---
date: 2024-09-09
title: Regular Council Meetings Agenda Packet
source: 2024-09/2024-09-09_Regular Council Meetings_Agenda Packet.pdf
pages: 1
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STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
September 9, 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
INTERIM CITY TREASURER
Lakeisha Gaines Website: www.stockbridgega.org

Phone: 770-389-7900
CITY ATTORNEY
Fax: 770-389-7912
Quinton G. Washington
Translation and Interpretation Services are available with (7)
days prior notice. Please contact the City’s HR Manager at
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, SEPTEMBER 9, 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 August 12, 2024 Council Meeting Minutes
Adoption of the August 27, 2024 Council Work Session Meeting Minutes
Adoption of the August 21, 2024 Council Retreat Meeting Minutes
Adoption of the August 22, 2024 Council Retreat Meeting Minutes
Adoption of the August 23, 2024 Council Retreat Meeting Minutes

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

CEREMONIAL
2 Recognition of the Platinum Award to the Water Plant and the Gold Award to
the Wastewater Treatment Plant; Hispanic Heritage Month Proclamation; Mr.
Jimmy Fleming Retirement Proclamation; Georgia Reads Proclamation, and
National Assisted Living Week Proclamation, Swearing-In Jerry Mays (DDA),
Mark Glenn (PFA) and Mary Scott (Ethics Board).
Page | 3

PRESENTATION
3 FY2023 AUDIT REPORT - Presented by: Hope Pendergrass of Mauldin &
Jenkins
- Presented by: Lakeisha Gaines

OLD BUSINESS
4 Streetlight Master Plan Presentation - Presented by: Decius Aaron

PUBLIC HEARING
5 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-05. (To be located
in Council District 5.)
Consideration of a request for the Comprehensive Land Use Amendment for
property at 425 Country Club Drive, to change the property's future land use
designation from ‘High-Density Residential' to ‘Low-Density Mixed-Use' to allow
for the conversion of an assisted living facility to a hotel boutique. The
applicant is Stuart Hope, on behalf of First National Land Trust, LLC. The
property is located in Land Lot 68 of District 12, with 6.71 +/- acres within the
Stockbridge City Limits. - Presented by: Ryan Anderson
6 REZONING CASE #RZ-2024-05. (To be located in Council District 5.) -
CONTINUED
Consideration of a request for the Rezoning of property at 425 Country Club
Drive, to rezone the property from ‘OI’ (Office Institutional) to ‘C2’ (General
Commercial) to allow for a hotel boutique. The applicant is Stuart Hope, on
behalf of Stockbridge Propco, LLC. The property is located in Land Lot 14 of
District 7, with 6.92 +/- acres within the Stockbridge City Limits.

- Presented by: Ryan Anderson
7 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-01. (To be located
in Council District 5.)
Consideration of a Comprehensive Plan Amendment Request to change the future
land use designation of property on the north side of Hudson Bridge Drive,
comprising Parcel #032-01026000, from ‘Medium-Density Mixed-Use’ to ‘Medium-
Density Residential’ to allow for the construction of a townhome development. Applicant:
Lennar Georgia, LLC. Agent: Battle Law, P.C. The property is located in Land Lot 21 of
District 6, and it contains 20.367 +/- acres. - Presented by: Ryan Anderson
8 REZONING CASE #RZ-2024-01. (To be located in Council District 5.)
Consideration of a request to rezone property on the north side of Hudson
Bridge Drive, comprising Parcel #032-01026000, from the C-2 (General
Commercial) zoning district to the MFR (Multiple Family Residential) zoning
district to allow for the construction of a townhome development. The property
also lies within the PMU (Parkway Mixed-Use) Overlay District. Applicant:
Lennar Georgia, LLC. Agent: Battle Law, P.C. The property is located in Land
Lot 21 of District 6, and it contains 20.367 +/- acres. - Presented by: Ryan
Anderson

September 9, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

9 VARIANCE CASE #VR-2024-03: Variance Request #1. (To be located in
Council District 5.)
Consideration of a variance request for two variances on property on the north
side of Hudson Bridge Drive, comprising Parcel #032-01026000, to allow for
the construction of a townhome development. Variance Request #1 would
reduce the front yard setbacks of the townhome lots from the required 50 feet
to 20 feet. The property also lies within the PMU (Parkway Mixed-Use) Overlay
District. Applicant: Lennar Georgia, LLC. Agent: Battle Law, P.C. The
property is located in Land Lot 21 of District 6, and it contains 20.367 +/- acres.
- Presented by: Ryan Anderson
10 VARIANCE CASE #VR-2024-03: Variance Request #2. (To be located in
Council District 5.)
Consideration of a variance request for two variances on property on the north
side of Hudson Bridge Drive, comprising Parcel #032-01026000, to allow for
the construction of a townhome development. Variance Request #2 would
reduce the side yard setbacks of the townhome lots, between buildings, from
the required 15 feet to 10 feet. The property also lies within the PMU (Parkway
Mixed-Use) Overlay District. Applicant: Lennar Georgia, LLC. Agent: Battle
Law, P.C. The property is located in Land Lot 21 of District 6, and it contains
20.367 +/- acres. - Presented by: Ryan Anderson
11 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-06. (To be located
in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment to change
the future land use designation of two parcels on the east side of Highway 42
North, south of Eagles Landing Parkway, from “Low-Density Mixed-Use” to
“MediumDensity-Residential” to allow for the construction of a townhome
development. The applicant is LI Route 23, LLC and the agent is George
Harper of Paramount Engineering. The property contains two parcels, as are
listed below, with 13.64 +/- total acres within the Stockbridge City Limits.

• Parcel #069-01009000 – Contains 10.61 +/- acres in Land Lots 1 & 2 of
Districts 7 & 11.
• Parcel #070-01001000 (2612 Highway 42 North)—Contains 3.03 +/-
acres In Land Lot 1 of District 7.

- Presented by: Ryan Anderson
12 REZONING CASE #RZ-2024-06. (To be located in Council District 5.)
Consideration of a request for a rezoning to rezone two parcels on the east
side of Highway 42 North, south of Eagles Landing Parkway, from ‘C-2’
(General Commercial) to ‘MFR’ (Multiple-Family Residential) to allow for the
construction of a townhome development. The applicant is LI Route 23, LLC
and the agent is George Harper of Paramount Engineering. The property
contains two parcels, as are listed below, with 13.64 +/- total acres within the
Stockbridge City Limits. Variance Request #VR-2024-06 would reduce the front
yard setbacks of the townhome lots from the required 50 feet to 30 feet.

• Parcel #069-01009000 – Contains 10.61 +/- acres in Land Lots 1 & 2 of
Districts 7 & 11.
September 9, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

• Parcel #070-01001000 (2612 Highway 42 North)—Contains 3.03 +/-
acres In Land Lot 1 of District 7.

- Presented by: Ryan Anderson
13 VARIANCE CASE #VR-2024-02: Variance Request #1. (To be located in
Council District 5.)
Consideration of a variance request for two variances on two parcels on the
east side of Highway 42 North, south of Eagles Landing Parkway, to allow for
the construction of a townhome development. Variance Request #1 would
reduce the front yard setbacks of the townhome lots from the required 50 feet
to 30 feet. The applicant is LI Route 23, LLC and the agent is George Harper of
Paramount Engineering. The property contains two parcels, as are listed
below, with 13.64 +/- total acres within the Stockbridge City Limits.

• Parcel #069-01009000 – Contains 10.61 +/- acres in Land Lots 1 & 2 of
Districts 7 & 11.
• Parcel #070-01001000 (2612 Highway 42 North)—Contains 3.03 +/-
acres In Land Lot 1 of District 7.

- Presented by: Ryan Anderson
14 VARIANCE CASE #VR-2024-02: Variance Request #2. (To be located in
Council District 5.)
Consideration of a variance request for two variances on two parcels on the
east side of Highway 42 North, south of Eagles Landing Parkway, to allow for
the construction of a townhome development. Variance Request #2 would
reduce the side yard setbacks of the townhome lots, between buildings, from
the required 15 feet to 10 feet. The applicant is LI Route 23, LLC and the agent
is George Harper of Paramount Engineering. The property contains two
parcels, as are listed below, with 13.64 +/- total acres within the Stockbridge
City Limits.

• Parcel #069-01009000 – Contains 10.61 +/- acres in Land Lots 1 & 2 of
Districts 7 & 11.
• Parcel #070-01001000 (2612 Highway 42 North)—Contains 3.03 +/-
acres In Land Lot 1 of District 7.

- Presented by: Ryan Anderson

NEW BUSINESS
15 Council consideration to approve Task Order No. 2024.07 with Falcon
Design – Country Club Drive – Traffic and Pedestrian Safety Improvements in
the amount of $88,000.000. The funding source is from TSPLOST.

- Presented by: Decius Aaron

September 9, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 6

ANNOUNCEMENTS OF UPCOMING MEETINGS & EVENTS
UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held
in the City Council Chamber. Meeting dates, locations and times are subject
to change 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 (Sep 10)
• The Main Street Advisory Board Meeting on the 2nd Friday of each
month at 9am – Location is the Downtown Connection Center 130 M L
King Sr. Heritage Trail. (Sep 13)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. -
City Hall Council Chamber - (Sep 19)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Stockbridge Downtown Center 130 M L King, Sr. Heritage Trail (Sep 17)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of
each month Levi Meeting Room - City Hall (Sep 17)
• City Council Work Session Meeting, Last Tuesday of each month:
Tuesday, July 30th at 6:00 p.m. - City Hall Council Chamber (Sep 24)
• Community Zoning and Information Meeting: Wednesday, October 2nd
from 6:00 p.m. – 7:00 p.m. at City Hall in the Council Chamber (Oct 2)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of
each month at 6:00 p.m. at the Stockbridge Police Community
Room 4545 N. Henry Blvd. – (Oct 3)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (Oct 14)
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City
Hall Levi Meeting Room (Oct 14)
• Join the City of Stockbridge for the 50 Shades of Pink Love Walk to
highlight breast cancer awareness and survivors at Clark Community
Park 111 Davis Rd. from 10:30 am – 1:00 p.m.

UPCOMING CITY EVENTS/INITIATIVES

• Join the City of Stockbridge for the 9/11 Remembrance on Wednesday,
September 11th beginning at 8am on the steps of City Hall. 4640 N.
Henry Blvd. Stockbridge.
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash
on Wednesday, September 18th from 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
Wednesday, September 23RD from 10am – noon at Stockbridge City
Hall.
• BridgeFest 2024 is coming! The City of Stockbridge Government is
hosting this annual event for the COMMUNITY on Saturday, September
September 9, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 7

28, 2024! We will have a live concert, food trucks, vendors, and more!
Get ready for fun at the Stockbridge Amphitheater! Questions? Please
email bbradley@stockbridgega.org as soon as possible for vendor
opportunities.
• 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

2024 Stockbridge Amphitheater Summer Concert Series

1. Saturday, September 14th 3-yr Anniversary Celebration – Kool and the
Gang, with Special Guest Morris Day and The Time.
2. Saturday, October 5th featuring Monica, and Tamar (Rescheduled
Show)
3. Saturday, October 12th featuring That Girl Lay Lay and Friends Youth
Concert
4. Sunday, October 13th Kings and Queens of Southern Soul Show
featuring King George, Tucka, Sir Charles Jones, Pokey Bear, TK Soul,
West Love and Derek “The Change Man” Smith
5. Sunday, October 20, 2024, (Rescheduled Show) featuring Charlie
Wilson with Special Guest El Debarge
6. Saturday, October 26, 2024, Boney James Slow Burn Tour with Special
Guest Damien Escobar.

Stockbridge Main Street Tiny Tent Concert Series

1. Fridays (Weather Permitting) The show will start at 6 pm and will end at
8 pm. The show will take place at 130 MLK Sr Heritage Trail in
Stockbridge, GA. Enjoy good music, local restaurants, and OUR
community... all in ONE gorgeous location! Bring your family or make it
a date night! Just don't forget your lawn chair!

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

September 9, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, August 12, 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.
Invocation by Mayor Ford at 6:09 p.m.

Invocation by: Ms. Sadria Strong

The Pledge of Allegiance was recited by all in attendance.

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

Motion to amend the Agenda to remove Item #4, noting the item is already addressed in
the City’s Comprehensive Plan was made by Mayor Pro Tem Berry; seconded by
Councilmember Alexander. The motion passed unanimously 5-0.

Motion to adopt the Agenda was made by Councilmember Alexander; seconded by
Councilmember Barber. The motion passed unanimously 5-0.
Motion to approve the Council Meeting Minutes July 8, 2024, Special Called Meeting
Minutes - SPLOST VI July 15, 2024, Millage Rate Public Hearing Meeting Minutes July
15, 2024, Millage Rate Public Hearing Meeting Minutes July 19, 2024, Millage Rate
Public Hearing Meeting Minutes July 22, 2024, Council Work Session Meeting Minutes
July 30, 2024 was made by Councilmember Alexander; seconded by Mayor Pro Tem
Berry. The motion passed unanimously 5-0.

1|Page
PUBLIC COMMENTS
There were no public comments.

CEREMONIAL REVIEW
2. Mayor Ford reviewed the proclamations presented to Briana’s Heart of Gold;
Dr. Amanda Phillips and for National Black History Month; reviewed the swearing
in for Samantha Samuels and Antonio Gordon to the Public Facilities Authority
Board; and recognized the Stockbridge Citizens-Police Advisory Council for
runner up for the “Dr. Curtis McClung Award of Excellence.”

OLD BUSINESS
3. DE-ANNEXATION CASE #DX-2024-02 for the Manderlay Subdivision –
Phase 2. Consideration of an Ordinance to de-annex from the Corporate
Limits of the City of Stockbridge nine parcels within the Manderley
Subdivision, representing Phase I, as are listed below. The request was
made by the owners of the nine parcels, which are located in Land Lots 8 and
9 of District 12. The parcels would become part of unincorporated Henry
County. The City Council previously approved (on April 30, 2024) De-
Annexation Case #DX-2024-01 for the Manderley Subdivision, Phase I, which
concerned ten nearby parcels.
1. 160 Jasper Drive (Parcel #013A01023000).
2. 165 Jasper Drive (Parcel #013A01024000).
3. 195 Jasper Drive (Parcel #013A01050000).
4. 310 Kerrith Drive (Parcel #013A01039000).
5. 320 Kerrith Drive (Parcel #013A01038000).
6. 325 Kerrith Drive (Parcel #013A01025000).
7. 510 Portloe Court (Parcel #013A01049000).
8. 515 Portloe Court (Parcel #013A01047000).
9. 520 Portloe Court (Parcel #013A01048000).
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson noted the de-annexation application was received June 14,
2024 and presented an aerial phone of the proposed area; noting the request
has been vetted by the city’s legal counsel.

Councilmember Alexander noted unincorporated Henry County residents will
pay more in taxes due to the County’s tax increase, and the City of
Stockbridge Millage Rate will remain the same.

Councilmember Gantt noted she had met with some residents, and the
concern was promises made and unkept, and would abide by the law; noting
a great majority of residents in the city wanted public safety, and that the
millage was implemented to help pay for those services; and expects the
County to govern the same way regarding annexation and de-annexation
requests.

Motion to approve De-Annexation DX-2024-02 was made by Councilmember
Gantt; seconded by Councilmember Alexander. The motion passed
unanimously 5-0. De-Annexation effective in approximately 45 days.

