---
date: 2025-01-13
title: Regular Council Meetings Agenda Packet
source: 2025-01/2025-01-13_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
January 13, 2025 6:00 PM
At-Large

Mayor Pro Tem Kyle D. Berry, Sr.

Council District 3

Councilmember Elton Alexander

Council District 5

Councilmember Yolanda Barber

Council District 4

Councilmember LaKeisha Gantt

Council District 1

Councilmember Alphonso Thomas

Council District 2

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

Phone: 770-389-7900
CITY ATTORNEY
Fax: 770-389-7912
Quinton G. Washington
Translation and Interpretation Services are available with (7)
days prior notice. Please contact the City’s HR Manager at
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, JANUARY 13, 2025 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

PUBLIC HEARING ANNOUNCEMENT - The following items will not be presented:
Annexation Case #AX-2024-03, Comprehensive Plan Amendment Case #CP-
2024-11, and Rezoning Case #RZ-2024-12

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Adoption of the December 9, 2024 Council Meeting Minutes
Adoption of the December 17, 2024 Council Work Session Meeting Minutes
Adoption of the January 8, 2025 Council Retreat Meeting Minutes

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

CEREMONIAL
2 Proclamation Review - ML King, Jr. Day;
Swearing In of Board/Committee Members: Stockbridge Citizens-Police
Advisory Council - Nathan Banks (Zone 2), Planning Commission - Stanley
Dumas (District 1), Jayden Williams (District 2), and Trameka Walker (District
5), Stockbridge Youth Council Advisory Committee - Joc'Quelyn Carter, Tykera
Goins, Kaitlynn Nash, Valerie Richmond-Reese, and Dr. Thomas Smith, and
Henry County Transportation Advisory Group Representative - Eniel Gonzalez.
Page | 3

CONSENT AGENDA
3 Council Consideration to appoint Ayesha Gambles to the Stockbridge Youth
Council Advisory Committee for a two-year term through 12/31/2026.
Council Consideration to appoint Georgia McIntyre to the Stockbridge Youth
Council Advisory Committee for a two-year term through 12/31/2026
Council Consideration to appoint Candis L. Jones to the Stockbridge Youth
Council Advisory Committee to fill an unexpired term through 12/31/2025.

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

NEW BUSINESS
5 Appointment of the Municipal Court Judge - Two Year Term (HB456)
- Presented by: Mayor Ford
6 Appointment of the Municipal Court Solicitor - Presented by: Mayor Ford
7 Appointment of the Mayor Pro Tem - Presented by: City Council
8 Appointment of the City Attorney - Presented by: Mayor Ford

PUBLIC HEARING
9 TEXT AMENDMENT CASE #TX-2024-09. Council Consideration of a Text
Amendment to Section 3.2.6 of the Stockbridge Unified Development Code
(UDC) to modify and augment regulations for Bed and Breakfast (not in a
subdivision) establishments. - Presented by: Ryan Anderson
10 REZONING CASE #RZ-2024-11. (Council District 2) Consideration of a
rezoning request for three parcels on the east side of Flippen Road, near
Fairhaven Road. The parcels would be rezoned from ‘PUD’ (Planned Unit
Development) to ‘PUD’--Master-Planned Development. The intent is to adopt a
Master Plan for the property to allow for the construction of a townhome
development. Applicant: Vista Residential Partners. Agent: Dennis J. Webb,
Jr., Esq. The three parcels are located in Land Lot 38 of District 12, as are
identified below; and they contain 18.31 +/- total acres.

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

- Presented by: Ryan Anderson

January 13, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

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

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

UPCOMING CITY EVENTS/INITIATIVES

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

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

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

January 13, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
WORK SESSION MEETING
SUMMARY MINUTES
December 9, 2024 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Kyle Berry – Council District 3
Councilmember Elton Alexander – Council District 5
Councilmember Yolanda Barber – Council District 4
Councilmember LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
Cassandra Lester – Deputy City Clerk
Frank Milazi - City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that
enhance the quality of life for citizens while creating a welcoming business
atmosphere focused on sustainability and expansion of tourism and cultural events.
Invocation by Mayor Ford at 6:06 p.m.

Invocation by: Ms. Wanda Jenkins – Delta Sigma Theta HC Alumnae Chapter

The Pledge of Allegiance was recited by all in attendance.

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

PUBLIC HEARING ANNOUNCEMENT
Mayor Ford read the following Planning & Zoning Public Hearing Announcement:
The following items have been deferred and will not be presented:
Item #5 Comprehensive Plan Amendment Case #CP-2024-10
Item #6 Special Use Permit Case #SP-2024-01
Item #14 Annexation Case #AX-2024-02
Item #15 Comprehensive Plan Amendment Case #CP-2024-09
Item #16 Rezoning Case #RZ-2024-10

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

1|Page
ADOPTION OF THE MINUTES
1. Adoption of the November 12, 2024 Council Meeting Minutes
Adoption of the November 19, 2024 Work Session Meeting Minutes
Motion to approve the Minutes was made by Councilmember Alexander;
seconded by Councilmember Gantt. The motion passed unanimously 4-0.

PUBLIC COMMENTS
There were no Public Comments

CEREMONIAL REVIEW
2. Mayor Ford reviewed ceremonial items: The following employees were
recently recognized for their years of service with the city:
Five Years of Service: Christine Chavis, Jason Jackson, Gordon Linton,
Linda Logan, Stephanie Milton, Kerri Ann Stewart, and Demetrius Wells
Ten Years of Service: Rex Hill, Uneeda Smith-Sellers, and Renee
Wheeler; Fifteen Years of Service: Jeff Greenway, Tammy Reilly and
Vanessa Holiday; Twenty Years of Service: Eddie Albert and Howard
Sanford; Proclamations presented to: Delta Sigma Theta Sorority, Inc. -
Henry County Alumnae Chapter for 20 year anniversary; and ONYX Book
Club for literacy.

CONSENT AGENDA
3. Council Consideration to approve the Consent Agenda.
2025 City Holiday Schedule
2025 Agenda Timeline Schedule
2025 City Council Meeting Schedule
2025 Planning & Zoning Commission Meeting Schedule
2025 Community Zoning & Information Meeting Schedule
2025 Citywide Development Authority Meeting Schedule
2025 Downtown Development Authority Meeting Schedule
2025 Main Street Advisory Board Meeting Schedule
2025 Stockbridge Citizens-Police Advisory Council Meeting Schedule
2025 Urban Redevelopment Agency Meeting Schedule
2025 Youth Council Meeting Schedule
2025 Youth Council Advisory Committee Meeting Schedule
2025 Main Street Calendar of Events Schedule
2025 City Events Calendar
2025 City Council Initiatives
2025 Public Facilities Authority Meeting Schedule
2025 Stockbridge Ethics Board Meeting Schedule
Motion to approve the Consent Agenda was made by Councilmember
Gantt; seconded by Councilmember Alexander. The motion passed
unanimously 4-0.

PUBLIC HEARING – Mayor Ford Read the Public Hearing Rules and Procedures
4. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-10. (To be
located in Council District 3.)
Consideration of a Comprehensive Plan Amendment for Parcel #032-
01030012 on the west side of Rock Quarry Road, across from Hospital
Drive, for the purpose of changing the property’s future land use
2|Page
designation from High-Density Residential to Low-Density Mixed-Use to
allow for the development of a convenience store and gas
station. Applicant: GMI, 2 Inc. Agent: Harold Buckley, Jr., Esq. of the Law
Firm of Wilson, Brock & Irby. The property is located in Land Lot 13 of
District 6, and it contains 4.26 +/- acres. ITEM DEFERRED

5. SPECIAL USE PERMIT CASE #SP-2024-01. (To be located in Council
District 3.)
Consideration of a Special Use Permit Request to allow a gas station and
convenience store on Parcel #032-01030012 on the west side of Rock
Quarry Road, across from Hospital Drive. Applicant: GMI, 2 Inc.
Agent: Harold Buckley, Jr., Esq. of the Law Firm of Wilson, Brock & Irby.
The property is located in Land Lot 13 of District 6, and it contains 4.26 +/-
acres. ITEM DEFERRED

Mayor Pro Tem Berry joined the meeting at 6:50 p.m.

7. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-03. (For
property located in Council District 2.)
Consideration of a Comprehensive Plan Amendment request to change
the future land use designation of Parcel #S07-01006000 on the east side
of Brush Creek Court from its current future land use designation of Low-
Density Mixed-Use to Medium-Density Residential to allow for a
townhome development. Applicant: Pivotal Enterprises, LLC, c/o Battle
Law, P.C. The property is located in Land Lot 59, District 12, and it
contains 2.28 +/- total acres.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented the three cases, beginning with CP-2024-03,
noting there were several agreed upon conditions, and the applicant’s
request is to rezone 18.2 acres for 19 townhomes, rezoning from C2
(Commercial 2) to MFR (Multi-Family Residential), Medium Density; and
noted Staff recommends approval.

Mr. Anderson presented RZ-2024-03, noting the Development Agreement
has had several amendments, with a Zoning Modification approved by the
City Council on November 14, 2022; noted the applicant has begun
construction of Phase I and the request is to rezone for Phase II with 26
conditions, noting condition #14 has been removed; and noted Staff
recommends approval.

Mr. Anderson presented ZM-2024-01 noting Staff recommends approval
with the same conditions as RZ-2024-03.

Attorney Battle presented the proposed development noting the original
Development Agreement dates back to 2003; and the applicants, Eaman
Fatemi and Mike Fatemi fielded questions from the Council, including the
addition of a pool.

Attorney Battle noted the request for a pool cannot be agreed to based on
the small number of units that would place a burden on the homeowners.
3|Page
Additionally, Mr. Anderson noted the pool was removed from the
development by the City Council during the Modification presented on
November 14, 2022.

The consensus of the Council agreed the development is proposed to be
a high-end townhome development with a price point of $450,000 with up
to five (5) bedrooms, 2-car garages, and finishes comparable to what you
would see on the north side of Atlanta that sell for $600,000 - $700,000
and is what the Council desires to see in Stockbridge.

Public Hearing Opened for Item #7, Item #8, and Item #9
Speakers in Favor - None
Speakers Opposed – None
Public Hearing Closed

Motion to approve CP-2024-03 was made by Councilmember Thomas;
seconded by Councilmember Alexander. The motion passed unanimously
5—0.

8. REZONING CASE #RZ-2024-03. (For property located in Council District
Consideration of a rezoning request to rezone Parcel #S07-01006000 on
the east side of Brush Creek Court from ‘C-2’ (General Commercial) to
‘MFR’ (Multiple-Family Residential) to allow for a townhome
development. Applicant: Pivotal Enterprises, LLC, c/o Battle Law, P.C.
The property is located in Land Lot 59, District 12, and it contains 2.28 +/-
total acres.
Presented by: Ryan Anderson, Community Development Director
The applicant agreed to the following conditions:

1. Comprehensive Plan Amendment—The rezoning of Parcel #S07-
01006000 for the proposed development of Phase 2 shall not be approved
unless Comprehensive Plan Amendment Case #RZ-2024-03 is first
approved.
2. Zoning Modification—Parcel #S07-01006000 shall not be designated as
Phase 2 of the Brush Creek Commons townhome development, and it
shall not be combined with Parcel #S07A0110000 (Phase 1) unless
Zoning Modification Case #ZM-2024-01 is approved.
3. Compliance with Original Rezoning, Development Agreement, and
Amendments--If Zoning Modification Case #ZM-2024-01 is approved to
allow Phase 2 to be combined with Phase 1 in an overall development for
Brush Creek Commons, then the developer shall:
a) Comply with the requirements of the approved rezoning case (RZ-
03-04 via Rezoning Ordinance No. 03-152, the original
Development Agreement, the First Amendment to the Development
Agreement (dated December 13, 2004), and the Second
Amendment to the Development Agreement (dated August 13,
2007), with the exception of other conditions that are listed below.
4|Page
b) Submit, to the City Clerk and City Attorney, an updated legal
description and plat, certified by an engineer or surveyor licensed in
the State of Georgia, of the Property.
c) Amend the Declaration of Restrictive Covenants for Phase 1 to
incorporate Phase 2 to state that the townhome units in Phase 2
shall have all of the same rights and privileges to use the common
areas and amenities that are located within Phase 1.
4. Site Plan—The developer shall build Phase 2 according to a site plan
which is very similar to the submitted site plan for Phase 2, entitled
“Rezoning Plat—Brush Creek Commons, Phase 2”, which was prepared
by DGM Land Planning Consultants, Inc.
5. The developer shall comply with the MFR District requirements, except
where they conflict with the RM-2 District requirements or any other
provisions which were specifically listed in the Development Agreement or
its two Amendments.
6. Front Yard Setbacks—The front yard setbacks of the proposed townhome
lots for Phase 2 may be only 20 feet instead of the MFR District’s
requirement of 50 feet because the Second Amendment to the
Development Agreement allowed front yard setbacks of only 10 feet.
Further, no variance shall be required.
7. Recombination Plat--The applicant shall apply for the recombination of the
Phase 2 parcel (S07A01100000) with the Phase 1 parcel (S07-01006000),
and a new final plat for the overall Brush Creek Commons development
shall be officially recorded in the Henry County Superior Court.
8. Stand-Alone Development--If ZM-2024-01 is not approved, then Parcel
#S07-01006000 shall be a stand-alone development, and it must comply
with the requirements of the MFR (Multiple-Family Residential) zoning
district. This means that it must have its own amenities, HOA, and multi-
purpose trail. Further, a variance would be required for the front yard
setbacks of the townhome lots unless the developer complies with the
required 50-foot front yard setbacks.
9. Permit Issuance--No land disturbance (LDP) or building permits shall be
issued for Phase 2 until the applicant submits a copy of the new recorded
plat for the overall Brush Creek Commons development (Phase 1 and
Phase 2) to the Community Development Department.
10. Phase 2 shall be developed in general conformity with the Phase 2 site
plan submitted to the Stockbridge Planning Staff on October 7, 2024 and
shall adhere to all City of Stockbridge MFR Ordinance requirements,
except if there is a conflict between the MFR Ordinance requirements and
the conditions set forth in the Development Agreement, as amended from
time to time, the conditions set forth in the Development Agreement shall
control.
11. The maximum building height shall be forty (40) feet.
12. All townhouses shall have a mixture of front facades consisting of covered
entryway, porches, bay windows and/or balconies. Garages shall be
accentuated with variations of design porticos.
13. The owner shall submit elevations of buildings to be approved by the City.

5|Page
14. Each unit shall have three-sided brick. No vinyl siding or veneer brick will
be allowed.
15. The owner shall install street trees along all streets to be placed between
the sidewalk and the front property lines, have a minimum two and one-
half-inch (2.5") caliber (d.b.h), shall have a minimum twenty-four-foot (24
sq. ft.) planting area and shall be spaced an average of forty- five feet (45')
apart. The owner shall provide a list of often (10) trees to be provided and
subject to modification by the City.
16. A streetscaping plan shall be submitted to the City of Stockbridge
Planning and Zoning Staff for comments and approved by the City to
include sidewalks, street trees, landscaping, street lighting and street
furniture.
17. Any flood plain alteration be supported by a certified engineer at the plan
review stage.
18. The Applicant shall submit, to the City Clerk and City Attorney, an updated
legal description and plat, certified by an engineer or surveyor licensed in
the State of Georgia, of the Property.
19. The maximum units per building shall be no more than six (6) units per
building.
20. The minimum distance between buildings shall be twenty (20) feet.
21. The minimum front yard setback shall be twenty (20) feet.
22. The minimum side yard setback shall be fifteen (15) feet.
23. The minimum rear yard setback shall be twenty (20) feet.
24. A Declaration of Restrictive Covenants for Phase 1 shall be amended and
modified to incorporate Phase 2, and the units in Phase 2 shall have all of
the same rights and privileges to use the common areas and amenities
located within Phase 1.
25. The Building Department shall not issue a building permit until such time
as the Director of the Community Department has certified that for each
prospective phase of development, sewer capacity is sufficient to
accommodate the additional sewage that would be generated by the
proposed development.
26. This rezoning is subject to the property owner’s and developer’s execution
of the amended development agreement which will embody these
conditions of zoning for Phase 2.
27. Phase 2 sidewalks shall be 6 feet in width.
28. Flock cameras shall be established.

Motion to approve with the above referenced conditions for RZ-2024-03
and review of the Conditions from the November 14, 2022 Council
Meeting for this development was made by Councilmember Thomas;
seconded by Councilmember Alexander. The motion passed unanimously
5-0.

9. ZONING MODIFICATION CASE #ZM-2024-01. (For property located in
Council District 2.)
Consideration of a major zoning modification request for Parcel
#S07A01100000 on the west side of Brush Creek Court to provide for
major changes to a previously-approved site plan (which was the subject
of Zoning Modification Case #ZM-2022-01 in 2022) by allowing the
6|Page
expansion of the site boundaries to include Parcel ##S07-010-060-00 on
the east side of Brush Creek Commons, which would be developed as
Phase 2 of the existing townhome development. Applicant: Pivotal
Enterprises, LLC, c/o Battle Law, P.C. The property is located in Land Lot
59, District 12, and it contains 2.28 +/- total acres.

Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented ZM-2024-01 with the same conditions as RZ-
2024-03.

Motion to approve ZM-2024-01 with the above referenced conditions was
made by Councilmember Thomas; seconded by Councilmember
Alexander. The motion passed unanimously 5-0.

10. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-07. (For
property located in Council District 2)
Consideration of a Comprehensive Plan Amendment request to change
the future land use designations of four parcels on the south side of Davis
Road, as are identified below, from their current split future land use
designations to Low-Density Mixed-Use for the entire property, for the
purpose of allowing the construction of a self-storage warehouse
development. The property owner is B1 Home Improvement, LLC. and the
agents are Robert Nesbitt and Rogers Gotier. The property is located in
Land Lot 71, District 12, and it contains 6.895 +/- total acres.
649 Davis Road (Parcel #S05-08004000) – Contains 3.6050 +/- acres.
Current future land use designations: Low-Density Residential and
Medium-Density Mixed-Use.
657 Davis Road (Parcel S05-08003000) – Contains 0.66 +/- acres.
Current future land use designation: Unassigned.
681 Davis Road (Parcel #S05-08005000) – Contains 1.34 +/- acres.
Current future land use designations: Low-Density Residential and
Medium-Density Mixed-Use.
Parcel #S05-08006000 on Davis Road – Contains 1.29 +/- acres. Current
future land use designations: Low-Density Residential and Medium-
Density Mixed-Use.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented CP2024-07, noting the proposed development is
a 247-unit Storage Facility requiring an amendment to the Comprehensive
Plan and Rezoning, and noted the city’s Code does not have a distance
requirement, and Staff recommends approval.

Mr. Anderson presented RZ-2024-08 applicants Bob Nesbit and Roger
Gotier presented the development, noting the improvements to the area
with tax revenue, no strain on utilities or public safety personnel, all sides
brick (except door entry), low traffic impact, support to small businesses
and would be a state-of-the-art facility, and fielded questions from the
governing body, where there was a consensus for a more desirable
product that is in line with the vision of the city.

Public Hearing Opened for Item #10, and Item #11
7|Page
Speakers in Favor - None
Speakers Opposed – None
Public Hearing Closed

Motion to Deny Comprehensive Plan Amendment Case #CP-2024-07 was
made by Councilmember Alexander; seconded by Mayor Pro Tem Berry.
The motion passed 4-0-1. (Thomas Abstained)

11. REZONING CASE #RZ-2024-08. (For property located in Council District
Consideration of a rezoning request to rezone four parcels on the south
side of Davis Road, as are identified below, from SR (Suburban
Residential) and OI (Office-Institutional) to C-3 (Heavy Commercial) for
the purpose of allowing for the construction of a self-storage warehouse
development. The property owner is B1 Home Improvement, LLC and the
agents are Robert Nesbitt and Rogers Gotier. The property is located in
Land Lot 71, District 12, and it contains 6.895 +/- total acres.
649 Davis Road (Parcel #S05-08004000) – Contains 3.6050 +/- acres.
Current zoning: SR (Suburban Residential).
657 Davis Road (Parcel #S05-08003000) – Contains 0.66 +/- acres.
Current zoning: SR (Suburban Residential).
681 Davis Road (Parcel #S05-08005000) – Contains 1.34 +/- acres.
Current zoning: SR (Suburban Residential).
Parcel #S05-08006000 on Davis Road – Contains 1.29 +/- acres. Current
zoning: OI (Office-Institutional).
Presented by: Ryan Anderson, Community Development Director
Motion to Deny Rezoning Case #RZ-2024-08 was made by
Councilmember Alexander; seconded by Mayor Pro Tem Berry. The
motion passed unanimously 5-0.

12. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-08. (For
property located in Council District 1.)
Consideration of a Comprehensive Plan Amendment request to change
the future land use designation for Parcel #013-01018000 on the east side
of Blackhall Road, south of Walt Stephens Road, from its current future
land use designation of Park/Recreation/Conservation to Low-Density
Residential to allow for the division of the property into separate lots for
single-family detached residential development. Property Owners: Joyce
Kemper-Hager Living Trust and Joyce Kemper-Hager as Trustee.
Applicants: AP Property Solutions, LLC, and Surender Sharma. Agent:
Sibley-Miller Surveying and Planning, Inc. The property is located in Land
Lot 24, District 12, and it contains 4.849 +/- total acres. APPLICANT
REQUEST WITHDRAWAL – Tabled to 12/17/24 meeting.

13. REZONING CASE #RZ-2024-09. (For property located in Council District
Consideration of a rezoning request to rezone Parcel #013-01018000 on
the east side of Blackhall Road, south of Walt Stephens Road, from its
current zoning classification of ‘SR’ (Suburban Residential) to ‘RR’ (Rural
Residential) to all for the division of the property into separate lots for
8|Page
single-family detached residential development. Property Owners: Joyce
Kemper-Hager Living Trust and Joyce Kemper-Hager as Trustee.
Applicants: AP Property Solutions, LLC, and Surender Sharma. Agent:
Sibley-Miller Surveying and Planning, Inc. The property is located in Land
Lot 24, District 12, and it contains 4.849 +/- total acres. APPLICANT
REQUEST WITHDRAWAL - Tabled to 12/17/24 meeting.

14. ANNEXATION CASE #AX-2024-02. (For property to be located in Council
District 5.)
Consideration of an annexation request, using the 100 percent annexation
method, to annex two parcels 1778 & 1872 Highway 42 North from
unincorporated Henry County into the Stockbridge City Limits to allow for
the construction of a mixed residential development, which would contain
both single-family detached homes and townhomes. Owner: Rowan
Properties, LP. Applicant: Meritage Homes, c/o Clay Kirkley. Agent:
Hayley Todd, PEC+. The property is located in Land Lot 35 in District 7,
and it contains 48.59 +/- total acres. ITEM DEFERRED

15. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-09. (For
property to be located in Council District 5.)
Consideration of a Comprehensive Plan Amendment request to assign the
future land use designation to Medium Density Residential to two parcels
at 1778 & 1872 Highway 42 North, after their annexation into the City of
Stockbridge from unincorporated Henry County, to allow for the
construction of a mixed residential development, which would contain both
single-family detached homes and townhomes. Owner: Rowan
Properties, LP. Applicant: Meritage Homes, c/o Clay Kirkley. Agent:
Hayley Todd, PEC+. The property is located in Land Lot 35 in District 7,
and it contains 48.59 +/- total acres. ITEM DEFERRED

16. REZONING CASE #RZ-2024-10. (For property to be located in Council
District 5.)
Consideration of a rezoning request to assign the zoning districts of ‘PUD’
(Planned Unit Development) and the ‘PMU’ (Parkway Mixed-Use Overlay
District) to two parcels at 1778 & 1872 Highway 42 North, after their
annexation into the City of Stockbridge from unincorporated Henry
County, to allow for the construction of a mixed residential development,
which would contain both single-family detached homes and
townhomes. Owner: Rowan Properties, LP. Applicant: Meritage Homes,
c/o Clay Kirkley. Agent: Hayley Todd, PEC+. The property is located in
Land Lot 35 in District 7, and it contains 48.59 +/- total acres.
ITEM DEFERRED

17. First Reading – FY2025 Operating Budget and Capital Improvement Plan
Presented by: Frederick Gardiner, City Manager
Mr. Gardiner referenced the First Reading on November 12th and
presented the 2nd Reading of the proposed FY2025 Operating Budget and
Capital Improvement Plan and began by referencing the city’s growth;
noted projects for interest rates to decrease; no increase in utilities and

9|Page
the Millage Rate remains the same at 3.77; noted growth in the Digest and
LOST (Local Option Sales Tax) and more commercial coming on line in
2025; noted the recent acquisition of 443 MLK Sr. Heritage Trail, special
projects coming forward to include the Youth/Sr. Arts Center; the
acquisition/IGA with Henry County for a southside park and upcoming
meetings with the PATH Foundation regarding trails throughout the city;
noted staff has reduced the Events budget as requested, and responses
are being submitted to Councilman Thomas, which will become part of the
Appendix in the budget document.

Councilmember Alexander asked Mr. Gardiner to look into additional grant
funding, housing assistance funding and holiday decorations in the
Jodeco, Eagles Landing and Walt Stephens area.

Mayor Ford requested the budget information be made available on the
city’s website.

Councilmember Barber requested a specific budget for land acquisition
and referenced the city’s retreat to Sandy Springs where it was noted they
purchased the land to have control of the land use and prefers the city to
have control of the property, stating the only way to do that is to own it.

Mr. Gardiner noted the city owns several parcels, including the 3-acre site
across from City Hall, and once developed, will create a great synergy.

Councilmember Thomas expressed the importance of the members of
Council’s participation in the budget process as the governing body and
the fiscal responsibilities, noting Public Works, Public Safety and Code
Enforcements are very important departments that need to be addressed;
and suggested the Youth and Senior / Performing Arts Center remain
separate entities; noted if the Council does not approve the budget by
December 31, 2024, the law allows for the city to revert back to the 2024
budget until the new budget is adopted where amendments can be made;
noted he reviews and highlights areas of the budget every year, and that it
is the framework of how the city is run.

Mr. Gardiner referenced the city’s Strategic Planning process and the 20-
year vision, which can change over the years.

Mr. Milazi noted planning is most important, and that amendments can be
made as priorities change, and/or expenses are more than the projected
revenue.

Councilmember Gantt expressed concern with OpenGov, and the pros
and cons of the software, and wants to take the advise of the new City
Treasurer, and needing more clarification as to whether the platform will
place a burden on staff to maintain; and agreed with the memo presented
by Councilman Thomas requesting more information on the
reclassifications of positions and title changes; asked that systems be
streamlined and requested a budget for the Unified Development Code to
10 | P a g e
bring the codes in line and up to date; and requested an itemization of
legal expenses for FY2024.

Councilmember Alexander agreed with Councilmember Thomas regarding
the discussion around Code Enforcement issues and is in agreement with
moving the Department under Community Development or as a stand
alone department, noting the Community Development Department is
familiar with the interpretation of the city’s codes, and the Police
Department needs to focus on public safety; and noted the 4% COLA
(Cost of Living Adjustment) will help with inflation, however, the city may
need to re-visit the $15/hr. Minimum Wage.

Councilmember Barber recommended the Events budget be reduced
more that what has been submitted and the Amphitheater budget remain
at $2 million dollars; and requested the Actuals for 2023 and YTD Actuals
for 2024 on page 3 of the Memorandum Budget Letter; and noted the
reclassification of the position of the Management Analyst was not
discussed or brought forward during the Council Budget Retreat.

Mayor Pro Tem Berry agreed there are a number of reclassifications,
position changes and job title changes that need to be clarified, noting
some but not all were discussed at the Budget Retreat.

Public Hearing Opened
Speakers in Favor - None
Speakers Opposed – None
Public Hearing Closed

Final Reading and Adoption December 17, 2024 6:00 p.m.

NEW BUSINESS
18. DE-ANNEXATION CASE #DX-2024-03 FOR THE MANDERLEY
SUBDIVISION, PHASE 3. Consideration of an Ordinance to de-annex
from the Corporate Limits of the City of Stockbridge nine parcels within the
Manderley Subdivision, representing Phase 3. The request was made by
the owners of the nine parcels, which would become part of
unincorporated Henry County.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented the request for de-annexation by residents of the
Manderley Subdivision in Council District 1.

Councilmember Alexander asked if information regarding taxes was sent
to the residents of Manderley regarding taxes, noting the city cannot
advocate, but should educate.

Mr. Gardiner noted that you cannot force a homeowner to remain within
the city limits, and it is their right to de-annex.

11 | P a g e
Councilmember Gantt noted the HOA President was in attendance, and
noted she visited some of the residents and showed them the higher taxes
with the County; and asked staff to prepare a letter to send to the
residents of Manderlay noting the difference in taxes between the County
and the City.

Motion to approve De-Annexation Case #DX-2024-03 for the Manderly
Subdivision Phase 3 and sending letters of information regarding taxes
was made by Councilmember Gantt: seconded by Councilmember
Alexander: The motion passed unanimously 5-0.

19. DE-ANNEXATION CASE #DX-2024-04 FOR THE MANDERLEY
SUBDIVISION, PHASE 4. Consideration of an Ordinance to de-annex
from the Corporate Limits of the City of Stockbridge nine parcels within the
Manderley Subdivision, representing Phase 4. The request was made by
the owners of the nine parcels, which would become part of
unincorporated Henry County.
Presented by: Ryan Anderson, Community Development Director
Motion to approve De-Annexation Case #DX-2024-04 for the Manderly
Subdivision Phase 4 and sending letters of information regarding taxes
was made by Councilmember Gantt: seconded by Councilmember
Alexander: The motion passed unanimously 5-0.

20. Council consideration to approve the 2023 Bad Debt Write-Off in the
amount of $11,428.61.
Presented by: Frank Milazi, City Treasurer
Mr. Milazi noted of the $4.7 million dollars in utilities, the department has a
collection rate of 99.97% and the write-off of $11,428.61 represents
.003%; and that collection efforts will continue.
Motion to approve the 2023 Bad Debt Write-Off in the amount of
$11,428.61 was made by Councilmember Gantt; seconded by Mayor Pro
Tem Berry. The motion passed unanimously 5-0.

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

• Citywide Development Authority Meeting 2nd Tuesday of each month at City Hall
in the Levi Meeting Room at 6pm (December 10th) CANCELED.
• Downtown Development Authority Meeting, SPECIAL DATE – TUESDAY,
DECEMBER 10th at the Downtown Connection Center 130 M L King, Sr.
Heritage Trail (Dec 10)
• The Main Street Advisory Board Meeting on the 2nd Friday of each month at
9am – Location is the Downtown Connection Center 130 M L King Sr. Heritage
Trail. (Dec 13)
• City Council Work Session Meeting SPECIAL DATE – TUESDAY, DECEMBER
17th at 6:00 p.m. - City Hall Council Chamber (Dec 17)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of each
month Levi Meeting Room - City Hall (Dec 17)
12 | P a g e
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City Hall
Council Chamber - (Dec 19)
• Youth Council Meeting 1st Monday of each month at 6:30 p.m. - City Hall Levi
Meeting Room (Jan 2)
• Community Zoning and Information Meeting: Thursday, January 2nd from 6:00
p.m. – 7:00 p.m. at City Hall in the Council Chamber (Jan 2)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:30 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. – (Jan 2)
• City Council Meeting, 2nd Monday of each month, January 13th at 6:00 p.m. - City
Hall Council Chamber (Jan 13)

UPCOMING CITY EVENTS/INITIATIVES
Join Mayor Anthony Ford for the monthly Meet the Mayor on Wednesday,
December 16th from 10am – noon at City Hall.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.

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

MAYOR’S COMMENTS
Mayor Ford noted as we approach the winter months everyone one should get caught up
on their COVID and flu shots and boosters; noted the city’s Annual Holiday Festival on
Friday, December 6th was well attended with lots of fun for the kids; referenced an
upcoming invitation only event where the city honors the volunteers each year;
congratulated the Georgia Bulldogs on their SEC Football Championship; noted an
upcoming ribbon at the Bridges of Jodeco for WhataBurger on December 16th; and
wished everyone a Merry Christmas.
Motion to adjourn the meeting at 10:09 p.m. was made by Councilmember Gantt;
seconded by Councilmember Alexander. The motion passed unanimously 4-0.
(Councilmember Barber was not present for the vote).
Respectfully submitted by:

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

13 | P a g e
WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, DECEMBER 17, 2024 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Kyle Berry – Council District 3
Councilmember Elton Alexander – Council District 5
Councilmember Yolanda Barber – Council District 4
Councilmember LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
Cassandra Lester – Deputy City Clerk
Frank Milazi – City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that
enhance the quality of life for citizens while creating a welcoming business
atmosphere focused on sustainability and expansion of tourism and cultural events.
Invocation by Mayor Ford at 6:06 p.m.

Invocation by: Ms. Cynthia Jenkins

The Pledge of Allegiance was recited by all in attendance.

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

1. Public Hearing Announcement
Items withdrawn by the Applicant: CP-2024-08 and RZ-2024-09
Mr. Gardiner noted because there is no sewer, the Health Department will make the
decision.

Motion to adopt the Agenda was made by Councilmember Alexander; seconded by
Mayor Pro Tem Berry. The motion passed unanimously 4-0.

2. Review of December 9, 2024 Council Meeting Minutes without action.

There were no Public Comments.

1|Page
CONSENT AGENDA
3. Council Consideration to approve the Consent Agenda.
Council Consideration to re-appoint the Stockbridge Representative to the H C
Transportation Advisory Group Member - Eniel Gonzalez to a two-year term
Council consideration to approve a Resolution for the renewal of the Georgia City
Solutions City of Civility designation
Council Consideration to approve the GMA/GIRMA PTSD First Responder Program
in the amount of $10,000.00
Council Consideration to approve the Annual Worker's Compensation renewal with
Key Risk in the amount of $119,419.00
Council Consideration to approve the renewal of the city's Wellness Program with
Engagement Health Group in the amount of $55,450.00
2025 Municipal Court Hearing Dates
Motion to approve the Consent Agenda was made by Councilmember Alexander;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 4-0.

Councilmember Gantt joined the meeting at 6:22 p.m.

OLD BUSINESS
4. Council Consideration to approve the Vehicle Lease Program with Enterprise Fleet
Management for Public Works and Police Department vehicles.
Presented by: Decius Aaron, Public Works Director and
Frank Trammer, Police Chief
Mr. Tajae Bodrick of Enterprise Fleet Management reviewed the proposal to convert
the Public Works and Police Department Vehicle Replacement Plan to the
Enterprise Vehicle Lease Replacement Plan, noting the plan would piggyback off of
the Sourcewell Program, and that over (40) municipalities are utilizing the lease
program financially to stretch the budge and obtain more new vehicles with less
funds, and forecasting needs; operationally to reduce downtime and increase fleet
support; and administratively to provide expert oversight, and cost of ownership
analysis, noted the lease plan would identify the right time to replace vehicles, and
provide more fuel efficient vehicles with advanced safety features.

Councilmember Gantt joined the meeting at 6:22 p.m.

Mr. Bodrick referenced the Fleet Planning Analysis where the 10-year savings
would be $102,744.00 with a net sustainable impact of $3,069.00; would use local
maintenance shops for the repairs, putting money back into the city using shops
with ASE Certified Mechanics, and referenced the Enterprise Fleet Marketing Team
who would sell the city’s vehicles at 11% above average.

Councilmember Alexander noted the city’s Police Department Fleet purchased
vehicles with federal funding and the city needs to get the most out of those
vehicles, in addition to being more conscious of going green with Electric Vehicles;
and asked what the mileage threshold is.

Mr. Bodrick noted Public Works and Police Department vehicles would be different.

Chief Trammer noted the take-home vehicles have more miles; and that the goal is
to have 10% of the fleet electric or (4) vehicles and (4) non-electric in 2025.
2|Page
Councilmember asked Mr. Aaron to state how many Electric Vehicles will be
replaced in Public Works.

Mr. Aaron stated there are currently no plans to replace Public Works vehicles with
EV vehicles because the infrastructure is not in place to charge EV’s, and the public
works vehicles that are on the replacement list are specialty trucks such as the
Bucket Truck, and there is funding in the FY2025 budget in Water & Sewer for
replacement vehicles.

Councilmember Alexander referenced the plans to build a new maintenance shop
which should definitely include charging stations, and also wants to see an analysis
of all vehicles in the city for Electric Vehicles, to include Administration vehicles.

Councilmember Thomas noted the Council needs to determine what is best for the
city noting a Lease Vehicle Replacement Program has been presented, and that the
city also has replacement vehicles in the Budget in CIP, and needs to decide what
is in the best interest of the city; noting you cannot do both, stating there is funding
in the CIP to purchase police vehicles in year 2026, 2027 and 2028, and if the
Enterprise Fleet Program is approved, the CIP funds would move to the Fleet Lease
Program, and if it is not approved, the city would purchase vehicles outright.

Councilmember Thomas recalled where the Police Department presented to the
Council a request noting there were specific seats required for the PD vehicles and
were purchased and the original seats in the vehicles were removed and asked
where the old seats are now, and if the requirement to change out the seats is still
an issue.

Chief Trammer noted the seats were not removed from the Police Administration
vehicles, and that the old seats that were removed from police vehicles were
surplused and sold.

Mayor Pro Tem Berry stated if the goal is to go to 100%, then what is target year
where the city will see the savings, noting the city will need to make a decision to
continue with the program or not if in 2-3 years down the line, the savings are not
there.

Ms. Kat Farber stated that Enterprise will sit down and review the program with
each department and bring back a quote with upfront costs, and each year will
prepare an analysis to see if the city is on pace, and can decide to pull or continue
the program, noting Enterprise currently has a 98% retention rate.

Mayor Pro Tem Berry as the City Treasurer, Mr. Milazi for his opinion of the lease
program.

Mr. Milazi noted that during his tenure with other municipalities, he has not
experienced a vehicle lease program, and therefore cannot offer an opinion.

Councilmember Gantt asked Mr. Bodrick of Enterprise Fleet to name some of the
local municipalities who are leasing vehicles.
3|Page
Mr. Bodrick named cited the cites of Jonesboro, Fairburn, Union City, Roswell,
South Fulton, and a number of cities in South Georgia.

Councilmember Gantt asked about the modifications and fittings for police vehicles.

Chief Trammer noted the fittings would be recycled, and they would buy and
convert the vehicles.

Councilmember Barber asked which reference is the largest municipality currently
using the lease program, asked if the Sourcewell contract would be an automatic
piggyback, and inquired about the termination clause, noting there was not a copy
of the contract included in the packet.

Mr. Bodrick noted the city of Roswell has 550 vehicles, and that at any time the city
could cease purchasing vehicles as the contract is per term/per unit.

Councilmember Alexander noted that he fully understands that the city would not
lease heavy duty or specialty use vehicles, however, there are vehicles in the
departments including Administration vehicles, with an opportunity to lease Electric
Vehicles, and asked the City Clerk on the purchase history of Administration
vehicles.

Ms. Holiday confirmed two vehicles were purchased in 2013 and 4 vehicles were
purchased in 2018.

Mr. noted the Administration vehicles have less than 40,000 milage and are parked
for the majority of the time.

Councilmember Alexander asked for the staff’s recommendation.

Mr. Aaron recommended the city move forward with the Enterprise Lease Program
for the Police Department and Public Works, and noted the Administration vehicles
would be added to the program using the same model.

Councilmember Thomas stated the decision needs to be made on moving forward
with the Lease vs Purchase and Gas vs Electric, noting he has made requests over
several years to receive the annual fuel usage report for the city, specifically for
Public Works and the Police Department who have take-home vehicles, and wants
the Council to know how much is being spent on fuel throughout the city.

Councilmember Gantt noted she does not favor parking the city’s commercial public
works vehicles at City Hall for charging and agrees with Mr. Aaron that there needs
to be more infrastructure in place at the new public works facility, and there needs
to be more research on commercial electric vehicles.

Mr. Aaron noted the new public works maintenance shop has $4 million dollars in
SPLOST 6 and will include charging stations.

4|Page
Mr. Bodrick stated the current proposal is to purchase (8) vehicles for the police
department to include (4) Expeditions.

Mr. Gardiner noted he received two thumbs up from the Fairburn City Manager
regarding the Enterprise Lease Program, and noted the annual fuel usage for the
city’s Public Works Department is $85,000/yr., and the Police Department fuel
usage is $220,000/yr.

Motion to approve the Vehicle Lease Program as recommended by staff for light
duty vehicles; to provide a cost savings analysis; to provide a total fuel cost report
for each department for 2022, 2023 and YTD 2024; and to remove vehicle funding
from the Capital Improvement Plan to the Vehicle Lease Program was made by
Councilmember Alexander; seconded by Mayor Pro Tem Berry. The motion passed
unanimously 5-0.

PUBLIC HEARING – Mayor Ford Read the Public Hearing Rules and Procedures
5. Final Reading and Adoption of the FY2025 Operating Budget and Capital
Improvement Plan
Presented by: Frederick Gardiner, City Manager
Mr. Gardiner noted the staff presented department budgets at the Budget Retreat in
August and the First Reading and Public Hearing was held on November 12, 2024;
Second Reading and Public Hearing was held on December 9, 2024 and was
continued to today’s meeting pending requests made members of Council; noted
the Special Projects for the Cultural Arts Center and Youth/Senior Center would be
separate buildings; reviewed staffing and reclassifications of positions requests;
referenced the changes to add $15,000 for additional Christmas decorations,
$150,000 for potential property acquisitions, $40,000 for a Small Business
Assistance Program using ARPA and General Fund; reviewed the options for Code
Enforcement; and noted the update of the year-to-date numbers in the City
Manager’s Letter was still in process and should be provided by tomorrow.

