---
date: 2024-05-13
title: Regular Council Meetings Agenda Packet
source: 2024-05/2024-05-13_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
May 13, 2024 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
Vacant Website: www.stockbridgega.org
CITY ATTORNEY Phone: 770-389-7900
Quinton G. Washington
Fax: 770-389-7912
Samantha Embry
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, MAY 13, 2024 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Adoption of the April 08, 2024 Council Meeting Minutes
Adoption of the April 25, 2024 Special Called Meeting Minutes
Adoption of the April 30, 2024 Work Session Meeting Minutes
Adoption of the April 13, 2024 Joint Council, DDA, Main Street 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 Review of: Proclamation for National Cities, Towns and Villages Month,
Georgia Professional Municipal Clerks Week, Public Service Recognition
Week, National Public Works Week, Asian American Pacific Islander Heritage
Month, and Mental Health Awareness Month

UNFINISHED BUSINESS
3 Council consideration to approve the City of Stockbridge 2024-2028 Short-
Term Work Program and Capital Improvements Element (STWP/CIE)
amendment required due to a State DCA-mandated revision.

- Presented by: Ryan Anderson
Page | 3

PUBLIC HEARING
4 TEXT AMENDMENT CASE #TX-2024-02. Council consideration of a Text
Amendment to amend Title 12 of the Stockbridge Unified Development Code
(UDC) to amend Section 9.3.4, which contains regulations for mailed notices.
The purpose is to propose changes include: 1) requiring mailed notices to be
sent to owners of properties within 500 feet of the subject property instead of
just sending them to owners of the adjacent properties; and 2) requiring mailed
notices to be mailed at least 30 days prior to a public hearing instead of 15
days. - Presented by: Ryan Anderson
5 TEXT AMENDMENT CASE #TX-2024-03. Consideration of a text amendment
to amend Title 12 (Unified Development Code) of the Stockbridge Code of
Ordinances for the purpose of providing various changes to Section 2.5.2,
which contains the regulations for the Parkway Mixed-Use (PMU) Overlay
District. - Presented by: Ryan Anderson
6 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-04. (Council
District 2) Consideration of a request for a Comprehensive Plan Amendment to
change the future land use designation of three parcels on Davidson Parkway
and Walter Way from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density
Residential’ to allow for a mixed residential development. The applicant is D.
R. Horton, Atlanta East, represented by Tiffany D. Hogan. The property
contains three parcels, as are listed below, in Land Lot 57 of District 12, with
79.16 +/- total acres. Planning Commission recommendation on 9/28/23--
Denial. Council action on 12/11/23--Deferral, upon the applicant's
request. The applicant wanted to try to include a commercial use. Needed
action for 5/13/24--None, since the property now has the correct land use
designation of Low-Density Mixed-Use due to the adoption of the City's new
Comprehensive Plan. Parcel #030-01009000 – Contains 73.859 +/- acres;
Parcel #030-01009005 – Contains 3.636 +/- acres; Parcel #030-01009006 –
Contains 1.369 +/- acres. - Presented by: Ryan Anderson
7 REZONING CASE #RZ-2023-05. (Council District 2). Consideration of a
request to rezone three parcels on Davidson Parkway and Walter Way from ‘C-
3’ (Heavy Commercial) to ‘PUD’ (Planned Unit Development) to allow for a
mixed residential development. The applicant is D. R. Horton, Atlanta East,
represented by Tiffany D. Hogan. The property contains three parcels, as are
listed below, in Land Lot 57 of District 12, with 79.16 +/- total acres. Planning
Commission recommendation on 9/28/23--Denial. Council action on 12/11/23--
Deferral, upon the applicant's request. The applicant wanted to try to include a
commercial use. Council action on 04/08-24--Deferral. Staff recommendation
for 05/13/24--Denial, since no new plans with a commercial use have been
submitted.

• Parcel #030-01009000 – Contains 73.859 +/- acres.
• Parcel #030-01009005 – Contains 3.636 +/- acres.
• Parcel #030-01009006 – Contains 1.369 +/- acres.

- Presented by: Ryan Anderson

May 13, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

NEW BUSINESS
8 Council consideration to approve the 2024 -2025 Liability Insurance Policy in
the amount of $718,088.00 - Presented by: Renee Wheeler, Matt Simmons
9 Council consideration to approve Georgia Power Lighting Agreement for
streetlight enhancement for (59) Lights for Walt Stephens Rd. in the amount of
$24,214.00/yr., (46) Lights for Valley Hill Rd. in the amount of $18,878.00/yr.,
(25) Lights for Jodeco Rd. in the amount of $18,855/yr.(wooden poles) or (25)
Lights for Jodeco Rd. in the amount of $$35,400/yr. (Black Aluminum Poles);
and (22) Lights for Davis Rd. in the amount of $9,338.00/yr., and (19) Lights for
Shields Rd. in the amount of $8,892/yr., for a total of $79,927.00 or $96,772.00
annually. Funding source from FY2024 department budget.

- Presented by: Decius Aaron
10 Council consideration to fill a vacancy and appoint a member to the Citywide
Authority Board to serve an unexpired term. - Presented by: Frederick Gardiner

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,
6:00 p.m.- City Hall Levi Meeting Room (May 14)
• Planning Commission Meeting,3rd Thursday of each month, 6:30 p.m. -
City Hall Council Chamber - (May 16)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (May 21)
• Youth Council Advisory Committee Meeting, 6:30 p.m.-3rd Tuesday of
each month Levi Meeting Room - City Hall (May 21)
• City Council Work Session Meeting, last Tuesday of each month at 6:00
p.m. - City Hall Council Chamber (May 28)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of
each month at 6:00 p.m. at the Stockbridge Police Community Room
4545 N. Henry Blvd. (Jun 6)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (Jun 10)
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City
Hall Levi Meeting Room (Jun 10)
• The Main Street Advisory Board Meeting 2nd Friday of each month at
9am – Location is the Downtown Connection Center 130 M L King Sr.
Heritage Trail. (Jun 14)

May 13, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

UPCOMING CITY EVENTS/INITIATIVES

• Food Truck Tast Tuesday is back! Join us at Clark Community Park at
111 Davis Rd. Stockbridge on Tuesdays from 5:30pm – 8:00 pm for live
music, great food, and a host of free games and activities for the kids.
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash
on Wednesday, May 15th rom 10am - 12pm at the Merle Manders
Conference Center, 111 Davis Rd. for raffles, prizes, games, snacks and
fun!
• Join Councilwoman LaKeisha Gantt in partnership with Atlanta Food
Truck Park for Night Market at the Stockbridge Amphitheater Parking
Lot from 6pm – 9:30pm each 3rd Thursday beginning May 16 – August
15th. There will be 40+ vendors, Food Trucks, Activities, Games, Music,
and Vibes. Contact Tan Bowers at tan@atlantafoodtruckpark.com for
registration and additional information.
• Join Mayor Anthony Ford for the monthly Meet the Mayor on Monday,
May 20th from 10am – noon at Stockbridge City Hall.
• Join the City of Stockbridge for the Annual Memorial March on Monday,
May 27th at the Merle Manders Conference Center as we remember
those who gave the ultimate sacrifice. Stay tuned to the city’s website
and social media platforms for more information to participate or
contact the Events Team at 770-389-5982.
• Please mark your calendars for the Main Street Movie Night at Clark
Park, Friday, June 14th with FREE games and activities starting at 6pm
and the featured movie: MIGRATION and begin around dusk.
• Save the dates! Councilwoman Yolanda Barber is again partnering with
Kicks4Kids to collect shoes on Saturday, July 6th, and July 7th at
Stockbridge First United Methodist Church. Please plan to donate what
you can to this life changing initiative.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education highlighting the causes and effects of
Littering and Illegal Dumping. More information to follow.
• Councilman Thomas is honoring Veterans with a Continuous Salute all
year long. Please send your pictures of Veterans with their name,
branch, rank, and years of service.

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

May 13, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 6

2024 STOCKBRIDGE AMPHITHEATER CONCERT SERIES

1. Saturday, May 25th – Funk Party featuring Zapp, Evelyn “Champagne”
King, Rose Royce, and Rick James’ Stone City Band
2. Saturday, June 8th – TLC Celebrating the 30th Anniversary of the
“CrazySexyCool” Album, with Special Guest Brownstone
3. Saturday, July 13th and Sunday, July 14th – A Night with Kem, and
Special Guest Leela James
4. Saturday, July 20th – Ladies Night Out featuring Jodeci, Johnny Gill,
and Silk
5. Saturday, July 27th – 70’s Soul Jam featuring the Chi-Lites, the
Manhattans, The Legendary Blue Notes, Bloodstone and Peaches &
Herb

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

May 13, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, APRIL 8, 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
Vacant – City Treasurer
Quinton Washington – City Attorney
Samantha Embry – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:00 p.m.
Invocation by Mayor Pro Tem Berry

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.

Motion to amend the Agenda to remove Public Hearing Item#4 and Item #5 at the
Applicant’s Request was made by Councilmember Gantt; seconded by Councilmember
Thomas. The motion passed unanimously 5-0.
Motion to amend the Agenda to add Discussion Item #7 – Amphitheater Marketing
Budget was made by Mayor Pro Tem Berry; seconded by Councilmember Alexander.
The motion passed unanimously 5-0.
Motion to amend the Agenda to add Discussion Item #8 – Amphitheater Parking was
made by Councilmember Barber; seconded by Mayor Pro Tem Berry. The motion
passed unanimously 5-0.
Motion to adopt the Agenda as amended was made by Councilmember Gantt;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 5-0.
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Motion to approve the Minutes for the following meetings was made by Councilmember
Alexander; seconded by Councilmember Gantt. The motion passed unanimously 5-0.
1. Council Meeting Minutes March 4, 2024
2. Work Session Meeting Minutes March 26, 2024

PUBLIC COMMENTS
There were no public comments.

CEREMONIAL REVIEW
2. Mayor Ford reviewed the Proclamations for Child Abuse Awareness
Month presented to Dr. Renee Gourdine, World Water Day presented to
Melissa Ellis and World Autism Awareness Month presented to Alicia
Boyd; and referenced the Swearing In of Ms. Valerie Richmond-Reese
and Kaitlynn Nash (former Youth Council Member) to the Youth Council
Advisory Committee.

Motion to remove Item C and D from the Consent Agenda was made by
Councilmember Alexander; seconded by Councilmember Barber. The
motion passed unanimously 5-0.
CONSENT AGENDA

3. A. Council consideration to fill a vacancy and appoint a member to a two-
year term on the Youth Council Advisory Committee. Dr. Samuel Valme

B. Council consideration to fill a vacancy and appoint a member to fill an
unexpired term on the Planning Commission - District 5. Matthew Thomas.

Motion to approve the Consent Agenda was made by Councilmember
Alexander; seconded by Councilmember Barber. The motion passed
unanimously 5-0.

C. Council consideration to approve the renewal of Request For Proposal
RFP Number 2022-0006, On Call General Engineering Services, for the
City of Stockbridge with Carter & Sloope, Inc.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted Carter & Sloope is one of the city’s two on-call
engineering firms noting there are operating under a one year contract
with four one-year options to renew, and the firm is currently working on
twenty (20) projects for the city.
Motion to approve renewal of RFP No. 2022-0006 for Carter & Sloope
On-Call General Engineering Services was made by Councilmember
Alexander; seconded by Councilmember Barber. The motion passed
unanimously0

D. Council consideration to approve the renewal of the term contract No.
2019-00022P, Facility Maintenance Solutions/Grounds Keeper
Landscape, between CGL Facilities Management, LLC in the amount of
$400,000.00. Funding source is from Public Works Department budgeted
funds. Presented by: Decius Aaron, Public Works Director
2|Page
Mr. Aaron noted the Council’s request for roadway maintenance for the
city’s major thoroughfares throughout the city, and the newly annexed
areas are now also included in the contract.

Councilmember Alexander commended the Public Works staff for the
improvements, noting the difference is visible.

Mr. Al Barnes, Public Works Operations Manager, noted outside of CGL,
the General Maintenance staff is maintaining the grounds and facilities for
the city and is looking to hire more staff to increase the mowing frequency.

Mr. Aaron confirmed the city has two street sweepers in operation with
every street being swept at least once per quarter and agreed to furnish a
copy of the Street Sweeper schedule to Councilmember Thomas.

Motion to approve renewal of RFP No. 2022-0006 for Carter & Sloope On-
Call General Engineering Services was made by Councilmember
Alexander; seconded by Councilmember Barber. The motion passed
unanimously 5-0.

PUBLIC HEARING
4. Comprehensive Plan Amendment Case #CP-2023-04. (Council District 2)
The City of Stockbridge Mayor and City Council will hold a public hearing
on Monday, December 11, 2023 at 6:00 p.m., in the Stockbridge City Hall,
located at 4640 North Henry Boulevard in Stockbridge, Georgia, to
consider a request for a Comprehensive Plan Amendment to change the
future land use designation of three parcels on Davidson Parkway and
Walter Way from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density
Residential’ to allow for a mixed residential development. The applicant is
D. R. Horton, Atlanta East, represented by Tiffany D. Hogan. The
property contains three parcels, as are listed below, in Land Lot 57 of
District 12, with 79.16 +/- total acres. Original Staff Recommendation--
Denial. Planning Commission's Recommendation--Denial. City Council
Action on December 11, 2023--Deferral, upon the applicant's
request. Current Staff Recommendation--No Action, due to the recent
update of the City's Comprehensive Plan and Future Land Use Map,
whereby the property now has the correct future land use designation of
Low-Density Mixed-Use.
Parcel #030-01009000 – Contains 73.859 +/- acres.
Parcel #030-01009005 – Contains 3.636 +/- acres.
Parcel #030-01009006 – Contains 1.369 +/- acres.
Presented by: Ryan Anderson – Chief Planner
Item removed from the Agenda – Deferral Request made by the Applicant
to be heard at a future date.

5. REZONING CASE #RZ-2023-05. The City of Stockbridge Mayor and City
Council will held a public hearing on Monday, December 11, 2023 at 6:00
p.m., in the Stockbridge City Hall, located at 4640 North Henry Boulevard
in Stockbridge, Georgia, to consider a request to rezone three parcels on
3|Page
Davidson Parkway and Walter Way from ‘C-3’ (Heavy Commercial) to
‘PUD’ (Planned Unit Development) to allow for a mixed residential
development. The applicant is D. R. Horton, Atlanta East, represented by
Tiffany D. Hogan. The property contains three parcels, as are listed
below, in Land Lot 57 of District 12, with 79.16 +/- total acres. Original
Staff Recommendation--Denial. Planning Commission Recommendation--
Denial. City Council Action on December 11, 2023--Deferral, upon the
applicant's request. Current Staff Recommendation--Denial.
Parcel #030-01009000 – Contains 73.859 +/- acres.
Parcel #030-01009005 – Contains 3.636 +/-acres.
Parcel #030-01009006 – Contains 1.369 +/- acres.
Presented by: Ryan Anderson, Chief Planner
Item removed from the Agenda – Deferral Request made by the Applicant
to be heard at a future date.

NEW BUSINESS
6. Council consideration to approve Change Order No. 2 for the 2024 LMIG
Paving Project with East Coast Grading to include the resurfacing of Old
Conyers Road from East Atlanta Road to Mays Road (City Limits) in the
amount of $451,796.50. Funding Source: GDOT Supplemental LMIG
Funds $373,698.20; SPLOST V $78,098.30
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the request to amend the 2024 LMIG resurfacing to
include Old Conyers Rd from East Atlanta Rd. to Mays Rd., noting there
have been a number of complaints about the condition of the roads that
are heavily travelled near Stockbridge Middle and High schools.

Mayor Pro Tem Berry noted Flippen Road has received equal complaints
and is also a major roadway in the city.

Mr. Aaron noted Flippen Rd. would be a major financial undertaking to
resurface, whereas the additional $300,000+ will not resolve the issues on
Flippen Rd.

Councilmember Alexander noted that the roads were annexed into the city
of Stockbridge in sub-standard condition from the County, and the County
should not be let off the hoof for neglecting these former County roads for
decades.

Mr. Aaron noted the City of Stockbridge, and the Henry County are
working on a joint project to resurface portions of Valley Hill Road where
the County has allotted $110,000 and referenced the proposed grant
funding via ARC for additional City/County road projects.

Councilmember Alexander recommended Mr. Aaron should speak with
the County to partner with funding on the Old Conyers Rd. project.

Mr. Aaron noted he has been in talks with the County, and they have no
intention of providing funding for Old Conyers Rd.

4|Page
Councilmember Barber referenced the talks with Mr. Aaron, and the
County Chair, Cheri Matthews, and District 2 Commissioner Robinson,
noting only Valley Hill Rd. was addressed and believes the City should
move forward with what has already been allocated.

Councilmember Alexander stressed the fact that the City can only do
roadwork within the city limits, and that the schools are all in the County,
noting the roads will remain unchanged unless the County commits to
doing the additional roadwork.

Motion to approve Change Order No. 2 for the 2024 LMIG Paving Project
with East Coast Grading as recommended by staff was made by
Councilmember Barber; seconded by Councilmember Gantt. The motion
passed unanimously 5-0.

DISCUSSION
7. Council discussion of Amphitheater Marketing Budget
Presented by: Decius Aaron, Public Works Director
Mayor Ford suggested the Council convene for Executive Session noting
the discussion items includes real estate and the item will be heard
following Executive Session.

8. Council discussion of Amphitheater Parking
Presented by: Decius Aaron, Public Works Director
Councilmember Barber requested a map for concert goers to locate the
areas around the Amphitheater for free and paid parking.

Mr. Aaron confirmed that there are 91 newly paved parking spaces on
North Lee Street.

Councilmember Alexander noted there is now a curb on East Atlanta
Road in front of the lot across from city hall, and therefore cannot be
accessed from East Atlanta Rd. due to the beautification of the area with
new plantings and landscaping, and that there would need to be signage
put in place directing concert goers to Harrell Street.

Councilmember Gantt noted the Amphitheater Consultant, Mr. Young
should be in attendance to address questions and concerns regarding
parking.

Councilmember Barber the downtown area is in Council District 4, and as
the representative of the area, she has received a number of complaints
from homeowners and businesses regarding parking issues around the
Amphitheater, and noted there have been attendants in the area collecting
parking fees for property that they did not own, and wants the issues
addressed and remedied prior to the upcoming concert season to include
a map of parking areas.

Councilmember Alexander noted the city cannot regulate privately owned
businesses and agrees the improper charging for parking needs to cease.
5|Page
Motion to task staff with revising the original map of designated parking
and present a new map noting free and paid parking areas and show the
Rideshare locations during the April 30, 2024 Work Session was made by
Councilmember Barber; seconded by Councilmember Thomas. 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, 6:00 p.m.- City Hall Levi Meeting Room (Apr 9)
➢ The Main Street Advisory Board Meeting scheduled for Friday, April
12th has been canceled. The Board will meet on Saturday, April
13th at 9am for a Planning Retreat at the Merle Manders
Conference Center (Apr 13)
➢ Downtown Development Authority Meeting, 3rd Tuesday of each
month Welcome Center 130 M L King, Sr. Heritage Trail (Apr 16)
➢ Youth Council Advisory Committee Meeting, 6:30 p.m. -3rd
Tuesday of each month Levi Meeting Room - City Hall (Apr 16)
➢ Planning Commission Meeting,3rd Thursday of each month, 6:30
p.m. - City Hall Council Chamber - (Apr 18)
➢ City Council Work Session Meeting, last Tuesday of each month at
6:00 p.m. - City Hall Council Chamber (Apr 30)
➢ Stockbridge Citizens-Police Advisory Council meeting 1st Thursday
of each month at 6:00 p.m. at the Stockbridge Police Community
Room 4545 N. Henry Blvd. (May 2)
➢ City Council Meeting, 2nd Monday of each month at 6:00 p.m. -
City Hall Council Chamber (May 13)
➢ Youth Council Meeting 2nd Monday of each month at 6:30 p.m. -
City Hall Levi Meeting Room (May 13)

UPCOMING CITY EVENTS/INITIATIVES
➢ Join Mayor Anthony Ford for the monthly Meet the Mayor on
Monday, April 15th from 10am – noon.
➢ Join Councilman Alphonso Thomas for the monthly Senior Bingo
Bash on Wednesday, April 17th from 10am - 12pm at the Merle
Manders Conference Center, 111 Davis Rd. for raffles, prizes,
games, snacks and fun!
➢ Join Councilman Elton Alexander for the Campground Road
Community Cleanup, Saturday, April 20th from 9am – noon. Please
park at the Winslow @ Eagles Landing Pool Lot.
➢ Join Councilwoman Yolanda Barber in partnership with JJ Smiles
for the 2024 Annual Cookout & Fundraiser for donations of
Backpacks and School Supplies for K-12 students on April 20th at
Clark Park from 2 – 6pm. This is a FREE Event.
➢ Join Councilwoman Yolanda Barber for the 2nd Annual Mother’s
Day Tea Brunch on Sunday, April 21st from 2pm to 5pm at the

6|Page
Merle Manders Conference Center. This is a FREE event honoring
mothers and the grace they carry.
➢ Join Mayor Anthony Ford for the Annual State of the City Address
on Tuesday, April 23rd in the City Hall Council Chamber at 6:00
p.m.
➢ Join Mayor Pro Tem Kyle Berry for the Annual National Day of
Prayer on Thursday, May 2nd in the City Hall Council Chamber at
6:30 p.m.
➢ Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education highlighting the causes and effects of
Littering and Illegal Dumping. More information to follow.
➢ Councilman Thomas is honoring Veterans with a Continuous
Salute all year long. Please send your pictures of Veterans with
their name, branch, rank, and years of service.
➢ Join the City of Stockbridge for the Annual Memorial March on
Monday, May 27th at the Merle Manders Conference Center as we
remember those who gave the ultimate sacrifice. Stay tuned to the
city’s website and social media platforms for more information to
participate or contact the Events Team at 770-389-5982.

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 referenced the Solar Eclipse earlier in the day, and hoped everyone was
able to view the event safely, noting the next event will take place 20 years from now;
noted Spring is here, and encouraged everyone to remain healthy with annual checkups,
and reminded everyone that COVID is still with us encouraged boosters and
vaccinations.
Councilmember Alexander noted there will be a District 5 Community Cleanup event on
Saturday, April 20th on Campground Rd. from 9am – noon.
EXECUTIVE SESSION
Motion to convene Executive Session for Personnel, Real Estate and Litigation was
made by Councilmember Gantt; seconded by Alexander. The motion passed 4-1.
(Councilmember Barber Opposed).
(Councilmember Gantt exited the meeting and was not present during the Executive
Session)
Motion to adjourn Executive Session and sign and Affidavit was made by
Councilmember Alexander; seconded by Mayor Pro Tem Berry. The motion passed
unanimously 4-0. (Councilmember Gantt was not present for the vote).
Motion to reconvene the meeting was made by Councilmember Alexander; seconded by
Councilmember Barber. The motion passed unanimously 4-0. (Councilmember Gantt
was not present for the vote).
7|Page
Motion to allocate the portion of the proceeds from the upcoming Citywide Development
Authority (Confidential) sale of property for Amphitheater Marketing was made by
Councilmember Alexander seconded by Mayor Pro Tem Berry. The motion passed
unanimously 4-0. (Councilmember Gantt was not present for the vote).
Motion to adjourn the meeting at 7:40 p.m. was made by Councilmember Alexander;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 4-0.
(Councilmember Gantt was not present for the vote).
Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

8|Page
CITY COUNCIL SPECIAL CALLED MEETING
SUMMARY MINUTES
THURSDAY, APRIL 25, 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
Lakeisha Gaines – Interim City Treasurer
Quinton Washington – City Attorney
Samantha Embry – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:0 p.m.

Invocation by Mayor Ford

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.

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

NEW BUSINESS
1. Council Consideration to approve an Ordinance to allow patrons to bring alcohol to
the Amphitheater during the concerts.
Presented by Frederick Gardiner - City Manager, Quinton Washington, City
Attorney and Harold Young, Amphitheater General Manager

Mr. Gardiner referenced the vote of the Council during the February 2024 Retreat
to prohibit alcohol and food sales during the Amphitheater concerts and that when
the action from the Ordinance was recently announced to the public, Mr. Young,
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the Amphitheater Manager, received push back and negative feedback from the
public, promoters, and members of Council.

Councilmember Barber noted the decision was made by the City Council in
February at the Retreat and prior to the advertising of the first five shows, and that
pushback should have been expected when making this announcement just a few
weeks prior to the first concert; and questioned why directives from the Council are
not carried out and followed through by staff.

Mr. Gardiner noted that the intention was to go live with the announcement after
the vote in February, however, as Mr. Young began to receive pushback from the
industry and discussions with members of Council, the idea was to see if there
was a way to retract the action.

Councilmember Barber stated that she has not been included in any conversations
regarding the pushback prohibiting alcohol or food at the Amphitheater and asked
that the full Council be included in all conversations.

Mayor Ford noted his recollection was that he had spoken to members of the
Council regarding food and alcohol and the negative comments and pushback.

Councilmember Barber stated that her conversation with Mayor Ford related to
tickets, not food and alcohol.

Mayor Ford noted a Legal Opinion was still pending regarding tickets.

Councilmember Thomas stated the Agenda item being discussed relates to the
Alcohol Ordinance, and noted the intent of the Amphitheater was to enhance the
quality of life for the community, and that while the Amphitheater is still in its
infancy stage and experiencing growing pains, he is sure that the city will get it
right and the Council will make decisions to make the Amphitheater enjoyable and
sustainable.

Councilmember Gantt agreed, noting she wants to make sure the city gets it right,
and referenced other venues the city has to compete with and those venues are
allowing food and alcohol, and that the decisions cannot be personal, noting this is
a business decision where she would obviously prefer to see the Amphitheater full;
and noted her vote at the Retreat in February was not in support of prohibiting
alcohol at the Amphitheater.

Mayor Ford referenced the vote at the February Retreat to prohibit alcohol Passed
4-0-1 (Gantt Abstained); and the vote to prohibit food Passed Unanimously 5-0.

Councilmember Alexander stated the Alcohol policy has nothing to do with the
ticket sales, noting the policy to prohibit alcohol was not announced until last week,
however, the ticket sales are low, and there had been no mention of the increase
in ticket prices, which would have affected his vote at the February Retreat.

Councilmember Thomas called for a Point of Order to limit the discussion to the
Agenda Item relating to the Alcohol Ordinance.
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Councilmember Alexander agreed, noting a Special Called Meeting such as this
should have happened prior to the notice going out.

Mr. Young noted that he advised the Council during the February Retreat that
vendors had complained about alcohol sales and that it is important for the City
owns its product(s), and noted artists have stated they prefer the Stockbridge
Amphitheater due to the Chick-Fil-A experience, and that the 2024 season will
have a new alcohol vendor with no drink priced over $14 and will have servers
walking through the stands selling drinks.

Mayor Pro Tem Berry joined the meeting at 6:38 p.m.

Councilmember Gantt suggested the City revert to the previous policy to allow
alcohol and food, and referenced other venues, noting the experience is not at the
level that is experienced at the Stockbridge Amphitheater.

Councilmember Alexander noted 2021 food and alcohol was allowed; 2022 no
food, alcohol or water was allowed, and in 2023 food, alcohol and water was
allowed, noting there needs to be consistency.

Mr. Tony Starling, the Amphitheater Operations Manager, noted he has an
extensive history of producing concerts, and there are a number of expenses
incurred for each concert, and noted 325 commercial advertisements are running
every week for the Stockbridge Amphitheater concerts.

Councilmember Barber inquired about municipalities managing the operations of
their Amphitheater venues, and asked if Mable House was operated by the City of
Mableton, the response was no; asked if Chastain was operated by the City of
Atlanta, the response was no; asked if Wolf Creek was operated by the City of
South Fulton, the response was yes and the venue is currently closed; and asked
if the Macon Amphitheater was operated by the City of Macon/Bibb County, the
response was no; and stated that she cannot support any action that will have a
negative financial impact on the city.

Mr. Young stated that allowing alcohol will have a negative financial impact, noting
the City receives 30% of alcohol sales, and reiterated the importance of the city
seeking its own licenses for the 2025 year.

Motion to approve an Ordinance to allow patrons to bring alcohol to the
Amphitheater concerts was made by Councilmember Gantt; seconded by
Councilmember Thomas:

During the discussion, Mayor Pro Tem Berry requested the number of shows and
gross alcohol sales for 2021, 2022 and 2023; and later asked that 2021 not be
excluded noting there were only being two shows.

Councilmember Barber stated she has made multiple requests for the
Amphitheater financial reports for 2022 and 2023.

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During the discussion, Mayor Ford suspended the vote until Mr. Young could
provide the requested financial data for alcohol, ticket, and concession sales for
the 2022 and 2023 concerts.

Councilmember Gantt questioned why the City’s Interim Treasurer, Lakeisha
Gaines was not in attendance to respond to the financial inquiries for the city.

Mr. Young noted that concert reports have been submitted to the city for the two
concerts in 2021, the 21 concerts in 2022 and the 23 concerts in 2023, and noted
the city received more revenue when alcohol was prohibited.

Mayor Pro Tem Berry noted the overall goal is to manage the Amphitheater
efficiently, and noted that it is not necessarily about math, but rather the analysis
shows a correlation to the emotional satisfaction and a feel good anecdotal that
you cannot quantify.

Mr. Young presented data for 2022 and 2023 concerts, and Mayor Ford called for
the vote to approve an Ordinance to allow alcohol at the Amphitheater during the
concerts. The motion Failed 2-0-3 (Gantt/Thomas In Favor);
(Alexander/Barber/Berry/ Abstained); Councilwoman Barber cited the Abstention
due to the lack of supporting financial documents and data.

Motion to revisit the consideration to approve an Ordinance to allow patrons to
bring alcohol to the Amphitheater during the concerts with the required data of
alcohol, concession, and ticket sales with documentation to include all manual and
computer-generated reports to be presented at the April 30, 2024 Work Session
meeting was made by Councilmember Alexander; seconded by Mayor Pro Tem
Berry. The motion passed unanimously 5-0.

2. Council Consideration to approve a Resolution to allow patrons to bring food and
beverages to the Amphitheater during the concerts.
Presented by Frederick Gardiner - City Manager, Quinton Washington, City
Attorney and Harold Young, Amphitheater General Manager

Councilmember Alexander noted that he was okay with the food and service
provider, however, there are concerns with the customer service experience due to
complaints of long lines.

Councilmember Thomas agreed that the wait time needs improvement.

Mr. Young noted that the Amphitheater was constructed with only two concession
areas, and that has presented a challenge, however, G. Garvin has a variety of
quick items on the menu and is accustomed to server thousands of patrons at
State Farm Arena; and noted there will be (4) four lines of service with a third
portable station for concessions and is certain the wait times will be better, and
provided a list of food choices scheduled to be served.

Councilmember Gantt noted the venue was constructed to include space for food
trucks.

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Mr. Gardiner noted the issues with food trucks in the Amphitheater include carbon
monoxide emissions and grease and oil staining the concrete.

Mayor Ford asked Mr. Young to send the G. Garvin menu to the City Manager and
City Clerk. Mr. Young confirmed.

Councilmember Thomas agreed Council needs to see the data and information for
the prior years 2022 and 2023 and offered the opinion to allow alcohol to be
brought in for concerts.

Councilmember Gantt agreed the financials for the prior years should be submitted
to the Council and offered her support that alcohol should be allowed at the
Amphitheater concerts.

Councilmember Barber noted that the Stockbridge Amphitheater cannot be
compared to other venues where the operations and funding are not run by a
municipality, and that it is the Council’s responsibility to use taxpayer dollars
appropriately, and the reporting will show the financial impact to the city, noting
revenue both in and out should have been captured in the city’s financial reporting
for 2023 and likewise, the GRA reporting should be accounted for in the city’s
finances for revenue in and out for 2022.

Motion to approve a Resolution to allow patrons to bring food and non-alcoholic
beverages to the Amphitheater during the concerts in a 12x12 cooler per patron
and task staff with finding more food service options to be made available to
concert patrons to be presented at the May 27, 2024 Work Session Meeting was
made by Councilmember Alexander; seconded by Councilmember Gantt. The
motion passed unanimously 5-0.

3. Council Discussion of Amphitheater Operations for the 2024 Concert Season.

Mr. Gardiner noted it is ill advised for councilmembers to engage in the day to day
operations of the Amphitheater, but rather look for private partnerships; noted the
way the Amphitheater is being run today is not sustainable and the City Council
needs to look at an alternative, noting the three City Events – Juneteenth, July 4th
and BridgeFest would continue to be free to the public; and allow a
contractor/promoter to rent the facility, and bring in the artists, and foot the bill.
Councilmember Alexander asked if there would be a city budget required.

Mr. Gardiner’s responded, no.

Councilmember Barber noted the City needs to seek more sponsorships and a
sponsor for naming rights; and asked that she be allowed to speak without
interruption; Councilmember Barber stated that she has been constantly asking for
financial information for the Amphitheater and supports an outside entity to
complete Phase II of the Amphitheater concerts, but only through the competitive
bidding process.

Mayor Ford referenced the city’s Amphitheater Rental Policy and the city seeing
Mr. Young’s contract through.
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Mr. Gardiner noted the Amphitheater Rental Policy would go away if a third-party
entity were brought in to complete the second half of the concert season and
recommended the city pivot.

Mr. Young cautioned the Council, noting that bringing in a third-party promoter
would require the entity to be thoroughly and properly vetted.

Councilmember Barber noted those conversations regarding the operations of the
Amphitheater should be had with the City Manager, who is over the operations,
and Legal who will advise accordingly.

Councilmember Alexander noted his support of a third-party entity forward for
Phase II of the concert series, have the entity vetted, have the entity front the
funding to secure the artists and expenses, and takes the city off the hook
financially.

Councilmember Thomas noted the Council moved too quickly, and too fast before
and made mistakes, and needs to see a laid-out plan and documentation before
proceeding with a third party for Phase II and does not support a change in the
structure at this time without have the information provided to the full Council.

Mr. Young provided the Council with a Price Level report; and referenced big
sponsorship opportunities that were lost; and referenced the different ticking
pricing structures based on the artist, as recommended by Councilman Alexander.
Councilmember Gantt wanted to clarify that the goal is to accomplish a process for
Amphitheater operations.

Mr. Gardiner noted he has met with a long-standing Stockbridge family who is
interested in naming rights for the Amphitheater.

Mr. Young presented the 2024 Concert Lineup, noting the concerts that are
confirmed and those that are still pending.

Councilmember Thomas referenced the Amphitheater Rental Policy that has yet to
be completed. Mr. Young noted there is currently no rental policy in place.

Ms. Madonna Baker, Amphitheater Staff, cautioned on micromanaging, and noted
better communication is needed among the Council, noting perception can
negatively influence sponsorship.

Mr. Young referenced a block of tickets purchased by McDonalds, a PBS special
highlighting the Amphitheater, and potential sponsorship from Aflac.

Mr. Baker noted there are several advertisements on the radio, tv spots, and
billboards.

Councilmember Barber noted the members of Council should not be
micromanaging the Amphitheater, noting the Amphitheater General Manager
should be working with the City Manager who will keep the full Council updated
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and informed.

Councilmember Gantt asked how the City can help market the Amphitheater.

Mr. Young responded that all members of the Governing Body are Ambassadors
who should always look to promote the Amphitheater, and offered an example of
the Mayor of Macon, who personally solicited sponsors for the Macon
Amphitheater.

Mr. Young stated that he is proud to represent the Stockbridge Amphitheater and
provide the patrons with a picnic experience; noting Ticketmaster fees are huge at
18% of the base price, booked based on availability.

Councilmember Alexander asked Mr. Young if he was affiliated with any other
Amphitheater. The response from Mr. Young was no, and advised he would follow
up with the Interim Treasurer and submit the requested financial information to the
Council.

EXECUTIVE SESSION
Motion to convene Executive Session for Personnel, Real Estate and Litigation
was made by Mayor Pro Tem Berry; seconded by Councilmember Gantt. The
motion passed unanimously 5-0.

Motion to adjourn Executive Session and sign an Affidavit with No Action was
made by Councilmember Thomas; seconded by Mayor Pro Tem Berry. The
motion passed unanimously 5-0.

Motion to reconvene the meeting was made by Councilmember Alexander;
seconded by Councilmember Thomas. The motion passed unanimously 5-0.

Motion to adjourn the meeting was made by Mayor Pro Tem Berry; seconded by
Councilmember Alexander. The motion passed unanimously 5-0 at 10:13 p.m.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

7|Page
WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, APRIL 30, 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
Lakeisha Gaines – Interim City Treasurer
Quinton Washington – City Attorney
Mission: To provide visionary leadership and superior municipal services that enhance the
quality of life for citizens while creating a welcoming business atmosphere focused on
sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:01 p.m.
Invocation by Mayor Pro Tem Berry

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 Councilmember Gantt.

Councilmember Gantt joined the meeting at 6:04 p.m.

Motion to amend the Agenda to remove Item No. 5 at Staff’s Request to be deferred to
the May 13, 2024 Council meeting was made Mayor Pro Tem Berry; seconded by
Councilmember Barber. The motion passed 4-0-1 (Alexander Abstained).
Motion to adopt the Agenda as amended made by Mayor Pro Tem Berry; seconded by
Councilmember Thomas. The motion passed unanimously 5-0
Review of the April 8, 2024 Minutes – No Action.

QUARTERLY REPORTING
2. First Quarter Transportation Update – Eniel Gonzalez
Stockbridge Representative – Henry County Advisory Group

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Mr. Gonzalez provided an update of the ongoing transportation projects in and
around Stockbridge; was tasked with following up on tentative bus routing
through the city with dates and times of bus operations; and was asked to
inquire about an Amphitheater concert schedule.

PUBLIC COMMENTS
There were no public comments.

Councilmember Alexander requested Item A and Item B to be removed from
the Consent Agenda.

CONSENT AGENDA
3. C) Request for use of the Council Chamber and Levi Meeting Room for the
Annual Youth Council Senior Ceremony and Banquet. The Youth Council will
select a date when both spaces are available.
Motion to approve the Consent Agenda was made by Councilmember Gantt;
seconded by Councilmember Alexander.
The motion passed unanimously 5-0.

REMOVED FROM THE CONSENT AGENDA
A) Request for use of the Merle Manders Conference Center on Sunday,
June 2, 2024 from 2pm - 5pm for a Father's Day Event hosted by
Councilmember Yolanda Barber.
Presented by Councilmember Yolander Barber
Councilmember Barber noted the Council Initiative Calendar was approved
by the Council and included June 8th for the Father’s Day Initiative event,
however, the Events Staff failed to confirm the scheduled date and has
accepted another reservation for that date, and this request is to change the
date of the Father’s Day Initiative from Sunday, June 8th to Sunday, June 2nd.

Councilmember Alexander noted he supports use of the facilities, and asked
Mr. Gardiner for the cost and impact for the free events, noting the transfer of
funds annually for the conference center expenses.

Mr. Gardiner noted the impact of using the facility is minimal, noting municipal
facilities operate at a loss; and that every event brings people to the facility
and puts the venue on the map for potential rentals.

Mayor Ford referenced recent events held at the Merle Manders Conference
Center including Town Halls, the Ferst Readers Luncheon, and Piedmont
Henry.

Motion to approve was made by Councilmember Thomas; seconded by
Councilmember Barber. The motion passed unanimously 5-0.

B) Request for use of the Amphitheater Green Room on Wednesday, August
21, 2024 from 4pm - 9pm for a Broker's Open Event hosted by the Citywide
Development Authority.
Presented by Councilmember LaKeisha Gantt

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Councilmember Gantt noted the request is for the 2nd Broker’s Open event
where Real Estate Brokers and Developers come in to discuss real estate
opportunities in the City.

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

UNFINISHED BUSINESS
4. Council consideration to approve the Amphitheater Parking Map for Free and
Paid parking locations and Rideshare location(s).
Presented by: Frederick Gardiner, City Manager
Mr. Gardiner displayed the current Amphitheater Parking Map, noting the
Municipal Court Building has been designated as the Rideshare location.

Councilmember Barber requested the 3-acre lot across from City Hall to be
designated on the map as free parking with signage to access the area from
Harrell St. and Ward St.

Mayor Ford noted there needs to be Quiet Zone signage, and agreed there
should be specific signage indicating the free parking.

Mr. Gardiner confirmed, noting there will be no parking on the lot when rain is
forecast, or the grass is wet.

Councilmember Alexander referenced the 91 additional free parking spaces
on N. Lee St. and noted drivers will no longer be able to access the 3-acre lot
from East Atlanta Road and will need signage directing entrance via Harrell
St. to Ward Street.

Councilmember Thomas referenced the area along M L King, Sr. Heritage
Trail and the storage previously used by the railroad for additional parking.

Mr. Gardiner noted staff has contacted the railroad to discuss leasing the
space for parking similar to the fenced downtown area in Locust Grove.

Motion to approve the Amphitheater Parking Map with the following revisions:
1) Notate on the map the Municipal Court Building to be identified as the
Rideshare - Uber/Lyft pickup and drop-off location, with signage. 2) Expand
the blue boxes on the map to indicate free parking on the 3-acre site across
from city hall 3) Install signage at all designated Free Parking areas was
made by Councilmember Barber; seconded by Councilmember Thomas. The
motion Passed unanimously 5-0.

NEW BUSINESS
5. Council consideration to approve Georgia Power Lighting Agreement for
streetlight enhancement for (59) Lights for Walt Stephens Rd. in the amount
of $24,214.00/yr., (46) Lights for Valley Hill Rd. in the amount of
$18,878.00/yr., (25) Lights for Jodeco Rd. in the amount of $18,855/yr., (22)
Lights for Davis Rd. in the amount of $9,338.00/yr., and (19) Lights for
Shields Rd. in the amount of $8,892/yr., for a total of $79,927.00.
3|Page
Funding source from FY2024 department budget.
Presented by Decius Aaron, Public Works Director
Item Deferred to the May 13, 2024 Council Meeting.

6. Council Consideration to approve Invitation To Bid (ITB) 2024-002, Walter
Way, Pine View and Memorial Park Lift Station Rehabilitations to SOL
Construction, LLC. Funding Source: SPLOST V $1,000,000.00; Sewer Fund
Balance $1,404,086.87; Sewer Impact Fee $300,000.00 for a total amount of
$2,704,086.87
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the request is for upgrades to the Wastewater Treatment
Collections System and will generate $5.5 million dollars in Impact Fees.
Motion to approve was made by Councilmember Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 5-0.

7. Council consideration to approve the purchase of JCB Backhoe under
Sourcewell contract number 020223-JCB with Westpro-JCB in the amount of
$130,748.83. Funding source is from Public Works Department budgeted
funds.
Presented by: Al Barnes, Public Works Operations Manager
Mr. Barnes noted the Public Works Department is seeking funding to replace
a 20-year-old backhoe.

Councilmember Barber noted Budget Worksheet indicates the item was
requested in the 2023 Budget, and asked if there was a backhoe purchased
in 2023, noting 2023 actuals have not been presented to the Council to
compare. Mr. Barnes noted the purchase was not made in 2023.

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

8. Council consideration to approve the purchase of Kubota Utility Cab Tractor
under Sourcewell contract number 031121-KBA with Mason Tractor &
Equipment Co., Inc. in the amount of $55,885.26. Funding source is from
Public Works Department budgeted funds.
Presented by: Al Barnes, Public Works Operations Manager
Mr. Barnes noted the Bush Hog will be used to cut along the roadway
primarily in the newly annexed areas and take the strain off of the zero turn
mowers.

Mayor Pro Tem Berry asked if the equipment would be used along roadways
with deep drop offs.

Mr. Barnes noted the crews will continue to use weed eaters along the
embankments and the Bush Hog will be used along wide right away areas,
with plans to purchase a Broom Mower in the 2025 budget.

Motion to approve was made by Councilmember Gantt; seconded by
Mayor Pro Tem Berry. The motion passed unanimously 5-0.

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9. Council consideration to piggyback on a contract with Galls Inc., as outlined in
Henry County Resolution 23-268 and Bid Number 24.01 up to a maximum
amount of $100,000 for uniforms and equipment.
Presented by: Richard Godfrey, Police Major
Major Godfrey noted the request is to raise the threshold from $50,000 to
$100,000 and piggyback on the County’s contract, noting specialized
equipment for K-9 unit, and a 2nd K-9 officer, the four newly hired Public
Safety Officers and other uniforms and equipment; and noted the request
does not include additional funding and the request is not for a budget
amendment.

Councilmember Thomas noted the documents included in the Agenda Packet
reference a Budget Amendment and note the funding source is General
Fund, and the Council relies on the correct information to make informed
decisions.

Major Godfrey apologized that the documentation in the packet was not
correct.

Mayor Pro Tem Berry asked Major Godfrey if the uniform budget for Fiscal
Year 2024 remains the same. Major Godfrey confirmed.

Motion to approve with express statement of no additional funding from
general funds and no budget amendment was made by Councilmember
Alexander; seconded by Councilmember Barber. The motion passed
unanimously 5-0.

10. Council consideration to approve an Ordinance to Deannex from the
Corporate Limits of the City of Stockbridge the following parcels located in the
Manderlay Subdivision 013A01128005, 013A01132000, 013A01061000,
013A01051000, 013A01060000, 013A01059000, 013A01058000,
013A01057000, 013A1127000 and 013A0113800.
Presented by: Frederick Gardiner, City Manager
Mr. Gardiner noted the city had received a De-Annexation request Henry
County relating to ten homeowners in the Manderlay subdivision; noted the
application was in compliance within State code and meet the State law and
recommends the Council approve the request.

Councilmember Alexander asked Mr. Gardiner to explain the law and
questioned how ten parcels out of 74 can de-annex.

Mr. Gardiner noted the State Legislature have the right to the County with the
new law, and noted the Annexation Referendum that passed was not 100%,
and there are no thresholds to deny; and noted the Council should prepare for
the next wave of ten.