Mayor Ford read the Public Hearing Rules and Procedures
2|Page
PUBLIC HEARING

4. COMPREHENSIVE PLAN CASE #CP-2024-04. (To be located in Council
District 5.)
Consideration of a request for a Comprehensive Land Use Amendment of
property at 425 Country Club Drive, to change the property's future land use
designation from ‘High-Density Residential' to ‘Low-Density Mixed-Use' to
allow for the conversion of an assisted living facility to a hotel boutique. The
applicant is Stuart Hope, on behalf of Stockbridge Propco, LLC. The property
is located in Land Lot 14 of District 7, with 6.92 +/- acres within the
Stockbridge City Limits.
Presented by: Ryan Anderson, Community Development Director
Item was not heard, citing the item is addressed in the City’s Comp Plan.

5. REZONING CASE #RZ-2024-05. (To be located in Council District 5.)
Consideration of a request for the Rezoning of property at 425 Country Club
Drive, to rezone the property from ‘OI’ (Office Institutional) to ‘C2’ (General
Commercial) to allow for a hotel boutique. The applicant is Stuart Hope, on
behalf of Stockbridge Propco, LLC. The property is located in Land Lot 14 of
District 7, with 6.92 +/- acres within the Stockbridge City Limits.
Presented by: Ryan Anderson, Community Development Director

Mr. Anderson gave an overview of Rezoning Case #RZ-2024-05, noting the
property was previously a hotel and was rezoned as a senior living facility in
2004 and that the Planning Commission recommends denial, and staff
recommends approval.

Mr. Jon W. Jordan, attorney for the applicant noted the property will close due
to lack of funding no matter what is decided tonight with the rezoning, as the
facility has fallen on hard times; and noted the proposed boutique hotel will
benefit the community as a high-end establishment and provide new
employment opportunities, revenue, and offer an excellent event center as
well.

Ms. Venuss Gervin, the purchaser and developer noted she renovates hotels
and brings them back to life; noted the city does not have any upscale hotels
in the area, and this facility would fill that void.

Public Hearing Opened
Speakers in Favor: Susan Clowdus, Charles Marshall, Brenda Culpepper,
Keith Thompson, and Rex Cagle
Speakers Opposed: Malinda Childs, Sophia Oliver, and Bruce Meadows

Mayor Ford asked the representatives to address the concerns regarding the
closing of the facility, notification, and the cost of the new facility in
comparison to their current rates, and transition of the residents to the new
facilities, along with the displacement of staff.

3|Page
Mr. Jon Jordan noted that he has been made aware that there is availability at
other local facilities but could not confirm the cost comparisons, as he was
unaware of any rate guarantees, and reiterated that no matter the outcome from
today’s meeting, the facility is closing.

Mr. Grant Milton, from the facility’s Management Team noted their notification
and transition of residents follows State law, as required.

Councilmember Alexander noted there is a 30-day legal notice requirement, and
that the owner can work out extensions with residents.

Mr. Milton noted the management team is currently working to transition the (19)
nineteen remaining residents.

Councilmember Gantt questioned the leases and terms for the residents.

Mr. Grant noted all residents are under a month-to-month lease.

Councilmember Thomas stated he wanted to make sure the remaining residents
have a full opportunity to relocate in a humane way.

Councilmember Barber stated that while she recognizes the owner has a right to
sell, there are concerns regarding the rates of the future facility in comparison to
the current rates and questioned the security of the access to the nearby
subdivision.

Councilmember Gantt stated questions need to be answered by the owner (who
was not present) and asked why the facility’s website was still advertising for new
residents, and scheduling visits if the facility is set to close, noting the owner
needs to respond; and noted there needs to be compassion for the residents and
staff, and not just the sell and development of property, but also a level of care
for the residents, noting this is an aging population of people, and that she will
not vote in approval on this matter tonight.

The website manager for the facility stated she had no idea the facility was
closing.

Mayor Pro Tem Berry asked the representatives to elaborate on the “safe place,”
further asking where the residents would go once discharged; and asked if the
employees are going to receive severance packages; noting there needs to be
more communication regarding the transition, and asked how soon the matter
can be addressed.

Mr. Jon Jordan suggested the matter be Tabled to meet with the team to seek
answers.

Councilmember Thomas stated that he is on board with the progress of the
facility, however, the owner needs to come back and answer questions.

4|Page
Mr. Milton noted the owner does not live in the area; however, the Regional
Operations Manager does, and would be able to come back with information for
the Council.

Councilmember Alexander noted the 30-day timeframe is a great concern for the
Council and asked Ms. Gervin if as the new owner, she would be amenable to
extending the timeframe for the transition of residents to a 60–90-day timeframe.

Ms. Gervin stated that she believes in the project and is willing to wait to allow for
the relocation of the residents.

Mr. Jon Jordan stated they would get notices out and asked the Council to Table
the matter until the September 9, 2024 meeting.
Motion to Table to the September 9, 2024 Council Meeting, with the Requestor
submitting a 50-90 plan to the relocation/transition of residents was made by
Councilmember Alexander; seconded by Mayor Pro Tem Berry. The motion
passed unanimously 5-0.

NEW BUSINESS
6. Council consideration to approve the Stormwater Division to use the
$573,653.00 allocated to SPLOST V to perform stormwater repairs within the
stormwater management system. The Stormwater Division proposes to utilize
Site Engineering, the City's On-Call Water & Sewer Emergency & Operational
Repair/Maintenance and Construction Services vendor.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted there were several Stormwater repair projects that are
ongoing and asked for approval of the request.
Motion to approve was made by Councilmember Gantt; seconded by Mayor
Pro Tem Berry. The motion passed unanimously 5-0.

7. Council consideration to fill a vacancy on the Ethics Committee and
appointing a member to fill an unexpired term.
Presented by: Quinton Washington, City Attorney

Attorney Washington noted there is one vacancy and two applicants and
asked the Council to select.

Councilmember Gantt noted she was not familiar with either applicant.

Councilmember Alexander asked the City Clerk if both candidates have been
vetted.

City Clerk, Vanessa Holiday, noted both candidates meet the criteria as city
residents, and have cleared background checks through the Municipal Court.

Motion to appoint Mary Scott to fill the unexpired term was made by
Councilmember Barber; seconded by Councilmember Thomas. The motion
passed 3-0-2. (Barber, Berry, and Thomas approved) (Alexander and Gantt
Abstained).

5|Page
8. Council consideration to fill a vacancy on the Downtown Development
Authority Board and appoint a member to fill an unexpired term.
Presented by: Quinton Washington, City Attorney

Attorney Washington noted there is one vacancy on the board, and one
applicant.

Councilmember Alexander noted a member of the DDA Board made the
recommendation for Mr. Jerry Mays.

Motion to appoint Jerry Mays to fill the unexpired term was made by
Councilmember Alexander; seconded by Mayor Pro Tem Berry. The motion
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 (Aug 13)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City Hall
Council Chamber - (Aug 15)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Stockbridge Downtown Center 130 M L King, Sr. Heritage Trail (Aug 20)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of each
month Levi Meeting Room - City Hall (Aug 20)
• City Council Work Session Meeting, Last Tuesday of each month: Tuesday, July
30th at 6:00 p.m. - City Hall Council Chamber (Aug 27)
• Community Zoning and Information Meeting: Thursday, August 7th from 6:00
p.m. – 7:00 p.m. at City Hall in the Council Chamber (Sep 4)
• 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. – (Sep 5)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall Council
Chamber (Sep 9)
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City Hall Levi
Meeting Room (Sep 9)
• The Main Street Advisory Board Meeting on the 2nd Friday of each month at
9am – Location is the Downtown Connection Center 130 M L King Sr. Heritage
Trail. Sep 13)

UPCOMING CITY EVENTS/INITIATIVES
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash on
Wednesday, August 14th from 10am - 12pm at the Merle Manders Conference
Center, 111 Davis Rd. for raffles, prizes, games, snacks and fun!

6|Page
• Join Councilwoman LaKeisha Gantt in partnership with Atlanta Food Truck Park
for Night Market at the Stockbridge Amphitheater Parking Lot from 6pm – 9:30pm
– August 15th. There will be vendors, Food Trucks, Activities, Games, Music,
and Vibes. Contact Tan Bowers at tan@atlantafoodtruckpark.com for registration
and additional information.
• Join Councilman Thomas for the 2nd District Curb, Gutter and Sidewalks Town
Hall on Thursday, August 15th from 6:30pm – 8:00pm at Floyd Chapel Baptist
Church Family Life Center located at 104 First Street Stockbridge, GA
• Join Mayor Anthony Ford for the monthly Meet the Mayor on Wednesday, August
26th from 10am – noon at Stockbridge City Hall.
• Join the Stockbridge Citizens-Police Advisory Council for the Zone 2 Public
Safety Forum/ Back to School Safety Day on Monday, August 19th from 6:00 pm
to 7:30 pm at Stockbridge First United Methodist Church 4863 N. Henry Blvd.
• 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

SAVE THE DATE! Join the City of Stockbridge for the 9/11 Remembrance on
Wednesday, September 11th beginning at 8am on the steps of City Hall. 4640 N. Henry
Blvd. Stockbridge.
SAVE THE DATE! BridgeFest 2024 is coming! Are you ready! The City of Stockbridge
Government is hosting this annual event for the COMMUNITY on Saturday, September
28, 2024! We will have a live concert, food trucks, vendors, and more! Get ready for fun
at the Stockbridge Amphitheater! Questions? Please email bbradley@stockbridgega.org
as soon as possible for vendor opportunities.
2024 Stockbridge Amphitheater Summer Concert Series
o Saturday, August 17th – Monica, featuring Tamar, Sevyn Streeter, and
Pretty Tammy the DJ.
o Saturday, September 14th 3-yr Anniversary Celebration – Kool and the
Gang, with Special Guest Morris Day and The Time.
o Sunday, October 20, 2024, (Rescheduled Show) Charlie Willson with
Special Guest El Debarge
o Saturday, October 26, 2024, Boney James Slow Burn Tour with Special
Guest Damien Escobar.
Chris Tucker & Friends
o Saturday, August 24, 2024, Chris Tucker & Friends. Live Music and
Comedy. Benefits the Chris Tucker Foundation.

7|Page
Stockbridge Main Street Tiny Tent Concert Series
o Fridays (Weather Permitting) The show will start at 6 pm and will end at 8
pm. The show will take place at 130 MLK Sr Heritage Trail in Stockbridge,
GA. Enjoy good music, local restaurants, and OUR community... all in
ONE gorgeous location! Bring your family or make it a date night! Just
don't forget your lawn chair!

MAYOR’S COMMENTS
Mayor Ford referenced the 2024 Olympics that just concluded in Paris with the USA at
the top of the medal count; and noted Vanessa Holiday’s cousin, Grant Holloway won
the gold medal in the 110 Hurdles meet, and Daniel Roberts from Eagles Landing High
School won the silver medal in the same race, and looks forward to the Olympics coming
to Los Angeles in 2028; and referenced the golf events that took place at the Eagles
Landing Country Club featuring the Legends of the LPGA, and the World Long Distance
Drive Contest where he and Councilman Alexander attended and proclamations from the
City were presented at both events.
Motion to adjourn the meeting at 8:28 p.m. was made by Councilmember Alexander;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 5-0.
Respectfully submitted by:

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

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CITY COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, AUGUST 27, 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 6:09 p.m.
Invocation by Councilmember Gantt.

The Pledge of Allegiance was recited by all in attendance.

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

Motion to amend the Agenda to add a BUDGET AMENDMENT Section for an
Amphitheater Item following the Consent Agenda was made by Councilmember Gantt;
seconded by Councilmember Alexander. The motion passed unanimously 4-0.

Mayor Pro Tem Berry joined the meeting at 6:13 p.m.
Motion to adopt the Agenda was made by Councilmember Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 5-0.
REVIEW OF THE MINUTES
1. Review of the Minutes for the June 10, 2024 Council Meeting. There was
no action taken.

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PUBLIC COMMENTS
There were no public comments.

PRESENTATION
2. Henry County Transportation Advisory Group Update
Presented by: Eniel Gonzalez
Mr. Gonzalez presented the Henry County Transportation 2 nd Quarter
Update noting the Roads Projects (SPLOST & TSPLOST), Transit
Service and Transportation Planning. Mr. Gonzalez referenced the
Rock Quarry Rd. (TSPLOST) project that has moved to January 2025
due to environmental issues; referenced the Western Parallel Connect
GDOT project that has been certified with a scheduled completion in
2026; referenced the US 23/State 42 Widening GDOT project from SR
138/North Henry Blvd. to I-675 is underway and is scheduled to be
completed in 2027; referenced the US 42 Widening GDOT project from
downtown McDonough to SR 138/North Henry Blvd. In Stockbridge will
be obtaining ROW acquisition 2027-2028 and construction scheduled
to being in 2030; referenced the Henry County Transit Service, noting
information was available online on the Henry County website
including the tentative schedule, fees and routes; referenced the grant
received by Henry County for Transportation of $2 million dollars per
year, with a local County match of $400,000.00 and will support initial
three years of operations; and presented the timeline with service
proposed to begin in early 2025; noted local bus stop placemaking,
with Henry County winning a $125,0000 Community Development
Assistance Program (CDAP) grant in 2023 to create art and creative
signage; referenced Henry County crash trends, noting Henry County
won a SS4A safety grant for a Comprehensive Safety Action Plan,
noting 2 of the 4 cities joined as partners to share a 20% local match;
noted the County executed an agreement with the USDOT to receive
an $825K SMART grant; referenced the Henry County Trails and
Wayfinding Plan for signage to be placed along the trails throughout
the County; and referenced the SPLOST VI Referendum that will be
on the November 5, 2024 ballot, noting more information can be found
on the website under the SPLOST VI Information on the SPLOST
Department page. Mr. Gonzalez noted he attends the Transportation
meetings and receives a great deal of support and information from
the Henry County staff.

The Mayor & members of Council thanked Mr. Gonzalez for his
thorough presentation and updates.

DISCUSSION
3. Enterprise Fleet Lease Discussion
Presented by: Decius Aaron, Public Works Director and
TaJae Bodrick, Fleet Consultant – Enterprise Fleet Management
Mr. Bodrick noted he has been with Enterprise Fleet for eight years
and has been working with Mr. Aaron the Public Works Director and
Mr. Godfrey, Assistant Police Chief since April 2024. Mr. Bodrick
reviewed the Fleet Synopsis for the City of Stockbridge noting the
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current fleet age of vehicles, with 25% 10 years or older, 38% 6 years
or older; noted older vehicles have higher fuel costs, maintenance
costs and tend to be unreliable, causing increased downtime and loss
of projectivity; reviewed the overall objective of converting to a lease
plan and the savings of $221,857 over a ten year span; the benefits of
safety with a newer vehicle; and noted the plan would piggyback on
the Sourcewell awarded RFP #060618-EFM; noted that a partnership
between Enterprise Fleet Management and the City of Stockbridge will
improve buying power, and implement a tighter controlled resale
program to lower total cost of ownership and in turn minimize
operational spending; noted the City of Stockbridge could reduce fuel
costs by 72%, and by shifting from reactively replacing inoperable
vehicles to proactively planning vehicle purchases, the City of
Stockbridge will be able to replace all of its vehicles over the course of
5 years while creating an annual savings of $22,185; and noted the
City of Stockbridge will leverage Enterprise Fleet management’s ability
to sell vehicles at an average of 109% above Black Book value.

