was an
item approved as a part of the BRICS initiative that was approved in June
by Council; noted hosting a small business meet and greet in May and
wants to create the board to provide opportunities for businesses to
nurture relationships.

5|Page
Motion to approve made by Councilwoman Gantt; seconded by
Councilman Blount. The motion passed 4-0 (Councilman Alexander was
not present for the vote).

9. Council consideration to amend the City of Stockbridge Code of
Ordinances to provide for a Keep Stockbridge Beautiful Board.
Presented by: Kim Allonce
Mr. Allonce noted the Economic Development Department was tasked to
research opportunities for the city to consolidate and find affiliations with
Keep Georgia Beautiful and Keep America Beautiful; noted the board
would be the first steps.

Councilwoman Gantt noted the city is already a part of Welcoming
America; referenced the Keep Stockbridge Beautiful and Don’t Trash
Stockbridge initiatives and asked the purpose for creating the board.

Mr. Allonce noted being tasked with finding ways to consolidate; noted to
use the “Keep Stockbridge Beautiful,” the city must be affiliated with Keep
America Beautiful foundation and must be a community wide effort; Noted
creating a 501C3 or 501c3 city board.

Councilwoman Gantt noted making sure all boards have representation
from each district.

Councilman Blount inquired about staggering of members.

Councilwoman Gantt noted to add to the next agenda an across-the-board
way board members are appointed; noted creating a policy.

Mayor Pro Tem Barber requested to have two members on the board for
District 4 due to the land mass.

Motion to approve to amend the City of Stockbridge Code of Ordinances
to provide for a Keep Stockbridge Beautiful Board made by Councilman
Alexander; seconded by Councilman Thomas. The motion passed 4-0-1
(Mayor Pro Tem Barber Abstained).

10. Council consideration to fill a vacancy and appoint a member to the
Planning Commission to fill an unexpired term through 12/31/2024.
Presented by: Frederick Gardiner
Mayor Ford noted normally taking appointments into Executive Session.

Frederick Gardiner noted having one applicant that would like to serve on
the board.

Ms. Holiday stated for the record Mr. Williams is currently an intern with
the city with his last day being July 12th; noted not being in conflict during
the swearing-in as a board member.

6|Page
Motion to appoint Jayden Williams made by Councilwoman Gantt;
seconded by Councilman Alexander. The motion passed unanimously.

11. Council consideration to fill a vacancy and appoint a member to the
Downtown Development Authority Board to fill an unexpired term through
12/31/2023.
Presented by: Kim Allonce
Mr. Allonce noted the applicant is the owner of Frozen Smokes located in
the downtown district.

Motion to appoint Warren Washington made by Councilman Alexander;
seconded by Councilwoman Gantt. The motion passed unanimously.

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

• Meeting of the Council for a Public Hearing for the Millage Rate at 9:00 a.m.- City
Hall Council Chambers (July 27)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (Jul 27)
• Citywide Development Authority Meeting, 2nd Tuesday of each month 6:00 p.m.
- City Hall Levi Meeting Room (Aug 8)
• Main Street Advisory Board Meeting, 2nd Friday of each month – Welcome
Center located at 130 M L King, Sr. Heritage Trail at 9am (Aug 11)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City Hall Council
Chamber (Aug 14)
• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City Hall Levi
Meeting Room - City Hall (Aug 14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (Aug 15)
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of each
month Levi Meeting Room - City Hall (Aug 15)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber 4th
Thursday of each month– (Aug 24)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. –
City Hall Council (Aug 29)

UPCOMING CITY EVENTS/INITIATIVES

• Join us for Food Truck Tuesday from 5:30 p.m. to 8:30 p.m. at Clark Community
Park 111 Davis Rd. Lots and great food and activities for everyone. Greek Night
tonight!
• Join Mayor Pro Tem Barber for FREE Zumba every Saturday at 8:00 a.m.
beginning May 6th at Gardner Community Park on E. Atlanta Rd.

7|Page
• 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
• Join Councilman Blount for Bingo Bash, Wednesday, August 16th from 10am –
noon at the Merle Manders Conference Center located at 111 Davis Rd.
• Join Mayor Ford for Meet the Mayor on Monday, August 28th from 10am – noon.
Please contact Rosalynd Rawls to schedule an appointment at 678-833-3348 or
via email at rrawls@cityofstockbridge-ga.gov

Get your tickets for 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. August 5th will feature the O’Jays,
the Whispers and Johnny Gill; August 12th will feature Patti LaBelle and
Envogue; and August 19th will feature Tower of Power and the Ohio Players; and
This past weekend was a fantastic show featuring The City, Zapp and Cameo;
and the Sunday show featured Brownstone and Boyz II Men.

MAYOR’S COMMENTS
Mayor Ford noted we are still in COVID-19 and reminded everyone to get vaccinations
and boosters to stay healthy; noted the Back-to-School event in partnership with the
Youth Council was a success supplying bookbags and supplies to students; and noted
July 29th the Henry County Schools will be praying for all schools at 9:00 a.m.

Motion to adjourn made by Councilwoman Gantt; seconded by Councilman Alexander;
The motion passed unanimously.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

8|Page
SPECIAL CALLED MEETING
SUMMARY MINUTES
THURSDAY, JULY 27, 2023 9:00 A.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Yolanda Barber Vanessa Holiday, City Clerk
Councilman Elton Alexander John Wiggins, City Treasurer
Councilman Alphonso Thomas Quinton Washington, City Attorney
Councilman John Blount Jeremy T. Berry, City Attorney
Councilwoman LaKeisha Gantt
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford.

Invocation by Councilman Alexander.

The Pledge of Allegiance was recited by all in attendance.

All members were present except Councilman Blount.

Councilwoman Gantt made a motion to approve the Agenda; seconded by Councilman
Alexander. The motion passed unanimously.

Mr. Gardiner gave an overview presentation of the City’s Financials and the Setting of a
Millage Rate Proposal; noted the growth of the City from the Census in 2021 and the
increase in population and the major impact of services to Public Works, the Police
Department, and the FY2024 Budget; noted the startup of the police department in 2022
was with 52 officers based on the city’s population at the time of 29,000, and the
additional 10 officers added via a grant would be transferred to the city’s budget after 3
years; presented Millage Rate options; noted the annexed 6,700 new residents, 91 miles
of new roadways to service, and over 1900 units approved for development that are
under construction with an estimated population of 41,000 by 2030; noted the projected
29% increase of public safety call, presented a comparison of similar sized populations
with police departments including the millage rates and annual budgets, and number of
officers; gave a preliminary FY2024 General Fund Budget at a glance with 6 options of
proposed millage rates of 0.00, 1.904,3.77, 4, 4.215 and 6 (noting the 1.904 is already
included); reviewed the 4-year Fund Balance Review; presented a Stockbridge Property
tax Analysis referencing average homes at their assessed values and incorporating the
proposed 6 millage rates options; reviewed how the current Henry County Millage Rate is
distributed; reviewed the proposed funding for the City of Stockbridge with General
Government at 32% of the Budget; 16% Debt Service; 32% Public Safety and 21% Public
1|Page
Works; noted there would be a shortfall if the millage is approved at 3.77 or 4.0, and
recommended 4.215, noting that while 6 mils was advertised, that is not staff’s
recommendation.

Mr. Wall, the city’s Financial Advisor, referenced the city’s fund balance for 2018, 2019,
2020, 2021 and 2022 noting a drop for each of the years, and having eight months of
reserve, and stated the city cannot continue to spend fund balance and recommends
setting the millage at 4.215; noted 1.904 is already levied for everyone in the county for
police services; noted the city’s Tax Digest is $1.8 billion dollars; and noted the
advertisement of 6mils means the City cannot levy a tax higher than that number, but can
levy anything under that number.; compared the mils of Hampton at 4.5 mils, McDonough
at 3.033 Mils and Henry County at 10.511 mils; noted the School Board is levying 60% of
the taxes on the property tax bill and the County is levying 37% and the Water Authority is
levying 2%; gave an example of the monthly tax to be assessed on a $100,000 home in
the City of Stockbridge based on 4.215 mils to be $14/per month; referenced the
presentation of the Tax Distribution by Entity and Tax Funding by City Function.

Mr. Harris, Henry County Tax Commissioner, noted today’s Public Hearing is the 3rd of
the required three public hearings; noted the Board of Commissioners will finalize the
county’s millage rate at their meeting on Tuesday and then submit to the State; reviewed
the process on how the millage is calculated: Fair Market Value (FMV) completed by the
Tax Assessors Office, the Assessed Value which equals 40%, less Exemptions, times the
adopted millage rate; noted Henry County has a special exemption for the County portion
where the taxes are calculated on the rate when the homeowner purchased the home
and is frozen at the rate as long as there is a Homestead Exemption in place, noting it
does not apply to renters or corporations; and noted the savings to homeowners is
approximately $32 million dollars; and reviewed the exemptions that can be applied as
the homeowner ages at age 62, 65, 68 and 70 for the School Board portion; noted the
County is still considering what its millage rate will be and that the McDonough and
Hampton have adopted their millage, noting Locust Grove did not; referenced the timeline
to get information from the cities and county to submit to the State and generate the bills
to homeowners by September 1, noting the City’s property tax, if levied, will appear on the
property tax bill as City Tax; noted there is good news to report as well, noting the State
of Georgia had a financial windfall and as a result, the Governor has signed a bill for
Homestead Tax Relief Grant whereas homeowners will receive a minimum of $500 credit
on the tax bill, noting it is only for those homeowners who currently have a homestand
exemption for their property.

Mr. Wall noted the City must adopt a millage rate today for the Tax Commissioner’s Office
to meet their deadlines.

Mr. Harris noted that if a millage is not adopted today, there would not be enough time to
advertise and meet the requirements to be placed on the Property Tax Statement.

PUBLIC HEARING
Proposed Millage Rate - Property Tax Increase
Mayor Ford opened the Public Hearing

Speakers in Favor: No Speakers
2|Page
Speakers Opposed:
Ms. Lisa Green; Ms. Pamela Burrell and Ms. Sunny Randazzo

Public Hearing Closed

Councilman Alexander noted he attended the County’s last meeting noting the School
Board assess 60% of the taxes that is on your Property Tax Statement, and they are
proposing a $44 million dollar increase; and noted senior citizens are exempt from the
school board taxes if they are age 70 on January 1.
Mayor Pro Tem Barber asked if City of Stockbridge residents would have a Homestead
Exemption?

Mr. Harris noted the City would have to decide which Exemptions to put in place.

Mr. Wall noted the City would need to go to the State Legislature Representative, Senator
Jones, and have the Exemption Referendum placed on the 2024 Ballot to go into effect
January 1, 2025; noting the City of Hampton made the request for their Exemption to
match the Frozen Exemption that the County has in place.

Mayor Pro Tem Barber requested the City move forward with the Exemptions for
homeowners on septic, senior citizen exemptions, and other exemptions currently being
allowed in the County, and asked what the millage tax would be used for, if approved.

Mr. Gardiner noted the City has inherited 91 miles or road, and 34 miles of sidewalks that
were neglected by the County and now the City of Stockbridge must maintain, 6,700
annexed residents, plus several developments of more than 2,300 units that will come
online in the next year or so; noted the wear and tear of the roads is happening more
frequently as a result of GPS service that directs traffic from the interstate to the city’s
surface streets such as Speer Rd., Walt Stephens and Flippen; and noted additional
annexations are coming to the city as well in addition to providing city services from every
department as the city continues to grow.

Mr. Wall noted the city’s 2021 budget was $10.5 million and $18 million in 2022; and that
all the millage tax would go into the city’s general fund bucket; and recommends the
Council adopt a millage and not have to use fund balance.

Mayor Pro Tem Barber noted as a reference, the Police Department was initially
approved based on the population at the time, which was 29,000 residents, and asked
that the additional millage tax, if approved, be used appropriately for services throughout
all city departments, noting the requests made for a mid-year budget review, and asked if
all new developments that have been referenced in the 1,900 number includes all new
development projects for the city.

Mr. Gardiner noted the 1,900 does not include the 1,300 approved residential
development on Flippen Road, and proposed annexations, which would add to the city’s
population and services even more and are not included; noting the city will bring forward
the 5-year Capital Improvement Plan (CIP) to address long-range projects.

3|Page
Councilman Thomas asked about the Tax Relief Grant from the State, and whether or not
citizens would need to apply for the credit.

Mr. Harris noted the Tax Credit will be automatic, as long as the resident currently has a
homestead exemption on file, noting the amount would be based on the imposed millage
and the assessed value of the home, and the state would submit payment to the County,
who would then submit payment to the City.

Councilman Thomas agreed with Mayor Pro Tem Barber that the budget discussion
should have taken place prior to the Millage Rate Hearings, noting he has a history of
reviewing the operating budget line by line in its entirety; noted the Council needs to do its
due diligence as it relates to the budget, noting he is not favorable to coming back with a
new millage rate over the next couple of years.

Mr. Wall noted the City renegotiated L.O.S.T. (Local Option Sales Tax) and those
number will be reflected in the city’s budget, which currently, the city relies on heavily;
noted the City Council has worked hard to try to balance Quality of Life events for its
citizens; and noted the city of Stockbridge has not levied a property tax since 1977 and
that almost all of the 535 cities in Georgia levy a property tax.

Councilman Thomas noted he has always been an advocate for a lean budget and would
rather see cuts to the budget rather than assess a tax to the citizens.

Councilwoman Gantt agreed with Councilman Thomas, noting she does not want to
come back to the citizens for more taxes, and also does not want the city to be in the
hole; and prefers to implement a tax based on the recommendation of Mr. Wall, the city’s
Financial Advisor, to carry us through.

Councilman Alexander stated that he will not approve a millage rate higher that 3.77,
further noting he is not okay for staff advocating for a higher millage, and agreed with staff
revisiting the budget to make cuts where you can; noted his support of economic
development; and referenced Mr. Wall’s comments regarding the L.O.S.T. (Local Option
Sales Tax) numbers that were increasing each year; and referenced the new hotels
coming on line which would increase the Hotel/Motel tax.

Mr. Gardiner agreed the Hotel/Motel tax will be a funding source with hotels currently
under construction, and the Bestwestern Plus hotel is currently for sale.

Councilman Alexander noted growth is exponential and does not include the increase in
sales tax; noted citizens want the City Council to take it slow and assess the minimum
rate possible.

Councilman Thomas asked Mr. Wall to calculate the difference between Option 3 of 3.77
mils and Option 4 of 4.0 mills.

Mr. Wall responded $418,000.00.

4|Page
Councilman Thomas noted he was certain that amount could be cut from the FY2024
budget.

Mayor Ford noted he is in favor of the recommendation from staff and Mr. Wall of 4.215.

Motion to adopt a Millage Rate of 3.77, and to move forward with the Homestead
Exemption, Frozen Exemption, Septic Exemption and Senior Exemptions for the City of
Stockbridge residents made by Councilman Alexander; seconded by Mayor Pro Tem
Barber. Mayor Ford stated his support of the 4.215 millage rate recommended by staff.
Councilwoman Gantt stated her support of the 4.215 millage rate and agreed to move
forward; Mayor Pro Tem Barber stated she has made requests for a mid-year budget
review. The motion to adopt the 3.77 mills passed unanimously.

Motion to adjourn the meeting made by Councilman Alexander; seconded by Mayor Pro
Tem Barber. The motion passed unanimously. The meeting adjourned at 10:40 a.m.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

5|Page
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Dell Optiplex 9010
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Dell Optiplex 9020
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Dell Optiplex 9030
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Lenovo Thinkpad
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Type Model Serial #
1. Laptop P19F CPZ3BW1
2. Laptop P19F CX0T8W1
3. Laptop P19F DPZ3BW1
4. Laptop P19F DKZ3BW1
5, Laptop P19F 5F78BW1
6.Laptop P19F FBQX8W1
7. laptop P19F 4F78BW1
8. Laptop P19F BKZ3BW1
9. Laptop P19F BD7W8W1
10. Laptop P19F 2Z04BW1
11. Laptop P19F FFSDRY1
12. Laptop P19F TDSDRY1
13. Laptop P19F 3KZ3BW1
14. Laptop P19F 5R0DPX1
15. laptop P19F BP78BW1
16. Laptop P19F DXSN9W1
17.Laptop P19F 4G78BW1
18. Laptop P19F 2KZ3BW1

Dell Vostro 3500
Type Model Serial #
1. Laptop P09F JWNV2N1
2. Laptop P09F 2XNV2N1

Dell Vostro 3400
Type Model Serial #
1. Laptop P10G HZKLZM1
2. Laptop P10G DZKLZM1

Dell Latitude Z600
Type Model Serial #
1.Laptop Z600 H9TGRH1

Dell Precision M4600
Type Model Serial #
1.Laptop P13F D0RL451

Dell Latitude E5510
Type Model Serial #
1. Laptop P05F BKK4XM1

Dell Latitude E5540
Type Model Serial #
1. Laptop P35F 6SR7H12

Dell Latitude E5550
Type Model Serial #
1.Laptop P37F 9PTTG72
2. Laptop P37F 5W2PD72

Dell Latitude E5530
Type Model Serial #
1. Laptop P28G CQPG9W1

Dell Latitude E5400
Type Model Serial #
1. Laptop P98G 2Q170R2
Dell Latitude 3520
Type Model Serial #
1. Laptop P108F 2HR6JG3

Dell Precision 7730
Type Model Serial #
1. Latop P34E 42M5TT2

Dell Inspiron 3793
Type Model Serial #
1. Laptop P35E007 BRWR6C3

Dell Optiplex 760
Type Model Serial #
1. PC DCTR G340DK1

Dell Optiplex 7010
Type Model Serial #
1. PC D03S 6N98QW1
2.PC D03S 4CCWPW1

Dell Optiplex 780
Type Model Serial #
1.PC 780 4J4Q5Q1

Dell Optiplex 960
Type Model Serial #
1.PC 960 5MPGHK1
Dell Flat Panel Monitor
Type Model Serial #
1.monitor(nopower)P2412H 92P12Y2
2.monitor(crackscreen)
P2412H 9GPBZR2
3.monitor(crackscreen)
P2412H 1N707Z2

Dell Flat Panel Monitor
Type Model Serial #
1.monitor P2213T CN04DTJ3744452BD419S

Dell Flat Panel Monitor
Type Model Serial #
1.MONITOR 2007FPB MX0C95364663477467GS

Dell Flat Panel Monitor
Type Model Serial #
1.monitor 1704fpvt CN04Y463482204BM01LJ

Dell Flat Panel Monitor
Type Model Serial #
1.monitor AX510 CN0C730C716239607798

Dell Flat Panel Monitor
Type Model Serial #
1. monitor P190ST 0C70C7162318H4154

View Sonic
Type Model Serial #
1.monitor VS15032 TEQ132321316
HANNS G
Type Model Serial #
1.monitor HSG1084 Q40G20N-850-1B ZA

ShoreTell
Type Model Serial #
1. desk phone IP230 00104926FCE7
2.desk phone IP230 00104926FCEA
3.desk phone IP230 0012490F6069
4.desk phone IP230 0010490FA027
5. desk phone IP230 0010490F6048

ShoreTell
Type Model Serial #
1. desk phone IP115 0010491BA687

NETGEAR
Type Model Serial #
1. hotspot MR1100 5DM196N050EE5

MICROSOFT WIRELESS RECEIVER
Type Model Serial #
1. wireless optical Desktop
1028 receiver X800685-103

CARD READER
Type Model Serial #
1. card reader M8R90 9161036883

ShoreTell
Type Model Serial #
1. desk phone IP655 A260001801

Wansview
Type Model Serial #
1. camera night vision
NCB541W

Dell Speaker
Type Model Serial #
1. speaker AS501 CN0UH837482207AFOOV8
2. speaker AS501 CN0UH8374822075UO8CB

SURFACE DOCKING STATION
Type Model Serial #
1. DOCKING 1664 424056433486

APPLE
Type Model Serial #
1. IPAD A1403 DMPJC1F2DNOV
2. IPAD A2428 H9GFL03U01KV

DELL PRECISION
Type Model Serial #
1.PC T1700 2SY2082

Dell Precision 7820
Type Model Serial #
1.PC 7820 D502613

Dell
Type Model Serial #
1.laptop xps 5Z7KZY2
Location:Server Room
Working condition Asset ID #

1 Yes 12508
2 Yes 12504

3 Yes 12310
4 Yes 12297
5 Yes 12279
6 Yes 12287
7 Yes 12282
8 Yes 12266
9 Yes 12269
10 Yes N/A
11 Yes 12276
12 No 12264
13 Yes 12267
14 Yes 12293
15 Yes 12272
16 Yes 12274

17 Yes 12261

18 Yes 12271
19 Yes 12270
20 Yes 12284

21 Yes N/A
22 Yes N/A
23 Yes 12613
24 Yes N/A
25 Yes 12582
26 Yes 12586
27 Yes 12581
28 Yes N/A
29 Yes N/A
30 Yes N/A

31 Yes N/A
32 Yes 12665
33 Yes N/A
34 N/A

35 Yes 12735

36 N/A N/A
37 Yes N/A
38 Yes N/A
39 Yes N/A
40 Yes 12295
41 Yes 12311
42 Yes N/A
43 Yes 12288
44 Yes N/A
45 Yes 12486
46 Yes 12273
47 Yes N/A
48 Yes N/A
49 Yes 12286
50 Yes 12302
51 Yes 12303
52 Yes 12268
53 Yes 12289
54 Yes 12313

55 Yes 12505
56 Yes 12309

57 Yes N/A
58 Yes N/A

59 Yes N/A

60 Yes 12278

61 Yes 12490

62 Yes 12502

63 Yes 12306
64 Yes 12305

65 Yes 12506

66 Yes 12682
67 Yes N/A

68 Yes 12633

69 Yes N/A

70 N/A N/A

71 N/A N/A
72 N/A N/A

73 N/A N/A

74 N/A N/A
75 No 12663
76 Yes 12634
77 Yes N/A

78 Yes 12484

79 Yes 12494

80 Yes N/A

81 Yes 12275

82 Yes N/A

83 Yes N/A
84 Yes N/A

85 N/A N/A
86 N/A N/A
87 N/A N/A
88 N/A N/A
89 N/A N/A

90 N/A N/A

91 N/A N/A

92 N/A N/A

93 N/A N/A
94 N/A N/A

95 N/A N/A

96 N/A N/A
97 N/A N/A

98 N/A N/A

99 N/A N/A
100 N/A N/A

101 N/A N/A

102 Yes 12668
103 N/A N/A

10
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MEMORANDUM OF UNDERSTANDING
FOR THE ACADEMIC YEAR 2023-2024

BETWEEN: Southern Crescent Technical College (hereinafter referred to as “SCTC”) and The
City of Stockbridge

PURPOSE: This MOU delineates the operational structure, responsibilities, and collaborative
efforts for the Upskill Stockbridge Program to ensure clarity and precision in the partnership.