Councilmember Gantt noted she was aware of a petition circulating to de-
annex from the city, and will follow the law, noting there will be boundary
issues relating to public safety, and city/county roads.

5|Page
Motion to approve the de-annexation made by Councilmember Gantt;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 5-0.

11. Council consideration of the Ethics Re-Certification Ordinance
Presented by: Quinton Washington, City Attorney
Attorney Washington noted the City is required to submit a Resolution to
recertify as a Georgia Municipal Association City of Ethics every four years,
and submit any changes made; noting the Resolution to the policy regarding
Censure and Reprimands will be submitted to GMA with the re-certification.
Motion to approve was made by Councilmember Alexander; seconded by
Mayor Pro Tem Berry. The motion passed unanimously 5-0.

Motion to amend the Agenda to add Item #12 to Discuss Amphitheater
Operations, Ticketing, Ticket Pricing and Potential Ticketing Discounts was
made by Councilmember Alexander; seconded by Councilmember Barber.
The motion Passed 3-2 (Alexander/Barber/Berry in Favor); (Gantt/Thomas
Opposed).

Motion to amend the Agenda to add Item #13 to Review Financial Reporting
of Alcohol Sales at the Amphitheater was made by Mayor Pro Tem Berry;
seconded by Councilmember Barber.

Mayor Ford read the Action Minutes from the April 25, 2025 Special Called
Meeting related to the Alcohol Ordinance. Mayor Pro Tem Berry withdrew the
motion.

COUNCIL DISCUSSION
12. Council discussion of Amphitheater Operations, Ticketing, Ticket Pricing and
Potential Ticketing Discounts
The City Council reviewed the Fresh Tix Report for the tickets sold for the
2024 Concert Series.

During the discussion, Attorney Washington advised Council to reserve the
discussion until after Executive Session due to potential litigation.

There was further discussion or action taken on this item following the
Executive Session.

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.
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N. Henry
Blvd. (May 2)
• The Main Street Advisory Board Meeting 2nd Friday of each month at 9am –
Location is the Downtown Connection Center 130 M L King Sr. Heritage Trail.
(May 10)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall Council
Chamber (May 13)
6|Page
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City Hall Levi
Meeting Room (May 13)
• Citywide Development Authority Meeting, 2nd Tuesday of each month, 6:00
p.m.- City Hall Levi Meeting Room (May 14)
• Planning Commission Meeting,3rd Thursday of each month, 6:30 p.m. - City Hall
Council Chamber - (May 16)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (May 21)
• Youth Council Advisory Committee Meeting, 6:30 p.m.-3rd Tuesday of each
month Levi Meeting Room - City Hall (May 21)
• City Council Work Session Meeting, last Tuesday of each month at 6:00 p.m. -
City Hall Council Chamber (May 28)

UPCOMING CITY EVENTS/INITIATIVES
• Join Mayor Pro Tem Kyle Berry for the Annual National Day of Prayer on
Thursday, May 2nd in the City Hall Council Chamber at 6:30 p.m.
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash on
Wednesday, May 15th rom 10am - 12pm at the Merle Manders Conference
Center, 111 Davis Rd. for raffles, prizes, games, snacks and fun!
• Join Mayor Anthony Ford for the monthly Meet the Mayor on Monday, May 20th
from 10am – noon at Stockbridge City Hall.
• Join the City of Stockbridge for the Annual Memorial March on Monday, May
27th at the Merle Manders Conference Center as we remember those who gave
the ultimate sacrifice. Stay tuned to the city’s website and social media platforms
for more information to participate or contact the Events Team at 770-389-5982.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service.
• There will be a Henry County/City of Stockbridge Joint SPLOST VI Meeting to be
conducted with the public to discuss potential projects and collaborations, on
Thursday, May 9th at 6:00 p.m. at the Merle Manders Conference Center 111
Davis Rd. Stockbridge.
• Food Truck Tast Tuesday is back, beginning Tuesday, May 7th from 5:30 – 8:00
pm at Clark Community Park in Stockbridge. Join us for live music, great food,
free games for the kids.

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

2024 STOCKBRIDGE AMPHITHEATER CONCERT SERIES
o Saturday, May 11th – Mother’s Day Concert featuring Tyrese, Eric Benet,
and Isiah Tatum
o Saturday, May 25th – Funk Party featuring Zapp, Evelyn “Champagne”
King, Rose Royce, and Rick James’ Stone City Band

7|Page
o Saturday, June 8th – TLC Celebrating the 30th Anniversary of the
“CrazySexyCool” Album, with Special Guest Brownstone
o Saturday, July 13th and Sunday, July 14th – A Night with Kem, and
Special Guest Leela James
o Saturday, July 20th – Ladies Night Out featuring Jodeci, Johnny Gill, and
Silk
o Saturday, July 27th – 70’s Soul Jam featuring the Chi-Lites, the
Manhattans, The Legendary Blue Notes, Bloodstone and Peaches &
Herb
MAYOR’S COMMENTS
Mayor Ford wished all the mothers a Happy Mother’s Day and invited everyone to
participate in the city’s Memorial Day March on May 27th; noted the Mayor’s State of the
City can be viewed on the city’s website.
Councilmember Thomas noted there is an announcement at every meeting requesting
pictures of fallen service members to be submitted, and with Memorial Day approaching,
the request is being amplified to highlight those who have perished.
Motion to adjourn the meeting at 7:45 p.m. was made by Mayor Pro Tem Berry;
seconded by Councilmember Gantt. The motion passed 5-0.

EXECUTIVE SESSION
Motion to convene Executive Session for Personnel, Litigation and Real Estate made by
Mayor Pro Tem Berry; seconded by Councilmember Gantt. The motion passed
unanimously 5-0.

Councilmember Gantt recused herself from Executive Session at 8:21 p.m. and exited
the meeting.

Motion to adjourn Executive Session and approve an Affidavit with No Action, was
made by Councilmember Alexander; seconded by Mayor Pro Tem Berry. The motion
Passed 4-0.

Motion to reconvene the meeting was made by Mayor Pro Tem Berry; seconded by
Councilmember Alexander. The motion Passed unanimously 4-0.

Motion to adjourn the meeting at 10:00 p.m. was made by Councilmember Alexander;
seconded by Councilmember Thomas. The motion passed unanimously 4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

8|Page
JOINT RETREAT
MAIN STREET ADVISORY BOARD
DOWNTOWN DEVELOPMENT AUTHORITY
CITY COUNCIL RETREAT
Merle Manders Conference Center
April 13, 2024 9:00 a.m.
Summary Minutes

STOCKBRIDGE MAIN STREET ADVISORY BOARD
Willie Hopkins, Chair - Present Shomari Furtch – Vice Chair - Present
Prayre Finley, Secretary – Not Present Linda Jones - Present
Anika Potts – Present Andrea Burnett – Present
Vanessa Gibson – Not Present Camille Reynoso Mason – Present
Crystal Park - Present Frangela Merritt - Present

Councilman Alphonso Thomas - Not Present
Lisa Fareed, Interim Main Street Program Manager – Present
Kim Allonce, Economic Development Director – Present
Christine Chavis, Executive Assistant, Economic Development - Present
Terezy Ocoha, Administrative Assistant, Economic Development – Present

STOCKBRIDGE DOWNTOWN DEVELOPMENT AUTHORITY
Robert Anderson, Chair - Present Warren Washington – Vice Chair – Not Present
Robert Swygert, Secretary – Not Present Frangela Merritt - Present
Darrell Stamper – Present
Councilman Elton Alexander - Present
Kim Allonce, Economic Development Director – Present

STOCKBRIDGE CITY COUNCIL
Mayor Anthony S. Ford - Present Mayor Pro Tem Kyle Berry - Present
Councilman Elton Alexander - Present Councilwoman Yolanda Barber - Present
Councilwoman LaKeisha Gantt – Not Present Councilman Alphonso Thomas – Not Present
Vanessa Holiday, City Clerk – Present

RETREAT FACILITATOR - Teri Smiley – Starfish Partnership LLC
1|Page
The Main Street Advisory Board Chair, Willie Hopkins, called the meeting to order at 9:16 a.m. Chair
Hopkins proceeded with the Roll Call. Members Hopkins, Gibson, Burnett, Jones, Mason, Park, and
Potts were present. Member Furtch joined at 9:27 a.m. Councilman Thomas was not in attendance.
There was a quorum.

The Downtown Development Authority Chair, Robert Anderson proceeded with the Roll Call.
Members Anderson, Merritt, Stamper, and Councilman Alexander were present. Members
Washington and Swygert were not in attendance. There was a quorum.

Mayor Ford proceeded with the Roll Call for the City Council. Mayor Ford, and Councilman Alexander
were in attendance. Councilmembers Barber, Berry, Gantt, and Thomas were not present for roll call.
There was no quorum. Mayor Pro Tem Berry and Councilwoman Barber joined the meeting at 9:39
a.m. There was a quorum.

Ms. Fareed gave an overview of the Retreat noting Main Street Program is required to hold an Annual
Retreat per the Department of Community Affairs, and complete and submit the Main Street Work
Plan annually. Ms. Fareed noted the Downtown Development Authority, and the City Council were
invited as a collaborate effort as stakeholders and to all be on the same page as it relates to the
development of downtown Stockbridge. Ms. Fareed read the Main Street Mission and Vision
Statements, and introduced the Retreat Facilitator, Ms. Terri Smiley of Starship Partnership, LLC.

Ms. Smiley gave an overview of her background and experience, and referenced prior retreats for
other municipalities and entities that she has done work for, and asked each attendee to introduce
themselves, and state your “why” for choosing to be on the board, council, or committee they
represent.

Invocation by Mayor Pro Tem Berry.

Pledge of Allegiance recited by all in attendance.
A Roadmap for Board of Excellence
Ms. Smiley presented a Self-Awareness and Reflection presentation where the attendees were able
to identify social styles and interactions of other members, and having this knowledge would give the
members insight on how to feed off each other’s strengths and weaknesses.

Ms. Smiley reviewed the importance of Governance, and noted the Bylaws for Main Street must be
approved by the City Council. Ms. Smiley noted Board Members govern; and staff manages; noted
the importance of Board Members serving and not just having a seat on a board, and that in reality,
20% of the members of a Board do 80% the work; noted the Board should have meeting rules in
place, a Strategic Plan, Minutes adopted at each meeting; and noted committees within the Board are
ongoing and that a Task Force is set up for specific matters.

Ms. Smiley noted there should be an annual review, a good strategic plan, and goal setting, as is
being done here today, think about your “wow factor,” and always remember your “why.”

Ms. Smiley noted the main focus of the DDA is real estate; the main focus of Main Street is promotion
of the City; and the main focus of the City Council is funding and support of the DDA and Main Street,
with all entities on the same page with no silos.
2|Page
Ms. Fareed stated the DDA builds it, Main Street dresses it up, and the Council gives guidance and
support.

Ms. Smiley reviewed the Mission Statements for the City Council and the DDA; and noted the Main
Street Program is a nationwide 501c.6 organization; and that the Stockbridge Main Street Program
has been recognized nationally for their award-winning efforts.

Review Current Plans for Downtown Stockbridge; 2018 RSVP Plan, DDA-Draft Report of
Downtown Master Plan, City of Stockbridge Economic Development Strategic Plan, 2024, 2023
Main Street Work Plan

Main Street Program Report
Chair Hopkins presented the Main Street Program report noting the focus continues to be the RSVP
Plan where there was a lot of hard work that went into the plan as a collective body; noted the idea of
the RSVP Plan is to get people to come to the downtown area and noted that during the process of
putting the RSVP Plan together, citizens and business owners attended several meetings and gave
their input on what they wanted to see in the downtown area. Chair Hopkins commended the work of
the Stockbridge City Council on the efforts being done in the city and does not want the Council to
forget the RSVP Plan as the wholistic plant that was generated from the citizens and include
connectivity and walkable areas with patrons visiting businesses before and after concerts. Chair
Hopkins noted the largest commercial business in the downtown area is Food Depot; noted downtown
parking needs to be addressed and repaving of the closed street; noting the Main Street Advisory
Board is the hardest working Board in the City, always showing up because they have a vested
interest, and knows their role; and noted Main Street will continue to focus on the RSVP Plan, with a
great interest on the low hanging fruit items in the plan in unison with the City, noting it is okay to
disagree, with the mission being to move forward to make the City of Stockbridge better; referenced
Main Street’s assistance with the Quiet Zone, and noted former Main Street Manager, Kira Harris-
Braggs played a major role with the RSVP, and that in her absence, the Main Street Program has not
missed a beat as Ms. Lisa Fareed has stepped in to the role, and kept everything moving seamlessly.

Councilman Alexander noted the RSVP Book is an excellent marketing tool.

Vice-Chair Furtch noted the information from the RSVP Plan came from the residents and
stakeholders of the City and read a portion of the hundreds of responses that are included in the book
that came from the community.

Board Member Jones referenced the on-line surveys and in-person meetings that were attended by
the community for several months to put the RSVP Plan together, noting that should not be
overlooked.

Ms. Fareed, noted Main Street, led the RSVP Plan collaborating with the Carl Vinson Institute of
Government where it was stated by the CVIOG staff that they had never seen such a great turnout
and input from the community.

Councilman Alexander agreed the CVIOG Charrette was great and referenced the marketing analysis
for housing to support the downtown businesses.

3|Page
Mayor Ford noted the Quiet Zone was instrumental and referenced federal funding from
Congressman Scott’s office.

Councilman Alexander referenced additional funding for the feasibility study for the pedestrian bridge
and TSPLOST projects.

Ms. Fareed noted the “Station” was no longer relevant to the RSVP Plan, as the building has been
sold, and the Ted Strickland Community Center is now operating as the Stockbridge Downtown
Connection Center housing the Economic Development, Main Street and DDA Office and Conference
Room; and noted the Troll Village is no longer relevant, noting the downtown area has a need for
more parking, however, there is a need for more art.
Downtown Development Authority Report
Chair Anderson stated he was unsure why the DDA added a Downtown Master Plan when the RSVP
Plan was already in place, noting there are items within the plans that conflict with each other, with the
DDA approving the Downtown Master Plan, and the City did not.

Councilman Alexander noted there is value in the data from the Downtown Master Plan.

Chair Anderson noted that based on the activity downtown, it appears as though the City is
developing an Entertainment District, and that the restaurants are not family friendly.

Mayor Ford stated that the future developments will include more family-oriented facilities.

Ms. Fareed noted the Main Street Program has put on a number of family-friendly events, noting
feedback from residents was that there were not adult activities in the city; and referenced the Funnel
Cake business, the Lemonade Café, and Ice Cream business for families, and agrees there needs to
be more balanced options.

Councilman Alexander referenced the Dance Studio and Peach Cobbler Café that are in the
downtown district footprint, and not within the Main Street boundaries.

Ms. Smiley noted it is not necessary to adopt everything included in a feasibility study, noting these
are recommendations.
Economic Development Report
Mr. Allonce noted that as part of the City’s Strategic Plan, the Economic Development Department
was directed to come up with a unified vision and create an Action Plan noting who will do what as it
relates to the various boards; noted K B Advisory Group partnered with the City and met with each of
the boards discussing the issues, and looked at all of the plans, noting the RSVP Plan was the more
dominant plan, and had a conversation on how to move forward, noting there were five (5)
overreaching goals, noting downtown is the priority, and needs private investment.

Goal 1 – Revitalize and Activate Downtown Stockbridge.

Goal 2 – Support and Expand the Medical Hub with Piedmont Henry Hospital as the Anchor (Citywide
Development Authority will play a key role here).

Goal 3 – Retaining and Supporting the Small/Local Business utilizing the Economic Development
BRICS Initiative.

4|Page
Goal 4 – Developing a Workforce Training Program (Working with Goodwill Industries and Southern
Crescent Community College).

Goal 5 – Improving Connectivity and Quality of Life.

Mr. Allonce referenced the Action Plan document and referenced the Objective, Responsible Board(s)
and Timeframe, and reviewed the Implementation Strategies, noting the desired outcomes of the next
five years, noted for each of the objectives, there are two strategies that are to be considered the
“action Items” for the Economic Development Department and relevant stakeholders to implement;
and noted for each strategy, the table outlines (1) the recommended stakeholder(s) to carry out each
strategy and 92) the estimated timeframe to implement it; and referenced the Key (Stakeholder List)
referencing the responsible party, and that collaboration is key for successful economic development,
so many of the strategies have multiple stakeholders identified; and noted the stakeholder that is
recommended to take the lead role in implementing the strategy is listed first.

Councilwoman Barber asked what role the boards play in attracting businesses to the downtown.

Mr. Allonce noted that if a board member receives information from a potential prospect, the lead(s)
should be relayed to the City’s Economic Development Department.

Mr. Allonce noted the role of Main Street is to support the existing businesses in the downtown with
programs and events that bring patrons, or foot traffic to the downtown area; noted the Downtown
Development Authority (DDA) has tools and incentives to bring and retain businesses to the
downtown area and is currently working on a project; and the Citywide Development Authority (CDA)
has incentive tools and real estate with the hospital and healthcare being the major focus to make
Stockbridge more attractive.

Mr. Allonce noted the City has approved a TAD (Tax Allocation District); however, the TAD needs
approval of the Henry County Board of Commissioners (BOC) and the Henry County School Board
(BOE), and that has not happened, and encouraged each member of the various boards to reach out
to the BOC and BOE members to get their commitment on the TAD; noting the TAD revenues would
allow for infrastructure and landscaping improvements in the downtown, noting Design Standards
need to be implemented for Downtown.

Mr. Allonce recommended the Economic Development Round Table continue, noting each Board
member Chair is invited to participate.

Board Member Furtch noted that there has been a great deal of information in the presentations given
today, and offered an overview whereas we need more people to come to the downtown area; Main
Street needs to offer more activities to bring people downtown; we need more investors to build more
residential downtown to support the businesses; and we need more Council support and funding.

Chair Anderson stated as it relates to the DDA’s role, the Board may need to acquire property to
complete the plan.

Mayor Ford exited the meeting; the City Council no longer has a quorum.

5|Page
The Main Street Approach: The Four Pillars of Mainstreet Stockbridge Mainstreet Survey
Results

Ms. Fareed presented the Main Street 2024 Movie Night Event (June 14th). Motion to approve made
by Jones; seconded by Merritt. The motion passed unanimously 6-0.
Main Street 2023 Work Plan
Ms. Fareed referenced the 2023 Downtown Strategic Work Plan noting this is a 5-year project where
due to the remnants of the pandemic progress has slowed; noting the report has a number of
projects with a delayed status; and noted the area around Burke Street looks blighted and
abandoned, and the Alleyway Project needs to be a priority for the City; and noted the utilities
appear to be the remaining pending item to complete the Alleyway project.

Board Member Merritt offered her services for AT&T to assist in moving the project along.

Ms. Fareed reviewed the Work Plan Tasks, Responsible Person, Organization, Status and Project
Budget, noting there has been ARPA funding allocated to Economic Development for Events, and
for the Façade Grant Program.

Ms. Chavis noted the Business Assistance Program will work in partnership with the Downtown
Development Authority on business facades and exterior features of the downtown businesses,
special events in the downtown, seeking sponsorships, noting small business façade grants have
been awarded to Frozen Smoke, Rico’s, and Ruth’s restaurants; and the Downtown Business
Assistance grants have been issued to Frozen Smoke and the Eagles Landing Dance Studio in the
Publix plaza on East Atlanta Rd.

Mr. Allonce suggested the City continue to fund the Economic Development BRICS Program.

Ms. Fareed noted developments are going up next to Rico’s Restaurant, and the BRICS incentives
and grants will help business owners with renovations and curb appeal that will spur and encourage
more investments.

Ms. Fareed also noted parking continues to be a huge concern in the downtown area, with a battle
amongst the businesses along M L King, Sr. Heritage Trail seeking parking for their patrons, noting
Amphitheater parking is an additional problem with concert goers parking in parking spaces for their
patrons during the concert with no parking enforcement from the police or code enforcement.

Board Member Furtch noted there are a number of individuals unjustly selling parking spaces during
the Amphitheater concerts that do not own the parking areas.

Councilmember Barber agreed there are parking issues in the downtown area, and noted the City
Council has been made aware of the issues; and recommended when there are violations, to please
call the police if there are illegal attendants spotted, or as the Representative for the Downtown
District 4, to also contact her and make here aware.

Ms. Fareed noted the downtown visitors do not always have a wonderful experience when visiting
the downtown area due to the parking issues.
6|Page
Councilmember Barber noted the Amphitheater Map for parking has been requested for City Council
approval at the April 30th Work Session Meeting; and asked why the Boards are not presenting
quarterly updates to the Council, suggesting the Board Chair do so quarterly, so that the Mayor &
Council are aware of issues and actions taken by the Board.

Chair Anderson noted the DDA has submitted their First Quarter Report to the Mayor & Council.

Ms. Smiley noted the S.W.O.T. Analysis has basically been covered in the RSVP Plan and the
Economic Development Plan and referenced the (4) Four Pillars of Main Street: Economic Vitality,
Design (with an emphasis on historic values, murals, and statues), Promotion and Organization.

Ms. Fareed noted the importance of Recreation, Leisure, Dining, and Retail in the Main Street
District is to create a Sense of Place.

Ms. Smiley referenced the award-winning Main Street Program and the Small Business Blitz that is
typically on the Saturday following Thanksgiving, and noted the Stockbridge Program promotes the
Small Business Blitz throughout the entire month of November; and noted the Board needs to keep
the 2 Strategic Goals of implement Arts and Beautification of the downtown area in focus.

Board member Potts noted that with so many pending items, Main Street needs to focus and
address the items under Main Street’s control.

Chair Hopkins agreed, noting the items that are currently noted incomplete, need to be addressed
and completed where possible and feasible.

Group 1 was tasked with creating a Strategy for implementing the Arts and Beautification projects in
the Main Street/Downtown area.

Group 1 recommended (6) six Goals to promote the Downtown:
1. Offer financial incentives such as the Façade Grant, and work in collaboration with the City and
Business Owners to allow pop-up shops and pop-up markets.
2. Promote Shop Small throughout the entire year to help generate new customers; highlight
businesses on the city’s webpage, highlighting a “business spotlight of the month.”
3. Collaborate with the City’s Social Media platforms and promoting events.
4. Encourage businesses to bring out samples with the focus on homemade and hand-made
samples.
5. Promote Stockbridge Businesses using a QR Code.
6. Co-market by promoting each other’s businesses.
Group 2 was tasked with identifying Arts and Beautification projects for the Main Street/Downtown
area.

Group 2 suggested creating a Task Force to research a small amphitheater stage for smaller events
to be located on the city’s green space adjacent to city hall; explore donations; seek local artists,
musicians, and arts & craft vendors; and install a digital board with announcements; suggested
7|Page
expanding the white lights to be decorated around the trees along East Atlanta Road, M L King, Sr.
Heritage Trail, N. Henry Blvd. from Burke Street to Municipal Park adjacent to the Police Station,
and along Love Street to identify the downtown area; add seating along M L King, Sr. Heritage Trail;
review a Special Façade Grant for Food Depot; remove the brick wall along M L King, Sr. Heritage
to open up the sidewalk; city to clean and maintain the entrance to the Arts Center entrance along
Burke Street; identify a location near the Amphitheater to install a STOCKBRIDGE Statue with the
“I” space empty to be filled in by a person as a tourist attraction; make improvements in the Love
Street crosswalk, install and create a “You are Here” QR Code and creating a group to identify the
downtown anchors, COS Wayfinding and using the 30281 Zip Code Mural; and have a local Taste
of Stockbridge.

The consensus of all members in attendance was that the cleanup and completion of the Alleyway
should be priority, and to follow the RSVP Plan, starting with the low hanging fruit.
Ms. Smiley and Ms. Fareed thanked everyone for their participation in today’s Retreat.

Ms. Smiley noted an overall report would be prepared and distributed to Ms. Fareed in the upcoming
weeks.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

8|Page
City of Stockbridge
AGENDA ITEM
MEETING DATE
MAY 13, 2024

RESOLUTION FUNDING SOURCE
ORDINANCE GENERAL FUND

CONTRACT APPROVAL/RENEWAL FUND BALANCE

PUBLIC HEARING SPLOST IV

PRESENTATION TSPLOST

BID SELECTION/AWARD CDBG

TASK ORDER GRANT FUNDING

CHANGE ORDER COUNCIL INITIATIVE

BUDGET AMENDMENT PARTNER/SPONSOR

BUDGET TRANSFER DEPARTMENT FUND BALANCE

PAYMENT APPROVAL IMPACT FEES

OTHER ACCOUNT TRANSFER FROM: N/A
ACCOUNT TRANSFER TO: N/A

PRESENTER: RYAN ANDERSON, COMMUNITY DEVELOPMENT DIRECTOR

DEPARTMENT: COMMUNITY DEVELOPMENT

ITEM/PROJECT/EVENT:
Council consideration to adopt the City of Stockbridge 2024-2028 Short Term Work Program/Capital
Improvements Element (STWP/CIE).

BACKGROUND INFORMATION:
This is a state mandated annual update to be heard as a Public Hearing for transmission to the GA
Department of Community Affairs and the Atlanta Regional Commission. Both have reviewed and provided
minor comments which have been updated in the document. The Community Development Department
requests City Council adoption of the 2024-2028 Short Term Work Program/Capital Improvements Element
(STWP/CIE) to remain in compliance with state minimum standards.

SIGNATURES: FINANCIAL IMPACT: N/A
CITY ATTORNEY ____________________________________
AMOUNT: N/A
CITY TREASURER ___N/A_____________________________

CITY MANAGER ____________________________________ 1
City of Stockbridge
AGENDA ITEM
MEETING DATE
AUGUST 24, 2023

RESOLUTION FUNDING SOURCE
ORDINANCE GENERAL FUND

CONTRACT APPROVAL/RENEWAL FUND BALANCE

PUBLIC HEARING SPLOST IV

PRESENTATION TSPLOST

BID SELECTION/AWARD CDBG

TASK ORDER GRANT FUNDING

CHANGE ORDER COUNCIL INITIATIVE

BUDGET AMENDMENT PARTNER/SPONSOR

BUDGET TRANSFER DEPARTMENT FUND BALANCE

PAYMENT APPROVAL BONDING

OTHER ACCOUNT TRANSFER FROM: N/A
ACCOUNT TRANSFER TO: N/A

PRESENTER: RYAN ANDERSON, COMMUNITY DEVELOPMENT DIRECTOR

DEPARTMENT: COMMUNITY DEVELOPMENT

ITEM/PROJECT/EVENT:
Council consideration to adopt the City of Stockbridge 2024-2028 Short Term Work Program/Capital
Improvements Element (STWP/CIE).

BACKGROUND INFORMATION:
This is a state mandated annual update to be heard as a Public Hearing for transmission to the GA
Department of Community Affairs and the Atlanta Regional Commission. Both have reviewed and provided
minor comments which have been updated in the document. The Community Development Department
requests City Council adoption of the 2024-2028 Short Term Work Program/Capital Improvements Element
(STWP/CIE) to remain in compliance with state minimum standards.

SIGNATURES: FINANCIAL IMPACT: N/A
CITY ATTORNEY ____________________________________
AMOUNT: N/A
CITY TREASURER ___N/A_____________________________

CITY MANAGER ____________________________________ 1
STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE
RESOLUTION NO.
A RESOLUTION APPROVING THE CITY OF STOCKBRIDGE
2024-2028 SHORT-TERM WORK PROGRAM AND CAPITAL
IMPROVEMENTS ELEMENT (CIE).

WHEREAS, The City of Stockbridge ("City") is a municipal corporation duly
organized and existing under the laws of the State of Georgia and is charged with
providing public services to residents located within the corporate limits of the City;
and,

WHEREAS, there are certain minimum standards for the Short Term Work
Program/Capital Improvement Element plan; and;

WHEREAS, the City is required to hold a public hearing on such a plan; and

WHEREAS, the City would like to transmit its 2024-2028 Short-Term
Work Program/Capital Improvement plan to the Georgia Department of Community
Affairs and Atlanta Regional Commission; and

WHEREAS, the Department of Community Affairs and Atlanta Regional
Commission will review such plan within the next 30 days and provide feedback to
the City on the plan.

THEREFORE, IT IS NOW RESOLVED B Y THE CITY COUNCIL OF THE
CITY OF STOCKBRIDGE GEORGIA AS FOLLOWS:

SECTION 1. Approval of Transmittal - The City Council approves the 2024-
2028 Short-Term Work Program/Capital Improvement plan and approves the
transmittal of the plan to the Georgia Department of Community Affairs and Atlanta
Regional Commission as described in Exhibit A

SECTION 2. Severability - To the extent any portion of this Resolution is
declared to be invalid, unenforceable, or non-binding, that shall not affect the remaining
portions of this Resolution.

SECTION 3. Repeal of Conflicting Provisions_- All City Resolutions
inconsistent with this Resolution are hereby repealed.

SECTION 4. Effective Date. This resolution shall become effective
immediately upon its adoption by the City Council of the City of Stockbridge as
provided in the City Charter.

SECTION 5. Attorney Authorization. The City Attorney, backed by the City's charter
and with the explicit endorsement of the City Council, is authorized to make necessary
amendments to contracts, ordinances, resolutions, and documents to align them with the intent of
the City Council and ensure compliance with all pertinent city laws and regulations.
SO RESOLVED this day of 2023

ANTHONY S. FORD, Mayor

ATTEST:

(SEAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON WASHINGTON, City Attorney
STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

RESOLUTION No.d(f}!J-1(o.:{'2_9'

A RESOLUTION APPROVING THE TRANSMITTAL OF THE CITY
OF STOCKBRIDGE 2024-2028 SHORT TERM WORK PROGRAM AND
CAPITAL IMPROVEMENTS ELEMENT (CIE).

WHEREAS, The City of Stockbridge ("City") is a municipal corporation duly
organized and existing under the laws of the State of Georgia and is charged with providing
public services to residents located within the corporate limits of the City; and,

WHEREAS, there are certain minimum standards for the Short-Term Work
Program/Capita] Improvement Element plan; and;

WHEREAS, the City is mandated to conduct a public hearing on such a plan, a
public hearing was duly held on November 13, 2023, ensuring compliance with this
requirement; and,

WHEREAS, the City is eager to forward its 2024-2028 Short-Term Work Program and
Capital Improvement Plan, a strategic framework for urban and community development, to the
Georgia Department ofCommunity Affairs and the Atlanta Regional Commission for their
review and collaboration; and,

WHEREAS, the Department of Community Affairs and Atlanta Regional
Commission will review such plan within the next 30 days and provide feedback to the
City on the plan.

THEREFORE, IT IS NOW RESOLVED B Y THE CITY COUNCIL OF
THE CITY OF STOCKBRIDGE GEORGIA AS FOLLOWS:

SECTION 1. Approval of Transmittal -The City Council has formally ratified the 2024-
2028 Short-Term Work Program and Capital Improvement Plan. This comprehensive plan has
been meticulously structured and is now sanctioned for submission to both the Georgia
Department of Community Affairs and the Atlanta Regional Commission. Detailed in Exhibit
"A", which is attached hereto and incorporated herein by reference, the plan outlines the strategic
initiatives and capital investment projects slated for the next five years, reflecting the City of
Stockbridge's commitment to sustainable growth and community development.

SECTION 2. Seyerability- To the extent any portion of this Resolution is declared to
be invalid, unenforceable, or non-binding, that shall not affect the remaining portions of this
Resolution.

SECTION 3. Repeal of Conflicting Provisions - All City Resolutions inconsistent with
this Resolution are hereby repealed.

SECTION 4,Effective Date. This resolution shall become effective immediately upon its
adoption by the City Council of the City of Stockbridge as provided in the City Charter.

SECTION 5. Attorney Authorization. The City Attorney, backed by the City1 s charter and
with the explicit endorsement of the City Council, is authorized to make necessary amendments
to contracts, ordinances, resolutions, and documents to align them with the intent of the City
Council and ensure compliance with all pertinent city laws and regulations.

ATTES�

-t,L..!,&���,::::L.._y_!,i��� _. EAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON &-WASHINGTON, City Attorney
c:ity <-)f Stockl1ridge
4640 No1·th Henry Blvd.• Stoclcbl'idge, GA 30281
City H;1II: (770) 389-7900 • fax: (770) 3!19-7912

November 13, 2023

Mr. Andrew Smith, Principal Planner
Atlanta Regional Commission
229 Peachtree St. NE STE 100
Atlanta, GA 30303

RE: Transmittal of City of Stockbridge 2024-2028 Short Term Work Program & Capital Improvement
Element Update to the Atlanta Regional Commission & Dept. of Community Affairs

Dear Mr. Smith,

The City of Stockbridge has completed an update of its comprehensive plan and is submitting it with this
letter for review by the Atlanta Regional Commission and the Department of Community Affairs.

I certify that we have held the required public hearings and have involved the public in development of the
plan in a manner appropriate to our community's dynamics and resources. Evidence of this has been
included with our submittal.

I certify that the appropriate staff and decision-makers have reviewed both the Regional Water Plan
covering our area and the Rules for Environmental Planning Criteria (O.C.G.A. 12-2-8) and taken them into
consideration in formulating our plan.

If you have any questions concerning our submittal, please contact Ryan Anderson, Chief Planner at 678-
833-3340 and randerson@cityofstockbridge-ga.gov.

ayor Anthony Ford
Stockbridge City Council
a ford@ci tyo fstockbridge-ga.gov

cc: Frederick Gardiner, City Manager
Vanessa Holiday, City Clerk
Ryan Anderson Chief Planner-Community Development
stockbridge
Where Community Connects

Short-Term Work Program & CIE
Update 2024-2028
CITY OF STOCKBRIDGE, GEORGIA
Contents
SHORT TERM WORK PROGRAM ANNUAL UPDATE .... ................... Pages 2-5

CAPITAL IMPROVEMENT ELEMENT ......................................... ........ Pages 6-8

Revised 3/12/24
e Community Facilities
Item Activity Years Responsibl e Party Cost Estimate Funding Source Status
Splash Pad/Park
Community
Design- 2015--2026 $1,300,000 General Fund In Progress
Development
Construction
Stockbridge Electric
Community GA Power
2 Vehicle Station@ 2022-2024 $75,000 In Progress
Development General Fund
Amphitheater
Monument Sign (City Community
3 Hall Fountain} 2018-2026 $152,000 General Fund Concept Plan Process
Development
Multi-Purpose
Community General Fund/Bond
4 Facility 2018-2026 $8,000,000 Concept Plan Process
Development Financing
(Youlh/Senior}
Community Bond Concept & Development
5 Cultural Arts Center 2018-2026 $18,000,000
Development FinancinQ/SPLOST V Plan Process
2 wells drilled, did not
Water supply source
2015-2025 Public Works $102,900 SPLOST 111, IV supply sufficient water,
development
and were abandoned.
GIS - Infrastructure
7 inventory and 2016-2025 Public Works sso,ooo SPLOST IV In Progress
detailed maooina

Sewer - infiltration $1,500.000
8 2016-2026 Public Works SPLOST IV I n Progress
and inflow study

Subtotal $29,179,900

Revised 3.12.24 DR.-\F I s I\\ P & c11: I 1Hbl:.: ·2.112--l-2u2X Cit\ 1.1( Stoi.:h.b:ill:.'.i; (; \
Pg.2
Economic Development
Item Activity Years Responsible Party Cost Estimate Funding Source Status
Create a Citywide
Marketing Plan Economic
1 2016-2026 S75,000 Hotel/ Motel On-going
(Rebranding) Development

Establish
Economic
2 St ockbridge Assoc. 2017-2026 $20,000 General Fund In Progress
Development
of Businesses
Create Economic
Economic
3 Development 2017-2026 $100,000 Hotel/ Motel In Progress
Marketing Plan Development
Opportunity Zone Economic
4 2017-2026 $25,000 General Fund In Progress
Designation Study Development
Subtotal $220,000

Land Use
Responsible
Item Activity Years Party Cost Estimate Funding Source Status
Community Bond Financing/
1 Trail Study Implementation 2016-2025 $1,000,000 In Progress
Development SPLOSTV
Comprehensive Plan 5-Year Community
2 2022-2025 $100,000 General Fund In Progress
Update Development
Community
3 Overlay District Designation 2018-2025 Development $75,000 General Fund Complete
LCI Implementatio n & Update - Community
Supplemental !:>tu_dy _ ___
2018-2025
- - Development
$150,000 General Fund Scope Development

Park Plan Development (passive,
Community
5 active. pocket) city-wide (south, 2018-2025 $100,000 SPLOSTV Scope Development
Development
west, east. north)

Community
6 Update of Sign Ordnance 2019-2025 $100,000 General Fund Complete
Development
Subtotal $1,525,000

Pg 3

Rev. 3.12.24
Transportation
Item Activity Years Responsible Party Cost Estimate Funding Source Status

Roadway Construction
1 Projects/Engineering and 2016-2026 Public Works $3,000,000 SPLOSTIV In Progress
ROW Acquisition

Sidewalk - repair and
2 2015-2026 Public Works $500,000 SPLOST IV On-going
reconstruction

Road Improvements for Concept Plan
3 2018-2026 Public Works $5,000,000 SPLOSTV
City Project and streets Process

Infrastructure
Concept Plan
4 Improvements for city 2018-2026 Public Works $7,000,000 SPLOSTV
Process
projects

Downtown Pedestrian &
Community $125,000 ARC Grant & RFP process
6 Bicycle Connectivity 2022-2023
Development General Funds underway
Concept Study

Subtotal
$15,625,000

The City has projects planned beyond the 5-year time horizon if none are scheduled during the annual reporting period.

Revised 3.12.24 DRAFT STWP & CIE Update 1014-1018. City of Stockbridge. GA Pg. 4
Completed Projects
Responsible
Item Activity Years Party Cost Estimate Funding Source Status
1 Update City Unified Development 2018-2025 Community $100,000 General Fund Complete
Codes Development
Community
2 Update of Sign Ordnance 2019-2025 Development $100,000 General Fund Complete
3 Public Works Facility 2018-2026 Public Works $3,000,000 SPLOST IV Complete
Community Fund Balance/Bond
4 Amphitheater 2018-2026 Development $23,085,254 Financinq/SPLOST IV Complete
Community
5 Overlay District Designation 2018-2025 Development $75,000 General Fund Complete

SPLOST Ill/Sewer
6 Wastewater Heads Work, Phase 2 2018-2025 Public Works $3,232,367.00 Complete
Fund/ Impact Fees

7 SCADA Replacement 2018-2025 Public Works $721,977.00 SPLOST Ill Complete
Waste Water Treatment Plant
8 2018-2025 Public Works $1,414,000 SPLOST IV Complete
Uoarade
Wastewater Treatment Plant
9 2015-2025 Public Works $5,858,344 SPLOST 111, IV Complete
Upqrade Plans/Enqineerinq
Sewer reconstruction & Pump Station
10 2015-2025 Public Works $1,350,000 SPLOSTIV Complete
replacement
Water main and service line Water Fund/ Impact
11 2016-2024 Public Works $276,000 Complete
replacement Fees/ SPLOST IV
Wastewater Treatment Plant
12 2015-2025 Public Works $5,858,344 SPLOST 111, IV Complete
Uoarade Plans/Engineering
Davis Road from Shields Road to SPLOST, TE General
13 Highway 42 (Sidewalks and 2015-2024 Public Works $605,725 Complete
Fund
Streetscape)

Subtotal $45,677,011

The City has projects planned beyond the 5-year time horizon if none are scheduled during the annual reporting period.
Revis�d 3.12.24
DRAFT STWP & CIE Update 2024-2028. City or Stockbridge. GA Pg. 5
e CIP EXPENDITURES SUMMARY BY PJlOJECT
FUND-353
Amount
Estimated Project Anticipated To Balance To Be
Cost Be used In Carried Over To
FV2023 FV2023 FY2024 FY2024 FY202S
Proieets:

Water Project Improvements $ 503,820 $ 211,320 $ 292,500 $ 292,500 s
Sewer Project Improvements $ 1,500,000$ 385,350 $ 1,114,650 s 1,114,650s
Storm Water Project Improvements $ $ $ 2,000,000 s 400,000 s 400,000
Alleyway Project $ 350,000 $ s 350,000 $ 1 75,000 $ 175,000
Court Renovation s 94,736 $ $ 94,736 s 94,736
Cultural Art Center $ 34,000,000 s $ 32,000,000 $ 5,400,000 s 6,575,000
Multi-Purpose Facility/Senior and Youth Center s 10,000,000 $ $ 10,000,000 s 1,252,608 s 2,130,598
TSCC Renovation Project $ 31,340 s 31,340s
Park and Trail Projects s 2,000,000 s 218,166 s 1,781,834 $ 356,367 s 356,367
Wayfinding Project s 573,104 s 22,000 s 551,104 $ 551,104
Road Improvement $ 4,500,000 $ 599,793 s 3,900,207 $ 780,041 s 780,041
Infrastructure Improvement s 3,500,000 s 553,500 $ 2,946,500 s 589,300 s 589,300

Total Proposed Expenditures $ 57,053,000 $ 2,021,469 $ 55,031,531 $ 11,006,306 $ 1-1,006,306

Amount
Anticipated To Balance To Be
Final Adopted Be Used In Carried Over To
Funding Type FY2023 FY2023 FY2024 FY2024 FY2D25

General Fund s 3,320,511 s 100,000 s 2,220,511 s 444,102 s 444,102
CIP Bond s 30,629,523 $ 1,000,000 $ 29,629,523 $ 5,925,905 $ 5,925,905
Future SPLOST s 20,434,912 s 500,000 s 19,934,912 s 3,986,982 $ 3,986,982
SPLOSTIV $ 2,668,054 s 421,469 $ 2,246,585 $ 449,317 $ 449,317
Grants $ $ s 1,000,000 $ 200,000 $ 200,000
Sale of Land $ $ s $ $

Total Proposed Funding Sources $ 57,053,000 $ 2,021,469 $ 55,031,531 $ 11,006,306 $ 11,006,306
Surplus (Deficit) 0 0 (0) (0) 0

'levised 3.12.24 DRAFT STW� CIE Update 2024-2028, City of Stockbncige, G3 Page 6

Projected Five Vear
FY2026 FY2027 FY2028 Total Funding source

$ 292,500 SPLOST/Grants
$ $ 1,114,650 SPLOST/Grants
$ 400,000 s 400,000 $ 400,000 $ 2,000,000 SPLOST
$ - $ $ - $ 350,000 Fund Balance/SPLOST V
$ 94,736 General Fund
$ 6,675,000 $ 6,675,000 $ 6,675,000 $ 32,000,000 Bonds/SPLOST
$ 2,205,598 s 2,205,598 $ 2,205,598 $ 10,000,000 Bonds/SPLOST
$ General Fund/Hotel Motel
$ 356,367 $ 356,367 s 356,367 $ 1,781,835 SPLOST/SPLOST
$ 551,104 ARPA
s 780,041 s 780,041 $ 780,041 $ 3,900,205 TSPLOST
$ 589,300 $ 589,300 $ 589,300 s 2,946,500 SPLOST/SPLOST

$ 11,006,306 $ 11,006,306 $ 11,006,306 $ 55,031,530

Projected Five Year
FY2026 FY2027 FY2028 Total

$ 444,102 $ 444,102 $ 444,102 s 2,220,510
s 5,925,905 $ 5,925,905 $ 5,925,905 s 29,629,525
$ 3,986,982 $ 3,986,982 $ 3,986,982 s 19,934,910
$ 449,317 $ 449,317 $ 449,317 s 2,246,585
$ 200,000 $ 200,000 $ 200,000 s 1,000,000
$ s $ s
$ 11,006,306 $ 11,006,306 $ 11,006,306 $ 55,031,530
0 0 0 (0)

Revised 3.12.24 DRAFT STWP CIE Update 2024-2028, City of Stockbridge, Ga Page 7
ANNUAL FINANCIAL REPORT FOR 2024
City of Stockbridge

2023
Item
1 Service Area City-Wide I City-Wide I City-Wide

2 Beginning Impact Fee Fund Balance $211,491 I $283,396 I $494,887

3 Impact Fees Collected $60,000 I $68,ooo I $12a,ooo

4 I Accrued Interest I $0 I I $0
5 Project Expenditures 0 0 $0
6 Administrative Costs 0 0 $0
7 Impact Fee Refunds 0 0 $0

8 I Ending Impact Fee Fund Balance $271,491 $351,396 I $622,887

9 Impact Fees Encumbered $271,491 I $351,396 I $622,887

Note: Impact fees for the City of Stockbridge are maintained in a separate non-interest bearing account.
Re, 1scd 3.12.24 DRi\FT SI-WI' & Cir-: Update 202-1-2028. Citv ol- Slockbnclgc, Ci;\ Pg.8
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 13, 2024 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
TEXT AMENDMENT CASE #TX-2024-02. To consider a text amendment to Section 9.3.4 of the UDC to
expand the distance requirement for "mailed notices", which applicants for zoning cases are required to send
within 30 days of a Council meeting. Currently, applicants only need to send notices to owners of properties
which are located adjacent to, or across the street from, the subject property. The Planning Commission
recommended the approval of TX-2024-02 at its April 18, 2024 meeting.
BACKGROUND INFORMATION:
The Planning and Zoning Staff contacted several other cities and counties in Georgia, and found
that their distance requirements ranged from 200 feet to a quarter mile, with 500 feet being the
most common and median distance.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
TEXT AMENDMENT CASE #TX-2024-02

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Presentation on the
“Mailed Notice
Requirement” Text
Amendment to the UDC

Planning Commission—04/18/24
Council Meeting—05/13/24
Ryan Anderson, Director
Community Development Department
• Mailed notice shall be provided to all
“Mailed Notice adjacent properties that share a
Requirement” boundary line at least fifteen (15) but
not more than forty-five (45) calendar
From Section days prior to the date of the hearing
9.3.4 of the for all variances, conditional uses,
modifications, and amendments to the
Stockbridge official zoning map (rezoning). The
Unified applicant shall mail these notices and
provide the community development
Development director proof of mailing a minimum of
Code (UDC) seven (7) days prior to the scheduled
public hearing.
Proposed “Mailed Notice” UDC Amendment
(Slide #1)
• Amend Section 9.3.4 of the City of Stockbridge’s Unified Development Code Mailed Notice Requirement
from “adjacent property owners” to a mailed notice requirement of 500 feet for public meetings or hearings
concerning:
1. Amendment of the Official Zoning Map;
2. Special Use permits;
3. Amendment of the Unified Development Code
4. Major Modification of Zoning Conditions and/or master development plans; and
5. Variances
• Notices shall include the following information:
1. Time of the public meeting or public hearing;
2. Place of the public meeting or public hearing;
3. Purpose of the requested action; and
4. For requests to amend the official zoning map, the notice shall include the current and proposed
zoning action.
Proposed “Mailed Notice” UDC Amendment
(Slide #2)
• Amend Section 9.3.4 of the City of Stockbridge’s Unified Development Code (UDC)
“Mailed Notice Requirement” to also state:
• “Mailed notice shall be provided to the owners of all properties which are located
within five hundred (500) feet, at least thirty (30) calendar days prior to the date of the
hearing, for all variances, special uses, modifications, and amendments to the official
zoning map (rezoning). The applicant shall mail these notices and provide the
Community Development Director or designee proof of such mailing a minimum of
seven (7) days prior to the scheduled public hearing.”
Distance Requirement of
Number City/County Adjacent/Nearby Property Code Section/Document
Owners
500 feet for residential development;
1 East Point 1,000 feet for industrial development Rezoning or Special Use Application
Packet
2 Cherokee County 1,000 feet Cherokee County Zoning Ordinance

3 Forsyth County 500 feet Forsyth County

4 Powder Springs 200 feet Powder Springs (Article 13 Zoning
Amendment And Procedures)
5 South Fulton Quarter mile of property South Fulton

6 Alpharetta 500 feet Alpharetta

7 Savannah 300 feet Savannah Zoning Ordinance

8 Newnan 250 feet Article 10 – Procedures and Permits

9 Morrow 500 feet Morrow, Georgia - Code of Ordinances

10 Hall County 500 feet Hall County

11 Riverdale 300 feet Sec. 13.4. - Public notice of public
hearings.
12 Thomaston 300 feet Sec. 98-14.4. - Public notice of public
hearings.
13 Clarkston 300 feet City of Clarkston Zoning Ordinance

14 Stockbridge Adjacent property owners Section 9.3.4
Staff
Recommendation
Based on its research, the Community
Development Staff is recommending that the
City amend its “mailed notice” requirement”
as follows:
1. From requiring a distance of only the
“adjacent property owners” to 500 feet
from the subject property.
2. From requiring that mailed notices be
mailed at least 15 days prior to a
scheduled public hearing to 30 days prior
to a public hearing, in compliance with
the new State Zoning Procedures Law
(ZPL).
Mailed Public Notice To Adjacent and
Nearby Property Owners
(Distance Requirements)
Number City/County Distance Requirement of
Adjacent and Nearby Property Code Section/Document
Owners
1 500 feet for residential
East Point development); 1,000 feet for Rezoning or Special Use Application Packet
industrial development
2 Cherokee County 1,000 feet Cherokee County Zoning Ordinance
3 Forsyth County 500 feet Forsyth County
4 Powder Springs 200 feet Powder Springs (Article 13 Zoning Amendment
And Procedures)
5 South Fulton Quarter mile of property South Fulton
6 Alpharetta 500 feet Alpharetta
7 Savannah 300 feet Savannah Zoning Ordinance
8 Newnan 250 feet Article 10 – Procedures and Permits
9 Morrow 500 feet Morrow, Georgia - Code of Ordinances
10 Hall County 500 feet Hall County
11 Riverdale 300 feet Sec. 13.4. - Public notice of public hearings.
12 Thomaston 300 feet Sec. 98-14.4. - Public notice of public hearings.
13 Clarkston 300 feet City of Clarkston Zoning Ordinance
14 Stockbridge Adjacent property owners Section 9.3.4

Staff Recommendation: Based on the research done by Community
Development, staff is recommending the City extend its mail notice requirement
from adjacent property owners only to 500 feet.
UDC Amendment: Amend Section 9.3.4 of the City of Stockbridge’s Unified
Development Code Mailed Notice Requirement from adjacent property owners
to a mailed notice requirement of 500 feet for public meetings or hearings
concerning:
1. Amendment of the Official Zoning Map;
2. Special Use permits;
3. Amendment of the Unified Development Code
4. Major Modification of Zoning Conditions and/or master development
plans; and
5. Variances

Notices shall include the following information:

1. Time of the public meeting or public hearing;
2. Place of the public meeting or public hearing;
3. Purpose of the requested action; and
4. For requests to amend the official zoning map, the notice shall include the
current and proposed zoning action.
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 13, 2024 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
TEXT AMENDMENT CASE #TX-2024-03. Consideration of a text amendment to amend Title 12
(Unified Development Code) of the Stockbridge Code of Ordinances to provide various changes to
Section 2.5.2, which contains the regulations for the Parkway Mixed-Use (PMU) Overlay District.
TX-2024-03 was approved by the Planning Commission at its April 18, 2024 meeting.

