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date: 2021-02-25
title: Planning Commission Meeting Via Zoom Agenda Packet
source: 2021-02/2021-02-25_Planning Commission Meeting Via Zoom_Agenda Packet.pdf
pages: 1
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City of Stockbridge
Mission: To provide visionary leadership and superior municipal services that enhance
the quality of life for citizens while creating a welcoming business atmosphere focused
on sustainability and expansion of tourism and cultural events.

PLANNING COMMISSION MEETING
AGENDA

Board Members Administration
Askia Abdullah – Chair Randy Knighton - City Manager
Shirley Wallace – Vice Chair Linda Logan - Senior Planner
Stanley Dumas Melinda Davies, Planning/GIS Technician
Gordon Linton - Planner I
Kathleen Nelson
David Planchon
Harold Thibodeaux

I. Call to Order
II. Invocation
III. Pledge of Allegiance
IV. Roll Call Present Absent

Askia Abdullah
Stanley Dumas
Louis Goglia
Dr. Renata Hannah
Shirley Wallace

V. Adoption of the Agenda
VI. Approval of Minutes 12/17/2020
Draft Minutes

February 25, 2021 6:30 PM 4640 N. Henry Blvd. Stockbridge, GA 30281 Phone: (770) 389-7900
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OLD BUSINESS

Item # 1 -
Rezoning Case #RZ-2020-02 (Deferred from the December 17, 2020 meeting) –
Neil Koelbl requests the rezoning of certain property from RA (Residential-
Agricultural District) to R-3 (Single-Family Residential District) to allow for the
development of a single-family residential subdivision. The property is located
in Land Lot 29 of District 7 within the Stockbridge City Limits, along the
southeast corner of Brannan Road and North Salem Drive. It contains 73.71 total
acres, which previously consisted of five parcels. The Planning Commission
approved the recombination of the five parcels to form just one parcel at its last
meeting on December 17, 2020. This occurred via Recombination Plat Case #RC-
2020-03, which had the same applicant as this rezoning case. For the record, the
parcels were as follows:

 732 Brannan Road—Parcel #088-02049000
 664 Brannan Road—Parcel #088-02050000
 618 Brannan Road—Parcel #088-02051000
 Large parcel on Brannan Road—Parcel #088-02049005
 Small parcel on North Salem Drive—Parcel #088-02045000

Presented by: Linda Logan

NEW BUSINESS

STAFF COMMENTS

BOARD COMMENTS

ADJOURN

February 25, 2021 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
City of Stockbridge
Mission: To provide visionary leadership and superior municipal services that enhance
the quality of life for citizens while creating a welcoming business atmosphere focused
on sustainability and expansion of tourism and cultural events.

ACTION MINUTES
PLANNING COMMISSION
THURSDAY, December 17, 2020 at 6:30 p.m. (Virtual Meeting)

BOARD MEMBERS: ADMINISTRATION:
Askia Abdullah--Chairperson Randy Knighton, City Manager
Shirley Wallace--Vice Chair Mike Williams, City Attorney
Stanley Dumas Vanessa Holiday, City Clerk
Kathleen Nelson Linda Logan, Senior Planner / PC Sect’y
Harold Thibodeaux Melinda Davies, GIS Tech. / Planner
David Planchon Gordon Linton, Planner I

I. CALL TO ORDER – Made by Chairman Abdullah.

II. INVOCATION – Given by Stanley Dumas.

III. PLEDGE OF ALLEGIANCE – Done in unison.

IV. ROLL CALL --Taken by Linda Logan: Present Absent

~ Askia Abdullah X

~ Stanley Dumas X

~ Kathleen Nelson X

~ Shirley Wallace X

~ Harold Thibodeaux X

~ David Planchon X
Ms. Logan declared that a quorum of board members was present.

V. ADOPTION OF THE AGENDA – Shirley Wallace motioned to adopt the Agenda.
David Planchon seconded the motion. The Agenda was adopted unanimously.

VI. APPROVAL OF MINUTES – November 19, 2020 Action Minutes. David Planchon
motioned to approve the Minutes. Shirley Wallace seconded the motion. The Minutes
were adopted unanimously.

VII. NEW BUSINESS:

1. Recombination Case #RC-2020-03—Neil Koelbl requests the recombination of
five contiguous parcels, as are listed below, into one parcel, creating a new plat.
The parcels are located within Land Lot 29 of District 7 within the Stockbridge
City Limits, along Brannan Road and North Salem Drive. All five parcels
currently have the same zoning classification, RA (Residential-Agricultural),
which allows the proposed recombination to be considered.
• 732 Brannan Road—Parcel #088-02049000
• 664 Brannan Road—Parcel #088-02050000
• 618 Brannan Road—Parcel #088-02051000
• Large parcel on Brannan Road—Parcel #088-02049005
• Small parcel on North Salem Drive—Parcel #088-02045000

Linda Logan, Senior Planner, read the above description of Recombination Case
#RC-2020-03 into the record.

STAFF PRESENTATION:

Linda Logan, Senior Planner—Ms. Logan gave a PowerPoint presentation of
this case. Ms. Logan stated that the subject property contained five parcels which
comprised 73.71 total acres, and that the applicant proposed to develop a
subdivision with 147 single-family detached homes. She illustrated the property
location on several maps and aerial photographs, identified the existing land uses
and zoning of the five parcels, described the surrounding neighborhood, and
provided details of the conceptual site plan. Ms. Logan then made two
conclusions: 1) that since all five parcels had the same zoning classification, the
proposed recombination could proceed; and 2) the applicant would need to
rezone the property after the recombination occurs (with approval by City
Council) and obtain City staff approval of the proposed plat. The staff
recommendation was approval.

QUESTIONS AND COMMENTS FROM BOARD MEMBERS AND THE
APPLICANT:

Chairman Abdullah—Mr. Abdullah asked the applicant about the availability of
public sewer to serve the proposed development. The engineer, Steve Moore of
Moore Bass Consulting (from 1350 Keys Ferry Court in McDonough) responded.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
He said that he was informed by officials at the Henry County Water and Sewer
Authority that the public sewer line could be extended to the site. Chairman
Abdullah also expressed his concerns about traffic, in view of citizens’ concerns.

David Planchon—Mr. Planchon questioned the ownership of the five parcels
that would be combined to form the proposed development site. The applicant,
Neil Koelbl, confirmed that all five parcels were owned by one family, who wanted
to sell them to the applicant.

Chairman Abdullah—Mr. Abdullah noted that the property owner had the right
to combine and sell the five parcels, whether or not they were rezoned and
whether or not the proposed development was approved. Therefore, the
recombination of the parcels could proceed.

Shirley Wallace—Ms. Wallace wondered whether the applicant would have
some type of outreach to the community.

Michele Battle of Battle Law, Applicant’s Attorney—Ms. Battle emphasized
that the five parcels all have one property owner, who has a right to combine the
parcels and wanted to combine them. She said that Mr. Koelbl represents this
owner.

David Planchon—Mr. Planchon observed that the property owner could have
applied for a recombination years ago.

Stanley Dumas—Mr. Dumas noted that since the five parcels had the same
owner and the same zoning, the proposed recombination could be approved. He
therefore motioned to approve this case. Shirley Wallace seconded the motion.
A unanimous vote of approval was made by the Planning Commission, who has
the final say on this case; thus it does not need to go to City Council for
consideration.