PARTIES INVOLVED:

Primary Contact for SCTC: Dr. Irvin Clark, President of Southern Crescent Technical College

Primary Contact for the City of Stockbridge: Mayor Ford

1. AGREEMENT OVERVIEW: This MOU establishes an unequivocal commitment
between SCTC and the City of Stockbridge for the successful operation of the Upskill
Stockbridge Program for the 2023-2024 Academic Year. Students enrolled in this
program will earn post-secondary credit hours from SCTC courses.

OBLIGATIONS OF SCTC:

• Deliver and facilitate coursework tailored for Upskill Stockbridge participants.
• Offer comprehensive Financial Aid counseling through SCTC’s Office of Financial Aid.
• Assist in enrollment processes through SCTC’s Recruitment and Admissions Offices,
ensuring a seamless transition for participants.
• Provide continual academic and career advisement via SCTC’s Career & Academic
Planning Center.
• Ensure that Upskill Stockbridge participants have full and unhindered access to vital
campus resources, including computer labs, mentoring, tutoring, and library services.

OBLIGATIONS OF THE CITY OF STOCKBRIDGE:

• Share contact information of Upskill Stockbridge participants with SCTC, ensuring
confidentiality and data protection.
• Actively inform and educate potential participants about the college program options and
benefits.
• Clearly specify and communicate the requirements needed to complete the City of
Stockbridge training program.

• Financial Contribution: The City of Stockbridge commits to provide funding to its
residents upon successful program completion, as detailed in the attached flyer.

2. DURATION, RENEWAL, AND TERMINATION:

• Duration: This MOU is active from August 2023 through May 2024.
• Renewal: Following May 2024, this MOU is eligible for annual renewal, subject
to the mutual written agreement between both parties.
• Termination: Either party can terminate this MOU by providing a written notice at
least 60 days in advance. Termination may also be invoked based on funding
availability or other mutually agreed-upon conditions.

3. EVALUATION AND MONITORING: SCTC agrees to consistently provide the City
of Stockbridge with comprehensive semester-wise reports. These reports will detail the
number of Stockbridge residents who complete the program, elaborate on career
counseling received, and if applicable, provide job placement details. It's to be noted that
there's no minimum graduate requirement.

4. AMENDMENTS: Amendments to this MOU are permissible, but any proposed changes
should first be thoroughly discussed and evaluated by the primary contacts of both
parties. Importantly, all amendments to this MOU must be documented and agreed upon
in writing by both parties to become effective.\

5. DISPUTE RESOLUTION: In the event of any disagreement or dispute arising under or
in connection with this MOU, both parties commit to resolving such issues amicably
through mutual discussions. If both parties cannot resolve the dispute within 30 days,
they agree to proceed with mediation or another alternative dispute resolution method
before seeking formal legal remedies.

6. GOVERNING LAW: This MOU shall be governed by and construed in accordance
with the laws of the City of Stockbridge and the State of Georgia.

7. CONFIDENTIALITY: Both parties agree to keep confidential all information, whether
written or oral, concerning the affairs of the other which they obtain or receive as a result
of or in connection with the provision of this MOU.

* SIGNATURES ON FOLLOWING PAGE *

By signing below, both SCTC and the City of Stockbridge affirm their commitment and
adherence to the terms specified in this MOU, fostering a transparent and productive
partnership for the Upskill Stockbridge Program.

City of Stockbridge SOUTHERN CRESCENT
TECHNICAL COLLEGE

Mayor Anthony Ford Dr. Irvin Clark
SCTC President

Date Date
City of Stockbridge
MEETING DATE
AGENDA ITEM
09/11/2023 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:
Kim Allonce
DEPARTMENT: Economic Development
ITEM/PROJECT/EVENT:
Council Consideration to approve UpSkill Stockbridge Memorandum of Understanding (MOU)
between the City of Stockbridge and Southern Crescent Technical College for the 2023-2024
Academic Year.

BACKGROUND INFORMATION:
This Memorandum of Understanding (MOU) between City of Stockbridge and Southern Crescent
Technical College describes the operational structure, responsibilities, and collaborative efforts for
the UpSkill Stockbridge Program to ensure clarity and precision in the partnership.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT ■ N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS: ■
ITEM/PROJECT/EVENT:
Council Consideration to approve UpSkill Stockbridge Memorandum of Understanding (MOU)
between the City of Stockbridge and Southern Crescent Technical College for the 2023-2024
Academic Year.

BACKGROUND INFORMATION:

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

Digitally signed by Kim Allonce
Kim Allonce Date: 2023.09.01 14:14:54
Staff Signature______________________________
-04'00'

Signature: Frederick Gardiner (Sep 1, 2023 15:57 EDT) Signature:
Email: fgardiner@cityofstockbridge-ga.gov Email: samantha@washingtondreyer.com
UpSkill Stockbridge MOU - Agenda Item
Final Audit Report 2023-09-01

Created: 2023-09-01

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

Status: Signed

Transaction ID: CBJCHBCAABAAITet-QFNW8BdMbHrkuc1Q2cZ3xcBsU-q

"UpSkill Stockbridge MOU - Agenda Item" History
Document digitally presigned by Kim Allonce (kallonce@cityofstockbridge-ga.gov)
2023-09-01 - 6:14:54 PM GMT

Document created by Kim Allonce (kallonce@cityofstockbridge-ga.gov)
2023-09-01 - 6:20:36 PM GMT

Document emailed to fgardiner@cityofstockbridge-ga.gov for signature
2023-09-01 - 6:20:54 PM GMT

Document emailed to samantha@washingtondreyer.com for signature
2023-09-01 - 6:20:54 PM GMT

Email viewed by samantha@washingtondreyer.com
2023-09-01 - 6:27:12 PM GMT

Signer samantha@washingtondreyer.com entered name at signing as Samantha Embry
2023-09-01 - 6:27:53 PM GMT

Document e-signed by Samantha Embry (samantha@washingtondreyer.com)
Signature Date: 2023-09-01 - 6:27:55 PM GMT - Time Source: server

Email viewed by fgardiner@cityofstockbridge-ga.gov
2023-09-01 - 7:55:36 PM GMT

Signer fgardiner@cityofstockbridge-ga.gov entered name at signing as Frederick Gardiner
2023-09-01 - 7:57:21 PM GMT

Document e-signed by Frederick Gardiner (fgardiner@cityofstockbridge-ga.gov)
Signature Date: 2023-09-01 - 7:57:23 PM GMT - Time Source: server

Agreement completed.
2023-09-01 - 7:57:23 PM GMT
Henry County, GA

Overview

Legend
Parcels
Roads

572 ft

Parcel ID S16-01006000 Class I Owner OTAC DEVELOPMENT Land $961000
Property 55 VALLEY HILL Acreage 24.96 Address GROUP LLC Value:
Address RD 55 VALLEY HILL RD Building $243800 Last 2 Sales
District City/Stockbridge STOCKBRIDGE GA Value: Date Price Reason Qual
30281 Misc $4800 2/4/2013 $1,000,000 n/a Q
Value: 8/1/1974 $131,500 n/a Q
Total $1209600
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: 6/23/2023
Last Data Uploaded: 6/22/2023 9:00:14 PM

Developed by
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 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-2023-02. To consider a request for a
Comprehensive Plan Amendment to change the future land use designation of property at 55 Valley Hill
Road from 'Light Industrial' to "High-Density Residential' to allow for a townhome development with 165
units on 24.908 acres. Applicant: D.R. Horton, Inc., represented by Tiffany Hogan. PC Action on
8/24/23--Denial.
BACKGROUND INFORMATION:
The property extends from Valley Hill Road south to Davis Road, and access would be provided from each
road. The property is bisected by a creek with wetlands, and it contains light industrial uses and a large
"debris area." The Planning and Zoning Staff believes that townhomes would be a more appropriate use
for the property than additional light industrial uses in view of the other recent townhome and condominium
approvals within the vicinity. The Staff therefore recommends Approval with Conditions for this case.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-02.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

THANK YOU FOR YOUR INTEREST IN THE CITY OF STOCKBRIDGE, GEORGIA. THIS
PACKET INCLUDES THE NECESSARY DOCUMENTS THAT ARE NEEDED FOR APPLYING
FOR AN AMENDMENT TO THE STOCKBRIDGE COMPREHENSIVE PLAN.

APPLICATION REVIEW PROCESS. COMPREHENSIVE PLAN AMENDMENT APPLICATIONS
ARE FIRST REVIEWED BY THE PLANNING AND ZONING STAFF, WHO MAKE
RECOMMENDATIONS TO THE PLANNING COMMISSION. THE PLANNING COMMISSION
THEN HOLDS A PUBLIC HEARING DURING ONE OF THEIR REGULARLY -SCHEDULED
MEETINGS AND MAKES RECOMMENDATIONS TO THE MAYOR AND CITY COUNCIL.
FINALLY, THE CASE GOES TO THE STOCKBRIDGE MAYOR AND C ITY COUNCIL, WHO
HOLD A PUBLIC HEARING DURING ONE OF THEIR REGULARLY-SCHEDULED MEETINGS.
THEY MAKE THE FINAL DECISION ON THE APPLICATION.

PLEASE NOTE: ALL FEES ARE NON-REFUNDABLE. THERE ARE NO EXCEPTIONS.

REQUIRED PRE-APPLICATION MEETING—BEFORE SUBMITTING YOUR APPLICATION,
PLEASE CONTACT THE PLANNING AND ZONING DIVISION OFFICE TO SCHEDULE A PRE-
APPLICATION MEETING. THIS MEETING MUST BE HELD AT LEAST ONE WEEK BEFORE
YOU SUBMIT YOUR APPLICATION.

NO PRE-APPLICATION MEETING WILL BE CONDUCTED WITHOUT AN APPOINTMENT.

FOR ASSISTANCE, YOU MAY CONTACT OUR OFFICE BETWEEN 8:00 AM AND 5:00 PM,
MONDAY THROUGH FRIDAY, AT (678) 833-3344.

ALL PUBLIC HEARINGS TAKE PLACE IN THE COUNCIL CHAMBER AT THE STOCKBRIDGE
CITY HALL AT 4640 NORTH HENRY BOULEVARD IN STOCKBRIDGE, GEORGIA,
30281, UNLESS THEY ARE HELD VIRTUALLY VIA ZOOM.

City of Stockbridge GA Community Dev. Dept. 4640 N. Henry Blvd. Stockbridge GA 30281 770/389-7900
CITY OF STOCKBRIDGE Planning and Zoning Division
Application Checklist for Requesting an Amendment to the Comprehensive Plan

APPLICANT/AGENT, PLEASE ENSURE THAT YOU HAVE SUBMITTED ALL OF THE REQUIRED ITEMS THAT ARE
LISTED BELOW. AFTER YOU SUBMIT YOUR APPLICATION, THE STAFF WILL UTILIZE THE LAST COLUMN TO
CHECK OFF EACH REQUIRED ITEM TO DETERMINE THE COMPLETENESS OF YOUR APPLICATION. PLEASE
INCLUDE THE CHECKLIST WITH YOUR APPLICATION.

ALL DOCUMENTS ARE REQUIRED IN ORDER TO ACCEPT AN APPLICATION.
REQUIRED COPIES PROCEDURE CHECK /
ITEMS INTIAL
Pre- 1 To be completed by a Staff planner during a Pre-
Application Application Meeting, at least one week before you
Review Form submit your application.
(Meeting
Notes)
Application 1 Signed and notarized by property owner. Or, in lieu of
Form owner’s signature, applicant has signed and notarized a
copy of a “Contract”, “Power of Attorney” or “Lease.”
Applicant 1 Required for all property owners, applicants, and agents
Disclosure who are parties to this application. The Form must be
Form notarized.
Letter of 1 Letter stating that the owner is aware of the amendment
Ownership being requested and owns the subject property.
Letter of 1 Must clearly state the proposed amendment to the
Intent Comprehensive Plan.
Site Plans 20 Must show minimum details: Buildings, setbacks,
( 11 x 17) buffers, road frontage, correct scale, North arrow, present
zoning classification, topographic information to show
elevation and drainage, location and extent of required
buffers, and proposed lot layout.
Survey Plat-- 1 Of the subject property. Must be prepared and sealed
Sheet size within the last five years by a professional engineer,
must be Size landscape architect, or land surveyor who is registered in
8-1/2” x 11” the State of Georgia. Said survey plat shall: 1) indicate
or 11” x 17”. the complete boundaries of the subject property and all
buildings and structures existing therein; 2) include a
notation as to whether or not any portion of the subject
property is within the boundaries of the 100-year
floodplain; and 3) include a notation as to the total
acreage or square footage of the subject property.

City of Stockbridge GA Community Dev. Dept. 4640 N. Henry Blvd. Stockbridge GA 30281 770/389-7900
CONTACTS

City of Stockbridge Planning and Zoning City of Stockbridge Building Safety
Division Division
Community Development Department Permitting Office
4602 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
(678) 833-3344 (678) 833-3314

Henry County Water and Sewer Authority Henry County Board of Education
1695 Highway 20 West 33 North Zach Hinton Parkway
McDonough, GA 30253 McDonough, GA 30253
(770) 957-6659 (770) 957-6601

City of Stockbridge GA Community Dev. Dept. 4640 N. Henry Blvd. Stockbridge GA 30281 770/389-7900
NOTE: SUBDIVISIONS WITH OVER 150 LOTS MUST INCLUDE A
COMMUNITY CLUBHOUSE AND AT LEAST 3 OF THE FOLLOWING:
Parcel Area Table Parcel Area Table Parcel Area Table 1. POOL FACILITY
2. PLAYGROUND
Parcel # Area Parcel # Area Parcel # Area 3. DOG PARK

4174 Silver Peak Parkway, Suwanee, GA 30024
4. TENNIS COURT
1 2494.79 21 2489.22 41 2485.06 5. BASKETBALL COURT

© BOWMAN CONSULTING GROUP LTD
6. WALKING TRAIL

Bowman Consulting Group Ltd
2 2494.79 22 2477.05 42 2474.93 7. FITNESS CENTER

WWW.BOWMAN.COM
2494.79 2480.97 43 2473.02 8. PICNIC AREA WITH GRILL AND COVERED PAVILION
3 23 9. COMMUNITY GARDEN AND REFLECTION AREA
4 2494.79 24 2479.28 44 2473.02 10. FIRE PIT AND GATHERING AREA
11. ANY OTHER AMENITY APPROVED BY THE DIRECTOR OF
5 2494.79 25 2477.20 45 2472.85 COMMUNITY DEVELOPMENT.

Phone: (770) 932-6550
N/F N/F
N/F
KRISTA L. LESTER & UNITY BAPTIST CHURCH VA
A.K LLEY
CAROLYN WHEELER
KRIS D. LESTER
DB 14332, PG 291
DB 14448, PG 127
OF COLLEGE PARK, INC.
DB 2858, PG 256 .A. G H 6 2494.79 26 2475.12 46 2472.79
AS ILL RO
PARCEL S15-01030000
PARCEL S15-01030000 PARCEL S15-01030000 A- 126.75'
HENRY COUNTY
HENRY COUNTY HENRY COUNTY ZONED R- 798.11' P A 7 2494.79 27 2473.04 47 2472.73
(80' LANT D
ZONED RA
ZONED RA RA
C- 126.62'
S 69°17'34" E R/W R OAD
BENCHMARK
2" REBAR FOUND
) DECEL LANE 8 2494.79 28 2472.00 48 2472.67
N: 1293975.30
LL
92
E: 2274609.30
EL: 816.12 10' SIDEWALK LL
9 2494.79 29 2472.00 49 2472.61
APPROXIMATE LAND LOT LINE
639.97' S 89°11'20" E 92
LL 110.30' N 89°24'41" W
69
UGCM
APPROXIMATE LAND LOT LINE
LL 10 2494.79 30 2472.00 50 2472.55
69

11 2494.79 31 2472.00 51 2472.44
153 154 155156
UB
157 158 159160 161162 163164165 166167 168 169 170 171172173 165.

74'
73°5 S
OPEN SPACE 0'32
"E 12 2494.79 32 2472.00 52 2472.37
25'BSL
GUEST PARKING
13 2494.79 33 2472.00 53 2472.31
13 TSB

D.R.HORTON
STREET 'F' 14 2494.79 34 2472.00 54 2472.25
15 2494.79 35 2481.43 55 2472.19

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.
1371 DOGWOOD CIRCLE
152 151150149 148147 146 145 144 143 142 141 140 139 138 137 16 2479.38 36 2561.01 56 2472.13
N/F 136 17 2500.11 37 2740.81 57 2438.93
EVELYN DARLENE OPEN SPACE A- 137.46'
135
BRINSON
DB 8282, PG 228
PARCEL S16A01001000 134 DUMPSTER /
R- 4450.39'
C- 137.46' 18 2511.45 38 3023.14 58 2440.65 VICINITY MAP - (N.T.S.)
ZONED SR - COMPACTOR S 17°27'53" W
SUBURBAN 133 19 2513.41 39 2585.48 59 2442.37
116 117 118 119120 121122 123124125 126 127 128 129 130 131

CONYERS, GA 30012
RESIDENTIAL
DISTRICT 115 132
25'BSL
20 2506.01 40 2507.55 60 2444.09 DEVELOPER: DESIGNER:
25'BSL

1 DR HORTON BOWMAN
2 1371 DOGWOOD DRIVE SW 4174 SILVER PEAK PKWY.
STREET 'E' CONYERS, GA 30012 SUWANEE, GA 30024
3 CONTACT: ANDREW BISHOP CONTACT: CHRIS McCRARY
Parcel Area Table Parcel Area Table Parcel Area Table

596.27' N 01°00'13" W
25'BSL 4 SPAC 404-664-1422 770-932-6550
114113 112 111110 109 108107 106 105 104103102 101 Parcel # Area Parcel # Area Parcel # Area
25' STREAM BUFFER 6 OPEN
0" W 61 2445.81 81 2472.00 101 2352.00
50' UNDISTURBED BUFFER
75' IMPERVIOUS SETBACK
OPEN SPACE AMENITY & GUEST PARKING
S 18
°07'3
62 2447.53 82 2568.00 102 2352.00 VARIANCES:
75' IMPERVIOUS SETBACK .78' 63 2450.69 83 2568.00 103 2352.00
22
50' UNDISTURBED BUFFER POOL 13
579 1. SETBACK: FRONT 50' TO 25', SIDE 15' TO 0'
21
25' STREAM BUFFER 9 10 64 2452.41 84 2568.00 104 2352.00

VALLEY HILL ROAD TRACT
AK 65 2454.06 85 2566.03 105 2352.00
H 11
UT COMMUNITY
SO
20
12 66 2454.50 86 2499.88 106 2352.00
LE W) CLUBHOUSE S

VALLEY HILL ROAD
RC R/

UTH
CI 40' TOR 13 67 2454.50 87 2465.57 107 2352.00
214.22'
PON WATE
STRE 14

(150 ERN R
N 01°04'28" W
D R 68 2454.50 88 2456.46 108 2352.00
ET 'D 20' REAR
SUBDIVIDED AS:
BIG OAK VILLAS 15
OPEN SPACE GUEST PARKING '
UNIT TREE S
69 2472.00 89 2456.42 109 2352.00
SETBACK
PB 22, PG 30
STO
' R/W AILR
UT
ZONED SR - SUBURBAN
R 24.0
SO
PONMWAT 70 2472.00 90 2465.44 110 2352.00
RESIDENTIAL DISTRICT
LE )
D ER
OAD

RC R/
PARCEL
CI 40' S16A01070000 8 5 71 2472.00 91 2623.43 111 2352.00
OAK A ( 19 S
O PARCEL
UT S16A01069000
68 DUMPSTER / 92 2508.73 112 2352.00 2.0

SO
72 2472.00
COMPACTOR K SO 20' MIN.
18
SUBDIVIDED AS:
LE W) PARCEL
S16A01086000 ' 67
RC R/ 23 " E
98.0
BIG OAK VILLAS
66 BETWEEN