BACKGROUND INFORMATION:
The purpose of this text amendment is to remove certain uses from the list of prohibited uses within the PMU Overlay District and
allow them to now be permitted uses, provided that certain requirements are met. These special uses include gas stations, minor
automotive service/repair/maintenance centers, car washes, convenience stores, and other associated uses; restaurants with
drive-through facilities or windows; and other uses. All special uses must be located on collector or arterial streets, and buildings
must have brick on all sides. Gas stations must have an equal number of electric charging stations as gas pumps.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
TEXT AMENDMENT CASE #TX-2024-03.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Approval.

Staff Signature______________________________

STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

ORDINANCE NO. TX-2024-03

AN ORDINANCE TO AMEND TITLE 12 (UNIFIED DEVELOPMENT
CODE), SECTION 2.5.2(C) AND SECTION 2.5.2(D), OF THE CODE OF
ORDINANCES, CITY OF STOCKBRIDGE, GEORGIA RELATING TO
THE PARKWAY MIXED-USE (P.M.U.) OVERLAY DISTRICT, SO AS
TO REMOVE CERTAIN USES FROM THE LIST OF PROHIBITED
USES AND ALLOW THEM TO NOW BE PERMITTED USES,
PROVIDED THAT CERTAIN REQUIREMENTS ARE MET; TO
PROVIDE FOR SEVERABILITY; TO REPEAL CONFLICTING
ORDINANCES; TO PROVIDE AN EFFECTIVE DATE; AND FOR
OTHER PURPOSES.

SECTION 1. Ordinance. That Title 12, Section 2.5.2(C) and Section 2.5.2(D) of the
current Stockbridge Code be deleted, and that new Title 12, Section 2.5.2(C) and Section
2.5.2(D) be added to the Code of Ordinances, City of Stockbridge, Georgia, so as to read as
follows:

C. Permitted Uses. Any combination of uses permitted in C1, C2, OI, CCR, and MFR are permitted in
the Parkway Mixed-Use (PMU) Overlay District, provided that they are not among the Prohibited
Uses in Section 2.5.2(D) below, and provided that they meet the stated Requirements for the
Select Uses that are listed in Section 2.5.2(C)(1) and Section 2.5.2(C)(2) below.

1. List of Select Uses

a. Gasoline Stations, Minor Automotive Service/Repair/Maintenance Centers, Car Washes,
Convenience Stores, and Other Associated Uses.

b. Restaurants with Drive-Through (a.k.a. “drive-thru”) Facilities or Windows.

c. Other special uses, to be determined by the Community Development Director.

2. Requirements for Select Uses

a. A Select Use must be located on a property which has frontage on either a collector or an
arterial road, as is classified by the Georgia Department of Transportation or the Henry County
Department of Transportation.
b. The property must have a base zoning district which allows such uses.
c. All property design standards of the base zoning district must be met.
d. Any existing non-conforming structures may not be enlarged.
e. Building facades for both primary and accessory structures must be constructed of brick on all
sides.
f. At gasoline stations, an equal number of electric charging stations as gas pumps must be
provided on the site, and covered canopies must be provided over gas pumps and electric
charging stations.

g. An acceptable means of access and internal circulation must be provided, to be determined by
the Fire Marshal.
h. The required number of parking spaces must be provided.
i. The required buffers must be provided.
j. Other special requirements, to be determined by the Community Development Director.

D. Prohibited Uses.

1. Adult entertainment establishments.

2. Ambulance service.

3. Automobile broker (no vehicle storage), except for office uses.

4. Automobile rental and leasing facilities.

5. Automotive service repair and maintenance facilities – major.

6. Building and lumber supply establishments, providing that there is no outside storage of
materials or equipment.

7. Daycare centers.

8. Funeral home, mortuaries, and crematoriums.

9. Greenhouses and nurseries including landscape service.

10. Pawnshop, loan brokers, check cashing, and other than mortgage loan brokers.

11. Retail warehouses/ wholesalers providing sales of merchandise with no outdoor storage.

12. Rooming and boarding houses.

13. Self-service storage, mini-warehouses, or warehousing and storage.

14. Tattoo and piercing parlors.

15. Trade shops, including electrical plumbing, heating/ cooling, and roofing siding, having no
outside storage.

16. Truck terminals, truck trailer storage lots, truck parking lots, and truck repair.

17. Industrial uses, warehouses, and business distribution centers.

18. Vape stores.

19. Veterinary clinic.

SECTION 2. Repeal. The existing Title 12, Section 2.5.2(C) and Section 2.5.2(D) are
hereby repealed. From the Code of Ordinances, City of Stockbridge, Georgia. All ordinances in
conflict with this Ordinance are repealed, except as otherwise provided herein.

SECTION 3. Intention of the Governing Body. It is the intention of the governing
body, and it is hereby ordained that the provisions of this Ordinance shall be come and be made
a part of the Code of Ordinances, City of Stockbridge, Georgia, and the sections of the ordinance
may be renumbered to accomplish such intention.

SECTION 4. Approval of Execution. The Mayor is hereby authorized to sign all
documents necessary to enact this Ordinance.

SECTION 5. Attestation. The City Clerk is authorized to execute, attest to, and seal
any documents which may be necessary to effectuate this ordinance, subject to approval as to
form by the City Attorney.

SECTION 6. Authority to Amend. The City Attorney is granted authority to amend
or correct this Ordinance, with the express consent of the City Council, to reflect the intent of
the Council and ensure compliance with applicable laws.

SECTION 7. Effective Date. This ordinance becomes effective immediately upon
adoption and recording by the City Clerk.

ANTHONY S. FORD, Mayor

SO ORDAINED this ___ day of _____________________, 2024.

ATTEST:

___________________________________ (SEAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON G. WASHINGTON, City Attorney

42
[PARKWAY MIXED-USE OVERLAY DISTRICT]

C. Permitted Uses. Any combination of uses permitted in C1, C2, OI, CCR, and MFR are permitted in the
overlay district.

D. Prohibited Uses.

1. Adult entertainment establishments

2. Ambulance service

3. Automobile broker (No vehicle storage)

4. Automobile wash/ wax centers

5. Automobile rental and leasing facilities

6. Automotive service repair and maintenance facilities (minor or major)

7. Building and lumber supply establishments, providing that there is not outside storage of
materials or equipment

8. Daycare centers

9. Funeral home, mortuaries, and crematoriums

10. Gasoline service stations

11. Greenhouses and nurseries including landscape service

12. Hookah bars/lounges and cigar bars/lounges

13. Pawnshop, loan brokers, check cashing, and other than mortgage loan brokers

14. Restaurants with drive through facilities and/ or windows

15. Retail warehouses/ wholesalers providing sales of merchandise with no outdoor storage

16. Rooming and boarding houses

17. Self‐service storage, mini‐warehouses, or warehousing and storage

18. Tattoo and piercing parlors

19. Trade shops, including electrical plumbing, heating/ cooling, and roofing siding, having no
outside storage

20. Truck terminals, truck trailer storage lots, truck repair, and all industrial uses.

21. Vape stores

22. Veterinary clinic
City of Stockbridge
MEETING DATE
AGENDA ITEM
April 8, 2024 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-04. To consider a request to change the future
land use designation of three parcels with 79.16 +/- acres on Davidson Parkway and Walter Way from
‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential’ to allow for a mixed residential development.
with 311 units. The applicant is D. R. Horton, Atlanta East, represented by Tiffany D. Hogan. The applicant
has also applied for Rezoning Case #RZ-2023-05.
BACKGROUND INFORMATION:
Original Staff recommendation--Denial, since previous approved City plans and rezonings called for
the development of this property with commercial uses due to its large size and strategic location.
Planning Commission recommendation on 9/28/23--Denial. Council action on 12/11/23--Deferral,
upon the applicant's request. The applicant wanted to try to include a commercial use. Needed action
for 5/13/24--None, since the property now has the correct land use designation of Low-Density
Mixed-Use due to the adoption of the City's new Comprehensive Plan.

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

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

No action needed.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

286 ft

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

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

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

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

1,143 ft

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

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

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

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

143 ft

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

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

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

Developed by
Legal Description Legal Description
PARCEL 1 OVERALL

th th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lots 39, 40, 57 and 58, 12 District, ALL THAT TRACT OR PARCEL OF land lying and being in Land Lots 39, 40, 57 and 58, 12 District,
City of Stockbridge, Henry County, Georgia, being more particularly described as follows: City of Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
southerly along the right of way of Walter Way a distance of 129.57 feet to a point, that is the POINT OF southerly along the right of way of Walter Way a distance of 129.57 feet to a point, that is the POINT OF
BEGINNING; thence continuing along said right of way South 00°14'18" West a distance of 118.55 feet to BEGINNING; thence continuing along said right of way the following courses and distances South
SUPERIOR COURT RECORD INFORMATION a point; thence leaving said right of way North 89°39'24" West a distance of 220.77 feet to a point; thence 00°14'18" West a distance of 118.55 feet to a point; South 00°14'18" West a distance of 118.55 feet to a
North 89°43'32" West a distance of 61.20 feet to a point; thence South 00°14'42" West a distance of 51.24 point; thence South 00°15'34" West a distance of 560.28 feet to a point; thence leaving said right of way
feet to a point; thence South 00°18'27" West a distance of 510.87 feet to a point; thence South 89°57'03" South 89°48'33" West a distance of 110.00 feet to a point; thence South 00°11'22" West a distance of 290.04
East a distance of 172.39 feet to a point; thence South 00°11'22" West a distance of 290.04 feet to a point; feet to a point; thence North 89°48'43" East a distance of 94.00 feet to a point located on the western right of
thence North 89°48'43" East a distance of 94.00 feet to a point located on the westerly right of way of Walter way of Walter Way; thence along said right of way the following courses and distances: South 26°18'47"
Way; thence along said right of way the following courses and distances: South 26°18'47" West a distance of West a distance of 57.73 feet to a point; thence South 24°34'40" East a distance of 55.94 feet to a point;
57.73 feet to a point; thence South 24°34'40" East a distance of 55.94 feet to a point; thence South 89°46'10" thence South 89°46'10" East a distance of 17.62 feet to a point; thence South 00°13'37" West a distance of
East a distance of 17.62 feet to a point; thence South 00°13'37" West a distance of 45.17 feet to a point; 45.17 feet to a point; thence leaving said right of way North 89°53'28" West a distance of 85.15 feet to a
thence leaving said right of way North 89°53'28" West a distance of 85.15 feet to a point; thence South point; thence South 00°04'27" West a distance of 145.84 feet to a point; thence South 03°10'43" East a
00°04'27" West a distance of 145.84 feet to a point; thence South 03°10'43" East a distance of 57.65 feet to a distance of 57.65 feet to a point; thence South 09°20'51" East a distance of 74.83 feet to a point; thence
point; thence South 09°20'51" East a distance of 74.83 feet to a point; thence South 18°02'02" East a distance South 18°02'02" East a distance of 54.51 feet to a point; thence South 22°22'22" East a distance of 56.40 feet
of 54.51 feet to a point; thence South 22°22'22" East a distance of 56.40 feet to a point; thence South to a point; thence South 28°13'31" East a distance of 56.91 feet to a point; thence South 33°35'08" East a
28°13'31" East a distance of 56.91 feet to a point; thence South 33°35'08" East a distance of 47.45 feet to a distance of 47.45 feet to a point; thence South 38°44'18" East a distance of 73.93 feet to a point; thence
point; thence South 38°44'18" East a distance of 73.93 feet to a point; thence South 47°07'35" East a distance South 47°07'35" East a distance of 58.33 feet to a point; thence South 52°18'48" East a distance of 56.89 feet
of 58.33 feet to a point; thence South 52°18'48" East a distance of 56.89 feet to a point; thence South to a point; thence South 58°24'34" East a distance of 64.85 feet to a point; thence South 64°27'09" East a
58°24'34" East a distance of 64.85 feet to a point; thence South 64°27'09" East a distance of 55.21 feet to a distance of 55.21 feet to a point; thence South 70°18'55" East a distance of 56.73 feet to a point; thence
point; thence South 70°18'55" East a distance of 56.73 feet to a point; thence North 15°49'08" East a distance North 69°56'00" West a distance of 0.05 feet to a point; thence South 69°56'00" East a distance of 0.05 feet
of 84.98 feet to a point located on the southerly right of way of Walter Way; thence along said right of way to a point; thence North 15°49'08" East a distance of 84.98 feet to a point located on the southern right of
146.61 feet along a curve to the left, said curve having a chord of South 81°28'46" East 146.04 feet and a way of Walter Way; thence along said right of way 146.61 feet along a curve to the left, said curve having a
radius of 480.82 feet to a point; thence leaving said right of way South 89°50'19" West a distance of 131.81 chord of South 81°28'46" East 146.04 feet and a radius of 480.82 feet to a point; thence leaving said right of
feet to a point; thence South 00°02'41" East a distance of 1362.78 feet to a point located on the line common way South 89°50'19" West a distance of 131.81 feet to a point; thence South 00°02'41" East a distance of
to City of Stockbridge and Henry County; thence along said line North 88°11'09" West a distance of 344.95 1362.78 feet to a point located on the line common to City of Stockbridge and Henry County; thence along
feet to a point located on the eastern right of way of Interstate 75; thence leaving said line common to City of said line North 88°11'09" West a distance of 344.95 feet to a point located on the eastern right of way of
Stockbridge and Henry County and along the right of way of Interstate 75 the following courses and Interstate 75; thence leaving said line common to City of Stockbridge and Henry County and along the right
distances: North 40°13'41" West a distance of 325.95 feet to a point; thence North 33°31'39" West a distance of way of Interstate 75 the following courses and distances: North 40°13'41" West a distance of 325.95 feet
of 399.70 feet to a point; thence North 27°51'53" West a distance of 301.05 feet to a point; thence North to a point; thence North 33°31'39" West a distance of 399.70 feet to a point; thence North 27°51'53" West a
30°47'42" West a distance of 300.86 feet to a point where the right of way of Interstate 75 becomes the right distance of 301.05 feet to a point; thence North 30°47'42" West a distance of 300.86 feet to a point where the
of way of Interstate 675; thence along said right of way North 34°50'11" West a distance of 202.35 feet to a right of way of Interstate 75 becomes the right of way of Interstate 675; thence along said right of way
point; thence North 27°45'34" West a distance of 542.97 feet to a point; thence North 19°17'56" West a North 34°50'11" West a distance of 202.35 feet to a point; thence North 27°45'34" West a distance of 542.97
distance of 289.92 feet to a point; thence North 27°25'15" West a distance of 195.89 feet to a point; thence feet to a point; thence North 19°17'56" West a distance of 289.92 feet to a point; thence North 27°25'15"
North 15°33'35" West a distance of 193.86 feet to a point; thence North 11°49'58" West a distance of 389.10 West a distance of 195.89 feet to a point; thence North 15°33'35" West a distance of 193.86 feet to a point;
feet to a point; thence North 06°09'18" West a distance of 250.08 feet to a point; thence South 72°32'59" thence North 11°49'58" West a distance of 389.10 feet to a point; thence North 06°09'18" West a distance of
East a distance of 42.41 feet to a point; thence 304.75 feet along a curve to the right, said curve having a 250.08 feet to a point; thence South 72°32'59" East a distance of 42.41 feet to a point; thence 304.75 feet
chord of North 02°00'22" West 304.67 feet and a radius of 3819.72 feet to a point; thence leaving said right along a curve to the right, said curve having a chord of North 02°00'22" West 304.67 feet and a radius of
of way North 89°02'02" East a distance of 112.14 feet to a point; thence South 89°50'04" East a distance of 3819.72 feet to a point; thence leaving said right of way North 89°02'02" East a distance of 112.14 feet to a
241.19 feet to a point; thence South 89°51'08" East a distance of 399.30 feet to a point; thence South point; thence South 89°50'04" East a distance of 241.19 feet to a point; thence South 89°51'08" East a
47°55'12" West a distance of 3.12 feet to a point; thence South 53°48'44" East a distance of 20.58 feet to a distance of 399.30 feet to a point; thence North 44°52'15" East a distance of 19.12 feet to a point; thence
point; thence South 00°12'32" West a distance of 95.67 feet to a point; thence South 89°46'54" East a North 03°31'19" West a distance of 51.07 feet to a point; thence North 46°10'12" East a distance of 164.06
distance of 131.26 feet to a point; thence South 53°46'09" East a distance of 159.83 feet to a point; thence feet to a point located on the southwesterly right of way of Davidson Parkway; thence long said right of way
North 17°05'45" East a distance of 64.82 feet to a point; thence 100.26 feet along a curve to the left, said the following courses and distances: 57.03 feet along a curve to the left, said curve having a chord of South
curve having a chord of South 29°39'29" East 98.89 feet and a radius of 175.00 feet to a point; thence South 47°14'20" East 56.99 feet and a radius of 475.50 feet to a point; thence 111.77 feet along a curve to the left,
89°45'49" East a distance of 223.37 feet to a point; thence North 00°41'16" West a distance of 9.83 feet to a said curve having a chord of South 57°24'59" East 111.51 feet and a radius of 475.50 feet to a point; thence
point; thence South 89°49'56" East a distance of 90.16 feet to a point, being the POINT OF BEGINNING. South 64°09'01" East a distance of 88.82 feet to a point; thence leaving said right of way South 66°10'13"
Said tract contains 73.859 Acres. West a distance of 30.00 feet to a point; thence South 25°50'59" West a distance of 31.91 feet to a point;
thence 50.93 feet along a curve to the left, said curve having a chord of South 14°10'42" West 50.58 feet and
The property described above is the same property that is covered by Old Republic National Title Insurance a radius of 125.00 feet to a point; thence South 02°30'24" West a distance of 46.00 feet to a point; thence
Company, Commitment No. 2-42635, Commitment date: May 24, 2023. 48.12 feet along a curve to the left, said curve having a chord of South 05°22'15" East 47.97 feet and a radius
of 175.00 feet to a point; thence 100.26 feet along a curve to the left, said curve having a chord of South
29°39'29" East 98.89 feet and a radius of 175.00 feet to a point; thence South 89°45'49" East a distance of
223.37 feet to a point; thence North 00°41'16" West a distance of 9.83 feet to a point; thence South 89°49'56"
Legal Description East a distance of 90.16 feet to a point, being the POINT OF BEGINNING. Said tract contains 79.162
Acres.
PARCEL 2

th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lots 57 and 58, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
southerly along the right of way of Walter Way a distance of 248.12 feet to a point, that is the POINT OF
BEGINNING; thence continuing along said right of way South 00°15'34" West a distance of 560.28 feet to
a point; thence leaving said right of way South 89°48'33" West a distance of 110.00 feet to a point; thence
North 89°57'03" West a distance of 172.39 feet to a point; thence North 00°18'27" East a distance of 510.87
feet to a point; thence North 00°14'42" East a distance of 51.24 feet to a point; thence South 89°43'32" East a
distance of 61.20 feet to a point; thence South 89°39'24" East a distance of 220.77 feet to a point, being the
POINT OF BEGINNING. Said tract contains 3.636 Acres.

The property described above is the same property that is covered by Old Republic National Title Insurance
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.

Legal Description
PARCEL 3

th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lot 57, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
northwesterly along the right of way of Davidson Parkway a distance of 419.38 feet to a point, that is the
POINT OF BEGINNING; thence leaving said right of way South 66°10'13" West a distance of 30.00 feet
to a point; thence South 25°50'59" West a distance of 31.91 feet to a point;
thence 50.93 feet along a curve to the left, said curve having a chord of South 14°10'42" West 50.58 feet and
a radius of 125.00 feet to a point; thence South 02°30'24" West a distance of 46.00 feet to a point; thence
48.12 feet along a curve to the left, said curve having a chord of South 05°22'15" East 47.97 feet and a radius
of 175.00 feet to a point; thence South 17°05'45" West a distance of 64.82 feet to a point; thence North
53°46'09" West a distance of 159.83 feet to a point; thence North 53°41'49" West a distance of 162.44 feet to
a point; thence North 53°48'44" West a distance of 20.58 feet to a point; thence North 47°55'12" East a
distance of 3.12 feet to a point; thence North 44°52'15" East a distance of 19.12 feet to a point; thence North
44°49'10" East a distance of 175.02 feet to a point; thence 37.03 feet along a curve to the right, said curve
having a chord of North 87°02'18" East 33.74 feet and a radius of 25.00 feet to a point located on the
southwesterly right of way od Davidson Parkway; thence along said right of way 111.77 feet along a curve
to the left, said curve having a chord of South 57°24'59" East 111.51 feet and a radius of 475.50 feet to a
point; thence continuing along said right of way South 64°09'01" East a distance of 88.82 feet to a point,
being the POINT OF BEGINNING. Said tract contains 3.636 Acres.

The property described above is the same property that is covered by Old Republic National Title Insurance
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.

Legal Description
PARCEL 4

th
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lot 57, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows:

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence
northwesterly along the right of way of Davidson Parkway a distance of 419.38 feet to a point; thence
leaving said right of way South 66°10'13" West a distance of 30.00 feet to a point; thence South 25°50'59"
West a distance of 31.91 feet to a point; thence 50.93 feet along a curve to the left, said curve having a chord
of South 14°10'42" West 50.58 feet and a radius of 125.00 feet to a point; thence South 02°30'24" West a
distance of 46.00 feet to a point; thence 48.12 feet along a curve to the left, said curve having a chord of
South 05°22'15" East 47.97 feet and a radius of 175.00 feet to a point; thence South 17°05'45" West a
distance of 64.82 feet to a point; thence North 53°46'09" West a distance of 159.83 feet to a point, that is the
POINT OF BEGINNING; thence North 89°46'54" West a distance of 131.26 feet to a point; thence North
00°12'32" East a distance of 95.67 feet to a point; thence South 53°41'49" East a distance of 162.44 feet to a
point, being the POINT OF BEGINNING. Said tract contains 0.144 Acres.

The property described above is the same property that is covered by Old Republic National Title Insurance
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.

Legal Description
ALTA/NSPS LAND TITLE FOR:
PARCEL 5
D.R. HORTON, INC., DELAWARE CORPORATION & OLD
th REPUBLIC NATIONAL TITLE INSURANCE COMPANY
ALL THAT TRACT OR PARCEL OF land lying and being in Land Lot 57, 12 District, City of
Stockbridge, Henry County, Georgia, being more particularly described as follows: (NORTHBRIDGE CROSSING SUBDIVISON)

TO FIND THE POINT OF BEGINNING commence at the southwestern intersection of the right of way LOCATED IN:
of Davidson Parkway (right of way varies) and the right of way of Walter Way (80 feet right of way); thence LAND LOTS 39, 40, 57 & 58, 12TH DISTRICT
northwesterly along the right of way of Davidson Parkway a distance of 619.97 feet to a point, that is the CITY OF STOCKBRIDGE
POINT OF BEGINNING; thence leaving said right of way 37.03 feet along a curve to the left, said curve SCALE: 1" = 60' HENRY COUNTY, GEORGIA DATE: AUGUST 7, 2023
having a chord of South 87°02'18" West 33.74 feet and a radius of 25.00 feet to a point; thence South REVISION
THIS SURVEY WAS PREPARED 44°49'10" West a distance of 175.02 feet to a point; thence North 03°31'19" West a distance of 51.07 feet to
I N C O N F O R MI T Y W I T H T H E
TECHNICAL STANDARDS FOR a point; thence North 46°10'12" East a distance of 164.06 feet to a point located on the southwestern right of
PROPERTY SURVEYS IN way of Davidson Parkway; thence along said right of way 57.03 feet along a curve to the left, said curve
GEORGIA AS SET FORTH IN having a chord of South 47°14'20" East 56.99 feet and a radius of 475.50 feet to a point, being the POINT
CHAPTER 180-7 OF THE RULES
OF BEGINNING. Said tract contains 0.154 Acres.
OF THE GEORGIA BOARD OF
REGISTRATION FOR This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of
PROFESSIONAL ENGINEERS Bowman Consulting Group, Ltd. unless otherwise agreed to, they shall not be reproduced or conveyed in any The property described above is the same property that is covered by Old Republic National Title Insurance
AND LAND SURVEYORS AND manner nor are they to be used for any projects other than specifically indicated hereon without written
authorization from and due compensation to Bowman Consulting Group Ltd.
Company, Commitment No. 2-42635, Commitment date: May 24, 2023.
AS SET FORTH IN THE DWG: P:\2023\0504 Northbridge Crossing P2\SURVEY\SURVEY (CADD)\23-0504-ALTA-08-07-23
BY:CD/MP CHK: PN QC:
GEORGIA PLAT ACT O.C.G.A.
15-6-67. AUTHORITY O.C.G.A. This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not
BCG PROJECT NO: 200461-01-001 TASK: 00001 SURVEY DATE: JULY 28, 2023 SHEET 3 OF 3
SECS. 15-6-67, 43-15-4, 43-15-6, extend to any unnamed person, persons, or entity without the express recertification of the surveyor naming such
43-15-19,43-15-22. person, persons, or entity.
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4174 Silver Peak Parkway, Suwanee, GA 30024
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Bowman Consulting Group Ltd
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WWW.BOWMAN.COM
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ICA 196 STORMWATER

20' SETBACK
OH

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136 311 E (T 5' SIDEWALK POND
PAC
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197 WITH 3' GRASS
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129 GU S
130 131 132 133 134 E PEN STRIP (TYPICAL)
1 8 ST P
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190
137 SP ARK

20' SETBACK
310

20' SETBACK 20' SETBACK
199 )
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20' SETBACK
203 AC IN PIC
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204 E
138 188 AC
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205 201 SP
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187
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206 202
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139 308 186

240
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207
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E T BA 185
208 ' S 239
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184
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209 C
PLAY GROUND 238 BA
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ET 183
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210
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211 A CK 243 TBA
182
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COMMUNITY 'S ' 181
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CLUBHOUSE STORMWATER 212 235 20 244 20
POOL CK 180
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28' BC-BC
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STORMWATER POND 213 245 T
POND
234
'S E 179 /W
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246 O
MAIL 214 233 GD
20' SETBACK
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178
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215 247 RO
232 KF
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177
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302 301
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304 303 T P 231 176
STORMWATER 306 305
GUES SPACES 217 75'
20' SETBACK
5' SIDEWALK 307 249
WITH 3' GRASS POND 2 6 218
230 175
STRIP (TYPICAL)
124 125 126 127
128
20' SETBACK 229 250
116 117 118 119 120 121122 123 4 PICKLEBALL 174
28' 228 251
GU COURTS 173
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29 ST PA 227 252
SPA RKI 20' SETBACK 271 226 172
CES NG 253
20' SETBACK 273 272 225 171

THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY BOWMAN CONSULTING SHALL BE WITHOUT LIABILITY TO BOWMAN CONSULTING.
59 224 254
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292 293 28' 170
60 58 291 270 223 CK 255
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28'
220 258
SE TBA 167
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290 259
4 101 64 275 268 219
93 260 166
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289 ET 261 165 TYP
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20' SETBACK
5 102 65 53 276 AC

20' SETBA
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20' SETBACK
263
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7 104 67 51 288 2 0 163
90 277 266 K 264 162
8 105 68 50 CK
TBAC
89 298
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9 106 69 287
278

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

20' SETBACK 20' SETBACK 20' SETBACK

20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK
299
10 107 70 48 286
159
GDO 75' 20'
FRO
87 158
279
11 108
86
71 47
300 157
T B ACK
12 109
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72 46 285 156
75 ' SE
13 110
84
73 45 POCKET PARK 155
20' SETBACK ±13,000 SQFT
14 111 74 154
83 280
44 153

NORTHBRIDGE PHASE 2
281
112 75 43 282 152
15 82 283
TBACK
284 151
113 76 42
16 81 20' SE 150
114 77 41

CITY OF STOCKBRIDGE
17 80 149
115 78 40
18 79 28' 148
19 R55' 147
28' 146
R40'

CONCEPT PLAN
145 L) 5' SIDEWALK
CA

GUEST PARKING
20' SETBACK 144 PI
143 E (TY WITH 3' GRASS
142 SPAC STRIP (TYPICAL)
POCKET 20' SET 141 EN
PARK 20 BACK 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 140 OP

18 SPACES
±19,000 SQFT 21 22 23 24

HENRY COUNTY, GEORGIA
20' SETBACK
20' SET /W
BACK GDOT R
ETBA C K FROM
75 ' S
YPICAL)
OPEN SPACE (T

AR IO
AMENITY NOTES:
GRAPHIC SCALE
Y CT
ROAD 'A' I
RU
N N
1. PER REGULATIONS: 100 0 100 200 ST
1.1. SUBDIVISIONS WITH OVER THREE HUNDRED (300) LOTS MUST INCLUDE A POOL IM
CO
20' SETBACK
FACILITY, CLUBHOUSE, POCKET PARK OF AT LEAST TWO THOUSAND (2,000) SQUARE
FEET, AND AT LEAST TWO (2) OF THE FOLLOWING:
GRID NORTH
GA WEST ZONE
PR O
24' 1.1.1. PLAYGROUND. ( IN FEET )
T E R
1 INCH = 100 FT. L

File Path P:\2023\0504 Northbridge Crossing P2\CONCEPT\23-0504 - 2 - BASE - CONCEPT 8-02-23.dwg
1.1.2. DOG PARK. F

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

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

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

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

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

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

20' SETBACK 50'
24'
CW -- CM
ROAD 'B' 50' 20' SETBACK 1" = 100'
23-0504
7-27-2023
TOWNHOUSE LOTS (TYP.) DETACHED LOTS (TYP.)
23-0504

August 7, 2023
SCALE: 1"=60' SCALE:
1"=60'
VICINITY MAP (NOT TO SCALE) 1 OF 1
SUBDIVIDED AS:
SURVEYOR'S CERTIFICATION
FLOOD HAZARD NOTE:
This plat is a retracement of an existing parcel or parcels of land and does not subdivide or create a new
parcel or make any changes to any real property boundaries. The recording Information of the documents,
maps, plats, or other instruments which created the parcel or parcels are stated hereon. RECORDATION
WALTER WAY NORTHBRIDGE CROSSING
PHASE 1-A
PB 40, PG 170
OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR
ANY USE OR PURPOSE OF THE LAND. Furthermore, the undersigned land surveyor certifies that this
plat complies with the minimum technical standards for property surveys in Georgia as set forth in the rules
PP

OH
(80' R/W) S SUBDIVIDED AS:
NORTHBRIDGE CROSSING
PHASE 1-A
and regulations of the Georgia Board of Registration for Professional Engineers and Land Surveyors and E
PER PB 34, PG 71 PB 40, PG 170 48"X60" ELLIPTICAL
as set forth in O.C.G.A. Section 15-6-67. CONCRETE PIPE (3)
SWCB SWCB SWCB DWCB SWCB

18" CMP 18" CMP 18" CMP
36" CMP
P SIDEWALK 2" REBAR
OH SPEED BUMP "C FOUND-0.3' SE
E SWCB 18" CMP SWCB 18" CMP 18" CMP 24" CMP 18 FH/WV(4) SWCB (BENT)
FH/WV SIDEWALK CB SWCB SWCB DI
FH/WV(2) SIREN POLE CONC. "C
SUPERIOR COURT RECORD INFORMATION P.O.C. L1 560.28' S 00°15'34" W TF
CB
E GR
GM
GM
GR
FH/WV
DRIVE TF
CB MP L7CB SSMH S
1 24"
CONC.
129.57' 2" REBAR 1
2" REBAR WALL
2" REBAR
BELLSOUTH TELECOMMUNICATIONS S CM
36
L6 SSMH
DRIVE FOUND FOUND-0.2' SE SSMH P S SSMH 3
L1
FOUND WALL/COLUMNS PM S S S S
SS
OH (P.O.B.-1) 1
HW
TF (P.O.B.-2)
EASEMENT PER EXCEPTION (u) 2" REBAR L4 L5 " REBAR 20'
20' SSE
1 1 FOUND
2" REBAR
2" REBAR
MH
L30 L12
2 E
FOUND FOUND (DB 6787, PG 50) L2 FOUND
SS
L8

220.77' S 89°39'24" E
LL 0.3' NW
STRE
HOUSE
PP
L11
2" REBAR
58 L29 S
L3
(DISTURBED) S
FOUND
CLOSURE AM
APPROXIMATE LAND LOT LINE SSMH S L10
LOCATION MAP
SSM
H 1
2" REBAR
- THE SURVEY SHOWN HEREON WAS PERFORMED WITH A COMBINATION OF REFERENCES: 1 E
2" REBAR SSMH SSMH
20' SSE
L9 FOUND
LL 2" REBAR OH FOUND S S S 1 1
GLOBAL NAVIGATION SATELLITE SYSTEMS (GNSS) UTILIZING TRIMBLE R12I
MULTI FREQUENCY GNSS RECEIVERS UTILIZING REAL TIME KINEMATIC 1. DEED BOOK 15718, PAGE 100
57
FOUND
SSMH S
S S S S S
2" REBAR 145.84' S 00°04'27" W 1
2" REBAR
2" REBAR
FOUND
2" REBAR
FOUND-7.2' SW
S S FOUND
PARCEL 2: SSMH FOUND

DA
(RTK) METHODOLOGY AND NETWORK ADJUSTED RTK DATA SSMH
2. DEED BOOK 15718, PAGE 107
SUPPLEMENTED WITH CONVENTIONAL SURVEY METHODS USING A
TRIMBLE S-SERIES ROBOTIC TOTAL STATION. THE RELATIVE ACCURACY OF
290.04' S 00°11'22" W 1
2" REBAR

20' SSE
3.636 AC.

SEWER LATERAL (6)
X FOUND

SEWER LATERAL (6) SEWER LATERAL (6) SEWER LATERAL (6)
THE GNSS AND CONVENTIONAL SURVEY WORK COMPLETED IS 0.04 FOOT 3. DEED BOOK 15718, PAGE 119 S

172.39' N 89°57'03" W

223.37' S 89°45'49" E
VID
OR BETTER AT THE 95% CONFIDENCE INTERVAL BASED UPON THE E S
4. PLAT BOOK 36, PAGE 135 D JB OH

20' SSE
RESULTS OF A LEAST SQUARES ADJUSTMENT AND ANALYSIS OF THE D

20' SSE
MEASURED SURVEY DATA.
5. PLAT BOOK 40, PAGE 60
- THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE

AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 862,988 6. PLAT BOOK 40, PAGE 170
FEET.

(R/ ON
7. PLAT BOOK 51, PAGE 165 E S
OH
- ELEVATIONS DETERMINED BY A TRIMBLE MODEL R12i GPS. S
N/F S

24" CMP
- THE HORIZONTAL DATUM IS NORTH AMERICAN DATUM OF 1983 DHO STOCKBRIDGE LLC 1
2" REBAR
(2011), GEORGIA STATE PLANE COORDINATE SYSTEM, WEST FOUND SSMH
ZONE. DISTANCES SHOWN HEREON ARE GROUND DISTANCES. 60
DB 14954, PG 71 S

W V PA
"C 20' SSE
THE VERTICAL DATUM IS NORTH AMERICAN VERTICAL DATUM
OF 1988 (GEOID 18).
MP L32 S S S
FH S S S S S S S
OH SSMH SSMH SSMH SSMH

AR RKW
- FIELD DATA WAS OBTAINED ON 07-28-2023. 1
18 2" REBAR 1
2" REBAR
"C FOUND
MP L26 S FOUND
HW
SSMH S 20' S
SE L31 PP 510.87' N 00°18'27" E
LEGEND SWCB
P.O.B.-3 1
2" REBAR
2" REBAR 1
2" REBAR

IES AY
10 INDEX CONTOUR HW FOUND FOUND FOUND
9 INTERMEDIATE CONTOUR STR
EAM
L27 C7
EP EDGE OF PAVEMENT
C&G E
CURB AND GUTTER L25 C5
2" REBAR OH

FOUND
PROPERTY LINE
L28 C6 L33
ROAD RIGHT OF WAY
ADJOINER PROPERTY LINE (NOT SURVEYED) MP 1
2" REBAR
X FENCE LINE 18 FOUND
S SANITARY SEWER E
W OH APPROXIMATE LOCATION OF
STORM SEWER FLOOD LIMIT AS PER FEMA MAP
W UNDERGROUND WATER LINE
C UNDERGROUND COMMUNICATION SERVICE
C4
PARCEL 3: 6'0
G UNDERGROUND GAS SERVICE
E UNDERGROUND ELECTRIC SERVICE SWCB 1.369 AC. 53
PP
OHE OVERHEAD ELECTRIC N AREA OF ABANDONED RIGHT
GUARD RAIL 3'
TREE LINE 9.8 OF WAY PER EXCEPTION (s) E
OH
(DB 4949, PG 235 & PB 36, PG 135-140)
BUILDING 3 C8 162.44' 15
CONCRETE
17 N 53°41'49" W 1
2" REBAR
IPF IRON PIN FOUND (SIZE/TYPE NOTED) 5.
CMF CONCRETE MONUMENT FOUND (CMF) AR
RA 02 FOUND
(P.O.B.-4) E
REB D VE ' OH
CALCULATED POINT (NO MONUMENT SET) 1"
UN
16 L

MATCH LINE
2 DR
FO I 44
BENCHMARK
4.06 VE
2" REBAR
PARCEL 4:
L34
BOLLARD / POST FOUND
' 9' (P.O.B.-5)
FLAG POLE (FP)
N 10 0.144 AC.
2" REBAR
ROOF DRAIN (RD)
FOUND 46 "W OH
SIGN °1 L37 E

HANDICAP SYMBOL
GM GAS METER (GM)
12 1
2" REBAR

GR GAS REGULATOR (GR) "E L24
FOUND
2" REBAR
GAS VALVE (GV)
2" REBAR
L35 FOUND
OH
POWER / UTILITY POLE (PP/UP)
N/F FOUND E
GUY ANCHOR WIRE L36
RHEA B. NYGARD & L23
LIGHT POLE (LP)
GROUND LIGHT (GL)
STEPHEN V.C. NYGARD II 1
2" REBAR
PARCEL 1:
DRAIN INLET (DI)
CURB DRAIN INLET (CDI)
DB 18579, PG 299
PB 51, PG 165
FOUND
OH
73.859 AC.
GR E
D STORM DRAIN MANHOLE (JB) AV
EL
DR
SINGLE WING CATCH BASIN (SWCB) IVE
DOUBLE WING CATCH BASIN (DWCB)

HEADWALL (HW)
PARCEL 5:
OH

END SECTIONS (FES)
SANITARY SEWER MANHOLE (SSMH)
0.154 AC. E

SANITARY SEWER CLEAN-OUT (CO)

399.30' S 89°51'08" E
WATER VALVE (WV) PP

WATER METER (WM)
FIRE HYDRANTN (FH)
FIRE DEPARTMENT CONNECTION (FDC)
W WATER MANHOLE (WMH) OH
TREE SIZE & TYPE

ABBREVIATIONS N/F OH

INV INVERT ELEVATION RHEA B. NYGARD &
CMP CORRUGATED METAL PIPE STEPHEN V.C. NYGARD II
RCP REINFORCED CONCRETE PIPE
HDPE HIGH DENSITY POLYETHYLENE
DB 18579, PG 299
DIP DUCTILE IRON PIPE PB 51, PG 165 OH
SIGN 5 EASEMENT
FFE FINISHED FLOOR ELEVATION
PER EXCEPTION (n) 7 ' N
2.9
TBM TEMPORARY BENCHMARK
UGCM
GLM
UNDERGROUND CABLE MARKER
GAS LINE MARKER (DB 460, PG 20) 54
PIV POST INDICATOR VALVE E X
ICV IRRIGATION CONTROL VALVE OH
WLM WATER LINE MARKER
CT COOLING TOWER X
CB COMMUNICATIONS BOX
UB UTILITY BOX
191.32' N 00°06'07" E E
NC

GRID NORTH (GA WEST ZONE)
1 1
PB PLAT BOOK 2" REBAR 2" REBAR X FE
FOUND FOUND OH
DB DEED BOOK E
N/F NOW OR FORMERLY
G.M.D. GEORGIA MILITIA DISTRICT X
CMF
GTMH GREASE TRAP MANHOLE
PI PEDESTAL INLET X
AREA OF ABANDONED RIGHT

241.19' S 89°50'04" E
8" REBAR
TP TELEPHONE PEDESTAL OH W
OF WAY PER EXCEPTION (s) E
'56" FOUND-1.1' NE

9°17
CWP CROSSWALK POLE X
SB SWITCH BOX
(DB 4949, PG 235 & PB 36, PG 135-140) 1
PM POWER METER .9 2' N
TSB TRAFFIC SIGNAL BOX PP 289 X

TSP TRAFFIC SIGNAL POLE
B.S.L. BUILDING SETBACK LINE
D.E. DRAINAGE EASEMENT N/F CMF
OH
S.S.E. SANITARY SEWER EASEMENT DHO STOCKBRIDGE LLC "W X
'15
OTP OPEN TOP PIPE OH
DB 14954, PG 71 5
P.O.B. POINT OF BEGINNING
7°2
P.O.C. POINT OF COMMENCEMENT PB 51, PG 165 2 X
.8 9'
OH PP 19

'35" X CMF
2" REBAR
N1 5°33 1
2" REBAR

86'
FOUND X PP FOUND-1.8' NE
A- 129.69' 193.
2" REBAR

N 89°02'02" E
X FOUND-1.4' NE
R- 3819.72' ALTA/NSPS LAND TITLE FOR:
C- 129.68' X
CMF

W D.R. HORTON, INC., DELAWARE CORPORATION & OLD
N 01°04'30" E '58"
11°49 REPUBLIC NATIONAL TITLE INSURANCE COMPANY
112.14'
0' N
2" REBAR
389.1 X (NORTHBRIDGE CROSSING SUBDIVISON)
FOUND LOCATED IN:
(DISTURBED) C2 X X
LAND LOTS 39, 40, 57 & 58, 12TH DISTRICT
X X X X FENCE
CMF FENCE L22 06°09'1 8" W X CITY OF STOCKBRIDGE
250.08' N
1 X CMF
2" REBAR

5 SCALE: 1" = 60' HENRY COUNTY, GEORGIA DATE: AUGUST 7, 2023

FOUND X

REVISION

T Y
THIS SURVEY WAS PREPARED
I N C O N F O R MI T Y W I T H T H E
TECHNICAL STANDARDS FOR
CMF

R S T A H W A
PROPERTY SURVEYS IN
GEORGIA AS SET FORTH IN
IN T E S H I G
CHAPTER 180-7 OF THE RULES
OF THE GEORGIA BOARD OF

C C E S
REGISTRATION FOR
PROFESSIONAL ENGINEERS
This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of
Bowman Consulting Group, Ltd. unless otherwise agreed to, they shall not be reproduced or conveyed in any

T E D A W N )
LIMI O
manner nor are they to be used for any projects other than specifically indicated hereon without written

AND LAND SURVEYORS AND
AS SET FORTH IN THE authorization from and due compensation to Bowman Consulting Group Ltd.