Mr. Bodrick noted Enterprise is considered the pioneer of Electric
Vehicles, and that the city would need to determine the quantity of EV
Charging Stations based on vehicles for city use only, or public use;
noted cities and counties have a mixed bag of vehicles that include
hybrid and electric vehicles, and that the infrastructure needs to catch
up, noting Enterprise could tailor to the city’s needs and goals, and
identified cities and counties throughout the state that are currently
utilizing the Enterprise Fleet Maintenance program;

Mr. Bodrick noted the City would have a dedicated, local account team
with access to vehicle tracking, reporting and metrics.

Councilmember Alexander asked how many charging stations are
required for the municipalities that are referenced, and inquired about
the price point for EV’s?

Mr. Bodrick noted the EV Market has a variety of vehicles to choose
from, and that is where the cost would be determined.

Councilmember Barber noted majority of the city’s Police Department
pursuit vehicles are less than three years old with low mileage, and
asked what the cost would be to replace the pursuit vehicles.

Mr. Bodrick noted the majority of the city’s police vehicles are 2018 -
2022 models, and there are no plans to replace the fleet of pursuit
vehicles.

Mayor Pro Tem Berry asked what the maintenance savings would look
like vs. the city’s current plan.

Mr. Bodrick noted belts, hoses, oils changes and transmission would
go away with electric vehicles.
3|Page
Councilmember Thomas referenced the fuel costs and consumption
for the city is expecting that it is exceedingly high and requested an
annual report for the Police and Public Works Departments to compare
the actual savings in real dollars.

4. CONSENT AGENDA
Motion to remove Item #4 from the Consent Agenda was made by
Councilmember Barber; seconded by Councilmember Alexander. The
motion passed unanimously 5-0.
Council consideration to approve the third renewal of the City of
Stockbridge On-Call Sidewalk Replacement and Repairs Contract No.
2021-0008 with DAF Concrete, Inc., in the amount of $300,000.00. The
funding source is from SPLOST and Department Budgeted Funds.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted this is the vendor’s third renewal and requested
approval.

Councilmember Barber noted the contract amount was $250,000.00
and asked for an explanation of the increase to $300,000.00.

Mr. Aaron noted the additional funds are to cover the newly annexed
areas of the city and that a list is being prepared.

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

BUDGET AMENDMENT ADDED TO THE AGENDA:
Budget Amendment 2024-01 – Ordinance to amend the FY2024
Operating Budget to transfer funds from the General Fund (100) to the
Amphitheater Fund (565) to cover the expenses for the remaining
shows for 2024; and to be reimbursed to the General Fund following
each concert.
Presented by: Lakeisha Gaines, Interim City Treasurer and Harold
Young, Amphitheater General Manager.

Ms. Gaines noted the budget amendment request is to fund
rescheduled shows that were rained out.

Councilmember Barber stated that going forward, the General Manager
needs to negotiate the artists’ contracts to include a force of nature
clause, and other items beyond the city’s control to prevent the
reoccurrence of the city funding duplicate shows, and the negotiations
will be solidified prior to the rider being signed.

Mr. Young confirmed, noting the rescheduled contracts have been
renegotiated, and that all of the fees are not being paid by the City.

Councilmember Thomas asked Ms. Gaines to confirm that the funds
would be reimbursed back to the original funding source following the
concerts.
4|Page
Ms. Gaines confirmed.

Councilmember Gantt asked if the budget amendment request is all that is
needed, or will another request come to the Council for the remaining
shows?

Mr. Young stated that based on discussions with Ms. Gaines, the
requested budget amendment is sufficient at this time to conduct the
remaining concerts.

Motion to approve the Amphitheater Budget Amendment in the amount of
$500,000.00 was made by Councilmember Alexander; seconded by Mayor
Pro Tem Berry. The motion passed 5-0.

NEW BUSINESS
5. Council Consideration to approve the fourth renewal option of RFP
(Request for Proposal) 201508-02, Sanitation Collections Services
Contract with Waste Industries South Atlanta, LLC/GFL Environmental
(formerly Waste Industries) in the amount of $1,800,000.00. Funding
Source: Sanitation Department Budget.
Presented by: Decius Aaron, Public Works Director

Mr. Aaron noted this is the fourth contract renewal for GFL; and that prices
are good with residents paying $22/per month in comparison to other
surrounding municipalities and those of comparable size.

Mr. Thomas noted citizens need more information and education regarding
bulk pickup services provided by the City to eliminate illegal dumping.

Councilmember Barber questioned the $319,000.00 difference between
the prior contract amount and the current request.

Mr. Aaron noted the GFL is now providing services to the entire city, to
include the newly annexed residents.

Motion to approve was made by Councilmember Gantt; seconded by
Mayor Pro Tem Berry. The motion passed 4-0-1 (Councilmember
Alexander Abstained).

Mr. Gardiner asked for a point of privilege to introduce Mr. Isiah Tatum, a
jazz musician and developer who has shown interest in building a hotel in
the city along Hwy. 138.

Mr. Thomas noted Mr. Tatum performed at the city’s annual Volunteer
Gala.

5|Page
6. Council consideration to approve the East Atlanta Road/Lee Street
Roadway Improvement Change Order No.3 with Summit Construction for
the additional work included in the supplemental plan set “Lee Street
Improvements” all related infrastructure and pedestrian improvements to
Bryant Street and along the Amphitheater Entrance Roadway in the
amount of $145,583.97. Funding Source is from SPLOST.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the request is to make improvements to add sidewalks to
Bryant Street and add a retaining wall.

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

7. Council Consideration to amend an Ordinance - Section 5.16.040 to add
D) Owner shall be authorized to sell unused plots to the City of
Stockbridge at the original purchase price. Authorize the City Clerk to
record the transfer of unused plots from the owner to the City of
Stockbridge.
Presented by: Vanessa Holiday, City Clerk
Ms. Holiday requested approval to amend the Ordinance to allow for the
City Clerk to record the transfer of unused plots back to the City.

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

8. Council consideration to fill a vacancy and appoint a member to the Public
Facilities Authority Board for a 4-year term.
Presented by: Quinton Washington, City Attorney
Attorney Washington referenced the vacancies and applicants for the
Public Facilities Authority Board.

Ms. Holiday noted there are three vacancies and one applicant.

Councilmember Gantt asked where the city is on establishing Districts on
each of the Boards and Committees.

Ms. Holiday noted the Planning Commission, and the Police Advisory
Council are the only Boards/Committees at this time assigned by District,
noting the Downtown Development Authority and the Citywide
Development Authority, and Main Street Advisory Board have specific
criteria for Board Members, and that the Council amended the Youth
Council Advisory Committee to include Henry County residents, who are
not assigned to District within the city limits, therefore making it difficult.

The Council agreed that the application should be revised whereas
resumes are to be submitted.

Ms. Holiday noted page three of the current board application calls for a
resume, however, it is not mandated.

6|Page
Mr. Thomas noted the makeup of each board is different and needs to be
addressed separately as the requirements for one board may not meet the
requirements of another board; and recommended the Attorney draft a
mockup of what that would look like.

Motion to Table the appointment at this time and tasked the City Attorney
with drafting an amended application, mandating a resume of
qualifications to be attached, and to draft a policy and procedures to
appoint members by District with required minimum of one year of
residency was made by Councilmember Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 5-0.

Attorney Washington noted he could bring a draft to the Council at the
October 14, 2024 meeting.

9. Council consideration to fill a vacancy and appoint a member to the Youth
Council Advisory Committee to fill an unexpired term.
Presented by: Quinton Washington, City Attorney

Motion to Table the appointment at this time and task the City Attorney
with drafting an amended application, mandating a resume of
qualifications to be attached, and to draft a policy and procedures to
appoint members by District with required minimum of one year of
residency was made by Councilmember Gantt; seconded by Mayor Pro
Tem Berry. The motion passed unanimously 5-0.

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

• Community Zoning and Information Meeting: Wednesday, September 4th from 6:00 p.m. –
7:00 p.m. at City Hall in the Council Chamber (Sep 4)
• 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. – (Sep 5)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall Council Chamber
(Sep 9)
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City Hall Levi Meeting
Room (Sep 9)
• Citywide Development Authority Meeting, 2nd Tuesday of each month, 6:00 p.m.- City Hall
Levi Meeting Room (Sep 10)
• The Main Street Advisory Board Meeting on the 2nd Friday of each month at 9am – Location
is the Downtown Connection Center 130 M L King Sr. Heritage Trail. (Sep 13)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City Hall Council
Chamber - (Sep 19)
• Downtown Development Authority Meeting, 3rd Tuesday of each month Stockbridge
Downtown Center 130 M L King, Sr. Heritage Trail (Sep 17)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of each month Levi
Meeting Room - City Hall (Sep 17)
• City Council Work Session Meeting, Last Tuesday of each month: Tuesday, July 30th at 6:00
p.m. - City Hall Council Chamber (Sep 24)

7|Page
UPCOMING CITY EVENTS/INITIATIVES
• Join the City of Stockbridge for the 9/11 Remembrance on Wednesday, September 11th
beginning at 8am on the steps of City Hall. 4640 N. Henry Blvd. Stockbridge.
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash on Wednesday,
September 18th from 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 Wednesday, September 23RD
from 10am – noon at Stockbridge City Hall.
• BridgeFest 2024 is coming! The City of Stockbridge Government is hosting this annual event
for the COMMUNITY on Saturday, September 28, 2024! We will have a live concert, food
trucks, vendors, and more! Get ready for fun at the Stockbridge Amphitheater! Questions?
Please email bbradley@stockbridgega.org as soon as possible for vendor opportunities.
• 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

2024 Stockbridge Amphitheater Summer Concert Series
o Saturday, September 14th 3-yr Anniversary Celebration – Kool and the Gang, with
Special Guest Morris Day and The Time.
o Saturday, October 5th featuring Monica, and Tamar (Rescheduled Show)
o Saturday, October 12th featuring That Girl Lay Lay and Friends Youth Concert
o Sunday, October 13th Kings and Queens of Southern Soul Show featuring King
George, Tucka, Sir Charles Jones, Pokey Bear, TK Soul, West Love and Derek “The
Change Man” Smith
o Sunday, October 20, 2024, (Rescheduled Show) featuring Charlie Wilson with
Special Guest El Debarge
o Saturday, October 26, 2024, Boney James Slow Burn Tour with Special Guest
Damien Escobar.
Stockbridge Main Street Tiny Tent Concert Series
o Fridays (Weather Permitting) The show will start at 6 pm and will end at 8 pm. The
show will take place at 130 MLK Sr Heritage Trail in Stockbridge, GA. Enjoy good
music, local restaurants, and OUR community... all in ONE gorgeous location! Bring
your family or make it a date night! Just don't forget your lawn chair!

MAYOR’S COMMENTS
Mayor Ford noted it’s Back to School for students at all levels from elementary to college
and asked that everyone keep our students in prayer; noted the Labor Day weekend is
approaching and marks the end of Summer, and the beginning of Fall, which also means
football season and wished everyone a successful season. Mayor Ford also noted he
received (3) Thank You Letters from members of the LPGA who were honored recently
by the City of Stockbridge with a proclamation at the Eagles Landing Counrty Club and
expressed their appreciation.
EXECUTIVE SESSION
Motion to convene Executive Session for Personnel, Litigation and Real Estate was
made by Councilmember Gantt; Seconded by Councilmember Alexander. The motion
passed unanimously 5-0.
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Motion to adjourn Executive Session and sign and Affidavit was made by
Councilmember Alexander; seconded by Councilmember Gantt. The motion passed
unanimously 5-0.
Motion to reconvene the meeting was made by Councilmember Gantt; seconded by
Mayor Pro Tem Berry. The motion passed unanimously 5-0.
Motion to enter into a MOU (Memorandum of Understanding) with the Downtown
Development Authority for parking improvements with paving and striping on Burke
Street was made by Councilmember Alexander; seconded by Councilmember Gantt.
The motion passed 4-0-1 (Councilmember Barber Abstained citing her support of the
efforts of the DDA, and noting that an invoice was not provided, nor was the cost or
project details).
Councilmember Alexander noted the project is being paid for by the Downtown
Development Authority.
Motion to adjourn the meeting at 8:10 p.m. was made by Mayor Pro Berry; seconded by
Councilmember Gantt. The motion passed unanimously 5-0.
Respectfully submitted by:

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

9|Page
COUNCIL FY2025 BUDGET RETREAT
August 22, 2024
9:00 a.m.
Summary Minutes
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Kyle Berry Vanessa Holiday, City Clerk
Councilman Elton Alexander Lakeisha Gaines, Interim City Treasurer
Councilman Yolanda Barber Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt
Councilman Alphonso Thomas
Staff in Attendance: Decius Aaron, Ryan Anderson, William Conner, Econuel Ingram, Demeatrius Ivey, Rosalynd Rawls,
Genea Stanley, Shana Thornton, Frank Trammer, Charisma Webster, and Renee Wheeler

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 9:43 a.m.

Invocation by Councilman Thomas

Pledge of Allegiance recited by all in attendance.

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

Adoption of the Agenda: Motion to adopt the Agenda made by Mayor Pro Tem Berry; seconded by
Councilmember Barber. The motion passed unanimously 4-0.

DAY TWO AGENDA
Day One Recap by Mr. Frederick Gardiner
Mr. Gardiner noted there were several concerns and issues around Code Enforcement, including
where the department should be managed, and funding for nuisance and abatement; and reviewed
the Agenda Outline for Day Two.

NEW BUSINESS
1. Municipal Court - Proposed FY2025 Budget - Presented by: Genea Stanley

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Ms. Stanley reviewed the year to date citations, revenue and clearance rate of 79%, noting
Pre-Trial Diversion cases can take up to six months to clear, and the numbers do not reflect
school zone case, which a number of citizens are protesting; reviewed the 2021, 2022, 2023
noting significant increases beginning in 2022 with the implementation of the Stockbridge
Police Department; reviewed the spending trends for 2022, 2023 and 2024; noted a request for
a Capital Improvement Project that previously approved and has now stalled in the
Procurement Department; requests additional training, the Public Defender, Municipal Judge
Training and Hospitality.

Councilmember Alexander asked what the renovations are for the court.

Ms. Stanley referenced renovations to the Courtroom to accommodate the those who appear
for court cases, and also to payment window for security purposes.

Ms. Stanley referenced Personnel with the current staffing level at three (3) members with a
desire to increase staff in FY2026.

Councilmember Thomas asked about the case load for Code Enforcement citations.

Ms. Stanley noted the cases have increased, however, there needs to be more clarity in this
area and seeks guidance from Judge McCord.

Attorney Washington noted he has spoken with Judge McCord, and noted the City Council
needs to decide with regard to the issuance of warrants by local ordinance as it relates to
Code Enforcement.

Mr. Gardiner noted a Bench Warrant can be issued for Failure To Appear (FTA).

Councilmember Thomas suggested that a conversation needs to take place for the Council to
act to make the city’s departments more efficient and asked the City Manager to follow up with
Judge McCord. Mr. Gardiner confirmed.

Councilmember Alexander noted there is no reason to delay the action, noting the City Council
approved stiff residential and commercial fines.

Ms. Stanley noted there are no penalties or late fees that are being assessed, nor are there
warrant fees.

Councilmember Alexander noted that it is important for the behavior of the defendant to
change.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Judge McCord joined the meeting at 10:15 a.m. and noted the court has approximately 10 -15
Failure to Appear cases each month; and noted several are renters, and that the businesses
are being cited, and not the business owner, who may live in a different state, and
recommends the City Attorney create a procedure that could shut down the business or place
a lien on the business.
Councilmember Alexander agreed that a Lien or Business Shut Down would be appropriate to
get the owners attention to act.