STOCKBRIDGE, GA, HENRY CO.
CI 40' 4. '15 GUEST PARKING 2472.96 113 2352.00
93
50.0
UNIT ONE
PB 17, PG 256
( 17 5
2 0 6

65 73 2472.00
6 END UNITS
NOR
50
S S
N 64 7 74 2472.00 94 2472.00 114 2352.00
FOL
#126
63
PARCEL STO

3' BEAUTY STRIP
S16A01033000 S
.0 RM 75 2472.00 95 2472.00 115 2926.11
62 12 100
PON WATE

5' SIDEWALK
#128 S
25
61 0' 99 'B
5' D R
SL
76 2472.00 96 2472.00 116 2492.37
25' FRONT
60 E E
59 25
SL
PAC 98 SID 'C
S 97 ET 77 2472.00 97 2472.00 117 2367.09
58 EN RE STO
69
SETBACK
OP 57 O'P 96 ST ALK RM
70 PON WATE 98 2472.00 118 2352.00
EN 'A 95 W 78 2472.00
T R
SP EE
71 D A- 266.64'
99 2472.00 119 2352.00
25.0
AC E TR 15 . 72 94 R- 1724.08' 79 2472.00

00 25
73 C- 266.38'
93 16 120 2352.00
50' R/W
100 2472.00
80 2472.00
' SL S 13°56'45" W
FH WV
74

BC-BC
WM S
56 92
50.0
17
SIGN S

55 25 91
25'BSL
S SL 75 90 18 24" C&G
54
76 19
53 89
E 77
Parcel Area Table Parcel Area Table Parcel Area Table
HW
IV 54
DR S 1. 52 88 20
R ) 16 78
VE /W ' N 51
DO 'R
39 79 87 21
L AN (5
S °4 3 ST 80
Parcel # Area Parcel # Area Parcel # Area
'07 50 RE OPEN SPACE A- 263.59'
49 ET 22 R- 1450.10' 121 2352.00 141 2352.00 161 2352.00 Y
DECEL LANE 'B' 81 C- 263.23' N
AR

10' SIDEWALK 48
47
82
83
23 S 04°23'20" W
122 2352.00 142 2352.00 162 2352.00 TYPICAL LAYOUT - (1" = 30') UC
TI
46 84
24 123 2352.00 143 2352.00 163 2352.00 IM R
45 85 25
26
124 2352.00 144 2352.00 164 2352.00 I
N N
ST
86 CO
44
43 27 125 2352.00 145 2352.00 165 2352.00 EL

42 126 2352.00 146 2352.00 166 2352.00 NOTES: PR FO
41 T

40 127 2352.00 147 2352.00 167 2352.00 NO
39
A- 251.38'
R- 1507.39'
1. SITE AREA = 24.908 ACRES
128 2352.00 148 2352.00 168 2352.00
S C- 251.08'
2. EXISTING ZONING: LI (LIGHT INDUSTRIAL)
AD
25'BSL S 05°43'42" E

RO )
UB
OPEN SPACE38 37 36 35 34 33 32 31 30 29 28
129 2352.00 149 2352.00 169 2352.00 3. PROPOSED ZONING: MFR (MULTI-FAMILY RESIDENTIAL)
S W
VI ' R/

130 2352.00 150 2352.00 170 2352.00 4. 173 PROPOSED TOWNHOMES
DA (80 131 2352.00 151 2352.00 171 2352.00 5. DENSITY = 173/24.908 = 7.2 LOTS/ACRE

File Path P:\2023\0303\CD\23-0303 - 2 - BASE REV 7-3-2023 (+park).dwg
CB

6. REQUIRED OPEN SPACE = 15% = 3.74 ACRES

132 2447.18 152 2351.99 172 2352.00
A- 199.56'
R- 1442.42'
354.88' N 89°46'22" W
7. PROVIDED OPEN SPACE = 10.00 ACRES = 40%
C- 199.40'
HW
133 2450.32 153 2691.82 173 2352.00 8. TOWNHOMES ARE 24' WIDE BY 50' DEEP GRID NORTH
N/F
N 35°45'41" W
GA WEST ZONE
JEROME W. MITCHELL, JR.
9. ROADS ARE 24' BACK OF CURB TO BACK OF CURB
HW
DB 7588, PG 303 134 2492.33 154 2430.52
PARCEL S17-02008004
ZONED SR - SUBURBAN
RESIDENTIAL DISTRICT 135 2614.50 155 2352.60 10. SIDEWALKS ARE 5' WIDE WITH 3' BEAUTY STRIP GRAPHIC SCALE

11. SETBACKS: FRONT = 25', SIDE 0' WITH 20' 100 0 100 200
136 2826.53 156 2352.00 -- -- --
BETWEEN BUILDINGS, REAR 20'
CL
K CIR
EE 137 3144.89 157 2352.00
CR
12. 10' WIDE SIDEWALKS EXTERIOR STREETS, 5' WIDE ( IN FEET ) 1" = 20'
138 2351.04 158 2352.00 SIDEWALKS INTERIOR STREETS. 1 INCH = 100 FT.
139 2352.00 159 2352.00
07-03-2023
140 2352.00 160 2352.00
23-0303

July 3, 2023
July 3, 2023

City Council and Planning Commission
Stockbridge City Hall
4602 North Henry Blvd.
Stockbridge, GA 30281

RE: Rezoning, Change in Comprehensive Land Use Map Amendment, and Variance Application

Dear Mayor, Members of City Council and Planning Commission,

D.R. Horton, Inc. rezoning of property located at 364 East Atlanta Rd., Stockbridge, GA, Parcel
ID S16-01006000. The property is approximately 24.96 acres. D.R. Horton seeks to develop a
unique community of 173 attached homes, built as fee simple townhome units. The property is
currently zoned Light Industrial (LI). Applicant seeks to rezone to Multi-Family Residential
(MFR). The current future land use is also Light Industrial and therefore applicant
simultaneously seeks to amend the Comprehensive Land Map for this parcel to High Density
Residential.

The community will include multiple amenities and open space areas. Developer is also
exploring the feasibility of connectivity to an existing city park.

Applicant intends to offer other features within the community such as:

• Approximately 70 Guest parking spaces
• 2 car garages on all townhome units
• 2 dumpster areas
• A Mandatory Homeowners Association
• 2 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. The properties across
the street are commercial and underdevelopment as a high density residential community. An
adjacent property is also owned by the City of Stockbridge and is 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 commercial use and a city
park.

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. In fact, in light of the current use, the clean-up of the site and the development as a

D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
beautiful residential community will benefit the entire area and the streetscape as people drive
past the area to the new Stockbridge Amphitheater.

The applicant has engaged consultants to perform a traffic impact study as well as an
environmental study. Both of these studies should result in completed reports prior to the
Planning Commission hearing.

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.

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. This development at Valley Hill will not only
provide additional single family homes for Stockbridge residents, but will also create a
community atmosphere.

Variance Sought

The Applicant does seek one variance. As planned, the site has a 25’ front setback. The code
currently requires a 50’ front yard setback for Multi Family Residential zoning. Applicant
believes a 25’ front yard setback is consistent with the development of a townhome community
and therefore seeks a reduction to 25’. The site has a stream on the property that will require
significant buffer areas thereby making some of the site unbuildable. Additionally, there is a
significant drop in the elevation of the site from Valley Hill to Davis Road which also
significantly affects how the site may be developed. Due to this challenging and extreme
topography, applicant believes there is a hardship that warrants a reduction of the front yard
setback from proper design of the community.

D.R. Horton, Inc. respectfully requests approval of the rezoning from Light Industrial to Multi
Family Residential, the Comprehensive Land Map Amendment from Light Industrial to High
Density Residential, and the Front Yard Setback Variance.

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
N/F N/F
GENERAL NOTES:

GRID NORTH (GA WEST ZONE)
N/F
CAROLYN WHEELER
KRISTA L. LESTER & UNITY BAPTIST CHURCH
OH
VAL
DB 14332, PG 291
KRIS D. LESTER OF COLLEGE PARK, INC. A.K LEY 1. FIRM MAP NUMBER 13151C0086D, EFFECTIVE 10/06/2016, INDICATES THAT THIS
DB 14448, PG 127 DB 2858, PG 256 GRAVEL OH
.A. G HILL TRACT DOES NOT LIE IN AN AREA DESIGNATED AS HAVING FLOOD HAZARD.

DRIVE
AS
PLA ROAD
BLDG. 2. THIS PLAT OF SURVEY MAKES NO WARRANTY OR GUARANTEE AS TO THE
EXISTENCE OF ANY EASEMENTS OF ANY TYPE. NO ABSTRACT OR TITLE SEARCH
WAS PERFORMED BY THE SURVEYOR TO DISCOVER THE EXISTENCE OF ANY
OH
(80'
E NT EASEMENTS.

TREE LINE
R/W ROA 3. THE PREMISES SHOWN AND DESCRIBED HEREON ARE SUBJECT TO ANY EXISTING
BENCHMARK
2" REBAR FOUND
2" REBAR FOUND
BLDG.
830
ASPHALT
820
) D PP
OHE
EASEMENTS, RIGHTS-OF-WAY, RESTRICTIVE COVENANTS, ZONING REGULATIONS,
AND/OR SETBACK LINES WHETHER OR NOT THEY MAY BE SHOWN ON THE PLAT
HEREON OR WHETHER OR NOT RECORDED IN THE PUBLIC RECORDS. NO LIABILITY
N: 1293975.30 (2.48' N) BLDG. NE IS ASSUMED BY THE UNDERSIGNED FOR ANY LOSS THAT MAY BE ASSOCIATES WITH
LI ASPHALT CEMETERY
THE EXISTENCE OF ANY EASEMENTS OR RESTRICTION ON THE USE OF THE
E: 2274609.30 GRAVEL EE OHE X
LL DRIVE TR X PROPERTY.
EL: 816.12 1
2" REBAR E
92 OH LL
APPROXIMATE LAND LOT LINE FOUND E OH OHE 4. THE CONTOUR INTERVAL IS TWO FEET.
X X X X 810
92
SUPERIOR COURT RECORD INFORMATION
LL
2" REBAR
110.30' N 89°24'41" W FENCE APPROXIMATE LAND LOT LINE
69 FOUND 820 639.97' S 89°11'20" E IPS
OHE
PP LL
PP UGCM
SURVEYOR'S CERTIFICATION BOX OHE 69
810 PP 0 OHE
This plat is a retracement of an existing parcel or parcels of land and does not subdivide or create a new TRE 80 PP PP
POND E LIN
parcel or make any changes to any real property boundaries. The recording Information of the documents, E U UB OHE OHE
TOP OF CREEK BANK
maps, plats, or other instruments which created the parcel or parcels are stated hereon. RECORDATION
A- 126.75' 165.
OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF BOTTOM OF CREEK BANK 74' OHE
S 73°5 OH
E PP
PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR R- 798.11' 0 '32" OHE
ANY USE OR PURPOSE OF THE LAND. Furthermore, the undersigned land surveyor certifies that this 790
PP
plat complies with the minimum technical standards for property surveys in Georgia as set forth in the rules C- 126.62' X
PP
and regulations of the Georgia Board of Registration for Professional Engineers and Land Surveyors and P.O.B. GAS VENT
as set forth in O.C.G.A. Section 15-6-67.
S 69°17'34" E CONC. X IPS & MARKER PP
STORAGE OH
ASPHALT TSB
CONTAINERS E
FEN
25' UNDISTURBED STATE WATERS BUFFER CE OHE
50' UNDISTURBED STATE WATERS BUFFER BLDG. EW X
ALK GRAVEL
ASPHALT
75' COUNTY IMPERVIOUS SETBACK K S ID
E WA L CONC.
EK 800 TRE
CRE
BLOCK
E LIN SIDE
(BINS) OH

OHE
STORAGE X
CONTAINER
DECK
A- 137.46'
TR
R- 4450.39'
REFERENCES: EE
N/F PROPANE INE OH C- 137.46'
1. DEED BOOK 12947, PAGE 251 E
EVELYN DARLENE
TANK S 17°27'53" W
2. PLAT BOOK 6, PAGE 47
BRINSON OHE
3. RIGHT-OF-WAY AND TRACT MAP FOR SOUTHERN RAILWAY COMPANY, R L T
DB 8282, PG 228 BLDG. WA E P HA
MAP NUMBER 02554, DATED 07/03/2009 TE TR AS
IN E
DIN EL
G OH
ABBREVIATIONS TREE
STA
LEGEND
INV INVERT ELEVATION DEBRIS PILE LINE 10 INDEX CONTOUR
WET AREA WITH
CMP CORRUGATED METAL PIPE STANDING WATER OH E 9 INTERMEDIATE CONTOUR
RCP REINFORCED CONCRETE PIPE EP EDGE OF PAVEMENT
WET AREA WITH C&G
HDPE HIGH DENSITY POLYETHYLENE OHE OHE OHE CURB AND GUTTER
CLOSURE STANDING WATER PP PP
DIP DUCTILE IRON PIPE WET AREA WITH PROPERTY LINE
FFE FINISHED FLOOR ELEVATION -THE SURVEY SHOWN HEREON WAS PERFORMED WITH A STANDING WATER ADJOINER PROPERTY LINE (NOT SURVEYED)
TBM TEMPORARY BENCHMARK COMBINATION OF GLOBAL NAVIGATION SATELLITE SYSTEMS STANDING WATER HE X
R O FENCE LINE
UGCM UNDERGROUND CABLE MARKER (GNSS) UTILIZING TRIMBLE R12I MULTI FREQUENCY GNSS TE PP
GLM GAS LINE MARKER RECEIVERS UTILIZING REAL TIME KINEMATIC (RTK) DEBRIS PILE WA SWALE / DITCH LINE
PIV POST INDICATOR VALVE METHODOLOGY AND NETWORK ADJUSTED RTK DATA DIN EL S SANITARY SEWER
AN GRA
ICV IRRIGATION CONTROL VALVE
SUPPLEMENTED WITH CONVENTIONAL SURVEY METHODS ST V LINE STORM SEWER
USING A TRIMBLE S-SERIES ROBOTIC TOTAL STATION. THE
LIN E HE UNDERGROUND WATER LINE
WLM WATER LINE MARKER RELATIVE ACCURACY OF THE GNSS AND CONVENTIONAL TREE O
EDG TREE
TREE E OF
CT COOLING TOWER SURVEY WORK COMPLETED IS 0.036 FOOT OR BETTER AT THE
WATE C UNDERGROUND COMMUNICATION SERVICE
CB COMMUNICATIONS BOX 95% CONFIDENCE INTERVAL BASED UPON THE RESULTS OF A DIN G UNDERGROUND GAS SERVICE

596.27' N 01°00'13" W
STA LINE
LEAST SQUARES ADJUSTMENT AND ANALYSIS OF THE UNDERGROUND ELECTRIC SERVICE
UB UTILITY BOX MEASURED SURVEY DATA.
PB PLAT BOOK HE OHE OVERHEAD ELECTRIC
- THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE WETLAND O
DB DEED BOOK
AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 552,032 STANDING WATER GUARD RAIL
N/F NOW OR FORMERLY FEET. TREE LINE
G.M.D. GEORGIA MILITIA DISTRICT PP
- ELEVATIONS DETERMINED BY A TRIMBLE MODEL R12i GPS. BUILDING
GTMH GREASE TRAP MANHOLE
PI PEDESTAL INLET - THE HORIZONTAL DATUM IS NORTH AMERICAN DATUM OF
W CONCRETE

TREE LINE
TP TELEPHONE PEDESTAL
CWP CROSSWALK POLE
1983 GEORGIA STATE PLANE COORDINATE SYSTEM, WEST
ZONE. DISTANCES SHOWN HEREON ARE GROUND DISTANCES.
30" IRF IRON REBAR FOUND (SIZE NOTED)
THE VERTICAL DATUM IS NORTH AMERICAN VERTICAL DATUM IPF IRON PIPE FOUND (SIZE NOTED)
SB
TSB
SWITCH BOX
TRAFFIC SIGNAL BOX
OF 1988 (GEOID 18). ATE BLDG.
°07' IRS #5 IRON REBAR SET
DEBRIS PILE PKF PK NAIL FOUND
S 18
TSP TRAFFIC SIGNAL POLE - FIELD DATA WAS OBTAINED ON 05-09-2023. GW
B.S.L. BUILDING SETBACK LINE DIN WET AREA WITH CMF CONCRETE MONUMENT FOUND (CMF)
D.E. DRAINAGE EASEMENT STANDING WATER
STA CALCULATED POINT (NO MONUMENT SET)
S.S.E. SANITARY SEWER EASEMENT STANDING WATER N
579
BLDG. BENCHMARK
OTP OPEN TOP PIPE TR STANDING WATER
.78'
EE DEBRIS PILE BOLLARD / POST
P.O.B. POINT OF BEGINNING LIN E 780 FLAG POLE (FP)
22
790 ROOF DRAIN (RD)
BLDG. INV:797.87 WET AREA WITH
STANDING WATER SIGN
DEBRIS NOTE: HANDICAP SYMBOL
21 GM GAS METER (GM)
THE SHADED/HATCHED AREA REPRESENTS THE PORTION OF THIS PROPERTY THAT IS
ENCUMBERED BY PILES OF CUT TIMBER AND LOGS, SCRAPED CARS, STANDING WATER AND
O BLDG. 1
STANDING WATER TIMBER LOG/DEBRIS PILES AREA GR GAS REGULATOR (GR)
GENERAL TRASH. MOST ALL THIS DEBRIS WAS OVERGROWN WITH WEEDS AND KUDZU AT 2" REBAR (SEE NOTE) GAS VALVE (GV)
THE TIME OF OUR SURVEY. THIS AREA IS GENERALLY NOT ACCESSIBLE BY FOOT AND THE AK FOUND TREE
LINE POWER / UTILITY POLE (PP/UP)
SURVEYOR WAS NOT ABLE TO VERIFY THE ACTUAL GROUND ELEVATION UNDER THE DEBRIS
H GUY ANCHOR WIRE
UT
IN THIS AREA. THE CONTOURS IN THIS AREA ARE BASED ON THE SURFACE FEATURES
24' CMP
LIGHT POLE (LP)
OBTAINED BY AERIAL LIDAR THAT COVER THE DEBRIS PILES AND MAY NOT REPRESENT THE 20
TRUE GROUND SURFACE WHEN THE DEBRIS IS CLEARED FROM THE SITE. SO GROUND LIGHT (GL)
LE W) DRAIN INLET (DI)

RC R/

K SO
CURB DRAIN INLET (CDI)
CI 40'
D STORM DRAIN MANHOLE (JB)
MATCH LINE MATCH LINE SINGLE WING CATCH BASIN (SWCB)
DOUBLE WING CATCH BASIN (DWCB)

UTH
DWCB UNDERGROUND HEADWALL (HW)
TOP:807.48 CREEK
SUBDIVIDED AS: OUT:801.38 END SECTIONS (FES)
BIG OAK VILLAS PVC S

(150 ERN R
SANITARY SEWER MANHOLE (SSMH)
SSMH
UNIT TREE S SANITARY SEWER CLEAN-OUT (CO)
TOP:809.94
IN:798.54 WATER VALVE (WV)
PB 22, PG 30 H OUT:798.34
UT
S TREE
SHELF:799.36 214.22' LINE WATER METER (WM)

SO
FIRE HYDRANTN (FH)
SSMH N 01°04'28" W

' R/W
FIRE DEPARTMENT CONNECTION (FDC)
LE W)

AILR
8" PVC TOP:806.41 TREE
W WATER MANHOLE (WMH)
R ' R/
S IN:798.64 TOP OF CREEK BANK
LINE
C 40
OUT:798.49
BOTTOM OF CREEK BANK CR 770
LINE TREE SIZE & TYPE
SHELF:799.12 EE
A K ( 19 S K TREE

) OAD
AK O 1.9' FENCE
ENCROACHMENT
UT S S SSMH

SO 1 TOP:806.09
18 X 2 " REBAR IN:798.39
SUBDIVIDED AS: BOUNDARY & TOPOGRAPHIC SURVEY FOR:
LE W) BLDG.
FOUND OUT:798.13 WETLAND
RC R/
8" PVC
SSMH BIG OAK VILLAS 770
TOP:817.23 UNIT ONE CI 40' 17 S WETLAND
D.R. HORTON
S ( (55 VALLEY HILL ROAD, STOCKBRIDGE,
PB 17, PG 256 H X

FOL
E PARCEL S16-010060000)
C CATV BOX NC
PV FE 780
8" C OD 25' UNDISTURBED STATE WATERS BUFFER
PV WO 254.23' LOCATED IN:
#126
6" AL A S 6' 50' UNDISTURBED STATE WATERS BUFFER
ST . B X LAND LOT 69, 12TH DISTRICT
DE SFC N 50°06'15" E
NOR
PE AN 1 75' COUNTY IMPERVIOUS SETBACK HENRY COUNTY, GEORGIA DATE: MAY 15, 2023
2" REBAR FOUND CRE
8" CLAY TR S (0.31' SE) WETLAND EK REVISION
THIS SURVEY WAS PREPARED BLDG. T SSMH
I N C O N F O R MI T Y W I T H T HE S E TOP:813.42 CRE 0
TECHNICAL STANDARDS FOR #128 S X CB (NO LID) IN:797.35 (A) EK 76
PROPERTY SURVEYS IN TOP:813.29 IN:804.44 (B)
GEORGIA AS SET FORTH IN OUT:809.86 IN:810.34 (C) 3'X3.
5' BO
CHAPTER 180-7 OF THE RULES 1 OUT:797.31 INV:757.39 X CUL
2" REBAR FOUND VER
OF THE GEORGIA BOARD OF T
REGISTRATION FOR This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole
X property of
S (0.24' SE)
Bowman Company unless otherwise agreed to, they shall not be reproduced or conveyed in any manner nor are
8" PVC 760
PROFESSIONAL ENGINEERS
AND LAND SURVEYORS AND they to be used for any projects other than specifically indicated hereon without written authorization18" CMP
from and due
compensation to Bowman Consulting Group Ltd. 1
AS SET FORTH IN THE S 2" REBAR DWG: P:\2023\0303\SURVEY\SURVEY (CADD)\23-0303-BNTO-05-15-23
BY: CD/MP CHK: BM QC:
GEORGIA PLAT ACT O.C.G.A. FOUND TRAIL
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
OH BCG PROJECT NO: 200435-01-001 TASK: 00001-3 SURVEY DATE: MAY 9, 2023 SHEET 1 OF 2
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. SSMH INV:808.27
TOP:810.76 81
STANDING WATER