S DWG: P:\2023\0504 Northbridge Crossing P2\SURVEY\SURVEY (CADD)\23-0504-ALTA-08-07-23
BY:CD/MP CHK: PN

(R/W
QC:
GEORGIA PLAT ACT O.C.G.A.
15-6-67. AUTHORITY O.C.G.A. This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not
BCG PROJECT NO: 200461-01-001 TASK: 00001 SURVEY DATE: JULY 28, 2023 SHEET 1 OF 3
SECS. 15-6-67, 43-15-4, 43-15-6, extend to any unnamed person, persons, or entity without the express recertification of the surveyor naming such
43-15-19,43-15-22. person, persons, or entity.
2" REBAR
FOUND
CB (BENT)

APPROXIMATE LAND LOT LINE

131.81' S 89°50'19" W
APPROXIMATE SEDIMENT BASIN AREA
LK PER EXCEPTION (p) (DB 2605, PG 91)

SIDEWA
APPROXIMATE DRAINAGE EASEMENT AGREEMENT
& DETENTION BASIN CONSTRUCTION AGREEMENT N/F
PER EXCEPTION (p) (DB 2605, PG 91)
VERDE INVESTMENTS, INC.
C1 S
SSMH DB DB 14305, PG 198 1
2" REBAR
SUPERIOR COURT RECORD INFORMATION FOUND-1.3' N
1362.78' S 00°02'41" E (ON LINE)
FH/WV 1
2" REBAR

36" CMP
FOUND MP

GRID NORTH (GA WEST ZONE)
1 S
2 " RE
FOU AR
B L21 X
X 54"
ND
X C E
2" REBAR X FENCE
' SS
FOUND 20
HW X
L20 OCS S

HW
X 1
2" REBAR H
FOUND M
SS

CITY OF STOCKBRIDGE
S X
L19

344.95' N 88°11'09" W
SSMH

N/F
S 48
CO DETENTION "C
2" REBAR
X POND X MP
S FOUND

RCVW LAND, LLC
8 S HW
L1
SUBDIVIDED AS: S
GENERAL EASEMENT PER EXCEPTION (r)

HENRY COUNTY
NORTHBRIDGE CROSSING (DB 4339, PG 39 & PB 34, PG 70-71 )
DB 18596, PG 259
20' S SE
2" REBAR SS 'S
PHASE 1-A 20 APPROXIMATE LOCATION OF
FOUND X X FLOOD LIMIT AS PER FEMA MAP
CO S WA
PB 40, PG 170 L1 E LL
S NC
SUBDIVIDED AS: SS
7 FE S
E X
NORTHBRIDGE CROSSING AL S IV 1
2" REBAR SS
SE W DR FOUND MH H
S SSM
PHASE 1-A 'S T
AL LL
20
6 S
CO
PB 40, PG 170 48"X60" ELLIPTICAL
PH A
L1 S
AS W
CONCRETE PIPE (3) S SSMH
PK NAIL MH S
DWCB SWCB FOUND SS ST
RE
S X
P AM

36" CMP
1 LIFT
SIDEWALK CM
18 2" REBAR
P FOUND-0.3' SE 5 STATION
24"
24" CMP CM FH/WV(4) SWCB (BENT) L1 S GATE
24" STAND PIPE
14SE
DI 2" OTP FOUND
CB CM
TF
36
P L7CB SSMH S L 0' S 1
2" REBAR
FOUND SIGN 1 EASEMENT
0.1' NE (DISTURBED)
24" " 2
AM
CM
P L6 SSMH
S S S S S SSMH
20' 13
PER EXCEPTION (n) TR
2" REBAR L4 HW L 1
2" REBAR S X
L5 " REBAR SS (DB 460, PG 20)
20' SSE
FOUND 1 FOUND CE
MH N
L12
2 E
FOUND
SS 3 FE
8" REBAR
L8
0.3' NW
AM
FOUND-1.3' SW
L11

STRE
(DISTURBED) S 2" REBAR X
L3 FOUND LL LL
SSMH S L10 S
SSM
H 1
2" REBAR
58 39
20' SSE
L9 FOUND APPROXIMATE LAND LOT LINE
S 1 1

S S
2" REBAR 145.84' S 00°04'27" W 1
2" REBAR
2" REBAR
FOUND
2" REBAR
FOUND-7.2' SW

SSMH
S S S S FOUND FOUND LL LL ' W
290.04' S 00°11'22" W
SSMH
57 40 . 95 1"
2" REBAR 5 '4
32 °13
10'X10' BOX CULVERT (3)
FOUND X

40 FE
NC HW

N E

CMF

SIGN 2 EASEMENT

PER EXCEPTION (n) 3 9
(DB 460, PG 20) °3
33
APPROXIMATE LOCATION OF
FLOOD LIMIT AS PER FEMA MAP X

0' N
9.7
39X

8" REBAR
FOUND-0.1' SW
X 3
8" REBAR
FOUND-ON LINE

APPROXIMATE LAND LOT LINE

NC
X FE

CMF

3"W X
SIGN 3 EASEMENT 1'5
27°5
PER EXCEPTION (n) N
5' X
(DB 460, PG 20) 1.0
30

MATCH LINE
8" REBAR
FOUND
X 3
8" REBAR
FOUND-3.1' SW
A Y
75 HW
8" REBAR

7'42 X
FOUND-2.9' SW

30
T E IG
30
0. 8 X

T A H
PARCEL 1: E
S S S N )
NC
FE
73.859 AC.
T E C E O W

CMF
I A SH
SIGN 4 EASEMENT
34
°50
'1 1 X

E D / W
PER EXCEPTION (n)
(DB 460, PG 20) ' N X
I T (R
2 02.3

LI M

CMF

8" REBAR 3
8" REBAR
FOUND-0.2' SW
FOUND-0.2' SW

' 34"
5 X

SIGN 5 EASEMENT 2 7°4
' N ALTA/NSPS LAND TITLE FOR:
PER EXCEPTION (n) 7
2.9 X

(DB 460, PG 20) 54 D.R. HORTON, INC., DELAWARE CORPORATION & OLD
REPUBLIC NATIONAL TITLE INSURANCE COMPANY
(NORTHBRIDGE CROSSING SUBDIVISON)

X LOCATED IN:
LAND LOTS 39, 40, 57 & 58, 12TH DISTRICT
E CITY OF STOCKBRIDGE
NC
X FE SCALE: 1" = 60' HENRY COUNTY, GEORGIA DATE: AUGUST 7, 2023
REVISION
THIS SURVEY WAS PREPARED
I N C O N F O R MI T Y W I T H T H E
TECHNICAL STANDARDS FOR X
CMF
PROPERTY SURVEYS IN
GEORGIA AS SET FORTH IN X 3
8" REBAR
6" W
OH CHAPTER 180-7 OF THE RULES

This plat and permitted reproductions, in whole or in part, are instruments of service and are the sole property of17'5
E OF THE GEORGIA BOARD OF FOUND-1.1' NE
REGISTRATION FOR
Bowman Consulting Group, Ltd. unless otherwise agreed to, they shall not be reproduced or conveyed in1 9°
any
PROFESSIONAL ENGINEERS
manner nor are they to be used for any projects other than specifically indicated hereon without 2'
AND LAND SURVEYORS AND
8 9 .9 written X
AS SET FORTH IN THE
GEORGIA PP PLAT ACT O.C.G.A.
authorization from and due compensation to Bowman Consulting Group Ltd.
2 DWG: P:\2023\0504 Northbridge Crossing P2\SURVEY\SURVEY (CADD)\23-0504-ALTA-08-07-23
BY:CD/MP CHK: PN QC:
15-6-67. AUTHORITY O.C.G.A. This plat was prepared for the exclusive use of the person, persons, or entity named hereon. This plat does not
X BCG PROJECT NO: 200461-01-001 TASK: 00001 SURVEY DATE: JULY 28, 2023 SHEET 2 OF 3
SECS. 15-6-67, 43-15-4, 43-15-6, extend to any unnamed person, persons, or entity without the express recertification of the surveyor naming such
43-15-19,43-15-22. person, persons, or entity.
CMF
OH "W X

5'15
7 °2
August 6, 2023

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

RE: Rezoning and Comprehensive Plan Amendment Application for Northbridge Crossing Phase II

Dear Mayor, Members of City Council and Planning Commission,

D.R. Horton, Inc. seeks to rezone property located at Davidson Parkway and Walter Way.,
Stockbridge, GA, Parcel ID numbers 030-01009000, 030-01009005, 030-01009006. The
property is approximately 79.02 acres. D.R. Horton seeks to rezone the subject property as a
Planned Unit Development to include 311 total homes. The development will consist of 128
townhome units and 183 single family detached homes.

The community will include multiple amenities and open space areas. Developer is also
exploring the feasibility of connectivity to a future city park. Amenities will include a pool,
clubhouse, mail kiosk, playground, pickle ball courts, and multiple pocket parks.

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

• Approximately 91 Guest parking spaces
• 2 car garages on all townhome units
• 2 car garages on all single family detached homes
• A Mandatory Homeowners Association
• Multiple access points into the community

The zoning proposal will permit a use that is suitable in view of the use and development of
adjacent and nearby properties. The adjacent and nearby properties are owned by multiple,
individual residents that are utilizing the property as a single family home. Northbridge Crossing
Phase I is a single family community located across the street from the subject property. Several
years ago, the subject property was planned as a continuation of the existing single family
community.

An adjacent property is also owned by the City of Stockbridge and will be utilized as a city park.
D.R. Horton, Inc. intends to explore the possibility of connectivity to this city amenity for
residents. This all creates a unique and cohesive flow from the development to a city park.

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. Although the property has some interstate frontage, the access points and the visibility
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
do not make the site ideal for a commercial use. Additionally, allowing any use other than
residential at this site would generate more daily trips from vehicular traffic as well as heavy
equipment and trucks on a road that has an existing residential use across the street as well as a
planned residential use and city park adjacent to the subject site. Allowing the rezoning for a
PUD, residential use, on the subject site would result in less light pollution, noise pollution, air
pollution, and traffic for neighboring residents than any other use including a use under the
current property zoning as C3.

The subject property is encumbered by a creek and buffer areas near the access points from
Davidson and Walter Way. While it may be difficult for other uses to develop around such
encumbrances, as planned the PUD residential development is able to utilize the buffer areas as
green space that will create an aesthetically beautiful development for residents.

While the zoning sought is not compliant with the current Comprehensive Land Use, applicant
simultaneously seeks an amendment to the Comprehensive Land Use. There is precedent set by
nearby communities for an amendment to high density residential. Additionally, the proposed
site plan proposes 3.96 units per acre. The Stockbridge Comprehensive Plan currently shows
medium density residential up and to 3.6 units per acre. High density Residential, per the current
Comprehensive Plan, begins at 6 units per acre. Therefore there is currently a gap in the
Comprehensive Plan that does not truly contemplate the proposed density of 3.96 units per acre,
therefore requiring an application to High Density Residential.

The City of Stockbridge continues to grow and attract new employers that are bringing more
professional talent to the city. There is a demand for quality, affordable housing in the area as
evidenced by the development pattern of the area. The planned City park that is adjacent to the
site is evidence that the city recognizes the area as one for families and residences. This
development as Northbridge Crossing Phase II will not only provide additional single family
homes for Stockbridge residents, but will also create a community atmosphere.

D.R. Horton, Inc. respectfully requests approval of the rezoning from C3 to Planned Unit
Development and a Comprehensive Land Map Amendment from Medium Density Residential to
High Density Residential.

Thank you for your consideration and your time.

Sincerely,

Tiffany D. Hogan
Forward Planning Manager
tdhogan@drhorton.com
678-780-8520
D.R. Horton, Inc.
1371 Dogwood Drive, S.W. • Conyers • GA • 30012 • 678-509-0555 Phone • 678-509-0554 Fax
www.DRHorton.com
Presentation
For CP-2023-04:
Comprehensive Plan Amendment

For the Proposed “Northbridge

Crossing II” Mixed Residential

Development on Three Parcels at

Davidson Parkway

And Walter Way

Presented To:
Planning Commission – Sept. 28, 2023
City Council –
Dec. 11, 2023 & May 13, 2024

By:
City of Stockbridge Community
Development Department –
Linda Logan, Senior Planner
AERIAL PHOTO #1: LARGE PARCEL ON WALTER WAY
(Parcel #030-01009000 with 73.859 +/0 Acres)
AERIAL PHOTO #2: SMALL PARCEL ON WALTER WAY
(Parcel #030-01009005 WITH 3.636 +/- Acres
AERIAL PHOTO #3: SMALL PARCEL ON DAVIDSON PARKWAY
(Parcel #030-01009006 with 1.369 +/- Acres

CASE FACTS (Slide #1)
Proposed Development: Mixed residential development with 312 total units (184
single-family detached dwellings and 128 townhomes).

Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: Three parcels at Davidson Parkway and Walter Way, with 79.16
+/- total acres.
Parcel ID and Acreage: ~ Large Parcel on Walter Way—Parcel #030-01009000 with
73.859 +/- acres.
~ Small Parcel on Walter Way—Parcel #030-3.636 with 3.636 +/-
acres.
~ Small Parcel on Davidson Parkway—Parcel # 030-01009006
with 1.369 +/- acres.

District and Land Lot: District 12, Land Lot 57.
Owner: GDCI GA 6LP
Property Location: In Council District 2, on the south side of Davidson Road and the
west side of Walter Way.

Current Use: Vacant, except for a City-owned lift station..
CASE FACTS (Slide #2)
Surrounding Uses: ~ North—Vacant land.
~ Northwest—Clayton County.
~ South—Vacant land, recently approved by the City (via
CP-2022-04, RZ-2022-05, and DRI #3799) for a major
mixed-use development off Flippen Road.
~ Southeast—Automobile refurbishing business
(Drivetime).
~ East—Northbridge Crossing I Subdivision.
~ West—Interstates 75 and 675.
Existing & Proposed Zoning: From ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned Unit
Development). The property also lies within the Parkway Mixed-
Use Overlay District.
Surrounding Zoning: ~ North—LI (Light Industrial), RR (Rural Residential), SR
(Suburban Residential), and C-3 (Heavy Commercial).
~ South—SR (Suburban Residential) and DT
(Downtown)
~ East—DT (Downtown District), C-1 (Neighborhood
Commercial), C-2 (General Commercial), C-3 (Heavy
Commercial), and MFR (Multiple Family Residential).
~ West—SR (Suburban Residential).
CASE FACTS (Slide #3)
Existing and Proposed Future Land From ‘Low-Density Vertical Mixed-Use’ to ‘High-
Use Designation: Density Residential’.

Property Conditions: The large parcel has roughly three-fourths of a mile of
frontage along Interstates 75 and 675. It contains Reeves
Creek near the eastern boundary; about 10.5 acres of
“Restricted Use Commercial”; and a lift station which is
owned by the City of Stockbridge, with an easement
access off Walter Way. The property is mostly level and
wooded. Due to its lack of access from the south and
west, it is viewed as being landlocked.
PURPOSE
Applicant’s Request -- Consider a Comprehensive Plan Amendment application (#CP-
2023-04) by D. R. Horton, Inc. (represented by Tiffany Hogan, JD) to change the future
land use designation of three parcels at the southwest corner of Davidson Parkway and
Walter Way from ‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential’ to allow
for the construction of a mixed residential development.

Applicant’s Proposal (per the most recent site plan, received on 12/08/23) – Construction
of 296 total units, including 168 single-family detached dwellings and 128 townhomes.

Companion Applications:
1. Rezoning Case #RZ-2023-05) – The applicant requests to rezone the property from
‘C-2’ (Heavy Commercial) to ‘PUD’ (Planned Unit Development).
2. A Recombination Case -- The applicant would also need to apply for a recombination
of the three parcels into one parcel if and after the requested rezoning is approved as
part of the land disturbance permit approval process.
ZONING HISTORY (Slide #1)
Multiple Rezoning Cases for Subject Property and Adjacent Properties to the East and South:
1. Multiple rezonings for Northbridge Crossing Development – A portion of the subject property
was rezoned in 2003 to ‘RM-3’ for a condominium development. Applicant: DRA Development.
2. Northbridge Crossing DRI #284 review – Was approved for residential, office, and commercial
uses. Led to the development of the existing Northbridge Crossing Subdivision.
3. Development Agreement for Northbridge Crossing -- Was prepared in 2003 and had four
amendments.
4. Rezoning Case #RZ-09-12-S -- Rezoned the subject property to C-3 for commercial, retail, and
office uses. The applicant was DRA Development, Inc.
5. Reeves Creek I DRI #2996 review – The subject property plus acreage in Henry County and
Clayton County was rezoned in 2019 for a major mixed-use development.
a. Subject Property – Was to contain a retail power center, a club warehouse, restaurants, and
retail establishments.
b. Properties to the Northeast – Were to be developed with a medical office complex.
c. Henry County Acreage to the South – Larger uses were to be developed, including a mass
transit complex, an arena, a convention center, a municipal complex, retail and office uses, a
county park, a senior care community, and an apartment community.
d. Clayton County Acreage to the North – Was to include hotels and restaurants.
e. New Roadway -- A new roadway, “Reeves Creek Parkway”, was to be constructed through the
center of the site, providing north/south access from Davidson Parkway to Walt Stephens
Road.
REEVES CREEK I DRI REZONING—
APPROVED SITE PLAN
REEVES CREEK I DRI REZONING—
SITE PLAN ENLARGEMENT
ZONING HISTORY (Slide #2)
(Multiple Zoning Cases, Continued)

6. Davidson Parkway DRI #3309 – In 2021, EastGroup Properties, LP proposed to develop a
“business distribution center” on the subject property, to contain five buildings with
multiple office/warehouse uses. The City Council voted to deny CP-2021-01 and RZ-2021-01
on the grounds that the proposed industrial uses were incompatible with the surrounding
land uses, and that the excessive amount of truck traffic would be unacceptable for this
neighborhood.
7. Reeves Creek II DRI #3799 – On July 10, 2023, the Stockbridge City Council approved a
request by Vista Realty Partners for a major rezoning (via CP-2022-04 and RZ-2022-05) for
276.91 acres of land located immediately south of the subject property (annexed into the City
last year) for a PUD development to contain 1,347 housing units plus some small commercial
uses.
FUTURE DEVELOPMENT PLANS
1. COMPREHENSIVE PLAN (2018-2038):
a. Current land use designation -- “Low-Density Vertical Mixed-Use”, which is intended for
commercial / retail areas along various corridors and intersections to mainly serve the residents
of the surrounding residential neighborhoods, but which should maintain a community
orientation.
b. Incompatibility of Proposed Use – The proposed mixed residential project would not be
compatible with this designation since its uses would be very different and they would be
internally-focused rather than community-focused.
c. Need for a Comprehensive Plan Amendment – This is required to assign a more suitable land
use designation to the subject property. Due to the proposed density of the proposed
development, the new land use designation would need to be High-Density Residential, which is
the subject of the applicant’s request via CP-2023-04.

2. LIVABLE CENTERS INITIATIVE (LCI STUDY) – This was a study of the City’s future growth potentials.
a. “I-75 Activity Center” – Was to include the subject property as the focus of a major employment
center with mixed uses, including Class A office space, hotels, retail uses, high-quality
multifamily, senior housing, and park space.
b. New North / South Roadway – Was to be constructed through the subject property to connect with
Flippen Road, with non-residential uses being located on the western side, adjacent to I-75 and I
675, and high-quality multi-family and senior housing uses being located on the eastern side.
CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP

(Subject property is shown with a star.)

KEY:
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Orange—High-Density Residential
Beige—Medium-Density Residential
Slate—Light Industrial
Blue—Office-Institutional
CITY OF STOCKBRIDGE 2023 ZONING MAP

(Subject property is shown with a star.)

KEY:
Red—C-3 (Heavy Commercial)
Salmon – C-2 (General Commercial)
Pink – C-1 (Neighborhood Commercial)
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Teal—PUD (Planned Unit Development)
LCI STUDY: STOCKBRIDGE GROWTH CENTERS
LCI STUDY—SUBJECT PROPERTY AREA
LCI STUDY—I-75 ACTIVITY CENTER LAND USES

The LCI Study envisioned the I-75 Activity Center as becoming a major employer
center for the City of Stockbridge and North Henry County. This could occur with
the development of the following land uses:

Blue --1.0-1.5 million square feet of Class A office space adjacent to a new north /
south roadway connecting to Flippen Road.
Purple — 2 full-service hotels.
Red — 250,000 – 300,000 square feet of retail space adjacent to I-75.
Yellow — 750-1,000 units of high-quality multifamily.
Turquoise — 300500 units of senior housing or assisted living.
Yellow and Brown — 1,500 housing units.
Green — 20-25 acres of parks.
White — Long-term parking decks along I-75.
PROPOSED DEVELOPMENT
A. Project Description:
~ Land Uses (per latest site plan, received on 12/08/23) -- 296 residential units, with 168 single-family
detached homes and 128 townhomes.
~ Density -- 3.74 units per acre on 79.16 +/- total acres.
~ Property -- Contains three parcels (a large parcel and two very small parcels), which would
need to be combined into one parcel.
~ Homeowners’ Association – Would be established.
B. Site Plan Design:
~ Site Plan -- Entitled “Concept Plan: Northbridge 2”, prepared by Bowman Consulting Group,
Ltd. on July 27, 2023.
~ Access -- The main access street would be off Davidson Parkway, a secondary access street
would be off Walter Way, and a future third access could be provided through an easement
from the southeast corner of the property.
~ Component Locations -- A few single-family detached units would be located along Walter
Way, and the remainder would be located between Reeves Creek and Interstates 75 & 675.
The townhomes would be located in the northern area of the development site, to be
accessed from Davidson Parkway. Amenities would be located near the center of the site.
~ Parking -- All residential units would have two-car garages, and guest parking would also be
provided.
~ Further details are provided within the staff report for Rezoning Case #RZ-2023-05.
CONCEPTUAL SITE PLAN—TOTAL AREA (12/08/23)
CONCEPTUAL SITE PLAN—ENLARGED (12/08/23)
ANALYSIS OF REQUEST– Page One
A. Compatibility with the Current Comprehensive Plan and Future Land Use Map:
~ Current Future Land Use Designation: Low-Density Vertical Mixed-Use. This designation
is intended for commercial / retail areas along various corridors and intersections. These
areas mainly serve the residents of the surrounding residential neighborhoods. Future
development should maintain the community-oriented feel of these areas, focusing on
creating small mixed-use areas, locally-owned retail uses, low-intensity office uses, and
apartment / condo/ loft uses in two-story buildings.
~ Requested Future Land Use Designation: High-Density Residential. This designation is
intended primarily for multi-story condominiums and planned town developments. Small
commercial or service businesses may be permitted for the convenience of their residents
and visitors only. Allows densities exceeding 3.6 units per acre, and the applicant plans to
have a density of 3.96 units per acre.
~ Incompatibility of Proposed Development -- The proposed development is therefore not
compatible with the property’s current future land use designation since it would feature
very different land uses, including a large single-family detached subdivision and multiple
townhome buildings. Therefore, a Comprehensive Plan Amendment is required.
B. Incompatibility with Zoning – The property’s current C-3 zoning is not listed as a compatible
zoning district for the property’s current Low-Density Vertical Mixed-Use designation, nor is
the proposed PUD district (although the former MUND district is listed). The former PTD
district, though, is listed, which is similar to the PUD district.
ANALYSIS OF REQUEST – Page Two
C. Incompatibility with Surrounding Land Uses:
~ The proposed single-family detached homes would be compatible with the existing single-family
detached homes to the east within the original Northbridge Crossing I development.
~ Although the properties along Walter Way and the adjacent streets are zoned ‘MFR’ (Multiple
Family Residential), no multiple family uses have been built there.
~ The proposed townhome uses would therefore introduce a multifamily component to the area
which does not currently exist.

D. Incompatibility with Adopted Plans:
1. Comprehensive Plan – One of its community policies (from Page 39) is as follows: “Encourage
development of a rational network of commercial nodes to meet the service needs of citizens
while avoiding unattractive and inefficient strip development along major roadways.”
2. LCI Study – Encouraged the development of commercial nodes. It included a map of “growth
centers” for City and an “I-75 Activity Center Concept Plan” focusing on the subject property
and the surrounding area as having the potential to become a “major employment center” for
the City. It recognized the unique, strategic location of the subject property adjacent to I-75
and I-675, as well as its proximity to the main artery serving the City—Highway 138. This
location enables the subject property to be a gateway into the City, and due to its large size, it
can be a prime location for unique community-serving commercial and specialty uses.
ANALYSIS OF REQUEST – Page Three
3. Reeves Creek I DRI – Called for the development of a retail power center, a club warehouse,
restaurants, and retail establishments on the subject property portion of the development site.
Other major commercial, community-serving uses were to be developed on the Henry County
and Clayton County portions of the site. A new roadway, to be called “Reeves Creek Parkway”,
was to have been constructed as an extension of the existing curve of Davidson Parkway,
through the subject property, and southward to connect to a new I-75 interchange at Walt
Stephens Road. Thus, the subject property would have had major roles as part of the overall
DRI development master plan.
4. Compatibility with Previous Council Actions -- Through the years, various rezonings and plans
have recommended that commercial uses be located on the subject property.
a. Original Northbridge Crossing Development—The approved rezonings in 2003 and 2010
called for commercial and office uses in addition to residential uses, but they were not built.
b. Reeves Creek II DRI – The rezoning approval called for major commercial and office uses to
be built on the subject property, but the development did not take place.
c. Proposed Industrial Development in 2021 – In denying this development (via #CP-2021-01 and
#RZ-2021-01, Staff members believed that commercial uses would be more appropriate for
commercial development.
d. Reeves Creek II DRI -- Such preferences were again expressed recently during the public
hearings for CP-2022-04 and RZ-2022-05 for property to the south. Although those cases did
not include the subject property, their site plan showed the creation of a roadway
connection to the subject property, the discussion included hopes that the subject property
could be used for major commercial uses with the establishment of that connection.
STAFF CONCLUSIONS
1. Property Usage -- Although the proposed mixed-residential development would not be
incompatible with the adjacent residential development to the east (the original North-
bridge Crossing development), from a community-wide perspective, this would not be the
best use for the subject property.

2. Lost Opportunity -- To devote the subject property to purely residential uses would
prevent major commercial, community-serving facilities from ever being developed there,
and it would cause the City of Stockbridge to lose the opportunity to take advantage of the
subject property’s unique, strategic location for building specialty facilities to serve the
general public.

3. Incompatibility with Adopted Plans – The applicant’s request to change the subject
property’s future land use designation from ‘Low-Density Vertical Mixed-Use’ to ‘High-
Density Residential’ via CP-2023-04 to allow for the proposed mixed-residential develop-
ment would not be compatible with the Comprehensive Plan, the UDC, nor the LCI Study.
STAFF RECOMMENDATIONS
In view of the preceding findings and analysis, the Planning and Zoning Staff recommends
the DENIAL of CP-2023-04 to change the subject property’s future land use designation from
‘Low-Density Vertical Mixed-Use’ to ‘High-Density Residential.

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

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

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

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

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

CC: Ryan Anderson, Chief Planner

DATE: September 28, 2023

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

I. PURPOSE

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

II. EXISTING CONDITIONS

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

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

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

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

III. CASE FACTS

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

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

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

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

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

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

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

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

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

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

IV. ZONING HISTORY

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

LCI STUDY: STOCKBRIDGE GROWTH CENTERS

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

LCI STUDY: I-75 ACTIVITY CENTER /
AREA DESCRIPTION

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

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

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

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

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

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

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

VI. PROPOSED DEVELOPMENT

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

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

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

CONCEPTUAL SITE PLAN—TOTAL AREA

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

CONCEPTUAL SITE PLAN—ENLARGED

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

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

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

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

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

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

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

C. Compatibility with Surrounding Land Uses.

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

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

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

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

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

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

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

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

VII. STAFF CONCLUSION

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

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

VIII. STAFF RECOMMENDATIONS

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

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

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

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

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
131.81' S 89°50'19" W 4174 Silver Peak Parkway, Suwanee, GA 30024
GRAPHIC SCALE APPROXIMATE LOCATION
100 0 100 200 N/F
OF REEVES CREEK FUTURE

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

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

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

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Phone: (770) 932-6550
L20 REEVES CREEK

25' STATE WATER BUFFER APPROXIMATE LOCATION OF
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344.95' N 88°11'09" W
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THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY BOWMAN CONSULTING SHALL BE WITHOUT LIABILITY TO BOWMAN CONSULTING.
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File Path P:\2023\0504 Northbridge Crossing P2\CONCEPT\23-0504 - 2 - BASE - CONCEPT 12-6-23.dwg
1.1.2. DOG PARK. F

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

3' BEAUTY STRIP
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1.1.5. WALKING TRAIL. 1371 DOGWOOD DRIVE SW 4174 SILVER PEAK PKWY.
20' SETBACK

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

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

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

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

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

December 7, 2023
23-0504
SCALE: 1"=60' SETBACKS REQUIRED. SCALE:
1"=60'
VICINITY MAP (NOT TO SCALE) 1 OF 1
Northbridge Crossing
TRAFFIC IMPACT STUDY
Walter Way/Davidson Parkway
Stockbridge, Georgia

Keck & Wood Project No.
230304.00

November 16, 2023

Prepared by:
TABLE OF CONTENTS
Table of Contents ........................................................................................................................................... i
List of Figures ................................................................................................................................................ ii
List of Tables ................................................................................................................................................. ii
1. Introduction ........................................................................................................................................... 1
1.1. Study Area .......................................................................................................................................... 1
1.2. Proposed Development ..................................................................................................................... 1
1.3. Planned Transportation Improvements ............................................................................................. 1
2. Existing Conditions................................................................................................................................. 3
2.1. Roadways ........................................................................................................................................... 3
2.2. Intersections....................................................................................................................................... 3
2.3. Existing Traffic Flow Patterns ............................................................................................................. 3
3. Traffic Projections .................................................................................................................................. 6
3.1. Future Background Traffic.................................................................................................................. 6
3.2. Trip Generation .................................................................................................................................. 6
3.3. Distribution and Assignment of Project-Generated Trips.................................................................. 6
4. Capacity Analysis ................................................................................................................................. 12
4.1. Existing Intersection Capacity Analysis ............................................................................................ 12
4.2. Opening Year Intersection Capacity Analysis ................................................................................... 13
4.3. Back of Queue Analysis .................................................................................................................... 13
5. Conclusions .......................................................................................................................................... 14
6. References ........................................................................................................................................... 15

APPENDIX A – Site Layout
APPENDIX B – Traffic Count Data
APPENDIX C – Growth Rate Calculations
APPENDIX D – Capacity Analysis Reports

LIST OF FIGURES
Figure 1 – Aerial View of Study Area............................................................................................................. 2
Figure 2 – Existing and Proposed Intersection Geometries .......................................................................... 4
Figure 3 – Existing Year 2023 Peak Hour Traffic ........................................................................................... 5
Figure 4 – Opening Year 2025 Background Peak Hour Traffic ...................................................................... 8
Figure 5 – New Trip Distribution ................................................................................................................... 9
Figure 6 – Peak Hour Project Trip Adjustments .......................................................................................... 10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic ................................................................... 11

LIST OF TABLES
Table 1 – Trip Generation Results ................................................................................................................. 6
Table 2 – Level of Service Criteria ............................................................................................................... 12
Table 3 – Existing Year 2023 Capacity Analysis Results .............................................................................. 12
Table 4 – Opening Year 2025 Capacity Analysis Results ............................................................................. 13
Table 5 – Opening Year 2025 Back of Queue Results ................................................................................. 13

ii
1. INTRODUCTION
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. A Traffic
Impact Study was performed to determine the amount of new traffic that would be generated by the
proposed development and how the new traffic would impact the existing roadway network.

1.1. STUDY AREA
The study area is located on the southwest corner of the intersection of Walter Way and Davidson
Parkway. The study area includes two intersections along Walter Way and one intersection located on
Davidson Parkway. The study intersections are listed below, with existing intersections indicated in bold.
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
An aerial view of the study area is presented in Figure 1.

1.2. PROPOSED DEVELOPMENT
The proposed development is a residential neighborhood which will consist of 311 single-family
residences, including 183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-
foot clubhouse will be located on the east side of the development that includes a playground, pool, and
four pickleball courts. Access to the site would be provided by two full-access driveways, the first of which
will be located on the north side of the development on Davidson Road and the second will be on the east
side on Walter Way. The proposed site layout is provided in Appendix A.

1.3. PLANNED TRANSPORTATION IMPROVEMENTS
A search for planned Georgia Department of Transportation (GDOT) projects revealed no transportation
improvement projects in or near the study area. The search was performed using the GDOT GeoPI web
application (http://www.dot.ga.gov/DS/Maps/geopi#).

Figure 1 – Aerial View of Study Area

2. EXISTING CONDITIONS
2.1. ROADWAYS
Walter Way is a two-lane roadway that traverses north-south through the study area. It is classified as an
urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study area
include primarily undeveloped land with some commercial and residential developments.
Davidson Parkway is a two-lane roadway that traverses east-west through the study area. It is classified
as an urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study
area include primarily undeveloped land with some commercial and residential developments.

2.2. INTERSECTIONS
The following intersections were identified to be studied (existing intersections are in bold):
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
The existing and proposed lane geometries and intersection control types are presented in Figure 2.

2.3. EXISTING TRAFFIC FLOW PATTERNS
Traffic counts for the study area were collected on Wednesday, September 27, 2023, while school was in
session. The following traffic counts were collected:
• 12-Hour TMCs
o Davidson Parkway at Walter Way
• 24-Hour Bi-Directional Counts with Vehicle Classification
o Davidson Parkway just west of Walter Way
o Walter Way just south of Davidson Parkway
The count data is included in Appendix B and the existing peak hour volumes are shown in Figure 3.

Figure 2 – Existing and Proposed Intersection Geometries

Figure 3 – Existing Year 2023 Peak Hour Traffic

3. TRAFFIC PROJECTIONS
3.1. FUTURE BACKGROUND TRAFFIC
A build-out year of 2025 was established for the project. An average annual growth rate was determined
based on historic Average Annual Daily Traffic (AADT) counts recorded for nearby GDOT Count Stations.
AADTs for the following count stations were obtained from GDOT’s Traffic Analysis and Data Application
(TADA) website (https://gdottrafficdata.drakewell.com/publicmultinodemap.asp):
• 0151-0256: N Henry Boulevard east of I-675 at Walter Way
• 0151-0363: N Henry Boulevard east of I-675 and north of Ryans Drive
• 0151-0365: N Henry Boulevard east of I-675 and south of Velley Hill Road
• 0151-0354: Gen Ray Davis Medal of Honor Highway south of N Henry Boulevard
• 063-0054: Macon Highway east of I-675
Both the 5-year and 15-year growth rates were calculated at each of the historical traffic count locations.
The 5-year growth rate averaged 0.06 percent while the 15-year growth rate averaged 1.33 percent.
Overall, an average annual growth rate of 0.70 percent was used in this project. The growth rate
calculations can be found in Appendix C. The 0.70 percent growth rate was applied to the Existing 2023
peak hour traffic for a period of two years to establish the 2025 Background Traffic, as shown in Figure 4.

3.2. TRIP GENERATION
The traffic that would be generated by the proposed development was estimated using the Institute of
Transportation Engineers (ITE) Trip Generation Manual (TGM) 11th Edition. The number of trips expected
to be generated by this development were determined using ITE Land Use Codes 210 – Single-Family
Detached Housing and 215 – Single-Family Attached Housing. The total number of project-generated trips
was estimated for the typical weekday and the morning and evening peak hours. No adjustments were
made for pass-by or internal capture trips as the project is not expected to generate either of these types
of trips. The trip generation results are shown in Table 1.
Table 1 – Trip Generation Results

ITE Trip Generation Weekday AM Peak Hour PM Peak Hour
Land Use Code Total Entering Exiting Total Entering Exiting Total Entering Exiting
210 - Single-Family
184 units 1768 884 884 130 32 98 176 111 65
Detached Housing
215 - Single-Family
128 units 925 462 463 61 15 46 73 43 30
Attached Housing

Total Trips Generated 2693 1346 1347 191 47 144 249 154 95

3.3. DISTRIBUTION AND ASSIGNMENT OF PROJECT-GENERATED TRIPS
The project-generated trips were distributed to the roadway network based on the distribution of existing
traffic in each peak hour. New trips were distributed to all four cardinal directions via Walter Way and
Davidson Parkway. The new trip distribution is shown in Figure 5.
The number of new trips were assigned to the roadway network based on the trip distribution determined
for the study area. The inbound trips were allocated based on the existing traffic patterns entering the
study area. The outbound trips were then assigned to the site driveways and distributed based on the
route vehicles would have taken if the site were not built. The trips entering/exiting the site from/to the
south were assigned to Site Driveway #1 along Walter Way, while those entering from/exiting to the west

were assigned to Site Driveway #2 along Davidson Parkway. The trips entering the site from the north
were assigned to Site Driveway #2 based on the assumption that drivers would prefer turning right at the
all-way stop controlled intersection versus continuing through to the next driveway. The trips entering
the site from the east and those exiting to continue north were split evenly between the two site
driveways. The total trips exiting to the east were divided between the driveways with 75 percent of the
trips assigned to Site Driveway #1 on Walter Way and the remaining 25 percent assigned to Site Driveway
#2 on Davidson Parkway. This was based on the proximity of the residential neighborhood to the driveway
on Walter Way as well as the assumption that drivers would generally prefer to complete a right turn at
the all-way stop controlled intersection versus a through movement. It was assumed that there would not
be any trips entering from the south due to the Walter Way having no outlet and the land use along the
rest of the road being primarily residential past the project site. The project-generated traffic was then
superimposed with the Opening Year 2025 Background traffic to provide an estimate of the traffic
expected to be present after the proposed development is complete. The assignment of project-
generated traffic is shown in Figure 6 and the Opening Year 2025 With Project peak hour traffic is
presented in Figure 7.

Figure 4 – Opening Year 2025 Background Peak Hour Traffic

Figure 5 – New Trip Distribution

Figure 6 – Peak Hour Project Trip Adjustments

10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic

11
4. CAPACITY ANALYSIS
In order to quantify the impacts of additional traffic and to determine any needed roadway and/or
operational improvements, a capacity analysis was performed for the Future Background and the Future
With Project peak hour conditions based on the methodology outlined in the Highway Capacity Manual
(HCM). Various computer programs are available which implement the HCM methodology. For this
project, Synchro 11 was used to analyze the intersections.
The HCM defines level of service (LOS) in terms of the amount of control delay, including initial
deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The LOS categories
range from A to F, with different thresholds specified according to the type of stop control at the
intersection. The LOS criteria for unsignalized intersections are listed in Table 2.
Table 2 – Level of Service Criteria

Unsignalized
Level of Service
Control Delay per Vehicle
(LOS)
(sec)
A < 10
B > 10 and < 15
C > 15 and < 25
D > 25 and < 35
E > 35 and < 50
F > 50

Rural, sparsely developed areas have a minimum LOS requirement of C based on rural residents’
expectation for relatively uncongested conditions in combination with design flexibility associated with
lower right of way costs. The minimum LOS for urban areas is D, reflecting the greater acceptance of delay
and congestion by urban residents. Additionally, the increased density of developments makes right of
way costs much higher in urban areas. The study area is located within the city limits of Stockbridge;
therefore, a minimum LOS D is assumed for the study intersections.

4.1. EXISTING INTERSECTION CAPACITY ANALYSIS
A capacity analysis was performed for the Existing 2023 conditions using the current intersection
geometries. The results are listed in Table 3 and the Synchro reports are included in Appendix D.
Table 3 – Existing Year 2023 Capacity Analysis Results

Existing 2023
Intersection AM Peak PM Peak
No. Intersection Approach
Control sec/ sec/
LOS LOS
veh veh
Overall A 8.8 B 10.2
Northbound A 8.5 A 8.9
1 Walter Way at Davidson Parkway All-Way Stop Southbound A 8.2 A 9.1
Eastbound A 8.5 B 10.9
Westbound A 9.2 A 9.9

No inadequate operations were observed for the Existing Year 2023 conditions.

12
4.2. OPENING YEAR INTERSECTION CAPACITY ANALYSIS
Intersection capacity analysis was performed for the morning and evening peak hours in the Future
Background and the Future With Project conditions. The With Project analysis scenario assumed the same
roadway network and lane assignments as in the Background scenario with the addition of the two
proposed driveways. The results are listed in Table 4 and the Synchro reports are included in Appendix D.
Table 4 – Opening Year 2025 Capacity Analysis Results
Background With Project Background With Project
Intersection 2025 AM 2025 AM 2025 PM 2025 PM
No. Intersection Approach
Control sec/ sec/ sec/ sec/
LOS LOS LOS LOS
veh veh veh veh
Overall A 8.9 A 9.3 B 10.3 B 10.7
Northbound A 8.5 A 8.9 A 9.0 A 9.6
Walter Way at Davidson
1 All-Way Stop Southbound A 8.2 A 8.2 A 9.2 A 9.4
Parkway
Eastbound A 8.6 A 9.0 B 11.0 B 11.4
Westbound A 9.2 A 9.7 A 10.0 B 10.7
Davidson Parkway at Site Northbound - - B 11.8 - - B 12.6
2 Side Street Stop
Driveway #2 WB Left - - A 7.6 - - A 8.1
Walter Way at Site
3 Side Street Stop Eastbound - - A 9.4 - - A 9.3
Driveway #1

No inadequate operations were observed for the Opening Year 2025 conditions.

4.3. BACK OF QUEUE ANALYSIS
A Back of Queue (BOQ) analysis was used to determine the storage needs for the turn lanes in the Opening
Year 2025 conditions. The 95th percentile queue is the maximum distance to the back of the queue that
would be expected 95 percent of the time. The BOQ results were taken from the capacity analysis reports
output by Synchro for each study intersection. Table 5 lists the BOQ lengths for each peak hour for the
Opening Year 2025 Background and With Project conditions.
Table 5 – Opening Year 2025 Back of Queue Results
95th Percentile Back of Queue (feet)
Intersection Existing
No. Intersection Movement Background 2025 With Project 2025
Control Storage
AM Peak PM Peak AM Peak PM Peak
NB N/A 10 8 15 13
SB N/A 3 8 3 10
Walter Way at Davidson EBT+R N/A 0 0 3 3
1 All-Way Stop
Parkway EBL 50 ft 15 48 18 50
WBT+R N/A 0 3 3 8
WBL 80 ft 28 38 30 43
Davidson Parkway at Site Side Street NB N/A - - 15 10
Driveway #2 Stop SBL 160 ft * - - 0 3
Walter Way at Site Side Street
3 EB N/A - - 5 3
Driveway #1 Stop
N/A - No dedicated storage lane
* Existing storage refers to the storage lane length shown in the site layout for the proposed development.

The BOQ analysis results indicate that all of the study intersections have sufficient storage to
accommodate the expected project-generated traffic. The eastbound left turn BOQ for the evening peak
at intersection #1 matches the available storage; however, there is a 525-foot-long two-way left turn lane
(TWLTL) on this approach which can accommodate excess queueing.

13
5. CONCLUSIONS
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. The proposed
development is a residential neighborhood which will consist of 311 single-family residences, including
183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-foot clubhouse will be
located on the east side of the development that includes a playground, pool, and four pickleball courts.
Access to the site would be provided by two full-access driveways, the first of which will be located on the
north side of the development on Davidson Road and the second will be on the east side on Walter Way.
The proposed project is expected to generate a total of 2,693 trips on a typical weekday. A total of 191
new trips would be generated during the morning peak hour and 249 new trips would be generated during
the evening peak hour.
For the Existing Year 2023 capacity analysis, the existing study intersection is currently operating with an
acceptable LOS for the overall intersection as well as each approach during both the morning and evening
peak periods.
Based on the Opening Year 2025 capacity analysis results, all of the study intersections and each of their
approaches would be expected to operate acceptably at LOS B or better during both peak hours in the
Background and With Project conditions. Additionally, the BOQ analysis results indicate that the available
turn lane storage at each of the study intersections is expected to be sufficient to accommodate the
project-generated traffic.
Overall, the analysis completed for this project indicates that the proposed development is not expected
to significantly impact the roadway network surrounding the development.