Mr. Gardiner stated that it was his understanding that the citation must be delivered in person
and presented to someone at the business location, who would then notify the business owner.

Councilmember Thomas stated that the bottom line is to find ways to make the city more
efficient and effective relating to Code Enforcement and Nuisance and Abatement, and
recommends funding be placed in the budget.

Judge McCord stated in regard to homeless encampments, you can’t fine individuals who have
no money, and they can’t do community service without an address, which makes jail the only
option; and regarding the nuisance items such as failure to maintain properties, if the law is in
place, the court can act and require the grass to be cut, or if cut by the city, send the resident a
bill, and if the bill is not paid, they would receive a notice to appear in court and perhaps
ending with a lien on the property; however, the court can only act if the law is in place, noting
Municipal Court Judges are limited in their authority.

Councilmember Thomas stated the quality of life is diminished when there is no action taken
against those who fail to comply and maintain their properties.

Judge McCord stated he welcomes the opportunity to meet with staff and others to produce a
plan to address the issues, and commended Court Administrator, Genea Stanley, on her
handling of the court and the volume of cases coming through the court.

Judge McCord noted FTA (Failure to Appear) Warrant Fees must be statutorily authorized and
range from $50 - $100.

Motion to approve an Ordinance to set the FTA (Failure to Appear) fee at $100.00 effective
September 1, 2024 was made by Councilmember Alexander; seconded by Councilmember
Barber. The motion passed unanimously 4-0.

Motion to approve an Ordinance to set the Warrant Fee at $150.00 effective September 1,
2024 was made by Councilmember Alexander; seconded by Mayor Pro Tem Berry. The
motion passed unanimously 4-0.

Councilmember Gantt joined the meeting at 10:39 a.m.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Councilmember Barber stated these discussions are the reasons she has requested the
Departments present quarterly reports and keep the Council updated on matters of the City,
noting this dialogue has been extremely helpful.

Mr. Gardiner noted he has proposed a true Work Session format and is open to moving in that
direction.

Mr. Thomas stated he has received complaints about school zone signage, and perhaps that is
why there are disputes regarding those citations.

Ms. Stanley reviewed the FY2024 highlights of the department; reviewed the proposed
FY2025 budget; reviewed the List of Surcharges; reviewed the features and court schedule;
and the requested items to consider in the FY2025 budget for the court.

Councilmember Barber asked Ms. Stanley if additional staff is needed now, instead of waiting
until FY2026.

Ms. Stanley’s responded that there is a need to bring in a Clerk I at $35,000 salary, plus
benefits.

Councilmember Barber asked Mr. Gardiner to add the position of Court Clerk 1 and funding to
the FY2025 Budget as requested by Ms. Stanley.

2. Governing Body - Presented by: Rosalynd Rawls
Ms. Rawls presented the Governing Body’s Proposed FY2025 Budget, noting in comparison to
FY2024, a request is being made for additional overtime for the Administrative Assistant;
Workers Compensation has moved to the Human Resources Department Budget, Copier
Rental has moved to the IT Department Budget ; Miscellaneous Expenses have been reduced;
Hospitality is being increased; and the Youth Council line item along with $6000 from Civic
Events is being moved to the Clerk’s Department Budget, noting the Clerk’s Office manages
the Youth Council’s In/Out expenditures and coordinates with the Youth Council Committee
Chair and Treasurer directly, and manages and coordinates the annual Municipal Dinner.

Councilmember Gantt asked about the process of transferring funds within the department.

Ms. Gaines noted in some cases, sponsorships are received that offset the cost of the
expenses that may not been seen on the department budget but are reflected in the total cost
of the event, and that funds are also transferred to/from accounts if available.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Ms. Rawls reviewed the Civic Events to include: The NAACP Breakfast and Parade, South
Metro Development Conference, Henry County Chamber Annual Dinners, ARC State of the
Region Breakfast, State of Henry County Address, and Ferst Readers Luncheon.

Councilmember Barber referenced a sponsorship she provided to the Stockbridge High School
band, noting she conferred with the City Manager, and former City Treasurer, John Wiggins
and there was no objection.

Councilmember Alexander noted he was advised there must be a benefit to the city.

Councilmember Thomas noted the Stockbridge High School band and ROTC perform for the
City at several events including Memorial Day, 911, Veterans Day programs.

Attorney Washington noted that going forward, sponsorships should come from the City and
not an individual initiative.

Councilmember Gantt requested the Council approve Resolution to reactivate the Henry
County Schools Partners In Education Program.

Councilmember Thomas requested a listing of the schools to be included, and a copy of the
overview of the program, noting the Stockbridge Cluster included Austin Road schools, and did
not include Red Oak.

Ms. Rawls confirmed she had a list of the schools that include residents of the City and would
provide the information to the Council.

Ms. Holiday notified the Council that she just provided the Mayor & Council the information for
Partners in Education via email for review.

Motion to approve a Resolution to reactivate the Partners in Education Program was made by
Councilmember Gantt; seconded by Councilmember Barber. The motion passed unanimously
5-0.

Councilmember Barber asked about the city’s newsletter, noting only one copy went out in
2023, and did not include the newly annexed residents.

Ms. Thornton advised the next edition is scheduled to be released in early September.

3. Office of the City Clerk - Presented by: Vanessa Holiday
Ms. Holiday gave an overview of the Clerk’s Office noting the role and overall duties and
responsibilities of the department with the Deputy beginning the Municipal Clerk certification
process in September, noted no changes to the staffing levels for FY2025, and reviewed the

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
various software applications utilized by the department; referenced the current boards and
committees, noting the increased meetings and activity with two additional boards to be
activated, pending the hiring of the Economic Development Director; presented the proposed
FY2025 Department Budget, noting an increase in Elections and Committee Expenses, a
decrease in computer software expenditures; and referenced the Civic Events and Youth
Council line items that were moved from the Governing Body Budget to the Clerk’s Office
Budget as referenced in the previous presentation.

Councilmember Alexander asked about the publication of the upcoming SPLOST Referendum.
Ms. Holiday noted that she has been in contact with the Henry County Elections Office and will
notify the city’s Public Information Officer once the notice is published to add to the city’s social
media platform, and the newsletter if received prior to distribution.

4. Human Resources - Presented by: Renee Wheeler
Ms. Wheeler introduced Mr. John Leggett with MSI Benefits who gave an overview of the
proposed FY2025 Medical Benefits and Insurance Plans; noting this is the 2nd full year with
United Health Care who is expected to hold the rates, noting the renewal is due in early
September; noted pharmacy accounts for 25% of the claims for the city, however, based on
the claims experience for the past year, a decrease of the plan’s premium is expected; noted
the average cost per employee is $21,000 annually.

Mr. Leggett recommended the city move to the Veracity RX Pharmacy Benefits Program
where prescriptions can be mailed to members’ homes, noting the city’s current avg. RX cost
is $160 and with Veracity, the cost would avg. $80; and recommended the city move its EAP
which offers three visits, and the new vendor offer unlimited visits.

Ms. Wheeler noted they will also market the Disability Plan for a better product; noting the
Benefits Renewal Package will be presented to the Council for approval at the October 14th
meeting.

Ms. Wheeler noted there have been a number of challenges in the Human Resources
Department over the last year, citing the current statistics for the last 5 years: As of 8/20/2024
there are 185 active employees and 25 terminated, As of 8/20/2023 there were 155 active
employees and 38 terminated; As of 8/20/2022 there were 146 active employees and 21
terminated; As of 8/20/2021 there were 78 active employees and 11 terminated; and as of
8/20/20 there were 79 active employees and 4 terminated.

Ms. Wheeler noted the workloads of various departments have increased tremendously since
2020, and the following department personnel requests have been submitted for FY2025,
noting all job descriptions will be included in the Budget Book.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Finance – the addition of an Accounting Specialist and Accountant 2 position, and to
reclassification for the Senior Accountant to an Accounting Manager position.

Procurement – Reclassification of the Procurement Clerk to Procurement Coordinator and
Procurement Specialist to Contract Specialist.

Human Resources – Addition of a Human Resources Generalist position.

Economic Development – Reclassification of the Administrative Assistant to Executive
Assistant.

Community Development – Addition of a Building Inspector position.

Events – Addition of a Conference Center Coordinator position.

Police – Addition of an Accountant 1 position.

Public Works – Addition of (3) three Stormwater Technicians and the reclassification of the
Stormwater Technician to AMI Meter Technician, and reclassification of the Executive
Assistant to Administration Analyst.

Ms. Wheeler referenced the Code Enforcement Department, noting the current challenges with
finding a good Supervisor to lead the department.

Councilmember Alexander recommends a Director with the power and authority to act.

Councilmember Thomas agreed, noting the need for results; and noted it the department
appears to rely on SeeClickFix, and that a 3-member department should be sufficient with no
need for a Code Enforcement Officer in each district; and noted the Code Enforcement
deficiency needs to be resolved before the budget is adopted; and noted the request for a
Public Works Assistant Director with an Engineering background was intentionally approved by
the Council and is not sure why the title needs to be changed when the person can do the
same duties as outlined for the Project Manager.

Mr. Gardiner noted that the number of Code Enforcement Officers is not based on the size of
the city, but rather the condition of the city, and recommends (4) four GAPE Certified, and one
of the four being a highly trained working supervisor.

Chief Trammer noted the Police Department inherited Code Enforcement in 2023, and during
that time, there have been a number of personnel changes.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Councilmember Barber noted there needs to be more focus on recruitment and interns for
departments outside of city hall, and this may be an area where the city could try to use
Stockbridge residents, and interns, and some type of apprenticeship, and asked Ms. Wheeler
when and where interns are advertised.

Ms. Wheeler noted the department makes the request for an interna, and the positions are
advertised on the city’s website.

Ms. Wheeler reviewed the opportunities for city to include: Staff Training and Development;
Compensation Tools; Employee Well-Being; and Semi-Annual Training; reviewed the city’s
eleven (11) Departments: Executive, Information Technology, Municipal Court, Finance,
Economic Development, Community Development, Clerk’s Office, Public Works, Police and
Governing Body; and noted the goals for 2025: Succession Planning, Ongoing EEOC, ADA,
FLSA Compliance Training; Leadership Training; Additional Staff Support and the
Implementation of a Compensation Software Tool.

5. Events/Conference Center - Presented by: Charisma Webster & Econuel Ingram
Ms. Webster noted the Merle Manders Conference Center has booked 264 events to date,
13 citywide events, and an extensive advertising campaign with social media, flyers, radio
promotions, billboards and digital banners; and noted the Events Department is seeking a 50%
Budget Increase for FY2025 in the amount of $808,750 for city events, noting the increase is
needed to promote exciting events for the citizens who live and work in Stockbridge, and to
appeal to, reach and draw attendees from outside of Stockbridge; referenced the City Events
FY2024 and FY2025 Budgets noting the increases in performer’s fees, fireworks costs, ,
supplies, entertainment equipment, décor and catering costs, specifically when events are held
at the amphitheater, with holiday events where vendors charge for overtime or double time
fees, and concert events require additional trailers used as dressing rooms and additional
parking attendants; increased EMT staff due to the heat, and additional police officers (paid at
overtime rate) for crowd control; and noted staff will continue to seek sponsorships.

Mayor Ford noted the budget costs appear to be too much, noting he would like to see the
continuation of all proposed city events, but to cut back on the expenses.

Councilmember Gantt agreed, noting the events need to be streamlined, specifically July 4th,
and Juneteenth, and referenced the Market Night Food Truck Themed events.

Staff noted there are currently two stage events during Food Truck Tuesdays where vendors
pay $80/each week for 15 weeks.

Councilmember Barber noted the city has imposed a city tax on its residents and increased the
cost for free entertainment for residents and non-residents, and therefore cannot support this
budget, noting there is too much being spent.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Councilmember Thomas noted the bottom line is $808,000 is too much, and suggest the city
can do a great job, as has been done in the past for BridgeFest, July 4th and Juneteenth with
less funds, noting there is great local talent and does not need the big named groups for city
events, leaving that to the paid Amphitheater Concert Series.

Councilmember Gantt agreed the costs needs to be reduced and more use of local acts.

Councilmember Alexander noted the events bring people into the downtown; noted the
concerts have a later start time and the concerts have three to four artists; and noted the
biggest issue is the city is failing on the sponsorship side, noting the Council has been kind to
fund in perpetuity, however, it was only supposed to be seed money to grow the event, and
that the major focus needs to be sponsorship; and supports mirroring the FY2024 budget.
Councilmember Thomas suggested one headliner and local artists.

Councilmember Gantt suggested hosting BridgeFest on the lawn across from city hall, and not
the Amphitheater, with more diverse artists; and to enhance the Food Truck events; noted the
Volunteer Gala began following the 2018 Eagles Landing Referendum in 2018; and asked if
the Council wants to bring in a skating rink.

Mayor Ford noted the 9/11 City Event was not included on the Events List for FY2025.

Mr. Ingram noted the event will take place, there is no budget.

By consensus of the Council, all events for FY2025 need to be streamlined and reduce the
costs; and the following events will have performers as follows: One artist (Headliner) at Level
1, One artist at Level 3 (High Local) and One artist at Level 5 (Local).

Councilmember Barber reiterated that all events must be reduced.

Councilmember Thomas recommended putting the savings toward other needed services,
such as Nuisance and Abatement.

Ms. Holiday noted, based on the Decoration Committee’s recommendation, the Holiday
Decoration Line Item was increased to add holiday décor in the newly annexed areas of the
city.

Councilmember Gantt exited the meeting at 3:15 p.m.

6. Finance - Presented by: Lakeisha Gaines
Ms. Gaines reviewed the department’s Mission; reviewed the department’s Organizational
Chart noting the request for additional positions and reclassification of positions within the

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
department, noting if approved, the need for personnel services would be eliminated; reviewed
the FY2025 Proposed Budget, noting the largest increase is in additional staffing; and
reviewed the department highlights with successful reporting and receiving the Certificate of
Achievement for Financial Reporting from GFOA, and noted the FY2023 Audit has been
submitted timely, and will be presented at the September 9, 2024 Council Meeting; noted the
City is now a member of the American Purchasing Society and the Procurement Team will be
obtaining certifications related to their specific positions; and noted as the city continues to
grow, staffing may need to increase to keep up with the needs of the city to insure accuracy,
integrity and checks and balance; and noted the city will pay off the Series 2 Bonds in August
2025; and requests the city transfer to P-cards.

Councilmember Barber noted there is a $2 million dollar budget approved by the Council for
the Amphitheater Consultant and expenditures, and asked who is responsible for reconciling
the Amphitheater reports.

Ms. Gaines noted the Amphitheater reports are being reconciled monthly, and are up to date,
and have been distributed.

Councilmember Thomas noted as a matter of policy, all Budget Amendments are to be
presented to the City Council for approval.

Mr. Gardiner stated two Budget Amendments will be presented to the Council at the next
meeting: PD Budget Amendment, and Amphitheater Budget Amendment.

Councilmember Alexander noted the city needs to be more active with applying for grants to
take the stress of the city’s budget; and asked Ms. Gaines what would have been her ask for
the city’s millage rate.

Ms. Gaines responded 3.77 is not enough to provide services for a city of this size, noting
taxes generate revenue to help fund services; noted the city is not a for profit entity; and noted
the police department is the largest and most costly department of the budget.