21

O BLDG. 1
STANDING WATER TIMBER LOG/DEBRIS PILES AREA
2" REBAR (SEE NOTE)
AK FOUND TREE
LINE

GRID NORTH (GA WEST ZONE)
UT 20 24' CMP
SO
LE W)
RC R/

SOU
CI 40'
MATCH LINE MATCH LINE

THE
DWCB UNDERGROUND
TOP:807.48 CREEK
SUBDIVIDED AS: OUT:801.38

RN
BIG OAK VILLAS PV

(150
SUPERIOR COURT RECORD INFORMATION C SSMH
UNIT TREE S
TOP:809.94
IN:798.54
PB 22, PG 30 H

' R/W RAILR
OUT:798.34
UT
S TREE
SHELF:799.36 214.22' LINE

SO SSMH N 01°04'28" W
LE W) TREE
8" PVC TOP:806.41
R ' R/
S IN:798.64 TOP OF CREEK BANK
LINE
I LINE

) OAD
OUT:798.49
C 40 SHELF:799.12 BOTTOM OF CREEK BANK CR
EE
770
AK ( 19 S K TREE
AK O 1.9' FENCE
ENCROACHMENT
UT S S SSMH

SO 1 TOP:806.09
18 X 2" REBAR IN:798.39
SUBDIVIDED AS:
LE W) BLDG.
FOUND OUT:798.13 WETLAND
RC R/
8" PVC
SSMH BIG OAK VILLAS 770
TOP:817.23 UNIT ONE CI 40'
OLK
17 S WETLAND
PB 17, PG 256 H X
8" CATV BOX NC
C FE 25' UNDISTURBED STATE WATERS BUFFER 780
6" PV D
C OO
S PV S 'W 254.23'
NOR
#126
T. A 6 50' UNDISTURBED STATE WATERS BUFFER
AL B X
ST .
DE SF
PE AN
2" REBAR FOUND
N 50°06'15" E 75' COUNTY IMPERVIOUS SETBACK
CRE

TR S (0.31' SE) WETLAND EK
8" CLAY SSMH
BLDG. T
S E TOP:813.42 CRE 0
#128 S X CB (NO LID) IN:797.35 (A) EK 76
TOP:813.29 IN:804.44 (B)
OUT:809.86 IN:810.34 (C) 3'X3.
5' BO
OUT:797.31 INV:757.39 X CU
2" REBAR FOUND
LVER
S X (0.24' SE)
S 8" PVC 760
18" CMP
S 2" REBAR
FOUND TRAIL
OH
SSMH INV:808.27
TOP:810.76 81
IN:796.72
OUT:796.70
AREA: A- 266.64'
OH S
R- 1724.08'
24.908 AC.
8" PVC
SSMH 790 C- 266.38'
FH WV
A TOP:807.11 S 13°56'45" W
TR IN:796.15 (A)
WM S EE S IN:796.05 (B)
OH SIGN LIN S OUT:795.99
E E
SSMH INV:802.82 TRAIL
PP S
TOP:805.70 S TREE
18" CMP LINE DEBRIS/TIRES
IN:796.09 (A) S
IN:797.95 (B) INV:801.78 TRAIL IN THIS AREA
A 80
OUT:796.07

TREE LINE
81
VE
TREE LINE
HW
I OH
E 54
DR S 1.
R ) ' N
VE R/W 16
NDO 50' 39 SIGN
LA OH S
3'0
W A- 263.59'
INV:797.05
7" R- 1450.10'
PP
S C- 263.23'

EDGE OF GRAVEL
18" CMP
80
S 04°23'20" W
CONC. 0
DRIVE
OH INV:796.33
780

INV:794.75 8" PVC

PP
18" CMP
CONC.
DRIVE 780
O 780
INV:793.88
HE 770
INV:792.06
S SSMH
TOP:795.63
IN:789.88
18" CMP OUT:789.44
PP SHELF:790.36
CONC. S
DRIVE
INV:791.93 TR
EE
A- 251.38'
LIN
HE E A- 199.56' R- 1507.39'
S R- 1442.42' E C- 251.08'

AD TREE LIN
C- 199.40' S 05°43'42" E
UB N 35°45'41" W
RO )
HE

S W TREE LIN
VI ' R/

GRAVEL ENCROACHES 33.2'

DA (80
O INTO SUBJECT PROPERTY E
HE
BLDG. & CONC. ENCROACHES
2" REBAR FOUND6.0' INTO SUBJECT PROPERTY
BLDG. ENCROACHES 10.9'
CB S
INTO SUBJECT PROPERTY
7.4' W (BENT) GRAVEL BOUNDARY & TOPOGRAPHIC SURVEY FOR:
7.44' N 89°46'23" W TREE LINE
HE 3 D.R. HORTON
4" OTP

CONC. INV:788.39 CONC. BLDG.
354.88' N 89°46'22" W FOUND (55 VALLEY HILL ROAD, STOCKBRIDGE,
DRIVE S DRIVE PARCEL S16-010060000)
HW
O LOCATED IN:
HE N/F LAND LOT 69, 12TH DISTRICT
18" CMP
HW JEROME W. MITCHELL, JR. HENRY COUNTY, GEORGIA DATE: MAY 15, 2023
ASPH.
DRIVE S
DB 7588, PG 303 REVISION
THIS SURVEY WAS PREPARED BLDG.
SIDE
I N C O N F O R MI T Y W I T H T HE 790 INV:787.87
TECHNICAL STANDARDS FOR HE K
WAL
PROPERTY SURVEYS IN SIDEWALK O
GEORGIA AS SET FORTH IN
CHAPTER 180-7 OF THE RULES
OF THE GEORGIA BOARD OF S
REGISTRATION FOR This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of
SIDEWALK SSMH
PROFESSIONAL ENGINEERS Bowman Company unless otherwise agreed to, they shall not be reproduced or conveyed in any manner nor are
PP TOP:785.11
AND LAND SURVEYORS AND they to be used for any projects other than specifically indicated hereon without written authorization from and due
IN:778.22
AS SET FORTH IN THE compensation to Bowman Consulting Group Ltd. L E S

IRC
DWG: P:\2023\0303\SURVEY\SURVEY (CADD)\23-0303-BNTO-05-15-23
BY: CD/MP CHK: BM QC:
GEORGIA PLAT ACT O.C.G.A. HE
KC
This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not O
15-6-67. AUTHORITY O.C.G.A. BCG PROJECT NO: 200435-01-001 00001-3 SURVEY DATE: MAY 9, 2023 SHEET 2 OF 2
E TASK:
RE
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.
TO: Mayor/Council
Planning Commission

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Chief Planner

DATE: September 11, 2023

Subject: #CP-2023-02 For 55 Valley Hill Road

I. PURPOSE

Consider a Comprehensive Plan Amendment application by D. R. Horton, Inc. to change the
Future Land Use Designation from LI (Light Industrial) to High Density Residential on 55 Valley
Hill Road to allow for the development of 165 fee simple townhome along with multiple amenities
and open space areas. The applicant also submitted a rezoning and a variance application that
will be heard concurrently.

II. Background

Proposed Development Townhome community with 165 units

Site Address 55 Valley Hill Road

Parcel Identification S16-01006000

Parcel Acreage 24.908 acres

Applicant D. R. Horton, Inc.

Owner Donald Cato Jr. (OTAC Development Group, LLC.)

City Land Use Designation LI (Light Industrial)

#CP-2023-02 For 55 Valley Hill Road

City Land Use Zoning LI (Light Industrial)

Number of Proposed Units Per Acre 6.62 units per acre (Gross Density); 7.79 units per acre
(Net Density)

Current Use Warehouse with two buildings; mostly wooded

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Property to the North Vacant Land Low Density Residential;
Champion Cleaning Systems – Low Density Vertical Mixed Use
Business
Cactus Ridge (Subdivision) Low Density Residential;
Property to the South Single Family Residence; Medium Density Residential
Clark Park Park/Recreation/Conservation
Clark Park Park/Recreation/Conservation
Property to the East Publix Shopping Center Low Density Vertical Mixed Use
Diamante Townhomes Low Density Residential

Big Oak Villas High Density Residential
Property to the West Woodland Ridge Medium Density Residential
North Stockbridge Medium Density Residential

SURROUNDING LAND USE DENSITIES (SUBDIVISIONS)

Name of Subdivision Units Estimate Density Per Acres

Big Oak Villas 34 9 units per acre

Diamante Townhomes (construction phase) 200 7 units per acre

D. R. Horton, Inc. 165 6.62 units per acre

Pine Grove 270 4 units per acre

Pineview 77 2.49 units per acre

#CP-2023-02 For 55 Valley Hill Road

Ridge Crest 70 1.9 units per acre

North Stockbridge 105 1.50 units per acre

Woodland Ridge 61 1.39 units per acre

Meadow Ridge 70 1.30 units per acre

Cactus Ridge 12 1.14 units per acre

Kinsey Crossing 22 1 unit per acre

Springwood Valley 22 1 unit per acre

Sentry Oaks 29 1 unit per acre

III. Findings of Fact

• The applicant will be rezoning the subject property from LI (Light Industrial) to MFR (Multiple
Family Residential). The case will be heard concurrently.

• The applicant will be seeking a variance to reduce the front yard setback from 50 feet to 25
feet. The case will be heard concurrently.

• The vicinity of the area is mostly residential with a combination of Low-Density Residential
to the North and West, Low Density Vertical Mixed Use to the North and East, Medium
Density Residential to the South and West, and High Density Residential to the West.

• Two parks and a major commercial shopping center are located to the East that contains
Publix and other surrounding retail uses.

#CP-2023-02 For 55 Valley Hill Road

IV. Maps and Illustrations

Aerial Photo of 55 Valley Hill Road

#CP-2023-02 For 55 Valley Hill Road

Zoning Map of 55 Valley Hill Road

#CP-2023-02 For 55 Valley Hill Road

Future Land Use Map of 55 Valley Hill Road

#CP-2023-02 For 55 Valley Hill Road

Surrounding Land Use Densities (Subdivisions)

#CP-2023-02 For 55 Valley Hill Road

Conceptual Site Plan of 55 Valley Hill Road

#CP-2023-02 For 55 Valley Hill Road

#CP-2023-02 For 55 Valley Hill Road

V. Analysis

Project Description

The applicant proposes a Comprehensive Plan Amendment to change the Future Land
Use Designation of the subject property from LI (Light Industrial) to High Density
Residential to allow for the development of 165 fee simple townhomes that will include
multiple amenities and open space areas.

The current Future Land Use Map designates the subject property as Light Industrial.
However, the current Future Land Use Map is incompatible with the requested rezoning
of MFR (Multiple Family Residential). Therefore, the applicant is requesting to change
the Future Land Use Designation of the subject property from LI (Light Industrial) to High
Density Residential.

Staff Analysis

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

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

• The requested Comprehensive Plan Amendment of the subject property from LI (Light
Industrial) to High Density Residential is necessary because the current land use
designation does not allow the development of townhomes. In addition, the proposed
townhome development is consistent with the policy goals of the current City of
Stockbridge Comprehensive Plan (2018-2038) that are listed as follows on pages 35
and 39.

Provide a mixture of housing options to attract young professionals,
Community singles and small families
Goals and
Policies
Maintaining a family friendly environment and focus on attracting and
(pg. 35-39) retaining young adults.
Create a sense of place for our community along our commercial corridors
Community

10
#CP-2023-02 For 55 Valley Hill Road

Goals and
Policies Identify opportunities to create new trail connections between existing
parks, residential areas, and the downtown.
(pg. 35-39)

2. Relation to the Zoning of the Property.

• The current zoning district of LI (Light Industrial) is not compatible with the list of
permitted zoning districts that are found in the requested High-Density Residential
Future Land Use designation. To allow for the proposed zoning, the applicant has
requested the rezoning of the property from LI (Light Industrial) to MFR (Multiple Family
Residential) to allow the townhomes to be built. The rezoning will be heard concurrently
with this case along with the requested variance.
The requested High-Density Residential is compatible with the requested MFR zoning
district. Page 32 of the Unified Development Code states that the intent of the MFR is
to “allow the development of multiple family residences served by public water and
sewer systems. The provisions that regulate this land use district provides for the
development of residential neighborhoods in a high-density urban development
environment with access provided on streets that are classified as collector streets of
higher.”

3. Suitability of the Site’s Location.

• The requested future land-use designation of High-Density Residential is compatible
with the other surrounding future land-use designations that are either adjacent or
nearby the subject property which includes the following nearby subdivisions: Big Oak
Villas, Pine Grove, Pineview, Ridge Crest, North Stockbridge, Woodland Ridge,
Meadow Ridge, Cactus Ridge, Kinsey Crossing, Springwood Valley, and Sentry Oaks.
In addition, there is currently a townhome development with 200 units (7 units per acre)
that is located to the East that is being built as well in the area. Changing the property’s
future land use designation from Light Industrial to High-Density Residential is
beneficial to the Valley Hill Road corridor by allowing the continuation of further
residential development rather than additional industrial development. As a result, this
would enable the City of Stockbridge to provide necessary housing.

The requested 6.62 units per acre is consistent with the surrounding land-use densities
of the subdivisions as shown on page 2 and 3. Furthermore, the surrounding C-2 area
located to the East as well as the city park makes the property suitable and feasible for
the development of townhome units.

11
#CP-2023-02 For 55 Valley Hill Road

4. Maintaining the Current Land Use Designation.

• Due to the proximity of existing residential neighborhoods and a city park, it is unlikely
for the subject property to be developed for industrial use. In addition, the subject
property is the only property within the vicinity which has the Light Industrial
designation, and residential land use designations surround the property.
Furthermore, only one other nearby property is used for industrial purposes.
Therefore, the requested High-Density Residential Future Land Use designation
would be applicable for this location.

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2023-02 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of the property via RZ-2023-03 to
allow for the proposed townhome units and the requested variance of VR-2023-02 to
allow for the reduction of the front yard setback. Therefore, the Planning and Zoning
staff recommends APPROVAL.

12
Presentation For
CP-2023-02

Presented To:
Planning Commission – August 24, 2023
Mayor and Council – September 11, 2023
CASE FACTS

• Applicant: D. R. Horton, Inc represented by Tiffany Hogan
• Owner: Donald Cato Jr. (OTAC Development Group, LLC.)
• Applicant’s Request: change the Future Land Use Designation from LI (Light Industrial) to High Density
Residential to allow for the development of 165 fee simple townhome along with multiple amenities and open
space areas.
• Number of Proposed Units Per Acre: 6.6 units per acre
• Address of Property: 55 Valley Hill Road
• Number of Acres: 24.96 acres
• Project Characteristics: Warehouse with two buildings; mostly wooded
• City Land Use Designation: LI (Light Industrial)
• City Land Use Zoning : LI (Light Industrial)
• Sign Posting: August 2, 2023
Site Visit on August 2nd,
2023

Warehouse Office
City of Stockbridge
Comprehensive Plan
(2018-2038)

The current Future Land Use Map designates
the subject property as Light Industrial. However,
the current Future Land Use Map is incompatible
with the requested rezoning of MFR (Multiple
Family Residential).
Therefore, the applicant is requesting to change
the Future Land Use Designation of the subject
property from LI (Light Industrial) to High Density
Residential.
SURROUNDING LAND USE
DESIGNATION
Location Existing Land Use Existing Future Land Use Designation

Vacant Land Low Density Residential;
Low Density Vertical Mixed Use
Property to the North Champion Cleaning Systems – Business
Cactus Ridge (Subdivision) Low Density Residential;

Single Family Residence; Medium Density Residential
Property to the South
Clark Park; Gardner Park Park/Recreation/Conservation

Clark Park Park/Recreation/Conservation
Publix Shopping Center Low Density Vertical Mixed Use
Property to the East
Diamante Townhomes Low Density Residential

Big Oak Villas
High Density Residential
Woodland Ridge Medium Density Residential
Property to the West North Stockbridge Medium Density Residential
Name of Subdivision Units Estimate Density Per Acres

Big Oak Villas 34 9 units per acre

Diamante Townhomes (construction phase) 200 7 units per acre

D. R. Horton, Inc.
165 6.6 units per acre

Pine Grove 270 4 units per acre

SURROUNDIN
Pineview 77 2.49 units per acre

Ridge Crest 70 1.9 units per acre

G LAND USE North Stockbridge 105 1.50 units per acre

DENSITIES Woodland Ridge 61 1.39 units per acre

Meadow Ridge 70 1.30 units per acre

Cactus Ridge 12 1.14 units per acre

22
Kinsey Crossing 1 unit per acre

Springwood Valley 22 1 unit per acre

Sentry Oaks 29 1 unit per acre
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

1. Consistency with the Comprehensive Plan – The Provide a mixture of housing options to attract
requested Comprehensive Plan Amendment of the subject young professionals,
property from LI (Light Industrial) to High Density Residential singles and small families
is necessary because the current land use designation does
not allow the development of townhomes. In addition, the Maintaining a family friendly environment and
proposed townhome development is consistent with the Community Goals and focus on attracting and retaining young adults.
Policies
policy goals of the current City of Stockbridge
Comprehensive Plan (2018-2038) that are listed as follows (pg. 35-39) Create a sense of place for our community
on pages 35 and 39. along our commercial corridors

Identify opportunities to create new trail
connections between existing parks, residential
areas, and the downtown.
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)
2. Relation to the Zoning of the Property - The current zoning district of LI (Light Industrial) is not
compatible with the list of permitted zoning districts that are found in the requested High-Density
Residential Future Land Use designation. To allow for the proposed zoning, the applicant has requested
the rezoning of the property from LI (Light Industrial) to MFR (Multiple Family Residential) to allow the
townhomes to be built.
The requested High-Density Residential is compatible with the requested MFR zoning district. Page 32
of the Unified Development Code states that the intent of the MFR is to “allow the development of
multiple family residences served by public water and sewer systems. The provisions that regulate this
land use district provides for the development of residential neighborhoods in a high-density urban
development environment with access provided on streets that are classified as collector streets of
higher.”
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)
3. Suitability of the Site’s Location. - The requested future land-use designation of High-Density Residential is
compatible with the other surrounding future land-use designations that are either adjacent or nearby the subject
property which includes the following nearby subdivisions: Big Oak Villas, Pine Grove, Pineview, Ridge Crest,
North Stockbridge, Woodland Ridge, Meadow Ridge, Cactus Ridge, Kinsey Crossing, Springwood Valley, and
Sentry Oaks. In addition, there is currently a townhome development with 200 units (7 units per acre) that is
located to the East that is being built as well in the area. Changing the property’s future land use designation
from Light Industrial to High-Density Residential is beneficial to the Valley Hill Road corridor by allowing the
continuation of further residential development rather than additional industrial development. As a result, this
would enable the City of Stockbridge to provide necessary housing.
The requested 6.6 units per acre is consistent with the surrounding land-use densities of the subdivisions as
shown on slides 7 and 8. Furthermore, the surrounding C-2 area located to the East as well as the city park
makes the property suitable and feasible for the development of townhome units.
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)
4. Maintaining the Current Land Use Designation. - Due to the proximity of existing residential
neighborhoods and a city park, it is unlikely for the subject property to be developed for
industrial use. In addition, the subject property is the only property within the vicinity which has
the Light Industrial designation, and residential land use designations surround the property.
Furthermore, only one other nearby property is used for industrial purposes. Therefore, the
requested High-Density Residential Future Land Use designation would be applicable for this
location.
STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2023-02 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of the property via RZ-2023-
03 to allow for the proposed townhome units and the requested variance of VR-
2023-02 to allow for the reduction of the front yard setback. Therefore, the
Planning and Zoning staff recommends APPROVAL.
Henry County, GA

Overview

Legend
Parcels
Roads

572 ft

Parcel ID S16-01006000 Class I Owner OTAC DEVELOPMENT Land $961000
Property 55 VALLEY HILL Acreage 24.96 Address GROUP LLC Value:
Address RD 55 VALLEY HILL RD Building $243800 Last 2 Sales
District City/Stockbridge STOCKBRIDGE GA Value: Date Price Reason Qual
30281 Misc $4800 2/4/2013 $1,000,000 n/a Q
Value: 8/1/1974 $131,500 n/a Q
Total $1209600
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: 6/23/2023
Last Data Uploaded: 6/22/2023 9:00:14 PM

Developed by
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 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-2023-02. To consider a request for a
Comprehensive Plan Amendment to change the future land use designation of property at 55 Valley Hill
Road from 'Light Industrial' to "High-Density Residential' to allow for a townhome development with 165
units on 24.908 acres. Applicant: D.R. Horton, Inc., represented by Tiffany Hogan. PC Action on
8/24/23--Denial.
BACKGROUND INFORMATION:
The property extends from Valley Hill Road south to Davis Road, and access would be provided from each
road. The property is bisected by a creek with wetlands, and it contains light industrial uses and a large
"debris area." The Planning and Zoning Staff believes that townhomes would be a more appropriate use
for the property than additional light industrial uses in view of the other recent townhome and condominium
approvals within the vicinity. The Staff therefore recommends Approval with Conditions for this case.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-02.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

NOTE: SUBDIVISIONS WITH OVER 150 LOTS MUST INCLUDE A
COMMUNITY CLUBHOUSE AND AT LEAST 3 OF THE FOLLOWING:
Parcel Area Table Parcel Area Table Parcel Area Table 1. POOL FACILITY
2. PLAYGROUND
Parcel # Area Parcel # Area Parcel # Area 3. DOG PARK

4174 Silver Peak Parkway, Suwanee, GA 30024
4. TENNIS COURT
1 2494.79 21 2489.22 41 2485.06 5. BASKETBALL COURT

© BOWMAN CONSULTING GROUP LTD
6. WALKING TRAIL

Bowman Consulting Group Ltd
2 2494.79 22 2477.05 42 2474.93 7. FITNESS CENTER

WWW.BOWMAN.COM
2494.79 2480.97 43 2473.02 8. PICNIC AREA WITH GRILL AND COVERED PAVILION
3 23 9. COMMUNITY GARDEN AND REFLECTION AREA
4 2494.79 24 2479.28 44 2473.02 10. FIRE PIT AND GATHERING AREA
11. ANY OTHER AMENITY APPROVED BY THE DIRECTOR OF
5 2494.79 25 2477.20 45 2472.85 COMMUNITY DEVELOPMENT.