2. Rezoning Case #RZ-2020-02 (Deferred from the November 19, 2020 meeting)
– Neil Koelbl requests the rezoning of certain property from RA (Residential-
Agricultural District) to R-3 (Single-Family Residential District) to allow for the
development of a single-family residential subdivision. The property is located in
Land Lot 29 of District 7 within the Stockbridge City Limits, along the southeast
corner of Brannan Road and North Salem Drive. It contains 73.71 total acres
within five parcels, as follows:
• 732 Brannan Road—Parcel #088-02049000
• 664 Brannan Road—Parcel #088-02050000
• 618 Brannan Road—Parcel #088-02051000
• Large parcel on Brannan Road—Parcel #088-02049005
• Small parcel on North Salem Drive—Parcel #088-02045000

Linda Logan, Senior Planner, read the above description of Rezoning Case #RZ-
2020-02 into the record.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
STAFF PRESENTATION:

Linda Logan, Senior Planner—Ms. Logan gave a detailed PowerPoint
presentation of this case. She began by showing multiple maps and aerial
photographs of the vicinity, the surrounding neighborhood, the parcels
comprising the subject property, the City’s Zoning Map, and the three rezoning
signs that were posted on the property. Ms. Logan then provided narrative
information about the surrounding land uses and zoning, a description of the
subject property (including its physical characteristics, existing uses, and future
land use designation), and information about the proposed ‘R-3’ (Single-Family
Residential) zoning district.

In continuing her presentation, Ms. Logan next described the proposed
subdivision, which would have 147 lots and 147 homes, at a density of 1.994
dwelling units per acre. She described the site features, site access, site plan,
and utilities services. She noted that the Henry County Water and Sewer
Authority stated in a letter to the applicant that the developer would be required
to extend a sewer line to serve the site, which might also require that easements
be obtained.

Ms. Logan cited some numbers from the site plan. She said that the applicant
was proposing to build 2,000-square-foot homes, even though the R-3 district
allows homes that are about half of that size (1,050 square feet). The average
lot size would be 14,195 square feet. Some lots would have the minimum
requirement of 12,000 square feet. About half of the lots would have between
15,000 and 20,000 square feet. And eleven lots adjacent to Brannan Road would
have at least 15,000 square feet. This would mirror the lot sizes of the lots within
the Clark Meadows Subdivision along Brannan Road, directly across from the
subject property. All lots would be at least 75 feet wide and they would have front
yard setbacks of at least 50 feet.

Ms. Logan then described the subdivision’s proposed site design and
architectural design. She said that a large open space area with walking trails
would be located near the center of the site. An amenity area would be provided
at the southwest corner of the site, surrounding the existing pond, and that it
would feature a playground, picnic tables, and a walking trail. A 50-foot-wide
buffer would surround the property and a fence would be installed along the
northern property line. Due to the presence of a pond and some wetland areas,
only about 48 acres of the total site would be developed. Ms. Logan showed
some photographs, which the applicant provided, as examples of how the
finished homes and proposed amenities would look.

Ms. Logan then summarized the staff analysis of the case. She said that it was
unlikely that the property would develop into additional rural residential or

agricultural uses due to its location; that a subdivision would be a reasonable use
of the property due to the proximity of several other subdivisions adjacent to and
surrounding the subject property; and that the proposed subdivision would meet

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
the density requirements of the property’s future land use designation.
Regarding the suitability of the requested ‘R-3’ district, she said that the proposed
subdivision would be allowed if the developer makes the required sewer line
extension. Further, the R-3 district would enable the subdivision to have lot sizes
that would be comparable to the lot sizes in the Clark Meadows and Moss Pointe
Subdivisions along the western side of Brannan Road, both of which have sewer
lines.

Regarding the suitability of the proposed site plan, Ms. Logan pointed out that no
secondary access would be provided at North Salem Drive, thereby eliminating
possible safety hazards due to the narrow and curvy characteristics of the road.
The existing pond would be preserved and used as a focal point for several
amenities. About half of the lots would have more than the minimum required
size of 12,000 square feet in R-3 districts, and all of the homes would have almost
double the size of the what the R-3 district requires (2,000 square feet compared
to 1,050 square feet). Further, the eleven lots having frontage on Brannan Road
would have at least 15,000 square feet, making them compatible with the lots in
the Clark Meadows Subdivision along Brannan Road.

Regarding the anticipated impacts of the proposed development, Ms. Logan
stated that the applicant had obtained a letter from the Henry County Board of
Education which stated that projections for additional classroom space would be
based on two new students per residence. This means that with 147 new homes,
twelve new classrooms would need to serve 294 new students. However, the
cost of the new classrooms would likely be offset by the additional school taxes
that the subdivision residents would pay.

Regarding impacts on adjacent streets, since the applicant had not submitted a
traffic study, the traffic impacts were not known at the time of the meeting. To
prevent traffic backups on Brannan Road and to facilitate turning movements,
acceleration and deceleration lanes would be provided at the entrance to the
proposed subdivision. Sidewalks need to be installed on at least one side of each
internal street.

STAFF RECOMMENDATION:

Ms. Logan then made the Staff’s recommendation on this case by reading into
the record the recommendation and list of conditions from the PowerPoint
presentation, which was derived from the Staff Report and which is repeated
below.

“Staff recommends the APPROVAL of the rezoning of the subject property to the
requested ‘R-3’ zoning district classification, contingent upon the developer meeting
the ZONING CONDITIONS that are listed below. Where these conditions conflict with
the stipulations and offerings that are contained within the applicant’s Letter of
Intent, these conditions shall supersede unless specifically stipulated by the Mayor
and Council.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
1. Regarding the site plan -- The subdivision shall be developed in accordance with
the submitted revised site plan that was received by the City of Stockbridge
Department of Community Development, entitled “Conceptual Site Plan / Brannan
Road Tract”, comprising Sheet #1.1, as was prepared by Moore Bass Consulting on
December 4, 2020. Said plan is conceptual only and must meet or exceed the
requirements of the Zoning Resolution and these conditions prior to the approval
of a Land Disturbance Permit. In the event that the Recommended Conditions of
Zoning cause the approved site plan to be substantially different, the applicant
shall be required to complete the concept review procedure prior to application
for a Land Disturbance Permit. Unless otherwise noted herein, compliance with all
conditions shall be in place prior to the issuance of the first Certificate of
Occupancy.

2. Regarding subdivision design:

a. The developer shall construct an offsite sanitary sewer line extension to the
property, at the developer’s expense, in cooperation with the Henry County
Water and Sewer Authority. This may require that the developer acquire any
needed easements, also at the developer’s expense.”

b. The subdivision entrance off Brannan Road shall be boulevard-style with
monument signage located outside of the public right-of-way. Such signage
shall incorporate a water feature in its design.

c. The developer shall construct acceleration/deceleration lanes off Brannan
Road, at the entrance to the subdivision, in compliance with Henry County DOT
specifications.

d. The developer shall comply with all requirements of the City’s Subdivision
Ordinance.

e. A maximum of 147 lots and 147 single-family detached homes shall be
constructed on the property.

f. All lots that are located adjacent to Brannan Road shall have at least 15,000
square feet.

g. A homeowner’s association shall be established, or a property management
company shall be secured, for the purpose of maintaining all common areas of
the site.