Ms. Gaines noted there are processes that need to be put in place and utilizing the current
ERP system to its full capabilities; noted there needs to be a backup for Payroll and Accounts
Payable along with a separation of duties to account for better checks and balances.

Councilmember Alexander noted that once she gains access to FreshTix that she submit
reports to the Governing Body and recommended the City Clerk also have access for
recordkeeping; and referenced the McDonalds event.

There was discussion of the McDonalds event, ticket sales, payments, and reporting.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Councilmember Barber requested the Governing Body receive reporting following each
event/concert and asked if the Finance department has a person in place to begin processing
tax payments following the passing of the referendum in November.

Ms. Gaines asked the Council to consider this to be her official ask for the new Accounting
position in 2024 to be in place when the 2025 year begins.

Councilmember Barber made a request of Mayor Ford to be appointed Chair of the Finance
Committee; and noted she is the only member of Council currently not serving on a Board or
Committee in any capacity.

Mayor Ford noted he would take the appointment into consideration.
7. Information Technology: Presented By: Demeatrius Ivey
Mr. Ivey gave an overview of the proposed FY2025 IT Department budget noting an increase
with a number of line items being removed from department budgets to the IT Department
Budget; noted there are no requested personnel changes for 2025, but need to be considered
for 2026 due to the city’s growth; noted challenges with the department have been vendor
coordination and backorders that have caused delays with the completion of projects; and
better communication with internal and external clients; noted the opportunities include
exploring grants to aid with financial support for technology upgrades, being able to implement
new technology and remaining competitive and forward thinking; and presented new projects
with include contract restructuring, consolidation of programs throughout the city and
equipment upgrades.

Councilmember Gantt re-joined the meeting at 4:39 p.m.

Councilmember Alexander inquired about upgrading phones and laptops/tablets in 2024 if
possible; positioning cameras in the Chamber to broadcast members as they speak, improving
the ability to display documents for the public to view, and the installation of a voting system;
and the capabilities to stream off site townhall meetings, and establish a channel for the city.

Mr. Ivey noted the current system allows two platforms to stream at the same time, and the city
is streaming to Civic and Facebook.

Councilmember Thomas asked how often the city surpluses items no longer serviceable to the
city.

Mr. Ivey noted a list of items are being compiled to be submitted to the City Council for
approval.

Councilmember Barber asked for the status of OpenGov.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Mr. Gardiner noted the platform is currently being worked on by staff with a Go Live date in
October or November 2024; and noted staff will come back with a new model for Events with
hard cost associated with events that take place at the Amphitheater.

Adjourn
Motion to adjourn the meeting at 4:59 p.m. was made by Councilmember Barber; seconded by
Councilmember Thomas. The motion passed 4-0. (Councilmember Gantt was not present for the
vote).

Respectfully submitted by:

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

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
COUNCIL FY2025 BUDGET RETREAT
August 23, 2024
10:00 a.m.
Summary Minutes
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Kyle Berry Vanessa Holiday, City Clerk
Councilman Elton Alexander Lakeisha Gaines, Interim City Treasurer
Councilman Yolanda Barber Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt
Councilman Alphonso Thomas
Staff in Attendance: Decius Aaron, William Conner, Demeatrius Ivey, Rosalynd Rawls, Shana Thornton, and Renee Wheeler

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 10:05 a.m.

Invocation by Mayor Pro Tem Berry

Pledge of Allegiance recited by all in attendance.

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

Adoption of the Agenda: Motion to adopt the Agenda made by Mayor Pro Tem Berry; seconded by
Councilmember Barber. The motion passed unanimously 4-0.

NEW BUSINESS
1. Previous Day Recap - Presented by: Frederick Gardiner
Mr. Gardiner noted proposed budget presentations for the Governing Body, Clerk’s Office, HR,
Finance, IT and Events, noting feedback from the Council.

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

2. Executive Department - Presented by: Frederick Gardiner

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Mr. Gardiner reviewed the department noting there are no requested personnel changes for
FY2025; reviewed the following Major Projects: Norfolk Southern Railroad Depot, noting the
culture at the railroad has changed, and the company seems to be more receptive to the
community; Patrick Henry Master Plan Initiative; OpenGov Implementation Initiative;
Downtown Mixed-Use Project Initiative; Tax Allocation District (TAD) Negotiation with Henry
County Board of Commissioners and Henry County School Board members; Georgia Power
Utilities Relocation (Stockbridge Downtown); Electric Charging Station Project Initiative (Police
& Public Works); Annexation Planning Initiative; and North Henry Highway Streetscape
(Obtaining renderings for a turning lane, Federal assistance and TSPLOST options); noted to
make the Vision happen, the needs are: City Council Full Support of the Vision; Full Support of
the Stockbridge Community, and Full Support of the Henry County Board of Commissioners
and Henry County Board of Education; reviewed the proposed department budget, noting the
training requirements and continuing education; reviewed renderings of downtown Stockbridge
in 2018 and 2019 and the proposed renderings with the new downtown vision, estimating the
GA Power cost to be around $4 million dollars.

Councilmember Alexander noted the idea was to attack the interstate corridors with
commercial, noting Henry County has prevented development with a moratorium; noting with
the county’s millage rate and impact fee increase, developers are driven to other areas outside
of the county, including Stockbridge.

Councilmember Thomas asked about the city’s Wayfinding Project and Digital Reader Board.

Mr. Gardiner noted the vendor for the Wayfinding was approved by the City Council and is
being incorporated in phases, noting ARPA funding must be used by December 31, 2024; and
noted the location of the Digital Reader Board is in progress noting the locations to be East
Atlanta Road on the city hall side of the street, and on Eagles Landing Parkway on the lawn.

Councilmember Barber referenced the residents in the downtown area, noting she does not
want any resident to be displaced, and asked why the city abandoned the original plan for the
residents in and around the downtown area.

Mr. Thomas noted the former broker, Mr. Capehart, presented a plan to the Council and that
the contract has ended.

Councilmember Gantt noted the 2012 LCI (Livable Cities Initiative) needs to be updated due to
the changes in population; and noted the City of Stockbridge was featured on the ARC
webpage.

3. Amphitheater - Presented by: Harold Young and Tanya Barnhill
Mr. Young noted the Amphitheater is approaching its third year of success, noting the public
loves the Amphitheater and noted his excitement for the many accolades received for the
Stockbridge Amphitheater.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Mr. Young gave an overview of the Amphitheater staff, noting their roles and responsibilities,
and introduced Tanya Barnhill of TM Consultants.

Ms. Barnhill noted this is her second-year marketing the Stockbridge Amphitheater, noting that
in addition to the standard marketing via radio, television, social media, and billboards, the
marketing campaign added WLCK (radio), Eblasts text emails and text messaging a Street
Team who is distributing manual flyers, which is very labor intensive, but effective.

Councilmember Barber asked about the frequency and schedule of radio ads.

Ms. Barnhill noted advertising will begin no later than 30 days out and run from 6am to 10pm.

Councilmember Thomas asked if there is data tracking consumers who visit the Amphitheater.

Ms. Barnhill responded yes, noting zip codes are being used to reach out to consumers.

Councilmember Thomas noted the dedicated Uber/Lyft signage are not being utilized
effectively, noting there is no signage to indicate the location.

Mr. Young noted it is difficult to relocate Rideshare concert goers in the event of rain, with no
vehicle to return to, and there needs to be a designated area for those patrons; presented
testimonials and reviews of the Amphitheater and noted the sponsors: VyStar and Piedmont
Henry.

Councilmember Alexander expressed his concerns regarding concert advertising, attendance,
and sponsorships.

Mr. Young responded that every show is not going to be a sellout, noting the McDonalds
concert was a revenue-sharing shoe, not a rental, which did not go well, noting the lessons
learned from this type of venture.

Councilmember Alexander noted the Council needs results, with city staff gaining access to
ticket sales and other revenue centers, and reporting submitted to Ms. Gaines.

Mr. Young noted the city will be utilizing Ticketmaster.

Councilmember Alexander suggested more Amphitheater Concert signage along the major
corridors of the city to alert local patrons of concerts; and noted there were issues with the
stockbridgeamp.com website; and asked who is responsible for sponsorship.

Mr. Young noted Mr. James Smartt is the Director of Marketing, noting there are current talks
with a potential sponsor for naming rights, and another major potential sponsor.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Councilmember Thomas noted the objective of the retreat is to see how we can be more
productive and wants to see accomplishments come out of the retreat.

Mr. Young noted every concert has its own individual budget, noting rain insurance can range
from $30,000 to $85,000 per show, and must be purchased two weeks in advance of the
concert.

Mayor Pro Tem Berry suggested using the CodeRed Platform to determine whether or not to
shut down the show.

Councilmember Barber asked for the pros and cons of using a third party such as
Ticketmaster.

Mr. Young noted pros: Ticketmaster is being used in more than 120 Amphitheaters, they have
a major database; great image and bring in top artists, and there would be no duplication of
tickets.

Mr. Young noted cons: There is an 18% fee, a 5% fee and 15% royalties, and a that a $100
ticket would cost $142.00.

There was a consensus of the Council to hold another meeting with Mr. Young regarding the
Amphitheater, ticket sales and expenses.

Mayor Pro Tem Berry exited the meeting at 12:55 p.m.

Councilmember Barber agreed concert reports and information needs to be sent to the Interim
Treasurer timely following each concert, and the city needs sponsorship information by
category; and asked if any 2025 shows have been booked.

Mr. Young noted he is working with a top broker; however, no concerts can be booked until the
budget is approved.

Mr. Gardiner noted the city’s current model is not sustainable and will require a third party to
book 2025 shows.

Councilmember Barber asked what the impact is on the city when shows are canceled.

Mr. Young stated artists and production must be paid for the canceled and second show.

Councilmember Gantt stated there needs to be negotiations on behalf of the city to include a
Force of Nature clause; noted the wayfinding and promotion of events is the responsibility of

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
the city; and noted the online color of seats need to be shaded differently to show seat sold
and those seats that are still available, noting there needs to be more contrast in color.
Mr. Gardiner noted $500,000 was approved for Phase I of the Wayfinding Project.

Mr. Young presented the remaining upcoming concerts; and suggested a Winter Wonderland
and Pop-Up Ice Skating Rink Event at the Amphitheater (Pit Area) to run from November 29th
through December 25th, noting the event aims to create a festive holiday atmosphere for the
community, providing a unique and enjoyable family-friendly experience.

4. Financial Advisor - Presented by: Edmund Wall
Mr. Wall reviewed the city’s Long-Term Debt noting as of December 31, 2021 highlighted
Governmental Activities: URA revenue bonds $9,615,000; Public Facilities Authority revenue
bonds $28,805,000; Accrued compensated absences $146,737; Net pension liability $86,699/
Business type Activities: GEFA notes payable $1,120,169; Accrued compensated absences
$61,918, Net pension liability $54,490 for a total of Long-Term Debt Activity $1,236,577;
reviewed the URA Revenue Bonds noting the City entered into an agreement with a financial
institution that provided the issuance of revenue bonds for the purchase of land and
construction of structures and improvements for the New Town Center. Various bond issues
were used by the City during the purchase and construction phases. During the year ended
December 31, 2021, the City repaid various bond issues in the amount of $745,000. Amounts
outstanding at year-end of $9,615,000 reflect total drawdowns to date net of repayments, if
any. Urban Redevelopment Fund long-term liabilities outstanding at December 31, 2021, are
as follows: Series 2005 B Revenue bonds payable to Capital One Bank, in the total amount of
$7,330,000, interest rate at 4.45%, matures 02/01/2031; Series 2006 A Revenue bonds
payable to Capital One Bank, in the total amount of $4,795,000, current interest at 4.58%,
matures 02/01/2031; Series 2006 C Revenue bonds payable to Capital One Bank, in the total
amount of $5,000,000, current interest rate at 4.865%, matures 02/01/2031; reviewed the
Public Facilities Authority Revenue Bonds noting the City entered into an agreement with a
financial institution that provided for the issuance of revenue bonds for the purchase of land
and equipment for the Amphitheater, and Cultural Arts Center, and the improvements of trails.
Various bond issues were used by the City during the purchase and construction phases.
Amounts outstanding at year-end of $25,808,000 reflect total drawdowns to date net of
repayments, if any. Public Facilities Authority Fund long-term liabilities outstanding at
December 31, 2021, are as follows: Series 2021 B Revenue Bonds payable to Truist Bank in
the total amount of $1,030,000, interest at 1.04%, matures 12/31/2025; Series 2021 A
Revenue bonds payable to Truist Bank, in the total amount of $9,910,000, current interest at
1/32%, matures 12/31/2025; Series 2021 C Revenue bonds payable to Truist Bank in the total
amount of $14,865,000, current interest at 2.53%, matures 12/31/2036; reviewed the Water
and Sewer Long-term Debt, noting the City issues revenue bonds and enters into construction
note agreements with the Georgia Environmental Finance Authority (GEFA) where in both
types of debt the government pledges include derived from the acquired or constructed assets
to pay debt service. Amounts outstanding at the end of the current fiscal year related to a note
issued in 2010 to finance construction projects to improve the City’s water distribution facilities.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
The note was issued by GEFA in the total amount of $1,911,900. During the year ended
December 31, 2021, the City repaid $93,480 of the note payable. Amounts outstanding at
year-end of $1,120,169 reflect total drawdowns to date net of repayments, if any, and
presented a chart of the annual requirement to pay GEFA’s note outstanding; presented the
proposed Phase I and Phase 2 of the TAD (Tax Allocation District Project), noting a potential
project $326 million dollars and potential revenue of $4,911,000 for the city; presented the
Stockbridge 2023 Tax Digest of $1,925,738; presented the LOST Collections and proposed
SPLOST VI share at 15% or $9,000,000/year over 6 years for a total of $54,000,000 or
$58,000,000 as projected.

Councilmember Alexander expressed excitement of paying off the Amphitheater, taking
financial pressure off the General Fund Budget, and commended the Council for bonding at
the low interest rates in the 1’s.

Mr. Wall noted the City at the time had an $18 million dollar fund balance that was turned into
cash for projects; and agreed with great timing on the low interest rate compared to today; and
noted the URA Bonds mature in 2031 and can be re-financed to take pressure off of the
General Fund Budget.

Councilmember Barber asked if the funds can be re-allocated.

Mr. Wall confirmed.

Councilmember Alexander noted there is Trail funding in TSPLOST.

Mr. Wall referenced HB581, a Statewide Referendum and would be a Statewide Constitutional
Amendment that will be on the November 2024 ballot where the County can call for a 1% sales
tax (LOST), and if passed, will reduce the City’s millage rate, taking the burden off residents;
noting there is no impact on businesses, and homeowners are automatically opted in and
would have to opt out.

Councilmember Barber that this would be a win for homeowners, but a decrease in revenue for
the City.

Recap - Presented by: Frederick Gardiner
Mr. Gardiner noted the take aways from the Budget Retreat – Evaluate Code Enforcement,
Events, and the Amphitheater, noting the feedback from Council; noted revenues may be
understated; and will revise the Budget Books to include page numbers and Department Tabs.

Councilmember Alexander asked for an update on the renovations of the roof collapse on
North Henry Blvd.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Mr. Anderson noted he would provide the Council with an update on that project as well as the
Best Western Plus hotel.

Councilmember Gantt asked if there is a time limit on projects, and if not recommended the
Ordinance be changed.

Adjourn
Motion to adjourn the meeting at 2:47 p.m. was made by Councilmember Barber; seconded by
Councilmember Alexander. The motion passed 4-0. (Mayor Pro Tem Berry was not present for the
vote).