14
6. REFERENCES
1. Trip Generation Manual, 11th Edition, Institute of Transportation Engineers, Washington DC, 2021.
2. Synchro, Version 11, Trafficware Ltd., Sugar Land, TX, 2019.
3. Highway Capacity Manual, 6th Edition, Transportation Research Board, Washington DC, 2016.

15
APPENDIX A – SITE LAYOUT
NOT TO SCALE
APPENDIX B – TRAFFIC COUNT DATA
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(551) 59 0.78 80 (667)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(2,077) (2,211) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.74 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(1,996) (2,173)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(650) 54 0.54 58 (809) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 412 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 379 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 365 0 0 0 0
8:30 AM 0 1 23 13 0 6 32 10 0 4 1 3 0 3 1 2 99 338 0 0 0 0
8:45 AM 0 0 12 3 0 2 23 14 0 12 6 2 0 2 1 0 77 311 0 0 0 0
9:00 AM 0 0 15 13 0 4 14 9 0 14 8 1 0 5 0 1 84 331 0 0 0 0
9:15 AM 0 0 15 9 0 2 26 7 0 6 0 1 0 10 2 0 78 321 0 0 1 0
9:30 AM 0 0 17 3 0 2 21 5 0 10 0 5 0 6 3 0 72 341 0 0 0 0
9:45 AM 0 1 24 8 0 4 32 10 0 5 1 2 0 8 1 1 97 364 0 0 0 0
10:00 AM 0 0 22 4 0 1 24 6 0 8 4 2 0 2 0 1 74 384 0 0 0 0
10:15 AM 0 2 24 9 0 0 26 8 0 10 3 5 0 8 2 1 98 427 0 0 0 0
10:30 AM 0 0 13 8 0 3 27 8 0 10 3 2 0 20 0 1 95 458 0 0 0 0
10:45 AM 1 0 25 11 0 7 25 12 0 8 8 6 0 11 3 0 117 490 0 0 0 1
11:00 AM 0 0 22 6 0 6 17 11 0 20 10 11 0 12 2 0 117 494 0 0 0 0
11:15 AM 0 2 33 16 1 9 24 5 0 8 2 6 0 15 7 1 129 491 0 0 0 0
11:30 AM 0 0 41 10 0 2 30 12 0 5 4 2 0 13 4 4 127 488 0 0 0 0
11:45 AM 0 2 36 7 0 5 34 14 0 8 2 4 0 8 1 0 121 458 0 0 0 0
12:00 PM 0 2 33 6 1 6 23 11 0 7 3 5 0 15 1 1 114 446 0 0 0 0
12:15 PM 0 0 31 8 0 6 37 15 0 4 5 3 0 14 1 2 126 428 0 0 0 0
12:30 PM 0 1 24 8 0 0 23 10 0 4 3 2 0 15 5 2 97 409 0 0 0 0
12:45 PM 0 1 31 6 0 4 27 10 0 13 2 5 0 7 3 0 109 457 0 0 0 0
1:00 PM 0 2 24 5 0 1 31 13 0 5 2 3 0 9 1 0 96 486 0 0 0 0
1:15 PM 0 1 26 6 0 0 26 11 0 8 6 6 0 13 3 1 107 505 0 0 0 0
1:30 PM 0 1 37 11 0 5 40 18 0 11 2 4 0 11 3 2 145 519 0 0 0 0
1:45 PM 0 1 35 14 0 8 39 8 0 13 4 3 0 12 0 1 138 536 0 0 3 0
2:00 PM 0 3 34 6 1 5 27 13 0 7 2 5 0 10 0 2 115 542 0 0 0 0
2:15 PM 0 1 29 11 0 7 32 15 0 9 2 5 0 8 1 1 121 550 0 0 0 0
2:30 PM 0 0 37 8 0 1 33 19 0 42 2 8 0 7 2 3 162 558 0 0 0 0
2:45 PM 0 5 32 15 0 4 36 15 0 14 2 6 0 13 2 0 144 544 0 0 0 0
3:00 PM 0 0 30 11 0 1 36 12 0 14 1 3 0 14 0 1 123 549 0 0 2 0
3:15 PM 0 0 43 6 0 8 26 11 0 10 4 6 0 13 1 1 129 558 0 0 0 1
3:30 PM 0 1 35 17 1 6 42 15 0 6 2 6 0 13 0 4 148 591 0 0 0 0
3:45 PM 0 0 56 8 0 3 31 14 0 8 2 6 0 17 2 2 149 592 0 1 0 0
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 565 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 569 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0
6:00 PM 0 0 53 7 0 4 33 10 0 6 1 3 0 7 1 1 126 0 0 0 0
6:15 PM 0 0 41 10 0 1 37 11 0 9 1 5 0 14 0 0 129 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.74 0.85 0.54 0.78 0.92
Peak Hour Factor 0.25 0.45 0.71 0.72 0.50 0.69 0.86 0.76 0.00 0.48 0.60 0.57 0.00 0.73 0.57 0.50 0.92
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 07:30 AM - 08:30 AM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 07:45 AM - 08:00 AM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(25) 14 0.75 41 (58)
WALTER WAY
0 0
0 0
10
DAVIDSON PKWY
0 4 0
0 0 0 0 0
(415) (368) N
0 26 0 N 0 0 0
215 N 197
3 161 0
0 0
W E
0.85 W 0.94 E 0.95 W E 0 0
92 10
0 0
123 S 114 0 S 0 0 0
0 0
28 0 0 0 S
(203) (184)
0 DAVIDSON PKWY
54 12 12 0 0 0 0
0 0
WALTER WAY

(84) 42 0.85 78 (145) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Lights 0 3 88 27 0 9 159 26 0 52 11 9 0 10 3 0 397
Mediums 0 0 4 1 0 1 2 0 0 2 1 3 0 0 1 0 15
Total 0 3 92 28 0 10 161 26 0 54 12 12 0 10 4 0 412

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 4.1% 1.5% 7.7% 7.1% 3.6%
Heavy Vehicle % 0.0% 0.0% 4.3% 3.6% 0.0% 10.0% 1.2% 0.0% 0.0% 3.7% 8.3% 25.0% 0.0% 0.0% 25.0% 0.0% 3.6%
Peak Hour Factor 0.85 0.95 0.85 0.75 0.94
Peak Hour Factor 0.25 0.25 0.92 0.54 0.00 0.70 0.92 0.54 0.00 0.71 0.70 0.75 0.00 0.63 0.58 0.00 0.94
Location: 1 WALTER WAY & DAVIDSON PKWY PM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(102) 59 0.70 80 (122)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(373) (420) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.71 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(529) (561)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(107) 54 0.91 58 (112) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.71 0.85 0.91 0.70 0.92
Peak Hour Factor 0.00 0.38 0.68 0.75 0.00 0.88 0.86 0.71 0.00 0.80 0.60 0.81 0.00 0.70 0.75 0.63 0.92
All Traffic Data Services Page 1

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 11 0 0 11
9/27/2023 12:15:00 AM 11 0 0 11
9/27/2023 12:30:00 AM 10 0 0 10
9/27/2023 12:45:00 AM 8 0 0 8
Hour 40 0 0 40
9/27/2023 1:00:00 AM 7 0 0 7
9/27/2023 1:15:00 AM 4 0 0 4
9/27/2023 1:30:00 AM 5 0 0 5
9/27/2023 1:45:00 AM 7 0 0 7
Hour 23 0 0 23
9/27/2023 2:00:00 AM 6 0 0 6
9/27/2023 2:15:00 AM 6 1 0 7
9/27/2023 2:30:00 AM 5 0 0 5
9/27/2023 2:45:00 AM 7 0 0 7
Hour 24 1 0 25
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 3 0 0 3
9/27/2023 3:30:00 AM 2 0 0 2
9/27/2023 3:45:00 AM 3 0 0 3
Hour 10 0 0 10
9/27/2023 4:00:00 AM 4 0 0 4
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 3 0 0 3
Hour 15 0 0 15
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 17 0 0 17
9/27/2023 5:30:00 AM 18 0 0 18
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 14 0 0 14
9/27/2023 6:15:00 AM 5 0 0 5
9/27/2023 6:30:00 AM 21 2 0 23
9/27/2023 6:45:00 AM 20 0 0 20
Hour 60 2 0 62
9/27/2023 7:00:00 AM 12 0 0 12
9/27/2023 7:15:00 AM 24 1 0 25
9/27/2023 7:30:00 AM 27 1 0 28
9/27/2023 7:45:00 AM 36 0 0 36
Hour 99 2 0 101
9/27/2023 8:00:00 AM 25 2 0 27
9/27/2023 8:15:00 AM 30 2 0 32
9/27/2023 8:30:00 AM 36 1 0 37
9/27/2023 8:45:00 AM 14 0 1 15
Hour 105 5 1 111
9/27/2023 9:00:00 AM 27 1 0 28
9/27/2023 9:15:00 AM 24 0 0 24
9/27/2023 9:30:00 AM 19 1 0 20
9/27/2023 9:45:00 AM 32 1 0 33
Hour 102 3 0 105
9/27/2023 10:00:00 AM 25 1 0 26
9/27/2023 10:15:00 AM 32 2 1 35
9/27/2023 10:30:00 AM 21 0 0 21
9/27/2023 10:45:00 AM 37 0 0 37
Hour 115 3 1 119
9/27/2023 11:00:00 AM 27 1 0 28
9/27/2023 11:15:00 AM 51 0 0 51
9/27/2023 11:30:00 AM 51 0 0 51
9/27/2023 11:45:00 AM 43 2 0 45
Hour 172 3 0 175
Total 865 20 2 887
Percentage 97.5% 2.3% 0.2%
All Traffic Data Services Page 2

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 41 0 0 41
9/27/2023 12:15:00 PM 38 1 0 39
9/27/2023 12:30:00 PM 33 0 0 33
9/27/2023 12:45:00 PM 37 1 0 38
Hour 149 2 0 151
9/27/2023 1:00:00 PM 31 0 0 31
9/27/2023 1:15:00 PM 32 1 0 33
9/27/2023 1:30:00 PM 48 1 0 49
9/27/2023 1:45:00 PM 49 1 0 50
Hour 160 3 0 163
9/27/2023 2:00:00 PM 43 0 0 43
9/27/2023 2:15:00 PM 40 1 0 41
9/27/2023 2:30:00 PM 45 0 0 45
9/27/2023 2:45:00 PM 50 2 0 52
Hour 178 3 0 181
9/27/2023 3:00:00 PM 39 0 2 41
9/27/2023 3:15:00 PM 47 2 0 49
9/27/2023 3:30:00 PM 52 1 0 53
9/27/2023 3:45:00 PM 60 4 0 64
Hour 198 7 2 207
9/27/2023 4:00:00 PM 57 0 2 59
9/27/2023 4:15:00 PM 62 1 0 63
9/27/2023 4:30:00 PM 69 1 0 70
9/27/2023 4:45:00 PM 65 1 0 66
Hour 253 3 2 258
9/27/2023 5:00:00 PM 50 0 0 50
9/27/2023 5:15:00 PM 59 0 0 59
9/27/2023 5:30:00 PM 65 2 0 67
9/27/2023 5:45:00 PM 95 0 0 95
Hour 269 2 0 271
9/27/2023 6:00:00 PM 60 0 0 60
9/27/2023 6:15:00 PM 51 0 0 51
9/27/2023 6:30:00 PM 61 0 0 61
9/27/2023 6:45:00 PM 61 0 0 61
Hour 233 0 0 233
9/27/2023 7:00:00 PM 51 0 0 51
9/27/2023 7:15:00 PM 41 0 0 41
9/27/2023 7:30:00 PM 52 0 0 52
9/27/2023 7:45:00 PM 32 0 0 32
Hour 176 0 0 176
9/27/2023 8:00:00 PM 45 0 0 45
9/27/2023 8:15:00 PM 49 0 0 49
9/27/2023 8:30:00 PM 40 0 0 40
9/27/2023 8:45:00 PM 51 0 0 51
Hour 185 0 0 185
9/27/2023 9:00:00 PM 29 0 0 29
9/27/2023 9:15:00 PM 32 0 0 32
9/27/2023 9:30:00 PM 31 0 0 31
9/27/2023 9:45:00 PM 31 0 0 31
Hour 123 0 0 123
9/27/2023 10:00:00 PM 24 1 0 25
9/27/2023 10:15:00 PM 23 1 0 24
9/27/2023 10:30:00 PM 26 0 0 26
9/27/2023 10:45:00 PM 26 1 0 27
Hour 99 3 0 102
9/27/2023 11:00:00 PM 24 1 0 25
9/27/2023 11:15:00 PM 13 0 0 13
9/27/2023 11:30:00 PM 15 0 0 15
9/27/2023 11:45:00 PM 16 0 0 16
Hour 68 1 0 69
Total 2,091 24 4 2,119
Percentage 98.7% 1.1% 0.2%
Grand Total 2,956 44 6 3,006
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 3

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 3 0 0 3
9/27/2023 12:15:00 AM 2 0 0 2
9/27/2023 12:30:00 AM 5 0 0 5
9/27/2023 12:45:00 AM 6 0 0 6
Hour 16 0 0 16
9/27/2023 1:00:00 AM 2 0 0 2
9/27/2023 1:15:00 AM 2 0 0 2
9/27/2023 1:30:00 AM 2 0 0 2
9/27/2023 1:45:00 AM 2 0 0 2
Hour 8 0 0 8
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 3 0 0 3
Hour 6 1 0 7
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 2 0 0 2
9/27/2023 3:30:00 AM 3 0 0 3
9/27/2023 3:45:00 AM 2 0 0 2
Hour 9 0 0 9
9/27/2023 4:00:00 AM 5 0 0 5
9/27/2023 4:15:00 AM 9 0 0 9
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 7 0 0 7
Hour 25 0 0 25
9/27/2023 5:00:00 AM 4 1 0 5
9/27/2023 5:15:00 AM 15 0 0 15
9/27/2023 5:30:00 AM 20 0 0 20
9/27/2023 5:45:00 AM 14 1 0 15
Hour 53 2 0 55
9/27/2023 6:00:00 AM 31 0 0 31
9/27/2023 6:15:00 AM 30 0 0 30
9/27/2023 6:30:00 AM 48 0 0 48
9/27/2023 6:45:00 AM 49 1 0 50
Hour 158 1 0 159
9/27/2023 7:00:00 AM 48 2 0 50
9/27/2023 7:15:00 AM 52 0 0 52
9/27/2023 7:30:00 AM 57 0 0 57
9/27/2023 7:45:00 AM 53 0 0 53
Hour 210 2 0 212
9/27/2023 8:00:00 AM 51 2 0 53
9/27/2023 8:15:00 AM 50 2 0 52
9/27/2023 8:30:00 AM 37 1 0 38
9/27/2023 8:45:00 AM 35 0 0 35
Hour 173 5 0 178
9/27/2023 9:00:00 AM 29 0 0 29
9/27/2023 9:15:00 AM 31 0 1 32
9/27/2023 9:30:00 AM 31 0 0 31
9/27/2023 9:45:00 AM 35 3 0 38
Hour 126 3 1 130
9/27/2023 10:00:00 AM 31 2 0 33
9/27/2023 10:15:00 AM 37 0 0 37
9/27/2023 10:30:00 AM 38 0 0 38
9/27/2023 10:45:00 AM 34 0 0 34
Hour 140 2 0 142
9/27/2023 11:00:00 AM 35 2 0 37
9/27/2023 11:15:00 AM 33 0 0 33
9/27/2023 11:30:00 AM 38 1 0 39
9/27/2023 11:45:00 AM 42 0 0 42
Hour 148 3 0 151
Total 1,072 19 1 1,092
Percentage 98.2% 1.7% 0.1%
All Traffic Data Services Page 4

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 31 0 0 31
9/27/2023 12:15:00 PM 43 0 0 43
9/27/2023 12:30:00 PM 29 0 0 29
9/27/2023 12:45:00 PM 40 0 0 40
Hour 143 0 0 143
9/27/2023 1:00:00 PM 36 0 0 36
9/27/2023 1:15:00 PM 34 1 0 35
9/27/2023 1:30:00 PM 52 1 0 53
9/27/2023 1:45:00 PM 52 1 0 53
Hour 174 3 0 177
9/27/2023 2:00:00 PM 36 0 0 36
9/27/2023 2:15:00 PM 41 0 1 42
9/27/2023 2:30:00 PM 73 5 0 78
9/27/2023 2:45:00 PM 50 0 0 50
Hour 200 5 1 206
9/27/2023 3:00:00 PM 51 0 0 51
9/27/2023 3:15:00 PM 37 0 0 37
9/27/2023 3:30:00 PM 50 2 0 52
9/27/2023 3:45:00 PM 40 1 0 41
Hour 178 3 0 181
9/27/2023 4:00:00 PM 37 0 1 38
9/27/2023 4:15:00 PM 50 1 1 52
9/27/2023 4:30:00 PM 45 2 0 47
9/27/2023 4:45:00 PM 56 0 0 56
Hour 188 3 2 193
9/27/2023 5:00:00 PM 47 0 0 47
9/27/2023 5:15:00 PM 41 1 0 42
9/27/2023 5:30:00 PM 57 1 0 58
9/27/2023 5:45:00 PM 33 0 0 33
Hour 178 2 0 180
9/27/2023 6:00:00 PM 40 0 0 40
9/27/2023 6:15:00 PM 46 0 0 46
9/27/2023 6:30:00 PM 35 1 1 37
9/27/2023 6:45:00 PM 32 1 0 33
Hour 153 2 1 156
9/27/2023 7:00:00 PM 38 0 0 38
9/27/2023 7:15:00 PM 38 0 0 38
9/27/2023 7:30:00 PM 34 0 0 34
9/27/2023 7:45:00 PM 16 0 0 16
Hour 126 0 0 126
9/27/2023 8:00:00 PM 23 0 0 23
9/27/2023 8:15:00 PM 28 0 0 28
9/27/2023 8:30:00 PM 24 0 0 24
9/27/2023 8:45:00 PM 22 0 0 22
Hour 97 0 0 97
9/27/2023 9:00:00 PM 30 0 0 30
9/27/2023 9:15:00 PM 18 0 0 18
9/27/2023 9:30:00 PM 19 0 0 19
9/27/2023 9:45:00 PM 18 0 0 18
Hour 85 0 0 85
9/27/2023 10:00:00 PM 15 1 0 16
9/27/2023 10:15:00 PM 16 0 0 16
9/27/2023 10:30:00 PM 10 0 0 10
9/27/2023 10:45:00 PM 13 1 0 14
Hour 54 2 0 56
9/27/2023 11:00:00 PM 11 1 0 12
9/27/2023 11:15:00 PM 8 0 0 8
9/27/2023 11:30:00 PM 7 0 0 7
9/27/2023 11:45:00 PM 7 0 0 7
Hour 33 1 0 34
Total 1,609 21 4 1,634
Percentage 98.5% 1.3% 0.2%
Grand Total 2,681 40 5 2,726
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 1

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 1 0 0 1
9/27/2023 12:30:00 AM 1 0 0 1
9/27/2023 12:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 1 0 0 1
9/27/2023 1:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 2:00:00 AM 0 0 1 1
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 0 0 0 0
Hour 1 1 1 3
9/27/2023 3:00:00 AM 1 0 0 1
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 2 0 0 2
9/27/2023 4:00:00 AM 1 0 0 1
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 3 0 0 3
9/27/2023 4:45:00 AM 2 0 0 2
Hour 10 0 0 10
9/27/2023 5:00:00 AM 2 0 0 2
9/27/2023 5:15:00 AM 5 0 0 5
9/27/2023 5:30:00 AM 6 0 0 6
9/27/2023 5:45:00 AM 5 0 0 5
Hour 18 0 0 18
9/27/2023 6:00:00 AM 12 0 0 12
9/27/2023 6:15:00 AM 11 0 0 11
9/27/2023 6:30:00 AM 9 0 0 9
9/27/2023 6:45:00 AM 18 2 0 20
Hour 50 2 0 52
9/27/2023 7:00:00 AM 16 1 0 17
9/27/2023 7:15:00 AM 21 0 0 21
9/27/2023 7:30:00 AM 16 1 0 17
9/27/2023 7:45:00 AM 21 0 0 21
Hour 74 2 0 76
9/27/2023 8:00:00 AM 13 4 0 17
9/27/2023 8:15:00 AM 22 1 0 23
9/27/2023 8:30:00 AM 8 0 0 8
9/27/2023 8:45:00 AM 19 1 0 20
Hour 62 6 0 68
9/27/2023 9:00:00 AM 22 0 1 23
9/27/2023 9:15:00 AM 7 0 0 7
9/27/2023 9:30:00 AM 15 0 0 15
9/27/2023 9:45:00 AM 6 2 0 8
Hour 50 2 1 53
9/27/2023 10:00:00 AM 11 2 1 14
9/27/2023 10:15:00 AM 16 1 1 18
9/27/2023 10:30:00 AM 15 0 0 15
9/27/2023 10:45:00 AM 22 0 0 22
Hour 64 3 2 69
9/27/2023 11:00:00 AM 38 2 1 41
9/27/2023 11:15:00 AM 14 2 0 16
9/27/2023 11:30:00 AM 11 0 0 11
9/27/2023 11:45:00 AM 14 0 0 14
Hour 77 4 1 82
Total 414 20 5 439
Percentage 94.3% 4.6% 1.1%
All Traffic Data Services Page 2

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 15 0 0 15
9/27/2023 12:15:00 PM 11 1 0 12
9/27/2023 12:30:00 PM 7 2 0 9
9/27/2023 12:45:00 PM 20 0 0 20
Hour 53 3 0 56
9/27/2023 1:00:00 PM 10 0 0 10
9/27/2023 1:15:00 PM 18 2 0 20
9/27/2023 1:30:00 PM 17 0 0 17
9/27/2023 1:45:00 PM 20 0 0 20
Hour 65 2 0 67
9/27/2023 2:00:00 PM 14 0 0 14
9/27/2023 2:15:00 PM 14 1 1 16
9/27/2023 2:30:00 PM 49 3 0 52
9/27/2023 2:45:00 PM 21 1 0 22
Hour 98 5 1 104
9/27/2023 3:00:00 PM 18 0 0 18
9/27/2023 3:15:00 PM 18 2 0 20
9/27/2023 3:30:00 PM 13 1 0 14
9/27/2023 3:45:00 PM 15 1 0 16
Hour 64 4 0 68
9/27/2023 4:00:00 PM 14 0 1 15
9/27/2023 4:15:00 PM 13 0 1 14
9/27/2023 4:30:00 PM 13 3 0 16
9/27/2023 4:45:00 PM 12 1 0 13
Hour 52 4 2 58
9/27/2023 5:00:00 PM 12 0 0 12
9/27/2023 5:15:00 PM 14 1 0 15
9/27/2023 5:30:00 PM 15 0 1 16
9/27/2023 5:45:00 PM 11 0 0 11
Hour 52 1 1 54
9/27/2023 6:00:00 PM 10 0 0 10
9/27/2023 6:15:00 PM 15 0 0 15
9/27/2023 6:30:00 PM 7 0 1 8
9/27/2023 6:45:00 PM 10 0 0 10
Hour 42 0 1 43
9/27/2023 7:00:00 PM 10 0 0 10
9/27/2023 7:15:00 PM 11 0 0 11
9/27/2023 7:30:00 PM 11 0 0 11
9/27/2023 7:45:00 PM 4 0 0 4
Hour 36 0 0 36
9/27/2023 8:00:00 PM 5 0 0 5
9/27/2023 8:15:00 PM 7 0 0 7
9/27/2023 8:30:00 PM 1 0 0 1
9/27/2023 8:45:00 PM 5 0 0 5
Hour 18 0 0 18
9/27/2023 9:00:00 PM 7 0 0 7
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 3 0 0 3
9/27/2023 9:45:00 PM 5 0 0 5
Hour 22 0 0 22
9/27/2023 10:00:00 PM 2 0 0 2
9/27/2023 10:15:00 PM 2 0 0 2
9/27/2023 10:30:00 PM 4 0 0 4
9/27/2023 10:45:00 PM 2 1 0 3
Hour 10 1 0 11
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 3 0 0 3
9/27/2023 11:30:00 PM 2 0 0 2
9/27/2023 11:45:00 PM 2 0 0 2
Hour 10 0 0 10
Total 522 20 5 547
Percentage 95.4% 3.7% 0.9%
Grand Total 936 40 10 986
Percentage 94.9% 4.1% 1.0%
All Traffic Data Services Page 3

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 3 0 0 3
9/27/2023 12:30:00 AM 3 0 0 3
9/27/2023 12:45:00 AM 1 0 0 1
Hour 8 0 0 8
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 0 0 0 0
9/27/2023 1:45:00 AM 2 0 1 3
Hour 4 0 1 5
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 3 1 0 4
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 1 0 0 1
Hour 7 1 0 8
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 4:00:00 AM 0 0 0 0
9/27/2023 4:15:00 AM 1 0 0 1
9/27/2023 4:30:00 AM 0 0 0 0
9/27/2023 4:45:00 AM 3 1 0 4
Hour 4 1 0 5
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 11 0 0 11
9/27/2023 5:30:00 AM 24 0 0 24
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 2 0 0 2
9/27/2023 6:15:00 AM 4 1 0 5
9/27/2023 6:30:00 AM 9 1 0 10
9/27/2023 6:45:00 AM 14 0 0 14
Hour 29 2 0 31
9/27/2023 7:00:00 AM 4 0 0 4
9/27/2023 7:15:00 AM 12 2 0 14
9/27/2023 7:30:00 AM 10 1 0 11
9/27/2023 7:45:00 AM 16 1 0 17
Hour 42 4 0 46
9/27/2023 8:00:00 AM 8 1 0 9
9/27/2023 8:15:00 AM 5 0 0 5
9/27/2023 8:30:00 AM 19 1 0 20
9/27/2023 8:45:00 AM 4 0 2 6
Hour 36 2 2 40
9/27/2023 9:00:00 AM 17 0 0 17
9/27/2023 9:15:00 AM 12 1 0 13
9/27/2023 9:30:00 AM 6 2 0 8
9/27/2023 9:45:00 AM 11 1 1 13
Hour 46 4 1 51
9/27/2023 10:00:00 AM 4 1 0 5
9/27/2023 10:15:00 AM 8 2 1 11
9/27/2023 10:30:00 AM 11 0 0 11
9/27/2023 10:45:00 AM 20 1 0 21
Hour 43 4 1 48
9/27/2023 11:00:00 AM 14 0 0 14
9/27/2023 11:15:00 AM 31 1 0 32
9/27/2023 11:30:00 AM 16 0 0 16
9/27/2023 11:45:00 AM 11 2 0 13
Hour 72 3 0 75
Total 394 22 5 421
Percentage 93.6% 5.2% 1.2%
All Traffic Data Services Page 4

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 12 1 0 13
9/27/2023 12:15:00 PM 15 0 0 15
9/27/2023 12:30:00 PM 12 1 0 13
9/27/2023 12:45:00 PM 13 0 0 13
Hour 52 2 0 54
9/27/2023 1:00:00 PM 7 0 0 7
9/27/2023 1:15:00 PM 8 1 0 9
9/27/2023 1:30:00 PM 17 1 1 19
9/27/2023 1:45:00 PM 21 1 0 22
Hour 53 3 1 57
9/27/2023 2:00:00 PM 11 0 0 11
9/27/2023 2:15:00 PM 18 1 0 19
9/27/2023 2:30:00 PM 11 0 0 11
9/27/2023 2:45:00 PM 20 1 0 21
Hour 60 2 0 62
9/27/2023 3:00:00 PM 9 1 2 12
9/27/2023 3:15:00 PM 14 1 0 15
9/27/2023 3:30:00 PM 22 1 0 23
9/27/2023 3:45:00 PM 13 0 0 13
Hour 58 3 2 63
9/27/2023 4:00:00 PM 9 1 2 12
9/27/2023 4:15:00 PM 12 0 0 12
9/27/2023 4:30:00 PM 18 0 0 18
9/27/2023 4:45:00 PM 10 2 0 12
Hour 49 3 2 54
9/27/2023 5:00:00 PM 11 0 0 11
9/27/2023 5:15:00 PM 14 0 0 14
9/27/2023 5:30:00 PM 14 1 0 15
9/27/2023 5:45:00 PM 13 0 0 13
Hour 52 1 0 53
9/27/2023 6:00:00 PM 12 0 0 12
9/27/2023 6:15:00 PM 11 0 0 11
9/27/2023 6:30:00 PM 13 0 0 13
9/27/2023 6:45:00 PM 14 0 0 14
Hour 50 0 0 50
9/27/2023 7:00:00 PM 18 0 0 18
9/27/2023 7:15:00 PM 14 0 0 14
9/27/2023 7:30:00 PM 17 0 0 17
9/27/2023 7:45:00 PM 8 0 0 8
Hour 57 0 0 57
9/27/2023 8:00:00 PM 13 0 0 13
9/27/2023 8:15:00 PM 11 0 0 11
9/27/2023 8:30:00 PM 15 0 0 15
9/27/2023 8:45:00 PM 11 0 0 11
Hour 50 0 0 50
9/27/2023 9:00:00 PM 12 0 0 12
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 7 0 0 7
9/27/2023 9:45:00 PM 6 0 0 6
Hour 32 0 0 32
9/27/2023 10:00:00 PM 11 1 0 12
9/27/2023 10:15:00 PM 7 1 0 8
9/27/2023 10:30:00 PM 6 0 0 6
9/27/2023 10:45:00 PM 8 0 0 8
Hour 32 2 0 34
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 2 0 0 2
9/27/2023 11:30:00 PM 4 0 0 4
9/27/2023 11:45:00 PM 4 0 0 4
Hour 13 0 0 13
Total 558 16 5 579
Percentage 96.4% 2.8% 0.9%
Grand Total 952 38 10 1,000
Percentage 95.2% 3.8% 1.0%
APPENDIX C – GROWTH RATE CALCULATIONS
https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0256 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0363
Station: 0151-0256 Station: 0151-0363
Location: N Henry Blvd east of I-675 Location: N Henry Blvd east of I-675
Class: 3U - Principal Arterial - Other (Urban) Class: 3U - Principal Arterial - Other (Urban)

Year ADT Year ADT
2009 2008
2010 Count Station 0151-0256 2009 Count Station 0151-0363
2011 30090 40000 2010 33240 37000
2012 35000 2011
36000
2013 30000 2012 y = 33934e-4E-06x
2014 25000 y = 7E+07e-0.004x 2013
35000
y = 3E-11e0.0172x R² = 0.0075 R² = 4E-05
2015 33506 ADT 20000 2014 32558 ADT 34000
2016 15000 R² = 0.7376 2015 33000
10000 y = 4E+21e-0.019x
2017 2016 35222 32000
5000
2018 2017 R² = 0.3715
0 31000
2019 32738 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 36150 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 37292 2020 31672
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-yr Growth Rate = -0.40% 2021 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -1.90%
2023 32244 15-yr Growth Rate = 1.72% 2022 33441 15-Yr Growth Rate = 0.00%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0365 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0354
Station: 0151-0365 Station: 0151-0354
Location: N Henry Blvd East of I-675 Location: Gen Ray Davis Medal of Honor Hwy south of N Henry Blvd
Class: 4U - Minor Arterial (Urban) Class: 4U - Minor Arterial (Urban)

Year ADT Year ADT
2009 14258 2008
2010 Count Station 0151-0365 2009 Count Station 0151-0354
2011 14676 20000 2010 12908 20000
2012 2011
2013 15942 15000 2012 14436 15000
2014 2013 y = 4E-11e0.0166x
y = 1E-11e0.0173x
2015 15866 ADT 10000 2014 14814 ADT 10000 R² = 0.4334
R² = 0.3519
2016 y = 5E-06e0.0109x 2015 y = 3E-15e0.0214x
5000 5000 R² = 0.6287
2017 R² = 0.7078 2016 12777
2018 2017
0 0
2019 15504 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 16176 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 17340 2020 15989
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.73% 2021 17194 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.66%
2023 16616 15-Yr Growth Rate = 1.09% 2022 15-Yr Growth Rate = 2.14%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000063_0054
Station: 063-0054
Location: Macon Hwy east of I-675
Class: 5U - Major Collector (Urban)
AVERAGE ANNUAL GROWTH RATE
Year ADT
2009 Station 5-Year Rate 15-Year Rate
2010 13932 Count Station 063-0054 0151-0256 -0.40% 1.72%
2011 20000
0151-0363 -1.90% 0.00%
2012 14396 0151-0365 1.73% 1.09%
2013 15000 0151-0354 1.66% 2.14%
2014 16506 y = 8E+10e-0.008x 063-0054 -0.80% 1.71%
2015 ADT 10000 y = 2E-11e0.0171x R² = 0.0582 Average 0.06% 1.33%
2016 18764 R² = 0.3956 Overall 0.70%
5000 Applied 0.70%
2017
2018 16784
2019 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 18256 Year
2021
2022 16280 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -0.80%
2023 15-Yr Growth Rate = 1.71%
APPENDIX D – CAPACITY ANALYSIS REPORTS
• Existing Year 2023
• Opening Year 2025 Background
• Opening Year 2025 With Project
Existing Year 2023
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.8
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Future Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 100 30 11 175 28 59 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.5 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 69% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 77% 0% 86% 29%
Vol Right, % 15% 0% 23% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 78 3 120 10 187 14
LT Vol 54 3 0 10 0 10
Through Vol 12 0 92 0 161 4
RT Vol 12 0 28 0 26 0
Lane Flow Rate 85 3 130 11 203 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.114 0.005 0.174 0.016 0.271 0.021
Departure Headway (Hd) 4.831 5.464 4.798 5.397 4.797 5.024
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 743 657 749 665 750 713
Service Time 2.853 3.184 2.518 3.115 2.515 3.052
HCM Lane V/C Ratio 0.114 0.005 0.174 0.017 0.271 0.021
HCM Control Delay 8.5 8.2 8.5 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

Existing 2023 AM 8:25 am 09/22/2023 Baseline Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.2
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Future Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 237 40 15 168 71 38 13 12 58 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 10.9 9.9 8.9 9.1
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 60% 100% 0% 100% 0% 90%
Vol Thru, % 21% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 58 3 255 14 220 59
LT Vol 35 3 0 14 0 53
Through Vol 12 0 218 0 155 3
RT Vol 11 0 37 0 65 3
Lane Flow Rate 63 3 277 15 239 64
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.093 0.005 0.385 0.024 0.326 0.097
Departure Headway (Hd) 5.318 5.6 4.994 5.623 4.912 5.456
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 670 638 718 635 729 653
Service Time 3.381 3.345 2.739 3.37 2.658 3.52
HCM Lane V/C Ratio 0.094 0.005 0.386 0.024 0.328 0.098
HCM Control Delay 8.9 8.4 10.9 8.5 10 9.1
HCM Lane LOS A A B A A A
HCM 95th-tile Q 0.3 0 1.8 0.1 1.4 0.3

Existing 2023 PM 9:40 am 10/24/2023 Synchro 11 Report
Page 1
Opening Year 2025 Background
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.9
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Future Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 101 32 11 177 29 60 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.6 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 70% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 76% 0% 86% 29%
Vol Right, % 15% 0% 24% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 79 3 122 10 190 14
LT Vol 55 3 0 10 0 10
Through Vol 12 0 93 0 163 4
RT Vol 12 0 29 0 27 0
Lane Flow Rate 86 3 133 11 207 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.116 0.005 0.177 0.016 0.275 0.021
Departure Headway (Hd) 4.847 5.47 4.8 5.401 4.799 5.04
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 741 656 748 664 750 711
Service Time 2.867 3.191 2.522 3.121 2.519 3.067
HCM Lane V/C Ratio 0.116 0.005 0.178 0.017 0.276 0.021
HCM Control Delay 8.5 8.2 8.6 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

No-Build 2025 AM 8:20 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.3
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Future Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 240 41 15 171 72 39 13 12 59 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11 10 9 9.2
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 61% 100% 0% 100% 0% 90%
Vol Thru, % 20% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 59 3 259 14 223 60
LT Vol 36 3 0 14 0 54
Through Vol 12 0 221 0 157 3
RT Vol 11 0 38 0 66 3
Lane Flow Rate 64 3 282 15 242 65
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.095 0.005 0.391 0.024 0.332 0.099
Departure Headway (Hd) 5.343 5.612 5.005 5.636 4.925 5.479
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 667 636 718 634 727 650
Service Time 3.408 3.358 2.751 3.383 2.671 3.544
HCM Lane V/C Ratio 0.096 0.005 0.393 0.024 0.333 0.1
HCM Control Delay 9 8.4 11 8.5 10.1 9.2
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.3 0 1.9 0.1 1.5 0.3

No-Build 2025 PM 8:21 am 10/25/2023 Synchro 11 Report
Page 1
Opening Year 2025 With Project
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 9.3
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Future Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 11 113 31 23 187 29 59 20 53 11 4 5
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 9 9.7 8.9 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 44% 100% 0% 100% 0% 53%
Vol Thru, % 15% 0% 79% 0% 87% 21%
Vol Right, % 40% 0% 21% 0% 13% 26%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 124 10 135 22 203 19
LT Vol 55 10 0 22 0 10
Through Vol 19 0 106 0 176 4
RT Vol 50 0 29 0 27 5
Lane Flow Rate 132 11 144 23 216 20
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.176 0.017 0.2 0.037 0.296 0.028
Departure Headway (Hd) 4.794 5.596 5.01 5.688 4.938 4.983
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 748 639 715 629 728 716
Service Time 2.828 3.334 2.748 3.424 2.673 3.03
HCM Lane V/C Ratio 0.176 0.017 0.201 0.037 0.297 0.028
HCM Control Delay 8.9 8.4 9 8.6 9.8 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.6 0.1 0.7 0.1 1.2 0.1

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 10.7
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Future Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 28 239 40 52 204 52 38 37 23 57 3 19
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11.4 10.7 9.6 9.4
HCM LOS B B A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 39% 100% 0% 100% 0% 72%
Vol Thru, % 38% 0% 86% 0% 80% 4%
Vol Right, % 24% 0% 14% 0% 20% 24%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 93 26 263 49 241 75
LT Vol 36 26 0 49 0 54
Through Vol 35 0 225 0 192 3
RT Vol 22 0 38 0 49 18
Lane Flow Rate 99 28 280 52 256 80
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.154 0.045 0.408 0.086 0.367 0.125
Departure Headway (Hd) 5.603 5.794 5.256 5.961 5.159 5.636
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 644 612 677 595 690 639
Service Time 3.603 3.585 3.047 3.754 2.952 3.64
HCM Lane V/C Ratio 0.154 0.046 0.414 0.087 0.371 0.125
HCM Control Delay 9.6 8.9 11.7 9.3 11 9.4
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.5 0.1 2 0.3 1.7 0.4

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 2.7
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 125 17 18 218 79 20
Future Vol, veh/h 125 17 18 218 79 20
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 136 18 20 237 86 22

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 154 0 413 136
Stage 1 - - - - 136 -
Stage 2 - - - - 277 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1426 - 595 913
Stage 1 - - - - 890 -
Stage 2 - - - - 770 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1426 - 587 913
Mov Cap-2 Maneuver - - - - 587 -
Stage 1 - - - - 890 -
Stage 2 - - - - 759 -

Approach EB WB NB
HCM Control Delay, s 0 0.6 11.8
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 633 - - 1426 -
HCM Lane V/C Ratio 0.17 - - 0.014 -
HCM Control Delay (s) 11.8 - - 7.6 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.6 - - 0 -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 1.9
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 262 69 50 196 34 27
Future Vol, veh/h 262 69 50 196 34 27
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 285 75 54 213 37 29

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 360 0 606 285
Stage 1 - - - - 285 -
Stage 2 - - - - 321 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1199 - 460 754
Stage 1 - - - - 763 -
Stage 2 - - - - 735 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1199 - 439 754
Mov Cap-2 Maneuver - - - - 439 -
Stage 1 - - - - 763 -
Stage 2 - - - - 702 -

Approach EB WB NB
HCM Control Delay, s 0 1.7 12.6
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 539 - - 1199 -
HCM Lane V/C Ratio 0.123 - - 0.045 -
HCM Control Delay (s) 12.6 - - 8.1 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.4 - - 0.1 -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 2.4
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 45 0 0 79 43 12
Future Vol, veh/h 45 0 0 79 43 12
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 49 0 0 86 47 13

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 133 47 60 0 - 0
Stage 1 47 - - - - -
Stage 2 86 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 861 1022 1544 - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 861 1022 1544 - - -
Mov Cap-2 Maneuver 861 - - - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.4 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1544 - 861 - -
HCM Lane V/C Ratio - - 0.057 - -
HCM Control Delay (s) 0 - 9.4 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.2 - -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 1.7
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 34 0 0 59 55 35
Future Vol, veh/h 34 0 0 59 55 35
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 37 0 0 64 60 38

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 124 60 98 0 - 0
Stage 1 60 - - - - -
Stage 2 64 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 871 1005 1495 - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 871 1005 1495 - - -
Mov Cap-2 Maneuver 871 - - - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.3 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1495 - 871 - -
HCM Lane V/C Ratio - - 0.042 - -
HCM Control Delay (s) 0 - 9.3 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.1 - -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 13, 2024 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
REZONING CASE #CP-2023-05. To consider a request to rezone three parcels with 79.16 +/- acres on
Davidson Parkway and Walter Way from 'C-3' to 'PUD' to allow for a mixed residential development with
311 units. Applicant--D. R. Horton, Atlanta East, represented by Tiffany D. Hogan. The applicant has
also applied for CP-2023-04.

BACKGROUND INFORMATION:
Original Staff recommendation--Denial, since previous approved City plans and rezonings called for
this property to be developed with commercial uses due to its large size and its strategic location.
Planning Commission recommendation on 9/28/23--Denial. Council action on 12/11/23--Deferral,
upon the applicant's request. The applicant wanted to try to include a commercial use. Council action
on 04/08-24--Deferral. Staff recommendation for 05/13/24--Denial, since no new plans with a
commercial use have been submitted.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #CP-2023-05.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

DENIAL.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

143 ft

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

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

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

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

286 ft

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

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

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

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

1,143 ft

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

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

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

Developed by

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission
Linda M. Logan, Senior Planner, Planning and Zoning Division
FROM:

CC: Ryan Anderson, Chief Planner

DATE: September 28, 2023

SUBJECT: Staff Report for Rezoning Case #RZ-2023-05 for Three Parcels At
Davidson Parkway and Walter Way (Parcel #0303-01009000, Parcel
#030-01009005, and Parcel #030-01009006). Council District: 2.

I. PURPOSE

Consider a Rezoning application (#RZ-2023-05) by D. R. Horton, Inc. (represented by
Tiffany Hogan, JD) to rezone the subject property on Davidson Parkway and Walter Way
from the existing ‘C-3’ (Heavy Commercial) zoning district to the ‘PUD’ (Planned Unit
Development) district to allow for the development of a mixed residential development.
The applicant proposes to build 312 total units, including 184 single-family detached
dwellings and 128 townhomes. To allow for the proposed development, the applicant also
simultaneously submitted an application for a Comprehensive Plan amendment
(Case #CP-2023-04) to change the property’s future land use designation from ‘Low
Density Vertical Mixed-Use’ to ‘High-Density Residential’. The applicant would also need
to apply for a recombination of the three parcels into one parcel if and after the requested
rezoning is approved.

II. EXISTING CONDITIONS

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

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

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

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

III. CASE FACTS

Proposed Development: Mixed residential development with 312 total units
(184 single-family detached dwellings and 128
townhomes).
Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: Three parcels at Davidson Parkway and Walter
Way.

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

Parcel ID and Acreage: ~ Large Parcel on Walter Way—Parcel
#03001009000 with 73.859 +/- acres.
~ Small Parcel on Walter Way—Parce #030-3.636
with 3.636 +/- acres.
~ Small Parcel on Davidson Parkway—Parcel #
030-01009006 with 1.369 +/- acres.
District and Land Lot: District 12, Land Lot 57.
Owner: GDCI GA 6LP
Property Location: In Council District 2, on the south side of Davidson
Parkway and the west side of Walter Way.
Current Use: Vacant.
Surrounding Uses: ~ North—Vacant land.
~ Northwest—Clayton County.
~ South—Vacant land, recently approved by the
City (via CP-2022-04, RZ-2022-05, and DRI
#3799) for a major mixed-use development off
Flippen Road.
~ Southeast—Automobile refurbishing business
(Drivetime).
~ East—Northbridge Crossing I Subdivision.
~ West—Interstates 75 and 675.

Existing & Proposed Zoning: From ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned
Unit Development). The property also lies within
the Parkway Mixed-Use Overlay District.
Surrounding Zoning: ~ North—LI (Light Industrial), RR (Rural Residen-
tial), SR (Suburban Residential), and C-3 (Heavy
Commercial).
~ South—SR (Suburban Residential) and DT
(Downtown)
~ East—DT (Downtown District), C-1 (Neighbor-
hood Commercial), C-2 (General Commercial),
C-3 (Heavy Commercial), and MFR (Multiple
Family Residential).
~ West—SR (Suburban Residential).
Existing and Proposed Future From ‘Low-Density Vertical Mixed-Use’ to ’High-
Land Use Designation: Density Residential’.

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

Property Conditions: The large parcel has roughly three-fourths of a mile
of frontage along Interstates 75 and 675. It contains
Reeves Creek near the eastern boundary; about
10.5 acres of “Restricted Use Commercial”; and a
lift station which is owned by the City of
Stockbridge, with an easement access off Walter
Way. The property is mostly level and wooded.
Due to its lack of access from the south and west,
it is viewed as being landlocked. A lift station which
is owned by the City of Stockbridge is present near
the southeast corner of the property, accessed from
an easement off Walter Way.