3. Regarding landscape design:

a. A fence (wooden or vinyl-coated chain link) shall be constructed along the
northern boundary of the property.

b. A minimum of 20 percent (20%) of the site shall be preserved as open space.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
The existing floodplain area, pond, and other open space areas shall be
preserved, and they shall include walking paths that are constructed of pervious
materials.

c. The open space area near the existing pond shall include a minimum of the
following amenities: a children’s playground, a central mail kiosk with a vehicle
pull-off area, two grills or one fire pit, and two picnic tables.

d. The proposed amenities shall be installed or constructed after 50 percent of the
dwelling units have been constructed, and before any land disturbance permits
are issued for the development of additional lots.

e. The developer shall provide a minimum 30-foot-wide buffer around the
perimeter of the property boundary, with the exception of areas that are
required for access or utility connections.

f. The developer shall provide a landscaping plan which shall comply with the
requirements of the City’s Landscaping, Buffers and Tree Protection Ordinance.

g. Sidewalks that are at least four (4) feet wide shall be installed along at least one
side of each internal subdivision street.

4. Regarding architectural design:
a. All homes shall have a two-car garage, at a minimum.

b. All homes shall have a minimum of 2,000 square feet of heated space, which the
applicant proposes.

c. All homes shall have exteriors which comply with the Architectural Standards
of City Ordinance #OR18-452.

d. If possible, it is desirable for each side of every street within the subdivision to
utilize two or more types of materials and two or more colors on the facades
(fronts) of the homes.

e. If possible, it is desirable for each side of every street within the subdivision to
portray a noticeable difference in the materials and colors of adjacent homes, as
well as their architectural styles.

f. All disturbed areas of the residential lots shall be sodded, except for areas where
landscaping is present or is installed.

5. Regarding procedural matters:

a. The requested rezoning shall not be approved until the applicant’s requested
recombination of the five existing parcels of land which currently comprise the
subject property is approved by the Planning Commission (Recombination Plat
City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
Case #RC-2020-03). This is because the applicant has requested the rezoning
of all five parcels together, in contemplation of developing a subdivision.

b. The applicant or developer shall submit a subdivision application for review and
approval by the Planning Commission after the rezoning of the property is
approved.

c. An official subdivision plat shall be approved by the City and shall be recorded
with the Henry County Superior Court before any land disturbance or building
permits may be issued by the City to develop the subdivision.

d. In compliance with Section 12.12.003(A) of the City’s Zoning Code (“Expiration
of Approvals”), the zoning classification of the property may revert back to ‘RA’,
or to some other zoning classification after a period of eighteen (18) months, if
the Mayor and City Council chooses, if “substantial progress” has not been
achieved in the construction of the subdivision, whereby the first inspection is
carried out.

City of Stockbridge Planning and Zoning Staff
RECOMMENDATION:
APPROVAL of the rezoning of the subject property to ‘R-3’ (Single-Family Residential
District), contingent upon the ZONING CONDITIONS that are listed above being met by
the applicant and/or the developer.”

QUESTIONS AND COMMENTS FROM BOARD MEMBERS, THE APPLICANT,
AND CITY STAFF:

Shirley Wallace—Ms. Wallace questioned the possible traffic impacts of the
proposed development. She noted that the subdivision would be about double the
size of the Clark Meadows and Moss Pointe Subdivisions across from the subject
property on Brannan Road. She wondered whether any comments had been
obtained from Henry County DOT or Henry County Planning and Zoning about the
proposed subdivision.
Harold Thibodeaux—Mr. Thibodeaux stated that the Clark Meadows Subdivision
only has 67 homes. He wondered how traffic and drainage from the proposed
subdivision could effectively be accommodated.
Shirley Wallace—Ms. Wallace wondered about possible impacts on schools
(buses and classrooms) and the values of surrounding homes.
Chairman Abdullah—Mr. Abdullah speculated that each new home could have
four cars. He also wondered about the sufficiency of fire access to the subdivision.
Stanley Dumas—Mr. Dumas asked for a presentation to be made by Ms. Battle,
attorney for the applicant.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
Michele Battle, Applicant’s Attorney (Battle Law; One West Court Square;
Decatur, Georgia; 30030)—Ms. Battle made a brief presentation of the proposed
development. She stated that she conducted a Community Meeting with citizens
of the surrounding area last Thursday [December 10, 2020]. Many traffic-related
issues were discussed. Citizens were glad that the originally-proposed second
access into the subdivision, which would have occurred off North Salem Drive,
was eliminated, per citizens’ requests. Although problems with that road cannot
currently be solved, at least the applicant does not want to add to the problems
there. Having just one access would also be consistent with Clark Meadows’ one
entrance. She said that the site plan has also been revised to add acceleration
and deceleration lanes at the entrance to the subdivision.
Ms. Battle pointed out that the Clark Meadows Subdivision across the street has
142 lots and the same layout as this proposed subdivision. Yet, the subject site is
larger, with about 73 acres, compared to only 56 acres in Clark Meadows.
Originally, the subject site was to be surrounded by a 30-foot-wide buffer, but this
was increased to 50 feet due to citizens’ concerns. Ms. Battle said that the new
homes in the proposed subdivision would be priced in the high $200s to the low
$300s. Bringing a public sewer line to the site may benefit others in this area. The
traffic issues in this area cannot all be fixed at the present time. The Community
Meeting was held virtually and it was well-attended, with about thirty-five (35)
attendees. Public notices for the meeting were posted on the site.
Chairman Abdullah—Mr. Abdullah wanted to send public notices to residents of
Clark Meadows and Moss Pointe so that he could make an informed decision
about this proposed rezoning. He said that he would not want to have this
[subdivision] “dumped” on him. He wants community input.
Michele Battle—Ms. Battle stated that everyone has traffic problems, and that
there is no preparation for the population boom. But there is a lot of vacant land
in the area and more people are coming in. She asked whether the City had a
transportation plan, and she stated that she wants to try to get some traffic counts
done for the area.
Chairman Abdullah—Mr. Abdullah said that it was not possible to address all
concerns due to anticipated population growth, but that community input was
nevertheless needed.
Shirley Wallace—Ms. Wallace made the observation that this area floods during
rains, and she wondered what impacts that this would have on drainage from the
proposed subdivision. She wanted a response from the applicant’s engineer.
Steve Moore, Applicant’s Engineer—Mr. Moore stated that the applicant felt an
obligation to protect the public. He said that detention facilities would be
constructed on the subject site to slow down stormwater runoff.
Stanley Dumas and Michele Battle—Mr. Dumas had a couple of questions for
Ms. Battle. First, would these be starter homes? Ms. Battle replied that they would
not be. Second, what would be the buildout period for the subdivision? Ms. Battle
replied that it would take twelve to eighteen months for the needed infrastructure
to be installed on the site, a “couple of years” for the initial construction (2022-
2024), and three to five years for the total buildout, depending upon the influence
of the economy.
David Planchon—Mr. Planchon asked why the applicant has not done a traffic