Respectfully submitted by:

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

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
COUNCIL FY2025 BUDGET RETREAT
August 21, 2024
10:00 a.m.
Summary Minutes
Mayor & City Council Administration
Mayor Anthony S. Ford Frederick Gardiner, City Manager
Mayor Pro Tem Kyle Berry Vanessa Holiday, City Clerk
Councilman Elton Alexander Lakeisha Gaines, Interim City Treasurer
Councilwoman Yolanda Barber Quinton Washington, City Attorney
Councilwoman LaKeisha Gantt
Councilman Alphonso Thomas
Staff in Attendance: Decius Aaron, Ryan Anderson, William Conner, Richard Godfrey, Demeatrius Ivey, Ron Momon,
Rosalynd Rawls, Shana Thornton, Frank Trammer, and Renee Wheeler

Mission: To provide visionary leadership and superior municipal services that enhance the quality of life for citizens while creating
a welcoming business atmosphere focused on sustainability and expansion of tourism and cultural events.

The meeting was called to order at 10:09 a.m. by Mayor Ford.

Invocation by Mayor Ford

Pledge of Allegiance recited by all in attendance.

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

DAY ONE AGENDA
Mr. Gardiner reviewed the Day One Agenda Outline and noted the City is trending significant growth
and development and the budget needs to reflect anticipated needs to service the residents and
businesses; noted the Henry County and Clayton County Water Authorities serve a large area of the
city, with the City of Stockbridge Water only servicing the core residents and businesses, to include
the downtown area, noting storm water & downtown development and infrastructure will be priority
projects. Mr. Gardiner noted new development brings new value and increases the tax bases; and
referenced million-dollar homes are currently under construction in the city; noted the City of
Stockbridge has an opportunity to be the Beacon of the Southern Crescent; and noted opportunities
are also lost when developers and investors view the city’s Council meetings and have conversations
with members from GMA. Mr. Gardiner noted the draft general fund budget presented today is
$29,182.11 and represents a 9% increase with no increases to development or impact fees; noted
Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
LOST (Local Option Sales Tax) is expected to increase and referenced the Hotel/Motel Tax dollar
revenue and is dictated by the price of the room rate per night, referencing the Red Roof Inn with
annual reporting of Hotel/Motel Tax of $6,000.00.
Councilmember Alexander suggested the city audit the annual hotel reporting; and referenced the
Amphitheater payoff in 2025 that will free up funds once paid off.

Mr. Gardiner noted most municipalities carry debt service, and that in addition to the freed-up bond
payments for the Amphitheater, a third-party option is recommended for the Amphitheater in 2025
that will also free up funds, and suggests the city be prudent by placing the savings from the
Amphitheater payments and production of the concerts be placed in the bank for a rainy day.

NEW BUSINESS
1. Police Department FY2025 Budget Presentation – Presented by Chief Frank Trammer
Chief Trammer referenced the department coming on board in May 2022, and Code
Enforcement being added in January 2023; referenced the Council’s approval of the funding
mechanism for the (4) four new Public Safety Officers (Council Retreat February 2024); noted
the COPS Grant will expire in 2026; noted the current year budget is trending over budget and
the proposed FY2025 represents a 15-17% increase with overtime cost increase of 64%;
presented the FY22 – FY26 Budget Chart and comparisons; noted the department has 67 full-
time sworn officers, 19 full-time civilian staff, 6 part-time staff for a total of 86 department staff;
presented Historical Calls for Service for 2021-2023; presented Workload Based Calculations;
noted 80 employees represent a fully staffed department for effective community policing;
noted Key Challenges: Staffing Shortages, Relying on the Henry County Police Department for
services; Inability to Respond to Accidents; Recruitment & Retention, ; and Resource Strains
from Annexations; noted the Percentage Change in Violent Crime 2021-2023; presented
Average Salary Comparisons in the metro area and the city of Dunwoody; noted the Key
Opportunities: grant funding; Stockbridge Police Foundation; DEA Task Force Participation –
One Officer (funds specifically earmarked); Crime Suppression Unit; Traffic Unit
Implementation; and School Speed Detection Cameras; presented Traffic Unit Fines vs. Costs
and Red Speed data.

Discussion included: fuel expenses and the city partnering with a local vendor for fuel at a
discounted rate, likewise for pursuit rated tires; moving toward Lightning electric vehicles for
the department fleet for budgeting and environmental purposes and tax credits, where
applicable; meetings are being scheduled with the city’s Grant Administrator to apply for new
grants to offset expenses where possible; part-time officers being assigned to Municipal Court
and City Hall; referenced maintenance agreements with outside vendors, specifically Henry
County regarding for services; noted issues remain in the area of Code Enforcement, and
more needs to be done regarding the enforcement of violations.

Chief Trammer noted there are currently (3) Code Enforcement Officers. (1) Working
Supervisor and (2) Code Enforcement Officers with one officer on leave; and suggested there
may need to be (6) Officers – (1) Supervisor, and (5) Officers, one for each District.
Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Ms. Gaines noted there is $15,000.00 for Nuisance and Abatement in the Non-Departmental
Budget.

Mr. Aaron stated $15,000 is not enough to remedy the homeless encampments, illegal
dumping throughout the city, and disposal costs, and suggests the city outsource the service.

Councilmember Gantt joined the meeting at 11:32 a.m.

Chief Trammer announced recent promotions within the department: Richard Godfrey to
Assistant Chief; Paton to Major and Gilbert-Ramsey to Interim Captain, and highlighted
department accomplishments:

Further discussion suggested the Code Enforcement department continues to struggle and is
headed in the wrong direction and that the department will require someone well versed in
Code Enforcement to make the department more of a priority; and noted the Community
Development department knows and is familiar with the Code, and the police officers are not.

Mr. Gardiner noted that in regard to Code Enforcement and officers going onto private
property, the Georgia Statute states that if you can see the violation from the street, the issue
can be addressed and cited and is not trespassing.

Attorney Washington stated the Court would make the final determination, noting the Code
allows for the complaint to be issued and a hearing within 10 days.

By consensus, the Council agreed to schedule a follow-up meeting specifically to discuss
Code Enforcement and to determine which department is best suited to manage Code
Enforcement.

Chief Trammer discussed the needs of the department, noting grant funding has helped a
great deal to cover many of the expenses, and the COPS grant will expire in 2026; noted the
department will continue to apply, noting the grant only covers new officers, who must remain
with the department for three (3) years.

Council discussion: perception of police presence and neighborhood patrol, and not wanting to
over police, while remaining safe; and noted with the city’s growth, annexations and
development, the department must meet those needs and continue to be able to provide police
services.

Mr. Gardiner stated he would work with Chief Trammer and the Treasurer to find a way to add
the requested positions if it is the will of the Council.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
2. Public Works FY2025 Budget Presentation - Presented by: Decius Aaron
Mr. Aaron reviewed the FY2025 Budget Objects noting the increasing demands of a growing
community, improving service levels and working with a constraint on resources and
maintaining staffing levels; reviewed the Public Works Budget Principles; FY2025 Budget
Priorities: Identify a funding source to renovate the Public Works Maintenance Shop; Conduct
an in-depth financial assessment of the infrastructure of the annexed areas and develop a
master plan for addressing capital projects and maintenance issues; conduct a facilities
assessment of all City buildings; close the transfer station and incorporate the land into
Memorial Park for additional parking; and traffic signals maintenance; reviewed highlights of
the department, receiving the Platinum Award for the Water System, and a Gold Award for the
Wastewater Treatment Facility; resurfaced eight miles of road; completed the East Atlanta
Rd/Lee Street improvement project; completed the Mays Crossing lift station rehabilitation
project and repaired the Amphitheater retention pond.

Mr. Aaron reviewed the staffing requests for FY2025, requesting the replacement of the
Assistant Public Works Director to a Project Manager position; the additional of three (3)
Stormwater Technicians; reclassification of the Executive Assistant position to Public Works
Administrative Analyst; and the addition of an Automated Metering Infrastructure (AMI)
Technician.

Councilmember Alexander noted the Council was intentional with the Assistant Public Works
Director having an Engineering Degree.

Councilmember Thomas agreed, noting the City needs to have an Engineer on staff; and
stated that when adding new positions to the city, there is a process, and each new proposed
position would need to go through the proper procedures.

Mr. Aaron stated the position would be filled and the applicant would be required to have an
Engineering Degree.

Mr. Aaron referenced the new 2023 EPA rule for water line replacements, noting lines installed
after 1997, there is an assumption of no lead, and the initial survey is due to the EPD on
October 15th.

Mr. Aaron noted Enterprise Fleet Management will present at the upcoming Work Session on
August 27th to discuss lease/purchase options; and noted the Stormwater Department has
incurred a number of major expenses, especially in the newly annexed areas.

Mr. Aaron reviewed the Department Challenges: Department funding; Inability to replace
critical vehicles and equipment in a timely manner; providing services in the annexed areas;
increasing solid waste collection and disposal costs; changes in the federal lead and copper
rules; changes in NPDES permit discharge limits; federal and state stormwater management
Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
mandates; recruitment challenges; aging infrastructure for which replacement costs were
underfunded over the years; and homeless encampments; and reviewed the Opportunities:
Upgrade infrastructure, parks, and city buildings via SPLOST and TSPLOST funds; implement
annual Consumer Price Index (CPI) adjustments to ensure that Enterprise Funds remain self-
supporting; and improve compensation for Public Works staff to reduce turnover.

Councilmember Thomas noted that he was not aware of the Council denying any requests
brought to the Council to fund Public Works projects and replacement of vehicles, and
increasing contracts cover the newly annexed areas.

Councilmember Gantt asked where Public Works is using outside contractors for services.

Mr. Aaron noted contractors are providing Right-of-Way services, sanitation, stormwater,
sidewalks, and landscaping.

Councilmember Thomas asked what the General Maintenance daily duties consist of.

Mr. Aaron noted the General Maintenance maintains the parks, litter pickup, mowing and bush
hog cutting, repairing potholes and chipper services, noting staff cannot encroach upon the
Norfolk Southern/Railroad areas.

Mayor Ford noted the city needs a plan on how to increase Public Works salaries, noting the
Minimum Wage is $15/hr.

Councilmember Barber asked if there are any opportunities to bring Landscaping in-house.

Mr. Aaron noted that bringing those contracted services in-house would increase salary and
benefits, noting there are fourteen (14) General Maintenance staff who are specifically
assigned to mowing, litter control the maintenance of standard mowing of rights-of-way for the
most part, and that you have to weigh the pros and cons where contractors have the
responsibility of mowing and maintaining the major thoroughfares weekly.

Councilmember Alexander agreed, noting the contractors have saved the city money on
salaries, benefits, and equipment.

Councilmember Barber noted the city needs to create opportunities to enter into the Public
Works field by bringing in Interns for some of the Administrative positions, and Temporary
positions, and cut back on some of the contract work.

Mr. Gardiner noted that the city can look at utilizing community service workers.

Ms. Wheeler noted they would not be covered under the city’s Workers Compensation policy.
Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Attorney Washington stated the City would have liability, and that it would depend on if the
work was on a voluntary basis or mandated by the court.

Councilmember Thomas asked staff to research what would be required to use community
service workers, especially on the weekend, and to put in the safeguards.

Councilmember Gantt noted a number of steps would be required to oversee community
service.

Councilmember Barber noted the city should be looking to minimize the city’s expenses, and
every employee is potentially a liability, noted the city’s population has grown and changed and
there are other municipalities who are using community service, and the city of Stockbridge
needs to look at how we can do the same.

Mr. Gardiner confirmed staff would look into it.

Councilmember Alexander noted he removed himself from the Keep Stockbridge Beautiful
platform, and that the city would provide the service; and noted contractors deliver a high level
of service, whereas, as temp worker would deliver a low level of service; and noted the city
needs to apply for Keep America Beautiful, if not already done; and noted a salary survey
should be routine to make sure the city is keeping in line with comparable salaries in the area.

Ms. Wheeler noted that not all employees and temporary workers are brought in at the $15
minimum wage level.

Councilmember Alexander asked what the turnover numbers are for the city.

Ms. Wheeler noted the largest turnover is from the Police Department; and that other areas of
the city are less than 2% and would provide a breakdown of turnovers.

3. Economic Development – Presented by: Frederick Gardiner
Mr. Gardiner gave an overview of the department, noting three positions, the Director, which is
currently vacant, and two positions for Administrative Support and the Economic Development
Coordinator, Office of Downtown Development, Office of Economic Vitality and Office of
Marketing & Attraction.

Councilmember Alexander asked for the status to fill the vacancy of the Economic
Development Director position.

Mr. Gardiner noted a prospect was interviewed yesterday, noting the search is active.

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Mr. Gardiner reviewed the proposed FY2025 Department Budget; noted Major Initiatives
include the TAD Project; and presented the Patrick Henry Parkway project.

Mr. Gardiner gave an overview of the Main Street Department and proposed FY2025
department budget, noting the department has two staff members, a Downtown Manager, and
a Coordinator, and all are housed in the Economic Development offices; referenced the
success of the Tiny Tent events taking place on Friday nights to energize the downtown area;
referenced a proposed project to re-design the old police department and put in turf with no
effect on the Alleyway Project; implement a lighting project in the downtown; and is speaking
with the owners of the remaining vacant buildings (neither which has a kitchen).

Councilmember Gantt suggested the city consider a Community Grease Trap as a DDA
Project.

Mr. Gardiner noted there have been discussions regarding a pad for two dumpsters and
adding parking in the rear; cleaning up the railroad yard to add parking with brick pavers
similar to downtown Locust Grove.

Councilmember Barber asked if there have been any discussions with Food Depot.

Mr. Gardiner noted the owner of Food Depot has expressed interest in improvements to the
storefront and parking lot.

Councilmember Thomas noted Code Enforcement needs to address the car wash at the
corner of N. Henry & Tye Street, and the former jewelry store; and also noted the Harrell Drive
apartments were being renovated following a fire in a section of the units.

Councilmember Gantt noted the CDA (Citywide Development Authority) is looking at
implementing the Citywide Façade Grant Program.

Mr. Gardiner noted the area under the bridge is considered for murals; and that he is meeting
with the County Chair and County Manager to discuss the TAD, followed by a meeting with the
Henry County School Board.

4. Community Development – Presented by: Ryan Anderson
Mr. Anderson referenced the Four Business Units for Community Development:
Administration, Planning & Zoning (GIS), Building/Fire/Permitting & Inspections, and Business
Services, all in support of economic growth; noted the Top Priorities are: Accountability (Taking
Ownership), Consistency & Credibility, Efficiency & Expectation, and Statistical Measures
(KPIs); reviewed the Department Organizational Chart, noting the request for positions and
reclassifications; noting the request for FY2025 increase the number for Building Inspectors

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
from 1 to 2 personnel; Increase the Senior Planner from 1 to 2 personnel, and defund the
Planner 1 position.

Mr. Anderson presented the city’s Zoning Map, the Future Land Use Map, Council District
Map; noted there are currently 1,325 units under construction in the city, noting the city is
growing fast, and presented population forecasts near 50,000 by the year 2030, noting the
need for long range, smart planning; and that beginning in 2025, the department will target two
corridor studies to start planning for this growth and is requesting to begin partial on-boarding
for In-House Building, Permitting Division in FY2025 modernizing the department,
implementing new Sages software to replace EnerGov in the amount of $100,000, and is a
savings of $30,000 annually compared to the current software; and requests to begin the
Areas of Study: Hwy. 138, Eagles Landing, North Henry Blvd., East Atlanta Rd., and Rock
Quarry Rd. noting most studies are only good for ten years, and is requesting the purchase of
(2) two inspections vehicles (approximately $$65,000).