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

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

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

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

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

AERIAL PHOTOGRAPH:

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

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

CITY OF STOCKBRIDGE 2023 ZONING MAP
(Subject property is shown with a star.)

KEY:
Red—C-3 (Heavy Commercial)
Salmon – C-2 (General Commercial)
Pink – C-1 (Neighborhood Commercial)
Lavender—LI (Light Industrial)
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Brown--MFR (Multiple Family Residential)
Teal—PUD (Planned Unit Development)

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

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
(Subject property is shown with a star.)

KEY:
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Orange—High-Density Residential
Beige—Medium-Density Residential
Slate—Light Industrial
Blue—Office-Institutional

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

IV. ZONING HISTORY

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

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

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

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

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

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

through 2007. Among the zoning conditions were the requirements that residential units
not have rear alleyways; that any new roadway have four lanes with a raised median; and
that any connections to the existing streets at Flippen Road and Davidson Parkway
should be coordinated with the Henry County DOT.

D. Rezoning Case #RZ-09-12-S. On April 12, 2010, the Stockbridge City Council
approved Rezoning Case #RZ-09-12-S to rezone fourteen tracts of land (including the
subject property) at the southwest corner of Davidson Parkway and Walter Way from C2,
RM-2, and RM-3 to the subject property’s current zoning of C-3. The applicant was DRA
Development, Inc. and the rezoning comprised 83.26 acres of land which constituted a
portion of the original 143.72 +/- acres. Ordinance #10-185 was prepared to document
the rezoning approval. The proposed development was to be a mixture of commercial,
retail, and office uses. One of the nine zoning conditions was the requirement that the
Development Agreement for Northbridge Crossing, which was adopted on May 15, 2003,
be updated to reflect this rezoning of the property to C-3.

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

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

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

F. Davidson Parkway DRI #3309. In 2021, EastGroup Properties, L.P., the
developer/applicant, proposed the development of a “business distribution center”, to be
named “Davidson Parkway Commerce Center”, on the subject property. It was to be
comprised of five buildings serving multiple tenants with various office and warehouse
uses, having a total building space of 695,860 square feet. Battle Law, P.C. represented
the developer. The applicant applied for Comprehensive Plan Amendment Case
#CP2021-01 and Rezoning Case #RZ-2021-01. Although the DRI decisions by ARC and
GRTA were for approval with conditions, the Stockbridge Planning and Zoning Staff and
the Planning Commission both recommended the denial of the proposed project due to
their belief that industrial uses were inappropriate for the subject property. The City
Council agreed, denying Comprehensive Plan Amendment Case #CP-2021-01 and
Rezoning Case #RZ-2021-01 due to the incompatibility of land uses and the excessive
amount of truck traffic which the proposed project would have generated.

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

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

REEVES CREEK I D.R.I.: APPROVED SITE PLAN

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

REEVES CREEK I D.R.I.: APPROVED SITE PLAN –
ENLARGEMENT OF SUBJECT PROPERTY AREA

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

V. FUTURE DEVELOPMENT PLANS

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

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

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

LCI STUDY: STOCKBRIDGE GROWTH CENTERS

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

LCI STUDY: I-75 ACTIVITY CENTER --
AREA DESCRIPTION

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

LCI STUDY: I-75 ACTIVITY CENTER –
SITE PLAN ENLARGEMENT

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

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

VI. PROPOSED DEVELOPMENT

A. Project Description. The applicant, D.R. Horton, Inc., proposes to build 312 residential
units on the subject property, including 184 single-family detached homes and 128
townhomes, at a density of 3.95 units per acre on 79.16 +/- total acres. Currently, the
property contains three parcels (a large parcel and two very small parcels), which would
need to be combined into one parcel. The proposed development would have its main off
Davidson Parkway, a secondary access street off Walter Way, and a future third access
street possibly being provided through an easement from the southeast corner of the
property. Multiple amenities and open space areas would be provided. All residential units
would have two-car garages, and guest parking would also be provided. A mandatory
homeowners’ association would be established. No traffic impact study has been
submitted.

B. Site Plan Design. The submitted site plan is titled “Concept Plan: Northbridge 2”, and
it was prepared by Bowman Consulting Group, Ltd. on July 27, 2023. It shows that a few
single-family detached units would be located along Walter Way, and that the remainder
would be located between Reeves Creek and Interstates 75 & 675. The internal streets
would have 5-foot sidewalks and 3-foot “beauty strips” (for landscaping) on both sides.
The site plan also provides a separate box with diagrams of “Lot Specifications” which
show this information. The townhomes would be located in the northern area of the
development site, to be accessed from Davidson Parkway. Amenities would be located
near the center of the site. These would include a clubhouse, a pool, a playground, and
four pickleball courts. Several pocket parks would also be located throughout the site. A
55-foot Interstate buffer would be provided along the rights-of-way of Interstates 75 and
675, and the five billboard signs, plus their access easements, which are present within
the Interstate rights-of-way would remain.

C. Open Space and Buffers. The developer would provide 33.63 acres (42.60 percent
of the site) of open space, compared to the 15.80 acres (20 percent) which are required.
No buffers are shown. A revised site plan showing a buffer of 25 feet on the western side
of the property will need to be submitted to the Planning and Zoning Office.

D. Typical Lot Specifications. The “Site Data” table from the conceptual site plan states
that the typical single-family detached lots would be 50 feet wide and 110 feet deep, while
the typical townhome lots would be 24 feet wide and 100 feet deep. The setbacks to be
provided would be 20 feet for the front yard setbacks, 5 feet for the side yard setbacks, 20
feet for the rear yard setbacks, and 5 feet for the corner side setbacks. This is shown in
the “Lot Specifications” diagrams of the site plan.

E. Parking. Section 4.8.5 of the UDC provides a table of “Parking and Loading Space
Standards.” Multifamily developments having units with three bedrooms or more are
required to have 2.25 parking spaces per unit. With 128 townhomes, 288 parking spaces

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

are required. Single-family detached homes are required to have 2.00 parking spaces per
unit. Thus, 368 parking spaces are required for the 184 single-family detached homes.
The applicant would provide these, as well as 91 guest and amenity parking spaces.

CONCEPTUAL SITE PLAN—TOTAL AREA

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
21

CONCEPTUAL SITE PLAN—ENLARGED

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
22

SITE DATA FROM CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
23

LOT SPECIFICATIONS PER CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
24

VII. ANALYSIS OF REQUEST

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

STANDARD #1--Consistency with the Comprehensive Plan.

The applicant proposes the development of multiple-story townhomes as part of a
planned development. However, these types of uses would not be consistent with the
small, low-intensity types of community-oriented uses which the Low-Density Vertical
Mixed-Use designation calls for. The applicant has therefore requested that the future
land use designation of the subject property be changed to ‘High-Density Residential’,
which permits the proposed uses. This request is the subject of the separate
Comprehensive Plan Amendment Application #CP-2023-04.

The High-Density Residential designation allows 6 to 16 units per acre, yet the applicant
is only proposing to provide a density of 3.94 units per acre, which falls well below this
range. However, the applicant may not apply for the ‘Medium-Density Residential’
designation because it only allows a maximum of 3.6 units per acre, which is slightly less
than the applicant’s proposed density of 3.94 units per acre. Therefore, the High-Density
Residential designation is the appropriate request. It would also be compatible with the
adjacent High-Density Residential area to the east, where the existing Northbridge
Crossing Subdivision off Walter Way is located.

STANDARD #2 -- The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given to whether or
not the proposed change will help carry out the purposes of the City of Stockbridge
Unified Development Code (UDC).

The applicant proposes to rezone the subject property from its existing ‘C-3’ (Heavy
Commercial) district to the ‘PUD’ (Planned Unit Development) District. The purposes/
intents of the C-3 and PUD districts, according to the Stockbridge UDC, are provided
below.

C-3 District Intent / Purpose (from Section 2.4.10 of the UDC):
The intent of the C‐3 district is to provide distinct areas for commercial activities
which provide products and services that require locations along major arterial
roads, highway intersections, and freeway interchange areas,due to their generation
of heavy traffic or their need to transport and display heavy bulk materials, and
which provide services that would not be appropriately located in areas providing
neighborhood or other commercial retail and service activities. Uses in this district
shall be located on roads having a minimum classification of major arterial.
City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
25

PUD District Intent / Purpose (from Section 2.4.13 of the UDC):
The intent of the Planned Unit Development district is to: 1) Allow the development
of balanced neighborhoods containing physical, economic, and social assets which
are difficult to achieve through the traditional separation of use and density zones;
2) Provide an appropriate district for mixed‐use developments; and 3) Allow flexibility
in design for environmentally challenged properties.

The property’s current C-3 district classification does not allow for the proposed mixed
residential uses, while the applicant’s requested PUD district allows mixed-use
developments and flexibility in design for properties such as the subject property which
have creeks, wetlands, and other environmentally-challenged features. The flexibility in
design which the PUD district offers also allows the applicant to protect the existing natural
resources on the property.

Section 1.4 of the UDC lists several purposes and intents which the UDC aims to
accomplish. Among them, the ones that are listed below are of particular relevance to
this rezoning proposal.

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

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

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

Considering the first two UDC intents and purposes above, the proposed mixed residential
development may not be the most appropriate use for the subject property. The
construction of 183 more single-family detached dwellings in this area could be viewed
as overpopulation and urban sprawl due to 1) the presence of the existing Northbridge
Crossing Subdivision and other subdivisions immediately to the east; and 2) the fact that
the City Council has just approved (on June 12, 2023) Rezoning Case #RZ-2022-05 for
the rezoning of 276.91 +/- acres on the south side of the subject property for the
development of 1,347 total units (including single-family detached, townhomes, and
senior housing units). The latter will be a major residential development, and the need for
even more housing in this area is questionable. The existing residents in this area might
feel overwhelmed by the coming of so many more new residents. As such, their prosperity
and general welfare might decline.

The proposed mixed residential development might also not be the best use of the subject
property. There are few remaining large properties within the Stockbridge City Limits
which could be used for major commercial uses, and the subject property has ideal
visibility from Interstates 75 and 675 for any community- or regional-serving commercial
uses which could currently locate there under the existing C-3 zoning. Such uses might

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
26

include hotels, shopping centers, arenas, public buildings, and office parks. Even though
current market conditions might not be favorable for such uses, whenever market
conditions become more conducive, large C-3-zoned properties must be available, or else
the City of Stockbridge might lose the opportunity to attract major economic development
uses to the City. These uses were called for by both the LCI Study and the Reeves Creek
I DRI rezoning. The LCI Study even identified the subject property as being the focus of
an “I-75 Activity Center”, to become a major employment center for the City.

For these reasons, the proposed rezoning and residential development of the subject
property would not carry out the best intents and purposes of the UDC.

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

The requested rezoning of the subject property to allow for the proposed mixed-residential
development may be beneficial to the area by allowing the continuation of further
residential development rather than some other type of use, which the existing residents
of Northbridge Crossing are likely to be in favor of. If additional housing is needed in this
area, besides the existing subdivisions and the 1,347 residential units to the south which
were just approved via RZ-2022-05, then the subject property and the proposed
development offer the opportunity to provide it.

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

The subject property is traversed by a creek and its adjoining stream buffer, undisturbed
buffer, and impervious setback, which all limit the amount of buildable area on the site.
The City of Stockbridge’s existing lift station is also present near the southeastern corner
of the property. Although the applicant has designed the site such that the proposed
residential uses would avoid those areas, no environmental impact study has been
submitted to the City.

Due to the presence of Reeves Creek, the required buffers would need to be provided
and maintained. The site plan should adequately label the locations of these buffers.

The submitted site plan shows that the proposed development would have its main access
of Davidson Parkway, with a secondary access to be located off Walter Way. For such a
large site, a third access is desirable and needed to connect with the property to the south.
Such access should be located close to the Drive Time property, and a “stub-out” should
be shown on the site plan for that purpose.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
27

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

The proposed single-family detached homes would be a continuation of the existing
single-family detached subdivision along Walter Way and the adjacent streets, so it would
not be an adverse type of land use. The proposed townhomes, though, would represent
the introduction of a new type of land use to the area. They would be accessed directly
from Davidson Parkway, however, so traffic from them would most likely not impact the
adjacent residential streets.

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

The applicant has submitted a letter from the City’s Public Works Department, which was
dated August 2, 2023. It states that water and sewer services are available to serve the
proposed development, but that the City will extend the reservation for capacity for one
year after that date. Moreover, construction plans must be submitted to Public Works
before six months prior to that date, or else the reservation for capacity will expire.

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

The applicant has not mentioned whether a traffic impact study is forthcoming, but it is
highly desirable. The addition of a substantial volume of traffic from the proposed
residential development may require the installation of a traffic light on Davidson Parkway,
and some other improvements to Davidson Parkway itself.

The fact that the proposed development would not include a new roadway extension of
Davidson Parkway through the subject property to connect with the property to the south
is disappointing. Such an extension was planned by the Reeves Creek I DRI, which called
for the creation of a “Reeves Creek Parkway” to go through the subject property, travel
alongside Interstates 75 and 675, and ultimately connect with Walt Stephens Road, with
possibly a new interstate interchange to be built there. To allow the proposed development
would be the loss of that opportunity.

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

As was previously mentioned, the Comprehensive Plan encourages the development of
commercial nodes throughout the City, and the LCI Study in particular recommended the
development of the subject property as the focus for a commercial node to serve as an
employment center. The approved Reeves Creek DRI I then recommended specific types
of major commercial uses to be located on the subject property. Such commercial uses

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

would be a much better use of the subject property in serving as an employment center,
generating economic development revenues for the City, and providing valuable services
to the general public. Thus, the City needs to be able to provide major commercial uses,
and suitable sites for such uses must be available. The subject property represents a rare
opportunity to meet those objectives.

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

The subject property can and should be developed according to its present zoning of C-
3, in furtherance of the City’s objectives of promoting economic development in general
and providing for the development of major commercial uses in particular. The visibility
of the property from Interstates 75 and 675 is ideal for major commercial uses. For
passing motorists, the property could serve as a visual gateway into the City. The property
also offers access from one of the City’s major arteries, Highway 138, via Davidson
Parkway, from which an improved Davidson Parkway could serve commercial
development on the property.

VIII. STAFF CONCLUSIONS

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request to rezone the subject property from ‘C-3’ (Heavy Commercial) to
‘’PUD’ (Planned Unit Development) via RZ-2023-05 to allow for the proposed mixed
residential development would not be in the best interests of the City of Stockbridge for
the following reasons:

1. Rationale for Additional Residential Uses in the Vicinity--Although the Comprehensive
Plan encourages the development of more housing, several large residential
developments have already been approved by the City of Stockbridge over the last few
years. In particular, the Reeves Creek II development was just approved on June 12,
2023 for a total of 1,347 new residential units to be built immediately south of the
subject property. The need for the addition of even more residential uses on the subject
property is questionable.

2. Inconsistency with Major Plan Recommendations --The proposed mixed residential
development would not meet the recommendations of the Comprehensive Plan, the
LCI Study, nor the Reeves Creek I DRI rezoning, which all called for the development
of major commercial uses on the subject property in lieu of further strip commercial
development elsewhere in the City.

3. Not the Best Use of the Property -- The proposed mixed-residential development would
not be the best use for the subject property since it would deprive the City of the
opportunity to use the property for much more community-serving major commercial
uses. The subject property is one of the few remaining large tracts of land which exist
in the City, and it represents a unique opportunity to provide major services and
City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
29

facilities to benefit the general public, which may not be possible elsewhere in the City.
Although current market conditions might not be favorable for the development of major
commercial uses, the subject property should be available for commercial development
for whenever market conditions improve.

4. Scarcity of Large Commercially-Zoned Tracts of Land -- Few large commercial
developments have been approved by the City in recent years, and the subject property
is one of the last remaining large tracts of land where large commercial uses could be
located. The property is ideally located for visibility from Interstates 75 and 675. In
addition, the subject property could be developed as a continuation of the motel and
restaurant uses that are found along Davidson Parkway to the north, within Clayton
County, where they could serve the traveling public off Highway 138.

For the reasons above, the applicant’s rezoning request via RZ-2023-05 should be
denied.

VI. STAFF RECOMMENDATIONS

In view of the aforementioned conclusions, the Planning and Zoning Staff recommends
DENIAL for this rezoning case (RZ-2023-05). However, if the Stockbridge City Council
decides to approve this case, such approval should be contingent upon the developer
meeting the ZONING CONDITIONS that are listed below.

1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the
applicant’s requested Comprehensive Plan Amendment, via CP-2023-04, to change
the subject property’s future land use designation from Low-Density Vertical Mixed-Use
to High-Density Residential is approved before, or simultaneously with, the approval of
RZ-2023-05.

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

3. Site Plan – The proposed mixed-residential development shall be constructed
according to a design which is similar to the one that is shown on the applicant’s
submitted site plan, entitled ”Concept Plan: Northbridge 2”, which was prepared by
Bowman Consulting Group, Ltd. on July 27, 2023. Further, the revised site plan shall
show a 25-foot buffer along the western side of the property.

4. Water and Sewer Availability – The developer shall submit construction plans to the
Stockbridge Public Works Department by the six-month point prior to August 2, 2024
in order to take advantage of that office’s reservation of water and sewer capacity to
serve the proposed development.

City of Stockbridge, GA Community Dev. Dept. / RZ-2023-05 Staff Report / September 28, 2023
30

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

6. Environmental Impacts – The developer shall submit an environmental impact study
or hydrology / geology study which provides satisfactory environmental data; and the
applicant shall take appropriate steps to preserve/protect the existing natural
resources on the subject property and prevent the occurrence of any adverse
environmental impacts.

7. Landscape Design -- The developer shall submit an acceptable landscape design
plan for the proposed development during the plan review process for a land
disturbance permit.

8. Preservation of the City’s Lift Station – The developer shall take appropriate steps
to preserve and protect the City’s existing lift station on the subject property, such as
providing appropriate buffering and ensuring the clear access to the lift station
facilities.

9. Architectural Design – The architectural design of the single-family detached units
which are to be located along and close to Walter Way shall be similar to the
architectural design of the existing homes along Walter Way.

10.Homeowners’ Association – The developer shall establish a homeowners’
association or property management company, or separate ones for the single-family
detached subdivision and the townhome community, to maintain the subject property,
the streets, and the project amenities.

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

For the Proposed “Northbridge

Crossing II” Mixed Residential

Development on Three Parcels at

Davidson Parkway

And Walter Way

Presented To:
Planning Commission – Sept. 28, 2023
City Council --
Dec. 11, 2023 & May 13, 2024

By:
City of Stockbridge Community
Development Department –
Linda Logan, Senior Planner
AERIAL PHOTO #1: LARGE PARCEL ON WALTER WAY
(Parcel #030-01009000 with 73.859 +/0 Acres)
AERIAL PHOTO #2: SMALL PARCEL ON WALTER WAY
(Parcel #030-01009005 WITH 3.636 +/- Acres
AERIAL PHOTO #3: SMALL PARCEL ON DAVIDSON PARKWAY
(Parcel #030-01009006 with 1.369 +/- Acres

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

(Subject property is shown with a star.)

KEY:
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Orange—High-Density Residential
Beige—Medium-Density Residential
Slate—Light Industrial
Blue—Office-Institutional
CASE FACTS (Slide #1)
Proposed Development: Mixed residential development with 312 total units (184
single-family detached dwellings and 128 townhomes).

Applicant: D. R. Horton, Inc., represented by Tiffany Hogan.
Site Address: Three parcels at Davidson Parkway and Walter Way, with 79.16
+/- total acres.
Parcel ID and Acreage: ~ Large Parcel on Walter Way—Parcel #030-01009000 with
73.859 +/- acres.
~ Small Parcel on Walter Way—Parcel #030-3.636 with 3.636 +/-
acres.
~ Small Parcel on Davidson Parkway—Parcel # 030-01009006
with 1.369 +/- acres.

District and Land Lot: District 12, Land Lot 57.
Owner: GDCI GA 6LP
Property Location: In Council District 2, on the south side of Davidson Road and the
west side of Walter Way.

Current Use: Vacant, except for a City-owned lift station..
CASE FACTS (Slide #2)
Surrounding Uses: ~ North—Vacant land.
~ Northwest—Clayton County.
~ South—Vacant land, recently approved by the City (via
CP-2022-04, RZ-2022-05, and DRI #3799) for a major
mixed-use development off Flippen Road.
~ Southeast—Automobile refurbishing business
(Drive Time).
~ East—Northbridge Crossing I Subdivision.
~ West—Interstates 75 and 675.
Existing & Proposed Zoning: From ‘C-3’ (Heavy Commercial) to ‘PUD’ (Planned Unit
Development). The property also lies within the Parkway Mixed-
Use Overlay District.
Surrounding Zoning: ~ North—LI (Light Industrial), RR (Rural Residential), SR
(Suburban Residential), and C-3 (Heavy Commercial).
~ South—SR (Suburban Residential) and DT (Downtown).
~ East—DT (Downtown District), C-1 (Neighborhood
Commercial), C-2 (General Commercial), C-3 (Heavy
Commercial), and MFR (Multiple Family Residential).
~ West—SR (Suburban Residential).
CASE FACTS (Slide #3)
Existing and Proposed Future Land From ‘Low-Density Vertical Mixed-Use’ to ‘High-
Use Designation: Density Residential’.

Property Conditions: The large parcel has roughly three-fourths of a mile of
frontage along Interstates 75 and 675. It contains Reeves
Creek near the eastern boundary; about 10.5 acres of
“Restricted Use Commercial”; and a lift station which is
owned by the City of Stockbridge, with an easement
access off Walter Way. The property is mostly level and
wooded. Due to its lack of access from the south and
west, it is viewed as being landlocked.
PURPOSE
Applicant’s Request -- Consider a Rezoning application (#RZ-2023-05) by D. R. Horton,
Inc. (represented by Tiffany Hogan, JD) to rezone three parcels at the southwest corner
of Davidson Parkway and Walter Way from C-3 (Heavy Commercial) to ‘PUD’ (Planned
Unit Development) to allow for the construction of a mixed residential development.

Applicant’s Proposal (per the most recent site plan, received on12/08/23) -- Construction
of 296 total units, including 168 single-family detached dwellings and 128 townhomes.

Companion Applications:
1. Comprehensive Plan Amendment Case #RZ-2023-04) – The applicant requests that the
property’s current future land use designation be changed from ‘Low-Density Vertical
Mixed-Use’ to ‘High-Density Residential’.
2. A Recombination Case -- The applicant would also need to apply for a recombination
of the three parcels into one parcel if and after the requested rezoning is approved as
part of the land disturbance permit approval process.
ZONING HISTORY (Slide #1)
Multiple Rezoning Cases for Subject Property and Adjacent Properties to the East and South:
1. Multiple rezonings for Northbridge Crossing Development – A portion of the subject property
was rezoned in 2003 to ‘RM-3’ for a condominium development. Applicant: DRA Development.
2. Northbridge Crossing DRI #284 review – Was approved for residential, office, and commercial
uses. Led to the development of the existing Northbridge Crossing Subdivision.
3. Development Agreement for Northbridge Crossing -- Was prepared in 2003 and had four
amendments.
4. Rezoning Case #RZ-09-12-S -- Rezoned the subject property to C-3 for commercial, retail, and
office uses. The applicant was DRA Development, Inc.
5. Reeves Creek I DRI #2996 review – The subject property plus acreage in Henry County and
Clayton County was rezoned in 2019 for a major mixed-use development.
a. Subject Property – Was to contain a retail power center, a club warehouse, restaurants, and
retail establishments.
b. Properties to the Northeast – Were to be developed with a medical office complex.
c. Henry County Acreage to the South – Larger uses were to be developed, including a mass
transit complex, an arena, a convention center, a municipal complex, retail and office uses, a
county park, a senior care community, and an apartment community.
d. Clayton County Acreage to the North – Was to include hotels and restaurants.
e. New Roadway -- A new roadway, “Reeves Creek Parkway”, was to be constructed through the
center of the site, providing north/south access from Davidson Parkway to Walt Stephens
Road.
REEVES CREEK I DRI REZONING—APPROVED SITE PLAN
REEVES CREEK I DRI REZONING—SITE PLAN ENLARGEMENT
ZONING HISTORY (Slide #2)
(Multiple Zoning Cases, Continued)

6. Davidson Parkway DRI #3309 – In 2021, EastGroup Properties, LP proposed to develop a
“business distribution center” on the subject property, to contain five buildings with
multiple office/warehouse uses. The City Council voted to deny CP-2021-01 and RZ-2021-01
on the grounds that the proposed industrial uses were incompatible with the surrounding
land uses, and that the excessive amount of truck traffic would be unacceptable for this
neighborhood.
7. Reeves Creek II DRI #3799 – On July 10, 2023, the Stockbridge City Council approved a
request by Vista Realty Partners for a major rezoning (via CP-2022-04 and RZ-2022-05) for
276.91 acres of land located immediately south of the subject property (annexed into the City
last year) for a PUD development to contain 1,347 housing units plus some small commercial
uses.
FUTURE DEVELOPMENT PLANS
1. COMPREHENSIVE PLAN (2018-2038):
a. Current Land Use Designation -- “Low-Density Vertical Mixed-Use”, which is intended for
commercial / retail areas along various corridors and intersections to mainly serve the residents
of the surrounding residential neighborhoods, but which should maintain a community
orientation.
b. Incompatibility of Proposed Use – The proposed mixed residential project would not be
compatible with this designation since its uses would be very different and they would be
internally-focused rather than community-focused.
c. Need for a Comprehensive Plan Amendment – This is required to assign a more suitable land
use designation to the subject property. Due to the proposed density of the proposed
development, the new land use designation would need to be High-Density Residential, which is
the subject of the applicant’s request via CP-2023-04.

2. LIVABLE CENTERS INITIATIVE (LCI STUDY) – This was a study of the City’s future growth potentials.
a. “I-75 Activity Center” – Was to include the subject property as the focus of a major employment
center with mixed uses, including Class A office space, hotels, retail uses, high-quality
multifamily, senior housing, and park space.
b. New North / South Roadway – Was to be constructed through the subject property to connect with
Flippen Road, with non-residential uses being located on the western side, adjacent to I-75 and I
675, and high-quality multi-family and senior housing uses being located on the eastern side.
LCI STUDY: STOCKBRIDGE
GROWTH CENTERS
LCI STUDY—SUBJECT PROPERTY AREA
LCI STUDY—I-75 ACTIVITY CENTER LAND USES

The LCI Study envisioned the I-75 Activity Center as becoming a major employer
center for the City of Stockbridge and North Henry County. This could occur with the
development of the following land uses:

Blue --1.0-1.5 million square feet of Class A office space adjacent to a new north /
south roadway connecting to Flippen Road.
Purple — 2 full-service hotels.
Red — 250,000 – 300,000 square feet of retail space adjacent to I-75.
Yellow — 750-1,000 units of high-quality multifamily.
Turquoise — 300500 units of senior housing or assisted living.
Yellow and Brown — 1,500 housing units.
Green — 20-25 acres of parks.
White — Long-term parking decks along I-75.
PROPOSED DEVELOPMENT—Slide One
A. Project Description:
~ Land Uses (per the most recent site plan, received on 12/08/23) -- 296 residential units, with
168 single-family detached homes and 128 townhomes.
~ Density -- 3.95 units per acre on 79.16 +/- total acres.
~ Property -- Contains three parcels (a large parcel and two very small parcels), which would
need to be combined into one parcel.
~ Homeowners’ Association – Would be established.
B. Site Plan Design:
~ Site Plan -- Entitled “Concept Plan: Northbridge 2”, prepared by Bowman Consulting Group,
Ltd. on July 27, 2023, received on 12/08/23.
~ Access -- The main access street would be off Davidson Parkway, a secondary access street
would be off Walter Way, and a future third access could be provided through an easement
from the southeast corner of the property.
~ Component Locations -- A few single-family detached units would be located along Walter
Way, and the remainder would be located between Reeves Creek and Interstates 75 & 675.
The townhomes would be located in the northern area of the development site, to be
accessed from Davidson Parkway. Amenities would be located near the center of the site.
~ Parking -- All of the townhome units would three bedrooms or more, and the UDC requires
2.25 parking spaces each for them. With 128 townhomes, 288 parking spaces are required.
Single-family detached homes are required to have 2.00 parking spaces per unit. With 184
units, 368 parking spaces are required for them. The applicant would provide all of these
spaces, plus 91 guest and amenity spaces. The parking requirements would thus be met.
PROPOSED DEVELOPMENT—Slide Two
(Site Plan Design, Continued)
~ Streets – Would have 50-foot sidewalks and 3-foot “beauty strips” (for landscaping) on both
sides.
~ Amenities – Would be located near the center of the site. Would include a clubhouse, a pool,
a playground, and four pickleball courts. Several pocket parks would also be located
throughout the site.
~ Open Space – The site would contain 33.63 acres (42.60 percent of the site) of open space,
compared to the 15.80 acres (20 percent) which are required, thus exceeding the requirement.
~ Buffers -- A 55-foot Interstate buffer would be provided along the rights-of-way of Interstates
75 and 675, and the five billboard signs, plus their access easements, which are present within
the Interstate rights-of-way would remain. No other buffers are shown on the site plan. A 25-
foot buffer needs to be provided on the western side of the property.
~ Typical Lot Specifications – Lots for single-family detached homes would be 50 feet wide and
110 feet deep, while lots for the townhomes would be 24 feet wide and 100 feet deep. The
setbacks would be 20 feet for the front yard setbacks, 5 feet for the side yard setbacks, 20 feet
for the rear yard setbacks, and 5 feet for the corner side setbacks. This is shown in the “Lot
Specifications” diagrams of the site plan.
CONCEPTUAL SITE PLAN—TOTAL AREA (12/08/23)
CONCEPTUAL SITE PLAN—ENLARGED (12/08/23)
SITE DATA FROM CONCEPTUAL SITE PLAN (12/08/23)
LOT SPECIFICATIONS FROM THE SITE PLAN
ANALYSIS OF REQUEST – Page One
The UDC requires the evaluation of rezoning cases on the basis of nine (9) standards.
STANDARD #1--Consistency with the Comprehensive Plan.
Types of Uses -- The proposed multiple-story townhomes would not be consistent with the small,
low-intensity types of community-oriented uses which the property’s current Low-Density Vertical
Mixed-Use designation calls for. The applicant has therefore requested the ‘High-Density
Residential’ designation, which permits the proposed uses. This request is the subject of the
separate Comprehensive Plan Amendment Application #CP-2023-04.
Density -- The applicant is only proposing to provide a density of 3.94 units per acre, which is
slightly above the maximum density of 3.6 units per acre for the Medium-Density Residential
designation. The applicant there must apply for High-Density Residential, which would be
compatible with the adjacent High-Density Residential area to the east, which includes the existing
Northbridge Crossing Subdivision off Walter Way.
STANDARD #2 -- The relation that the proposed rezoning amendment bears to the purpose of the
overall zoning scheme with due consideration given to whether or not the proposed change will
help carry out the purposes of the City of Stockbridge Unified Development Code (UDC).
Types of Uses and Site Design -- The property’s current C-3 district classification does not allow for
the proposed mixed residential uses, while the applicant’s requested PUD district does, along with
flexibility in design for the property’s sensitive features, including Reeves Creek and its associated
wetlands and buffers.
ANALYSIS OF REQUEST– Page Two
Compliance with UDC Purposes and Intents (from Section 1.4) – The proposed development
would not comply with three of the stated UDC Purposes and Intents:
A. Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare
of the present and future residents of the City of Stockbridge;
F. Prevent the overcrowding of land, avoiding both undue concentration of population and
urban sprawl;
I. Encourage the most appropriate and best use of land, buildings, and other structures
throughout the City;
Overpopulation and Sprawl – The applicant’s proposed construction of 183 more single-family
detached dwellings in this area could be viewed as overpopulation and urban sprawl. The need
for even more housing in this area is questionable, and it could adversely affect the existing
residents. This is due to:
~ The existing Northbridge Crossing Subdivision to the east.
~ The City Council’s recent approval of RZ-2022-05 for the Reeves Creek II development to
rezone about 277 acres to the south to allow 1,347 new residential units (including single-
family detached, townhomes, and senior housing units).
ANALYSIS OF REQUEST – Page Three
Scarcity of Available Large Commercial Tracts – The proposed development might not be the
best use for the subject property.
~ There are few remaining large properties within the City Limits which could be
used for major commercial uses, and the subject property has ideal visibility from
I-75 and I-675 for any community- or regional-serving commercial uses which
could currently locate there under the existing C-3 zoning.
~ Such uses might include hotels, shopping centers, arenas, public buildings, and office
parks.
~ Even though current market conditions might not be favorable for such uses, whenever
market conditions become more conducive, large C-3-zoned properties must be available,
or else the City of Stockbridge might lose the opportunity to attract major economic
development uses to the City.
~ These uses were called for by both the LCI Study and the Reeves Creek I DRI rezoning.
The LCI Study even identified the subject property as being the focus of an “I-75 Activity
Center”, to become a major employment center for the City.
For these reasons, the proposed rezoning and residential development of the subject
property would not carry out the best intents and purposes of the UDC.
ANALYSIS OF REQUEST – Page Four
STANDARD #3 -- Potential positive effects of the rezoning amendment on the character of the
proposed zoning district, a particular piece of property, neighborhood, a particular area, or
community.
~ It may be beneficial to the surrounding area by allowing the continuation of further
residential development rather than some other type of use.
~ If additional housing is needed in this area (besides the existing subdivisions and the
1,347 residential units to the south which were just approved via RZ-2022-05), then
the subject property and the proposed development offer the opportunity to provide it.
STANDARD #4 -- The physical conditions of the site relative to its capability to be developed
as requested, including topography, drainage, access, and size and shape of the property.
Property’s Environmental Features – These include Reeves Creek and its associated buffers,
as well as the presence of the City’s lift station. These all limit the amount of buildable area
on the site. The applicant has designed the site to avoid those areas, but the buffers have
not been labeled and no environmental impact study has been received.
Site Access – The main site access would be off Davidson Parkway, with a secondary access
to be located off Walter Way. For such a large site, a third access is desirable and needed to
connect with the property to the south. Such access should be located close to the Drive
Time property, and a “stub-out” should be shown on the site plan for that purpose.
ANALYSIS OF REQUEST – Page Five
STANDARD #5 --The impact upon adjacent property owners should the request be granted.
~ Proposed Single-Family Detached Homes -- Would be a continuation of the same use as in
the existing Northbridge Crossing Subdivision, thus is would not be an adverse type of land
use.
~ Proposed Townhomes -- Would represent be a new type of land use to the area. But since
They would be accessed directly from Davidson Parkway, traffic from them would most
likely not impact the adjacent residential streets.

STANDARD #6 -- The potential impact of the rezoning on City infrastructure including water
and sewage system. The applicant received a letter from the City’s Public Works Department
(8/02/23). It stated that:
~ Water and sewer services are available to serve the proposed development.
~ The City will extend the reservation for capacity for one year after that date.
~ Construction plans must be submitted to Public Works before six months prior to that date,
or else the reservation for capacity will expire.
ANALYSIS OF REQUEST – Page Six
STANDARD #7 -- The impact of the proposed amendment on adjacent thoroughfares and pedestrian
and vehicular circulation and traffic volumes.
~ No Traffic Impact Study – The applicant has not yet submitted one.
~ Possible Traffic Improvements Needed – Davidson Parkway might need a traffic light at
Walter Way, and some other improvements.
~ No “Reeves Creek Parkway” – This was proposed as part of the Reeves Creek I DRI project
to connect with the property to the south and Walt Stephens Road, with a possible new
interchange at I-75. The proposed development would not include this parkway.
STANDARD #8 -- The merits of the requested change in zoning relative to any other guidelines and
policies for development, which the Planning Commission and City Council may use in furthering
the objective of the comprehensive plan.
~ Previous Recommendations for Commercial Uses on the Property – 1) The Comprehensive Plan
encourages the development of commercial nodes throughout the City; 2) the LCI Study
recommended that the subject property be the focus of a major employment center; and 3) the
Reeves Creek DRI I recommended major commercial uses for the subject property.
~ Commercial uses would enable the property: To serve as an employment center; to generate
economic development revenues for the City; and to provide valuable public services.
~ The subject property represents a rare opportunity to meet these objectives.
ANALYSIS OF REQUEST – Page Seven
STANDARD #9 -- The ability of the subject land to be developed as it is presently zoned.

~ The subject property can and should be developed according to its present zoning of C-3,
to promote economic development in general and to provide for the development of major
commercial uses in particular.

~ The visibility of the property from Interstates 75 and 675 is ideal for major commercial
uses. For passing motorists, the property could serve as a visual gateway into the City.

~ The property also offers access from one of the City’s major arteries, Highway 138, via
Davidson Parkway, from which an improved Davidson Parkway could serve commercial
development on the property.
STAFF CONCLUSIONS – Page One
Based on the foregoing analysis, the Planning and Zoning Staff concludes that the proposed
rezoning of the property from C-3 to PUD to allow for the proposed mixed-residential
development would not be in the best interests of the City.
1. Rationale for Additional Residential Uses in the Vicinity--Although the Comprehensive
Plan encourages the development of more housing, several large residential develop-
ments have already been approved by the City over the last few years. In particular, the
Reeves Creek II development was just approved on June 12, 2023 for a total of 1,347 new
residential units to be built immediately south of the subject property. The need for the
addition of even more residential uses on the subject property is questionable.

2. Inconsistency with Major Plan Recommendations -- The proposed mixed residential
development would not meet the recommendations of the Comprehensive Plan, the LCI
Study, nor the Reeves Creek I DRI rezoning, which all called for the development of major
commercial uses on the subject property in lieu of further strip commercial development
elsewhere in the City.
STAFF CONCLUSIONS – Page Two
3. Not the Best Use of the Property -- The proposed development would deprive the City of the
opportunity to use the property for much more community-serving major commercial uses.
~ The subject property is one of the few remaining large tracts of land which exist in the City,
and it represents a unique opportunity to provide major services and facilities to benefit
the general public, which may not be possible elsewhere in the City.
~ Although current market conditions might not be favorable for the development of major
commercial uses, the subject property should be available for commercial development for
whenever market conditions improve.
4. Scarcity of Large Commercially-Zoned Tracts of Land -- Few large commercial developments
have been approved by the City in recent years, and the subject property is one of the last
remaining large tracts of land where large commercial uses could be located.
~ The property is ideally located for visibility from Interstates 75 and 675.
~ The property could also be developed as a continuation of the motel and restaurant uses
that are found along Davidson Parkway to the north, within Clayton County, where they
could serve the traveling public off Highway 138.

For these reasons, the proposed rezoning of the property from C-3 to PUD should be DENIED.
STAFF RECOMMENDATIONS – Page One
In view of the conclusions above, the Planning and Zoning Staff recommends DENIAL for this
rezoning case (RZ-2023-05). However, if the Stockbridge City Council decides to approve this case,
such approval should be contingent upon the developer meeting the ZONING CONDITIONS that are
listed below.
1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the applicant’s
requested Comprehensive Plan Amendment, via CP-2023-04, to change the subject property’s
future land use designation from Low-Density Vertical Mixed-Use to High-Density Residential is
approved before, or simultaneously with, the approval of RZ-2023-05.
2. Parcel Recombination -- No permits shall be issued by the City of Stockbridge until the developer
provides to the Planning and Zoning Office a copy of the recorded plat for the recombination of
the three parcels comprising the subject property.
3. Site Plan – The proposed mixed-residential development shall be constructed according to a
design which is similar to the one that is shown on the applicant’s submitted site plan, entitled
”Concept Plan: Northbridge 2”, which was prepared by Bowman Consulting Group, Ltd. on July
27, 2023. Further, the revised site plan shall show a 25-foot buffer along the western side of the
property.
4. Water and Sewer Availability – The developer shall submit construction plans to the Stockbridge
Public Works Department by the six-month point prior to August 2, 2024 in order to take
advantage of that office’s reservation of water and sewer capacity to serve the proposed
development.
STAFF RECOMMENDATIONS – Page Two
5. Transportation and Traffic Impacts – The applicant shall submit a traffic impact study which
provides satisfactory traffic and transportation data; and the applicant shall provide the
appropriate needed transportation and traffic improvements, in conjunction with officials from the
City of Stockbridge, Henry County DOT, and Georgia DOT.
6. Environmental Impacts – The developer shall submit an environmental impact study or hydrology /
geology study which provides satisfactory environmental data; and the applicant shall take
appropriate steps to preserve/protect the existing natural resources on the subject property and
prevent the occurrence of any adverse environmental impacts.
7. Landscape Design -- The developer shall submit an acceptable landscape design plan for the
proposed development during the plan review process for a land disturbance permit.
8. Preservation of the City’s Lift Station – The developer shall take appropriate steps to preserve and
protect the City’s existing lift station on the subject property, such as providing appropriate
buffering and ensuring the clear access to the lift station facilities.
9. Architectural Design – The architectural design of the single-family detached units which are to be
located along and close to Walter Way shall be similar to the architectural design of the existing
homes along Walter Way.
10.Homeowners’ Association – The developer shall establish a homeowners’ association or
property management company, or separate ones for the single-family detached subdivision
and the townhome community, to maintain the subject property.
Northbridge Crossing
TRAFFIC IMPACT STUDY
Walter Way/Davidson Parkway
Stockbridge, Georgia

Keck & Wood Project No.
230304.00

November 16, 2023

Prepared by:
TABLE OF CONTENTS
Table of Contents ........................................................................................................................................... i
List of Figures ................................................................................................................................................ ii
List of Tables ................................................................................................................................................. ii
1. Introduction ........................................................................................................................................... 1
1.1. Study Area .......................................................................................................................................... 1
1.2. Proposed Development ..................................................................................................................... 1
1.3. Planned Transportation Improvements ............................................................................................. 1
2. Existing Conditions................................................................................................................................. 3
2.1. Roadways ........................................................................................................................................... 3
2.2. Intersections....................................................................................................................................... 3
2.3. Existing Traffic Flow Patterns ............................................................................................................. 3
3. Traffic Projections .................................................................................................................................. 6
3.1. Future Background Traffic.................................................................................................................. 6
3.2. Trip Generation .................................................................................................................................. 6
3.3. Distribution and Assignment of Project-Generated Trips.................................................................. 6
4. Capacity Analysis ................................................................................................................................. 12
4.1. Existing Intersection Capacity Analysis ............................................................................................ 12
4.2. Opening Year Intersection Capacity Analysis ................................................................................... 13
4.3. Back of Queue Analysis .................................................................................................................... 13
5. Conclusions .......................................................................................................................................... 14
6. References ........................................................................................................................................... 15

APPENDIX A – Site Layout
APPENDIX B – Traffic Count Data
APPENDIX C – Growth Rate Calculations
APPENDIX D – Capacity Analysis Reports

LIST OF FIGURES
Figure 1 – Aerial View of Study Area............................................................................................................. 2
Figure 2 – Existing and Proposed Intersection Geometries .......................................................................... 4
Figure 3 – Existing Year 2023 Peak Hour Traffic ........................................................................................... 5
Figure 4 – Opening Year 2025 Background Peak Hour Traffic ...................................................................... 8
Figure 5 – New Trip Distribution ................................................................................................................... 9
Figure 6 – Peak Hour Project Trip Adjustments .......................................................................................... 10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic ................................................................... 11

LIST OF TABLES
Table 1 – Trip Generation Results ................................................................................................................. 6
Table 2 – Level of Service Criteria ............................................................................................................... 12
Table 3 – Existing Year 2023 Capacity Analysis Results .............................................................................. 12
Table 4 – Opening Year 2025 Capacity Analysis Results ............................................................................. 13
Table 5 – Opening Year 2025 Back of Queue Results ................................................................................. 13

ii
1. INTRODUCTION
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. A Traffic
Impact Study was performed to determine the amount of new traffic that would be generated by the
proposed development and how the new traffic would impact the existing roadway network.

1.1. STUDY AREA
The study area is located on the southwest corner of the intersection of Walter Way and Davidson
Parkway. The study area includes two intersections along Walter Way and one intersection located on
Davidson Parkway. The study intersections are listed below, with existing intersections indicated in bold.
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
An aerial view of the study area is presented in Figure 1.

1.2. PROPOSED DEVELOPMENT
The proposed development is a residential neighborhood which will consist of 311 single-family
residences, including 183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-
foot clubhouse will be located on the east side of the development that includes a playground, pool, and
four pickleball courts. Access to the site would be provided by two full-access driveways, the first of which
will be located on the north side of the development on Davidson Road and the second will be on the east
side on Walter Way. The proposed site layout is provided in Appendix A.

1.3. PLANNED TRANSPORTATION IMPROVEMENTS
A search for planned Georgia Department of Transportation (GDOT) projects revealed no transportation
improvement projects in or near the study area. The search was performed using the GDOT GeoPI web
application (http://www.dot.ga.gov/DS/Maps/geopi#).

Figure 1 – Aerial View of Study Area

2. EXISTING CONDITIONS
2.1. ROADWAYS
Walter Way is a two-lane roadway that traverses north-south through the study area. It is classified as an
urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study area
include primarily undeveloped land with some commercial and residential developments.
Davidson Parkway is a two-lane roadway that traverses east-west through the study area. It is classified
as an urban local roadway and has a posted speed limit of 35 mph. Adjacent land uses within the study
area include primarily undeveloped land with some commercial and residential developments.

2.2. INTERSECTIONS
The following intersections were identified to be studied (existing intersections are in bold):
1. Walter Way at Davidson Parkway
2. Davidson Parkway at Site Driveway #2
3. Walter Way at Site Driveway #1
The existing and proposed lane geometries and intersection control types are presented in Figure 2.

2.3. EXISTING TRAFFIC FLOW PATTERNS
Traffic counts for the study area were collected on Wednesday, September 27, 2023, while school was in
session. The following traffic counts were collected:
• 12-Hour TMCs
o Davidson Parkway at Walter Way
• 24-Hour Bi-Directional Counts with Vehicle Classification
o Davidson Parkway just west of Walter Way
o Walter Way just south of Davidson Parkway
The count data is included in Appendix B and the existing peak hour volumes are shown in Figure 3.