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
study. He said that Brannan Road is now a major cut-through to Highway 42.
Michele Battle—Ms. Battle replied that she does not know why no traffic study
was done. She said that she was not asked to provide one.
Stanley Dumas—Mr. Dumas asked whether the Board was now going to have
public input.
Chairman Abdullah—Mr. Abdullah said that he thinks that the public has
commented in the ‘chat’ box, and that he was not ready to move on this case. He
made a motion to table this case in order to get community input.
Shirley Wallace—Ms. Wallace seconded the motion.
Chairman Abdulllah—Mr. Abdullah asked Ms. Battle for a date for a Zoom
meeting with the public. He suggested the week of January 11-18, 2021.
Michele Battle—Ms. Battle said that in the community meetings which she has
held, she usually does not ask Planning Commission members to attend due to
their quasi-judicial role.
Mike Williams, City Attorney—Mr. Williams clarified that the Planning
Commission members would just need to listen at the community meeting,
otherwise it would be an official Planning Commission meeting.
Michele Battle—Ms. Battle suggested just providing a recording.
Chairman Abdullah—Mr. Abdullah said that he wanted to just listen, not
participate.
Shirley Wallace—Ms. Wallace said that she thought that the Planning
Commission members should attend the community meeting because this would
show citizens that the members were “working for them”, and that the “interest of
citizens comes before anything.”
Mike Williams—Mr. Williams suggested that the community meeting be the
“public hearing”—that the date of the community meeting could be used as the
public hearing for this case.
Linda Logan—Ms. Logan pointed out that there might be other cases at a regular
Planning Commission meeting.
Michele Battle—Ms. Battle said that she wanted a free-flow meeting without the
structure of a formal meeting.
Chairman Abdullah—Mr. Abdullah agreed that a community meeting should be
held. He said that he wanted to make a decision to benefit the community. He
left it up to Ms. Battle to set up the meeting and notify the Planning Commission
members of when it would take place. He made a motion to table this case until
the next Planning Commission meeting, which was scheduled for January 28,
2021.
Shirley Wallace—Ms. Wallace seconded the motion.
All Planning Commission Members—The members voted unanimously to
approve the motion.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
[NOTE: After the meeting was over, e-mail communications took place between
Ms. Battle, City staff, and Chairman Abdullah concerning the next meeting date
for this case. It was agreed by all that this case should be deferred for two
months rather than just one, until the scheduled February 25, 2021 Planning
Commission meeting. The reasons for the delay were to allow ample time for 1)
the desired Community Meeting to take place; and 2) the applicant to get a traffic
study completed by an engineer. Ms. Battle said that she wanted the traffic
study to be completed before the Community Meeting took place so that she
could present the results of the study to the citizens.]

3. Zoning Modification Case #ZM-2020-01 -- Rick Martin of Pulte Group/Pulte
Georgia Homes Division requests a Zoning Modification for the purpose of
modifying the previously-approved 1996 Development Agreement and Master
Plan for the former Aberdeen Village / Brentwood Subdivision to allow for the
construction of a residential development containing single-family detached and
single-family attached units. The property is located in Land Lots 25, 40, and 41
of District 12 within the Stockbridge City Limits, with frontage on the north side of
Walt Stephens Road, between Speer Road and Brentwood Parkway. It contains
155.2 +/-acres and is identified as Parcel #013-01019000.

Linda Logan, Senior Planner, read the above description of Zoning Modification
Case #ZM-2020-01 into the record. She did not make a presentation of the case.

QUESTIONS AND COMMENTS FROM BOARD MEMBERS, THE APPLICANT,
AND CITY STAFF:
Randy Knighton, City Manager—Mr. Knighton explained that this case was a
“complicated matter”, and that new information was received from the applicant
within the last couple of days, which did not allow the City staff to review and
analyze it. He said that he had raised these concerns to the applicant, Rick
Martin.
Chairman Abdullah—Mr. Abdullah said that he understood.
Rick Martin, Applicant from Pulte Homes—Mr. Martin said that he agreed, in
the interest of clarity and scope, and that he would meet with the Staff to work
through the various issues of this case.
David Planchon—Mr. Planchon asked about the timeframe for hearing this case
again.
Randy Knighton—Mr. Knighton suggested that this case be deferred until the
next Planning Commission meeting, which was scheduled for January 28, 2021.
Shirley Wallace—Ms. Wallace made a motion to table this case until the next
meeting.
Stanley Dumas—Mr. Dumas seconded the motion.
All Planning Commission Members—The members voted unanimously to
table this case until their next meeting on January 28, 2021.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
[NOTE: In an e-mail message to the City on January 18, 2021, Rick Martin, the
applicant for ZM-2020-01, stated that due to the unresolved issues of this case,
he would no longer be pursuing it. The Staff replied by offering to meet with him
again to try to work out the issues, but no response was received. The Staff also
requested that Mr. Martin submit to the City a formal Letter of Withdrawal, but no
response was received.]

VIII. STAFF COMMENTS – Randy Knighton, City Manager, expressed his thanks to the
Planning Commission members for the service which they provide.

IX. BOARD COMMENTS – [None]

X. ADJOURNMENT – Adjournment occurred by a unanimous vote of the Planning
Commission members at 8:28 p.m.

City of Stockbridge, GA Planning Commission Action Minutes for December 17, 2020 2
RZ-2020-02
Page 1 of 15
RZ-2020-01

REZONING FOR A PROPOSED SUBDIVISION
ON BRANNAN ROAD AND NORTH SALEM DRIVE:
FROM 'RA’ TO ‘R-3’

CASE FACTS

Applicant: Neil Koelbl.

Agent: Moore Bass Consulting.

Location: Located along the east side of Brannan Road and the south side of
North Salem Drive in southeast Stockbridge, at the eastern edge of
the City Limits, in Land Lot 29 of District 7.

Parcel ID: Previously included five parcels, which were officially combined
into one parcel at the December 17, 2020 Planning Commission
meeting via Recombination Plat Case #RC-2020-03:

 Parcel #088-02049000 (at 732 Brannan Road)
 Parcel #088-02049005 (a large parcel on Brannan Road, which
also includes a tiny, 0021-acre, triangular-shaped tract of land at
the northeast corner of Brannan Road and North Salem Drive,
inside the Stockbridge City Limits)
 Parcel #088-0205000 (at 664 Brannan Road)
 Parcel #088-02051000 (at 618 Brannan Road)
 Parcel #088-02045000 (located on the south side of North
Salem Drive).

Lot Size/Acres: 73.71 total acres , per property records data from the Henry County
Tax Assessors’ Office for each parcel.
Request: Rezone property from ‘RA’ (Residential-Agricultural) to ‘R-3’
(Single-Family Residential).

Proposed Use/ Development of a subdivision with 139 single-family detached
Purpose homes under R-3, at a gross density of 1.89 dwelling units per acre
and a net density of 3.09 dwelling units per acre.

Existing Land Include a single-family home, two mobile homes, a cell tower,
Uses: minor agricultural uses (a silo and farm shed), a flood plain area, a
small pond, and a vacant, wooded area.

Zoning History: Recombination Plat Case #RC-2020-03 was approved by the
Planning Commission on December 17, 2020 to allow five parcels of
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land which comprised the subject property to be combined into one
parcel. No other previous rezoning cases were found. The parcel at
732 Brannan Road was annexed into the City in 2004, including the
cell tower.

Future Land Use Low-Density Residential, which allows 1.25 to 2.0 dwelling units
Designation: per acre.

Road Access: Brannan Road and North Salem Drive.