Mr. Anderson noted the proposed FY2025 Department Budget was comparable to FY2024,
with a decrease to the overall budget.

Mr. Anderson noted the department will bring a Zoning map to the Council for approval based
on the rezonings that have been approved by the City Council, along with a Comprehensive
Plan Update; if approved, will move forward with Sages software; noted Veritas is no long the
contractor for the city, and that most positions have already been brought in-house with the
exception of the Engineer; noted there is approximately 400 acres along the Western Parallel
Connector for commercial development, noting the city is not land-locked.

Councilmember Thomas asked Mr. Anderson to thoroughly review the Comprehensive Plan to
see what can be done within the city’s Comprehensive Plan to stop all of the amendments
from coming before the Council.

Councilmember Barber asked who is responsible for reviewing the city’s housing inventory,
noting as has been stated, there have been a number of developments approved, specifically
multi-family developments, noting there has been a lack of single-family detached home
developments that have come before the Council for approval, and those types of affordable
developments are what we need in the city.

Mr. Anderson stated that developers receive funding based on a feasibility study that they
have conducted.

Councilmember Barber asked who determines if the development meets the growth and
planning needs of the city.

Mr. Anderson stated developments are market driven.
Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
Mr. Gardiner noted that regarding the development of the City of Stockbridge, single-family
detached homes were built first, then townhomes, followed by apartments.

Councilmember Alexander noted townhomes are only 2% of the city’s housing inventory,
noting townhomes are considered single-family homes without a yard, and single-family
detached homes have a yard.

Councilmember Barber as the Council to consider as a Condition for new developments, to set
aside a percentage to fund the addition of a police officer.

Adjourn
Motion to adjourn the meeting at 5:00 p.m. was made by Councilmember Gantt; seconded by Mayor
Pro Tem Berry. The motion passed unanimously 5-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

Location: Merle Manders Conference Center – Lower Level 111 Davis Rd. Stockbridge, GA 30281
City of Stockbridge
AGENDA ITEM
MEETING DATE
September 9, 2024
RESOLUTION GENERAL FUNDS
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/ RENEWAL SPLOST OR TSPOST
PUBLIC HEARING ARPA
X PRESENTATION GRANT
BID/SOLICITATION AWARD HOTEL/MOTEL
TASK ORDER TOURISM
CHANGE ORDER COUNCIL INITIATIVE
BUDGET AMENDMENT PARTNER/SPONSOR
BUDGET TRANSFER DEPARTMENT FUND
PAYMENT APPROVAL BALANCE
OTHER

PRESENTER: Hope Pendergrass ACCOUNT TRANSFER FROM:
DEPARTMENT: Mauldin & Jenkins ACCOUNT TRANSFER TO:

ITEM/PROJECT/EVENT:
FY 23 Audit Presentation – By Hope Pendergrass

BACKGROUND INFORMATION:
Mauldin & Jenkins has been the independent auditor for Stockbridge for over 10 years. They are the
leading CPA firm in Georgia that caters to Government and Municipal entities. Mauldin & Jenkins has
been in existence since 1918, with 14 offices in 6 states, they have provided over 325,000 hours to
clients throughout the country. Most recently, Mauldin & Jenkins was awarded the bid to continue to
serve as the Auditing Firm for the City of Stockbridge.
BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

Attachments:
FY 23 ACFR
FY 23 Independent Auditors Report
Signed Letter of Representation
Signed Engagement Letter

APPROVALS: FINANCIAL IMPACT N/A

CITY MANAGER Frederick Gardiner AMOUNT $

CITY TREASURER Lakeisha Gaines
ATTACHMENTS: X
CITY ATTORNEY

DEPARTMENT HEAD Lakeisha Gaines
To the Honorable Mayor and Members
of the City Council
City of Stockbridge
Stockbridge, Georgia

In planning and performing our audit of the financial statements of the City of Stockbridge, Georgia (the “City”) as of
and for the year ended December 31, 2023, in accordance with auditing standards generally accepted in the United
States of America, we considered the City’s internal control over financial reporting (internal control) as a basis for
designing our auditing procedures for the purpose of expressing our opinion on the financial statements, but not for
the purpose of expressing an opinion on the effectiveness of the City’s internal control. Accordingly, we do not
express an opinion on the effectiveness of the City’s internal control.

However, during our audit, we became aware of a matter that is an opportunity for strengthening internal controls
and operating efficiency. This letter includes comments and suggestions with respect to matters that came to our
attention in connection with our audit of the financial statements of the City as of and for the year ended
December 31, 2023. A separate report dated July 10, 2024 contains our report on the City’s internal control. This
letter does not affect our report dated July 10, 2024, on the financial statements of the City.

The following items are offered as constructive suggestions to be considered as part of the ongoing process of
modifying and improving the City's practices and procedures:

Old Outstanding Checks

During our testing of cash, we noted outstanding checks from an old, closed bank account dating back to 2013
through 2015. We recommend these checks be investigated, voided, and either reissued or escheated to the State
of Georgia Department of Revenue as unclaimed property.

Closing Thoughts

We have already discussed these comments and suggestions with various City personnel, and we will be pleased to
discuss them in further detail at your convenience, to perform any additional study of these matters, or to assist you
in implementing the recommendations.

We appreciate serving the City of Stockbridge, Georgia and would be happy to assist you in addressing and
implementing any of the suggestions in this letter.

Macon, Georgia
July 10, 2024

300 MULBERRY STREET, SUITE 300 • POST OFFICE BOX 1877 • MACON, GEORGIA 31202-1877 • 478-464-8000 • FAX 478-464-8051 • www.mjcpa.com
MEMBERS OF THE AMERICAN INSTITUTE OF CERTIFIED PUBLIC ACCOUNTANTS
CITY OF STOCKBRIDGE,
GEORGIA

ANNUAL COMPREHENSIVE
FINANCIAL REPORT

FOR THE YEAR ENDED
DECEMBER 31, 2023
CITY OF STOCKBRIDGE, GEORGIA

ANNUAL COMPREHENSIVE
FINANCIAL REPORT

FOR THE YEAR ENDED
DECEMBER 31, 2023

Prepared By: Department Of Finance
CITY OF STOCKBRIDGE, GEORGIA

ANNUAL COMPREHENSIVE FINANCIAL REPORT
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

TABLE OF CONTENTS
Page
INTRODUCTORY SECTION

Letter of Transmittal .............................................................................................................................................. i – v
Certificate of Achievement ........................................................................................................................................ vi
Organizational Charts .................................................................................................................................. vii and viii
List of Elected and Appointed Officials ................................................................................................................... ix

FINANCIAL SECTION

Independent Auditor's Report ............................................................................................................................. 1 – 4
Management’s Discussion and Analysis ......................................................................................................... 5 – 13

Basic Financial Statements:
Government-wide Financial Statements:
Statement of Net Position .............................................................................................................................. 14
Statement of Activities........................................................................................................................ 15 and 16
Fund Financial Statements:
Balance Sheet – Governmental Funds.............................................................................................. 17 and 18
Statement of Revenues, Expenditures and Changes in Fund
Balances – Governmental Funds .................................................................................................. 19 and 20
Reconciliation of the Statement of Revenues, Expenditures and Changes in
Fund Balances of Governmental Funds to the Statement of Activities ................................................ 21
General Fund – Statement of Revenues, Expenditures and Changes in
Fund Balances – Budget and Actual ........................................................................................................ 22
ARPA Fund – Statement of Revenues, Expenditures and Changes in
Fund Balances – Budget and Actual ........................................................................................................ 23
Grants Fund – Statement of Revenues, Expenditures and Changes in
Fund Balances – Budget and Actual ........................................................................................................ 24
Statement of Net Position – Proprietary Funds ........................................................................................... 25
Statement of Revenues, Expenses and Changes in
Net Position – Proprietary Funds .............................................................................................................. 26
Statement of Cash Flows – Proprietary Funds ................................................................................ 27 and 28
Statement of Fiduciary Net Position – Custodial Fund ............................................................................... 29
Statement of Changes in Fiduciary Net Position – Custodial Fund ......................................................... 30
Notes to Financial Statements .................................................................................................................. 31 – 60

Required Supplementary Information:
Schedule of Changes in the City’s Net Pension Liability and Related Ratios ................................. 61 and 62
Schedule of City Contributions ............................................................................................................. 63 and 64
CITY OF STOCKBRIDGE, GEORGIA

ANNUAL COMPREHENSIVE FINANCIAL REPORT
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

TABLE OF CONTENTS (CONTINUED)
Page
FINANCIAL SECTION (CONTINUED)

Combining and Individual Fund Statements and Schedules:
Combining Balance Sheet – Nonmajor Governmental Funds ........................................................... 65 and 66
Combining Statement of Revenues, Expenditures and Changes in Fund
Balances – Nonmajor Governmental Funds .................................................................................... 67 and 68
Schedule of Revenues, Expenditures and Changes in Fund Balances –
Budget and Actual – Special Revenue Fund – Hotel/Motel Tax Fund ....................................................... 69
Schedule of Revenues, Expenditures and Changes in Fund Balances –
Budget and Actual – Permanent Fund – Burke Cemetery Fund ................................................................ 70
Schedule of Revenues, Expenditures and Changes in Fund Balances –
Budget and Actual – Capital Projects Fund – Downtown Development Fund ......................................... 71
Schedule of Revenues, Expenditures and Changes in Fund Balances –
Budget and Actual – Capital Projects Fund – Urban Redevelopment Fund ............................................. 72
Schedule of Revenues, Expenditures and Changes in Fund Balances –
Budget and Actual – Capital Projects Fund – City-Wide Development Fund ........................................... 73
Schedule of Revenues, Expenditures and Changes in Fund Balances –
Budget and Actual – Capital Projects Fund – Impact Fee Fund ................................................................ 74
Combining Statement of Net Position – Nonmajor Enterprise Funds .......................................................... 75
Combining Statement of Revenues, Expenses and Changes in Fund Net Position –
Nonmajor Enterprise Funds ........................................................................................................................... 76
Combining Statement of Cash Flows – Nonmajor Enterprise Funds .......................................................... 77
Schedule of Expenditures of Special Purpose Local Option Sales
Tax Proceeds – SPLOST III ............................................................................................................................ 78
Schedule of Expenditures of Special Purpose Local Option Sales
Tax Proceeds – SPLOST IV ............................................................................................................................ 79
Schedule of Expenditures of Special Purpose Local Option Sales
Tax Proceeds – SPLOST V ............................................................................................................................. 80
Schedule of Expenditures of Transportation Special Purpose Local Option Sales
Tax Proceeds ................................................................................................................................................... 81
CITY OF STOCKBRIDGE, GEORGIA

ANNUAL COMPREHENSIVE FINANCIAL REPORT
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

TABLE OF CONTENTS (CONTINUED)
Page
STATISTICAL SECTION

Net Position by Component .................................................................................................................... 82 and 83
Changes in Net Position .............................................................................................................................. 81 – 87
Governmental Activities Tax Revenues by Source .............................................................................. 88 and 89
Fund Balances of Governmental Funds ................................................................................................ 90 and 91
Changes in Fund Balances of Government Funds............................................................................... 92 and 93
General Governmental Tax Revenues by Source ............................................................................................. 94
Assessed Value of Taxable Property ................................................................................................................. 95
Property Tax Rates – Direct and Overlapping Governments .......................................................................... 96
Principal Property Taxpayers ............................................................................................................................. 97
Principal Franchise Taxpayers ........................................................................................................................... 98
Ratios of Outstanding Debt by Type .................................................................................................... 99 and 100
Direct and Overlapping Governmental Activities Debt .................................................................................. 101
Legal Debt Margin Information ........................................................................................................... 102 and 103
Pledged Revenue Coverage ................................................................................................................ 104 and 105
Demographic and Economic Statistics ........................................................................................................... 106
Principal Employers ........................................................................................................................................... 107
Full-Time Equivalent City Government Employees by Function .................................................................. 108
Operating Indicators by Function....................................................................................................... 109 and 110
Capital Asset Statistics by Function .................................................................................................. 111 and 112

COMPLIANCE SECTION

Independent Auditor’s Report on Internal Control Over Financial Reporting and
on Compliance and Other Matters Based on an Audit of Financial Statements
Performed in Accordance with Government Auditing Standards ............................................. 113 and 114
Independent Auditor’s Report on Compliance for each Major Program and on
Internal Control Over Compliance Required By The Uniform Guidance....................................... 115 – 118
Schedule of Expenditures of Federal Awards ............................................................................................... 119
Notes to Schedule of Expenditures of Federal Awards ............................................................................... 120
Schedule of Findings and Questioned Costs ...................................................................................... 121 – 126
Schedule of Prior Year Findings ..................................................................................................................... 127
Management’s Corrective Action Plan ............................................................................................. 128 and 129
INTRODUCTORY SECTION
July 10, 2024

To the Honorable Mayor, Distinguished Members of City Council
and the Citizens of the City of Stockbridge:

Ladies and Gentlemen:

State Law requires that all general-purpose local governments publish within six months of the close of each fiscal
year a complete set of financial statements presented in conformity with general accepted accounting principles
(“GAAP”) and audited in accordance with generally accepted auditing standards by a firm of licensed certified public
accountants. Pursuant to that requirement, we hereby issue the Annual Comprehensive Financial Report of the City
of Stockbridge, Georgia (the “City”) for the fiscal year ended December 31, 2023.

This report consists of management’s representations concerning the finances of the City of Stockbridge, Georgia.
Consequently, management assumes full responsibility for the completeness and reliability of all of the information
presented in this report. To provide a reasonable basis for making these representations, management of the City of
Stockbridge has established a comprehensive internal control framework that is designed both to protect the
government’s assets from loss, theft, or misuse and to compile sufficient reliable information for the preparation of the
City of Stockbridge’s financial statements in conformity with GAAP. Because the cost of the internal controls should
not outweigh their benefits, the City of Stockbridge’s comprehensive framework of internal controls has been designed
to provide reasonable rather than absolute assurance that the financial statements will be free from material
misstatement. As management, we assert that, to the best of our knowledge and belief, this financial report is complete
and reliable in all material respects.

The City of Stockbridge’s financial statements have been audited by Mauldin and Jenkins, LLC, a firm of licensed
certified public accountants. The goal of the independent audit was to provide reasonable assurance that the financial
statements of the City of Stockbridge for the fiscal year ended December 31, 2023, are free of material misstatement.
The independent audit involved examining, on a test basis, evidence supporting the amounts and disclosures in the
financial statements; assessing the accounting principles used and significant estimates made by management; and
evaluating the overall financial statement presentation. The independent auditor concluded, based upon the audit,
that there was a reasonable basis for rending an unmodified opinion that the City of Stockbridge’s financial statements
for the fiscal year ended December 31, 2023, are fairly presented in conformity with GAAP. The independent auditor’s
report is presented as the first component of the financial section of the report. A single audit was necessary in 2023.
The requirement for a single audit is the expense of $750,000 or more in federal funds.

Government Auditing Standards require the independent auditor to report not only on the fair presentation of the
financial statements, but also on the audited government’s internal controls and compliance with legal requirements.
This report is available under a separate cover.

GAAP requires that management provide a narrative introduction, overview, and analysis to accompany the basic
financial statements in the form of Management’s Discussion and Analysis (“MD&A”). This letter of transmittal is
designed to complement the MD&A and should be read in conjunction with it. The City of Stockbridge’s MD&A can be
found immediately following the report of the independent auditors.