Phone: (770) 932-6550
N/F N/F
N/F
KRISTA L. LESTER & UNITY BAPTIST CHURCH VA
A.K LLEY
CAROLYN WHEELER
KRIS D. LESTER
DB 14332, PG 291
DB 14448, PG 127
OF COLLEGE PARK, INC.
DB 2858, PG 256 .A. G H 6 2494.79 26 2475.12 46 2472.79
AS ILL RO
PARCEL S15-01030000
PARCEL S15-01030000 PARCEL S15-01030000 A- 126.75'
HENRY COUNTY
HENRY COUNTY HENRY COUNTY ZONED R- 798.11' P A 7 2494.79 27 2473.04 47 2472.73
(80' LANT D
ZONED RA
ZONED RA RA
C- 126.62'
S 69°17'34" E R/W R OAD
BENCHMARK
2" REBAR FOUND
) DECEL LANE 8 2494.79 28 2472.00 48 2472.67
N: 1293975.30
LL
92
E: 2274609.30
EL: 816.12 10' SIDEWALK LL
9 2494.79 29 2472.00 49 2472.61
APPROXIMATE LAND LOT LINE
639.97' S 89°11'20" E 92
LL 110.30' N 89°24'41" W
69
UGCM
APPROXIMATE LAND LOT LINE
LL 10 2494.79 30 2472.00 50 2472.55
69

11 2494.79 31 2472.00 51 2472.44
153 154 155156
UB
157 158 159160 161162 163164165 166167 168 169 170 171172173 165.

74'
73°5 S
OPEN SPACE 0'32
"E 12 2494.79 32 2472.00 52 2472.37
25'BSL
GUEST PARKING
13 2494.79 33 2472.00 53 2472.31
13 TSB

D.R.HORTON
STREET 'F' 14 2494.79 34 2472.00 54 2472.25
15 2494.79 35 2481.43 55 2472.19

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.
1371 DOGWOOD CIRCLE
152 151150149 148147 146 145 144 143 142 141 140 139 138 137 16 2479.38 36 2561.01 56 2472.13
N/F 136 17 2500.11 37 2740.81 57 2438.93
EVELYN DARLENE OPEN SPACE A- 137.46'
135
BRINSON
DB 8282, PG 228
PARCEL S16A01001000 134 DUMPSTER /
R- 4450.39'
C- 137.46' 18 2511.45 38 3023.14 58 2440.65 VICINITY MAP - (N.T.S.)
ZONED SR - COMPACTOR S 17°27'53" W
SUBURBAN 133 19 2513.41 39 2585.48 59 2442.37
116 117 118 119120 121122 123124125 126 127 128 129 130 131

CONYERS, GA 30012
RESIDENTIAL
DISTRICT 115 132
25'BSL
20 2506.01 40 2507.55 60 2444.09 DEVELOPER: DESIGNER:
25'BSL

1 DR HORTON BOWMAN
2 1371 DOGWOOD DRIVE SW 4174 SILVER PEAK PKWY.
STREET 'E' CONYERS, GA 30012 SUWANEE, GA 30024
3 CONTACT: ANDREW BISHOP CONTACT: CHRIS McCRARY
Parcel Area Table Parcel Area Table Parcel Area Table

596.27' N 01°00'13" W
25'BSL 4 SPAC 404-664-1422 770-932-6550
114113 112 111110 109 108107 106 105 104103102 101 Parcel # Area Parcel # Area Parcel # Area
25' STREAM BUFFER 6 OPEN
0" W 61 2445.81 81 2472.00 101 2352.00
50' UNDISTURBED BUFFER
75' IMPERVIOUS SETBACK
OPEN SPACE AMENITY & GUEST PARKING
S 18
°07'3
62 2447.53 82 2568.00 102 2352.00 VARIANCES:
75' IMPERVIOUS SETBACK .78' 63 2450.69 83 2568.00 103 2352.00
22
50' UNDISTURBED BUFFER POOL 13
579 1. SETBACK: FRONT 50' TO 25', SIDE 15' TO 0'
21
25' STREAM BUFFER 9 10 64 2452.41 84 2568.00 104 2352.00

VALLEY HILL ROAD TRACT
AK 65 2454.06 85 2566.03 105 2352.00
H 11
UT COMMUNITY
SO
20
12 66 2454.50 86 2499.88 106 2352.00
LE W) CLUBHOUSE S

VALLEY HILL ROAD
RC R/

UTH
CI 40' TOR 13 67 2454.50 87 2465.57 107 2352.00
214.22'
PON WATE
STRE 14

(150 ERN R
N 01°04'28" W
D R 68 2454.50 88 2456.46 108 2352.00
ET 'D 20' REAR
SUBDIVIDED AS:
BIG OAK VILLAS 15
OPEN SPACE GUEST PARKING '
UNIT TREE S
69 2472.00 89 2456.42 109 2352.00
SETBACK
PB 22, PG 30
STO
' R/W AILR
UT
ZONED SR - SUBURBAN
R 24.0
SO
PONMWAT 70 2472.00 90 2465.44 110 2352.00
RESIDENTIAL DISTRICT
LE )
D ER
OAD

RC R/
PARCEL
CI 40' S16A01070000 8 5 71 2472.00 91 2623.43 111 2352.00
OAK A ( 19 S
O PARCEL
UT S16A01069000
68 DUMPSTER / 92 2508.73 112 2352.00 2.0

SO
72 2472.00
COMPACTOR K SO 20' MIN.
18
SUBDIVIDED AS:
LE W) PARCEL
S16A01086000 ' 67
RC R/ 23 " E
98.0
BIG OAK VILLAS
66 BETWEEN

STOCKBRIDGE, GA, HENRY CO.
CI 40' 4. '15 GUEST PARKING 2472.96 113 2352.00
93
50.0
UNIT ONE
PB 17, PG 256
( 17 5
2 0 6

65 73 2472.00
6 END UNITS
NOR
50
S S
N 64 7 74 2472.00 94 2472.00 114 2352.00
FOL
#126
63
PARCEL STO

3' BEAUTY STRIP
S16A01033000 S
.0 RM 75 2472.00 95 2472.00 115 2926.11
62 12 100
PON WATE

5' SIDEWALK
#128 S
25
61 0' 99 'B
5' D R
SL
76 2472.00 96 2472.00 116 2492.37
25' FRONT
60 E E
59 25
SL
PAC 98 SID 'C
S 97 ET 77 2472.00 97 2472.00 117 2367.09
58 EN RE STO
69
SETBACK
OP 57 O'P 96 ST ALK RM
70 PON WATE 98 2472.00 118 2352.00
EN 'A 95 W 78 2472.00
T R
SP EE
71 D A- 266.64'
99 2472.00 119 2352.00
25.0
AC E TR 15 . 72 94 R- 1724.08' 79 2472.00

00 25
73 C- 266.38'
93 16 120 2352.00
50' R/W
100 2472.00
80 2472.00
' SL S 13°56'45" W
FH WV
74

BC-BC
WM S
56 92
50.0
17
SIGN S

55 25 91
25'BSL
S SL 75 90 18 24" C&G
54
76 19
53 89
E 77
Parcel Area Table Parcel Area Table Parcel Area Table
HW
IV 54
DR S 1. 52 88 20
R ) 16 78
VE /W ' N 51
DO 'R
39 79 87 21
L AN (5
S °4 3 ST 80
Parcel # Area Parcel # Area Parcel # Area
'07 50 RE OPEN SPACE A- 263.59'
49 ET 22 R- 1450.10' 121 2352.00 141 2352.00 161 2352.00 Y
DECEL LANE 'B' 81 C- 263.23' N
AR

10' SIDEWALK 48
47
82
83
23 S 04°23'20" W
122 2352.00 142 2352.00 162 2352.00 TYPICAL LAYOUT - (1" = 30') UC
TI
46 84
24 123 2352.00 143 2352.00 163 2352.00 IM R
45 85 25
26
124 2352.00 144 2352.00 164 2352.00 I
N N
ST
86 CO
44
43 27 125 2352.00 145 2352.00 165 2352.00 EL

42 126 2352.00 146 2352.00 166 2352.00 NOTES: PR FO
41 T

40 127 2352.00 147 2352.00 167 2352.00 NO
39
A- 251.38'
R- 1507.39'
1. SITE AREA = 24.908 ACRES
128 2352.00 148 2352.00 168 2352.00
S C- 251.08'
2. EXISTING ZONING: LI (LIGHT INDUSTRIAL)
AD
25'BSL S 05°43'42" E

RO )
UB
OPEN SPACE38 37 36 35 34 33 32 31 30 29 28
129 2352.00 149 2352.00 169 2352.00 3. PROPOSED ZONING: MFR (MULTI-FAMILY RESIDENTIAL)
S W
VI ' R/

130 2352.00 150 2352.00 170 2352.00 4. 173 PROPOSED TOWNHOMES
DA (80 131 2352.00 151 2352.00 171 2352.00 5. DENSITY = 173/24.908 = 7.2 LOTS/ACRE

File Path P:\2023\0303\CD\23-0303 - 2 - BASE REV 7-3-2023 (+park).dwg
CB

6. REQUIRED OPEN SPACE = 15% = 3.74 ACRES

132 2447.18 152 2351.99 172 2352.00
A- 199.56'
R- 1442.42'
354.88' N 89°46'22" W
7. PROVIDED OPEN SPACE = 10.00 ACRES = 40%
C- 199.40'
HW
133 2450.32 153 2691.82 173 2352.00 8. TOWNHOMES ARE 24' WIDE BY 50' DEEP GRID NORTH
N/F
N 35°45'41" W
GA WEST ZONE
JEROME W. MITCHELL, JR.
9. ROADS ARE 24' BACK OF CURB TO BACK OF CURB
HW
DB 7588, PG 303 134 2492.33 154 2430.52
PARCEL S17-02008004
ZONED SR - SUBURBAN
RESIDENTIAL DISTRICT 135 2614.50 155 2352.60 10. SIDEWALKS ARE 5' WIDE WITH 3' BEAUTY STRIP GRAPHIC SCALE

11. SETBACKS: FRONT = 25', SIDE 0' WITH 20' 100 0 100 200
136 2826.53 156 2352.00 -- -- --
BETWEEN BUILDINGS, REAR 20'
CL
K CIR
EE 137 3144.89 157 2352.00
CR
12. 10' WIDE SIDEWALKS EXTERIOR STREETS, 5' WIDE ( IN FEET ) 1" = 20'
138 2351.04 158 2352.00 SIDEWALKS INTERIOR STREETS. 1 INCH = 100 FT.
139 2352.00 159 2352.00
07-03-2023
140 2352.00 160 2352.00
23-0303

July 3, 2023
July 3, 2023

City Council and Planning Commission
Stockbridge City Hall
4602 North Henry Blvd.
Stockbridge, GA 30281

RE: Rezoning, Change in Comprehensive Land Use Map Amendment, and Variance Application

Dear Mayor, Members of City Council and Planning Commission,

D.R. Horton, Inc. rezoning of property located at 364 East Atlanta Rd., Stockbridge, GA, Parcel
ID S16-01006000. The property is approximately 24.96 acres. D.R. Horton seeks to develop a
unique community of 173 attached homes, built as fee simple townhome units. The property is
currently zoned Light Industrial (LI). Applicant seeks to rezone to Multi-Family Residential
(MFR). The current future land use is also Light Industrial and therefore applicant
simultaneously seeks to amend the Comprehensive Land Map for this parcel to High Density
Residential.

The community will include multiple amenities and open space areas. Developer is also
exploring the feasibility of connectivity to an existing city park.

Applicant intends to offer other features within the community such as:

• Approximately 70 Guest parking spaces
• 2 car garages on all townhome units
• 2 dumpster areas
• A Mandatory Homeowners Association
• 2 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. The properties across
the street are commercial and underdevelopment as a high density residential community. An
adjacent property is also owned by the City of Stockbridge and is 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 commercial use and a city
park.

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. In fact, in light of the current use, the clean-up of the site and the development as a

D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
beautiful residential community will benefit the entire area and the streetscape as people drive
past the area to the new Stockbridge Amphitheater.

The applicant has engaged consultants to perform a traffic impact study as well as an
environmental study. Both of these studies should result in completed reports prior to the
Planning Commission hearing.

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.

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. This development at Valley Hill will not only
provide additional single family homes for Stockbridge residents, but will also create a
community atmosphere.

Variance Sought

The Applicant does seek one variance. As planned, the site has a 25’ front setback. The code
currently requires a 50’ front yard setback for Multi Family Residential zoning. Applicant
believes a 25’ front yard setback is consistent with the development of a townhome community
and therefore seeks a reduction to 25’. The site has a stream on the property that will require
significant buffer areas thereby making some of the site unbuildable. Additionally, there is a
significant drop in the elevation of the site from Valley Hill to Davis Road which also
significantly affects how the site may be developed. Due to this challenging and extreme
topography, applicant believes there is a hardship that warrants a reduction of the front yard
setback from proper design of the community.

D.R. Horton, Inc. respectfully requests approval of the rezoning from Light Industrial to Multi
Family Residential, the Comprehensive Land Map Amendment from Light Industrial to High
Density Residential, and the Front Yard Setback Variance.

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
N/F N/F
GENERAL NOTES:

GRID NORTH (GA WEST ZONE)
N/F
CAROLYN WHEELER
KRISTA L. LESTER & UNITY BAPTIST CHURCH
OH
VAL
DB 14332, PG 291
KRIS D. LESTER OF COLLEGE PARK, INC. A.K LEY 1. FIRM MAP NUMBER 13151C0086D, EFFECTIVE 10/06/2016, INDICATES THAT THIS
DB 14448, PG 127 DB 2858, PG 256 GRAVEL OH
.A. G HILL TRACT DOES NOT LIE IN AN AREA DESIGNATED AS HAVING FLOOD HAZARD.

DRIVE
AS
PLA ROAD
BLDG. 2. THIS PLAT OF SURVEY MAKES NO WARRANTY OR GUARANTEE AS TO THE
EXISTENCE OF ANY EASEMENTS OF ANY TYPE. NO ABSTRACT OR TITLE SEARCH
WAS PERFORMED BY THE SURVEYOR TO DISCOVER THE EXISTENCE OF ANY
OH
(80'
E NT EASEMENTS.

TREE LINE
R/W ROA 3. THE PREMISES SHOWN AND DESCRIBED HEREON ARE SUBJECT TO ANY EXISTING
BENCHMARK
2" REBAR FOUND
2" REBAR FOUND
BLDG.
830
ASPHALT
820
) D PP
OHE
EASEMENTS, RIGHTS-OF-WAY, RESTRICTIVE COVENANTS, ZONING REGULATIONS,
AND/OR SETBACK LINES WHETHER OR NOT THEY MAY BE SHOWN ON THE PLAT
HEREON OR WHETHER OR NOT RECORDED IN THE PUBLIC RECORDS. NO LIABILITY
N: 1293975.30 (2.48' N) BLDG. NE IS ASSUMED BY THE UNDERSIGNED FOR ANY LOSS THAT MAY BE ASSOCIATES WITH
LI ASPHALT CEMETERY
THE EXISTENCE OF ANY EASEMENTS OR RESTRICTION ON THE USE OF THE
E: 2274609.30 GRAVEL EE OHE X
LL DRIVE TR X PROPERTY.
EL: 816.12 1
2" REBAR E
92 OH LL
APPROXIMATE LAND LOT LINE FOUND E OH OHE 4. THE CONTOUR INTERVAL IS TWO FEET.
X X X X 810
92
SUPERIOR COURT RECORD INFORMATION
LL
2" REBAR
110.30' N 89°24'41" W FENCE APPROXIMATE LAND LOT LINE
69 FOUND 820 639.97' S 89°11'20" E IPS
OHE
PP LL
PP UGCM
SURVEYOR'S CERTIFICATION BOX OHE 69
810 PP 0 OHE
This plat is a retracement of an existing parcel or parcels of land and does not subdivide or create a new TRE 80 PP PP
POND E LIN
parcel or make any changes to any real property boundaries. The recording Information of the documents, E U UB OHE OHE
TOP OF CREEK BANK
maps, plats, or other instruments which created the parcel or parcels are stated hereon. RECORDATION
A- 126.75' 165.
OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF BOTTOM OF CREEK BANK 74' OHE
S 73°5 OH
E PP
PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR R- 798.11' 0 '32" OHE
ANY USE OR PURPOSE OF THE LAND. Furthermore, the undersigned land surveyor certifies that this 790
PP
plat complies with the minimum technical standards for property surveys in Georgia as set forth in the rules C- 126.62' X
PP
and regulations of the Georgia Board of Registration for Professional Engineers and Land Surveyors and P.O.B. GAS VENT
as set forth in O.C.G.A. Section 15-6-67.
S 69°17'34" E CONC. X IPS & MARKER PP
STORAGE OH
ASPHALT TSB
CONTAINERS E
FEN
25' UNDISTURBED STATE WATERS BUFFER CE OHE
50' UNDISTURBED STATE WATERS BUFFER BLDG. EW X
ALK GRAVEL
ASPHALT
75' COUNTY IMPERVIOUS SETBACK K S ID
E WA L CONC.
EK 800 TRE
CRE
BLOCK
E LIN SIDE
(BINS) OH

OHE
STORAGE X
CONTAINER
DECK
A- 137.46'
TR
R- 4450.39'
REFERENCES: EE
N/F PROPANE INE OH C- 137.46'
1. DEED BOOK 12947, PAGE 251 E
EVELYN DARLENE
TANK S 17°27'53" W
2. PLAT BOOK 6, PAGE 47
BRINSON OHE
3. RIGHT-OF-WAY AND TRACT MAP FOR SOUTHERN RAILWAY COMPANY, R L T
DB 8282, PG 228 BLDG. WA E P HA
MAP NUMBER 02554, DATED 07/03/2009 TE TR AS
IN E
DIN EL
G OH
ABBREVIATIONS TREE
STA
LEGEND
INV INVERT ELEVATION DEBRIS PILE LINE 10 INDEX CONTOUR
WET AREA WITH
CMP CORRUGATED METAL PIPE STANDING WATER OH E 9 INTERMEDIATE CONTOUR
RCP REINFORCED CONCRETE PIPE EP EDGE OF PAVEMENT
WET AREA WITH C&G
HDPE HIGH DENSITY POLYETHYLENE OHE OHE OHE CURB AND GUTTER
CLOSURE STANDING WATER PP PP
DIP DUCTILE IRON PIPE WET AREA WITH PROPERTY LINE
FFE FINISHED FLOOR ELEVATION -THE SURVEY SHOWN HEREON WAS PERFORMED WITH A STANDING WATER ADJOINER PROPERTY LINE (NOT SURVEYED)
TBM TEMPORARY BENCHMARK COMBINATION OF GLOBAL NAVIGATION SATELLITE SYSTEMS STANDING WATER HE X
R O FENCE LINE
UGCM UNDERGROUND CABLE MARKER (GNSS) UTILIZING TRIMBLE R12I MULTI FREQUENCY GNSS TE PP
GLM GAS LINE MARKER RECEIVERS UTILIZING REAL TIME KINEMATIC (RTK) DEBRIS PILE WA SWALE / DITCH LINE
PIV POST INDICATOR VALVE METHODOLOGY AND NETWORK ADJUSTED RTK DATA DIN EL S SANITARY SEWER
AN GRA
ICV IRRIGATION CONTROL VALVE
SUPPLEMENTED WITH CONVENTIONAL SURVEY METHODS ST V LINE STORM SEWER
USING A TRIMBLE S-SERIES ROBOTIC TOTAL STATION. THE
LIN E HE UNDERGROUND WATER LINE
WLM WATER LINE MARKER RELATIVE ACCURACY OF THE GNSS AND CONVENTIONAL TREE O
EDG TREE
TREE E OF
CT COOLING TOWER SURVEY WORK COMPLETED IS 0.036 FOOT OR BETTER AT THE
WATE C UNDERGROUND COMMUNICATION SERVICE
CB COMMUNICATIONS BOX 95% CONFIDENCE INTERVAL BASED UPON THE RESULTS OF A DIN G UNDERGROUND GAS SERVICE

596.27' N 01°00'13" W
STA LINE
LEAST SQUARES ADJUSTMENT AND ANALYSIS OF THE UNDERGROUND ELECTRIC SERVICE
UB UTILITY BOX MEASURED SURVEY DATA.
PB PLAT BOOK HE OHE OVERHEAD ELECTRIC
- THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE WETLAND O
DB DEED BOOK
AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 552,032 STANDING WATER GUARD RAIL
N/F NOW OR FORMERLY FEET. TREE LINE
G.M.D. GEORGIA MILITIA DISTRICT PP
- ELEVATIONS DETERMINED BY A TRIMBLE MODEL R12i GPS. BUILDING
GTMH GREASE TRAP MANHOLE
PI PEDESTAL INLET - THE HORIZONTAL DATUM IS NORTH AMERICAN DATUM OF
W CONCRETE