Signs Posted: Three signs were first posted on the property on October 26, 2020
at 2:56 p.m—one on North Salem Drive, one at 732 Brannan Road,
and one at 618 Brannan Road. After the case was deferred, overlay
strips with new dates were posted on November 23, 2020 at 3:45
and December 7, 2020 at 1:50 p.m. After another deferral,
additional overlay strips were posted on February 1, 2021 with the
newest meeting dates of February 25, 2021 for the Planning
Commission and March 8, 2021 for the Mayor/City Council
meeting.

Planning
Commission February 25, 2021 (deferred from meetings on December 17, 2020
Meeting: and November 19, 2020).

Council March 8, 2021
Meeting:

EXECUTIVE SUMMARY

Applicant’s Request. The applicant wishes to develop a subdivision with 139 single-family
detached homes on property which is located at the east side of Brannan Road and the south
side of North Salem Drive. For such purpose, the applicant is requesting the rezoning of the
property from its current RA (Residential-Agricultural) zoning district classification to the
requested ‘R-3’ zoning district classification. To allow for the subdivision, the previously-
existing five parcels of land were officially combined, upon the request by the same applicant,
to form one parcel via Recombination Plat Case #RC-2020-03. The proposed name of the
subdivision is “The Reserve at Hickory Hills.”

Property Location. The subject property is located at the eastern edge of the Stockbridge
City Limits, on the eastern side of Brannan Road. County land surrounds the property on
three sides--to the north, east, and south. A small portion of the property is located on the
south side of North Salem Drive, which is a very narrow and curvy road.

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Property Composition and Land Use. The subject property contains about 73.71 total
acres of land. It previously consisted of five parcels, as are listed in Table 1 on the next page,
before Recombination Plat Case #RC-2020-03 was approved on December 17, 2021 by the
Planning Commission.

The property is mostly vacant, except for rural residential uses at 732, 664, and 618 Brannan
Road; and minor agricultural uses along Brannan Road. A floodplain area is located near the
center of the property, and a small pond is located near the southwest corner.

An existing cell tower is located at 732 Brannan Road. According to information from the
Henry County Planning Department, the tower was built in 2000 by Sprintcom, Inc./Sprint
PCS, although no conditional use permit was required. Henry County Tax Assessor records
show that Sprintcom still owns the tower but it is leasing the underlying land from the owner
of 732 Brannan Road. Further, AT&T is currently operating equipment which it co-located
on the tower under a lease with Sprintcom.

TABLE 1: PREVIOUS PARCELS COMPRISING THE SUBJECT PROPERTY

PARCEL ID# ADDRESS OR LOCATION DESCRIPTION
088-02049000 732 Brannan Road Features a residence and a
cell tower.
088-02050000 664 Brannan Road Features a residence.
088-02051000 618 Brannan Road Features a residence.
088-02049005 Large parcel on Brannan Features a silo and minor
Road agricultural uses.
088-02045000 Small parcel on North Salem Is vacant and heavily
Drive wooded, with a steep
embankment.

Surrounding Land Use and Zoning. Table 2 on the next page summarizes the surrounding
land uses and zoning districts. They include single-family homes and mobile homes, minor
farm uses, several platted subdivisions, and vacant land. Except for property to the west, the
surrounding properties are located outside of the Stockbridge City Limits.

Two existing subdivisions which are located directly across from the subject property, on
the west side of Brannan Road, are the Clark Meadows Subdivision (platted in 2007) and the
Moss Pointe Subdivision (platted in 2001). Their properties are zoned ‘PD’ and ‘R-2’,
respectively. They feature larger lots in the front, along Brannan Road (lots with at least
15,000 square feet), and smaller lots in the rear (lots with 6,500 and 7,500 minimum square
feet). Several other subdivisions are located in the vicinity, including the Country Acres
Subdivision, which borders the subject property to the southeast, outside of the City.

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TABLE2: SURROUNDING LAND USE AND ZONING

Location Existing Land Use Existing Zoning
Scattered single-family houses and
Property to the North minor farm uses
Outside of the City
Property to the Country Acres
Southeast Subdivision Outside of the City
Scattered single-family houses
Property to the East and vacant land Outside of the City
Clark Meadows Subdivision
Property to the West (formerly Sprayberry Station) PD (Planned
and vacant land Development)

Property to the Moss Pointe Subdivision R-2 (Single-Family
Southwest and vacant land Residential)

R-3 District Purpose and Requirements. Section 12.02.034 of the Zoning Code states that
the purpose of the ‘R-3’ District “is to provide for single-family residential development on
smaller lots where public sewer systems are provided when part of a planned development
project.” Cluster home developments and manufactured homes are also permitted in this
district.

Table 3 below shows the R-3 District’s requirements, in comparison to the requirements of
the property’s current ‘RA’ zoning classification. The R-3 District requires minimum lot sizes
of 12,000 square feet, minimum lot widths of 75 feet, and minimum house sizes of 1,050
square feet. The applicant’s revised site plan, dated December 4, 2020, shows that the
developer would comply with all of the requirements of the R-3 zoning district.

TABLE 3: COMPARISON OF ‘RA’ and ‘R-3’ DISTRICT REQUIREMENTS

District Existing Proposed
Requirements ‘RA’ District ‘R-3’ District
Minimum Lot Size 2 acres for new subdivisions 12,000 SF / 0.28 acres
Minimum Lot Width 200 feet (with County sewer) 75 feet
Minimum Front Yard 75 feet 50 feet
Setback
Minimum Side Yard 20 feet 10 feet
Setback
Minimum Rear Yard 40 feet 40 feet
Setback
Minimum Heated 1,000 square feet for new subdivisions 1,050 square feet
Floor Area (House
Size)

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Development Regulations Relevant to Request:
 City of Stockbridge Unified Development Code (including the Zoning Code and the
Subdivision Ordinance).
 All other City Code sections regarding site development standards and requirements.

Proposed Development. The original site plan was dated December 4, 2020. Revisions
were then made on January 15, 2021 (to account for the completion of the traffic impact
study) and again on February 17, 2021 (to account for the second revision of the site plan,
which included a community center amenity area). The applicant held two private meetings
with citizens who live or own property within the vicinity. The meetings took place on
January 21, 2021 and February 18, 2021. Some modifications to the site plan and other
changes to the development proposal were made as a result of these meetings, which were
not official City meetings.

The latest site plan shows that the developer would build 139 single-family homes in the
proposed subdivision, to be named “The Reserve at Hickory Hills.” The overall density would
be 1.89 dwelling units per acre and the net density would be 3.09 units per acre. To account
for the existing pond, right-of-way areas, floodplain areas, and planned open space, only
44.96 acres of the site would actually be developable. The existing pond and proposed open
space areas would comprise 19.69 acres of the site. Originally, the developer wanted to build
153 homes, but this would have exceeded the maximum allowable density of two units per
acre under the property’s future land use designation of Low-Density Residential; thus six
homes were eliminated from the site plan. The 153 homes were quickly reduced to 147
homes to comply with the maximum allowable density of the R-3 district, and it has now
been reduced again to 139 homes to allow for the provision of a community center amenity
area near the center of the property.

Regarding public utilities, a letter from Henry County Water Authority, dated August 5, 2020,
stated that water service is available on the property, but that the developer would be
required to extend a sewer line to serve the site. This might also require that easements be
obtained.