Mr. Gardiner reviewed the options for Code Enforcement under the Police
Department or if placed under the direction of the Community Development
Department, or as a stand-alone department and the associated costs; noting the
recommendation of the City Manager is to have the department remain under the
Police Department.

Councilmember Alexander asked for the current number of Code Enforcement
Officers in the department and asked if the department was operating over the
weekend.

Chief Trammer confirmed there are three Code Enforcement Officers, and one
Code Enforcement Supervisor; and there is no permanent rotation in place for
weekends.

Councilmember Alexander highly recommended the Code Enforcement department
incorporate weekend enforcement, noting a number of violations that occur during
that timeframe; and recommended the department transfer to the Community
Development Department who is better suited to working with this department who

5|Page
is familiar with the city’s Codes and can follow up within the department, and have
the police department focus on law enforcement, crime and public safety.

Mr. Gardiner referenced other cities where Code Enforcement is under the police
department; referenced safety concerns relating to public property, and noted
GACE certifications, with Level 3 being equal to a Supervisor; and the staff will
move forward with the recommendation of the Council.

Chief Trammer cited statistics on the number of incidents from Code Enforcement
since taking over the department in January 2023 that have increased over the
years; and stated that if the department were transferred to Community
Development, the vehicles would have to be re-outfitted removing the PD branding,
and that would be costly.

Mayor Pro Tem Berry questioned why Code Enforcement vehicles would look
different if moved, stating the equipment and the support from the police department
should remain the same as a department of the City.

Mr. Ryan Anderson, Community Development Director, was asked by Mayor Ford if
he recalled why Code Enforcement was moved to the Police Department, and noted
he was new to the city, and was not in the position of Director at that time, and was
not involved in the decision regarding the move; however, should Code
Enforcement move back to his direction, he assured the Council the department
would run effectively and efficiently, under the direction of the City Manager.

Councilmember Thomas agreed with Councilmember Alexander to move the
department to Community Development, and to provide the department with the
tools to do the job, and to put policies and procedures in place that would allow the
department to act.

Mayor Pro Tem Berry noted there needs to be more follow up from the issuance of
the citation to the corrective action; noting the elected officials receive the
complaints and asked what is needed to make the operations better.

Chief Trammer requested an opportunity to improve the department and implement
software for tracking issues and suggested a Code Enforcement Officer for each
District.

Assistant Chief Godfrey noted this is a City problem, not a Police Department or
Community Development Department problem, noting when Code Enforcement
was using Excel spreadsheets to track cases, and the Police Department has
software that would be used by Code Enforcement.

Councilmember Gantt stated her surprise that Excel spreadsheets were being used,
noting there is advanced software that can be shared across departments; does not
agree with Code Enforcement Officers per District; and noted the data shows there
is an increase in violations; and expressed concerns with moving the department
with the longest tenured staff member being seven months; and suggested staff
meet with the city’s Planning & Zoning attorney to clean up the Code, and wants to
give the police department an opportunity to make it right.
6|Page
Councilmember Thomas stated he has been dealing with Code Enforcement issues
in the City for years and has made numerous calls to the City Manager and Police
Chief regarding violations that had to be addressed and still continues; noted he has
done the research and that very municipality in Henry County, has their Code
Enforcement Department operating under the Community Development
Department; cited several issues that are currently in violation; and reiterated the
department needs tools and support to do their job; noted he has repeatedly notified
the City Manager and Police Chief to resolve nuisance and abatement matters,
homeless encampments, and illegal dumping, when Code Enforcement should
have been leading the charge, and is why he supports moving the department;
however, it the department remains under the Police Department, Code
Enforcement will need the proper tools, and support to be effective.

Mayor Pro Tem Berry agreed the department needs to shore up the tools and
support.

Mr. Gardiner requested a mid-year review of Code Enforcement under the Police
Department and decide at the point where to go from there.

Mayor Ford recommended Code Enforcement remain under the direction of the
Police Department.

Councilmember Alexander recommended Code Enforcement and the Police
Department be separated and not attached as he does not want the Police
Department to be distracted by a 6-month plan for Code Enforcement, and should
be more focused on public safety matters, noting the priorities for the police should
be public safety matters rather than code enforcement matters.

Councilmember Barber requested Chief Trammer to present a Plan of Action to the
Mayor & Council at the Retreat and supports Code Enforcement remaining under
the Police Department.

Public Hearing Opened
Speakers in Favor - None
Speakers Opposed – None
Public Hearing Closed

Attorney Washington noted any changes to the Code Enforcement department
reallocation would have to be made by Ordinance.

Motion to adopt the FY2025 Budget with line-item changes as presented by Staff
was made by Councilmember Alexander; there was not a second.

Councilmember Gantt requested the clarification on the Code Enforcement budget
for FY2025 remaining in the Police Department and software.

7|Page
Mr. Gardiner noted both the Police Department and Community Development
Department will include software for Code Enforcement, noting the Software
request is on the Agenda.

In reference to the Budget and reclassifications and new position titles: Motion to
approve and fund the Events Coordinator Position, the Assistant Court Clerk II
Position, the AMI Technician Position, and the HR Generalist Position, and to
advertise approved vacant positions until filled on the city’s website, and revisit and
discuss proposed title changes and job reclassifications during the 2025 Budget
Retreat in August was made by Councilmember Thomas; seconded by
Councilmember Gantt. The motion passed unanimously 5-0.

Councilmember Barber asked what month the year-to-date actual numbers are, as
she needs to know the closest actual numbers for the budget.

Mr. Gardiner stated the year-to-date actual numbers are through July/August 2024.

Motion to adopt the FY2025 Operating Budget with Council-approved changes and
amendments was made by Councilmember Thomas; seconded by Councilmember
Gantt. The motion passed 4-1. (Barber Opposed, citing every year there have been
issues with the reporting of current or prior years, and needs to be able to see the
city’s spending trends year over year; and that the city’s priorities are not
adequately reflected in the budget).

Mr. Gardiner agreed to place the Code Enforcement Discussion on the January 8,
2025 Retreat Agenda; and further noted that following the Managers Meeting with
the County’s Tax Commissioner, there is an expectation to have the City’s 2026
Budget by March 1st.

NEW BUSINESS
6. Council consideration to approve Comprehensive Plan Agreement Pertaining to
Water and Sewer Services between Henry County Water and Sewage Authority
and the City of Stockbridge.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron referenced the Strategic Delivery Services Agreement with Henry County
Water Authority noting the $300 Impact Fees will be removed with no other changes
and recommended approval of the amended SDS Agreement.

Motion to approve was made by Councilmember Alexander: seconded by Mayor
Pro Tem Berry: The motion passed unanimously 4-0. (Gantt was not present for the
vote).

7. Council Consideration of Approval of a Contract with SAGES Networks, Inc. to
provide cloud-based software, licensing, maintenance, and support services in the
amount of $58,318.00/year.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson noted the department is moving away from EnerGov software that
does not interface with Henry County, who also uses SAGES software; noted
SAGES Software will be utilized throughout the Community Development
Department, and will have a cost savings of $63,000/year.
8|Page
Motion to approve was made by Councilmember Gantt; seconded by
Councilmember Alexander: The motion passed unanimously 4-0. (Barber was not
present for the vote).

8. Council Consideration of Appointments to the Stockbridge Citizen-Police Advisory
Council for a one-year term:
Mr. Nathan Banks - Zone 2 (Police Chief Appointee)
Ms. Judy Neal - Zone 4 (Police Chief Appointee)
Rev. Dr. M. Lavell Sanders - At-Large (Mayor's Appointee)
Ms. Carmen Reese - District 1 (Councilmember Appointee)
Dr. Thomas Smith - District 2 (Councilmember Appointee)

Motion to appoint Nathan Banks (Zone 2) and Judy Neal (Zone 4) was made by
was made by Councilmember Gantt; seconded Councilmember Alexander. The
motion passed unanimously 5-0.

Motion to appoint Rev. Dr. Lavell Sanders (At-Large) was made by Mayor Pro Tem
Berry; seconded by Councilmember Gantt. The motion passed unanimously 5-0.

Motion to appoint Carmen Reese (District 1) was made by Councilmember Gantt;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 5-0.

Motion to appoint Dr. Thomas Smith (District 2) was made by Councilmember
Thomas; seconded by Mayor Pro Tem Berry. The motion passed unanimously 5-0.

9. Council Consideration of Appointments to the Stockbridge Planning Commission for
a four-year term:
Mr. Stanley Dumas - District 1 (Councilmember Appointee) - Renewal
Mr. Jayden Williams - District 2 (Councilmember Appointee) - Renewal
Ms. Christina Dismuke - District 2 (Councilmember Appointee) - New Applicant
Ms. Trameka Walker - District 5 (Councilmember Appointee)
Motion to appoint Stanley Dumas (District 1) was made by Councilmember Gantt;
seconded by Mayor Pro Tem Berry. The motion passed 4-0-1. (Alexander
Abstained).

Motion to appoint Jayden Williams (District 2) was made by Councilmember
Thomas; seconded Councilmember Barber. The motion passed 4-0-1 (Alexander
Abstained).

Motion to appoint Trameka Walker (District 5) was made by Councilmember
Alexander; seconded by Councilmember Gantt. The motion passed unanimously
5-0.

9|Page
10. Council Consideration of Appointments to the Public Facilities Authority for a four-
year term:
Ms. Christina Dismuke

No motion was made; no action was taken.

11. Council Consideration of Appointments to the Stockbridge Youth Council Advisory
Committee for a two-year term:
Ms. Bonita Adams
Ms. Joc'Quelyn Carter
Ms. Tykera Goins
Ms. Kaitlynn Nash
Ms. Valerie Richmond-Reese
Dr. Thomas Smith

Motion to appoint Bonita Adams, Joc'Quelyn Carter, Tykera Goins,
Kaitlynn Nash, Valerie Richmond-Reese, and Dr. Thomas Smith was made by
Mayor Pro Tem Berry; seconded by Councilmember Gantt. The motion passed
unanimously 5-0.

Councilmember Barber exited the meeting.

UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or
contact City Hall offices at 770-389-7900 or visit the website www.stockbridgega.org
for updates.
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City
Hall Council Chamber - (Dec 19)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:30 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. – (Jan 2)
• Community Zoning and Information Meeting: Thursday, January 2nd from 6:00
p.m. – 7:00 p.m. at City Hall in the Council Chamber (Jan 2)
• Youth Council Meeting 1st Monday of each month at 6:30 p.m. - City Hall Levi
Meeting Room (Jan 6)
• City Council Meeting, 2nd Monday of each month, January 13th at 6:00 p.m. -
City Hall Council Chamber (Jan 8)
• The Main Street Advisory Board Meeting on the 2nd Friday of each month at
9am – Location is the Downtown Connection Center 130 M L King Sr. Heritage
Trail. (Jan 10)
• City Council Retreat Meeting, January 8th at 9:00 a.m. – Merle Manders
Conference Center 111 Davis Rd. Stockbridge (Jan 13)
• Citywide Development Authority Meeting 2nd Tuesday of each month at City
Hall in the Levi Meeting Room at 6pm (January 14th).
• Downtown Development Authority Meeting, 3rd Tuesday of each month at the
Downtown Connection Center 130 M L King, Sr. Heritage Trail (Jan 21)

10 | P a g e
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of each
month Levi Meeting Room - City Hall (Jan 21)
• City Council Work Session Meeting held on the last Tuesday of the month at
6:00 p.m. - City Hall Council Chamber (Jan 28)
UPCOMING CITY EVENTS/INITIATIVES
• Join Councilman Thomas for the monthly Bingo Bash on Wednesday, January
15th from 10am – noon at the Merle Manders Conference Center. Lots of fun to
be had by all.
• Join Councilman Alexander for the Community Cleanup on Saturday, January
18th from 9am – 11am. Location to be determined.
• Join Mayor Ford for the monthly Meet the Mayor on Tuesday, January 28th
from 10am – noon at City Hall. Meetings are by appointment.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year
long. Please send your pictures of Veterans with their name, branch, rank, and
years of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
Please contact Rosalynd Rawls to schedule an appointment for Meet the
Mayor and for more information on Council Initiatives and events at 678-833-
3348 or via email: rrawls@stockbridgega.org

MAYOR’S COMMENTS
Mayor Ford noted we are in December and encouraged everyone to get caught up on
their COVID and flu shots and boosters; and wished everyone a Merry Christmas and
happy holiday season with friends and family, and to be safe.

Motion to convene Executive Session for Real Estate matters was made by Mayor Pro
Tem Berry; seconded by Councilmember Gantt. The motion passed unanimously 4-0.
Councilmember Thomas exited the meeting during Executive Session.
Motion to end Executive Session and sign an Affidavit was made by Councilmember
Alexander; seconded by Mayor Pro Tem Berry. The motion passed unanimously 3-0.
Attorney Washington asked for a Motion to approve the transfer of property: 116 Davis
Rd. Stockbridge, GA – Parcel No. S18-0203300 to the Downtown Development
Authority for Habitat Humanity to sub-divide and build two affordable homes with a MOU
(Memorandum of Understanding) and Development Agreement with the Conditions: 2-
car garage, brick frontage, and fencing, and variances to be approved Administratively
by the Community Development.
Motion to approve as stated by Attorney Washington was made by Councilmember
Alexander; seconded by Councilmember Gantt. The motion passed unanimously 3-0.
Councilmember Alexander thanked Henry County and Habitat for Humanity for the
collaboration to build affordable housing in the City of Stockbridge.

11 | P a g e
Motion to adjourn the meeting at 10:18 p.m. was made by Councilmember Gantt;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 3-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

12 | P a g e
CITY COUNCIL
HB 581RETREAT
January 8, 2025
9:00 a.m.
SUMMARY MINUTES
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Kyle Berry Vanessa Holiday, City Clerk
Councilman Elton Alexander Frank Milazi, City Treasurer
Councilwoman Yolanda Barber Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt
Councilman Alphonso Thomas
Mission: To provide visionary leadership and superior municipal services that enhance the quality of life for citizens while creating
a welcoming business atmosphere focused on sustainability and expansion of tourism and cultural events.

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

Invocation by Mayor Ford

Pledge of Allegiance recited by all in attendance.

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

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

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

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

Councilmember Alexander noted the contract would require City Council approval.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Councilmember Alexander noted GMA supports HB581.

Mr. Wall reviewed a Summary of HB581 as follows:
During the final week of the 2024 legislative session, four separate bills were consolidated:
House Bill 581 (HB 581). This comprehensive legislation introduces significant changes to
property taxes and local sales tax options aimed at reducing the reliance on property taxes by
shifting some of the tax burden to sales taxes. Specifically, HB 581:
1. Establishes a floating homestead exemption for property taxes tied to inflation.
2. Creates a new Floating Local Option Sales Tax (FLOST), a 1% sales tax that functions
similarly to a LOST (Local Option Sales Tax) but replaces property tax revenue with sales tax
revenue.
3. Simplifies the process for calculating and adopting property tax millage rates and
rollback millage rates.
HB 581 required approval through a statewide Constitutional Amendment, which was on the
ballot in November 2024. The amendment passed with 63% of the vote (3,087,240 votes in
favor and 1,818,724 votes against).
The legislation allows local governments to opt out of the new homestead exemption between
January 1, 2025, and March 1, 2025. If a government takes no action, it is automatically
included in the exemption. After March 1, decisions to opt in or out are permanent—local
governments that do not opt out will retain the exemption indefinitely, while those that opt out
will be permanently excluded.
How Does the New Homestead Exemption Work?
The new floating homestead exemption ties the assessed value of a property to the annual
Consumer Price Index (CPI) rate, limiting the increase in taxable value to the rate of inflation.
Here’s an example:
A house valued at $250,000 in Georgia is assessed at 40% of its market value for property tax
purposes. This means the assessed value of the house is $100,000 ($250,000 × 40%). Under
HB 581, the base year for the homestead exemption is set as the assessed value in 2024.
If, in 2025, the tax assessor determines the house's fair market value has increased by 10%,
the new market value would be $275,000 ($250,000 + $25,000). At 40%, the assessed value
would rise to $110,000 ($275,000 x 40%).
However, under HB 581, the increase in assessed value is limited to the annual inflation rate.
Assuming inflation in 2025 is 3%, the allowable increase would be $7,500 ($250,000 × 3%),
resulting in a new market appraised value of $257,500. At 40%, this gives a new assessed
value of $103,000 ($257,500 x 40%).
The $7,000 difference between the $110,000 assessed value and the inflation-adjusted
$103,000 would be added to the homestead exemption. This means the homeowner would be
exempt from property taxes on the $7,000, resulting in savings and further reducing their tax
liability due to the City.
This formula is applied annually, increasing the homestead exemption amount year over year.
When a property is sold, the homestead exemption resets, and the new owner begins the
process again based on the updated assessed value.
While this exemption benefits homeowners, it reduces the growth of the tax digest from
residential properties, shifting the tax burden to other property classes, such as commercial,
industrial, and multi-family properties.

How Does the FLOST Work?
Each of Georgia’s 159 counties is eligible to implement a new 1% sales tax, known as the
Floating Local Option Sales Tax (FLOST), to offset property taxes. However, this option is
contingent on the county and all its municipalities choosing not to opt out of the new floating
homestead exemption. The FLOST is exclusively available to cities and counties and does not
apply to schools.
Unlike other sales taxes that require the full 1% rate, the FLOST can be levied in increments
as small as 0.05%. The revenue generated from the tax is shared between the county and its
cities based on population distribution.
FLOST does not generate new revenue; rather, it replaces property tax revenue in the same
way as the Local Option Sales Tax (LOST). FLOST functions as an alternative to property
taxes, shifting the revenue source from property owners to a broader base through sales
taxes.
FLOST differs from LOST in several keyways. While LOST operates on a 10-year cycle with
renegotiations between the county and its cities, FLOST is limited to a 5-year term. To renew
FLOST after the initial term, the following process is required:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Councilmember Alexander noted the Council is seeking zero tolerance, noting the behavior of
violators has not moved under the Police Department and needs to see results, noting the
repeated violations along N. Henry Blvd. with damaged signage, the uncut grass on the Bank
of America hill on Hudson Bridge Rd., trees down for more than six months, the car wash near
Banks Rd./Rock Quarry and the boarded up hotel on Hwy.138 are abandoned eyesores, noted
a tractor trailer parked in the right-of-way on Jodeco Rd. and commercial vehicles parked in
residential neighborhoods are problematic, noting the Code Enforcement Department needs to
be more proactive.

Councilmember Thomas noted the Code Enforcement Strategic Plan as presented looks good
on paper, and expressed concern regarding the implementation; referenced the pop-up food

truck that is set up every weekend in the Chevron parking lot at the corner of Hwy. 138 and N.
Henry Blvd.

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

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

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

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

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

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

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

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

Mr. Gardiner noted the program will move forward.

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

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

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

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

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

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

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

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

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

City of Stockbridge
MEETING DATE
AGENDA ITEM
JANUARY 13, 2025 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:
SPECIAL USE PERMIT CASE #SP-2024-02. Consideration of a Special Use Permit Request to allow a liquor store on property at 106 Rock Quarry
Road. Applicant: GRP, LLC. Agent: Girishkumar Patel. The property is located in Land Lot 62 of District 12, and it contains 0.89 +/- acres. The existing
12,500-square-foot building would be renovated and the proposed liquor store would occupy the entire building. The Planning and Zoning Staff
recommended approval in its staff report. City Council previously awarded the applicant a lottery liquor license through the lottery process, which expires
in late November.