TREE LINE
TP TELEPHONE PEDESTAL
CWP CROSSWALK POLE
1983 GEORGIA STATE PLANE COORDINATE SYSTEM, WEST
ZONE. DISTANCES SHOWN HEREON ARE GROUND DISTANCES.
30" IRF IRON REBAR FOUND (SIZE NOTED)
THE VERTICAL DATUM IS NORTH AMERICAN VERTICAL DATUM IPF IRON PIPE FOUND (SIZE NOTED)
SB
TSB
SWITCH BOX
TRAFFIC SIGNAL BOX
OF 1988 (GEOID 18). ATE BLDG.
°07' IRS #5 IRON REBAR SET
DEBRIS PILE PKF PK NAIL FOUND
S 18
TSP TRAFFIC SIGNAL POLE - FIELD DATA WAS OBTAINED ON 05-09-2023. GW
B.S.L. BUILDING SETBACK LINE DIN WET AREA WITH CMF CONCRETE MONUMENT FOUND (CMF)
D.E. DRAINAGE EASEMENT STANDING WATER
STA CALCULATED POINT (NO MONUMENT SET)
S.S.E. SANITARY SEWER EASEMENT STANDING WATER N
579
BLDG. BENCHMARK
OTP OPEN TOP PIPE TR STANDING WATER
.78'
EE DEBRIS PILE BOLLARD / POST
P.O.B. POINT OF BEGINNING LIN E 780 FLAG POLE (FP)
22
790 ROOF DRAIN (RD)
BLDG. INV:797.87 WET AREA WITH
STANDING WATER SIGN
DEBRIS NOTE: HANDICAP SYMBOL
21 GM GAS METER (GM)
THE SHADED/HATCHED AREA REPRESENTS THE PORTION OF THIS PROPERTY THAT IS
ENCUMBERED BY PILES OF CUT TIMBER AND LOGS, SCRAPED CARS, STANDING WATER AND
O BLDG. 1
STANDING WATER TIMBER LOG/DEBRIS PILES AREA GR GAS REGULATOR (GR)
GENERAL TRASH. MOST ALL THIS DEBRIS WAS OVERGROWN WITH WEEDS AND KUDZU AT 2" REBAR (SEE NOTE) GAS VALVE (GV)
THE TIME OF OUR SURVEY. THIS AREA IS GENERALLY NOT ACCESSIBLE BY FOOT AND THE AK FOUND TREE
LINE POWER / UTILITY POLE (PP/UP)
SURVEYOR WAS NOT ABLE TO VERIFY THE ACTUAL GROUND ELEVATION UNDER THE DEBRIS
H GUY ANCHOR WIRE
UT
IN THIS AREA. THE CONTOURS IN THIS AREA ARE BASED ON THE SURFACE FEATURES
24' CMP
LIGHT POLE (LP)
OBTAINED BY AERIAL LIDAR THAT COVER THE DEBRIS PILES AND MAY NOT REPRESENT THE 20
TRUE GROUND SURFACE WHEN THE DEBRIS IS CLEARED FROM THE SITE. SO GROUND LIGHT (GL)
LE W) DRAIN INLET (DI)

RC R/

K SO
CURB DRAIN INLET (CDI)
CI 40'
D STORM DRAIN MANHOLE (JB)
MATCH LINE MATCH LINE SINGLE WING CATCH BASIN (SWCB)
DOUBLE WING CATCH BASIN (DWCB)

UTH
DWCB UNDERGROUND HEADWALL (HW)
TOP:807.48 CREEK
SUBDIVIDED AS: OUT:801.38 END SECTIONS (FES)
BIG OAK VILLAS PVC S

(150 ERN R
SANITARY SEWER MANHOLE (SSMH)
SSMH
UNIT TREE S SANITARY SEWER CLEAN-OUT (CO)
TOP:809.94
IN:798.54 WATER VALVE (WV)
PB 22, PG 30 H OUT:798.34
UT
S TREE
SHELF:799.36 214.22' LINE WATER METER (WM)

SO
FIRE HYDRANTN (FH)
SSMH N 01°04'28" W

' R/W
FIRE DEPARTMENT CONNECTION (FDC)
LE W)

AILR
8" PVC TOP:806.41 TREE
W WATER MANHOLE (WMH)
R ' R/
S IN:798.64 TOP OF CREEK BANK
LINE
C 40
OUT:798.49
BOTTOM OF CREEK BANK CR 770
LINE TREE SIZE & TYPE
SHELF:799.12 EE
A K ( 19 S K TREE

) OAD
AK O 1.9' FENCE
ENCROACHMENT
UT S S SSMH

SO 1 TOP:806.09
18 X 2 " REBAR IN:798.39
SUBDIVIDED AS: BOUNDARY & TOPOGRAPHIC SURVEY FOR:
LE W) BLDG.
FOUND OUT:798.13 WETLAND
RC R/
8" PVC
SSMH BIG OAK VILLAS 770
TOP:817.23 UNIT ONE CI 40' 17 S WETLAND
D.R. HORTON
S ( (55 VALLEY HILL ROAD, STOCKBRIDGE,
PB 17, PG 256 H X

FOL
E PARCEL S16-010060000)
C CATV BOX NC
PV FE 780
8" C OD 25' UNDISTURBED STATE WATERS BUFFER
PV WO 254.23' LOCATED IN:
#126
6" AL A S 6' 50' UNDISTURBED STATE WATERS BUFFER
ST . B X LAND LOT 69, 12TH DISTRICT
DE SFC N 50°06'15" E
NOR
PE AN 1 75' COUNTY IMPERVIOUS SETBACK HENRY COUNTY, GEORGIA DATE: MAY 15, 2023
2" REBAR FOUND CRE
8" CLAY TR S (0.31' SE) WETLAND EK REVISION
THIS SURVEY WAS PREPARED BLDG. T SSMH
I N C O N F O R MI T Y W I T H T HE S E TOP:813.42 CRE 0
TECHNICAL STANDARDS FOR #128 S X CB (NO LID) IN:797.35 (A) EK 76
PROPERTY SURVEYS IN TOP:813.29 IN:804.44 (B)
GEORGIA AS SET FORTH IN OUT:809.86 IN:810.34 (C) 3'X3.
5' BO
CHAPTER 180-7 OF THE RULES 1 OUT:797.31 INV:757.39 X CUL
2" REBAR FOUND VER
OF THE GEORGIA BOARD OF T
REGISTRATION FOR This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole
X property of
S (0.24' SE)
Bowman Company unless otherwise agreed to, they shall not be reproduced or conveyed in any manner nor are
8" PVC 760
PROFESSIONAL ENGINEERS
AND LAND SURVEYORS AND they to be used for any projects other than specifically indicated hereon without written authorization18" CMP
from and due
compensation to Bowman Consulting Group Ltd. 1
AS SET FORTH IN THE S 2" REBAR DWG: P:\2023\0303\SURVEY\SURVEY (CADD)\23-0303-BNTO-05-15-23
BY: CD/MP CHK: BM QC:
GEORGIA PLAT ACT O.C.G.A. FOUND TRAIL
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
OH BCG PROJECT NO: 200435-01-001 TASK: 00001-3 SURVEY DATE: MAY 9, 2023 SHEET 1 OF 2
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. SSMH INV:808.27
TOP:810.76 81
STANDING WATER

21

O BLDG. 1
STANDING WATER TIMBER LOG/DEBRIS PILES AREA
2" REBAR (SEE NOTE)
AK FOUND TREE
LINE

GRID NORTH (GA WEST ZONE)
UT 20 24' CMP
SO
LE W)
RC R/

SOU
CI 40'
MATCH LINE MATCH LINE

THE
DWCB UNDERGROUND
TOP:807.48 CREEK
SUBDIVIDED AS: OUT:801.38

RN
BIG OAK VILLAS PV

(150
SUPERIOR COURT RECORD INFORMATION C SSMH
UNIT TREE S
TOP:809.94
IN:798.54
PB 22, PG 30 H

' R/W RAILR
OUT:798.34
UT
S TREE
SHELF:799.36 214.22' LINE

SO SSMH N 01°04'28" W
LE W) TREE
8" PVC TOP:806.41
R ' R/
S IN:798.64 TOP OF CREEK BANK
LINE
I LINE

) OAD
OUT:798.49
C 40 SHELF:799.12 BOTTOM OF CREEK BANK CR
EE
770
AK ( 19 S K TREE
AK O 1.9' FENCE
ENCROACHMENT
UT S S SSMH

SO 1 TOP:806.09
18 X 2" REBAR IN:798.39
SUBDIVIDED AS:
LE W) BLDG.
FOUND OUT:798.13 WETLAND
RC R/
8" PVC
SSMH BIG OAK VILLAS 770
TOP:817.23 UNIT ONE CI 40'
OLK
17 S WETLAND
PB 17, PG 256 H X
8" CATV BOX NC
C FE 25' UNDISTURBED STATE WATERS BUFFER 780
6" PV D
C OO
S PV S 'W 254.23'
NOR
#126
T. A 6 50' UNDISTURBED STATE WATERS BUFFER
AL B X
ST .
DE SF
PE AN
2" REBAR FOUND
N 50°06'15" E 75' COUNTY IMPERVIOUS SETBACK
CRE

TR S (0.31' SE) WETLAND EK
8" CLAY SSMH
BLDG. T
S E TOP:813.42 CRE 0
#128 S X CB (NO LID) IN:797.35 (A) EK 76
TOP:813.29 IN:804.44 (B)
OUT:809.86 IN:810.34 (C) 3'X3.
5' BO
OUT:797.31 INV:757.39 X CU
2" REBAR FOUND
LVER
S X (0.24' SE)
S 8" PVC 760
18" CMP
S 2" REBAR
FOUND TRAIL
OH
SSMH INV:808.27
TOP:810.76 81
IN:796.72
OUT:796.70
AREA: A- 266.64'
OH S
R- 1724.08'
24.908 AC.
8" PVC
SSMH 790 C- 266.38'
FH WV
A TOP:807.11 S 13°56'45" W
TR IN:796.15 (A)
WM S EE S IN:796.05 (B)
OH SIGN LIN S OUT:795.99
E E
SSMH INV:802.82 TRAIL
PP S
TOP:805.70 S TREE
18" CMP LINE DEBRIS/TIRES
IN:796.09 (A) S
IN:797.95 (B) INV:801.78 TRAIL IN THIS AREA
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INV:797.05
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EDGE OF GRAVEL
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PP SHELF:790.36
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7.4' W (BENT) GRAVEL BOUNDARY & TOPOGRAPHIC SURVEY FOR:
7.44' N 89°46'23" W TREE LINE
HE 3 D.R. HORTON
4" OTP

CONC. INV:788.39 CONC. BLDG.
354.88' N 89°46'22" W FOUND (55 VALLEY HILL ROAD, STOCKBRIDGE,
DRIVE S DRIVE PARCEL S16-010060000)
HW
O LOCATED IN:
HE N/F LAND LOT 69, 12TH DISTRICT
18" CMP
HW JEROME W. MITCHELL, JR. HENRY COUNTY, GEORGIA DATE: MAY 15, 2023
ASPH.
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DB 7588, PG 303 REVISION
THIS SURVEY WAS PREPARED BLDG.
SIDE
I N C O N F O R MI T Y W I T H T HE 790 INV:787.87
TECHNICAL STANDARDS FOR HE K
WAL
PROPERTY SURVEYS IN SIDEWALK O
GEORGIA AS SET FORTH IN
CHAPTER 180-7 OF THE RULES
OF THE GEORGIA BOARD OF S
REGISTRATION FOR This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of
SIDEWALK SSMH
PROFESSIONAL ENGINEERS Bowman Company unless otherwise agreed to, they shall not be reproduced or conveyed in any manner nor are
PP TOP:785.11
AND LAND SURVEYORS AND they to be used for any projects other than specifically indicated hereon without written authorization from and due
IN:778.22
AS SET FORTH IN THE compensation to Bowman Consulting Group Ltd. L E S

IRC
DWG: P:\2023\0303\SURVEY\SURVEY (CADD)\23-0303-BNTO-05-15-23
BY: CD/MP CHK: BM QC:
GEORGIA PLAT ACT O.C.G.A. HE
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This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not O
15-6-67. AUTHORITY O.C.G.A. BCG PROJECT NO: 200435-01-001 00001-3 SURVEY DATE: MAY 9, 2023 SHEET 2 OF 2
E TASK:
RE
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.

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 11, 2023

SUBJECT: Staff Report for Rezoning Case #RZ-2023-03 for Property at 55
Valley Hill Road (Parcel #S16-01006000). [Council District 4]

I. PURPOSE

Consider a Rezoning application (#RZ-2023-03) by D. R. Horton, Inc. (represented by
Tiffany Hogan, JD) to rezone the subject property at 55 Valley Hill Road from the existing
‘LI’ (Light Industrial) zoning district to the ‘MFR’ (Multiple Family Residential) district to
allow for the development of a townhome community with 165 attached homes, to be built
as fee simple townhomes. The applicant also simultaneously submitted two other
applications to the City of Stockbridge, as are listed below.
• A Comprehensive Plan Amendment Application (Case #CP-2023-02) —The applicant
requests that the future land use designation of the subject property be changed from
‘Light Industrial’ to ‘High-Density Residential’.
• A Variance Application (Case #VR-2023-02)—The applicant requests a variance to
reduce the front yard setback from the required minimum of 50 feet to 25 feet.

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

AERIAL PHOTOGRAPH
For 55 Valley Hill Road
(Parcel #S16-01006000

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

II. CASE FACTS

Proposed Development: Townhome community with 165 units.
Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: 55 Valley Hill Road.
Parcel ID and Acreage: Parcel #S16-01006000 with 24.908 acres.
District and Land Lot: District 12, Land Lot 69
Owner: OTAC Development Group
Property Location: In Council District 4, on south side of Valley Hill
Road, adjacent to railroad tracks and across from
Old Stagecoach Road, west of East Atlanta Road.
Road Classification: Valley Hill road is classified as a “major collector”,
according to the Henry County 2022 Transporta-
tion Plan Update.
Current Use: Small office building, warehouse, and open shed.
Surrounding Uses: ~ North—Unity Baptist Church (built in 1880),
Brannan Cemetery, First Christian Church, a
small commercial building, and numerous
individual single-family detached residences.
~ South—Bridge Park Subdivision, Stockbridge
North Subdivision, and numerous individual
single-family residences.
~ East—Railroad tracks of the Norfolk Southern
Railway, Cochran Park (owned by Henry
County), Rico’s Mexican Restaurant, Publix
Shopping Center, and Diamonte Townes
Condominiums (under construction).
~ West—Big Oak Villas single-family attached
subdivision.

Existing & Proposed Zoning: From LI (Light Industrial) to MFR (Multiple Family
Residential).
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 Light Industrial to High-Density Residential.
Land Use Designation:

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

Property Conditions: The front portion of the property is developed, and
the rear portion is wooded. The elevation drops by
about 100 feet from Valley Hill Road down to
Davis Road. The applicant’s survey states that the
northern portion of the property contains a large
“debris area”, which includes a combination of
piles of cut timber and logs, scraped cars, standing
water, and general trash; and that it is overgrown
with weeds and kudzu. The site plan shows that a
creek traverses the center of the property, along
with a 25-foot stream buffer, a 50-foot undisturbed
buffer, and 75-foot impervious surface setbacks.

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

CITY OF STOCKBRIDGE 2023 ZONING MAP
For 55 Valley Hill Road (shown with a star)
KEY:
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Pink – C-1 (Neighborhood Commercial)
Salmon – C-2 (General Commercial)
Light Blue—Office-Institutional
Medium Blue—DT (Downtown District)

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

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
For 55 Valley Hill Road (shown with a star)
KEY:
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Slate—Light Industrial
Teal—Park/Recreation/Conservation
Blue—Office-Institutional

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

BOUNDARY AND TOPOGRAHIC SURVEY:
NORTHERN SECTION
For 55 Valley Hill Road (Parcel #S16-01006000)

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

BOUNDARY AND TOPOGRAHIC SURVEY:
SOUTHERN SECTION
For 55 Valley Hill Road (Parcel #S16-01006000)

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

III. PROPOSED DEVELOPMENT

A. Project Type and Size. The applicant submitted a conceptual site plan, which is titled
“Concept Plan: Valley Hill Road Tract; Valley Hill Road; Stockbridge, Georgia, Henry Co.”
It was prepared by Bowman Consulting Group, Ltd. and dated 7/03/23. The latest version
of the site plan was received by the Planning and Zoning Office on August 24, 2023, and it
was presented to the Planning Commission that evening. It shows that the proposed
development would contain 165 attached homes, to be built as fee simple townhomes.
This would represent a gross density of 6.62 units per acre and a net density of 7.79 units
per acre on the 24.908 total acres that are shown on the Boundary and Topographic
Survey. About 58 percent (14.66 acres) of the site would be devoted to open space uses.
This would substantially exceed the 15 percent (3.74 acres) of open space which the
applicant’s requested MFR district requires. The site plan does not state how many acres
of the site are unbuildable.

B. Site Plan Design. The conceptual site plan shows that the proposed project would
have its main entrance off Valley Hill Road, and that a secondary access would be
provided at the rear, from Davis Road. Several internal streets and cul-de-sacs would be
installed. An open space area, guest parking, and a dumpster area would be located
near the main entrance.

At the center of the development site, a clubhouse, swimming pool, and more guest
parking would be provided. Additional amenities which may be provided include a
playground, a dog park, a tennis court, a walking trail, a fitness center, a picnic area with
grill and covered pavilion, a community garden /reflection area, a fire pit/gathering area,
and a possible connection eastward to Cochran Park. A second dumpster area and three
more small open spaces areas would be located south of the creek, and three stormwater
ponds would flank the creek. The applicant’s letter of intent states that the applicant is
exploring the feasibility of providing a connection to the adjacent park to the east. A
mandatory homeowners’ association would be provided to maintain the development site.

C. Parking. Each townhome unit would have a two-car garage, and 70 additional guest
parking spaces would be provided within four small guest parking areas. The amount of
required guest parking is calculated on the basis of the number of townhome units of each
bedroom size to be provided. All of the proposed townhome units would have at least three
bedrooms, with a few units having four bedrooms. A table comprising Section 4.8.5 of the
Stockbridge Unified Development Code (UDC) states that at least 2.25 parking spaces are
required for units having three or more bedrooms. With 165 proposed townhome units,
372 parking spaces would be required for the townhomes, plus 12 spaces for the proposed
swimming pool, for a total of 384 spaces. Besides the two garage parking spaces within
each townhome unit, guest parking would include two additional driveway parking spaces
per unit plus 68 spaces within several small parking lots throughout the development. This
would be a total of 396 guest parking spaces (165 X 2 + 68 = 398), plus the 12 pool spaces
would yield a grand total of 410 parking spaces. This would therefore meet and exceed
the parking requirement.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
10

D. Buffers. Section 4.6.3 of the (UDC) states that multifamily developments are required
to have 25-foot-wide buffers adjacent to properties that are zoned ‘RR’ (Rural Residential)
and ‘SR’ (Suburban Residential). An RR district is located to the north of the subject
property, and SR districts are located to the west and south. The 25-foot required zoning
buffer surrounds the property, and the required 10-foot railroad right-of-way side yard
setback (per Section 4.3.2 of the UDC) has also been provided along the eastern side of
the property. A 25-foot stream buffer, a 50-foot undisturbed buffer, and a 75-foot impervious
surface setback on both sides of the creek would be located near the center of the property.

E. Townhome Design. The Concept Plan states that the proposed townhome buildings
would be located 20 feet apart to meet the requirements of the applicant’s requested MFR
(Multiple Family Residential) district. The required setbacks in the MFR district are 50 feet
in the front yard, 15 feet in the side yards, and 20 feet in the rear yard. The applicant is
requesting variances to reduce front yard setbacks by from the required 50 feet to 25 feet.
The applicant has requested a variance for the front yard setback in a separate variance
application. The site plan would, though, meet the rear yard setback requirement of 20 feet.
Thus far, the applicant has not submitted any sample renderings of the proposed townhome
buildings, nor stated the types of architectural materials to be used on the facades.

F. Traffic and Environmental Impact Studies. The applicant’s letter of intent within the
submitted Rezoning Application states that the applicant has engaged consultants to
prepare both a traffic impact study and an environmental impact study, but the Planning
and Zoning Office has not yet received them.

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

CONCEPTUAL SITE PLAN—TOTAL AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
12

CONCEPTUAL SITE PLAN—ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
13

SITE DATA FROM CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 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
rezoning of property at 55 Valley Hill Road to allow for the proposed development would
further that goal, and it would also further the implementation of two of the established
housing policies, as follows:

~ Provide a mixture of housing options to attract young professionals, singles,
and small families.
~ Preserve and enhance older, existing neighborhoods by promoting rehabilitation
of existing housing stock and infill of new development to revitalize established
neighborhoods.

B. Land Use Designation and Density. To allow for the proposed residential
development, the applicant has requested that the property’s future land use designation
be changed from its existing ‘Light Industrial’ designation to ‘High-Density Residential’
since residential uses are not permitted within the Light Industrial designation. This
request is the subject of the separate Comprehensive Plan Amendment Application #CP-
2023-02.

The subject property is the only property within the vicinity which has the Light Industrial
designation, and residential land use designations surround the property. Further, only
one other nearby property is used for industrial purposes. It is therefore reasonable to
change the property’s land use designation from Light Industrial to a residential land use
designation.