The applicant’s latest site plan shows that the proposed subdivision would have a boulevard-
style access off Brannan Road, south of Sprayberry Drive. This would be similar to the
existing boulevard-style access which the Clark Meadows Subdivision has off Sprayberry
Drive. The applicant originally proposed to provide a secondary access off North Salem
Drive, but that was eliminated due to safety concerns because of the fact that North Salem
Drive is a very narrow, curvy road. In addition, the main access to the property was originally
to be located directly across from Sprayberry Drive, but it was moved farther south in order
to relieve potential traffic congestion.

Proposed Site Design. The proposed subdivision would have a traditional design. The
current site plan shows that the subdivision would have only one entrance, to be located
south of Sprayberry Drive, which would be acceptable to the City’s Fire Marshal. The
entrance would be boulevard-style and it would include acceleration/deceleration lanes to
facilitate turning movements. Tree plantings would be located along Brannan Road. The
existing pond, cell tower, and open space area near the center of the property would remain.
The site plan states that 19.89 acres would be proposed open space. A fence would be
installed at the northern property line, and a 30-foot-wide buffer would surround the
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property. Altogether, only 44.96 acres of the site would be developable due to the presence
of the existing pond and floodplain, as well as the required easements and rights-of-way.
Two amenity areas would be provided on the site. One would be located near the center of
the site, and the other one would encompass the existing pond in the southwest corner of
the site.

Proposed Amenities. Various types of passive and active amenities would be included in
the subdivision. A community center amenity area would be located near the center of the
site. It would include a 2,000-square-foot swimming pool with a shade structure, a pavilion,
a playground, an open lawn, a firepit, and a parking lot with 47 parking spaces. A pond
amenity area would be provided at the southwest corner of the site, near the existing pond.
A walking trail would be provided and the existing dock would remain. The amenity area
would include a pavilion, a fire pit, and bocce ball courts. A mail kiosk would also be present
in the amenity area, adjacent to a cul-de-sac street near the entrance to the subdivision.

Lot Sizes. The proposed site plan provides the following lot size data:
1. The average lot size would be 14,086 square feet.
2. Some lots would have the ‘R-3’ minimum requirement of 12,000 square feet.
3. About half of the lots on the site would have between 15,000 and 20,000 square feet.
4. Eleven lots adjacent to Brannan Road would have at least 15,000 square feet. This would
mirror the sizes of the lots within the Clark Meadows Subdivision that are located along
Brannan Road.
5. All lots would comply with the ‘R-3’ District requirements by being at least 75 feet wide
and having the following yard setbacks: 50 feet in the front, 10 feet at the side, and 40
feet in the rear.

Architectural Design. Although the requested ‘R-3’ district allows homes to have heated
areas of only 1,050 square feet, the applicant is proposing to build homes having a minimum
of 2,000 square feet of heated space. Each home would have a two-car garage, at a minimum,
which is a City-wide requirement anyway. The applicant proposes that all four exteriors of
each home be comprise of brick. Vinyl-based materials would only be allowed on the soffits,
eaves, and fascia. However, the developer should ensure that the Architectural Standards of
City Ordinance #OR18-452 are met. All disturbed areas of the residential lots would be
sodded, except for areas where landscaping is present or is installed.

Anticipated Traffic Impacts. A traffic impact study was prepared by a traffic engineer on
behalf of the applicant on January 20, 2021 by Marc R. Acampora, PE, LLC. It assumed that
the subdivision would consist of 147 new homes and that the access to the subdivision would
be located south of Sprayberry Lane, which the applicant has proposed. The goals of the
study were to determine the existing traffic operating conditions in the vicinity; to project
future traffic volumes; to assess the impacts of the proposed development; and to prepare
conclusions and recommendations to mitigate any anticipated traffic impacts while ensuring
safe and efficient traffic conditions within the vicinity of the subdivision.

In analyzing the existing traffic conditions within the vicinity of the subject site, the traffic
engineer found that Brannan Road is classified as a “local rural road” by Georgia DOT and as

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a “collector” by the Henry County DOT. In 2019, Georgia DOT recorded an Annual Average
Daily Traffic (AADT) volume of 3,600 vehicles per day (VPD) on Brannan Road, south of
Radcliffe Drive. Then on Thursday, January 7, 2021, a 24-hour bi-directional traffic volume
count was taken. It revealed a northbound volume of 1,278, a southbound volume of 1,392,
and a 24-hour volume of 2,670 VPD. Traffic volume counts were taken at two intersections—
Brannan Road at Sprayberry Lane and Brannan Road at North Salem Drive. Schools in the
area were not open for the day. The traffic counts were taken during the 7:00 to 9:00 a.m.
morning peak hour and again during the 4:00 to 6:00 p.m. afternoon peak hour on January
7, 2021.

To take into account the effects of the existing coronavirus pandemic, the traffic engineer
stated that some adjustment factors were applied. The traffic count which was taken by
Georgia DOT in 2019 on Brannan Road south of Radcliffe Drive was compared to the recent
traffic count which was taken by the traffic engineer at the proposed entrance to the
subdivision. The two traffic count locations are approximately 3,000 feet apart, thus the
resulting traffic counts were expected to be similar. The 2019 Georgia DOT AADT was 3,600,
and the five-year average growth rate was decreasing and was at zero percent as of the last
traffic count. Therefore, the traffic engineer concluded that the 2019 traffic count would be
comparable to a 2020 traffic count that would be expected without the pandemic. The 24-
hour traffic count that was done on January 7, 2021 was 2,670. The 2019 Georgia DOT traffic
count was 34.8 percent higher than was the January 7, 2021 traffic count. Based on this
comparison, the traffic engineer stated that the January 7, 2021 traffic volumes were
increased by 25 percent to account for the coronavirus pandemic. That was less than the
34.8 percent difference between the two traffic counts since the pandemic may have long-
lasting effects on traffic volumes due to more people working from home and some children
being home-schooled.

The intersection analysis that was undertaken by the traffic engineer revealed that traffic
operations would be excellent at both of the intersections that were studied (Brannan Road
at North Salem Drive and Brannan Road at the subdivision entrance), operating at Service
Level ‘A’, which is the most efficient level. Therefore, the traffic engineer felt that no traffic
mitigation measures need to be taken for the existing condition.

Regarding future traffic conditions, the traffic engineer identified a transportation
improvement project in the area which has been programmed (funded and scheduled). It is
the widening of U.S. Route 23 from Downtown McDonough to S.R. 138, from two to four
through lanes. However, the traffic engineer stated that this improvement is not expected to
have much impact on Brannan Road. Traffic volumes have been decreasing in the vicinity
for Brannan Road and Campground Road.

The traffic impact study states that the proposed subdivision would be anticipated to
generate 109 new trips in the a.m. peak hour, 147 new trips in the p.m. peak hour, and 1,482
new daily trips. The installation of left-turn lanes into and out of the subdivision will be
required. Since the Henry County Unified Land Development Code classifies Brannan Road
as a “collector”, a northbound right turn lane will be required to be installed. Further,
Georgia DOT will require the installation of a southbound left turn lane since the subdivision

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is expected to generate 482 left turn vehicles. This would be more than the 250-vehicle
threshold for requiring left turn lanes. Therefore, the subdivision must have one entering
lane and one exiting lane. Further, the exiting lane should have a stop sign and a stop bar.