BACKGROUND INFORMATION:
At the Planning Commission meeting on September 19, 2024, the Board members had a split vote, with one member absent. The Zoning Attorney
stated that the PC Bylaws allow the case to be "continued" to the next meeting for another vote, when the full PC Board may be present. The Board
therefore agreed to a deferral until their next meeting on October 17, 2024. At the October 17 meeting, the Planning Commission did not reopen the
case, but voted to approve this case in a split vote, 4-1. Then on November 12, 2024, the City Council held a public hearing, then voted to defer the case
for a minimum of 60 days when it was noted that a Stop Work Order and citation had been placed on the property after the developer had begun site
work without the appropriate permits. The applicant appeared in Municipal Court on December 20, 2024 and paid the fines for four City Code violations.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
SP-2024-02 FOR 106 ROCK QUARRY ROAD.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

144 ft

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

08/02/2024
Date

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

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

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

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

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

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

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

Sworn to and subscribed before e this_2_n_d___day of August 2024

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

Page 5 of 14
Page 6 of 14
Page 7 of 14
dotloop signature verification: dtlp.us/yTxS-bJm7-CdDj

Page 8 of 14

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

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

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

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

Scope of Work and Project Timeline:

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

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

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

Security and Safety Measures:

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

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

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

Community Engagement:

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

Compliance and Reporting:

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

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

Sincerely,

Girishkumar Patel

Owner, GRP LLC

Page 10 of 14
Page 11 of 14
 $0 T3XEOLFQHW+HQU\&RXQW\*$5HSRUW 6

+HQU\&RXQW\*$

6XPPDU\
3DUFHO,' 6
/RFDWLRQ$GGUHVV 52&.48$55<5'
0LOODJH*URXS  &LW\6WRFNEULGJH
3URSHUW\8VDJH &200(5&,$/ 
7RWDO$FUHV 
/DQGORW'LVWULFW 
6XEGLYLVLRQ
/RW%ORFN
3ODW%RRN
3ODW3DJH

([HPSWLRQV

2ZQHUV
1257+($*/(3$9,/,21//&
%52&.48$55<5'
672&.%5,'*(*$

9DOXDWLRQ
b b    
 %XLOGLQJ9DOXH      
 2%0LVF    
 /DQG9DOXH    
7RWDO$VVHVVPHQW     

([HPSWLRQV

$VVHVVPHQW1RWLFHV

$VVHVVPHQW1RWLFH 3') 

/DQG,QIRUPDWLRQ
/DQG8VH 1XPEHURI8QLWV 8QLW7\SH
&200(5&,$/   6)

%XLOGLQJV
%XLOGLQJ 
&RQVWUXFWLRQ7\SH 2)),&($9*
$FWXDO<HDU%XLOW 
(IIHFWLYH$UHD  
+HDWHG$UHD  
%HGURRPV 
%DWKV 
:DOO+HLJKW 

0LVFHOODQHRXV'DWD
'HVFULSWLRQ /HQJWK :LGWK 8QLWV <HDU%XLOW
39017$63    
2+'225/    

6DOHV,QIRUPDWLRQ
6DOH'DWH 'HHG%RRN3DJH 6DOH3ULFH ,QVWUXPHQW 5HDVRQ *UDQWRU *UDQWHH
    :$55$17<'((' &25325$7( 2303523(57,(6,1& 1257+($*/(3$9,/,21//&
   (;(&87256'((' b +$5'(0$1(/,=$%(7+' 2303523(57,(6,1&

Page 12 of 14

KWWSV TSXEOLFVFKQHLGHUFRUSFRP$SSOLFDWLRQDVS["$SS,'  /D\HU,'  3DJH7\SH,'  3DJH,'  .H\9DOXH 6 
 $0 T3XEOLFQHW+HQU\&RXQW\*$5HSRUW 6

0DS

*HQHUDWH2ZQHU/LVWE\5DGLXV
7KH3URSHUW\$GGUHVVRSWLRQLVXQDYDLODEOHIRU+HQU\&RXQW\
'LVWDQFH

6KRZ$OO2ZQHUV
) 6KRZ3DUFHO,'RQ/DEHO

8VH$GGUHVV)URP 6NLS/DEHOV

2ZQHUb 3URSHUW\ 
6HOHFWH[SRUWØOHIRUPDW

$GGUHVVODEHOV 
,QWHUQDWLRQDOPDLOLQJODEHOVWKDWH[FHHGOLQHVDUHQRWVXSSRUWHGRQWKH$GGUHVVODEHOV
 )RULQWHUQDWLRQDODGGUHVVHVSOHDVHXVHWKH[OV[FVYRUWDEGRZQORDGIRUPDWV

'RZQORDG

6NHWFKHV

Page 13 of 14

KWWSV TSXEOLFVFKQHLGHUFRUSFRP$SSOLFDWLRQDVS["$SS,'  /D\HU,'  3DJH7\SH,'  3DJH,'  .H\9DOXH 6 
 $0 T3XEOLFQHW+HQU\&RXQW\*$5HSRUW 6

'DWDFRQWDLQHGRQWKLVZHEVLWHUHSUHVHQWDZRUNLQSURJUHVVWRZDUGFRPSOHWLRQRIWKHDQQXDO &RQWDFW8V 'HYHORSHGE\
WD[GLJHVW$VVXFKGDWDLVVXEMHFWWRFKDQJHDWDQ\WLPH2ZQHUVKLSDQGPDSLQIRUPDWLRQ
FRUUHVSRQGZLWKWKHPRVWFXUUHQWLQIRUPDWLRQSURFHVVHGE\RXURIØFH6HDUFKGHHGUHFRUGVDW
WKH+HQU\&RXQW\&RXUWKRXVHWRHQVXUHWKHPRVWFXUUHQWRZQHUVKLSLQIRUPDWLRQ3DUFHOOLQHV
GHSLFWHGRQWKHPDSVGRQRWUHÙHFWDWUXHDQGH[DFWUHSUHVHQWDWLRQRISURSHUW\ERXQGDULHV
&RQWDFWWRYHULI\]RQLQJ
_bb8VHU3ULYDF\3ROLF\ _bb*'353ULYDF\1RWLFH
/DVW'DWD8SORDG   $0

Page 14 of 14

KWWSV TSXEOLFVFKQHLGHUFRUSFRP$SSOLFDWLRQDVS["$SS,'  /D\HU,'  3DJH7\SH,'  3DJH,'  .H\9DOXH 6 
SUP APPLICATION # SP-2024-02
FILED BY GRP LLC

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

requested in the Application:

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

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

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

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

and just compensation for such rights, in violation of Article I, Section I, Paragraphs I and II of the

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

of the State of Georgia of 1983, and the Due Process Clause of the Fourteenth Amendment to the

Constitution of the United States.

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

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

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

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

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

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

Constitution of the State of Georgia of 1983; the Fifth Amendment to the Constitution of the United

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Section III, Paragraph I of the Constitution of the State of Georgia of 1983; and the Due Process

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

10.

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

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

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

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

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

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

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

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

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

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

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

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

that is unjustified.

11.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Georgia 1983.

12.

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

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

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

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

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

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

and expenses of litigation.

Respectfully Submitted this 17th day of October, 2024.

BERMAN FINK VAN HORN P.C.

/s/ Lisa S. Morchower

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

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

TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

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

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

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

I. PURPOSE

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

II. PROJECT INFORMATION

Proposed Development Liquor Store

Site Address 106 Rock Quarry Road

Parcel Identification S33-01011001

Parcel Acreage 0.89 +/- acres

Applicant GRP, LLC

Agent: Girishkumar Patel

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

Current Zoning C-2 (General Commercial)

Current Future Land Use Designation Low Density Mixed Use

SURROUNDING ZONING DISTRICTS

Location Existing Land Use Current Zoning
Building (Vacant)

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

Happy Market
(Convenience store)

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

Auto Motorsport & Collision LLC

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

Vacant Residence SR (Single-Family)

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

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

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

Property to the West Residential SR (Single-Family)

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

SURROUNDING FUTURE LAND USE DESIGNATIONS

Location Existing Land Use Current Future Land Use
Designation

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

Ed's Public Safety

Happy Market
(Convenience store)

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

Auto Motorsport & Collision LLC

Vacant Residence
Property to the East
Vacant Residence Downtown District

The Reserve at Stockbridge
Apartments

Georgia Certified Motors
(Used car dealer)

Property to the West Residential Low Density Mixed Use

III. FINDING OF FACTS

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

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

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

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

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

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

IV. MAPS, SITE PLAN, AND RENDERINGS

Vicinity Map of 106 Rock Quarry Road

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

Aerial Photo with Site Plan of 106 Rock Quarry Road

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

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

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

Map of Existing Liquor Stores

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

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

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

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

Distance from Stockbridge Bottle Shop to Proposed Liquor Store

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

Alcohol Survey for Proposed Liquor Store on 106 Rock
Quarry Road

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

Rendering of Proposed Liquor Store on 106 Rock Quarry Road

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

V. ANALYSIS

Project Description

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

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

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

Select Use Requirement Does it Meet Requirement?

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

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

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

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

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

Requirement Meets Requirement?

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

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

9.04.070 - License—Distance restrictions

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

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

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

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

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

Name Type Address Distance from
Proposed Liquor Store

Faith Academy School 4518 North Henry 429 yards
Boulevard

Atlanta Baptist College College 1410 Valley Hill Road 2.66 miles

First Baptist of Stockbridge Church 4566 North Henry 488 yards
Boulevard

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

Ambassadors For Christ Church 125 Rock Quarry Road 346 yards

Stockbridge Elementary School 4617 North Henry 629 yards
School Boulevard

Clarkston First Baptist Church 4518 North Henry 429 yards
Church Boulevard

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

Staff Analysis

ANALYSIS OF REQUEST

9.2.5 Requirements for special use permits.

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

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

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

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

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

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

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

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

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

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

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

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

9.2.6 Use permit considerations

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

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

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

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

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

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

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

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

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

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

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

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

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

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

6. The amount and location of open space

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

7. Protective screening

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

8. Hours and manner of operation

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

9. Outdoor lighting

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

10. Ingress and egress to the property.

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

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

VI. STAFF RECOMMENDATION

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

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

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

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

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

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

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

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

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

District enlarged. Yes

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

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

The required number of parking spaces must be
provided. Yes

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

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

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

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

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

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

To establish land use designations that meet the needs of the City and are consistent with the new
UDC. (Future Land Use Goal)
(page 42-44)
Work with business owners and developers to improve conditions of property and require a
consistent look of quality among commercial developments. (Future Land Use Policy)
9.2.6 Use permit considerations
(cont.)
2. Compatibility with land uses and zoning districts in the vicinity of the property
for which the use permit is proposed: The subject property, currently zoned as C-2
(General Commercial), is permitted to have liquor stores under Section 2.4.9 of the
Stockbridge Unified Development Code. This zoning designation is shared by several
properties in the vicinity, indicating a commercial character that supports such uses.
The surrounding zoning districts include SR (Single-Family), LI (Light Industrial), OI
(Office-Institutional), C-3 (Heavy Commercial), and MFR (Multi-Family Residential).
Since there are properties in the vicinity of the area that are zoned C-2, the proposed
liquor store would be compatible.
3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development: The proposed use of the
subject property for a liquor store will comply with all applicable local, state, and
federal statutes, ordinances, and regulations governing land development.
9.2.6 Use permit considerations
(cont.)
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets: The proposed liquor store will not have any negative impact on
the traffic flow in the vicinity of the area. To further enhance traffic management, the
developer plans to utilize the existing deceleration lane, which will help to alleviate
any potential congestion.
5. The location and number of off-street parking spaces: According to the
conceptual site plan provided by the applicant, the existing building is 12,500
square feet and will offer 40 parking spaces for customers. This provision ensures
that the development meets the parking requirements specified in Section 4.8.5 of
the Stockbridge Unified Development Code.
6. The amount and location of open space: The existing building, which is the
proposed location for the new liquor store, currently features sufficient open space.
The availability of this open space will facilitate a smooth transition as the building
is renovated, ensuring that the new liquor store can be integrated into the existing
structure.
9.2.6 Use permit considerations
(cont.)
7. Protective screening: The proposed liquor store will make use of the existing building’s
landscaping, preserving the natural beauty and aesthetic appeal of the area. In addition to
maintaining the current greenery, the developers plan to enhance the property by adding new
landscaping as part of the renovation process. This combination of existing and new landscaping
will create a visually appealing environment that complements the surrounding properties.
8. Hours and manner of operation: The proposed liquor store will have the following operating
hours: Monday to Wednesday from 9 AM to 10:30 PM, Thursday to Saturday from 9 AM to 11:30
PM, and Sunday from 12:30 PM to 9 PM.
9. Outdoor lighting: As part of the renovation process, the proposed liquor store will enhance
safety and security by installing outdoor lighting and security cameras around the exterior. This
will further ensure that the premises are well-lit and monitored, providing a secure environment
for customers, and preventing potential criminal activity.
10. Ingress and egress to the property: The proposed liquor store will utilize the existing access
points of the current building, which will minimize any disruptions to the established traffic flow.
STAFF RECOMMENDATION
• This Staff Report has demonstrated that the requested Special Use
Permit via SP-2024-02 is consistent with the regulations found in OR24-
563, OR24-560, Chapter 9.04.070, and both Section 9.2.5 and Section
9.2.6 of the Stockbridge Unified Development Code. Therefore, the
Planning and Zoning staff recommends APPROVAL.
City of Stockbridge
MEETING DATE
AGENDA ITEM
JANUARY 13, 2025 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:
TEXT AMENDMENT CASE #TX-2024-09.
Consideration of a Text Amendment to Section 3.2.6 of the Stockbridge Unified Development Code (UDC), which would
revise existing language and add regulations to the Bed and Breakfast establishments in regards to accessory structures and
operations. The Planning Commission recommended the approval of this case at its December 19, 2024 meeting.

BACKGROUND INFORMATION:
The proposed ordinance would make changes to Section 3.2.6, Subsections 'F' through 'K' of the
UDC by adding new regulations to 1) allow existing bed and breakfast establishments to operate as
grandfathered uses; 2) allow an existing accessory structure to be converted to a bed and
breakfast establishment by the property owner; and 3) expand the provisions for new bed and
breakfast establishments that are to be located in an RR district.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
Text Amendment Case #TX-2024-09 for Bed and Breakfast Establishments.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Approval.

Staff Signature______________________________

PowerPoint
Presentation
For TX-2024-09

Planning Commission
December 19, 2024
• To modify and augment regulations for Bed and
Purpose Breakfast (not in a subdivision) establishments.
Section 3.2.6
SECTION 1. Ordinance. That Section 3.2.6 of the
Stockbridge Unified Development Code (UDC) be
Changes to the amended, as follows:
• Add regulations F-K,
Bed and
Breakfast
Regulations
 F. An existing building or structure which is contiguous to the Bed and Breakfast facility or otherwise is part of the property on which the
Bed and Breakfast facility is located.
 G. Activities relating to bed and breakfast are allowed such as weddings, birthday parties, etc. but must be in a small setting not
exceeding 50 people. This not to include
 H. Special Use Permit Review. Bed and breakfast facilities are only allowed in the RR zoning district by way of Special Use Permit.
The permit process is the same as for all other City Planning Commission applications. Each application for special use must be
accompanied by clear and convincing evidence that there will be no substantial interference with the health, safety and welfare of the
general public, as well as the character and integrity of a residential area. In addition, a bed and breakfast facility should not promote the
commercialization of residential neighborhoods. All decisions for the granting of a special use permit for the operation of a bed and
breakfast facility will be made on a case-by-case basis. The Planning Commission will work with each applicant to accommodate both
individual interests and the interests of the city, and particularly those residents of the area in question.
 I. The special use permit for a bed and breakfast residence is not transferable to a subsequent owner or another property. The
new owner or prospective purchaser must submit a new application to the Planning Commission. A public hearing on the
application must take place to inform the public of changes happening in their neighborhoods and provide an opportunity for
public input on the change. Special consideration will be given to properties previously operating as bed and breakfast facility;
however all new applications must meet the provisions set forth in this ordinance. In addition to the standards of this ordinance,
conditions of approval may be added to the approved permits consistent with the intent and purpose of this ordinance.
 J. The bed and breakfast shall be located on property which follows allowed uses for the zoned district in which the property is located.
Any bed and breakfast facilities operating prior to 2022, are deemed “grandfathered” and shall continue to operate and follow this
ordinance and legal non-conforming regulations of Section 6 of the City of Stockbridge Unified Development Code.
 K. All bed and breakfast owner/operators must apply for a business license permit and must have a business license. Renewals
must be applied on an annual basis before the operational permit expires. Change in ownership must submit an application for
approval.
Current Bed & Breakfast
3.2.6 Bed and Breakfast Facility (Not in a Subdivision).
A. The regulations below are intended to allow for a more efficient use of large (over 3,500 square
feet), older homes in residential areas if the neighborhood character is reserved to maintain both

Standards Found in Section
the residential neighborhood experience and the bed and breakfast experience. These regulations
enable owners to maintain large residential structures in a manner that keeps them primarily in
residential uses and provides an alternative form of lodging for visitors who prefer a residential

3.2.6. of the Stockbridge
setting. An approved conditional use permit is required for all bed and breakfast facilities within
the RR zoning district.
B. The dwelling must be a minimum of ten (10) years old before a bed and breakfast facility is
allowed. The individual or family operating the facility must occupy the house as their primary
residence.
C. Bed and breakfast facilities may have nonresident employees for such activities as booking rooms
Unified Development Code
and food preparation. Hired services for normal maintenance, repair, and care of the residence
such as yard maintenance are also permitted.
D. The following functions are permitted: luncheons, banquets, parties, weddings, meetings,
charitable fundraising, commercial or advertising activities, or other gatherings for direct or
indirect compensation.
E. The site design standards that are set forth in the table below are required for bed and breakfast
facilities (not in a subdivision).
Questions?
Ryan Anderson
DIRECTOR

PLANNING & ZONING STAFF REPORT

MEETING DATE: January 13, 2025

GENERAL INFORMATION

Case Number: TX-2024-09

Applicant: Planning & Zoning Division

Project Location: City-Wide

Proposed amendment: Amendment to Section 3.2.6 of the City of Stockbridge Unified
Development Code

Facts and Issues:

• The purpose of the proposed ordinance is to amend and add language in regards to
existing Bed and Breakfast establishments in regards to accessory structures.

Proposal:

Staff are recommending that TX-2024-09 be APPROVED as presented in

Ordinance version of the entire Zoning Ordinance dated December 19, 2024,

Staff Recommendation: Approval of TX-2024-09
Planning Commission Recommendation: Planning Commission heard the case on
December 19, 2024, and recommended

Approval.

Current Ordinance:
* Changes are in Red*

3.2.6 Bed and Breakfast Facility (Not in a Subdivision).

A. The regulations below are intended to allow for a more efficient use of large (over 3,500
square feet), older homes in residential areas if the neighborhood character is reserved to
maintain both the residential neighborhood experience and the bed and breakfast
experience. These regulations enable owners to maintain large residential structures in a
manner that keeps them primarily in residential use and provides an alternative form of
lodging for visitors who prefer a residential setting. An approved conditional use permit
Special Use Permit is required for all bed and breakfast facilities within the RR zoning
district.

B. The dwelling must be a minimum of ten (10) years old before a bed and breakfast facility
is allowed. The individual or family operating the facility must occupy the house as their
primary residence.

C. Bed and breakfast facilities may have nonresident employees for such activities as
booking rooms and food preparation. Hired services for normal maintenance, repair, and
care of the residence such as yard maintenance are also permitted.
D. The following functions are permitted: luncheons, banquets, parties, weddings,
meetings, charitable fundraising, commercial or advertising activities, or other gatherings
for direct or indirect compensation and shall not exceed 50 people.

E. An existing accessory building or structure which is contiguous to the Bed and Breakfast
facility or otherwise is part of the property on which the Bed and Breakfast facility is
located can be used for residential purposes for the owner of the bed and breakfast
subjected that it meets all city residential code requirements.

F. The accessory structure cannot be rented for commercial purposes or for tenants. The
residential use of the structure can only be for the owners or caretaker.

G. The bed and breakfast shall be located on property which follows allowed uses for the zoned
district in which the property is located. Any bed and breakfast facilities operating prior to 2022,
are deemed “grandfathered” and shall continue to operate and follow this ordinance and legal
non-conforming regulations of Section 6 of the City of Stockbridge Unified Development Code.

H. All bed and breakfast owner/operators must apply for a business license permit and
must have a business license. Renewals must be applied on an annual basis before the
operational permit expires. Change in ownership must apply for approval.

I. The Special Use Permit for a bed and breakfast residence is not transferable to a
subsequent owner or another property. The new owner or prospective purchaser must
submit a new application to the Planning Commission. A public hearing on the application
must take place to inform the public of changes happening in their neighborhoods and
provide an opportunity for public input on the change. Special consideration will be given
to properties previously operating as bed and breakfast facility; however, all new
applications must meet the provisions set forth in this ordinance. In addition to the
standards of this ordinance, conditions of approval may be added to the approved permits
consistent with the intent and purpose of this ordinance
City of Stockbridge
MEETING DATE
AGENDA ITEM
JANUARY 13, 2025 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2024-11. (Council District 2.) Consideration of a rezoning request for three parcels on the east side of
Flippen Road, near Fairhaven Road. The parcels would be rezoned from PUD' (Planned Unit Development)
to 'PUD--Master-Planned Development. The intent is to adopt a Master Plan for the property to allow for the construction of a
townhome development. Applicant: Vista Residential Partners. Agent: Dennis J. Webb, Jr., Esq. The Planning Commission
recommended the approval of this case at its December 19, 2024 meeting.

BACKGROUND INFORMATION:
Henry County's 2019 rezoning of the property allowed for the development of 100 townhomes. The
property was assigned PUD zoning upon its annexation into the City via the 2022 referendum.
Since the property already has the appropriate zoning, the current developer is only seeking
approval for a master plan, which PUD zoning requires. A revised site plan is needed to add more
amenities and to make a few corrections. The developer would build 94 units instead of the
allowed 100 units.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2024-11 FOR THREE PARCELS ON THE EAST SIDE OF FLIPPEN
ROAD, NEAR FAIRHAVEN ROAD.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Approval.