Figure 2 – Existing and Proposed Intersection Geometries

Figure 3 – Existing Year 2023 Peak Hour Traffic

3. TRAFFIC PROJECTIONS
3.1. FUTURE BACKGROUND TRAFFIC
A build-out year of 2025 was established for the project. An average annual growth rate was determined
based on historic Average Annual Daily Traffic (AADT) counts recorded for nearby GDOT Count Stations.
AADTs for the following count stations were obtained from GDOT’s Traffic Analysis and Data Application
(TADA) website (https://gdottrafficdata.drakewell.com/publicmultinodemap.asp):
• 0151-0256: N Henry Boulevard east of I-675 at Walter Way
• 0151-0363: N Henry Boulevard east of I-675 and north of Ryans Drive
• 0151-0365: N Henry Boulevard east of I-675 and south of Velley Hill Road
• 0151-0354: Gen Ray Davis Medal of Honor Highway south of N Henry Boulevard
• 063-0054: Macon Highway east of I-675
Both the 5-year and 15-year growth rates were calculated at each of the historical traffic count locations.
The 5-year growth rate averaged 0.06 percent while the 15-year growth rate averaged 1.33 percent.
Overall, an average annual growth rate of 0.70 percent was used in this project. The growth rate
calculations can be found in Appendix C. The 0.70 percent growth rate was applied to the Existing 2023
peak hour traffic for a period of two years to establish the 2025 Background Traffic, as shown in Figure 4.

3.2. TRIP GENERATION
The traffic that would be generated by the proposed development was estimated using the Institute of
Transportation Engineers (ITE) Trip Generation Manual (TGM) 11th Edition. The number of trips expected
to be generated by this development were determined using ITE Land Use Codes 210 – Single-Family
Detached Housing and 215 – Single-Family Attached Housing. The total number of project-generated trips
was estimated for the typical weekday and the morning and evening peak hours. No adjustments were
made for pass-by or internal capture trips as the project is not expected to generate either of these types
of trips. The trip generation results are shown in Table 1.
Table 1 – Trip Generation Results

ITE Trip Generation Weekday AM Peak Hour PM Peak Hour
Land Use Code Total Entering Exiting Total Entering Exiting Total Entering Exiting
210 - Single-Family
184 units 1768 884 884 130 32 98 176 111 65
Detached Housing
215 - Single-Family
128 units 925 462 463 61 15 46 73 43 30
Attached Housing

Total Trips Generated 2693 1346 1347 191 47 144 249 154 95

3.3. DISTRIBUTION AND ASSIGNMENT OF PROJECT-GENERATED TRIPS
The project-generated trips were distributed to the roadway network based on the distribution of existing
traffic in each peak hour. New trips were distributed to all four cardinal directions via Walter Way and
Davidson Parkway. The new trip distribution is shown in Figure 5.
The number of new trips were assigned to the roadway network based on the trip distribution determined
for the study area. The inbound trips were allocated based on the existing traffic patterns entering the
study area. The outbound trips were then assigned to the site driveways and distributed based on the
route vehicles would have taken if the site were not built. The trips entering/exiting the site from/to the
south were assigned to Site Driveway #1 along Walter Way, while those entering from/exiting to the west

were assigned to Site Driveway #2 along Davidson Parkway. The trips entering the site from the north
were assigned to Site Driveway #2 based on the assumption that drivers would prefer turning right at the
all-way stop controlled intersection versus continuing through to the next driveway. The trips entering
the site from the east and those exiting to continue north were split evenly between the two site
driveways. The total trips exiting to the east were divided between the driveways with 75 percent of the
trips assigned to Site Driveway #1 on Walter Way and the remaining 25 percent assigned to Site Driveway
#2 on Davidson Parkway. This was based on the proximity of the residential neighborhood to the driveway
on Walter Way as well as the assumption that drivers would generally prefer to complete a right turn at
the all-way stop controlled intersection versus a through movement. It was assumed that there would not
be any trips entering from the south due to the Walter Way having no outlet and the land use along the
rest of the road being primarily residential past the project site. The project-generated traffic was then
superimposed with the Opening Year 2025 Background traffic to provide an estimate of the traffic
expected to be present after the proposed development is complete. The assignment of project-
generated traffic is shown in Figure 6 and the Opening Year 2025 With Project peak hour traffic is
presented in Figure 7.

Figure 4 – Opening Year 2025 Background Peak Hour Traffic

Figure 5 – New Trip Distribution

Figure 6 – Peak Hour Project Trip Adjustments

10
Figure 7 – Opening Year 2025 With Project Peak Hour Traffic

11
4. CAPACITY ANALYSIS
In order to quantify the impacts of additional traffic and to determine any needed roadway and/or
operational improvements, a capacity analysis was performed for the Future Background and the Future
With Project peak hour conditions based on the methodology outlined in the Highway Capacity Manual
(HCM). Various computer programs are available which implement the HCM methodology. For this
project, Synchro 11 was used to analyze the intersections.
The HCM defines level of service (LOS) in terms of the amount of control delay, including initial
deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The LOS categories
range from A to F, with different thresholds specified according to the type of stop control at the
intersection. The LOS criteria for unsignalized intersections are listed in Table 2.
Table 2 – Level of Service Criteria

Unsignalized
Level of Service
Control Delay per Vehicle
(LOS)
(sec)
A < 10
B > 10 and < 15
C > 15 and < 25
D > 25 and < 35
E > 35 and < 50
F > 50

Rural, sparsely developed areas have a minimum LOS requirement of C based on rural residents’
expectation for relatively uncongested conditions in combination with design flexibility associated with
lower right of way costs. The minimum LOS for urban areas is D, reflecting the greater acceptance of delay
and congestion by urban residents. Additionally, the increased density of developments makes right of
way costs much higher in urban areas. The study area is located within the city limits of Stockbridge;
therefore, a minimum LOS D is assumed for the study intersections.

4.1. EXISTING INTERSECTION CAPACITY ANALYSIS
A capacity analysis was performed for the Existing 2023 conditions using the current intersection
geometries. The results are listed in Table 3 and the Synchro reports are included in Appendix D.
Table 3 – Existing Year 2023 Capacity Analysis Results

Existing 2023
Intersection AM Peak PM Peak
No. Intersection Approach
Control sec/ sec/
LOS LOS
veh veh
Overall A 8.8 B 10.2
Northbound A 8.5 A 8.9
1 Walter Way at Davidson Parkway All-Way Stop Southbound A 8.2 A 9.1
Eastbound A 8.5 B 10.9
Westbound A 9.2 A 9.9

No inadequate operations were observed for the Existing Year 2023 conditions.

12
4.2. OPENING YEAR INTERSECTION CAPACITY ANALYSIS
Intersection capacity analysis was performed for the morning and evening peak hours in the Future
Background and the Future With Project conditions. The With Project analysis scenario assumed the same
roadway network and lane assignments as in the Background scenario with the addition of the two
proposed driveways. The results are listed in Table 4 and the Synchro reports are included in Appendix D.
Table 4 – Opening Year 2025 Capacity Analysis Results
Background With Project Background With Project
Intersection 2025 AM 2025 AM 2025 PM 2025 PM
No. Intersection Approach
Control sec/ sec/ sec/ sec/
LOS LOS LOS LOS
veh veh veh veh
Overall A 8.9 A 9.3 B 10.3 B 10.7
Northbound A 8.5 A 8.9 A 9.0 A 9.6
Walter Way at Davidson
1 All-Way Stop Southbound A 8.2 A 8.2 A 9.2 A 9.4
Parkway
Eastbound A 8.6 A 9.0 B 11.0 B 11.4
Westbound A 9.2 A 9.7 A 10.0 B 10.7
Davidson Parkway at Site Northbound - - B 11.8 - - B 12.6
2 Side Street Stop
Driveway #2 WB Left - - A 7.6 - - A 8.1
Walter Way at Site
3 Side Street Stop Eastbound - - A 9.4 - - A 9.3
Driveway #1

No inadequate operations were observed for the Opening Year 2025 conditions.

4.3. BACK OF QUEUE ANALYSIS
A Back of Queue (BOQ) analysis was used to determine the storage needs for the turn lanes in the Opening
Year 2025 conditions. The 95th percentile queue is the maximum distance to the back of the queue that
would be expected 95 percent of the time. The BOQ results were taken from the capacity analysis reports
output by Synchro for each study intersection. Table 5 lists the BOQ lengths for each peak hour for the
Opening Year 2025 Background and With Project conditions.
Table 5 – Opening Year 2025 Back of Queue Results
95th Percentile Back of Queue (feet)
Intersection Existing
No. Intersection Movement Background 2025 With Project 2025
Control Storage
AM Peak PM Peak AM Peak PM Peak
NB N/A 10 8 15 13
SB N/A 3 8 3 10
Walter Way at Davidson EBT+R N/A 0 0 3 3
1 All-Way Stop
Parkway EBL 50 ft 15 48 18 50
WBT+R N/A 0 3 3 8
WBL 80 ft 28 38 30 43
Davidson Parkway at Site Side Street NB N/A - - 15 10
Driveway #2 Stop SBL 160 ft * - - 0 3
Walter Way at Site Side Street
3 EB N/A - - 5 3
Driveway #1 Stop
N/A - No dedicated storage lane
* Existing storage refers to the storage lane length shown in the site layout for the proposed development.

The BOQ analysis results indicate that all of the study intersections have sufficient storage to
accommodate the expected project-generated traffic. The eastbound left turn BOQ for the evening peak
at intersection #1 matches the available storage; however, there is a 525-foot-long two-way left turn lane
(TWLTL) on this approach which can accommodate excess queueing.

13
5. CONCLUSIONS
A residential development is proposed for a site along Walter Way in Stockbridge, Georgia. The proposed
development is a residential neighborhood which will consist of 311 single-family residences, including
183 detached houses and 128 attached townhomes. Additionally, a 2,000-square-foot clubhouse will be
located on the east side of the development that includes a playground, pool, and four pickleball courts.
Access to the site would be provided by two full-access driveways, the first of which will be located on the
north side of the development on Davidson Road and the second will be on the east side on Walter Way.
The proposed project is expected to generate a total of 2,693 trips on a typical weekday. A total of 191
new trips would be generated during the morning peak hour and 249 new trips would be generated during
the evening peak hour.
For the Existing Year 2023 capacity analysis, the existing study intersection is currently operating with an
acceptable LOS for the overall intersection as well as each approach during both the morning and evening
peak periods.
Based on the Opening Year 2025 capacity analysis results, all of the study intersections and each of their
approaches would be expected to operate acceptably at LOS B or better during both peak hours in the
Background and With Project conditions. Additionally, the BOQ analysis results indicate that the available
turn lane storage at each of the study intersections is expected to be sufficient to accommodate the
project-generated traffic.
Overall, the analysis completed for this project indicates that the proposed development is not expected
to significantly impact the roadway network surrounding the development.

14
6. REFERENCES
1. Trip Generation Manual, 11th Edition, Institute of Transportation Engineers, Washington DC, 2021.
2. Synchro, Version 11, Trafficware Ltd., Sugar Land, TX, 2019.
3. Highway Capacity Manual, 6th Edition, Transportation Research Board, Washington DC, 2016.

15
APPENDIX A – SITE LAYOUT
NOT TO SCALE
APPENDIX B – TRAFFIC COUNT DATA
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(551) 59 0.78 80 (667)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(2,077) (2,211) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.74 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(1,996) (2,173)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(650) 54 0.54 58 (809) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 412 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 379 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 365 0 0 0 0
8:30 AM 0 1 23 13 0 6 32 10 0 4 1 3 0 3 1 2 99 338 0 0 0 0
8:45 AM 0 0 12 3 0 2 23 14 0 12 6 2 0 2 1 0 77 311 0 0 0 0
9:00 AM 0 0 15 13 0 4 14 9 0 14 8 1 0 5 0 1 84 331 0 0 0 0
9:15 AM 0 0 15 9 0 2 26 7 0 6 0 1 0 10 2 0 78 321 0 0 1 0
9:30 AM 0 0 17 3 0 2 21 5 0 10 0 5 0 6 3 0 72 341 0 0 0 0
9:45 AM 0 1 24 8 0 4 32 10 0 5 1 2 0 8 1 1 97 364 0 0 0 0
10:00 AM 0 0 22 4 0 1 24 6 0 8 4 2 0 2 0 1 74 384 0 0 0 0
10:15 AM 0 2 24 9 0 0 26 8 0 10 3 5 0 8 2 1 98 427 0 0 0 0
10:30 AM 0 0 13 8 0 3 27 8 0 10 3 2 0 20 0 1 95 458 0 0 0 0
10:45 AM 1 0 25 11 0 7 25 12 0 8 8 6 0 11 3 0 117 490 0 0 0 1
11:00 AM 0 0 22 6 0 6 17 11 0 20 10 11 0 12 2 0 117 494 0 0 0 0
11:15 AM 0 2 33 16 1 9 24 5 0 8 2 6 0 15 7 1 129 491 0 0 0 0
11:30 AM 0 0 41 10 0 2 30 12 0 5 4 2 0 13 4 4 127 488 0 0 0 0
11:45 AM 0 2 36 7 0 5 34 14 0 8 2 4 0 8 1 0 121 458 0 0 0 0
12:00 PM 0 2 33 6 1 6 23 11 0 7 3 5 0 15 1 1 114 446 0 0 0 0
12:15 PM 0 0 31 8 0 6 37 15 0 4 5 3 0 14 1 2 126 428 0 0 0 0
12:30 PM 0 1 24 8 0 0 23 10 0 4 3 2 0 15 5 2 97 409 0 0 0 0
12:45 PM 0 1 31 6 0 4 27 10 0 13 2 5 0 7 3 0 109 457 0 0 0 0
1:00 PM 0 2 24 5 0 1 31 13 0 5 2 3 0 9 1 0 96 486 0 0 0 0
1:15 PM 0 1 26 6 0 0 26 11 0 8 6 6 0 13 3 1 107 505 0 0 0 0
1:30 PM 0 1 37 11 0 5 40 18 0 11 2 4 0 11 3 2 145 519 0 0 0 0
1:45 PM 0 1 35 14 0 8 39 8 0 13 4 3 0 12 0 1 138 536 0 0 3 0
2:00 PM 0 3 34 6 1 5 27 13 0 7 2 5 0 10 0 2 115 542 0 0 0 0
2:15 PM 0 1 29 11 0 7 32 15 0 9 2 5 0 8 1 1 121 550 0 0 0 0
2:30 PM 0 0 37 8 0 1 33 19 0 42 2 8 0 7 2 3 162 558 0 0 0 0
2:45 PM 0 5 32 15 0 4 36 15 0 14 2 6 0 13 2 0 144 544 0 0 0 0
3:00 PM 0 0 30 11 0 1 36 12 0 14 1 3 0 14 0 1 123 549 0 0 2 0
3:15 PM 0 0 43 6 0 8 26 11 0 10 4 6 0 13 1 1 129 558 0 0 0 1
3:30 PM 0 1 35 17 1 6 42 15 0 6 2 6 0 13 0 4 148 591 0 0 0 0
3:45 PM 0 0 56 8 0 3 31 14 0 8 2 6 0 17 2 2 149 592 0 1 0 0
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 565 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 569 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0
6:00 PM 0 0 53 7 0 4 33 10 0 6 1 3 0 7 1 1 126 0 0 0 0
6:15 PM 0 0 41 10 0 1 37 11 0 9 1 5 0 14 0 0 129 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.74 0.85 0.54 0.78 0.92
Peak Hour Factor 0.25 0.45 0.71 0.72 0.50 0.69 0.86 0.76 0.00 0.48 0.60 0.57 0.00 0.73 0.57 0.50 0.92
Location: 1 WALTER WAY & DAVIDSON PKWY AM
Date: Wednesday, September 27, 2023
Peak Hour: 07:30 AM - 08:30 AM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 07:45 AM - 08:00 AM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(25) 14 0.75 41 (58)
WALTER WAY
0 0
0 0
10
DAVIDSON PKWY
0 4 0
0 0 0 0 0
(415) (368) N
0 26 0 N 0 0 0
215 N 197
3 161 0
0 0
W E
0.85 W 0.94 E 0.95 W E 0 0
92 10
0 0
123 S 114 0 S 0 0 0
0 0
28 0 0 0 S
(203) (184)
0 DAVIDSON PKWY
54 12 12 0 0 0 0
0 0
WALTER WAY

(84) 42 0.85 78 (145) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
6:30 AM 0 0 14 9 0 1 41 2 0 7 1 1 0 1 0 0 77 329 0 0 0 0
6:45 AM 0 0 11 9 0 2 35 2 0 15 1 4 0 2 3 0 84 351 0 0 0 0
7:00 AM 0 0 10 2 0 2 40 0 0 10 5 2 0 0 0 0 71 377 0 0 0 0
7:15 AM 2 0 17 6 0 5 38 3 0 12 3 6 0 2 3 0 97 404 0 0 0 0
7:30 AM 0 0 23 5 0 5 45 2 0 12 2 3 0 1 1 0 99 412 0 0 0 0
7:45 AM 0 0 22 14 0 2 41 6 0 12 4 5 0 3 1 0 110 0 0 0 0
8:00 AM 0 0 22 5 0 2 42 6 0 11 2 4 0 2 2 0 98 0 0 0 0
8:15 AM 0 3 25 4 0 1 33 12 0 19 4 0 0 4 0 0 105 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Lights 0 3 88 27 0 9 159 26 0 52 11 9 0 10 3 0 397
Mediums 0 0 4 1 0 1 2 0 0 2 1 3 0 0 1 0 15
Total 0 3 92 28 0 10 161 26 0 54 12 12 0 10 4 0 412

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 4.1% 1.5% 7.7% 7.1% 3.6%
Heavy Vehicle % 0.0% 0.0% 4.3% 3.6% 0.0% 10.0% 1.2% 0.0% 0.0% 3.7% 8.3% 25.0% 0.0% 0.0% 25.0% 0.0% 3.6%
Peak Hour Factor 0.85 0.95 0.85 0.75 0.94
Peak Hour Factor 0.25 0.25 0.92 0.54 0.00 0.70 0.92 0.54 0.00 0.71 0.70 0.75 0.00 0.63 0.58 0.00 0.94
Location: 1 WALTER WAY & DAVIDSON PKWY PM
Date: Wednesday, September 27, 2023
Peak Hour: 04:00 PM - 05:00 PM
(303) 216-2439
www.alltrafficdata.net Peak 15-Minutes: 04:45 PM - 05:00 PM

Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians
(102) 59 0.70 80 (122)
WALTER WAY
0 0
0 0
53
DAVIDSON PKWY
3 3 0
0 0 0 0 0
(373) (420) N
0 65 0 N 0 0 0
193 N 234
3 155 0
0 0
W E
0.71 W 0.92 E 0.85 W E 1 0
218 14
0 0
258 S 282 0 S 0 1 0
0 0
37 0 0 0 S
(529) (561)
0 DAVIDSON PKWY
35 12 11 0 0 0 0
0 0
WALTER WAY

(107) 54 0.91 58 (112) 0 0

Note: Total study counts contained in parentheses.

Traffic Counts - Motorized Vehicles
DAVIDSON PKWY DAVIDSON PKWY WALTER WAY WALTER WAY
Interval Eastbound Westbound Northbound Southbound Rolling Pedestrian Crossings
Start Time U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total Hour West East South North
4:00 PM 0 0 51 8 0 3 29 18 0 9 2 4 0 7 1 0 132 609 0 0 0 0
4:15 PM 0 1 54 8 0 3 43 23 0 9 2 3 0 15 1 0 162 592 0 0 0 0
4:30 PM 0 2 55 13 0 4 35 10 0 11 3 2 0 12 1 1 149 555 1 0 0 0
4:45 PM 0 0 58 8 0 4 48 14 0 6 5 2 0 19 0 2 166 559 0 0 0 0
5:00 PM 0 0 43 7 0 2 39 4 0 7 1 4 0 5 2 1 115 554 0 0 0 0
5:15 PM 0 0 48 11 0 1 33 10 0 9 3 3 0 5 2 0 125 0 0 0 0
5:30 PM 0 1 56 10 0 4 46 10 0 10 3 3 0 7 1 2 153 0 0 0 0
5:45 PM 0 1 85 9 0 3 27 7 0 6 2 3 0 17 1 0 161 0 0 0 0

Peak Rolling Hour Flow Rates
Eastbound Westbound Northbound Southbound
Vehicle Type U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Articulated Trucks 0 0 0 2 0 0 0 0 0 2 0 0 0 0 0 0 4
Lights 0 3 216 34 0 12 153 65 0 32 10 10 0 53 3 3 594
Mediums 0 0 2 1 0 2 2 0 0 1 2 1 0 0 0 0 11
Total 0 3 218 37 0 14 155 65 0 35 12 11 0 53 3 3 609

Heavy Vehicle Percentage and Peak Hour Factor
Eastbound Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right Total
Heavy Vehicle % 1.9% 1.7% 10.3% 0.0% 2.5%
Heavy Vehicle % 0.0% 0.0% 0.9% 8.1% 0.0% 14.3% 1.3% 0.0% 0.0% 8.6% 16.7% 9.1% 0.0% 0.0% 0.0% 0.0% 2.5%
Peak Hour Factor 0.71 0.85 0.91 0.70 0.92
Peak Hour Factor 0.00 0.38 0.68 0.75 0.00 0.88 0.86 0.71 0.00 0.80 0.60 0.81 0.00 0.70 0.75 0.63 0.92
All Traffic Data Services Page 1

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 11 0 0 11
9/27/2023 12:15:00 AM 11 0 0 11
9/27/2023 12:30:00 AM 10 0 0 10
9/27/2023 12:45:00 AM 8 0 0 8
Hour 40 0 0 40
9/27/2023 1:00:00 AM 7 0 0 7
9/27/2023 1:15:00 AM 4 0 0 4
9/27/2023 1:30:00 AM 5 0 0 5
9/27/2023 1:45:00 AM 7 0 0 7
Hour 23 0 0 23
9/27/2023 2:00:00 AM 6 0 0 6
9/27/2023 2:15:00 AM 6 1 0 7
9/27/2023 2:30:00 AM 5 0 0 5
9/27/2023 2:45:00 AM 7 0 0 7
Hour 24 1 0 25
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 3 0 0 3
9/27/2023 3:30:00 AM 2 0 0 2
9/27/2023 3:45:00 AM 3 0 0 3
Hour 10 0 0 10
9/27/2023 4:00:00 AM 4 0 0 4
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 3 0 0 3
Hour 15 0 0 15
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 17 0 0 17
9/27/2023 5:30:00 AM 18 0 0 18
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 14 0 0 14
9/27/2023 6:15:00 AM 5 0 0 5
9/27/2023 6:30:00 AM 21 2 0 23
9/27/2023 6:45:00 AM 20 0 0 20
Hour 60 2 0 62
9/27/2023 7:00:00 AM 12 0 0 12
9/27/2023 7:15:00 AM 24 1 0 25
9/27/2023 7:30:00 AM 27 1 0 28
9/27/2023 7:45:00 AM 36 0 0 36
Hour 99 2 0 101
9/27/2023 8:00:00 AM 25 2 0 27
9/27/2023 8:15:00 AM 30 2 0 32
9/27/2023 8:30:00 AM 36 1 0 37
9/27/2023 8:45:00 AM 14 0 1 15
Hour 105 5 1 111
9/27/2023 9:00:00 AM 27 1 0 28
9/27/2023 9:15:00 AM 24 0 0 24
9/27/2023 9:30:00 AM 19 1 0 20
9/27/2023 9:45:00 AM 32 1 0 33
Hour 102 3 0 105
9/27/2023 10:00:00 AM 25 1 0 26
9/27/2023 10:15:00 AM 32 2 1 35
9/27/2023 10:30:00 AM 21 0 0 21
9/27/2023 10:45:00 AM 37 0 0 37
Hour 115 3 1 119
9/27/2023 11:00:00 AM 27 1 0 28
9/27/2023 11:15:00 AM 51 0 0 51
9/27/2023 11:30:00 AM 51 0 0 51
9/27/2023 11:45:00 AM 43 2 0 45
Hour 172 3 0 175
Total 865 20 2 887
Percentage 97.5% 2.3% 0.2%
All Traffic Data Services Page 2

1 - DAVIDSON PKWY WEST OF WALTER WAY

EB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 41 0 0 41
9/27/2023 12:15:00 PM 38 1 0 39
9/27/2023 12:30:00 PM 33 0 0 33
9/27/2023 12:45:00 PM 37 1 0 38
Hour 149 2 0 151
9/27/2023 1:00:00 PM 31 0 0 31
9/27/2023 1:15:00 PM 32 1 0 33
9/27/2023 1:30:00 PM 48 1 0 49
9/27/2023 1:45:00 PM 49 1 0 50
Hour 160 3 0 163
9/27/2023 2:00:00 PM 43 0 0 43
9/27/2023 2:15:00 PM 40 1 0 41
9/27/2023 2:30:00 PM 45 0 0 45
9/27/2023 2:45:00 PM 50 2 0 52
Hour 178 3 0 181
9/27/2023 3:00:00 PM 39 0 2 41
9/27/2023 3:15:00 PM 47 2 0 49
9/27/2023 3:30:00 PM 52 1 0 53
9/27/2023 3:45:00 PM 60 4 0 64
Hour 198 7 2 207
9/27/2023 4:00:00 PM 57 0 2 59
9/27/2023 4:15:00 PM 62 1 0 63
9/27/2023 4:30:00 PM 69 1 0 70
9/27/2023 4:45:00 PM 65 1 0 66
Hour 253 3 2 258
9/27/2023 5:00:00 PM 50 0 0 50
9/27/2023 5:15:00 PM 59 0 0 59
9/27/2023 5:30:00 PM 65 2 0 67
9/27/2023 5:45:00 PM 95 0 0 95
Hour 269 2 0 271
9/27/2023 6:00:00 PM 60 0 0 60
9/27/2023 6:15:00 PM 51 0 0 51
9/27/2023 6:30:00 PM 61 0 0 61
9/27/2023 6:45:00 PM 61 0 0 61
Hour 233 0 0 233
9/27/2023 7:00:00 PM 51 0 0 51
9/27/2023 7:15:00 PM 41 0 0 41
9/27/2023 7:30:00 PM 52 0 0 52
9/27/2023 7:45:00 PM 32 0 0 32
Hour 176 0 0 176
9/27/2023 8:00:00 PM 45 0 0 45
9/27/2023 8:15:00 PM 49 0 0 49
9/27/2023 8:30:00 PM 40 0 0 40
9/27/2023 8:45:00 PM 51 0 0 51
Hour 185 0 0 185
9/27/2023 9:00:00 PM 29 0 0 29
9/27/2023 9:15:00 PM 32 0 0 32
9/27/2023 9:30:00 PM 31 0 0 31
9/27/2023 9:45:00 PM 31 0 0 31
Hour 123 0 0 123
9/27/2023 10:00:00 PM 24 1 0 25
9/27/2023 10:15:00 PM 23 1 0 24
9/27/2023 10:30:00 PM 26 0 0 26
9/27/2023 10:45:00 PM 26 1 0 27
Hour 99 3 0 102
9/27/2023 11:00:00 PM 24 1 0 25
9/27/2023 11:15:00 PM 13 0 0 13
9/27/2023 11:30:00 PM 15 0 0 15
9/27/2023 11:45:00 PM 16 0 0 16
Hour 68 1 0 69
Total 2,091 24 4 2,119
Percentage 98.7% 1.1% 0.2%
Grand Total 2,956 44 6 3,006
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 3

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 3 0 0 3
9/27/2023 12:15:00 AM 2 0 0 2
9/27/2023 12:30:00 AM 5 0 0 5
9/27/2023 12:45:00 AM 6 0 0 6
Hour 16 0 0 16
9/27/2023 1:00:00 AM 2 0 0 2
9/27/2023 1:15:00 AM 2 0 0 2
9/27/2023 1:30:00 AM 2 0 0 2
9/27/2023 1:45:00 AM 2 0 0 2
Hour 8 0 0 8
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 3 0 0 3
Hour 6 1 0 7
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 2 0 0 2
9/27/2023 3:30:00 AM 3 0 0 3
9/27/2023 3:45:00 AM 2 0 0 2
Hour 9 0 0 9
9/27/2023 4:00:00 AM 5 0 0 5
9/27/2023 4:15:00 AM 9 0 0 9
9/27/2023 4:30:00 AM 4 0 0 4
9/27/2023 4:45:00 AM 7 0 0 7
Hour 25 0 0 25
9/27/2023 5:00:00 AM 4 1 0 5
9/27/2023 5:15:00 AM 15 0 0 15
9/27/2023 5:30:00 AM 20 0 0 20
9/27/2023 5:45:00 AM 14 1 0 15
Hour 53 2 0 55
9/27/2023 6:00:00 AM 31 0 0 31
9/27/2023 6:15:00 AM 30 0 0 30
9/27/2023 6:30:00 AM 48 0 0 48
9/27/2023 6:45:00 AM 49 1 0 50
Hour 158 1 0 159
9/27/2023 7:00:00 AM 48 2 0 50
9/27/2023 7:15:00 AM 52 0 0 52
9/27/2023 7:30:00 AM 57 0 0 57
9/27/2023 7:45:00 AM 53 0 0 53
Hour 210 2 0 212
9/27/2023 8:00:00 AM 51 2 0 53
9/27/2023 8:15:00 AM 50 2 0 52
9/27/2023 8:30:00 AM 37 1 0 38
9/27/2023 8:45:00 AM 35 0 0 35
Hour 173 5 0 178
9/27/2023 9:00:00 AM 29 0 0 29
9/27/2023 9:15:00 AM 31 0 1 32
9/27/2023 9:30:00 AM 31 0 0 31
9/27/2023 9:45:00 AM 35 3 0 38
Hour 126 3 1 130
9/27/2023 10:00:00 AM 31 2 0 33
9/27/2023 10:15:00 AM 37 0 0 37
9/27/2023 10:30:00 AM 38 0 0 38
9/27/2023 10:45:00 AM 34 0 0 34
Hour 140 2 0 142
9/27/2023 11:00:00 AM 35 2 0 37
9/27/2023 11:15:00 AM 33 0 0 33
9/27/2023 11:30:00 AM 38 1 0 39
9/27/2023 11:45:00 AM 42 0 0 42
Hour 148 3 0 151
Total 1,072 19 1 1,092
Percentage 98.2% 1.7% 0.1%
All Traffic Data Services Page 4

1 - DAVIDSON PKWY WEST OF WALTER WAY

WB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 31 0 0 31
9/27/2023 12:15:00 PM 43 0 0 43
9/27/2023 12:30:00 PM 29 0 0 29
9/27/2023 12:45:00 PM 40 0 0 40
Hour 143 0 0 143
9/27/2023 1:00:00 PM 36 0 0 36
9/27/2023 1:15:00 PM 34 1 0 35
9/27/2023 1:30:00 PM 52 1 0 53
9/27/2023 1:45:00 PM 52 1 0 53
Hour 174 3 0 177
9/27/2023 2:00:00 PM 36 0 0 36
9/27/2023 2:15:00 PM 41 0 1 42
9/27/2023 2:30:00 PM 73 5 0 78
9/27/2023 2:45:00 PM 50 0 0 50
Hour 200 5 1 206
9/27/2023 3:00:00 PM 51 0 0 51
9/27/2023 3:15:00 PM 37 0 0 37
9/27/2023 3:30:00 PM 50 2 0 52
9/27/2023 3:45:00 PM 40 1 0 41
Hour 178 3 0 181
9/27/2023 4:00:00 PM 37 0 1 38
9/27/2023 4:15:00 PM 50 1 1 52
9/27/2023 4:30:00 PM 45 2 0 47
9/27/2023 4:45:00 PM 56 0 0 56
Hour 188 3 2 193
9/27/2023 5:00:00 PM 47 0 0 47
9/27/2023 5:15:00 PM 41 1 0 42
9/27/2023 5:30:00 PM 57 1 0 58
9/27/2023 5:45:00 PM 33 0 0 33
Hour 178 2 0 180
9/27/2023 6:00:00 PM 40 0 0 40
9/27/2023 6:15:00 PM 46 0 0 46
9/27/2023 6:30:00 PM 35 1 1 37
9/27/2023 6:45:00 PM 32 1 0 33
Hour 153 2 1 156
9/27/2023 7:00:00 PM 38 0 0 38
9/27/2023 7:15:00 PM 38 0 0 38
9/27/2023 7:30:00 PM 34 0 0 34
9/27/2023 7:45:00 PM 16 0 0 16
Hour 126 0 0 126
9/27/2023 8:00:00 PM 23 0 0 23
9/27/2023 8:15:00 PM 28 0 0 28
9/27/2023 8:30:00 PM 24 0 0 24
9/27/2023 8:45:00 PM 22 0 0 22
Hour 97 0 0 97
9/27/2023 9:00:00 PM 30 0 0 30
9/27/2023 9:15:00 PM 18 0 0 18
9/27/2023 9:30:00 PM 19 0 0 19
9/27/2023 9:45:00 PM 18 0 0 18
Hour 85 0 0 85
9/27/2023 10:00:00 PM 15 1 0 16
9/27/2023 10:15:00 PM 16 0 0 16
9/27/2023 10:30:00 PM 10 0 0 10
9/27/2023 10:45:00 PM 13 1 0 14
Hour 54 2 0 56
9/27/2023 11:00:00 PM 11 1 0 12
9/27/2023 11:15:00 PM 8 0 0 8
9/27/2023 11:30:00 PM 7 0 0 7
9/27/2023 11:45:00 PM 7 0 0 7
Hour 33 1 0 34
Total 1,609 21 4 1,634
Percentage 98.5% 1.3% 0.2%
Grand Total 2,681 40 5 2,726
Percentage 98.3% 1.5% 0.2%
All Traffic Data Services Page 1

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 1 0 0 1
9/27/2023 12:30:00 AM 1 0 0 1
9/27/2023 12:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 1 0 0 1
9/27/2023 1:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 2:00:00 AM 0 0 1 1
9/27/2023 2:15:00 AM 0 1 0 1
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 0 0 0 0
Hour 1 1 1 3
9/27/2023 3:00:00 AM 1 0 0 1
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 2 0 0 2
9/27/2023 4:00:00 AM 1 0 0 1
9/27/2023 4:15:00 AM 4 0 0 4
9/27/2023 4:30:00 AM 3 0 0 3
9/27/2023 4:45:00 AM 2 0 0 2
Hour 10 0 0 10
9/27/2023 5:00:00 AM 2 0 0 2
9/27/2023 5:15:00 AM 5 0 0 5
9/27/2023 5:30:00 AM 6 0 0 6
9/27/2023 5:45:00 AM 5 0 0 5
Hour 18 0 0 18
9/27/2023 6:00:00 AM 12 0 0 12
9/27/2023 6:15:00 AM 11 0 0 11
9/27/2023 6:30:00 AM 9 0 0 9
9/27/2023 6:45:00 AM 18 2 0 20
Hour 50 2 0 52
9/27/2023 7:00:00 AM 16 1 0 17
9/27/2023 7:15:00 AM 21 0 0 21
9/27/2023 7:30:00 AM 16 1 0 17
9/27/2023 7:45:00 AM 21 0 0 21
Hour 74 2 0 76
9/27/2023 8:00:00 AM 13 4 0 17
9/27/2023 8:15:00 AM 22 1 0 23
9/27/2023 8:30:00 AM 8 0 0 8
9/27/2023 8:45:00 AM 19 1 0 20
Hour 62 6 0 68
9/27/2023 9:00:00 AM 22 0 1 23
9/27/2023 9:15:00 AM 7 0 0 7
9/27/2023 9:30:00 AM 15 0 0 15
9/27/2023 9:45:00 AM 6 2 0 8
Hour 50 2 1 53
9/27/2023 10:00:00 AM 11 2 1 14
9/27/2023 10:15:00 AM 16 1 1 18
9/27/2023 10:30:00 AM 15 0 0 15
9/27/2023 10:45:00 AM 22 0 0 22
Hour 64 3 2 69
9/27/2023 11:00:00 AM 38 2 1 41
9/27/2023 11:15:00 AM 14 2 0 16
9/27/2023 11:30:00 AM 11 0 0 11
9/27/2023 11:45:00 AM 14 0 0 14
Hour 77 4 1 82
Total 414 20 5 439
Percentage 94.3% 4.6% 1.1%
All Traffic Data Services Page 2

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

NB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 15 0 0 15
9/27/2023 12:15:00 PM 11 1 0 12
9/27/2023 12:30:00 PM 7 2 0 9
9/27/2023 12:45:00 PM 20 0 0 20
Hour 53 3 0 56
9/27/2023 1:00:00 PM 10 0 0 10
9/27/2023 1:15:00 PM 18 2 0 20
9/27/2023 1:30:00 PM 17 0 0 17
9/27/2023 1:45:00 PM 20 0 0 20
Hour 65 2 0 67
9/27/2023 2:00:00 PM 14 0 0 14
9/27/2023 2:15:00 PM 14 1 1 16
9/27/2023 2:30:00 PM 49 3 0 52
9/27/2023 2:45:00 PM 21 1 0 22
Hour 98 5 1 104
9/27/2023 3:00:00 PM 18 0 0 18
9/27/2023 3:15:00 PM 18 2 0 20
9/27/2023 3:30:00 PM 13 1 0 14
9/27/2023 3:45:00 PM 15 1 0 16
Hour 64 4 0 68
9/27/2023 4:00:00 PM 14 0 1 15
9/27/2023 4:15:00 PM 13 0 1 14
9/27/2023 4:30:00 PM 13 3 0 16
9/27/2023 4:45:00 PM 12 1 0 13
Hour 52 4 2 58
9/27/2023 5:00:00 PM 12 0 0 12
9/27/2023 5:15:00 PM 14 1 0 15
9/27/2023 5:30:00 PM 15 0 1 16
9/27/2023 5:45:00 PM 11 0 0 11
Hour 52 1 1 54
9/27/2023 6:00:00 PM 10 0 0 10
9/27/2023 6:15:00 PM 15 0 0 15
9/27/2023 6:30:00 PM 7 0 1 8
9/27/2023 6:45:00 PM 10 0 0 10
Hour 42 0 1 43
9/27/2023 7:00:00 PM 10 0 0 10
9/27/2023 7:15:00 PM 11 0 0 11
9/27/2023 7:30:00 PM 11 0 0 11
9/27/2023 7:45:00 PM 4 0 0 4
Hour 36 0 0 36
9/27/2023 8:00:00 PM 5 0 0 5
9/27/2023 8:15:00 PM 7 0 0 7
9/27/2023 8:30:00 PM 1 0 0 1
9/27/2023 8:45:00 PM 5 0 0 5
Hour 18 0 0 18
9/27/2023 9:00:00 PM 7 0 0 7
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 3 0 0 3
9/27/2023 9:45:00 PM 5 0 0 5
Hour 22 0 0 22
9/27/2023 10:00:00 PM 2 0 0 2
9/27/2023 10:15:00 PM 2 0 0 2
9/27/2023 10:30:00 PM 4 0 0 4
9/27/2023 10:45:00 PM 2 1 0 3
Hour 10 1 0 11
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 3 0 0 3
9/27/2023 11:30:00 PM 2 0 0 2
9/27/2023 11:45:00 PM 2 0 0 2
Hour 10 0 0 10
Total 522 20 5 547
Percentage 95.4% 3.7% 0.9%
Grand Total 936 40 10 986
Percentage 94.9% 4.1% 1.0%
All Traffic Data Services Page 3

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 1 0 0 1
9/27/2023 12:15:00 AM 3 0 0 3
9/27/2023 12:30:00 AM 3 0 0 3
9/27/2023 12:45:00 AM 1 0 0 1
Hour 8 0 0 8
9/27/2023 1:00:00 AM 1 0 0 1
9/27/2023 1:15:00 AM 1 0 0 1
9/27/2023 1:30:00 AM 0 0 0 0
9/27/2023 1:45:00 AM 2 0 1 3
Hour 4 0 1 5
9/27/2023 2:00:00 AM 2 0 0 2
9/27/2023 2:15:00 AM 3 1 0 4
9/27/2023 2:30:00 AM 1 0 0 1
9/27/2023 2:45:00 AM 1 0 0 1
Hour 7 1 0 8
9/27/2023 3:00:00 AM 2 0 0 2
9/27/2023 3:15:00 AM 1 0 0 1
9/27/2023 3:30:00 AM 0 0 0 0
9/27/2023 3:45:00 AM 0 0 0 0
Hour 3 0 0 3
9/27/2023 4:00:00 AM 0 0 0 0
9/27/2023 4:15:00 AM 1 0 0 1
9/27/2023 4:30:00 AM 0 0 0 0
9/27/2023 4:45:00 AM 3 1 0 4
Hour 4 1 0 5
9/27/2023 5:00:00 AM 6 0 0 6
9/27/2023 5:15:00 AM 11 0 0 11
9/27/2023 5:30:00 AM 24 0 0 24
9/27/2023 5:45:00 AM 59 1 0 60
Hour 100 1 0 101
9/27/2023 6:00:00 AM 2 0 0 2
9/27/2023 6:15:00 AM 4 1 0 5
9/27/2023 6:30:00 AM 9 1 0 10
9/27/2023 6:45:00 AM 14 0 0 14
Hour 29 2 0 31
9/27/2023 7:00:00 AM 4 0 0 4
9/27/2023 7:15:00 AM 12 2 0 14
9/27/2023 7:30:00 AM 10 1 0 11
9/27/2023 7:45:00 AM 16 1 0 17
Hour 42 4 0 46
9/27/2023 8:00:00 AM 8 1 0 9
9/27/2023 8:15:00 AM 5 0 0 5
9/27/2023 8:30:00 AM 19 1 0 20
9/27/2023 8:45:00 AM 4 0 2 6
Hour 36 2 2 40
9/27/2023 9:00:00 AM 17 0 0 17
9/27/2023 9:15:00 AM 12 1 0 13
9/27/2023 9:30:00 AM 6 2 0 8
9/27/2023 9:45:00 AM 11 1 1 13
Hour 46 4 1 51
9/27/2023 10:00:00 AM 4 1 0 5
9/27/2023 10:15:00 AM 8 2 1 11
9/27/2023 10:30:00 AM 11 0 0 11
9/27/2023 10:45:00 AM 20 1 0 21
Hour 43 4 1 48
9/27/2023 11:00:00 AM 14 0 0 14
9/27/2023 11:15:00 AM 31 1 0 32
9/27/2023 11:30:00 AM 16 0 0 16
9/27/2023 11:45:00 AM 11 2 0 13
Hour 72 3 0 75
Total 394 22 5 421
Percentage 93.6% 5.2% 1.2%
All Traffic Data Services Page 4

2 - WALTER WAY SOUTH OF DAVIDSON PKWY

SB Time Lights Mediums Trucks Total
9/27/2023 12:00:00 PM 12 1 0 13
9/27/2023 12:15:00 PM 15 0 0 15
9/27/2023 12:30:00 PM 12 1 0 13
9/27/2023 12:45:00 PM 13 0 0 13
Hour 52 2 0 54
9/27/2023 1:00:00 PM 7 0 0 7
9/27/2023 1:15:00 PM 8 1 0 9
9/27/2023 1:30:00 PM 17 1 1 19
9/27/2023 1:45:00 PM 21 1 0 22
Hour 53 3 1 57
9/27/2023 2:00:00 PM 11 0 0 11
9/27/2023 2:15:00 PM 18 1 0 19
9/27/2023 2:30:00 PM 11 0 0 11
9/27/2023 2:45:00 PM 20 1 0 21
Hour 60 2 0 62
9/27/2023 3:00:00 PM 9 1 2 12
9/27/2023 3:15:00 PM 14 1 0 15
9/27/2023 3:30:00 PM 22 1 0 23
9/27/2023 3:45:00 PM 13 0 0 13
Hour 58 3 2 63
9/27/2023 4:00:00 PM 9 1 2 12
9/27/2023 4:15:00 PM 12 0 0 12
9/27/2023 4:30:00 PM 18 0 0 18
9/27/2023 4:45:00 PM 10 2 0 12
Hour 49 3 2 54
9/27/2023 5:00:00 PM 11 0 0 11
9/27/2023 5:15:00 PM 14 0 0 14
9/27/2023 5:30:00 PM 14 1 0 15
9/27/2023 5:45:00 PM 13 0 0 13
Hour 52 1 0 53
9/27/2023 6:00:00 PM 12 0 0 12
9/27/2023 6:15:00 PM 11 0 0 11
9/27/2023 6:30:00 PM 13 0 0 13
9/27/2023 6:45:00 PM 14 0 0 14
Hour 50 0 0 50
9/27/2023 7:00:00 PM 18 0 0 18
9/27/2023 7:15:00 PM 14 0 0 14
9/27/2023 7:30:00 PM 17 0 0 17
9/27/2023 7:45:00 PM 8 0 0 8
Hour 57 0 0 57
9/27/2023 8:00:00 PM 13 0 0 13
9/27/2023 8:15:00 PM 11 0 0 11
9/27/2023 8:30:00 PM 15 0 0 15
9/27/2023 8:45:00 PM 11 0 0 11
Hour 50 0 0 50
9/27/2023 9:00:00 PM 12 0 0 12
9/27/2023 9:15:00 PM 7 0 0 7
9/27/2023 9:30:00 PM 7 0 0 7
9/27/2023 9:45:00 PM 6 0 0 6
Hour 32 0 0 32
9/27/2023 10:00:00 PM 11 1 0 12
9/27/2023 10:15:00 PM 7 1 0 8
9/27/2023 10:30:00 PM 6 0 0 6
9/27/2023 10:45:00 PM 8 0 0 8
Hour 32 2 0 34
9/27/2023 11:00:00 PM 3 0 0 3
9/27/2023 11:15:00 PM 2 0 0 2
9/27/2023 11:30:00 PM 4 0 0 4
9/27/2023 11:45:00 PM 4 0 0 4
Hour 13 0 0 13
Total 558 16 5 579
Percentage 96.4% 2.8% 0.9%
Grand Total 952 38 10 1,000
Percentage 95.2% 3.8% 1.0%
APPENDIX C – GROWTH RATE CALCULATIONS
https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0256 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0363
Station: 0151-0256 Station: 0151-0363
Location: N Henry Blvd east of I-675 Location: N Henry Blvd east of I-675
Class: 3U - Principal Arterial - Other (Urban) Class: 3U - Principal Arterial - Other (Urban)