The projected future intersection operations showed that most turning movements would
operate at Level of Service (LOS) ‘A’, with a few ‘Bs’. The future analysis revealed “excellent
traffic operations.” No traffic mitigation measures are needed, said the traffic engineer, other
than the required turn lanes. At signalized intersections, LOS ‘A’ has a delay of 10 seconds
or less per vehicle at an intersection, while LOS ‘B’ has a delay of 10 to 20 seconds per vehicle.
At unsignalized intersections, LOT ‘A’ has a delay of 0-10 seconds per vehicle and LOS ‘B’ has
a delay of more than 10 seconds and up to 15 seconds per vehicle.

A synopsis of the conclusions and recommendations of the traffic impact study is provided
below.

1. The existing operations at the intersections which were evaluated are excellent, thus
no traffic mitigation measures are currently needed.
2. “Traffic volume growth in this area has been minimal and this is expected to continue
in the future.”
3. Based on the previously-proposed 147 new homes, the subdivision was expected to
generate 109 a.m. peak hour trips, 147 p.m. peak hour trips, and 1,482 weekday trips.
4. With new trips from the proposed subdivision, only minor increases in traffic delays
are expected; yet traffic operations in the vicinity are still expected to be excellent.
No traffic mitigation measures are needed other than the required turn lanes.
5. Henry County will require the installation of a northbound right-turn lane onto
Brannan Road at the subdivision’s entrance, and Georgia DOT would require the
installation of a left turn lane at the entrance.
6. The subdivision access should have one entrance lane and one exit lane (or as as
required by local codes). The exiting lane should be controlled by a side street stop
sign and an accompanying stop bar.
7. All traffic design standards should be complied with.

ANALYSIS OF REQUEST – Based on Nine Criteria (Sec.12.02.09.C.2):

Criterion #1: Consistency with the Comprehensive Plan.

The Stockbridge Future Land Use Map of the City’s adopted Comprehensive Plan (2019-
2038) shows that the subject property’s future land use designation is “Low-Density
Residential”, which allows a density of 1.25 to 2.0 dwelling units per acre. The proposed
subdivision would be a residential use of the property, and the proposed 139 new homes
would allow the property’s density to meet the maximum limit of 2.0 dwelling units per acre.

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

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The proposed amendment to rezone the subject property from ‘RA’ to ‘R-3’ would be
reasonable by allowing a residential subdivision to be developed, which is a stated purpose
of the ‘R-3’ District. The proposed lot sizes would be compatible with the lots sizes of the
Clark Meadows and Moss Pointe Subdivisions that are located directly across from the
subject property. In particular, the site plan shows that the eleven lots which would have
frontage on Brannan Road would all have lot sizes of 15,000 square feet or more, which

would be comparable to the lot sizes in the Clark Meadows and Moss Pointe Subdivision for
their lots which are located along Brannan Road.

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

The proposed rezoning would enable the property to be developed in a type of use that is
more suitable than the uses that are allowed under the property’s existing ‘RA’ classification
due to the presence of several other subdivisions adjacent to the property and in the
immediate vicinity. Further, it is unlikely that further rural residential and agricultural uses
would be developed on the property.

Although the requested R-3 district allows homes to have a minimum of 1,050 square feet of
heated space, the applicant is proposing to build homes having a minimum of 2,000 square
feet, which would be nearly double that size. The larger homes should enhance the visual
appeal of the neighborhood. The applicant also intends to use brick on the exteriors of all
four sides of each home.

The applicant’s proposed amenities would be beneficial to the residents of the subdivision
by offering them a variety of leisure and recreational opportunities. A homeowner’s
association or property management company must maintain them.

Criterion #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 applicant has designed the proposed subdivision in a manner that would be compatible
with the existing features of the subject property. The latest version of the site plan (the
second revision on 2/17/21) shows that the existing floodplain area in the center of the
property would be preserved as open space with walking trails, and that it would be used to
create a community center amenity area. The existing pond would also remain, and it also
would become the focal point for an amenity area.

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

The proposed subdivision would be compatible with the two other subdivisions that are
located across Brannan Road from the subject property. Several vacant tracts are also
located in the vicinity, thus the proposed new homes would not be located in close proximity

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to other nearby homes. The applicant is planning to provide fencing along the north side of
the property as a protection for the adjacent rural residential and farmland uses on North
Salem Drive.

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

The applicant has submitted a letter from the Henry County Water Authority, dated August
5, 2020, as part of the rezoning application, to indicate the availability of satisfactory
available water and sewerage facilities to serve the site. The letter states that water service
is available to the property, and that a fire flow test that was calculated in the area indicated
that the results were above the minimum required standards for residual pressure.

Regarding sewer facilities, the letter stated that sewage treatment and sewer line capacity
are also presently available to the property. But the letter states as follows: “However, an
offsite sanitary sewer line extension is required at the developer’s expense. The offsite
sewer line extension may require acquisition of easements at the developer’s expense.” The
letter further stated that the availability of water and sewer services to the property would
be re-evaluated at the time when development plans are submitted.

The applicant has also submitted a letter from Henry County Schools’ McDonough District
Office, which projects the impact of the proposed project on the school system.
Children/students from the proposed subdivision would attend Hickory Flat Elementary
School, Union Grove Middle School, and Union Grove High School. Calculations were made
on the basis of two students per dwelling unit and twenty-five students per classroom. If
139 homes are built (the letter was based on 156 homes being built), then the subdivision
would have an estimated 278 students, which would require eleven new classrooms.
However, because the proposed development would consist of single-family homes,
property taxes that the new residents would pay would likely help to offset any needed
capital improvement costs to accommodate the additional students and help to lessen any
burden that might be placed on the school system.

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

The traffic impact study which was completed on January 20, 2021 by a traffic engineer on
behalf of the applicant reported the findings of traffic counts that were taken on January 7,
2021 and compared them to traffic counts which were taken by Georgia DOT in 2019 in the
vicinity. The traffic engineer examined the existing traffic conditions in the vicinity, analyzed
turning movements at two intersections (Brannan Road at North Salem Drive and Brannan
Road at Sprayberry Drive), made adjustments for the current coronavirus pandemic (which
have affected local traffic conditions), researched planned transportation improvements,

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and made projections of future traffic conditions in the vicinity, both with and without the
presence of the proposed subdivision.

The traffic engineer found that existing traffic conditions are “excellent”, and that traffic
volumes in the vicinity of Brannan Road and Campground Road have actually been
decreasing. The programmed widening of U.S. 23 through the vicinity is not anticipated to
have much effect on traffic conditions on Brannan Road.

The traffic impact study states that the proposed subdivision is anticipated to generate 109
new trips during the morning peak hour, 147 new trips in the afternoon peak hour, and 1,482
new daily trips. Due to the classification of Brannan Road as a “collector” by Henry County,
a northbound right turn lane would be required to be installed at the subdivision’s entrance.
In addition, Georgia DOT would require that a southbound left turn lane be installed since
the subdivision is expected to generate 482 left turn vehicles. Both entering and exiting lanes
must be provided, and the exiting lane must be controlled by a side street stop sign and stop
bar. The intersection analysis revealed projected Levels of Service ‘A’ and ‘B’ after the
proposed subdivision is developed. Further, the development of the subdivision is expected
to result in only minor increases in traffic delays, and traffic operations within the vicinity
are still expected to be excellent. For these reasons, no additional traffic mitigation measures
were felt to be needed, other than the required turn lanes.

To facilitate pedestrian movements, sidewalks should be installed along the internal
subdivision streets.