Staff Signature______________________________

MEMORANDUM
TO: Linda Logan, City of Stockbridge
CC: Keedra Jackson, City of Stockbridge
FROM: Alexander Brock
DATE: December 4, 2024
RE: Comment Responses – RZ-2024-11

Ms. Logan,

Below is a list of your questions emailed on Wednesday (11.27.2024) and Monday (12.02.2024),
which were previously answered through email. I am forwarding this memo so that all the
comments and their current responses are in a single document to better track the information.
Please review and let me know if you have any questions regarding the responses.

Questions sent on (11.27.2024, partial response emailed on 11.27.2024):

1. The letter of intent states that a master development plan was approved as part of the 2023
rezoning of the large property on the west side of Flippen Road, but that the three parcels which
are currently proposed for development were not part of that master plan. Yet, the letter also
states that the applicant now wishes to develop the three parcels as part of that master
development plan. Could you please clarify this?
REPSONSE (emailed on 11.27.2024): The development was included in the ± 436.3-acre
master plan approved by Henry County in 2019 (RZ-19-01), which the Statement of Intent refers
to as the “Master Mixed-Use Development”. The Statement of Intent also references the City of
Stockbridge’s approval of a master plan development across Flippen Road from the Subject
Property that was approved in 2023. We are not developing the parcels as part of that master
development plan. It is a separate development, although Vista is the developer for both. The
Statement of Intent references the Subject Property as being a residential component of the
“Master Mixed-Use Development” which was approved in 2019.

2. Do you plan to combine the three parcels (including the split parcel which has three tracts) into
one parcel, or keep them separate?
RESPONSE: The parcels will be combined where possible. There are intervening rights-of-way
and properties that prevent a singular tract.

SGR/72138708.1
3. Site Plan comments:
a. There is no indication of whether this would be a gated townhome community.
RESPONSE(emailed on 11.27.2024): It is not gated.
b. Some townhome buildings have 7 units, but only 6 units are allowed.
RESPONSE: Can you provide the code section? I ask because there have been 7 to 8
units per building in other recent townhome approvals.
c. Sidewalk widths need to be specified.
RESPONSE: The engineer is updating the site plan.
d. Guest parking spaces need to be provided.
RESPONSE: We are providing guest parking in the driveway and there is limited room
elsewhere on site. Please provide the Code section so we can confirm we are complying.
e. Amenities need to be provided.
RESPONSE: This was noted in the pre-application meeting and in the Statement of
Intent. The residences will have a sidewalk connection to the adjacent Reeves Creek
Trail.
f. Buffers need to be shown.
RESPONSE: The engineer is updating the site plan.
g. The labels for the zoning of the adjacent subdivisions need to be updated. The Appleton
Subdivision is now zoned ‘CCR’ (City Center Residential) instead of ‘R-D’, and the
Glynn Addy Subdivision is now zoned ‘SR’ (Suburban Residential) instead of ‘R-3’.
RESPONSE: The engineer is updating the site plan.
h. You might want to consider naming this development as Phase 2, or Flippen Road at
Fairhaven Road, to distinguish is from the previously-approved development on the west
side of Flippen Road.
RESPONSE: The final development name has not yet been determined.

Questions sent on 12.02.2024 (Reponses emailed on 12.02.2024):

1. From your response to my Question #1 below [sent on 11.27.2024], I understand that the
development of the three parcels would be part of the original master-planned
development (which was known as “Reeves Creek”) for a much larger property, which
was rezoned by Henry County in 2019 via RZ-19-01, rather than the 2023 rezoning by
the City of Stockbridge for the property on the west side of Flippen Road (which has
been known as “Reeves Creek II”). I found Henry County’s attached rezoning resolution
#19-287. Its site plan shows the three parcels in the northeast corner, and there is a note
stating that a 12’ wide multi-use trail would be installed. Does the developer plan to
build that? Do you have any other comments about the developer’s proposed site plan
versus the 2019 site plan? (Since this would be the third rezoning, perhaps we should
refer to this development as “Reeves Creek III.”)
RESPONSE (emailed on 12.02.2024): The 2019 Master Plan shows the 12’ trail on the
opposite side of Flippen Road from the proposed townhome development. If you look at
the note on the master plan, it points to the proposed trails on the south/west side of
Flippen Road (refer to the image below):

SGR/72138708.1
The Reeves Creek trails on the east side of Flippen Road were installed by the City of
Stockbridge on land owned by the City. We are providing sidewalk connections from
our townhomes to the existing Reeves Creek trailhead as shown on our site plan.
Furthermore, any trail extension on our property on the east side of Flippen Road would
not connect to anything. We are on the opposite side of Reeves Creek from the City trail
and we cannot extend the trail across property which we do not own.

2. I have another site plan comment to add to the ones which I listed below. The curved
street off Flippen Road, which leads to the Appleton Subdivision, is actually Fairhaven
Road rather than Fairhaven Boulevard, although Fairhaven Road does connect with
Fairhaven Boulevard to the east.
RESPONSE (emailed on 12.02.2024): The engineer is updating the label for Fairhaven
Road.

3. Also, your application includes copies of e-mail messages from the Henry County Water
Authority, but they are from 2023, and they seem to pertain to your development on the
west side of Flippen Road rather than to the currently-proposed 94 townhomes to be built
on the three subject parcels on the east side of Flippen Road. Could you obtain a new
letter which specifically addresses the water and sewer capacities for the proposed 94
units, so that we can be assured that there will be sufficient capacities to serve them,
beyond what the Water Authority already approved for your 2023 development?
RESPONSE (emailed on 12.02.2024): We are hoping to have the water/sewer letter this
week and will forward as soon as it is received.

The revised site plan that addresses your site plan comments will be forwarded as soon as it is
received from the engineer.

SGR/72138708.1
Henry County, GA

Overview

Legend
Parcels
Roads
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood.
588 ft Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 030-01002000 Class Residential Owner RCVW LAND LLC Land $354,700
Property 415 FLIPPEN Acreage 13.44 Address 2964 PEACHTREE Value:
Address RD RD STE 585 Building $0 Last 2 Sales
District City/Stockbridge ATLANTA, GA 30305 Value: Date Price Reason Qual
Misc $0 10/26/2021 $7,600,000 UZ U
Value: 2/13/1992 $0 UD U
Total $354,700
Value:

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

Date created: 12/4/2024
Last Data Uploaded: 12/4/2024 3:17:01 PM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

147 ft

Parcel ID 030-01002001 Class R Owner RCVW LAND LLC Land $67,300
Property Acreage 0.88 Address 2964 PEACHTREE RD Value:
Last 2 Sales
Address STE 585 Building $0
Date Price Reason Qual
District City/Stockbridge ATLANTA GA 30305 Value:
MULTI
Misc $0 10/26/2021 $7,600,000 U
PARCEL
Value:
4/22/2010 $0 QUITCLAIM U
Total $67,300
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: 11/26/2024
Last Data Uploaded: 11/26/2024 3:50:03 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Flood Map
X - 500 Year Flood
0.2 - Areas of 0.2%
annual chance ood
A - 100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood. Base
Flood Elevations
(BFE) have not been
determined.
AE -100 Year Flood
Area - Areas of 1%
annual chance ood
also known as the
base ood.
294 ft Determined by
detailed methods
with Base Flood
Elevations (BFE).
AO - Areas subject
to inundation by 1-
percent-annual-
chance shallow
ooding, average
depths 1-3 feet
Lakes
Wetlands

Parcel ID 030-01002002 Class Residential Owner RCVW LAND LLC Land $105,300
Property Acreage 3.99 Address 2964 PEACHTREE Value:
Address RD STE 585 Building $0 Last 2 Sales
District City/Stockbridge ATLANTA, GA 30305 Value: Date Price Reason Qual
Misc $0 10/26/2021 $7,600,000 UZ U
Value: 9/26/2006 $0 U U
Total $105,300
Value:

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

Date created: 12/4/2024
Last Data Uploaded: 12/4/2024 3:17:01 PM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

1,511 ft

Parcel ID 030-01004000 Class R Owner RCVW LAND LLC Land $3,200,000
Property Acreage 249.19 Address 2964 PEACHTREE RD Value: Last 2 Sales
Address STE 585 Building $89,000 Date Price
Reason Qual
District City/Stockbridge ATLANTA GA 30305 Value: MULTI
10/26/2021 $7,600,000 U
Misc $1,000 PARCEL
Value: D OF
2/13/1992 $0 U
Total $3,290,000 ASSNT
Value:

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

Date created: 12/1/2024
Last Data Uploaded: 11/30/2024 1:58:26 AM

Developed by
KM
12 12 6:12 6:12 6:12

H O M E S
12 12

12 12
12 12

3.5:12

4:12

6225WindwardPkwy
9'-1" 2ND FLOOR PLATE HEIGHT 2ND FLOOR PLATE HEIGHT

7'-6" 2ND FLOOR WINDOW HEIGHT 2ND FLOOR WINDOW HEIGHT

Alpharetta,GA30005
Phone:678.321.2000
2ND FLOOR
6:12
6:12
2ND FLOOR www.kmhomes.com
9'-1" 1ST FLOOR PLATE HEIGHT 1ST FLOOR PLATE HEIGHT

7'-10" 1ST FLOOR WINDOW HEIGHT 1ST FLOOR WINDOW HEIGHT

1ST FLOOR 1ST FLOOR

FRONT ELEVATION A FRONT ELEVATION B FRONT ELEVATION C
SCALE: 1/8" = 1'-0" (11x17 SHEET) SCALE: 1/8" = 1'-0" (11x17 SHEET) SCALE: 1/8" = 1'-0" (11x17 SHEET)

6-UNIT BUILDING
KM H O M E S

covered patio
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000

great rm www.kmhomes.com
breakfast bath 1 bed 1

pdr
wic

kitchen

la

garage foyer
bed 2

porch

bed 3
Zoning Modification
Application for
Flippen Road - West
Zoning Modification to attach a Regulating Plan to the current PUD zoning for a Townhome Development

Developer: Vista Residential Partners

Zoning Attorney: Alex Brock - Smith, Gambrell & Russell, LLP
400 Vickery
Falls Dr.

Zoning Map
Flippen Road
Site Plan
94 Townhome Units
Example Elevations
Example Elevations
2019 Master Plan
Henry County
Resolution 19-287
1. Site Plan:
a. Overall Design--The developer shall submit and build the proposed development
according to a site plan which is very similar in design to the submitted one,
which is entitled “Flippen Rd. at Walt Stephens Rd.: A Master Planned Mixed-
Use Development for VISTA Realty Partners; Conceptual Master Plan,
Preliminary”, which was prepared by Planners and Engineers Collaborative On
November 12December 6, 2024.
b. Sidewalks—All internal sidewalks shall be shown on the site plan, with their
widths noted.
c. Amenities—The developer shall provide a dog park, a playground and/or picnic
tables with barbeque grillsgrilling area and fire pit, and connections to the nearby
walking trails; and these shall all be labeled on the site plan.
d. Setbacks and Building Spacing—Although the property’s PUD zoning does not
have any specific setback or building spacing requirements, the proposed setbacks
and building spacing should nevertheless be stated on the site plan.
e. Buffers—Buffers which are at least 25 feet wide shall be provided along the
northern and eastern sides of the property, contiguous to the adjacent properties
which are zoned ‘RR’ (Rural Residential) and ‘SR’ (Suburban Residential).
2. Water and Sewer Facilities—The applicant shall obtain, submit, and comply with all
terms of a water and sewer facilities letter from the Henry County Water Authority.
3. Architectural Design:
a. Unit Sizes—All townhome units shall be a minimum of 1,600 square feet in size.
b. Garages—All townhome units shall have two-car garages.
c. Building Facades—All sides of each townhome building shall have exterior
materials consisting of brick, stone, or stucco; or any combination of two or more of
the following materials on all sides: brick, stone, stucco, or cement fiberboard.
Further, vinyl-based materials shall only be used in the soffits, eaves, and fascia.
d. Gates—Gates shall not be required at project entrances.
4. Rental Cap—No more than ten (10) percent of the total number of units in the development
shall be rented at any one time.
5.4.Property Management—The developer shall establish an HOA or shall secure a property
management company to maintain the common areas of the proposed development.
6.5.Recombination of Parcels--The developer shall prepare and submit a clear plat which shows
how portions of parcels comprising the development site would be combined. The plat shall
be approved by the Community Development Department and officially recorded at the
Henry County Superior Court. Further, no permits shall be issued for the proposed
development until the developer has submitted to Community Development a copy of the
recorded plat.

SGR/72175519.1

BUILDING MIX
HOMES

KM
ACTIVE:

A,B,C,D,E

6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S

6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S

6225WindwardPkwy
Alpharetta,GA30005
Phone:678.321.2000
www.kmhomes.com
KM
H O M E S
Rezoning Application
City of Stockbridge, Georgia

THANK YOU FOR YOUR INTEREST IN THE CITY OF STOCKBRIDGE, GEORGIA. THIS
PACKET INCLUDES THE NECESSARY DOCUMENTS THAT ARE NEEDED FOR REZONING
APPLICATIONS TO BE HEARD BY THE CITY OF STOCKBRIDGE PLANNING COMMISSION.

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

ALL APPLICANTS ARE REQUIRED TO SCHEDULE AND ATTEND A PRE-AP PUCA TION
MEETTNG WrTH THE CITY OF STOCKBRIDGE PLANNING AND ZONING DIVISION OF THE
COMMUNITY DEVELOPMENT DEPARTMENT. PLEASE CALL THE OFFICE AT (770) 389-7900
TO SCHEDULE AN APPOINTMENT.

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

SIIOULD YOU NEED FURTHER ASSISTANCE, PLEASE FEEL FREE TO CONTACT THE
PLANNTNG AND ZONING DIVISION OFFICE BETWEEN 8:00 AM AND 5:00 PM,
MONDAY THROUGH FRIDAY,
AT (770) 389-7900.

MEETING LOCATIONS-ALL PLANNING COMMISSION MEETTNGS WILL BE HELD
VIRTUALLY (BY ZOOM) UNTIL FURTHER NOTICE.

[Fonn revised on 1/19/22.J
City of Stockbridge Community Development Oepartment--4602 North Henry Blvd.; Stockbridge, GA 30281 770-389-7900
Procedures

A pre-application meeting with one of the staff planners before submission of any application is required. A
scheduled appointment is required. (No opinions or guidance can be given over the phone). Staff will review the
request and discuss all necessary code requirements that affect the request. Staff may also need to consult other City
departments before accepting the application. The request will then be advertised in the Henry Daily Herald and a
sign will be posted at least 15 days prior to the scheduled public meeting date.

No a11p/icrtticm ,viii he accqi,ted utiLess all nccessm·, tlqc:11m(;'.11t(l{io11 is r,;,,mw.le(e and a vre­
<walicmion meetim: ha�· be@ held {{here will be 110 e. ·cef1fions,J

The City of Stockbridge Planning Commission meets on the 4th Thursday of each month (except for holidays) to hear
requests. Please contact the Planning and Zoning Office to obtain a copy of the schedule.

Notes

Contacts

City of Stockbridge Planning and Zoning Division City of Stockbridge Building Services
Community Development Department Municipal Court Building
4602 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
tel. (770) 3 89-7900 tel. (678) 833-3314

City of Stockbridge Business Services Office City of Stockbridge Code Enforcement Office
Stockbridge City Hall Municipal Court Building
4640 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
Tel. (678) 833-3302 tel. (678) 833-3321

City of Slockbridge Public Works Department >>>>>>>>>>>>>Water Department tel.: (770) 474-1232
Stockbridge Public Works Building Sewer Department tel.: (678) 833-3301
321 Taylor Drive
Stockbridge, GA 30281

Henry County Water and Sewer Authority Henry County Health Depa11ment
1695 Highway 20 West Environmental Health Section
McDonough, GA 30253 137 Henry Parkway
tel. (770) 957-6659 McDonough, GA 30253
tel. (770) 954-2078

Henry County Fire Department Henry County Police Department
664 Industrial Boulevard I 00 Henry Parkway
McDonough, GA 30253 McDonough, GA 30253
tel. (770) 288-6600 tel. (770) 288-8200

Henry County Environmental Compliance Henry County Board of Education
And Plan Review 33 North Zach Hinton Parkway
140 Henry Parkway McDonough, GA 30253
McDonough, GA 30253 tel. (770) 957-6601
tel. (770) 288-6064

r.it11 nf �tnrlchrirlm> r.nmm11nih, nP11PlnnmPnl n.,n,u1m<>nt--"1Rn? l\lnrlh HPnn, Ah,rl. �tnr.khrirlnP r..A 1n?R1 77n-1RA-7Ann
City of Stockbridge Planning and Zoning Division
Community Development Department

REZONING APPLICATION CHECKLIST
PLEASE COMPLETE THIS FORM WHEN ACCEPTING ALL REZONING APPLICATIONS.
ATTACH THE CHECKLIST TO THE APPLICATION AND SIGN.

ALL DOCUMENTS ARE REQUIRED IN ORDER TO ACCEPT APPLICATION.

REQlJLRIW COPH:S PROCEDlRF CHFCK/INTlAL
ITEMS --
Pre-Application I Must be obtained from a current planner, prior to submitting
Review Form your application. (by appointment only)
(Meeting Notes) -
Application I I. Signed and notarized by-owner. Original signature
Form 2. In lieu of owner's signature, applicant has signed and
notarized a copy of a "Contract", "Power of Attorney" or

Applicant I
"Lease." - ----
Required for all property owners, applicants, and agents filed
Disclosure with an application, and must be notarized.
Fonn -- -
Letter of One for each Letter stating that the owner is aware of the rezoning request
Ownership owner and owns the property in question.
Letter of Intent I Must clearly state the proposed use and development intent. -·
Site Plans I Must show minimum details: Buildings, setbacks, buffers, road
frontage, correct scale, north arrow, present zoning
classification, topographic information to show elevatiorr and
( 11 x 17) drainage, location and extent of required buffers, and the
proeosed lot layout.
Survey Plat ISubject Property, prepared and sealed within the lal'tfiveyears
(8 ½ x 11) by a professional engineer, landscape architect. or land
Or surveyor who is registered in the State of Georgia. Said survey
( I I x 17) plat shall: I) indicate 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.
Water and I This letter must accompany the application at the time of
sewer submittal. It should state that water and sewer are
availability available to serve the property. or such services can be
letter extended to the site. Please obtain the letter from the
appropriate office which serves the property, such as
Henry County Water Authority, City of Stockbridge
Public Works Department, or a Clavton County�fftce, -
Fonn from the I This letter must accompany the application at the time of
Health submittal (Only needed ifproperty is 1101 on sewer),
Department

City of Stockbridge Community Development Department--4602 North Henry Blvd; Stockbridge, GA 30281 770-389-7900
APPLICATION CHECKLIST
DOCUMENTS AND QUANTITIES REQUIRED

ALL PERTINENT ITEMS ARE DUE AT THE TIME OF FILING.
NO INCOMPLETE APPLICATION WILL BE ACCEPTED.