The applicant’s requested High-Density Residential designation allows 6 to 16 units per
acre. The applicant’s proposed net density would be 7.79 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 the above reasons, the proposed rezoning would be compatible with the intent of the
Comprehensive Plan.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
15

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 UDC states that MFR developments are to be located “with access provided on
streets that are classified as collector streets of higher.” According to the map of
Functional Road Classifications within the 2022 Henry County Transportation Plan, Valley
Hill Road is classified as a “major collector.” Therefore, townhomes are an acceptable use
for the subject property.

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 proposed rezoning of the subject property to ‘MFR’ (Multiple Family Residential) may
be beneficial to the Valley Hill Road corridor by allowing the continuation of further
residential development rather than additional industrial development. This would enable
the City of Stockbridge to provide needed housing.

Also, the rezoning of the subject property to MFR would allow for the development of
alternative types of housing than which currently exist, thereby carrying out the intent of
the Comprehensive Plan to encourage higher-density developments within the City of
Stockbridge. This would further the recent trend of new multifamily development within
the vicinity since the City of Stockbridge recently approved three other MFR rezoning
requests for two nearby properties. These included Parcel #029-01009001 on Valley Hill
Road to the west, property at 576 Davis Road, and property at 438 East Atlanta Road.
The approval of the applicant’s rezoning request would therefore bring additional
multifamily development to the area.

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.
However, the applicant has designed the site such that the proposed townhomes would
avoid those areas. The topography does slope significantly downward from Valley Hill
Road to Davis Road, but that does not appear to hinder the proposed development. The
presence of two roads bordering the site allows two accesses to be provided—a main
access from Valley Hill Road and a secondary access from Davis Road. The applicant is
in the process of completing an environmental impact study, which was requested by the
City’s engineering consultant.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
16

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

The submitted site plan shows that the proposed project would not have any accesses to
adjacent properties, thus none of the project’s traffic would be traveling through them. The
submitted site plan shows that buffer strips would be provided along the western and
southern boundaries of the property, and the applicant has agreed to provide the required
25-foot zoning buffer along the northern boundary. The required 10-foot buffer needs to
be provided along the eastern site boundary, adjacent to the railroad right-of-way.

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, dated June
30, 2023. It states that there is available capacity in the sanitary sewer collection system
for the requested flows of 60,000 gallons per day, but that if construction plans are not
submitted to that department within one year of the letter date, then this reservation of
capacity would expire.

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

The applicant is in the process of completing a traffic impact study.

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.

The property is currently zoned ‘LI’ (Light Industrial), and it is being used for light industrial
purposes. A few other small light industrial uses are also present nearby, but there is no
indication that there is a demand for additional light industrial uses in this area. In
addition, due to the recent approvals of three other multifamily developments in the
vicinity, it is more reasonable that the subject property be used for multifamily
development, as well.

V. STAFF CONCLUSION
As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request to rezone the subject property from ‘LI’ (Light Industrial) to ‘MFR’
(Multiple Family Residential) via RZ-2023-03 to allow for the proposed townhome
development would be acceptable.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
17

VI. STAFF RECOMMENDATIONS

In view of the aforementioned positive conclusion, the Planning and Zoning Staff
recommends APPROVAL WITH CONDITIONS for this case. The rezoning of the
property at 55 Valley Hill Road from LI to MFR via RZ-2023-03 should be made with the
following conditions:

1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the
applicant’s requested Comprehensive Plan Amendment, via CP-2023-02, to change
the subject property’s future land use designation from Light Industrial to High-Density
Residential is approved before, or simultaneously with, the approval of RZ-2023-03.

2. Variance – The rezoning shall not be approved unless the applicant’s requested
variance, via VR-2023-02, to reduce the required minimum front yard setback from 50
feet to 25 feet, is approved before, or simultaneously with, the approval of RZ-2023-
03.

3. Site Plan – The proposed townhome 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: Valley Hill Road Tract; Valley Hill Road; Stockbridge, Georgia,
Henry Co.”, which was prepared by Bowman Consulting Group, Ltd., dated 7/03/23, and
received by the Planning and Zoning Office on August 24, 2023.

4. Sanitary Sewer Availability – The rezoning shall not be approved unless the
developer submits construction plans to the Stockbridge Public Works Department by
June 29, 2024, or that office otherwise determines that sufficient sanitary sewer
capacity is available to serve the proposed development.

5. Traffic Impact Study – The rezoning shall not be approved unless the applicant
submits a traffic impact study which provides satisfactory traffic and transportation
data.

6. Environmental Impact Study – The rezoning shall not be approved unless the
applicant submits an environmental impact study which provides satisfactory
environmental data.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
Presentation
For RZ-2023-03:
REZONING
For Proposed
TOWNHOMES AT
55 VALLEY HILL ROAD

Presented To:
Planning Commission – August 24, 2023
City Council – September 11, 2023

Presented By:
City of Stockbridge Community
Development Department,
Planning and Zoning Division
Linda Logan, Senior Planner
INTRODUCTION

PURPOSE OF APPLICATION -- Consider a Rezoning application (#RZ-2023-03) by D.R. Horton,
Inc. (represented by Tiffany Hogan, JD) for property at 55 Valley Hill Road to allow for the
development of a townhome community having 165 units.
APPLICANT’S REQUEST – Rezone the property from ‘LI’ (Light Industrial) to ‘MFR’ (Multiple
Family Residential).
COMPANION APPLICATIONS -- The applicant also simultaneously submitted two other
applications to the City of Stockbridge for the subject property, as are listed below.
1. Comprehensive Plan Amendment Application (Case #CP-2023-02) – The applicant requests
that the property’s future land use designation be changed from ‘Light Industrial’ to ‘High-
Density Residential’.
2. Variance Application (Case #VR-2023-02) – The applicant requests a Variance to allow for
the reduction in the front yard setbacks from the required minimum of 50 feet to 25 feet.
AERIAL PHOTO OF SUBJECT PROPERTY
SURROUNDING ZONING

KEY:

Main Roads – Valley Hill Road, Davis Road,
and East Atlanta Road
Lavender—Light Industrial
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Pink – C-1 (Neighborhood Commercial)
Salmon – C-2 (General Commercial)
Red—C-3 General Commercial)
Light Blue—Office-Institutional
Dark Blue—Downtown District
CASE FACTS—Slide #1
CASE FACTS – Slide #2
Existing & Proposed Zoning: From LI (Light Industrial) to MFR (Multiple Family Residential).

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 Land Use From Light Industrial to High-Density Residential.
Designation:
Property Conditions: The front portion of the property is developed, and the rear portion is
wooded. The elevation drops by about 100 feet from Valley Hill Road
down to Davis Road. The applicant’s survey states that the northern
portion of the property contains a large “debris area”, which includes a
combination of piles of cut timber and logs, scraped cars, standing
water, and general trash; and that it is overgrown with weeds and
kudzu. The site plan shows that a creek traverses the center of the
property, along with a 25-foot stream buffer, a 50-foot undisturbed
buffer, and 75-foot impervious surface setbacks.
SURROUNDING LAND USE DESIGNATIONS

KEY:
Main Roads—Valley Hill Road, Davis Road,
and East Atlanta Road
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Slate—Light Industrial
Teal—Park/Recreation/Conservation
Blue—Office-Institutional
BOUNDARY SURVEY AND TOPOGRAPHIC SURVEY—
NORTHERN SECTION
BOUNDARY SURVEY AND TOPOGRAPHIC SURVEY—
SOUTHERN SECTION
PROPOSED DEVELOPMENT—Slide #1
PROJECT SIZE:
a. Total Townhomes--165 units on 24.908 acres of land at a gross density of 6.62 units per acre and a net
density of 7.79 units per acre.
b. Townhome Types--All 165 units are anticipated to be 3-bedroom units.
c. Townhome Sizes—The townhomes would be 24 feet wide and 98 feet deep.

SITE PLAN DESIGN:
a. Site Access—Would have its main entrance from Valley Hill Road and a second access from Davis Road.
b. Internal Streets—Would include several cul-de-sacs and have 5-foot sidewalks on both sides.
c. Mail Kiosk—Its location could not be determined.
d. Open Space—The developer would designate 58% of the site as open space, exceeding the 15% required.
e. Townhome Buildings – Would be spaced 20 feet apart. Setbacks: 25 feet in the front (with an approved
variance via VR-2023-02) and 20 feet in the rear.
f. Open Spaces—Would include one at the main entrance, another near the center of the site, and three
more south of the creek.
g. Amenities – Would include a clubhouse, pool, playground, dog park, tennis court, walking trail, fitness
center, picnic area with grill and covered pavilion, community garden /reflection area, fire pit/
gathering area, and a possible connection eastward to Cochran Park.
PROPOSED DEVELOPMENT—Slide #2
i. Parking Requirements—Include 2.25 spaces per unit, excluding garage spaces, X 165 units = 372 spaces, plus 12
spaces for the swimming pool amenity = 384 total parking spaces. The developer would also provide 68 guest
spaces in various parking lots, for a grand total of 410 parking spaces, which exceeds the parking requirements.
j. Guest Parking Locations – Includes two guest parking spaces on the driveway of each townhome unit, plus guest
parking lots at the main entrance, near the clubhouse, and in several locations throughout the site.
k. Parking Provision – The developer would provide 330 driveway spaces + 68 guest parking lot spaces + 12 swim-
ming pool spaces = 410 total spaces, which exceeds the parking requirements.
l. Stormwater Ponds—Three stormwater ponds would be located on the site.
m. Zoning Buffers – Would include a 25-foot zoning buffers along the northern, southern, and western property
lines.
n. Railroad Buffer--Would include a 10-foot buffer along the eastern property line, adjacent to the Norfolk
Southern Railway right-of-way.
o. Environmental Buffers – Would include 25-foot stream buffer, a 50-foot undisturbed buffer, and a 75-foot
impervious surface setback on both sides of the creek near the center of the property.

OTHER INFORMATION:
a. Homeowners’ Association (HOA) – Would be provided.
b. Traffic Impact Study – Is being prepared.
c. Environmental Impact Study – Is being prepared.
CONCEPTUAL SITE PLAN, COLORED (8/24/23)—TOTAL AREA
CONCEPTUAL SITE PLAN, COLORED (8/22/23)-- ENLARGEMENT
SITE DATA FROM CONCEPTUAL SITE PLAN FOR 173 UNITS)
ANALYSIS OF REQUEST (First Slide)
NINE (9) REQUIRED CRITERIA WERE ANALYZED:
1. Consistency with the Comprehensive Plan:
A. Promote the CP’s Housing Goal and Policies—The proposed development would help to provide a
variety of housing choices in the City:
~ By offering a new housing type to attract young professionals, singles, and small families to the City.
~ By providing infill development to revitalize an established neighborhood.
B. Land Use Designation – Since the property’s Light Industrial land use designation does not allow the
applicant’s requested MFR zoning, it must be changed to the ‘High-Density Residential’ designation,
which the applicant has requested via a companion application, CP-2023-02.
2. Ability to Carry out the Purpose of the Zoning Code –The UDC calls for MFR districts to be located on
collector or arterial streets, and Valley Hill Road is classified as a “major collector” street.
3. Potential Positive Effects on the Area – The proposed development would bring an alternative type of
housing to the Valley Hill Road Corridor, thereby carrying out the CP goal of encouraging higher-density
development. It would also allow further residential development rather than more industrial uses.
4. Physical Suitability of the Site –The site contains a creek, stream buffer, undisturbed buffer, and impervious
setback, which all limit the amount of buildable area on the site. However, the site plan design shows that
those areas would be avoided. Despite the presence of downward sloping topography, that does not
appear to hinder the proposed development. And the presence of two roads bordering the site allows two
accesses to be provided—a main access from Valley Hill Road and a secondary access from Davis Road.
ANALYSIS OF REQUEST (Second Slide)
5. Impacts on Adjacent Property Owners –The proposed development would not have any accesses to
adjacent properties, thus none of the project’s traffic would be traveling through them. And
buffers would be provided around the site to minimize any other potential adverse impacts.
6. Impacts on Water and Sewer Infrastructure – The applicant has submitted a letter from the City’s
Public Works Department, dated June 30, 2023. It states that there is available capacity in the
sanitary sewer collection system to serve the proposed development, but that if construction
plans are not submitted to that department within one year of the letter date, then this reservation
of capacity would expire.
7. Impacts on Traffic and Transportation –The applicant is in the process of completing a traffic impact
study.
8. Relation to Other Considerations –No other merits of the requested rezoning have been identified.

9. The ability of the Subject Property to be Developed as it is Presently Zoned--The property is zoned
‘LI’ (Light Industrial), and it is being used for light industrial purposes. A few other small light
industrial uses are also present nearby, but there is no indication that there is a demand for
additional light industrial uses in this area. In addition, due to the recent approvals of three other
multifamily developments in the vicinity, it is more reasonable that the subject property be used
for multifamily development, as well.
STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the applicant’s
request to rezone the subject property at 55 Valley Hill from ‘LI’ (Light Industrial) to ‘MFR’
(Multiple Family Residential) via RZ-2023-03 to allow for the proposed townhome
development would be acceptable.
RECOMMENDATIONS—SLIDE #1
Having reached a positive conclusion in its analysis of this case, the Planning and Zoning Staff
recommends the APPROVAL WITH CONDITIONS for this request via RZ-2023-03 to rezone the
subject property at 55 Valley Hill Road from ‘LI’ to ‘MFR’, with the following conditions:

1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the applicant’s requested
Comprehensive Plan Amendment, via CP-2023-02, to change the property’s land use designation from Light
Industrial to High-Density Residential, is approved before, or simultaneously with, the approval of
RZ-2023-03.

2. Variance – The rezoning shall not be approved unless the applicant’s requested variance, via VR-2023-02,
to reduce the required minimum front yard setback from 50 feet to 25 feet, is approved before, or
simultaneously with, the approval of RZ-2023-03.

3. Site Plan – The proposed townhome 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: Valley Hill Road Tract;
Valley Hill Road; Stockbridge, Georgia, Henry Co.”, which was prepared by Bowman Consulting Group, Ltd.,
dated 7/03/23, and which was received by the Planning and Zoning Office on August 24, 2023.
RECOMMENDATIONS—SLIDE #2
4. Sanitary Sewer Availability – The rezoning shall not be approved unless the developer submits construction
plans to the Stockbridge Public Works Department by June 29, 2024, or that office otherwise determines that
sufficient sanitary sewer capacity is available to serve the proposed development.
5. Traffic Impact Study – The rezoning shall not be approved unless the applicant submits a traffic impact study
which provides satisfactory traffic and transportation data.
6. Environmental Impact Study – The rezoning shall not be approved unless the applicant submits an environ-
mental impact study which provides satisfactory environmental data.
Henry County, GA

Overview

Legend
Parcels
Roads

572 ft

Parcel ID S16-01006000 Class I Owner OTAC DEVELOPMENT Land $961000
Property 55 VALLEY HILL Acreage 24.96 Address GROUP LLC Value:
Address RD 55 VALLEY HILL RD Building $243800 Last 2 Sales
District City/Stockbridge STOCKBRIDGE GA Value: Date Price Reason Qual
30281 Misc $4800 2/4/2013 $1,000,000 n/a Q
Value: 8/1/1974 $131,500 n/a Q
Total $1209600
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: 6/23/2023
Last Data Uploaded: 6/22/2023 9:00:14 PM

Developed by
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 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:
VARIANCE CASE #RZ-2023-02. To consider a request to grant a variance to the property at 55
Valley Hill Road to allow for a townhome development with 165 units on 24.908 acres. The
purpose of the variance is to reduce the front yard setbacks from the required 50 feet to 25 feet.
Applicant: D.R. Horton, Inc., represented by Tiffany Hogan. PC Action on 8/24/23--Denial.

BACKGROUND INFORMATION:
The property extends from Valley Hill Road south to Davis Road, and access would be provided from each
road. The property is bisected by a creek with wetlands, and it contains light industrial uses and a large
"debris area." The Planning and Zoning Staff believes that townhomes would be a more appropriate use
for the property than additional light industrial uses in view of the other recent townhome and condominium
approvals within the vicinity. The Staff therefore recommends Approval with Conditions for this case.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-02.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

beautiful residential community will benefit the entire area and the streetscape as people drive
past the area to the new Stockbridge Amphitheater.

The applicant has engaged consultants to perform a traffic impact study as well as an
environmental study. Both of these studies should result in completed reports prior to the
Planning Commission hearing.

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.

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. This development at Valley Hill will not only
provide additional single family homes for Stockbridge residents, but will also create a
community atmosphere.

Variance Sought

The Applicant does seek one variance. As planned, the site has a 25’ front setback. The code
currently requires a 50’ front yard setback for Multi Family Residential zoning. Applicant
believes a 25’ front yard setback is consistent with the development of a townhome community
and therefore seeks a reduction to 25’. The site has a stream on the property that will require
significant buffer areas thereby making some of the site unbuildable. Additionally, there is a
significant drop in the elevation of the site from Valley Hill to Davis Road which also
significantly affects how the site may be developed. Due to this challenging and extreme
topography, applicant believes there is a hardship that warrants a reduction of the front yard
setback from proper design of the community.

D.R. Horton, Inc. respectfully requests approval of the rezoning from Light Industrial to Multi
Family Residential, the Comprehensive Land Map Amendment from Light Industrial to High
Density Residential, and the Front Yard Setback Variance.

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

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 11, 2023

SUBJECT: Staff Report for Variance Case #VR-2023-02 for
Property at 55 Valley Hill Road (Parcel #S16-01006000). [Located in
Council District: 4.]

I. PURPOSE
Consider a Variance application (#VR-2023-03) by D.R. Horton, Inc. (represented by
Tiffany Hogan, JD) to allow the development of a townhome community with 165 attached
homes, to be built as fee simple townhomes. The applicant also simultaneously submitted
two other applications to the City of Stockbridge, as are listed below. The purpose of the
variance application is to request the reduction of the front yard setbacks for the proposed
townhomes from the required 50 feet to 25 feet within the applicant’s requested MFR
(Multiple Family Residential) zoning district.
• A Comprehensive Plan Amendment Application (Case #CP-2023-02) —The applicant
requests that the future land use designation of the subject property be changed from
Light Industrial to High-Density Residential.
• A Rezoning Application (Case #RZ-2023-03)— (Case #RZ-2023-03) – The applicant
requests that the subject property be rezoned from ‘LI’ (Light Industrial) to ‘MFR’
(Multiple Family Residential).

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

AERIAL PHOTOGRAPH
For 55 Valley Hill Road
(Parcel #S16-01006000

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

II. CASE FACTS

Proposed Development: Townhome community with 165 units.
Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: 55 Valley Hill Road.
Parcel ID and Acreage: Parcel #S16-01006000 with 24.908 acres.
District and Land Lot: District 12, Land Lot 69
Owner: OTAC Development Group
Property Location: In Council District 4, on south side of Valley Hill
Road, adjacent to railroad tracks and across from
Old Stagecoach Road, west of East Atlanta Road.
Road Classification: Valley Hill Road is classified as a “major collector”,
according to the Henry County 2022 Transporta-
tion Plan Update.
Current Use: Small office building, warehouse, and open shed.
Surrounding Uses: ~ North—Unity Baptist Church (built in 1880),
Brannan Cemetery, First Christian Church, a
small commercial building, and numerous
individual single-family detached residences.
~ South—Bridge Park Subdivision, Stockbridge
North Subdivision, and numerous individual
single-family residences.
~ East—Railroad tracks of the Norfolk Southern
Railway, Cochran Park (owned by Henry
County), Rico’s Mexican Restaurant, Publix
Shopping Center, and Diamonte Townes
Condominiums (under construction).
~ West—Big Oak Villas single-family attached
subdivision.

Existing & Proposed Zoning: From LI (Light Industrial) to MFR (Multiple Family
Residential).
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 Light Industrial to High-Density Residential.
Land Use Designation:

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

Property Conditions: The front portion of the property is developed, and
the rear portion is wooded. The elevation drops by
about 100 feet from Valley Hill Road down to
Davis Road. The applicant’s survey states that the
northern portion of the property contains a large
“debris area”, which includes a combination of
piles of cut timber and logs, scraped cars, standing
water, and general trash; and that it is overgrown
with weeds and kudzu. The site plan shows that a
creek traverses the center of the property, along
with a 25-foot stream buffer, a 50-foot undisturbed
buffer, and 75-foot impervious surface setbacks.

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

CITY OF STOCKBRIDGE 2023 ZONING MAP
For 55 Valley Hill Road (shown with a star)
KEY:
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Pink – C-1 (Neighborhood Commercial)
Salmon – C-2 (General Commercial)
Light Blue—Office-Institutional
Medium Blue—DT (Downtown District)

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

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
For 55 Valley Hill Road (shown with a star)
KEY:
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Slate—Light Industrial
Teal—Park/Recreation/Conservation
Blue—Office-Institutional

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

BOUNDARY AND TOPOGRAHIC SURVEY:
NORTHERN SECTION
For 55 Valley Hill Road (Parcel #S16-01006000)

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

BOUNDARY AND TOPOGRAHIC SURVEY:
SOUTHERN SECTION
For 55 Valley Hill Road (Parcel #S16-01006000)

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

III. PROPOSED DEVELOPMENT

A. Project Type and Size. The applicant submitted a conceptual site plan, which is titled
“Concept Plan: Valley Hill Road Tract; Valley Hill Road; Stockbridge, Georgia, Henry Co.”
It was prepared by Bowman Consulting Group, Ltd. and dated 7/03/23. The latest version
of the site plan was received by the Planning and Zoning Office on August 24, 2023, and it
was presented to the Planning Commission that evening. It shows that the proposed
development would contain 165 attached homes, to be built as fee simple townhomes.
This would represent a gross density of 6.62 units per acre and a net density of 7.79 units
per acre on the 24.908 total acres that are shown on the Boundary and Topographic
Survey. About 58 percent (14.66 acres) of the site would be devoted to open space uses.
This would substantially exceed the 15 percent (3.74 acres) of open space which the
applicant’s requested MFR district requires. The site plan does not state how many acres
of the site are unbuildable.