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

The approval of the requested rezoning would allow the subject property to be developed in
a similar type of use as the surrounding area.

The applicant or the developer would need to submit a subdivision application to the City if
and when the proposed rezoning is approved. The applicant or the developer would also
need to submit an application for a land disturbance permit for the entire subdivision, as
well as land disturbance and building permit applications for each proposed lot and home to
be built.

The requested rezoning of the property, as well as the subsequent acquisition of
development permits from the City, is subject to the following timing restrictions from the
Zoning Code:
12.12.003 Expiration of Approvals.

A. Amendment of the Official Zoning Map (Rezoning).

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1. After an approval has been granted for an amendment to the official zoning map to
create or extend any zoning district, the applicant, agent or property owner has eighteen
(18) months in which to make substantial progress in developing the property.

2. Substantial progress shall mean the point of construction at which time the first
inspection is carried out.

3. If no substantial construction or alteration of the property or other affirmative action to
develop the property has occurred within eighteen (18) months of the granting of an
application for rezoning, the zoning advisory board may review the situation and report
its findings with recommendations to mayor and council. The council may change the
zoning category to its prior or other appropriate zoning district classification at a public
hearing.

B. Development Permits.

1. If construction described in a development permit has not commenced within twelve
(12) months from the date of issuance, the permit shall expire. However, the permit may
be extended for an additional twelve (12) months, upon payment of the permit fee for
such extension.

2. If construction described in the development permit is suspended after work has
commenced, the permit shall expire twelve (12) months after the date the work ceased.
In cases of permit expiration due to abandonment or suspension of work, the landowner
shall be required to restore topography to its original contours and restore vegetation
as determined by the development director.

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

Due to the property’s location in the midst of other subdivisions, it is not likely that further
rural residential or agricultural development would occur on the property. It is instead
reasonable to believe that further subdivision development would occur in the vicinity.
The most appropriate use for the site is single-family residential. Due to the presence of a
floodplain near the center of the site, it would be appropriate to allow for that area to
remain as open space.

RECOMMENDATIONS
Staff recommends the APPROVAL of the rezoning of the subject property to the requested
‘R-3’ zoning district classification, contingent upon the developer meeting the ZONING
CONDITIONS that are listed below. Where these conditions conflict with the stipulations
and offerings that are contained within the applicant’s Letter of Intent, these conditions shall
supersede unless specifically stipulated by the Mayor and Council.

1. Regarding the site plan -- The subdivision shall be developed in accordance with the
submitted revised site plan that was received by the City of Stockbridge Department of
Community Development, entitled “Conceptual Site Plan / Brannan Road Tract”,
comprising Sheet #1.1, as was prepared by Moore Bass Consulting on December 4, 2020
and which comprises the second revision, which was prepared on February 17, 2021
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(after the first revision was prepared on January 15, 2021). Said plan is conceptual only
and must meet or exceed the requirements of the Zoning Resolution and these conditions
prior to the approval of a Land Disturbance Permit. In the event that the Recommended
Conditions of Zoning cause the approved site plan to be substantially different, the
applicant shall be required to complete the concept review procedure prior to
application for a Land Disturbance Permit. Unless otherwise noted herein, compliance
with all conditions shall be in place prior to the issuance of the first Certificate of
Occupancy.

2. Regarding subdivision design:

a. The developer shall construct an offsite sanitary sewer line extension to the property,
at the developer’s expense, in cooperation with the Henry County Water and Sewer
Authority. This may require that the developer acquire any needed easements, also
at the developer’s expense.”

b. The subdivision entrance from Brannan Road shall be located south of Sprayberry
Drive. It shall be boulevard-style with monument signage located outside of the
public right-of-way. Such signage shall incorporate a water feature in its design.

c. The developer shall construct acceleration/deceleration lanes off Brannan Road, at
the entrance to the subdivision, in compliance with Henry County DOT specifications.

d. The developer shall comply with all requirements of the City’s Subdivision
Ordinance.

e. A maximum of 139 lots and 139 single-family detached homes shall be constructed
on the property.

f. All lots that are located adjacent to Brannan Road shall have at least 15,000 square
feet.

g. A homeowner’s association shall be established, or a property management company
shall be secured, for the purpose of maintaining all common areas of the site.

3. Regarding landscape design:

a. A fence (wooden or vinyl-coated chain link) shall be constructed along the northern
boundary of the property.

b. A minimum of 20 percent (20%) of the site shall be preserved as open space. The
existing floodplain area, pond, and other open space areas shall be preserved, and they
shall include walking paths that are constructed of pervious materials.

c. The subdivision shall contain both a community center amenity area near the center
of the site and a pond amenity center which encompasses the existing pond.
City of Stockbridge, GA Community Development Department (770) 389-7900 February 24, 2021
Page 14 of 15

d. The proposed community center amenity area shall include a minimum of the
following amenities: a 2,000-square-foot swimming pool with a shade structure, a
pavilion, an open lawn, a walking trail, a playground, and a fire pit; plus a parking lot
with 47 parking spaces.

e. The proposed pond amenity area shall include a minimum of the following amenities:
a walking trail, a pavilion, bocce ball courts (or a similar type of active recreational
facility), a fire pit, and a central mail kiosk with a vehicle pull-off area.

f. The proposed amenities shall be installed or constructed after 50 percent of the
dwelling units have been constructed, and before any land disturbance permits are
issued for the development of additional lots.

g. The developer shall provide a minimum 30-foot-wide buffer around the perimeter of
the property boundary, with the exception of areas that are required for access or
utility connections.

h. The developer shall provide a landscaping plan which shall comply with the
requirements of the City’s Landscaping, Buffers and Tree Protection Ordinance.

i. Sidewalks that are at least four (4) feet wide shall be installed along at least one side
of each internal subdivision street.

j. All disturbed areas of the residential lots shall be sodded, except for areas where
landscaping is present or is installed.

4. Regarding architectural design:

a. All homes shall have a two-car garage, at a minimum.

b. All homes shall have a minimum of 2,000 square feet of heated space.

c. All homes shall have brick exteriors on all four sides.

d. All homes shall have exteriors which further comply with the Architectural Standards
of City Ordinance #OR18-452.

5. Regarding procedural matters:

a. The applicant or developer shall submit a subdivision application for review and
approval by the Planning Commission after the rezoning of the property is approved.

c. An official subdivision plat shall be approved by the City and shall be recorded with the
Henry County Superior Court before any land disturbance or building permits may be
issued by the City to develop the subdivision.

City of Stockbridge, GA Community Development Department (770) 389-7900 February 24, 2021
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d. In compliance with Section 12.12.003(A) of the City’s Zoning Code (“Expiration of
Approvals”), the zoning classification of the property may revert back to ‘RA’, or to
some other zoning classification after a period of eighteen (18) months, if the Mayor
and City Council chooses, if “substantial progress” has not been achieved in the
construction of the subdivision, whereby the first inspection is carried out.

City of Stockbridge Planning and Zoning Staff
RECOMMENDATION:
APPROVAL of the rezoning of the subject property to ‘R-3’ (Single-Family Residential
District), contingent upon the ZONING CONDITIONS that are listed above being met
by the applicant and/or the developer.

City of Stockbridge Planning Commission
RECOMMENDATION:

City of Stockbridge Mayor and Council:
ACTION:

City of Stockbridge, GA Community Development Department (770) 389-7900 February 24, 2021