ITEM REQUIRED ITEM NUMBER OF COPIES CHECKv
L PRE-APPLICATION REVIEW FORM 1 Digital, 1 Hard Copy

2. APPLICATION FORM 1 Digital, 1 Hard Copy
3. LEGAL DESCRIPTIONS 1 Digital, 1 Hard Copy

4. SITE PLAN & SURVEY 1 Digital Copy - 4 hard Copies
5. DEVELOPMENT RENDERINGS AND ELEVATIONS 1 Digital Copy - 1 Hard Copy
6. LETTERS OF INTENT 1 Digital, L Hard Copy

7. ADJACENT PROPERTY OWNERS/NEIGHBORHOOD 1 Digital, 1 Hard Copy
ASSOC[ATION LE'ITERS
8. DEPARTMENTAL SIGN-OFF LETTERS 1 Digital, 1 Hard Copy

9. DISCLOSURE FORM 1 Digital, 1 Hard Copy

APPLICATION FORMS
City of Stockhridec Pla1111in1: nncl Z2ni112 Division.
Rezoning Application
Vista Residential Partners c/o Dennis J. Webb .,Jr. 404-815-3620
Name o r i\ pp 1.1cant___ ____ _,·hone:_ _____ Date·. 11/11_/24 ___ .
Address Applicant:J_:!__Q5 W. Peachtree St. NE, Ste 10_9.Q Fax 404-685-69 2�ccll //_

City: Atlanta State: C::_A _ _ _Zip 30309 ___ E-mail: dwebb@sgrlaw.com
Name of Agent Dennis J. Webb, Jr.
- Smith, Gambrell & Russell, LLP
Phonc:404-815-362 0 __ D a te: 11/11i_?4
Address Agent: 11 05 W. Peachtree St . NE, Ste 1000 _Fax 404-685-692 0 L<:11 .,_

City: Atlanta ______ State?�- Zi p: 30309 __E-mail: dwebb@sgrlaw.com

Tm: APPLICANT NA MEO AROYF. AffllUIS THAT Hr. OR SHF. IS THE OW'.'IFR, OR AGl!:NT onm: OW'.\F.R, OF TIil: l'ROPE:llTY
OESC«IUIW U!!:LOW, ,\NU IS ,u:Qta.:sn;w; A 1u:zo:--11NC 01• THE PROPERTY.
The property will he POSTED with a City uf
Re-wning being requested Site plan approval for P U D zoning Slockhridge re·1.oning sign, The sign must remain on the
district.to construct 94 townhomes for sale. ,ubjecl property fnr no ltH 1ha11 fifter.n days prinr lo
either Planning Cornmi.,sion or City Cou11cil mccllng(s).
The applirnnt or property owner shij(I not remov, 11r
alter the �i�n for any reason. ___Acknowlecl�ernent
Address of Property :030-01002000 (no address), 030-01002001 (no address), 030-01002002 (no address)

Near�st inler�ection to the property: �airhaven Road and Flippen Road
(Sir,'" A,ltlrr\\)

Size of Tract: 18 - 31 acre(s), Land l.01 Number(s): 26, 38 & 39 ________ , Dt�trict(s): 12th
(Required)

C{_,��( e,
l 1 1ir1ti:d \Jame of W1tn1'\S

'i:1p11 ilurr ,;: A�e11

NOTARY STAMP:

John Bush
NOTARY .. uauc
Fulton County, Geor'a
My Commission Expires / l �/ 1-S

ffoc Office l1M:« Only\
Total Amount Paid$ Cish ___ (J1eck # ___ Received by: _____(FEES A.RE !VON-REFUNDABLE)

Applicntion checked by: _______ Date: _____ _ Mtip Nurnber(s):

Prt!-application meeting: Date:
Planning Commission Decision;
City Council Decision: - ---------
Community Development Director's Signature: Date:_
LEGAL DESCRIPTION

Parcels labeled as indicated on included land survey
PARCEL 3
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOTS 38 OF
THE 12TH, DISTRICT, HENRY COUNTY, GEORGIA AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT A ROCK AT THE LAND LOT CORNER COMMON TO LAND LOTS 27,
28, 37, & 38, THENCE ALONG THE LAND LOT COMMON TO LAND LOTS 37 & 38
NORTH 89 DEGREES 21 MINUTES 17 SECONDS WEST A DISTANCE OF 638.06 FEET TO
A POINT ON THE EASTERLY RIGHT-OF-WAY OF FLIPPEN ROAD (80' RIGHT-OF-WAY);
THENCE ALONG SAID FLIPPEN ROAD RIGHT-OF-WAY NORTH 10 DEGREES 01
MINUTES 32 SECONDS EAST A DISTANCE OF 286.34 FEET TO A POINT; THENCE
LEAVING SAID RIGHT-OF-WAY SOUTH 89 DEGREES 22 MINUTES 17 SECONDS EAST
A DISTANCE OF 591.59 FEET TO A 1/2" REBAR FOUND ON THE LAND LOT LINE
COMMON TO LAND LOTS 38 & 37; THENCE ALONG SAID LAND LOT LINE SOUTH 00
DEGREES 41 MINUTES 09 SECONDS WEST A DISTANCE OF 282.68 FEET TO THE TRUE
POINT OF BEGINNING.

TRACT CONTAINS 173,746 SQUARE FEET OR 3.989 ACRES.
PARCEL 4
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOTS 38 OF
THE 12TH, DISTRICT, HENRY COUNTY, GEORGIA AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:

TO FIND THE POINT OF BEGINNING COMMENCE AT A ROCK AT THE LAND LOT
CORNER COMMON TO LAND LOTS 27, 28, 37, & 38, THENCE ALONG THE LAND LOT
COMMON TO LAND LOTS 37 & 38, THENCE ALONG LAND LOT LINE COMMON TO
LAND LOTS 37 & 38, N 00 DEGREES 41 MINUTES 06 SECONDS EAST A DISTANCE OF
282.68 FEET TO THE POINT OF BEGINNING;

THENCE NORTH 89 DEGREES 22 MINUTES 06 SECONDS WEST A DISTANCE OF
591.58 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF FLIPPEN
ROAD (80' RIGHT-OF-WAY); THENCE ALONG FLIPPEN ROAD RIGHT-OF-WAY
NORTH 10 DEGREES 01 MINUTES 32 SECONDS EAST A DISTANCE OF 474.14 FEET
TO A POINT; THENCE LEAVING SAID RIGHT-OF-WAY, SOUTH 81 DEGREES 03
MINUTES 40 SECONDS EAST A DISTANCE OF 522.43 FEET TO A POINT ON THE
LAND LOT LINE COMMON TO LAND LOTS 37 & 38; THENCE ALONG SAID LAND
LOT LINE, SOUTH 01 DEGREES 02 MINUTES 05 SECONDS WEST A DISTANCE OF
392.31 FEET TO THE POINT OF BEGINNING.

TRACT OR CONTAINS 239,868 SQUARE FEET OR 5.507 ACRES.
PARCEL 5
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOTS 38 OF
THE 12TH, DISTRICT, HENRY COUNTY, GEORGIA AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE EASTERLY RIGHT-OF-WAY LINE OF
FLIPPEN ROAD (80' RIGHT-OF-WAY) AND THE SOUTHERLY RIGHT-OF-WAY LINE
OF FAIRHAVEN BOULEVARD (60' RIGHT-OF-WAY) THENCE ALONG A CURVE
TURNING TO THE LEFT WITH AN ARC LENGTH OF 141.49 FEET, HAVING A RADIUS
OF 687.80 FEET, BEING SUBTENDED BY A CHORD BEARING OF SOUTH 83
DEGREES 36 MINUTES 44 SECONDS EAST, AND A CHORD LENGTH OF 141.24 FEET;
TO A POINT; THENCE CONTINUING ALONG SAID RIGHT-OF-WAY ALONG A CURVE
TURNING TO THE LEFT WITH AN ARC LENGTH OF 196.01 FEET, HAVING A RADIUS
OF 214.47 FEET, BEING SUBTENDED BY A CHORD BEARING OF NORTH 60 DEGREES
27 MINUTES 57 SECONDS EAST, AND A CHORD LENGTH OF 189.26 FEET TO A
POINT; THENCE WITH A REVERSE CURVE TURNING TO THE RIGHT WITH AN ARC
LENGTH OF 169.89 FEET, HAVING A RADIUS OF 879.50 FEET, BEING SUBTENDED
BY A CHORD BEARING OF NORTH 37 DEGREES 13 MINUTES 9 SECONDS EAST, AND
A CHORD LENGTH OF 169.63 FEET TO A POINT ON THE LAND LOT CORNER
COMMON TO LAND LOTS 37 & 38; THENCE ALONG SAID LAND LOT LINE SOUTH 00
DEGREES 44 MINUTES 51 SECONDS WEST A DISTANCE OF 729.67 FEET TO A 1/2"
REBAR FOUND; THENCE LEAVING SAID LAND LOT LINE NORTH 84 DEGREES 00
MINUTES 56 SECONDS WEST A DISTANCE OF 483.23 FEET TO A POINT ON THE
EASTERLY RIGHT-OF-WAY LINE OF SAID FLIPPEN ROAD; THENCE ALONG SAID
FLIPPEN ROAD RIGHT-OF-WAY NORTH 10 DEGREES 01 MINUTES 32 SECONDS
EAST A DISTANCE OF 473.80 FEET TO THE POINT OF BEGINNING.

TRACT CONTAINS 234,739 SQUARE FEET OR 5.389 ACRES.
PARCEL 6
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOTS 38 OF
THE 12TH, DISTRICT, HENRY COUNTY, GEORGIA AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE EASTERLY RIGHT-OF-WAY LINE OF
FLIPPEN ROAD (80' RIGHT-OF-WAY) AND THE NORTHERLY RIGHT-OF-WAY LINE
OF FAIRHAVEN BOULEVARD (60' RIGHT-OF-WAY) THENCE ALONG SAID FLIPPEN
ROAD RIGHT-OF-WAY NORTH 10 DEGREES 08 MINUTES 06 SECONDS EAST A
DISTANCE OF 174.31 FEET TO A POINT; THENCE LEAVING SAID FLIPPEN ROAD
RIGHT-OF-WAY SOUTH 80 DEGREES 30 MINUTES 42 SECONDS EAST A DISTANCE
OF 270.88 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF
FAIRHAVEN BOULEVARD; THENCE ALONG SAID RIGHT-OF-WAY SOUTH 34
DEGREES 09 MINUTES 35 SECONDS WEST A DISTANCE OF 89.10 FEET TO A POINT;
THENCE CONTINUING ALONG SAID RIGHT-OF-WAY ALONG A CURVE TURNING
TO THE RIGHT WITH AN ARC LENGTH OF 187.66 FEET, HAVING A RADIUS OF
164.67 FEET, BEING SUBTENDED BY A CHORD BEARING OF SOUTH 67 DEGREES 28
MINUTES 53 SECONDS WEST, AND A CHORD LENGTH OF 177.67 FEET TO A POINT;
THENCE NORTH 79 DEGREES 56 MINUTES 51 SECONDS WEST A DISTANCE OF 85.00
FEET THE POINT OF BEGINNING.

TRACT CONTAINS 38,610 SQUARE FEET OR 0.886 ACRES.
PARCEL 7
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOTS 38 OF
THE 12TH, DISTRICT, HENRY COUNTY, GEORGIA AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:

TO FIND THE POINT OF BEGINNING COMMENCE AT THE INTERSECTION OF THE
EASTERLY RIGHT-OF-WAY LINE OF FLIPPEN ROAD (80' RIGHT-OF-WAY) AND THE
NORTHERLY RIGHT-OF-WAY LINE OF FAIRHAVEN BOULEVARD (60' RIGHT-OF-
WAY) THENCE ALONG SAID FLIPPEN ROAD RIGHT-OF-WAY NORTH 10 DEGREES
08 MINUTES 06 SECONDS EAST A DISTANCE OF 174.31 FEET THE POINT OF
BEGINNING;

THENCE ALONG SAID FLIPPEN ROAD RIGHT-OF-WAY, NORTH 10 DEGREES 09
MINUTES 08 SECONDS EAST A DISTANCE OF 326.37 FEET TO A 2" OPEN TOP PIPE;
THENCE LEAVING SAID RIGHT-OF-WAY, SOUTH 82 DEGREES 34 MINUTES 00
SECONDS EAST A DISTANCE OF 199.83 FEET TO A POINT; THENCE NORTH 20
DEGREES 20 MINUTES 28 SECONDS EAST A DISTANCE OF 28.24 FEET TO A POINT;
THENCE SOUTH 87 DEGREES 22 MINUTES 21 SECONDS EAST A DISTANCE OF 104.03
FEET TO A POINT; THENCE SOUTH 00 DEGREES 31 MINUTES 06 SECONDS WEST A
DISTANCE OF 254.49 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY OF
FAIRHAVEN ROAD RIGHT-OF-WAY; THENCE ALONG SAID RIGHT-OF-WAY SOUTH
79 DEGREES 46 MINUTES 03 SECONDS WEST A DISTANCE OF 20.76 FEET TO A
POINT; THENCE SOUTH 25 DEGREES 21 MINUTES 42 SECONDS WEST A DISTANCE
OF 39.76 FEET TO A POINT; THENCE SOUTH 45 DEGREES 58 MINUTES 12 SECONDS
WEST A DISTANCE OF 59.77 FEET TO A POINT; THENCE SOUTH 36 DEGREES 44
MINUTES 11 SECONDS WEST A DISTANCE OF 32.61 FEET TO A POINT; THENCE
LEAVING SAID RIGHT-OF-WAY, NORTH 80 DEGREES 30 MINUTES 42 SECONDS
WEST A DISTANCE OF 270.88 FEET TO THE POINT OF BEGINNING.

TRACT CONTAINS 110,677 SQUARE FEET OR 2.541 ACRES.
LAND SURVEY
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
STRUCTURE LEGEND

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.

SITE MAP (NTS)

BUS
ONLY
SCHOOL

SITE

ABBREVIATIONS

LINETYPES

J:\2020\2006900\Su\_Drawings\2006900-ALTA3-VISTA.dwg - NValentino - 6/26/2024 5:09 PM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 1 OF 2
Planners & Engineers Collaborative+
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
REEVES CREEK II DEVELOPMENT
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.

ER
FF
BU R
US FE
IO UF
RV DB
PE BE
' IM UR ER
75 IST FF
ND BU
'U TE
50 TA
25

75' IM
PER
VIOU
50' U S BU
NDIS FFE
TUR R
BED
25' S BUFF
TATE ER
BUFF
ER

75' IM
PER
VIO
50' U US
NDIS BUF
FER
TUR
25' S BED 25'
TAT BUF 50' ST
FER AT
E BU UN E BU
FFE DIS F
R TU FE
75' RB R
IMP ED
ER BU
VIO FFE
U SB R
UF 75'
FE IMP
R ER
50' VIO
UN US
DIS BU
TU FFE
25' RB R
ST ED
AT BU
EB FFE
UF R
FE

ER
E BUFF
25' STAT
BUFFER
TURBED
50' UNDIS
ER
ERVIO US BUFF
75' IMP

ER
BED
BUFF BUFF
ER
ATE BU
PERV
IOUS DIST
FFER
UR
75' IM 25' ST
50' UN

ABBREVIATIONS

LINETYPES

J:\2020\2006900\Su\_Drawings\2006900-ALTA2.dwg - NValentino - 4/1/2024 2:13 PM

Know what's

Planners & Engineers Collaborative+
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.

75
'U ' IM
50
ER
FF
BU R
US FE
IO UF
RV DB
PE BE
UR ER
IST FF
ND BU
TE
TA
25

75' IM
PER
VIOU
50' U S BU
N DISTU FFE
RBE
25' S D BU
TATE FFE
BUFF R
ER

75' IM
PER
VIO
50' U US
NDIS BUF
F ER
TUR
25' S BED 25'
TAT BUF 50' ST
FER AT
E BU UN EB
FFE DIS UF
R TU FE
75' RB R
IMP ED
ER BU
VIO FFE
US R
BU 75'
FFE IMP
R ER
50' VIO
UN US
DIS BU
TU FFE
25' RB R
ST ED
AT BU
EB FFE
UF R
FE

ER
E BUFF
25' STAT
BUFFER
TURBED
50' UNDIS
ER
ERVIO US BUFF
75' IMP
PERV
IOUS
BUFF
ER
STUR
BED
BUFF
25' ST ER
ATE BU
75' IM 50' UN
FFER
DI

J:\2020\2006900\Su\_Drawings\2006900-ALTA3-VISTA.dwg - NValentino - 6/26/2024 5:09 PM

Know what's below.
Callbefore you dig.

REVISIONS SHEET 2 OF 2

Planners & Engineers Collaborative+
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING
REEVES CREEK II DEVELOPMENT
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
SITE PLAN
ELEVATIONS
2 BEDROOM UNITS

©2021 VIEWPOINT DESIGN LLC. All Rights Reserved. Drawings, renderings, images, square footage,
plans, elevations, features, colors and sizes are approximate and may vary from the actual homes built.
2 BEDROOM UNITS

©2021 VIEWPOINT DESIGN LLC. All Rights Reserved. Drawings, renderings, images, square footage,
plans, elevations, features, colors and sizes are approximate and may vary from the actual homes built.
2 BEDROOM UNITS

©2021 VIEWPOINT DESIGN LLC. All Rights Reserved. Drawings, renderings, images, square footage,
plans, elevations, features, colors and sizes are approximate and may vary from the actual homes built.
2 BEDROOM UNITS

©2021 VIEWPOINT DESIGN LLC. All Rights Reserved. Drawings, renderings, images, square footage,
plans, elevations, features, colors and sizes are approximate and may vary from the actual homes built.
ADJACENT PROPERTY OWNERS
SAMPLE LETTER
1105 W. Peachtree St. NE, Suite 1000
Atlanta, Georgia 30309-3608
Tel: 404 815-3500
www.sgrlaw.com

J. Alexander Brock
Direct Tel: 404-815-3500 November 13, 2024
Direct Fax: 404-685-6903
jabrock@sgrlaw.com

Dear Adjacent Property Owners

Re: Flippen Road - Rezoning #RZ-2024-X
Property Owner:

The law firm of Smith, Gambrell and Russell, LLP, has recently filed an application, as listed below, with the City of
Stockbridge on behalf of a developer, Vista Residential Partners, LLC to adopt a Master Development Plan for a certain
property, located on the east side of Flippen Road, for the construction of a townhome development. The submitted
application includes a rezoning application. Details are provided by case numbers below.

• REZONING CASE #RZ-2023-X. The approval of this case would retain the property’s current “PUD”
(Planned Unit Development) zoning designation, but simply approve the attached proposed master
development site plan.

The property listed below contains three parcels of land in Land Lot 38 of District 12 totaling ±18.31 acres within the
Stockbridge City Limits. The property is part of Council District 2, which is represented by Councilman Alphonso
Thomas.

• 0 Flippen Road (Parcel #030-01002000) - Contains ±13.436 acres. Zoned “PUD” (Planned Unit Development).
Existing future land use designation: “MDMU” (Medium-Density Mixed-Use).
• 0 Flippen Road (Parcel #030-01002001) - Contains ±0.886 acres. Zoned “PUD” (Planned Unit Development).
Existing future land use designation: “MDMU” (Medium-Density Mixed-Use).
• 0 Flippen Road (Parcel #030-01002002) - Contains ±3.988 acres. Zoned “PUD” (Planned Unit Development).
Existing future land use designation: “MDMU” (Medium-Density Mixed-Use).

Two public hearings to discuss our four applications (cases), as are listed above, will be held in the Council Chamber at
Stockbridge City Hall, which is located at 4640 North Henry Boulevard. First, the Stockbridge Planning Commission will
hold a public hearing on _____________________, beginning at 6:30 p.m., and it will make recommendations regarding
the case to the City Council. Then, the Stockbridge City Council will hold a public hearing on _____________________,
beginning at 6:00 p.m., and it will make a final decision on the cases. The public is invited to attend and speak at both
meetings. For more information, you may contact the City of Stockbridge Planning and Zoning Office at 678-833-3344
or 770-216-6902. You may also contact me directly at jabrock@sgrlaw.com or 404-815-3500.

Enclosed are aerial photographs of the three parcels, along with the conceptual site plan for the proposed development.

Sincerely,

J. Alexander Brock
Smith, Gambrell, & Russell, LLP

SGR/70031585.1
LETTER OF INTENT
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the
Rezoning

of

VISTA RESIDENTIAL PARTNERS

for

± 18.31 Acres of Land
located in
Land Lot 38,
12th District, Henry County, Georgia

REZONE: PUD to PUD

Submitted for Applicant by:

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

The Applicant owns ±18.31 acres of land located in Land Lot 38 and, 12th District of

Henry County (the “Subject Property”), which was annexed from unincorporated Henry County

into the City of Stockbridge, effective January 1, 2023. The Subject Property was brought into

the City without any zoning designation and was later rezoned by the City of Stockbridge to

PUD (Planned Unit Development) and given a land use designation of Medium Density Mixed-

Use (MDMU).1 The PUD district requires a regulating plan to be adopted with any rezoning to

that district,2 however at the time of the Subject Property’s rezoning a regulating plan was not

adopted. The Applicant now seeks to correct this issue and files this request to rezone the

Subject Property to the Stockbridge designation of PUD (Planned Unit Development) with an

approved regulating plan.

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

(Mixed-Use) in May of 2019 (RZ-19-01). At the time, the Subject Property was part of a larger,

±436.3-acre tract (the “Master Development Tract”). The Master Development Tract had been

authorized for a mixed residential, office and commercial development that includes, among

other things, 1,643 dwelling units (apartments, townhomes, duplexes, senior-living, and single-

family detached), three hotels, fourteen office buildings and over 300,000 square feet of

restaurant and retail space, among other things (the “Master Mixed-Use Development).3 The

gross residential density approved was 10.15 units per acre. The Master Mixed-Use

The Subject Property was brought into the City with no zoning designation. On or about May 8, it was zoned
PUD without a regulating plan. When the City adopted its current Comprehensive Land Use Plan in 2023, the
Subject property was given a MDMU land use designation.
See City of Stockbridge Unified Development Code § 2.4.14.E.
As part of the zoning process, the Master Mixed-Use Development was also reviewed as a Development of
Regional Impact (“DRI”) and approved (DRI 2996 Reeves Creek (October 3, 2019)).
Development depicted ±100 townhomes on the Subject Property. The Applicant’s right to

construct the Master Mixed-Use Development was fully vested at the time of annexation. In

2023, the Stockbridge Mayor and City Council approved the rezoning of a ±281.41-acre portion

of the Master Development Tract, located directly across Flippen Road from the Subject

Property (“2023 Rezoning”). The 2023 Rezoning zoned that property to PUD and adopted a

master development plan for the development of 1,347 residential units in a mix of multifamily,

townhome, senior living, and single family detached, as well as 41,000 sf of office and

commercial space fronting Flippen Road. The Subject Property was not included in the 2023

Rezoning, however. The Applicant now seeks to develop the Subject Property for the townhome

residential component approved in the Master Mixed-Use Development. The Applicant plans a

total of 94 townhome residential units at a gross density of 5.13 units per acre (“Proposed

Development”). It is important to note that the Proposed Development will result in a reduction

in density from the Subject Property’s current entitlements under the Master Mixed-Use

Development approved by Henry County. The Proposed Development is more accurately

depicted on the Conceptual Master Plan by Planners & Engineers Collaborative, dated

November 12, 2024, and attached to this Application.