B. Site Plan Design. The conceptual site plan shows that the proposed project would have
its main entrance off Valley Hill Road, and that a secondary access would be provided at
the rear, from Davis Road. Several internal streets and cul-de-sacs would be installed. An
open space area, guest parking, and a dumpster area would be located near the main
entrance.

At the center of the development site, a clubhouse, swimming pool, and more guest parking
would be provided. Additional amenities which may be provided include a playground, a
dog park, a tennis court, a walking trail, a fitness center, a picnic area with grill and covered
pavilion, a community garden /reflection area, a fire pit/gathering area, and a possible
connection eastward to Cochran Park. A second dumpster area and three more small open
spaces areas would be located south of the creek, and three stormwater ponds would flank
the creek. The applicant’s letter of intent states that the applicant is exploring the feasibility
of providing a connection to the adjacent park to the east. A mandatory homeowners’
association would be provided to maintain the development site.

C. Parking. Each townhome unit would have a two-car garage, and 70 additional guest
parking spaces would be provided within four small guest parking areas. The amount of
required guest parking is calculated on the basis of the number of townhome units of each
bedroom size to be provided. All of the proposed townhome units would have at least three
bedrooms, with a few units having four bedrooms. A table comprising Section 4.8.5 of the
Stockbridge Unified Development Code (UDC) states that at least 2.25 parking spaces are
required for units having three or more bedrooms. With 165 proposed townhome units,
372 parking spaces would be required for the townhomes, plus 12 spaces for the proposed
swimming pool, for a total of 384 spaces. Besides the two garage parking spaces within
each townhome unit, guest parking would include two additional driveway parking spaces
per unit plus 68 spaces within several small parking lots throughout the development. This
would be a total of 396 guest parking spaces (165 X 2 + 68 = 398), plus the 12 pool spaces
would yield a grand total of 410 parking spaces. This would therefore meet and exceed
the parking requirement.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
10

D. Buffers. Section 4.6.3 of the (UDC) states that multifamily developments are required
to have 25-foot-wide buffers adjacent to properties that are zoned ‘RR’ (Rural Residential)
and ‘SR’ (Suburban Residential). An RR district is located to the north of the subject
property, and SR districts are located to the west and south. The 25-foot required zoning
buffer surrounds the property, and the required 10-foot railroad right-of-way side yard
setback (per Section 4.3.2 of the UDC) has also been provided along the eastern side of
the property. A 25-foot stream buffer, a 50-foot undisturbed buffer, and a 75-foot impervious
surface setback on both sides of the creek would be located near the center of the property.

E. Townhome Design. The Concept Plan states that the proposed townhome buildings
would be located 20 feet apart to meet the requirements of the applicant’s requested MFR
(Multiple Family Residential) district. The required setbacks in the MFR district are 50 feet
in the front yard, 15 feet in the side yards, and 20 feet in the rear yard. The applicant is
requesting variances to reduce front yard setbacks by from the required 50 feet to 25 feet.
The applicant has requested a variance for the front yard setback in a separate variance
application. The site plan would, though, meet the rear yard setback requirement of 20 feet.
Thus far, the applicant has not submitted any sample renderings of the proposed townhome
buildings, nor stated the types of architectural materials to be used on the facades.

F. Traffic and Environmental Impact Studies. The applicant’s letter of intent within the
submitted Rezoning Application states that the applicant has engaged consultants to
prepare both a traffic impact study and an environmental impact study, and that these
studies are anticipated to be completed before the Planning Commission meeting.

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

CONCEPTUAL SITE PLAN—TOTAL AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
12

CONCEPTUAL SITE PLAN—ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
13

SITE DATA FROM CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
14

F. Townhome Buildings, Lots, and Units. The Concept Plan contains an inset which
shows the typical layout of a proposed townhome building at 55 Valley Hill Road. It shows
that the proposed townhome buildings would have the following characteristics:

1. Be located at least 20 feet apart to meet the requirements of the applicant’s
requested MFR (Multiple Family Residential) district.
2. Have a 5-foot sidewalk and a 3-foot “beauty strip” in front.
3. Have lots that would be 24 feet wide and 98 feet deep.
4. Have units that would be 24 feet wide and 50 feet deep.
5. Have units with 20-foot-rear yard setbacks, which meets the requirements of the
applicant’s requested MFR district.
6. Have units with 25-foot front yard setbacks, which would be a reduction of the MFR
district’s requirement of 50 feet. This reduction is the subject of the applicant’s
requested variance.
7. Have units which would be offset slightly, by two feet, to provide architectural interest.

The proposed townhome units would all have three bedrooms and two-car garages. Thus
far, the applicant has not submitted any sample renderings of the proposed townhome
buildings, nor stated the types of architectural materials to be used on the facades.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
15

TYPICAL LAYOUT OF A TOWNHOME BUILDING

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
16

IV. ANALYSIS OF REQUEST

The applicant has submitted a Variance application (Case #VR-2023-02) to request a
variance for the development of the proposed townhome community at 55 Valley Hill
Road. Section 10.1.2 of the Stockbridge Unified Development Code (UDC) identifies the
reduction of a property’s front, side, and rear yard setbacks as one of the reasons why an
applicant may be allowed to request a variance. The purpose of the applicant’s variance
request in this case is to reduce the front yard setback within the site from the required
minimum of 50 feet to 25 feet within the applicant’s requested MFR (Multiple Family
Residential) zoning district.

Section 10.1.2 further states that a variance may be granted only upon a finding by the
Mayor and City Council that all of seven listed conditions (i.e., criteria) are met. An
analysis of the applicant’s variance request is made in the sections below relative to each
of the required seven UDC criteria.

ANALYSIS OF U.D.C. CRITERIA:

Criterion ‘A’. Extraordinary and exceptional circumstances pertaining to the
particular piece of property in question exist due its size, shape, or topography
that are not found on other properties in the same zoning district.

The subject property is constrained by both its topography and the presence of a creek.
The applicant’s submitted “Boundary & Topography Survey” (prepared by Bowman
Consulting Group, Ltd. on May 15, 2023) shows significant drop in the property’s elevation
from Valley Hill Road at the front to Davis Road at the rear. In the center of the property,
the existing creek would be flanked by the required 25-foot stream buffer, the 50-foot
undisturbed buffer, and the 75-foot imperious surface setback.

These factors represent considerable limitations toward the developability of the property
in general, as well as the developer’s ability to create a reasonable site plan with
townhome lots that are of similar size to ones that are found in other townhome
developments. The existing “debris area”, which includes a combination of piles of cut
timber and logs, scraped cars, standing water, and general trash, would presumably be
cleaned up.

Criterion ‘B’. A literal interpretation of the provisions of this Unified Development
Code would deprive the applicant of rights commonly enjoyed by owners of other
properties located in the same zoning district.

The applicant may be deprived of the ability to develop a townhome community with lots
that are of similar sizes to those which are found in other MFR districts.

Criterion ‘C’. Granting the variance requested will not confer upon the property
owner any special privileges that are denied to other owners of property in the
same zoning district.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
17

Granting the requested variance would not confer any special privileges upon the property
owner. The same type of variance request was recently made by the applicants for two
nearby properties. Further, the denial of the applicant’s requested variance would force
the developer to unfairly comply with the required standards in developing the site, even
though the physical characteristics of the property would make it very difficult to do so,
thus cause creating an unnecessary hardship for the developer.

Criterion ‘D’. The variance will be consistent with the purposes and intent of this
Unified Development Code, will be compatible with uses on neighboring
properties, and will serve the public welfare.

The requested variance would be consistent with the purpose and intent of the Unified
Development Code by encouraging the most appropriate use of land and buildings on the
subject property. Further, the granting of the variance would allow the development of the
proposed townhome community in an area where two other properties recently received
approvals by the Stockbridge City Council (one for Parcel #029-01009001 on Valley Hill
Road and one for 576 Davis Road), with both developments also receiving variance
approvals for reductions in their front yard setbacks.

Criterion ‘E’. The extraordinary circumstances are not the result of actions of the
applicant.

The physical conditions of the subject property were not created by the applicant, yet they
are limiting the applicant’s ability to develop the property into a reasonable use.

Criterion ‘F’. The variance is the minimum relief that will allow the legal use of the
land, building or structure.

The subject property could still be developed with additional light industrial uses under
the property’s LI (Light Industrial) zoning district, although such uses would not be suitable
in view of the character of the surrounding neighborhood. And although townhomes could
still be developed under the applicant’s requested MFR zoning without the granting of
front yard setback variance, the developer would be significantly constrained in designing
a site plan which would allow the construction of a sufficient number of units to be
economically feasible.

Criterion ‘G’. The variance is not a request to permit a use of land, buildings or
structures that is prohibited in the same zoning district.

Townhomes are a permitted use within the proposed MFR district.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
18

V. STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request for a reduction in the front yard setbacks of the proposed townhomes
from the required 50 feet to 25 feet within the MFR district would be reasonable and
should be granted.

VI. STAFF RECOMMENDATIONS

In view of the aforementioned positive conclusion, the Planning and Zoning Staff
recommends APPROVAL WITH CONDITIONS for VR-2023-02. The applicant’s
requested variance for a reduction in the front yard setbacks from 50 feet to 25 feet should
therefore be made, with the following conditions:

1. Comprehensive Plan Amendment – The variance shall not be approved unless the
applicant’s requested Comprehensive Plan Amendment, via CP-2023-02, to change
the subject property’s future land use designation from Light Industrial to High-Density
Residential is approved before, or simultaneously with, the approval of VR-2023-02.

2. Rezoning -- The variance shall not be approved unless the applicant’s requested
Rezoning, via RZ-2023-02, to rezone the subject property from Light Industrial to
Multiple Family Residential is approved before, or simultaneously with, the approval of
VR-2023-02.

3. Site Plan – The proposed townhome 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: Valley Hill Road Tract; Valley Hill Road; Stockbridge, Georgia,
Henry Co.”, which was prepared by Bowman Consulting Group, Ltd., dated 7/11/23, and
received by the Planning and Zoning Office on July 3, 2023.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-03 Staff Report / September 11, 2023
Presentation
For VR-2023-02:
VARIANCE
For Proposed
TOWNHOMES AT
55 VALLEY HILL ROAD

Presented To:
Planning Commission – August 24, 2023
City Council – September 11, 2023

Presented By:
City of Stockbridge Community
Development Department,
Planning and Zoning Division
Linda Logan, Senior Planner
INTRODUCTION

PURPOSE OF APPLICATION -- Consider a Variance application (#VR-2023-02) by D.R. Horton,
Inc. (represented by Tiffany Hogan, JD) for property at 55 Valley Hill Road to allow for the
development of a townhome community having 165 units.
APPLICANT’S REQUEST – Grant a variance to reduce the front yard setbacks for the proposed
townhomes from the required 50 feet to 25 feet within an MFR (Multiple Family Residential)
district.
COMPANION APPLICATIONS -- The applicant also simultaneously submitted two other
applications to the City of Stockbridge for the subject property, as are listed below.
1. Comprehensive Plan Amendment Application (Case #CP-2023-02) – The applicant requests
that the property’s future land use designation be changed from ‘Light Industrial’ to ‘High-
Density Residential’.
2. Rezoning Application (Case #RZ-2023-03) – The applicant requests that the subject property
be rezoned from ‘LI’ (Light Industrial) to ‘MFR’ (Multiple Family Residential).
AERIAL PHOTO OF SUBJECT PROPERTY
SURROUNDING ZONING

KEY:

Main Roads – Valley Hill Road, Davis Road,
and East Atlanta Road
Lavender—Light Industrial
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Pink – C-1 (Neighborhood Commercial)
Salmon – C-2 (General Commercial)
Red—C-3 General Commercial)
Light Blue—Office-Institutional
Dark Blue—Downtown District
CASE FACTS—Slide #1
CASE FACTS – Slide #2
Existing & Proposed Zoning: From LI (Light Industrial) to MFR (Multiple Family Residential).

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 Land Use From Light Industrial to High-Density Residential.
Designation:
Property Conditions: The front portion of the property is developed, and the rear portion is
wooded. The elevation drops by about 100 feet from Valley Hill Road
down to Davis Road. The applicant’s survey states that the northern
portion of the property contains a large “debris area”, which includes a
combination of piles of cut timber and logs, scraped cars, standing water,
and general trash; and that it is overgrown with weeds and kudzu. The
site plan shows that a creek traverses the center of the property, along
with a 25-foot stream buffer, a 50-foot undisturbed buffer, and 75-foot
impervious surface setbacks.
SURROUNDING LAND USE DESIGNATIONS

KEY:
Main Roads—Valley Hill Road, Davis Road,
and East Atlanta Road
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Slate—Light Industrial
Teal—Park/Recreation/Conservation
Blue—Office-Institutional
BOUNDARY SURVEY AND TOPOGRAPHIC SURVEY—
NORTHERN SECTION
BOUNDARY SURVEY AND TOPOGRAPHIC SURVEY—
SOUTHERN SECTION
PROPOSED DEVELOPMENT—Slide #1
PROJECT SIZE:
a. Total Townhomes--165 units on 24.908 acres of land at a gross density of 6.62 units per acre and a net
density of 7.79 units per acre.
b. Townhome Types--All 165 units are anticipated to be 3-bedroom units.
c. Townhome Sizes—The townhomes would be 24 feet wide and 98 feet deep.

SITE PLAN DESIGN:
a. Site Access—Would have its main entrance from Valley Hill Road and a second access from Davis Road.
b. Internal Streets—Would include several cul-de-sacs and have 5-foot sidewalks on both sides.
c. Mail Kiosk—Its location could not be determined.
d. Open Space—The developer would designate 40% of the site as open space, exceeding the 15% required.
e. Townhome Buildings – Would be spaced 20 feet apart. Setbacks: 25 feet in the front (with an approved
variance via VR-2023-02) and 20 feet in the rear.
f. Open Spaces—Would include one at the main entrance, another near the center of the site, and three
more south of the creek.
g. Amenities – Would include a clubhouse, pool, playground, dog park, tennis court, walking trail, fitness
center, picnic area with grill and covered pavilion, community garden /reflection area, fire pit/
gathering area, and a possible connection eastward to Cochran Park.
PROPOSED DEVELOPMENT—Slide #2
i. Parking Requirements—Include 2.25 spaces per unit, excluding garage spaces, X 165 units = 372 spaces, plus 12
spaces for the swimming pool amenity = 384 total parking spaces. The developer would also provide 68 guest
spaces in various parking lots, for a grand total of 410 parking spaces, which exceeds the parking requirements.
j. Guest Parking Locations – Includes two guest parking spaces on the driveway of each townhome unit, plus guest
parking lots at the main entrance, near the clubhouse, and in several locations throughout the site.
k. Parking Provision – The developer would provide 346 driveway spaces + 61 guest parking lot spaces + 16 swim-
ming pool spaces = 423 total spaces, which exceeds the parking requirements.
l. Stormwater Ponds—Three stormwater ponds would be located on the site.
m. Zoning Buffers – Would include a 25-foot zoning buffers along the northern, southern, and western property
lines.
n. Railroad Buffer--Would include a 10-foot buffer along the eastern property line, adjacent to the Norfolk
Southern Railway right-of-way.
o. Environmental Buffers – Would include 25-foot stream buffer, a 50-foot undisturbed buffer, and a 75-foot
impervious surface setback on both sides of the creek near the center of the property.

OTHER INFORMATION:
a. Homeowners’ Association (HOA) – Would be provided.
b. Traffic Impact Study – Is being prepared.
c. Environmental Impact Study – Is being prepared.
CONCEPTUAL SITE PLAN—TOTAL AREA
CONCEPTUAL SITE PLAN -- ENLARGEMENT
SITE DATA FROM CONCEPTUAL SITE PLAN FOR 173 UNITS)
TOWNHOME BUILDINGS, LOTS, AND UNITS
SITE PLAN INSET -- The Concept Plan contains an inset which shows the typical layout of a
proposed townhome building at 55 Valley Hill Road. It shows that the proposed townhome
buildings would have the following characteristics:

1. Distance Between Buildings—Would be 20 feet to meet the requirements of the MFR district.
2. Sidewalks—Would be 5 feet wide and located on both sides of the internal streets.
3. “Beauty Strips”—These 3-foot strips for landscaping would be provided in front of each
townhome building.
4. Lot Sizes--Would be 24 feet wide and 98 feet deep.
5. Unit Sizes—Would be 24 feet wide and 50 feet deep.
6. Rear Yard Setbacks—Would be 20 feet to meet the requirements of the MFR district.
7. Front Yard Setbacks—Would be 25 feet instead of the MFR district’s required 50 feet. This
reduction is the subject of the applicant’s requested variance.
8. Façade Offsets—The units within each townhome building would be offset by two feet to
provide architectural interest.
9. Townhome Components—All townhome units would have three bedrooms, two-car
garages, and driveways to accommodate two guest’s vehicles.
TYPICAL LAYOUT OF A TOWNHOME BUILDING
SITE PLAN INSET:
ANALYSIS OF REQUEST—First Slide
REASONS FOR REQUESTING AND GRANTING A VARIANCE – Sections 10.1.1 and 10.1.2 of the Stockbridge
Unified Development Code (UDC) identifies reasons for requesting and granting a variance:
a. Reasons for Requesting a Variance --The reduction of a property’s front, side, and rear yard
setbacks is a valid reason.
b. Granting a Variance -- A variance may be granted only upon a finding by the Mayor and City
Council that all of seven listed conditions (i.e., criteria) below are met.
ANALYSIS OF SEVEN U.D.C. CRITERIA:
Criterion ‘A’ – Whether the subject property has extraordinary and exceptional physical characteristics,
compared to other properties in the same zoning district.
a. The property is constrained by both a creek (along with its required buffers and setbacks) and the sloping
topography.
b. These factors represent considerable limitations toward the developability of the property in general, as
well as the developer’s ability to create a reasonable site plan with townhome lots that are of similar size
to ones that are found in other townhome developments.
c. The existing “debris area”, which includes a combination of piles of cut timber and logs, scraped cars,
standing water, and general trash, would presumably be cleaned up.
Criterion ‘B’ – Whether a literal interpretation of the UDC would deprive the applicant of rights that are
commonly enjoyed by owners of other properties in the same zoning district.
The applicant may be deprived of the ability to develop a townhome community with lots that are of similar
sizes to those which are found in other MFR districts.
ANALYSIS OF REQUEST—Second Slide
Criterion ‘C’ – Whether the requested variance would give the property owner any special privileges that are
denied to other property owners in the same zoning district.
a. Granting the requested variance would not confer any special privileges upon the property owner.
b. The same type of variance request was recently made by the applicants for two nearby properties.
c. The denial of the applicant’s requested variance would force the developer to unfairly comply with the
required standards in developing the site, even though the physical characteristics of the property would
make it very difficult to do so, thus creating an unnecessary hardship for the developer.
Criterion ‘D’ – Whether the variance would be consistent with the purposes and intent of the UDC, whether it
would be compatible with neighboring uses, and whether it would serve the public welfare.
a. The requested variance would be consistent with the purpose and intent of the UDC by encouraging the
most appropriate use of land and buildings on the property.
b. The granting of the variance would allow the development of the proposed townhome community in an
area where two other properties (one for Parcel 029-01009001 on Valley Hill Road and one for 576
Davis Road) recently received variance approvals by the Stockbridge City Council for reductions in their
front yard setbacks.
Criterion ‘E’. The extraordinary circumstances are not the result of actions of the applicant.
The physical conditions of the subject property were not created by the applicant, yet they are limiting the
applicant’s ability to develop the property into a reasonable use.
ANALYSIS OF REQUEST—Third Slide
Criterion ‘F’ – Whether the variance is the minimum relief that would allow the legal use of
the land.
a. The property could still be developed with additional light industrial uses under the existing LI (Light
Industrial) zoning, although such uses would not be suitable in view of the character of the surrounding
neighborhood.
b. Although townhomes could still be developed under the MFR zoning without the granting of front yard
setback variance, the developer would be significantly constrained in designing a site plan which would
allow the construction of a sufficient number of units to be economically feasible.
Criterion ‘G’ -- The variance is not a request to permit a use of land, buildings or structures that is
prohibited in the same zoning district.
Townhomes are a permitted use within the proposed MFR district.
STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the applicant’s
request for a variance to reduce the front yard setbacks of the proposed townhomes from
the required 50 feet to 25 feet within the MFR district would be reasonable and should be
granted.
RECOMMENDATIONS
Having reached a positive conclusion for this case, the Planning and Zoning Staff recommends the APPROVAL
WITH CONDITIONS for VR-2023-02. The applicant’s requested variance for a reduction in the front yard setbacks
from 50 feet to 25 feet should therefore be made, with the following conditions:

1. Comprehensive Plan Amendment – The variance shall not be approved unless the applicant’s requested
Comprehensive Plan Amendment, via CP-2023-02, to change the property’s land use designation from Light
Industrial to High-Density Residential, is approved before, or simultaneously with, the approval of
VR-2023-02.
2. Rezoning -- The variance shall not be approved unless the applicant’s requested Rezoning, via RZ-2023-02,
to rezone the subject property from Light Industrial to Multiple Family Residential is approved before, or
simultaneously with, the approval of VR-2023-02.

3. Site Plan – The proposed townhome 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: Valley Hill Road Tract;
Valley Hill Road; Stockbridge, Georgia, Henry Co.”, which was prepared by Bowman Consulting Group, Ltd.,
dated 7/03/23, and which was received by the Planning and Zoning Office on August 24, 2023 as two
documents, including a black & white design and a colored design.