Year ADT Year ADT
2009 2008
2010 Count Station 0151-0256 2009 Count Station 0151-0363
2011 30090 40000 2010 33240 37000
2012 35000 2011
36000
2013 30000 2012 y = 33934e-4E-06x
2014 25000 y = 7E+07e-0.004x 2013
35000
y = 3E-11e0.0172x R² = 0.0075 R² = 4E-05
2015 33506 ADT 20000 2014 32558 ADT 34000
2016 15000 R² = 0.7376 2015 33000
10000 y = 4E+21e-0.019x
2017 2016 35222 32000
5000
2018 2017 R² = 0.3715
0 31000
2019 32738 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 36150 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 37292 2020 31672
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-yr Growth Rate = -0.40% 2021 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -1.90%
2023 32244 15-yr Growth Rate = 1.72% 2022 33441 15-Yr Growth Rate = 0.00%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0365 https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000151_0354
Station: 0151-0365 Station: 0151-0354
Location: N Henry Blvd East of I-675 Location: Gen Ray Davis Medal of Honor Hwy south of N Henry Blvd
Class: 4U - Minor Arterial (Urban) Class: 4U - Minor Arterial (Urban)

Year ADT Year ADT
2009 14258 2008
2010 Count Station 0151-0365 2009 Count Station 0151-0354
2011 14676 20000 2010 12908 20000
2012 2011
2013 15942 15000 2012 14436 15000
2014 2013 y = 4E-11e0.0166x
y = 1E-11e0.0173x
2015 15866 ADT 10000 2014 14814 ADT 10000 R² = 0.4334
R² = 0.3519
2016 y = 5E-06e0.0109x 2015 y = 3E-15e0.0214x
5000 5000 R² = 0.6287
2017 R² = 0.7078 2016 12777
2018 2017
0 0
2019 15504 2008 2010 2012 2014 2016 2018 2020 2022 2024 2018 16176 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 Year 2019 Year
2021 17340 2020 15989
2022 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.73% 2021 17194 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = 1.66%
2023 16616 15-Yr Growth Rate = 1.09% 2022 15-Yr Growth Rate = 2.14%

https://gdottrafficdata.drakewell.com/sitedashboard.asp?node=GDOT_PORTABLES&cosit=0000063_0054
Station: 063-0054
Location: Macon Hwy east of I-675
Class: 5U - Major Collector (Urban)
AVERAGE ANNUAL GROWTH RATE
Year ADT
2009 Station 5-Year Rate 15-Year Rate
2010 13932 Count Station 063-0054 0151-0256 -0.40% 1.72%
2011 20000
0151-0363 -1.90% 0.00%
2012 14396 0151-0365 1.73% 1.09%
2013 15000 0151-0354 1.66% 2.14%
2014 16506 y = 8E+10e-0.008x 063-0054 -0.80% 1.71%
2015 ADT 10000 y = 2E-11e0.0171x R² = 0.0582 Average 0.06% 1.33%
2016 18764 R² = 0.3956 Overall 0.70%
5000 Applied 0.70%
2017
2018 16784
2019 2008 2010 2012 2014 2016 2018 2020 2022 2024
2020 18256 Year
2021
2022 16280 15-Year 5-Year Expon. (15-Year) Expon. (5-Year) 5-Yr Growth Rate = -0.80%
2023 15-Yr Growth Rate = 1.71%
APPENDIX D – CAPACITY ANALYSIS REPORTS
• Existing Year 2023
• Opening Year 2025 Background
• Opening Year 2025 With Project
Existing Year 2023
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.8
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Future Vol, veh/h 3 92 28 10 161 26 54 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 100 30 11 175 28 59 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.5 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 69% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 77% 0% 86% 29%
Vol Right, % 15% 0% 23% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 78 3 120 10 187 14
LT Vol 54 3 0 10 0 10
Through Vol 12 0 92 0 161 4
RT Vol 12 0 28 0 26 0
Lane Flow Rate 85 3 130 11 203 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.114 0.005 0.174 0.016 0.271 0.021
Departure Headway (Hd) 4.831 5.464 4.798 5.397 4.797 5.024
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 743 657 749 665 750 713
Service Time 2.853 3.184 2.518 3.115 2.515 3.052
HCM Lane V/C Ratio 0.114 0.005 0.174 0.017 0.271 0.021
HCM Control Delay 8.5 8.2 8.5 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

Existing 2023 AM 8:25 am 09/22/2023 Baseline Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.2
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Future Vol, veh/h 3 218 37 14 155 65 35 12 11 53 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 237 40 15 168 71 38 13 12 58 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 10.9 9.9 8.9 9.1
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 60% 100% 0% 100% 0% 90%
Vol Thru, % 21% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 58 3 255 14 220 59
LT Vol 35 3 0 14 0 53
Through Vol 12 0 218 0 155 3
RT Vol 11 0 37 0 65 3
Lane Flow Rate 63 3 277 15 239 64
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.093 0.005 0.385 0.024 0.326 0.097
Departure Headway (Hd) 5.318 5.6 4.994 5.623 4.912 5.456
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 670 638 718 635 729 653
Service Time 3.381 3.345 2.739 3.37 2.658 3.52
HCM Lane V/C Ratio 0.094 0.005 0.386 0.024 0.328 0.098
HCM Control Delay 8.9 8.4 10.9 8.5 10 9.1
HCM Lane LOS A A B A A A
HCM 95th-tile Q 0.3 0 1.8 0.1 1.4 0.3

Existing 2023 PM 9:40 am 10/24/2023 Synchro 11 Report
Page 1
Opening Year 2025 Background
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 8.9
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Future Vol, veh/h 3 93 29 10 163 27 55 12 12 10 4 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 101 32 11 177 29 60 13 13 11 4 0
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 8.6 9.2 8.5 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 70% 100% 0% 100% 0% 71%
Vol Thru, % 15% 0% 76% 0% 86% 29%
Vol Right, % 15% 0% 24% 0% 14% 0%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 79 3 122 10 190 14
LT Vol 55 3 0 10 0 10
Through Vol 12 0 93 0 163 4
RT Vol 12 0 29 0 27 0
Lane Flow Rate 86 3 133 11 207 15
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.116 0.005 0.177 0.016 0.275 0.021
Departure Headway (Hd) 4.847 5.47 4.8 5.401 4.799 5.04
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 741 656 748 664 750 711
Service Time 2.867 3.191 2.522 3.121 2.519 3.067
HCM Lane V/C Ratio 0.116 0.005 0.178 0.017 0.276 0.021
HCM Control Delay 8.5 8.2 8.6 8.2 9.3 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.4 0 0.6 0 1.1 0.1

No-Build 2025 AM 8:20 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 10/25/2023

Intersection
Intersection Delay, s/veh 10.3
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Future Vol, veh/h 3 221 38 14 157 66 36 12 11 54 3 3
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 240 41 15 171 72 39 13 12 59 3 3
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11 10 9 9.2
HCM LOS B A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 61% 100% 0% 100% 0% 90%
Vol Thru, % 20% 0% 85% 0% 70% 5%
Vol Right, % 19% 0% 15% 0% 30% 5%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 59 3 259 14 223 60
LT Vol 36 3 0 14 0 54
Through Vol 12 0 221 0 157 3
RT Vol 11 0 38 0 66 3
Lane Flow Rate 64 3 282 15 242 65
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.095 0.005 0.391 0.024 0.332 0.099
Departure Headway (Hd) 5.343 5.612 5.005 5.636 4.925 5.479
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 667 636 718 634 727 650
Service Time 3.408 3.358 2.751 3.383 2.671 3.544
HCM Lane V/C Ratio 0.096 0.005 0.393 0.024 0.333 0.1
HCM Control Delay 9 8.4 11 8.5 10.1 9.2
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.3 0 1.9 0.1 1.5 0.3

No-Build 2025 PM 8:21 am 10/25/2023 Synchro 11 Report
Page 1
Opening Year 2025 With Project
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 9.3
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Future Vol, veh/h 10 106 29 22 176 27 55 19 50 10 4 5
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 11 113 31 23 187 29 59 20 53 11 4 5
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 9 9.7 8.9 8.2
HCM LOS A A A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 44% 100% 0% 100% 0% 53%
Vol Thru, % 15% 0% 79% 0% 87% 21%
Vol Right, % 40% 0% 21% 0% 13% 26%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 124 10 135 22 203 19
LT Vol 55 10 0 22 0 10
Through Vol 19 0 106 0 176 4
RT Vol 50 0 29 0 27 5
Lane Flow Rate 132 11 144 23 216 20
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.176 0.017 0.2 0.037 0.296 0.028
Departure Headway (Hd) 4.794 5.596 5.01 5.688 4.938 4.983
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 748 639 715 629 728 716
Service Time 2.828 3.334 2.748 3.424 2.673 3.03
HCM Lane V/C Ratio 0.176 0.017 0.201 0.037 0.297 0.028
HCM Control Delay 8.9 8.4 9 8.6 9.8 8.2
HCM Lane LOS A A A A A A
HCM 95th-tile Q 0.6 0.1 0.7 0.1 1.2 0.1

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 AWSC
1: Walter Way & Davidson Parkway 11/16/2023

Intersection
Intersection Delay, s/veh 10.7
Intersection LOS B

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Future Vol, veh/h 26 225 38 49 192 49 36 35 22 54 3 18
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Heavy Vehicles, % 0 4 4 10 1 0 4 8 25 0 25 0
Mvmt Flow 28 239 40 52 204 52 38 37 23 57 3 19
Number of Lanes 1 1 0 1 1 0 0 1 0 0 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 2 2
HCM Control Delay 11.4 10.7 9.6 9.4
HCM LOS B B A A

Lane NBLn1 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1
Vol Left, % 39% 100% 0% 100% 0% 72%
Vol Thru, % 38% 0% 86% 0% 80% 4%
Vol Right, % 24% 0% 14% 0% 20% 24%
Sign Control Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 93 26 263 49 241 75
LT Vol 36 26 0 49 0 54
Through Vol 35 0 225 0 192 3
RT Vol 22 0 38 0 49 18
Lane Flow Rate 99 28 280 52 256 80
Geometry Grp 2 7 7 7 7 2
Degree of Util (X) 0.154 0.045 0.408 0.086 0.367 0.125
Departure Headway (Hd) 5.603 5.794 5.256 5.961 5.159 5.636
Convergence, Y/N Yes Yes Yes Yes Yes Yes
Cap 644 612 677 595 690 639
Service Time 3.603 3.585 3.047 3.754 2.952 3.64
HCM Lane V/C Ratio 0.154 0.046 0.414 0.087 0.371 0.125
HCM Control Delay 9.6 8.9 11.7 9.3 11 9.4
HCM Lane LOS A A B A B A
HCM 95th-tile Q 0.5 0.1 2 0.3 1.7 0.4

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 2.7
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 125 17 18 218 79 20
Future Vol, veh/h 125 17 18 218 79 20
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 136 18 20 237 86 22

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 154 0 413 136
Stage 1 - - - - 136 -
Stage 2 - - - - 277 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1426 - 595 913
Stage 1 - - - - 890 -
Stage 2 - - - - 770 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1426 - 587 913
Mov Cap-2 Maneuver - - - - 587 -
Stage 1 - - - - 890 -
Stage 2 - - - - 759 -

Approach EB WB NB
HCM Control Delay, s 0 0.6 11.8
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 633 - - 1426 -
HCM Lane V/C Ratio 0.17 - - 0.014 -
HCM Control Delay (s) 11.8 - - 7.6 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.6 - - 0 -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
2: Site Driveway #2 & Davidson Parkway 11/16/2023

Intersection
Int Delay, s/veh 1.9
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 262 69 50 196 34 27
Future Vol, veh/h 262 69 50 196 34 27
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 100 160 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 285 75 54 213 37 29

Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 360 0 606 285
Stage 1 - - - - 285 -
Stage 2 - - - - 321 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1199 - 460 754
Stage 1 - - - - 763 -
Stage 2 - - - - 735 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1199 - 439 754
Mov Cap-2 Maneuver - - - - 439 -
Stage 1 - - - - 763 -
Stage 2 - - - - 702 -

Approach EB WB NB
HCM Control Delay, s 0 1.7 12.6
HCM LOS B

Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 539 - - 1199 -
HCM Lane V/C Ratio 0.123 - - 0.045 -
HCM Control Delay (s) 12.6 - - 8.1 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.4 - - 0.1 -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 2.4
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 45 0 0 79 43 12
Future Vol, veh/h 45 0 0 79 43 12
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 49 0 0 86 47 13

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 133 47 60 0 - 0
Stage 1 47 - - - - -
Stage 2 86 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 861 1022 1544 - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 861 1022 1544 - - -
Mov Cap-2 Maneuver 861 - - - - -
Stage 1 975 - - - - -
Stage 2 937 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.4 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1544 - 861 - -
HCM Lane V/C Ratio - - 0.057 - -
HCM Control Delay (s) 0 - 9.4 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.2 - -

With Project 2025 AM 12:08 pm 10/24/2023 Synchro 11 Report
Page 1
HCM 2010 TWSC
3: Walter Way & Site Driveway #1 11/16/2023

Intersection
Int Delay, s/veh 1.7
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 34 0 0 59 55 35
Future Vol, veh/h 34 0 0 59 55 35
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - 150
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 37 0 0 64 60 38

Major/Minor Minor2 Major1 Major2
Conflicting Flow All 124 60 98 0 - 0
Stage 1 60 - - - - -
Stage 2 64 - - - - -
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 871 1005 1495 - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 871 1005 1495 - - -
Mov Cap-2 Maneuver 871 - - - - -
Stage 1 963 - - - - -
Stage 2 959 - - - - -

Approach EB NB SB
HCM Control Delay, s 9.3 0 0
HCM LOS A

Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1495 - 871 - -
HCM Lane V/C Ratio - - 0.042 - -
HCM Control Delay (s) 0 - 9.3 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 - 0.1 - -

With Project 2025 PM 8:28 am 10/25/2023 Synchro 11 Report
Page 1
131.81' S 89°50'19" W 4174 Silver Peak Parkway, Suwanee, GA 30024
GRAPHIC SCALE APPROXIMATE LOCATION
100 0 100 200 N/F
OF REEVES CREEK FUTURE

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

SIDEWAL
DB DB 14305, PG 198 CONNECTION EASEMENT

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

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

L21

Phone: (770) 932-6550
L20 REEVES CREEK

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

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

RCVW LAND, LLC
L1
SUBDIVIDED AS: 8
NORTHBRIDGE CROSSING
PHASE 1-A DB 18596, PG 259
PB 40, PG 170 7 20
SUBDIVIDED AS: L1
STORMWATER 225 ' SE
ENTRANCE DECEL LANE
WALTER WAY NORTHBRIDGE CROSSING
PHASE 1-A
L1
POND 226
224
TB
AC
PB 40, PG 170 R55' K
(80' R/W) 6
48"X60" ELLIPTICAL
CONCRETE PIPE (3)

227 ST
RE
AM
SIDEWALK
15
SPEED BUMP
L POCKET
SIREN POLE
L1
SIDEWALK
560.28' S 00°15'34" W
CONC.
L1
4 PARK 223
CONC.
129.57'
DRIVE L7 ±15,000 SQFT
) R40' AM
DRIVE L6 3 AL RE
L4 L1 IC 228 STORMWATER ST
L5 (TYP 5' SIDEWALK POND
SIGN 1 EASEMENT
L30 L2 L8 L12
PAC
E 229 WITH 3' GRASS PER EXCEPTION (n)
L29
HOUSE
STRE
L11 GU EN
S STRIP (TYPICAL) (DB 460, PG 20)
L3 E OP
1 8 ST P 230
AM
L10
L9 222
145.84' S 00°04'27" W SP ARK 231
281 AC IN ' W
95 "

DA
290.04' S 00°11'22" W ES G 232 221 2 5. '41 10'X10' BOX CULVERT (3)
282 3 °13
220
40

223.37' S 89°45'49" E
VID
283 233 N
APPROXIMATE LOCATION OF
25' STATE WATER BUFFER FLOOD LIMIT AS PER FEMA MAP 219
284 234

(R/ SON
50' UNDISTURBED BUFFER 218
280
N/F 285 CK FER
DHO STOCKBRIDGE LLC 75' IMPERVIOUS SETBACK
E T BA 217
BU
DB 14954, PG 71 286 ' S 279
ATE
20 W

W V PA
235 216 ST 1'39"
287 CK T E R
PLAY GROUND 278
ET BA 215 ' IN 33°

AR RKW
55
0' S
L26 236 N
288 277 0'
2 K .7
ER BUFFER BA
CK 237 BAC 214 3 99
ATE W A T 289 276 T ET
IES AY
STR APPROXIMATE LOCATION OF
25' ST D BUFF
ER COMMUNITY ' S E
238 2 0' S 213
E 20
EAM
L27 C7
FLOOD LIMIT AS PER FEMA MAP
U RB CLUBHOUSE STORMWATER 290 275
L25 DIST ETBAC
K POOL CK
50' UN
212
C5 STORMWATER POND BA
L28 C6 U S S 291 239 T
25' STATE WATER BUFFER ERVIO 274
'S E /W
75' IMP POND 211
28' BC-BC 240 20 O TR
50' UNDISTURBED BUFFER MAIL 292 273 GD
20' SETBACK KIOSK 293 241
210
RO
M SIGN 2 EASEMENT
75' IMPERVIOUS SETBACK 272 209 KF PER EXCEPTION (n)
ENTRANCE DECEL LANE C4
50'
134 135
A RKIN
G 294 242 T BAC (DB 460, PG 20)
132 133 T P 271 208 SE
STORMWATER 130 131
GUES SPACES 295 75'
20' SETBACK
5' SIDEWALK 129 243
POND 2 6 270 207 "W
WITH 3' GRASS 296 1 '53
7°5
STRIP (TYPICAL)
124 125 126 127
128
20' SETBACK 269 244
120 121122 123
3 116 117 118 119
4 PICKLEBALL 206 1.0
28' 268 245 30
GU COURTS 205
E 20' SETBACK
29 ST PA
RA

VE
267 246
20' SETBACK 170
DR
16 SPA RKI 204
IV
E 266
CES NG 247
20' SETBACK
157 171 265 203

AY

THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY BOWMAN CONSULTING SHALL BE WITHOUT LIABILITY TO BOWMAN CONSULTING.
46 59 264 248
°1 154
75 HW
156 155 28' 202 "W
12
"E 97
60 58 136 169 263
TB ACK 249
°4 7 '42
L24
1 98
96
61 57 262
20 ' SE 250 201
30
T E IG
N/F
2 99 62 56 158 168 261 251 200 30
0.8
T A H
S SS N)
RHEA B. NYGARD & 95 CK
153
TBA
STEPHEN V.C. NYGARD II 260 252 SIGN 3 EASEMENT
DB 18579, PG 299
PB 51, PG 165
100
94
63 55
137
159
28'
253 20'
SE 199 PER EXCEPTION (n)
(DB 460, PG 20)
E CE OW
GR
AV 4 101
93
64 167 259
FFE
IN AC SH
E LD 254 198 U
RIV
E 54 152 EB
AT
ET 255 W
138 197 ST 0'11"
20' S
D /W
20' SETBACK
5 102 65 53 160 E R

20' SETBA
92 166 256 CK T °5
CK
196 ' IN 34
TBA T (R
20' SETBA
55
MI
6 103 66 52 151 N
' SE

20' SETBACK
257 5'
91
BAC E
20' S

399.30' S 89°51'08" E
20 195 3
LI
7 104 67 51 139 02
90 161 165 K 258 2
194
8 105 68 50 CK
TBAC
89 150
193
9 106 69 140
162

OPEN SPACE (TYPICAL)
88 164 K 192
49 R/W 55'

20' SETBACK 20' SETBACK 20' SETBACK

20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK 20' SETBACK
149
10 107 70 48 141
191
GDO 75' 20'
N/F M
FRO
87 190
RHEA B. NYGARD & 163
STEPHEN V.C. NYGARD II 11 108
86
71 47 189 ACK
DB 18579, PG 299
12 109 72 46
148
P ARKFT ' SE
T B
5 '34
SIGN 4 EASEMENT
PB 51, PG 165 85 142 T
KE 00 SQ 188
75 7°4 PER EXCEPTION (n)
O C N2
13 110
84
73 45 P 3,0 187 .97
' (DB 460, PG 20)

14 111 74 20' SETBACK ±1 54
83 186
44 147 185

NORTHBRIDGE PHASE 2
146
112 75 43 145 184
191.32' N 00°06'07" E 15 82 144
TBACK
143 183
113 76 42
16 81 20' SE 182
114 77 41

CITY OF STOCKBRIDGE
17 80 181
115 78 40

241.19' S 89°50'04" E
18 79 180 "W
28'
9°1 7'56 SIGN 5 EASEMENT
19 179 N1 PER EXCEPTION (n)
R55' .92'
28' 289 (DB 460, PG 20)
178

CONCEPT PLAN
177 R
N/F FFE 5' SIDEWALK

GUEST PARKING
176 U
DHO STOCKBRIDGE LLC 20' SETBACK EB " W WITH 3' GRASS
DB 14954, PG 71
174
175
S TAT25
'15 STRIP (TYPICAL)
PB 51, PG 165 POCKET N TER N 27°
20' SET 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39
173 5' I '
PARK 20 BACK 172 5 5.8

18 SPACES
19
±19,000 SQFT 21 22 23 24

HENRY COUNTY, GEORGIA
20' SETBACK W
5°33'35"
20' SET ' N1
A- 129.69' BACK BUFFER 193.
86
RSTATE
N 89°02'02" E
R- 3819.72' ' INT E
55
C- 129.68'
N 01°04'30" E '58" W
11°49
112.14'
0' N
389.1
C2
L22 06°09'18" W
250.08' N

T E 6 75 Y
R S TA H W A
INTE CESS HIG
TE D AC W N)
LIM I S H O
(R/W

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

File Path P:\2023\0504 Northbridge Crossing P2\CONCEPT\23-0504 - 2 - BASE - CONCEPT 12-6-23.dwg
1.1.2. DOG PARK. F

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

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

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

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

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

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

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

December 7, 2023
23-0504
SCALE: 1"=60' SETBACKS REQUIRED. SCALE:
1"=60'
VICINITY MAP (NOT TO SCALE) 1 OF 1
City of Stockbridge

2024 Property & Casualty Insurance
Executive Summary

Matt Simmons | Senior Director Public Sector Practice
Daniel Duhart | Public Sector Broker

May 2, 2024

ajg.com
2024 Arthur J. Gallagher & Co. All rights reserved.
Contents

About Gallagher ................................................................................................................................................................... 2

Gallagher’s CORE360® Approach to Risk Management ..................................................................................................... 3

Insurance Market Report – December 2023 ........................................................................................................................ 4

Forecasted Premiums .......................................................................................................................................................... 5

Insurance Marketing Results ................................................................................................................................................ 6

Stewardship Report .............................................................................................................................................................. 8

Loss Prevention & Claims .................................................................................................................................................... 9

Contractual Liability ............................................................................................................................................................ 10

Thank You for Your Business ............................................................................................................................................. 11

City of Fairburn Insurance Executive Summary
2024 Arthur J. Gallagher & Co. All rights reserved.
About Gallagher
Gallagher companies plan and administer a full array of insurance, risk management, self-insurance, claims
management, and employee benefit products and services. Areas of industry specialization include higher education,
healthcare and senior living, life sciences, construction, media and entertainment, public entity, and real estate.

1927 39,000+ 850+ 150 $6.9B 28+
FOUNDING EMPLOYEES OFFICES IN COUNTRIES SERVED REVENUE INDUSTRY
YEAR WORLDWIDE 68 COUNTRIES (2021) PRACTICES

To support these market segments, we have developed coverage specialties that include Surety, Property, General
Liability, Employee Benefits, Executive Lines, Workers’ Compensation, Cyber Liability, Fine Arts, Aviation, Foreign Liability,
Marine, and Owner- and Contractor-Controlled Insurance Programs, among others.

Gallagher is comprised of several divisions; all working in tangent to provide you with the best services possible
depending on your unique needs. Our primary US divisions are:

City of Stockbridge - 2024 Insurance Executive Summary P a g e |2
2024 Arthur J. Gallagher & Co. All rights reserved.
Gallagher’s CORE360® Approach to Risk Management

The goal of our CORE360® approach is to optimize your total cost of risk.

We accomplish this goal by adhering to a comprehensive and well organized process, under which we discuss
each CORE360 cost driver, beginning with Insurance Premiums and ending with Contractual Liability.

The intended result is to drive value to each of your six cost drivers, which represent your total cost of risk.

INSURANCE PREMIUMS UNINSURED & UNINSURABLE LOSSES

Cost for all your existing insurance policies. Potential or actual costs of any risks you
It also includes our compensation as your knowingly or unknowingly leave uninsured
broker. or uninsurable.

PROGRAM STRUCTURE LOSS PREVENTION & CLAIMS

How the individual pieces of your program Your participation in a loss, and how you
work together, as well as how you balance minimize costs through appropriate loss
your risk appetite against your loss prevention programs and claims
experience. management.

COVERAGE GAPS CONTRACTUAL LIABILITY

Potential costs from any gaps in existing Costs resulting from the unsuccessful
policies, such as sublimits, removable transfer of risk to, or assumption of
exclusions and extensions of coverage. uninsured liability from, a third party.

City of Stockbridge - 2024 Insurance Executive Summary P a g e |3
2024 Arthur J. Gallagher & Co. All rights reserved.
Insurance Market Report – December 2023

Challenging Property Market Persists
As we progress through 2023, it is clear that challenges within the commercial property market are continuing. Premium
rates hardened by an average of 18% in the second quarter and capacity for property catastrophe classes remains tight.

Several factors are driving the hard market, including reinsurance market pressures, the rise in non-modeled weather
events & natural catastrophes, inflation and a larger concentration of values in major metropolitan areas.

There have been numerous natural catastrophe events over the course of the year to date, with severe thunderstorms in
the US a major driver of insured losses during the first half of the year. i

Carriers continue to emphasize the importance of carrying out regular property valuations, and our more proactive clients
typically benefit from more options at renewal.

At a Glance
Property: Insurance buyers are becoming more creative to secure coverage in what continues to be an extremely
challenging market, with those in the top quartile experiencing median rate rises of 41%.

Casualty: A more moderate market is emerging with median rate increases largely in line with growing exposures. Social
inflation, nuclear verdicts and rising medical costs are, however, being closely monitored.

Cyber: Cyber claims activity picked up again in the second quarter. The MOVEit hack caused widespread ransomware
losses.

D&O: Plentiful capacity continues to impact supply-demand dynamics, with 85% of public companies seeing rate
discounts, albeit by lower margins in the second quarter.

What is Impacting Market Conditions?

Social Nuclear Climate Political Cyber
Inflation Verdicts Change Violence Risk

City of Stockbridge - 2024 Insurance Executive Summary P a g e |4
2024 Arthur J. Gallagher & Co. All rights reserved.
Forecasted Premiums
City of Stockbridge
Property & Casualty Insurance Costs
Gallagher Forecasted 3% 5% 10%
Exposure Changes Budget Payroll Assets

Expiring Exposure Market Account Forecasted Premium Overall
Line of Business
Premium+ Change Changes Modifier Premium+ Change Change

Property $111,239 10.0% 25.0% 0.0% $152,954 $41,715 37.5%
Equipment Breakdown $0 10.0% 25.0% 0.0% $0 $0
Inland Marine $13,835 10.0% 0.0% 0.0% $15,219 $1,384 10.0%
Terrorism (Stand Alone) $15,908 10.0% 25.0% 0.0% $21,874 $5,966 37.5%
Automobile Liability $116,982 10.0% 50.0% 0.0% $193,020 $76,038 65.0%
Auto Physical Damage $59,864 10.0% 25.0% 0.0% $82,313 $22,449 37.5%
General Liability $45,604 3.0% 25.0% 0.0% $58,715 $13,111 28.8%
Law Enforcement Liability $31,671 3.0% 50.0% 0.0% $48,932 $17,261 54.5%
Employment Practices $0 3.0% 25.0% 0.0% $0 $0
Public Officials / E&O $45,542 3.0% 25.0% 0.0% $58,635 $13,093 28.8%
Umbrella Liability $17,789 3.0% 25.0% 0.0% $22,903 $5,114 28.8%
Excess - First Layer $0 3.0% 0.0% 0.0% $0 $0
Excess - Second Layer $0 3.0% 0.0% 0.0% $0 $0
Excess - Third Layer $0 3.0% 0.0% 0.0% $0 $0
Primary Workers Comp $0 0.0% 0.0% $0 $0
Buffer Layer Workers Comp $0 5.0% 0.0% $0 $0
Excess Workers Comp $0 5.0% 0.0% $0 $0
Cyber - Primary $34,930 3.0% 25.0% 25.0% $56,215 $21,285 60.9%
Cyber - Excess $0 3.0% 0.0% 0.0% $0 $0
Crime - Primary $5,676 3.0% 25.0% 0.0% $7,308 $1,632 28.8%
Crime - Excess $0 3.0% 0.0% 0.0% $0 $0
Fiduciary Liability - Primary $0 3.0% 0.0% 0.0% $0 $0
Fiduciary Liability - Excess $0 3.0% 0.0% 0.0% $0 $0
Bonds $0 3.0% 0.0% 0.0% $0 $0
Off-Duty Liability $0 3.0% 0.0% 0.0% $0 $0
Municipal Workforce AD&D $0 3.0% 0.0% 0.0% $0 $0
Pollution Liability $0 3.0% 0.0% 0.0% $0 $0

Total Premium+ $499,040 7.5% $718,088 $219,048 43.9%

Market Forecasted Rate Change ----> 33.9%

DISLCAIMER: Premium+ includes premiums and any surplus lines taxes and/or fees if applicable. This is a subjective premium+
forecast only and does not represent actual market conditions or available insurance products.

City of Stockbridge - 2024 Insurance Executive Summary P a g e |5
2024 Arthur J. Gallagher & Co. All rights reserved.
Insurance Marketing Results
Expected Challenges

We anticipated challenges at renewal due to the current status of the market and premium increases, specifically in
the property and auto market. The continued increase in Georgia public sector claims is driving up rates across the
state, so we executed a full marketing strategy to identify possible markets. Our Go-To-Market strategy that was
outlined in our January’s strategic review report was executed in the first quarter of the year.

Package Markets – Guaranteed Cost/Deductibles

Insurance
Underwriting Results
Company

Travelers 1 Quoted

Liberty Mutual 2 Quoted Casualty Only

Tokio
3 Declination due to close proximity to Atlanta.
Marine(HCC)

Trident 4 Declination due to loss history

Glatfelter 6 Declined. Carrier cannot meet quote deadline.

City of Stockbridge - 2024 Insurance Executive Summary P a g e |6
2024 Arthur J. Gallagher & Co. All rights reserved.
Renewal Results
Expiring Program Proposed 2024-25 Analytics

Proposed Exposure Premium Net Rate
Line of Business Expiring Program Retention Premium Retention Premium
Program Change Change Change

Primary Package Travelers Travelers
Auto Liability* $1,000,000 $0 $116,982 $1,000,000 $0 $177,870 -0.7% 52.0% 52.7%
Auto Physical Damage Comp & Collision $1,000 $59,864 Comp & Collision $1,000 $108,579 -5.4% 81.4% 86.8%
General Liability $1,000,000 $0 $45,604 $1,000,000 $0 $67,996 20.0% 49.1% 29.1%
Law Enforcement Liability $1,000,000 $5,000 $31,671 $1,000,000 $5,000 $39,498 0.0% 24.7% 24.7%
PE Management Liability $1,000,000 $5,000 $15,956 $1,000,000 $5,000 $18,680 20.0% 17.1% -3.0%
Employment Practices Liability $1,000,000 $10,000 $29,586 $1,000,000 $10,000 $38,462 0.0% 30.0% 30.0%
Umbrella (Excludes Auto) $5,000,000 $17,789 $5,000,000 $15,278 20.0% -14.1% -34.2%

Property Travelers $111,239 $122,341 10.0% 10.0% 0.0%
All Risk / Blanket $68,382,483 $5,000 $75,227,037 $5,000 0.0%
Flood $1,000,000 $50,000 $1,000,000 $50,000
Earthquake $1,000,000 $50,000 $1,000,000 $50,000
Equipment Breakdown $68,382,483 $5,000 $75,227,037 $5,000

Inland Marine Travelers $13,835 Travelers $19,345 -13.1% 39.8% 53.0%
Miscellaneous Scheduled Items $320,678 $1,000 $311,722 $1,000
Contractors Equipment $3,070,027 $1,000 $2,666,935 $1,000

Cyber Liability* Beazley $34,930 Beazley $29,910 20.0% -14.4% -34.4%
Data Breach Response $2,000,000 $25,000 $2,000,000 $25,000
Security Liability $2,000,000 $25,000 $2,000,000 $25,000
Ransomware $100,000 $25,000 $2,000,000 $25,000

Crime Travelers $5,676 Travelers $5,676 0.0% 0.0% 0.0%
Employee Dishonesty $500,000 $1,000 $500,000 $1,000

Lloyd's Syndicate 33 Hiscox
Terrorism & Sabotage $68,642,983 $10,000 $10,708 $76,253,731 $10,000 $11,896 10.0% 11.1% 1.1%
Active Shooter $1,000,000 $10,000 $5,200 $1,000,000 $10,000 $5,776 11.1%

Grand Total $499,040 $661,307 5.6% 32.5% 25.4%

Optional Coverage Chubb
Pollution - Premesis $1,000,000 $25,000 $10,733

Beazley
Cyber - $3M Limit $3,000,000 $25,000 $5,803.20

Grand Total $499,040 $677,843 5.6% 35.8% 30.2%

DISLCAIMER: Premium+ includes any surplus lines taxes and fees if applicable. Broker Compensation is included unless specified as a broker fee. Risk management fees are for additional
risk consulting services unrelated to the coverage placement. This summary is an outline of certain terms and conditions of the insurance proposed and does not include all of the terms,
coverages, exclusions, and conditions of the actual policy language. We make no warranties with respect to policy limits, deductibles, or coverage considerations of the carrier.

City of Stockbridge - 2024 Insurance Executive Summary P a g e |7
2024 Arthur J. Gallagher & Co. All rights reserved.
Stewardship Report

Over the past year, we have been reviewing the current risk management posture of the City and developed strategies
to develop a risk management program for the City of Stockbridge:

1. Met with each of the Department heads to complete a Safety Program survey to get a beter idea of the
current policies and procedures.

2. Working with the City to create and implement a Safety & Accident Review Commitee. The city has never
had a Safety commitee and this will help with managing risk in a proac�ve manner.

3. Introduced the client to the GallagherStep training program for employee speciﬁc trainings

4. Working with the City to update the employee handbook.

5. Provided the City with a ﬂeet safety policy template to implement to improve auto safety and loss
experience.

6. The City recently added Law Enforcement. Working with the City to implement trainings, review policies
and procedures and helping them establish a solid founda�on for managing risk in that department.

7. The risk control team is doing a ﬂood zone analysis to examine property exposures.

8. Public works was a concern for the city. We’re working directly with that department to make sure the
employees have the right training to perform their everyday du�es.

City of Stockbridge - 2024 Insurance Executive Summary P a g e |8
2024 Arthur J. Gallagher & Co. All rights reserved.
Loss Prevention & Claims
MINIMIZING LOSSES

Risk Control Service Offerings

NATIONAL RISK CONTROL TEAM

SITE RISK Site risk assessment consists of reviewing operations, identifying potential risk/hazards,
and recommending corrective actions. Some of the services Gallagher can provide
ASSESSMENT
include:

• Assist in developing a gap analysis that allows your risk management
department to compare existing programs to your internal standards/best
practices

• Providing technical support for the risk management team in areas of safety/risk
concerns.

RISK & SAFETY Develop/conduct safety educational training for managers, supervisors and employees.
Some of the services Gallagher can provide include:
EDUCATIONAL
TRAINING • Working with your risk management team to determine where specific training
may be required.

• Assist in developing a safety training matrix or reviewing existing training matrix

• Conducting risk/safety training through a virtual platform.

• Providing access to Gallagher’s proprietary Gallagher STEP Online Safety
Training

PROGRAM Program evaluation, assessment, and recommendations to various operational risk.
Some of the services Gallagher can provide include:
CONSULTATION
• Assisting your safety team in enhancing the mission and scope of activities.

• Reviewing existing safety and health procedures and provide recommendations
to enhance these procedures.

• Reviewing your fleet safety program and comparing the program to best
standards of practice.

SPECIAL PROJECTS Client requested services for emerging risk or concerns. Examples include:

• Collaborate with insurance carrier risk control consultants

• Participate with your risk management team on serious accident events.

City of Stockbridge - 2024 Insurance Executive Summary P a g e |9
2024 Arthur J. Gallagher & Co. All rights reserved.
Contractual Liability
Hidden Risk Transfers & Unknown Assumption of Liability

Gallagher provides a broad level of services to help our public entity clients ranging from educational services or
specific products and guidelines.

Our key service offerings:

1. Contract Review

•Review insurance, hold-harmless, and indemnity provisions
•Verify limits and insurance coverages

2. Certificate of Insurance Issuance

•Our team provides normal 24 hour turnaround
•Can handle rush requests

3. Ceritifcate of Insurance Management

•Outsourced service called Gallagher Verify
•Manages COI reviews, follow ups & tracking
•Call center with licensed experts
•Fee based service

4. Modern Contractual Insurance Requirements

•Comprehensive guidelines
•Designed for public entities

5. Education & Training Resources

•Onsite or virtual training
•Can be targeted to procurement staff, leadership, risk management staff

City of Stockbridge - 2024 Insurance Executive Summary P a g e | 10
2024 Arthur J. Gallagher & Co. All rights reserved.
Thank You for Your Business

We have enjoyed our partnership and appreciate the continued time, support and confidence you have placed in us as
your risk management team. This past year has been successful as evidenced by your scorecard. Your total cost of risk
is being impacted favorably and our strategy for this upcoming renewal continues to focus on ways to improve this
positive impact on your profitability. Thank you.

Legal Disclaimer
Gallagher provides insurance, risk management and consultation services for our clients in response to both known and unknown risk exposures. When providing
analysis and recommendations regarding potential insurance coverage, potential claims and/or operational strategy in response to national emergencies (including
health crises), we do so from an insurance/risk management perspective, and offer broad information about risk mitigation, loss control strategy and potential claim
exposures. We have prepared this commentary and other news alerts for general informational purposes only and the material is not intended to be, nor should it
be interpreted as, legal or client-specific risk management advice. General insurance descriptions contained herein do not include complete insurance policy
definitions, terms and/or conditions, and should not be relied on for coverage interpretation. The information may not include current governmental or insurance
developments, is provided without knowledge of the individual recipient’s industry or specific business or coverage circumstances, and in no way reflects or
promises to provide insurance coverage outcomes that only insurance carriers control. Gallagher publications may contain links to non-Gallagher websites that are
created and controlled by other organizations. We claim no responsibility for the content of any linked website, or any link contained therein. The inclusion of any
link does not imply endorsement by Gallagher, as we have no responsibility for information referenced in material owned and controlled by other parties. Gallagher
strongly encourages you to review any separate terms of use and privacy policies governing use of these third party websites and resources. Insurance brokerage
and related services to be provided by Arthur J. Gallagher Risk Management Services, LLC (License Nos. 0D69293 and/or 0726293). For Institutional Use Only.
Not for Public Distribution. Consulting and insurance brokerage services to be provided by Gallagher Benefit Services, Inc. and/or its affiliate Gallagher Benefit
Services (Canada) Group Inc. Gallagher Benefit Services, Inc., a non-investment firm and subsidiary of Arthur J. Gallagher & Co., is a licensed insurance agency
that does business in California as “Gallagher Benefit Services of California Insurance Services” and in Massachusetts as “Gallagher Benefit Insurance Services.”
Investment advisory services and corresponding named fiduciary services may be offered through Gallagher Fiduciary Advisors, LLC (GFA), an SEC Registered
Investment Adviser. GFA may pay referral fees or other remuneration to employees of AJG or its affiliates or to independent contractors; such payments do not
change our fee. GFA is a limited liability company with Gallagher Benefit Services, Inc. as its single member. Securities may be offered through Triad Advisors,
LLC (Triad), member FINRA/ SIPC. Certain appropriately licensed individuals of Arthur J. Gallagher & Co. subsidiaries or affiliates, excluding Gallagher Fiduciary
Advisors, LLC, offer securities through Triad. Triad is separately owned and other entities and/or marketing names, products or services referenced here are
independent of Triad. Neither Triad, Arthur J. Gallagher & Co., GFA, their affiliates nor representatives provide accounting, legal or tax advice. World’s Most Ethical
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World’s Most Ethical Companies® in 2010, 2012, 2013, 2014, 2015, 2016, 2017, 2018, 2019, 2020, 2021, 2022 and 2023.

City of Stockbridge - 2024 Insurance Executive Summary P a g e | 11
2024 Arthur J. Gallagher & Co. All rights reserved.
City of Stockbridge - 2024 Insurance Executive Summary P a g e | 12
2024 Arthur J. Gallagher & Co. All rights reserved.
City of Stockbridge
MEETING DATE
AGENDA ITEM
May 13, 2024 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST
PUBLIC HEARING TSPLOST
PRESENTATION CDBG
BID SELECTION/AWARD GRANT FUNDING
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT BUDGET
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Decius T. Aaron

DEPARTMENT: Public Works.

ITEM/PROJECT/EVENT:
Lighting Proposal for GA Power

BACKGROUND INFORMATION:
Council consideration to approve Georgia Power Lighting Agreement for streetlight enhancement for (59) Lights for
Walt Stephens Rd. in the amount of $24,214.00/yr., (46) Lights for Valley Hill Rd. in the amount of $18,878.00/yr., (25)
Lights for Jodeco Rd. in the amount of $18,855/yr. (wooden poles) or (25) Lights for Jodeco Rd. in the amount of
$35,400/yr. (Black Aluminum Poles); and (22) Lights for Davis Rd. in the amount of $9,338.00/yr., and (19) Lights for
Shields Rd. in the amount of $8,892/yr., for a total of $79,927.00 or $96,772.00 annually. Funding source from FY2024
department budget.

SIGNATURES: FINANCIAL IMPACT N/A
CITY MANAGER ____________________________________ AMOUNT $79,927.00 or $96,773.00
CITY TREASURER ___________________________________

CITY ATTORNEY ____________________________________ 1
ATTACHMENTS:
GA POWER LIGHTING PROPOSALS
2024
A B C D E F G H I
1 Location Number of Lights Wattage Monthly Cost Annual Cost
3 Walt Stephens Road 59 120 $ 2,018 $ 24,214
4 Valley Hill Road 46 120 $ 1,573 $ 18,878
5 Jodeco Road 25 250 $ 1,546 $ 18,555
6 Davis Road 22 120 $ 782 $ 9,388
7 Shields Road 19 120 $ 741 $ 8,892
9 Total 171 $ 6,661 $ 79,927
10
11
12 Location Number of Lights Wattage Monthly Cost Annual Cost
13
14 Jodeco Road (Wooden Poles) 25 250 $ 1,546 $ 18,555
15 Jodeco Road (Black Aluminum Poles) 23 180 $ 2,950.00 $ 35,400
16
17 Cost Difference $ 16,845
18
19 Yearly Cost With Wooden Poles on Jodeco Road $ 79,927
20 Yearly Cost With Black Aluminum Poles on Jodeco Road $ 96,772
21
22 Cost Difference $ 16,845
City of Stockbridge May 4, 2024
4640 N. Henry Blvd
Stockbridge, GA
RE: Jodeco Rd: I-75 to Chambers Rd

Dear Sirs,

Thank you for allowing Georgia Power to serve your energy and site lighting needs. We greatly
appreciate the opportunity to earn your business every day.

Georgia Power Company proposes the following budget proposal options for an LED lighting
installation:

Jodeco Rd: I-75 to Chambers Rd

Wood poles with overhead conductor

• Install 9 new 35’ wood poles
• Install twenty-three (23) new 250w Archeon LED fixtures
• Install approximately 4,480’ of new overhead conductor
• Provide electricity required to operate the system at a reduced rate
• Provide all future required maintenance

Service Agreement:

Standard Service Agreement: 1-month initial term, automatically renews month to month after
the initial term. Georgia Power retains ownership of the system/installed components.

Prepayment Required = $0.00
Monthly service fee = $1,546.25

Prepayment = $53,152.00
Monthly Service Fee = $779.00
Black aluminum poles with underground conductor

• Install 23 new 25’ black, aluminum, direct bury poles
• Install twenty-three (23) new 180w Archeon LED fixtures
• Install approximately 4,200’ of new underground conductor via directional bore and open trench
• Provide electricity required to operate the system at a reduced rate
• Provide all future required maintenance

Service Agreement:

Standard Service Agreement: 1-month initial term, automatically renews month to month after
the initial term. Georgia Power retains ownership of the system/installed components.

Prepayment Required = $0.00
Monthly service fee = $2,949.52

Prepayment = $148,314.00
Monthly Service Fee = $848.93

Cooper Lighting Archeon Fixture

Please let me know if you have any questions and how you would like to proceed.
This proposal is valid for (30) days from the above date.

Sincerely,

Joe Cobb
Georgia Power Company 770-550-2028
Lighting & Smart Services jocobb@southernco.com