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

example, the Applicant is providing sufficient buffers and setbacks to mitigate potential impacts,

if any, on the nearby homes in the Appleton subdivision. Further, the development has been

devised to maximize use of the natural environment and buffer natural resources. The Subject

Property is bisected by Reeves Creek and the City of Stockbridge’s Reeve’s Creek Trail.

Similarly, the development has been planned to promote pedestrian connectivity by offering

SGR/42760125.1
sidewalk connections from the proposed townhomes to the Reeve’s Creek Trail. Finally,

requisite parking has been provided.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

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

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

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

was subsequently zoned PUD on May 8, 2023, without a regulating plan and a Future Land Use

Map designation of Medium Density Mixed-Use (MDMU).

III. IMPACT ANALYSIS

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

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

(“FLUM”) designation in that jurisdiction, which is MDMU. The proposed development is

consistent with this designation and will advance a number of policy goals outlined in the City’s

Comprehensive Plan, including:

• To provide a variety of housing choices to suit the changing needs and lifestyles
of current and prospective City residents.

• Providing an infusion of new housing to meet the City’s population growth;

SGR/42760125.1
• Provide a mixture of housing options to attract young professionals, singles, and
small families; and

• Reduce the impact of new development through the preservation of greenspace.4

In addition, the proposed townhomes meet the Comp Plan’s goals for new and diverse housing:

Stockbridge’s housing profile consists predominantly of single-family detached homes
and older small-medium apartments with 3 to 49 units. Additional detached and attached
homes would better balance the City’s housing mix.5

Seventy-nine percent of young professionals entering the workforce and young families
(ages 25-34) are renting rather than buying, suggesting a lack of diversity in housing
options.6

While Stockbridge has seen some diversification in housing types there is still a need for
additional options and price points. This is especially important to accommodate both
traditional and non-traditional households as well as to attract young professionals and
serve seniors.7

The majority of housing in Stockbridge was constructed between 1980 and 1999 at 50%
followed by 35% between 2000-2009. Only 11% was constructed between 2010-2019.
There is a need for new development in Stockbridge. 8

In addition, the MDMU designation is compatible with character area designations

adjacent and nearby (i.e. there is “Medium Density Residential” to the North and East; “High

Density Residential” and “Park/Recreation/Conservation” to the East; and MDMU to the South

and West). The Proposed Development will also serve as a residential component of the Reeves

Creek development across Flippen Road, which will add to the mixed-use nature of that

development. In all, the Applicant’s request is in line with the City’s goals for growth and is

harmonious with what exists in the surrounding areas.

See City of Stockbridge 2024 Comprehensive Plan, pp. 43-44.
See City of Stockbridge 2024 Comprehensive Plan, pg. 18.
Id at 12.
Id at 25.
Id at 24.

SGR/42760125.1
B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
The development scheme for the Subject Property was established in May of 2019, when

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

When the Subject Property was annexed into the City of Stockbridge effective on January 1

2023, it was given a comparable zoning of PUD, however a master development plan was not

also assigned. This application completes the PUD zoning by attaching the proposed master

development plan.

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

Hence, any potential impacts on the zoning district, the property, the neighborhood and the

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

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

Master Mixed-Use Development on the Subject Property from that originally approved, which

will conversely lessen the impacts to the area in which the Subject Property is located.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The application does not seek a rezoning to a new district. Instead, the Subject

Property is already zoned PUD, and the instant application seeks to attach a master site plan for

its development. The proposed master site plan calls for a similar townhome development as

was approved by Henry County per ordinance RZ-19-01. Additionally, the site is bordered on

3 sides by other PUD districts including the remainder of the Reeves Creek Master Development

to the west.

SGR/42760125.1
E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The Master Mixed-Use Development has already been approved. Hence, its impact on

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

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

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

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

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

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

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

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

Comp Plan at pp. 43-44. Additionally, the Proposed Development is promoting walkability with

its proposed sidewalk connection to the nearby Reeves Creek Trail.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Subject Property and the proposed townhomes were already considered in the

approval of the Master Mixed-Use Development. Hence, impacts to water, sewer, public

facilities and public services were evaluated at that time. The Applicant notes, however, that it

has requested a sewer capacity letter with this application indicating that water and sewer are

available to serve the Subject Property. The utility letter has not been received as of the date of

this application and will be provided as soon as it is available.

SGR/42760125.1
I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
As noted in the previous paragraphs, the Proposed Development was included in the

Master Mixed-Use Development that was previously approved by Henry County and was

included in the approval of DRI 2996 Reeves Creek (October 3, 2019)). Hence, impacts to

traffic safety and congestion were considered and mitigation, if necessary, provided. It is

important to note, however, that the Applicant is reducing the density allowed on the Subject

Property now as-of-right. Hence, the traffic impacts from this development will be less than the

development currently permitted.

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

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

flooding, air quality, and water quality and quantity.

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

See also J, above.

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

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

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

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

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

generate renewed interest in the area.

SGR/42760125.1
M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
The Subject Property is currently zoned PUD, however there is no master site plan that is

a requisite for development of a PUD district. Any development of the Subject Property will

require a regulating site plan as part of proceeding with development.

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

residential neighborhoods than the Master Mixed-Use Development.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district other than

that requested is unconstitutional and contrary to the best interest of the health and welfare of the

citizens of the City of Stockbridge and constitutes an arbitrary and capricious act. As a result,

the City of Stockbridge Unified Development Code is in violation of Article I, Section I,

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

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due

process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

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

other than that requested is unconstitutional in that it renders the Subject Property unusable and

destroys its marketability. Therefore, the current zoning constitutes a taking of the Applicant’s

SGR/42760125.1
property without just and adequate compensation and without due process of law in violation of

the Fifth and Fourteenth Amendments to the United States Constitution and in violation of

Article I, Section I, Paragraph 1 and Article I, Section III, Paragraph 1(a) of the Constitution of

Georgia.

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

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

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

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

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

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

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

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

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

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

V. CONCLUSION

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

Application at issue be approved. The Applicant also invites and welcomes any comments from

Staff or other officials of the City of Stockbridge so that such recommendations or input might

be incorporated as conditions of approval.

[Signature on the Following Page]

SGR/42760125.1
This 13th day of November, 2024.

Respectfully submitted,

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

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

10
SGR/42760125.1
OWNER’S AUTHORIZATION
DEPARTMENTAL FORMS
Lloyd, Jack

From: Chase Beasley <cb@vistarp.com>
Sent: Sunday, November 12, 2023 11:51 AM
To: 'fritz jacques'; 'Daniel Hawker'; 'Kenneth Wood'
Cc: 'melissa collum'; 'randy crumbley'; 'patrick kelley'
Subject: RE: Reeves Creek Development - Proposed Temp Lift Station Capacity (Availability
Letter_630 Flippen Road)
Attachments: Availability Letter_630 Flippen Road_11-09-23.pdf; Exhibit Rev. 11-08-23_630 Flippen
Road.pdf

Fritz,

We have no addi onal comments to the Will Serve.

Is anything further required on our end?

Thanks,

CHASE BEASLEY‫׀‬MANAGING DIRECTOR
VISTA RESIDENTIAL PARTNERS
2964 Peachtree Road‫׀‬Suite 585‫׀‬Atlanta, GA 30305
C: 770.862.1573‫׀‬O: 404.835.5773

From: fritz jacques <fritz.jacques@hcwa.com>
Sent: Thursday, November 9, 2023 12:05 PM
To: Chase Beasley <cb@vistarp.com>; Daniel Hawker <DHawker@pec.plus>; Kenneth Wood <Kwood@pec.plus>
Cc: melissa collum <melissa.collum@hcwa.com>; randy crumbley <randy.crumbley@hcwa.com>; patrick kelley
<patrick.kelley@hcwa.com>
Subject: RE: Reeves Creek Development - Proposed Temp Lift Station Capacity (Availability Letter_630 Flippen Road)

Good afternoon all,

Attached, please find the water/sewer availability letter for the above-referenced project.

Regards,

Fritz Jacques | Engineering Supervisor
Henry County Water Authority
100 Westridge Industrial Blvd. | McDonough, GA 30253
P: 678-583-3824

From: Chase Beasley <cb@vistarp.com>
Sent: Monday, October 30, 2023 10:18 AM
To: patrick kelley <patrick.kelley@hcwa.com>; Daniel Hawker <DHawker@pec.plus>
Cc: tony carnell <tony.carnell@hcwa.com>; Kenneth Wood <Kwood@pec.plus>; scott sage <scott.sage@hcwa.com>; pat

hembree <pat.hembree@hcwa.com>; randy crumbley <randy.crumbley@hcwa.com>; fritz jacques
<fritz.jacques@hcwa.com>; melissa collum <melissa.collum@hcwa.com>
Subject: RE: Reeves Creek Development - Proposed Temp Lift Station Capacity

Patrick,

Any luck with reviewing the Reeves Creek Will Serve?

Its been a month since we met.

Thanks,

CHASE BEASLEY‫׀‬MANAGING DIRECTOR
VISTA RESIDENTIAL PARTNERS
2964 Peachtree Road‫׀‬Suite 585‫׀‬Atlanta, GA 30305
C: 770.862.1573‫׀‬O: 404.835.5773

From: patrick kelley <patrick.kelley@hcwa.com>
Sent: Friday, September 29, 2023 1:59 PM
To: Daniel Hawker <DHawker@pec.plus>
Cc: tony carnell <tony.carnell@hcwa.com>; Kenneth Wood <Kwood@pec.plus>; Chase Beasley <cb@vistarp.com>; scott
sage <scott.sage@hcwa.com>; pat hembree <pat.hembree@hcwa.com>; randy crumbley
<randy.crumbley@hcwa.com>; fritz jacques <fritz.jacques@hcwa.com>; melissa collum <melissa.collum@hcwa.com>
Subject: Reeves Creek Development - Proposed Temp Lift Station Capacity

Daniel:

Upon review of the existing HCWA sewer collection system on the hydraulic model, it has been determined
that the force main from the temporary lift station can discharge up to 200 GPM. Note that the temporary lift
station total pump output shouldn’t exceed 200 GPM.

As for the recently submitted capacity request, I think it would be best for it to be modified to reflect the
information above and the phasing plan discussed at our meeting.

Regards,

Patrick L. Kelley, PE | Sr. Water Resources Engineer
Henry County Water Authority
100 Westridge Industrial Blvd | McDonough, GA 30253
P: 678-583-3827 | C: 770-653-2611

From: Daniel Hawker [mailto:DHawker@pec.plus]
Sent: Friday, September 29, 2023 10:22 AM
To: patrick kelley <patrick.kelley@hcwa.com>
Cc: Kenneth Wood <Kwood@pec.plus>; Chase Beasley <cb@vistarp.com>
Subject: Reeves Creek 20069.00

Good Morning Patrick,

I’m following up on the discussion we had earlier this week on the sewer capacity availability. Have you been able to
quan fy how much capacity is available at the e in loca on? A ached is our capacity calcs for the en re development.
We previously submi ed a capacity request for the whole development earlier this month. We can revise that request
to just the amount of units that can be supported by current capacity if needed. I just wanted to see what you need
from us and how we can assist to expediate.

Thank you,

Daniel Hawker, P.E.
Project Manager | IT Manager
E: dhawker@pec.plus
O: 770.451.2741 | D: 678.684.6210

Website | Linkedin | Facebook
Gwinnett Office: 350 Research Court, Suite 200, Peachtree Corners, GA 30092
Cobb Office: 900 Circle 75 Pkwy SE, Suite 925, Atlanta, GA 30339
Atlanta South Office: 315 West Solomon Street, Suite 210, Griffin, GA 30223
In accepting and utilizing any drawings or other data on any form of electronic media generated and provided by Planners and Engineers Collaborative, The Client
agrees that all such drawings and data are instruments of service of Planners and Engineers Collaborative; and they are not to be used or modified in whole or in part,
for any purpose or project other than the project for which they have been prepared without waiving all claims against Planners and Engineers Collaborative and
indemnifying for any damage, liability or cost, including defense cost arising from such claims.
Under no circumstances shall transfer of the drawings and other instruments of service on electronic media for use by The Client be deemed a sale by Planners and
Engineers Collaborative, and Planners and Engineers Collaborative makes no warranties, either express or implied, of merchantability and fitness for any particular
purpose.

DISCLOSURE FORM
Applica nt Campaign Disclosure For m
(Must be completed by the applicant, the properfy owner' and the agent, Use as many forms as necded.)

Has the applicant made, within rwo (2) years imrnediately preceding the filing of this application lbr a rezoning,
clntributions aggregating $250 or rnore, or made gifts having in the aggregste a value of $250 or more to a
"ampaign
tnrttiU"i of the Ciry of Stoc-tUr'iage Planning Comrnission or Stockbridge Ciry Council who rvill consider the application?
Yes No 1

If Xfd, the applicant and the anorney representing the applicant must file the tbllowing infbrmation with the City
of-StoctcUriOge Planning ancl Zoning Division within ten (10) days after this application is first filed:

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

2024
We certify that the foregoing inforrnation is true and correct, this *11 - 0., of November
Dennis J. Webb, Jr., Attorney at Law - Smith, Gambrell & Russell, LLP

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

Applicant's Attorney, if applicable - Printed Signaturc of Applicant's Atlorney, if applicable

November 2024
Swonr to and subscribed before rne this-lL---*tlay of

Za-lLa//7'/'h/ez4*
Notary Public
ilil,

.lOfAFy
'a>.-l
FggstQ

t, rlt

* Applicant means any indiviclual or business entily (corporation, partnership, limited partnersbip' tirm enterprise, franchise,
association, or trust) applying for a rezoning.

Cilv ol Stocktrridoe Communitv Develooment f)eoarlment-'4602 North Henrv Blvd.' Stockbridoa GA 30281 770-389'7S00
Appli cant Campaign Disclosure F'orm
(Must be completed by the applicant, the properfy owner, and the agent. Use as many forms as necded.)

Has the applicant made, within rwo (2) years imrnediately preceding the filing of this applicatlol lbr a rezoning,
campaign contributions aggregating $250 or rnore, or made gifts having in the aggregate a value of $250 or more to I
membei of the Ciry of Stoct<Urlclge Planning Comrnission or Stockbridge Ciry Councll who will consider the application?
Ycs No 1

lf I$, the applicant and the attorney representing the applicant must file the tbllowing infbrmation wittr the City
gf-stockUriage Planning ancl Zoning Division within ten (10) days after this application is first filed;

Planning Commissioner and/or Dollar Arnount of Description of Gift $250 or grenter'
Cilt Council Member Name Campaign Contribution which was given to Board Member

We cedify that the foregoing inforrnation is true and correct, tt i,
j ? - - Aay mber 2024

J. Alexander Brock, Senior Associate - Smith, Gambrell & Russell, LLP

Applicant's Name - Printed S i gnature
/&tu
of A ppl icant/Property Owner/Agent

Applicant's Attorney, if applicable - Printed Signaturc of Applicant's Aftorney, if applicable

13 November 2024
Swonr to and sttbscribed before me this of

6a.,La//74rh/c"4*
Notary Public

* Applicant means any individual or business entify (corporation, partnership, lirnited partnership, firm enterprise, franchise,
association, or trust) applying for a rezonirtg,

Cilv of Stockbridoe Communitv Oevelooment Oeoartme^t-"4602 North Henrv Blvd. stockbrido€ GA 30281 770'389'7900
App licant Campaign Disclosure F'orm
(Must be completed by the applicant, the properfy owner' and the agent' Use ns many forms as necded.)

Has the applicant made, within rwo (2) years immediately preceding the filing of this application lbr a rczoning,
campaign tontributions aggregaling $250 or rnore, or made gifts having in the aggregate a value of $250 or more
to a
membei of the Ciry of St;cibr'idge ptanning Comrnission or Stockbridge Ciry Council who will consider the application?
Ycs No x

If X&1, the applicant and the attorney reprcsenting the applicant must file the iollowing infbrmation with the City
nf Stoit lrlAge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater'
Cill CouncilMember Name Campaign Contribution which was given to Board Member

ber 2024
We certify that the foregoirrg inforrnation is true and correct, tf,i*i9. . aoy o

Kathryn M. Zickert, Attorney at Law - Smith, Gambrell & Russell, LLP Srttt{r"ffvt 6t[+
Applicant's Name - Printed Signature of ApplicanVProperty Owner/Agent

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

2024
Swonr to and subscribed before rne this .1-3---.--*day of )gr:Tb":_

na.nzUT'/'/a%.4* illl,
Notary Public

,lt

* Applicant means any indiviclual or business entify (cotporation, partnership, limited partncrship' tirm enterprise, ftanchise,
association, or trust) applying for a rezoning.

Cilv of Stockbridoe communitv oeveloomeflt C)eoartment--4602 North Henrv Blvd.' Stockbridoe GA 30281 770-389'7900
Applicant Campaign Disclosure Form
(Must be completed by the applicnnt, the property olvner' and the agent' Use ns many forms as necded.)

Has the applicant made, wirhin rwo (2) years imrnediately preceding the filing of this applicatlol ibr a rezoning,
campaign contributions aggregating $250 or rnore, or made gifts having in the aggregste a value of $250 or more
to a
membei of the Ciry of Sroclbr'idge Ptanning Comrnission or Stockbridge Ciry Counoil who rvill consider the application?
Yes Ntt 1
tf I$, the applicant and the altorney representing the appticant must file the lollowing infbrmation witlr the City
of-srockbridge Planning and Zoning Division within ten (10) days after this application is first filed:

Planning Commissioner and/or Dollar Atnount of Description of Gift $250 or greater'
Cilt Council Member Name Campaign Contribution which was give n to Board Member

We certify that the foregoirtg infcrrmation is true and correct, this
1o ay0 r 2024

Kirk R. Fjelstul, Counsel- Smith, Gambrell & Russell, LLP

Applicant's Name' Printed Signature of ApplicanVProperty Owner/Agent

Applicant's Attorney, if applicable - Printed Signaturc of Applicant's Aftorney, if applicable

November 2024
Swonr to and subscribed before rne thisJl-._*-tlay of

Za44zZ7,//alrj4*
Notary Public
illlt,

il

* Applicant means any individual orbusiness entily(corporation, partnership, linritedpartnership' tirm enterprise, lranchise,
association, or trust) applying for a rezoning,

citv of Stockbridoe communitv oevelooment oeoartment--4602 North Hsnrv Blvd.' stockbridoe GA 30281 770'389'7900
Zoning Modification
Application for
Flippen Road - West
Zoning Modification to attach a Regulating Plan to the current PUD zoning for a Townhome Development

Developer: Vista Residential Partners

Zoning Attorney: Dennis J. Webb, Jr.- Smith, Gambrell & Russell, LLP
400 Vickery
Falls Dr.

Zoning Map
Flippen Road
Site Plan
94 Townhome Units
Example Elevations
Example Elevations
2019 Master Plan
Henry County
Resolution 19-287
Proposed
Conditions

STAFF REPORT

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

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

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

DATE: December 19, 2024 and January 13, 2025

SUBJECT: Staff Report for Rezoning Case #RZ-2024-11:
Three Parcels on the East Side of Flippen Road (Parcel #030-01002000,
Parcel #030-01002001, and Parcel 030-01002002), Near Fairhaven Road

I. PURPOSE
The applicant/developer, Vista Residential Partners, c/o Dennis J. Webb, is seeking approval
of a master-planned development on 18.31 +/- acres of land on the east side of Flippen Road,
near Fairhaven Road, which is zoned ‘PUD’ (Planned Unit Development). Vista plans to build
94 fee simple townhomes on the subject property, at a density of 5.13 units per acre. The
property consists of three parcels, as are identified below. It is located directly across from
Parcel #030-01004000 on the west side of Flippen Road, which Vista is currently developing
with a large-scale mixed-use development on 214.19 +/ acres. Although both properties have
the same developer, the two developments would be separate.

• Parcel #030-01002000 (415 Flippen Road)—Contains 13.436 +/- acres within three
separate tracts, bisected by Fairhaven Road.
• Parcel #030-01002001—Contains 0.886 +/- acres on the north side of Fairhaven Road.
• Parcel #030-01002002—Contains 3.988 +/- acres, located two parcels north of Grand
Oaks Way.

After the approval of the RZ-2024-11 rezoning, the applicant would do a partial recombination
of the three parcels. Fairhaven Road and Parcel #030-01002003 (525 Flippen Road, which
is owned by the City of Stockbridge) would continue to bisect portions of the development
site.

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

II. ZONING HISTORY

In 2019, a major rezoning case (RZ-19-01) was approved by Henry County for a large-scale
mixed-use development on 436.3 +/- acres, including the three parcels on the east side of
Flippen Road (the subject property). The property was rezoned from RA (Residential-
Agricultural) to MU (Mixed-Use). The purpose of the rezoning was to allow a major mixed-
use development, which was to be built by Forest Development Group. A total of 1,643
residential units of various types were to be built, at a density of 10.15 units per acre. As part
of the rezoning, the developer was required to prepare a Master Development Plan for the
mixed-use development, which was referred to as “Reeves Creek.” The approved Master
Development plan showed that 100 townhome units were to be built on the three parcels on
the east side of Flippen Road. The current applicant for RZ-2024-11 therefore believes that
the developer acquired a vested right to construct 100 townhomes on the subject property.

The RZ-19-01 rezoning was considered to be a Development of Regional Impact (DRI) by the
Atlanta Regional Commission (ARC), which prepared a report for DRI Case #2996, which was
dated October 3, 2019. The Georgia Regional Transportation Authority (GRTA) also
conducted an analysis and prepared a Notice of Decision report on the same date. It
recommended approval, with conditions. Henry County Government passed Resolution #19-
287 on November 19, 2019 to approve RZ-19-01. It included an extensive list of conditions
for the original Reeves Creek rezoning.

In 2022, the City of Stockbridge annexed the subject property (along with Parcel #030-
01004000 to the west) from unincorporated Henry County as part of a Citywide election
referendum, and it assigned PUD zoning to the property. The annexation became effective
on January 1, 2023. At that time, the parcels were assigned the future land use designation
of Medium-Density Mixed-Use, and they were assigned PUD (Planned Unit Development)
zoning. The assignment of PUD zoning to the subject property freed it from having to meet
the conditions of RZ-19-01.

In 2023, Vista Residential Partners received rezoning approval via Ordinance #OR23-541 for
RZ-2022-05 to build a mixed-use development on 276.91 acres comprising Parcel #030-
01004000 on the west side of Flippen Road, directly across from the subject property. The
development was approved for multifamily, townhome, senior living, and single-family
detached units; as well as 11,000 square feet of office and commercial space, with frontage
on Flippen Road. The residential component was approved for up to 1,347 units at a density
of 5.5 units per acre. The project was evaluated and approved as part of the Development of
Regional Impact (DRI #3799) by the Georgia Regional Transportation Authority (GRTA) on
December 5, 2022, and by the Atlanta Regional Commission (ARC) on March 29, 2023.
However, that development, known as Reeves Creek II, was separate from the current
proposal, although Vista is the developer for both developments.

PUD zoning requires the approval of a master development plan, but since there was no
developer at the time of the 2022 annexation of the property, no master development plan
was prepared. The purpose of the RZ-2024-011 rezoning request, therefore, is to allow for a
master development plan to be approved for the property.

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

While the original Reeves Creek rezoning project came to be known as “Reeves Creek I”, the
2023 rezoning for Vista’s property on the west side of Flippen Road, containing 281.41+/-
acres, was referred to as “Reeves Creek II.”

III. PROPERTY DATA TABLE

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Applicant and Agent Vista Residential Partners, c/o Dennis J. Webb, Attorney
Proposed Development Townhome development with 94 units, as an additional
phase to the parent parcel on the west side of Flippen
Road (Parcel #030-01004000)
Parcel Identifications Three Parcels—Parcel #030-01002000 (415 Flippen
Road), with three tracts (a split parcel); Parcel #030-
01002001; and Parcel #030-01002002.
Parcel Acreage 18.31+/- total acres within three parcels.

Environmental Conditions Vacant land; mostly level. The Reeves Creek itself and
the Reeves Creek Trail bisect the subject property. The
creek and the 100-year floodplain completely cover the
southern tract of Parcel #030-01002000, as well as part
of Parcel #030-01002002.
Property Access East side of Flippen Road.
Current City Zoning PUD (Planned Unit Development), which was assigned
to the property upon its 2022 annexation into the City.
Surrounding Zoning Districts • North—RR (Rural Residential) and CCR (City Center
Residential).
• South—PUD (Planned Unit Development).
• East—RR (Rural Residential) and SR (Suburban
Residential).
• West—PUD (Planned Unit Development).
Future Land Use Designation Medium-Density Mixed-Use.
Surrounding Future Land Use • North—Medium-Density Residential.
Designations • South—Medium-Density Mixed-Use.
• East—Medium-Density Residential, High-Density
Residential, and Park/Recreation/Conservation.
• West—Medium-Density Mixed-Use.
Surrounding Existing Land • North—Appleton Subdivision and individually-owned
Uses single-family residences.
• South—Walking trail entrance and parking lot at 525
Flippen Road, owned by the City of Stockbridge; and
Grand Oaks Subdivision.
• East—Appleton Subdivision and Glynn Addy

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

Subdivision; a 26 +/- -acre vacant parcel which is
owned by the City of Stockbridge; and a 68.59 +/- -acre
vacant parcel which is owned by Fayette County.
• West— The Reeves Creek II parcel, which is owned by
the same applicant/developer, and where the
construction of the approved mixed-use development
has recently begun.

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

AERIAL PHOTOGRAPH OF SPLIT PARCEL #030-01002000
(415 FLIPPEN ROAD), CONTAINING THREE TRACTS
Parcel Size: 13.44 +/- Total Acres

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

FUTURE LAND USE MAP

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

ZONING MAP

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

MAP SHOWING THE THREE PARCELS
COMPRISING THE SUBJECT PROPERTY

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025

IV. DEVELOPMENT DETAILS

The applicant’s site plan for the proposed townhome development is entitled “Flippen Rd. at
Walt Stephens Rd.: A Master Planned Mixed-Use Development for VISTA Realty Partners;
Conceptual Master Plan, Preliminary.” It was prepared by Planners and Engineers
Collaborative on November 12, 2024. The northern part of the site would be accessed via
Fairhaven Road off Flippen Road, with internal streets; while the southern portion of the site
would be accessed directly from Flippen Road, directly across from, and aligned with, a new
street serving the Reeves Creek II development, which is named Spine Road. The proposed
townhome development would not be a gated community.

The current site plan does not show sidewalk widths, guest parking spaces, amenities,
buffers, or trails. In addition, some corrections need to be made to the labeling for the
adjoining properties and streets. The applicant’s engineer plans to make these additions and
corrections. Since the property is zoned ‘PUD’, there are no specific setback or building
spacing requirements, but the proposed setbacks and building spacing should be stated on
the site plan.

For amenities, no dog park is shown on the current site plan, but the applicant has y stated that
one could be provided. Regarding the provision of trails, the applicant has stated that the
townhome residents could use the 12-foot trail which is being installed on Parcel #030-
01004000 as part of the Reeves Creek II development. In addition, sidewalk connections would
be provided from the subject property to the existing trails on the adjacent property to the east
(Parcel #031-01061000), which is owned by the City of Stockbridge.

The proposed townhome development would contain both two-story and three-story townhome
buildings. The applicant proposes to have a minimum of 1,600 square feet in each unit. For
the facades, the applicant proposes that all sides have exterior materials consisting of brick,
stone, or stucco; or any combination of two or more of the following materials on all sides: brick,
stone, stucco, or cement fiberboard. Further, vinyl-based materials would only be used in the
soffits, eaves, and fascia.

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025
10

PROPOSED SITE PLAN
Title: “Flippen Rd. at Walt Stephens Rd.:
A Master Planned Mixed-Use Development for VISTA Realty Partners;
Conceptual Master Plan, Preliminary”
Prepared by Planners and Engineers Collaborative On November 12, 2024

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025
11

SAMPLE TOWNHOME RENDERINGS FOR TWO-BEDROOM UNITS

V. ANALYSIS OF REZONING CRITERIA

The Stockbridge Unified Development Code (UDC) identifies nine (9) standards to be
considered for rezoning cases. An analysis of each one is presented below.

STANDARD #1--Consistency with the Comprehensive Plan.

The subject property’s future land use designation is Medium-Density Mixed-Use, which is
acceptable for the proposed townhome development since its density would be 5.13 units per
acre.

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 requires that planned developments on properties that are zoned ‘PUD’ (Planned
Unit Development) have an approved master development plan, which the applicant proposes
for adoption.

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025
12

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 applicant’s proposed townhome development on the subject property would be compatible
with the mixed residential uses which have been approved for the parent parcel on the west
side of Flippen Road. They would also be compatible with the numerous duplexes, triplexes,
and quadraplexes which are present within the Appleton Subdivision on the east side of
Flippen Road.

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 has direct access off Flippen Road, and parts of the proposed
development would have connecting driveways. The topography appears to be fairly level.
Not all portions of the development site would be physically connected, however, due to the
presence of 1) Fairhaven Road between two of the parcels; 2) the City of Stockbridge’s parcel
at 525 Flippen Road between two of the parcels; and 3) the existence of various easements
and rights-of-way which partially prohibit the joining of all portions of the development site.
Before any permits are issued, the developer should prepare a clear plat which shows how
portions of the development site would be combined.

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

No adverse impacts upon adjacent property owners are anticipated since the proposed
townhomes would represent another type of multiple-family residential development which is
already present in the area.

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

The applicant obtained a water/sewer availability letter from the Henry County Water Authority
in 2023 for Reeves Creek II, but the applicant has not yet obtained one for the subject property.
The applicant has applied for the letter and is waiting to receive it.

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

The applicant has not submitted a traffic impact study for the subject property, nor is one needed
for the proposed small development. The applicant did have a traffic impact study prepared for
Reeves Creek II, which is to consist of a much larger development than the current proposal on
the subject property. The traffic impacts of the proposed development are therefore anticipated
to be much less.

The proposed site plan shows the inclusion of sidewalks throughout the development, but it
City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025
13

does not state their proposed widths. The applicant plans to prepare a revised site plan to show
them.

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 subject property is currently zoned ‘PUD’ (Planned Unit Development), but no master
plan was prepared when the City assigned the PUD district to the property upon its annexation
into the City. The applicant now proposes such a plan. Without it, no development may occur.

VI. RECOMMENDATIONS

In view of the analysis above, the Planning and Zoning Staff recommends the APPROVAL
WITH CONDITIONS for RZ-2024-11 on the subject property (three parcels on Flippen Road at
Fairhaven Road), with the following conditions:

1. Site Plan:
a. Overall Design--The developer shall submit and build the proposed development
according to a site plan which is very similar in design to the submitted one, which is
entitled “Flippen Rd. at Walt Stephens Rd.: A Master Planned Mixed-Use Development
for VISTA Realty Partners; Conceptual Master Plan, Preliminary”, which was prepared
by Planners and Engineers Collaborative On November 12, 2024.
b. Sidewalks—All internal sidewalks shall be shown on the site plan, with their widths
noted.
c. Amenities—The developer shall provide a dog park, a playground and/or picnic tables
with barbeque grills, and connections to the nearby walking trails; and these shall all be
labeled on the site plan.
d. Setbacks and Building Spacing—Although the property’s PUD zoning does not have
any specific setback or building spacing requirements, the proposed setbacks and
building spacing should nevertheless be stated on the site plan.
e. Buffers—Buffers which are at least 25 feet wide shall be provided along the northern
and eastern sides of the property, contiguous to the adjacent properties which are zoned
‘RR’ (Rural Residential) and ‘SR’ (Suburban Residential).

2. Water and Sewer Facilities—The applicant shall obtain, submit, and comply with all
terms of a water and sewer facilities letter from the Henry County Water Authority.

3. Architectural Design:
a. Unit Sizes—All townhome units shall be a minimum of 1,600 square feet in size.
b. Garages—All townhome units shall have two-car garages.
c. Building Facades—All sides of each townhome building shall have exterior materials

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025
14

consisting of brick, stone, or stucco; or any combination of two or more of the following
materials on all sides: brick, stone, stucco, or cement fiberboard. Further, vinyl-based
materials shall only be used in the soffits, eaves, and fascia.
d. Gates—Gates shall not be required at project entrances.

4. Rental Cap—No more than ten (10) percent of the total number of units in the development
shall be rented at any one time.

5. Property Management—The developer shall establish an HOA or shall secure a property
management company to maintain the common areas of the proposed development.

6. Recombination of Parcels--The developer shall prepare and submit a clear plat which
shows how portions of parcels comprising the development site would be combined. The
plat shall be approved by the Community Development Department and officially recorded
at the Henry County Superior Court. Further, no permits shall be issued for the proposed
development until the developer has submitted to Community Development a copy of the
recorded plat.

City of Stockbridge, Georgia Community Development Department; Dec. 19, 2024 and Jan. 13, 2025
25’ UNDISTURBED BUFFER

50’ FRO
NTAGE
SETBAC
FAIRHAVEN ROAD

(APPROXIMATE 60’ R/W)

ST
OR
FA MW
CI AT
LIT E
Y R

25’ UNDISTURBED BUFFER
MAIL
KIOSK

50’ FRO
NTAGE

FLIPPEN ROAD at FAIRHAVEN ROAD
SETBAC
BARK
PARK

ROAD
LE ROW

FLIPPEN(VARIAB STORMWA
TER
FACILITY

CITY OF STOCKBRIDGE
10’SIDE SETBA
CK

EAST TRACT:
(94) 24’ X 50’ FRONT
LOADED TOWNHOMES
75’
IMP
ERV
50’ IOU
UND SB
IST UFF
URB ER
25’ ED
STA BUF
TE FER
BUF
FER
REE
VES
CRE
EK K
FLOODPLAIN

SETBAC
AREA

NTAGE
FLOODPLAIN
AREA

50’ FRO

6’ MULCH
TRAIL
BARK
OPEN PARK
GRILLING/

SITE RENDERING
SPACE
FIREPIT AREA AREAS FLOODPLAIN
AREA

MAIL

30 REAR SETBACK
KIOSK

SETBAC

NTAGE
STORMWATER

50’ FRO
FACILITY

0’ 30’ 60’ 120’ 180’ 240’ 300’
10’SIDE SETBACK

SCALE: 1” = 60’ N
CITY OF STOCKBRIDGE,

FLIPPEN RD at WALT STEPHENS RD.
HENRY COUNTY,

GEORGIA

25' UNDISTURBED BUFFER
47 48
49 50
51 52

A MASTER PLANNED MIXED-USE DEVELOPMENT
53

SETBA

VISTA REALTY PARTNERS
46

45 54

"WE PROVIDE SOLUTIONS"
44 55

50' FRO
43 56
2964 PEACHTREE ROAD
NTAGE
42 57

SUITE 585
41

FOR
FA RM
CI WA

ATLANTA, GEORGIA 30305
40 LI T
TY ER
ST
39

38

PHONE: 404-556-2292
25'
50' ST 37
AT
UN EB
DIS UF
T U FE 36
75' RB R
IMP ED
ER BU
VIO FFE
US R
BU 75'
FFE I
R MP
ER

25' UNDISTURBED BUFFER
50' VIO
UN US
DIS BU
25' TU FFE
RB R
ST ED
AT B UF 35
EB FE
UF R
FE
R 34
33
4 3 2 1 32

SETBA
MAIL
KIOSK

CK 31

LAND LOTS 38 & 39
30

50' FRO 29

NTAGE
BARK 5 6 28

12th DISTRICT
PARK 8 9
27

26

25
ER R
BUFF UFFE
FFER
13 12 11 10
REVISIONS:
ED B 24
BLDG-15 IOUS NO. DATE BY DESCRIPTION
ATE B
BLDG-16
3/4 STORY SPLIT 23
TURB
3/4 STORY SPLIT
STORM
PERV U WA
FACILIT TER
22
NDIS 25' ST
75' IM
21
50' U
11 11
10 10 11

26' PRIVATE 20
STREET 11

10 15 14 15 16 19
17
11

BLDG-14
18
10' SIDE SE
3/4 STORY
SPLIT TBACK
11 11
12 9

BLDG-17 12
3/4 STORY
SPLIT
BLDG-18
10
3/4 STORY
SPLIT

9 10
10
10

10 10
8 10

BLDG-13
3/4 STORY
EAST TRACT:
SPLIT

5 5

(94) 24' X 50' FRONT
9 LOADED TOWNHOMES
13 8

26' PRIVATE
STREET
POOL BLDG-19
8 9 8 9
3/4 STORY
SPLIT
AMENITY 7

AREA
8 9 7

LEASING 10

OFFICE/ 5
9 3
12 10
CLUBHOUSE 5

5 6
9 6 8

26' PRIVATE
BLDG-12 BLDG-11 7 3
STREET
3 STORY 3 STORY
FLAT FLAT 8 6 6
10

RESIDENT
ONLY GATES
CONCEPTUAL
SETBA

www.Georgia811.com
SPINE ROAD SPINE ROAD C Knowwhat'sbelow. MASTER PLAN

J:\2020\2006902\De\Concepts & Exhibits\Concepts\20069.02 Site-Concept1.dwg - MKipp - 12/06/2024 11:19 AM
6' MULCH Callbefore you dig.
NTAGE
TRAIL OPEN BARK
GRILLING/ SPACE PARK
FIREPIT AREA AREAS 0 50 100 200 300
POD E SITE DATA:
50' FRO
10 10 6 7
12

8 4 9
10
ADDRESS 630 FLIPPEN ROAD STOCKBRIDGE, GA 30281 SCALE: 1" = 100'
4 SPLIT
SENIOR
BUILDING ZONING DATE: DECEMBER 06, 2024
10

6 OFFICE
37 36
35 34 33 ZONING PUD PROJECT: 20069.02
7 7 7

BLDG. 32
31 30 ZONING JURISDICTION CITY OF STOCKBRIDGE
29 28 27
AMENITY 7,000 SF 26 25
THIS SEAL IS ONLY VALID IF COUNTER SIGNED
24 DEVELOPMENT STANDARDS
COURTYARD
OFFICE OFFICE
FULL ACCESS 23 22
21
AND DATED WITH AN ORIGINAL SIGNATURE.

30' REAR SETBACK
ENTRANCE/EXIT

MAIL

6 6
BLDG. COURTYARD BLDG. 3 TOTAL UNITS 94 UNITS
13,500 SF 13,500 SF DRIVEWAY #3 CK KIOSK
UNIT SIZE 24' X 50' FRONT LOAD TOWNS

SETBA
CK 5

6 6 6

10
OFFICE
BLDG. 9 9
SETBA

15
16
OPEN SPACE PROVIDED

FLIPPEN RD - FRONT SETBACK
10.38 AC

50 FEET
PRELIMINARY
7,000 SF
NTAGE
3 14
8 EXTERIOR SIDE SETBACK 10 FEET NOT TO BE RELEASED FOR CONSTRUCTION
17
NTAGE
2 13 EXTERIOR REAR SETBACK 30 FEET
7 7 7

1 9 18

50' FRO
8 4 9 10 12 STORMWATER INTERIOR FRONT YARD 15 FEET
10 FACILITY
19
50' FRO
8 7 7 7 7 DUMPSTER W/
ENCLOSURE 11 INTERIOR SIDE YARD 5 FEET
20
REAR YARD 10 FEET
GRID NORTH
20' REAR SETBACK BUFFER AGAINST SR & RR ZONING 25 FEET
20' REAR SETBACK 10' SIDE SETBACK
PARKING

C1
PARKING REQUIRED 188 SPACES (2 SPACES/DWELLING)

RESIDENTIAL PARKING PROVIDED 376 SPACES (2 GARAGE + 2 DRIVEWAY)

GUEST PARKING PROVIDED 21 SPACES

TOTAL PARKING PROVIDED 397 SPACES
SHEET
GEORGIA WEST ZONE
Engineering Division

December 11, 2024

Re: Water and Sewer Services - Availability
Proposed Development: Townhomes – Residential Development
Property Information: Flippen Road (Parcel No. 030-01002000, 030-01002001, & 030-
01002002)
LL 38; District 12; 18.31+/- acres
Proposed Zoning: PUD
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

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

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

Static: 137 psi
Residual: 129 psi
Flow 1650 gpm
Calculated Flow @ 20 psi: 7024 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
1,000 gpm for said commercial development as established by the Henry County Board of
Commissioners.

Sewage treatment is available for the property. Sewer conveyance is contingent upon the
completion of an HCWA 24-inch gravity sewer extension (per the attached proposed Sewer Line
Extension Exhibit). That project is on-going, and is planned to be completed (designed with
permitting/construction pending) in approximately 18-24 months. Moreover, an offsite sanitary
sewer line extension is required at the developer’s expense. The offsite sewer line extension
may require acquisition of easements at the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Conceptual Master Plan dated
12/10/2024 prepared by Planners and Engineers Collaborative.
Digitally signed
by Scott Sage,
P.E.
Date: 2024.12.11
13:44:55 -05'00'
Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