PROFILE OF THE CITY

The City of Stockbridge was founded in 1829 and was incorporated as a city in 1920. Stockbridge is located in the
northern part of Henry County, Georgia and is approximately eighteen miles from the state capital of Atlanta. The city
is a municipal corporation created under the laws of the State of Georgia and has its corporate name as “City of
Stockbridge, Georgia.” The affairs of the city are conducted by a Mayor and a five-member city council. The Mayor
and City Council members are elected at large. This elected body is responsible for the active coordination of
community resources, to anticipate problems and meet community needs.

The City Manager, who is appointed by the Mayor and City Council, oversees the day-to-day operations of the city
and ensures the smooth and efficient delivery of city services. All activities and functions of the city are administered
by the City Manager and City Clerk and are under the jurisdiction of the Mayor and City Council, as set forth in State
and local law.

The City provides a full range of services to approximately 34,630 residents. These services are provided as a whole
either by the City or through contractual agreements with Henry County. They include public safety (police and fire),
community development, highways and streets, water, sewer, sanitation, public improvements, planning and zoning,
code enforcement and general administrative services.

The City is one of four incorporated municipalities within Henry County and is not included in Henry County’s reporting
entity.

The annual budget serves as the foundation for the City of Stockbridge’s financial planning and control. All funds and
departments of the City are required to submit requests for appropriations to the City Manager in August of each year.
The City Manager uses these requests as the starting point for developing a proposed budget. The City Manager then
presents this proposed budget to the Council for review in October. The Council is required to hold public hearings on
the proposed budget and to adopt a final budget no later than December 31, the close of the City of Stockbridge’s
fiscal year. The appropriated budget is prepared by fund and department. Department supervisors may make transfers
of appropriations within a department. Transfers of appropriations between departments require the special approval
of the governing council. Budget to actual comparisons are provided in this report for the general fund. These
comparisons are presented beginning on page 22 of the basic financial statements.

On January 1, 1995, the City of Stockbridge received its status as a Certified City by the State of Georgia Department
of Community Affairs. The State designated the Stockbridge Main Street Program on January 26, 2015. The Main
Street Program was established to design an identifiable downtown historic district that promotes economic vitality,
encourages cultural enrichment and nurtures a collaborative community spirit.

FACTORS AFFECTING FINANCIAL CONDITION

The information presented in the financial statements is perhaps best understood when it is considered from the
broader perspective of the specific environment within which the City of Stockbridge operates.

ii
Strategic Financial Planning

The Mayor and Council of the City of Stockbridge are very diligent with budgeting and planning. With the Joint
Comprehensive Development Plan, the Short-Term Work program as well as other programs, we share in the planning
for growth and development of infrastructure with our county. These plans also address population, economic
development, natural histories and cultural resources as well as transportation and community facilities throughout
the city and county. In May 2016, sanitation services were contracted through Waste Industries at no additional cost
to the citizens. Waste Industries also offers curbside recycling services. With the implementation of the Stockbridge
Police Department, tickets are now diverted back to our Municipal Court, thus increasing revenues for fines and
forfeitures.

Local Economy

Stockbridge is intersected by two interstate expressways, I-75 and I-675. These heavily traveled interstates bring
tourists into our city. The tourist boosts the sales tax revenue as well as the Hotel/Motel tax revenue. The city has a
Hotel/Motel tax rate of 8%. We currently have ten hotels in the city limits of Stockbridge for which we receive this tax
revenue. This revenue has increased due to the overall economy.

Our citizens’ employment, as well as our local economy, depends largely on what happens in and around Atlanta. The
2023 unemployment rates for the State of Georgia and the City of Stockbridge, are at 3.8% and 3.5%, respectively.
Property values have started to recover with an increase of 4% in the net maintenance and operation tax digest since
2021.

The city depends largely on Local Option Sales Tax for revenue. The 2023 sales tax revenue increased greatly since
2020. Other increases in revenue occurred in property taxes, occupational taxes and insurance premium taxes.

RELEVANT FINANCIAL POLICIES

Fiscal Policies

The City of Stockbridge actively supports economic development efforts to expand our revenue base and extend
support to local business owners already established within our city limits. Budgeted revenue projections are made
conservatively so that actual revenues will consistently meet or exceed budgeted revenues. The City provides
medical, dental, and life insurance for its employees. The cost for these benefits are shared by the City and its
employees. The city also provides a defined benefit pension plan for the City employees and elected officials.

Treasury Policies

The City’s financial policies authorize investment in any securities approved by the State of Georgia for local
governments. The city administers the conservative treasury approach, and we employ safe and financially stable
practices to protect the City’s liquid assets. Other policies that have been established by the Council include Capital
Assets, as well as Purchasing and Procurement.

iii
Debt Administration

On December 31, 2023, long-term debt of the City, other than compensated absences and net pension liability, were
Urban Redevelopment Agency revenue bonds in the amount of $8,055,000. Under current state statues, the City’s
general obligation bonded debt issuances are subject to a legal limitation based on 10 percent of total assessed value
of real and personal property. As of December 31, 2023, the City did not have any general obligation bonded debt
outstanding. The City’s legal limit was $105,723,358 and related debt per capita was zero.

The City’s Water and Sewer Enterprise Fund was issued a note by the Georgia Environmental Facilities Authority in
2010 to finance construction projects to improve the City’s water distribution facilities. The outstanding balance that
matures in 2031, is $924,592 at the end of 2023.

MAJOR INITIATIVES AND ACCOMPLISHMENTS

In 2016, the Mayor and Council adopted a Mission statement:

To provide visionary leadership and superior municipal services that enhance the quality of life for the citizens
while creating a welcoming business atmosphere focused on sustainability and expansion of tourism and
cultural events. They are passionate about establishing the Values of PEACE.

Professionalism
Excellence
Adaptability
Communications
Ethics

Special Purpose Local Option Sale Tax IV was passed by the citizens in November of 2013. We began receiving
these funds in May of 2014. The plans are to use these funds for Capital Projects such as roads, bridges, sidewalks
as well as public works facilities and equipment, parks and recreation and public safety facilities and equipment.

There are currently several projects that are being funded through our SPLOST revenues and supplemented by fund
balance in the enterprise funds or Community Development Block Grant Funds:

 Park Master Plan
Approximately $380,000
 Sidewalk Maintenance Program
Approximately $300,000
 Lift Station Rehabilitation
Approximately $1,375,000
 Sewer Line Replacement
Approximately $1,000,000

The Amphitheater has been completed and has successfully hosted 2 full concert seasons.

iv
The Future

The Mayor and Council are working on the Main Street Revitalization and Economic Development in our downtown
area. In 2017 the Carrie Mae Hambrick building was demolished with plans to rebuild state of the art community
center. Future considerations include a fiber optic network for our city buildings and downtown area. The City is
designing / building a new Cultural Art Facility, Senior / Youth Center as well as the installation of Citywide Wayfinding
Signs. Stockbridge looks forward to exciting new shows for the upcoming 2024 concert season and other annual
community events.

AWARDS AND ACKNOWLEDGEMENTS

The Government Finance Officers Association (“GFOA”) of the United States and Canada awards a Certificate of
Achievement for Excellence in Financial Reporting when all requirements have been met. The City of Stockbridge
has met these requirements for its Annual Comprehensive Financial Report for reporting ending December 31, 2022.
The city is hopeful to obtain this prestigious award once again this year.

The Certificate of Achievement is valid for a period of one year only. We believe that our current Annual
Comprehensive Financial Report meets the Certificate of Achievement Program’s requirements, and we are
submitting it to the GFOA to determine its eligibility for another certificate.

The preparation of this report would not have been possible without the efficient and dedicated services of the entire
staff (current and former) of the finance and administration departments. We would like to express our appreciation to
all members of the department who assisted and contributed to the preparations of this report. The independent audit
firm of Mauldin & Jenkins, LLC is also to be commended for their guidance and assistance in the preparation of this
document.

We would like to also thank the Mayor, Members of City Council, City Manager and Department Heads for their support
in planning and conducting the financial operations of the City in a responsible and progressive manner.

Respectfully submitted,

Frederick Gardiner
City Manager

Government Finance Officers Association

Certificate of
Achievement
for Excellence
in Financial
Reporting

Presented to

City of Stockbridge
Georgia

For its Annual Comprehensive
Financial Report
For the Fiscal Year Ended

December 31, 2022

Executive Director/CEO

vi
CITY OF STOCKBRIDGE
ORGANIZATIONAL CHART
DECEMBER 31, 2023

CityofStockbridge
Residents

Mayor&Council

Boards&
Authorities

Solicitor Municipal Auditor City Treasurer CityClerk Executive
CourtJudge Attorney CityManager AssistanttoMayor
Executive
Assistant &Council
Payroll Senior
Specialist Procurement UtilityBilling Accountant Administrative
Manager Supervisor Assistant
Receptionist AdminAsst.
Procurement Accountant1
Specialist Financial
ServTech DeputyCity
Accts.Payable Clerk
Grants Public Court Human Public Economic ConferenceCenter Management Community Procurement Clerk
Administrator Project Analyst UtilityBilling
Works ITDirector Administrator Resources Information PoliceChief Development Manager Development Clerk
Manager Clerk
Director Manager Officer Director Director

Executive Administrative MainStreet Admin. Assistant
Executive
Assistant Assistant Manager
HRCoordinator Assistant ChiefPlanner
Conference
PublicWorks Center
AssistantDirector DeputyCourtClerk MainStreet Coordinator Fire
Coordinator Marshall Permit CodeEnforcement Business SeniorPlanner
Stormwater BuildingPermits Coordinator Supervisor Services
Facilities PublicWorks Engineer Wastewater Event
Supervisor WaterSuperintendent andInspections Supervisor
Supervisor Operations Inspector(EPD) Superintendent Coordinator
Manager GISAnalyst
Code
Stormwater WaterSystems PublicWorks
Facility Enforcement OccupationalTaxClerk
Technicians(4) ChiefOperator Wastewater Wastewater Technician(2)
Technicians(1) CrewLeaders(3) Officers(2) (2)
SystemsChief CollectionsChief Planner1

Water
PublicWorks Technicians(6)
Technicians(7) Wastewater Wastewater
System Collections
Operators(2 Systems
Mechanics(2) Operators(3)
ContractedServices
AppointedPosition
NewPosition
VacantPosition Wastewater
Collections
Operator(2)

vii
CITY OF STOCKBRIDGE POLICE DEPARTMENT
ORGANIZATIONAL CHART
DECEMBER 31, 2023
Chief of Police
F. Trammer
Internal Affairs Reports Directly to
the Chief of Police
Executive
Assistant
L. Powell

Asst. Chief
G. Kalish

Operations Support
Maj. R. Momon Maj. R. Godfrey

Part-Time Administrative Professional
Accreditation Mgr Services Standards
C. Groover VACANT Capt. C. Yermack

Field Investigative Records Code Community Training
Special Services
Services Services Supervisor Enforcement Affairs
SSgt. J. Neal Lt. J. McIlvaine
Capt. B. Smith Capt. A. Paton Y. Moore Supv. K. Cook Lt. S. Ramsey

Criminal Criminal DEA Task Force Records Background &
Patrol Day Patrol Evening Code Officer Part-Time Officer
Investigation Investigation Coordinator Recruitment/IA
Lt. M. Driskell Lt. P. Dalman K. Toliver K. Carmichael Ofc. A. Luqman
Sgt. J. Yarbrough Sgt. N. Allen Jami Lynch Sgt. T. Smiley

Crime & Traffic Records Co-Responder
A Team B Team C Team D Team CSI Code Officer Part-Time Officer
Unit Sergeant Det. C. Boggs Coordinator Coordinator
SSgt. T. Hudson Sgt. K. Davis Sgt. B. Thomas Sgt. R. Jordan Inv. L. Henry E. Victrum VACANT
VACANT C. Black Bennicia Gilbert

Public Safety
Medical K-9 Corporal CSI Records Clerk
Cpl. N. Craft Cpl. F. Solis Cpl. T. Collum Det. C. Acosta Information
Cpl. Q. Tolen B. Zimmerman VACANT Monica Dumas Ofc. D. Snively

Zone 1 Police Officer Zone 1 Zone 1
Cpl. C. Jennette Det. S. Ramclam
Ofc. A. Cornelius VACANT SPO L. McGill Ofc. B. Sloan

Zone 2 Zone 1 Police Officer Zone 2 Zone 2
Det. P. Petiote
SPO N. Matthews Ofc T. Pickett VACANT Ofc. B. Clerveaux Ofc. D. Rambus

Zone 3 Zone 2 Zone 3 Zone 3 Detective Total Full-Time Sworn 62
SPO E. Clanton SPO C. White SPO X. Lewis Ofc. T. Carroll VACANT
Total Full-Time Civilian 9
Zone 4 Zone 3 Zone 4 Zone 4 Total Part-Time 4
SPO S. Joseph SPO G. Barrett SPO J. Eutsey SPO J. Boima
Total Full Time Employees 71
Support Unit Zone 4 Support Unit Support Unit
SPO J. Johnson Ofc. E. Rainer Ofc. R. Deason SPO T. Wilson

Support Unit
Support Unit Support Unit Support Unit Sworn Temporary Light Duty Part-Time
Ofc. J. Harris-
Ofc. J. Delius Ofc. J. Beljour SPO J. Burgess
Johnson

Civilian Vacant Leave In-Training External Emp.
Support Unit Ofc. A Hart
Ofc. S. Laria (SPO J. Burgess)

viii
CITY OF STOCKBRIDGE, GEORGIA

LIST OF ELECTED AND APPOINTED OFFICIALS
DECEMBER 31, 2023

LEGISLATIVE BRANCH

MAYOR AND CITY COUNCIL

Anthony Ford Mayor

Alphonso Thomas Mayor Pro Tem

Elton Alexander Council Member

Yolanda Barber Council Member

John Blount Council Member

LaKeisha Gantt Council Member

OFFICERS OF THE MAYOR AND COUNCIL

Frederick Gardiner City Manager

Vanessa Holiday City Clerk

Randi Rainey Deputy City Clerk

Quinton Washington City Attorney

Jeremy Berry City Attorney

JUDICIAL BRANCH

Matthew McCord Municipal Court Judge

Julie Kert City Solicitor

Genea Stanley Court Clerk

ix
FINANCIAL SECTION
INDEPENDENT AUDITOR'S REPORT

Honorable Mayor and Members
of the City Council
City of Stockbridge, Georgia
Stockbridge, Georgia

Report on the Audit of the Financial Statements

Opinions
We have audited the accompanying financial statements of the governmental activities, the business-type activities,
each major fund, and the aggregate remaining fund information of the City of Stockbridge, Georgia’s (the “City”), as
of and for the year ended December 31, 2023, and the related notes to the financial statements, which collectively
comprise the City’s basic financial statements as listed in the table of contents.

In our opinion, the financial statements referred to above present fairly, in all material respects, the respective financial
position of the governmental activities, the business-type activities, each major fund, and the aggregate remaining
fund information of the City, as of December 31, 2023, and the respective changes in financial position and, where
applicable, cash flows thereof, and the budgetary comparison for the General Fund, the Grants Fund, and the
American Rescue Plan Act (“ARPA”) Fund for the year then ended in accordance with accounting principles generally
accepted in the United States of America.

Basis for Opinions
We conducted our audit in accordance with auditing standards generally accepted in the United States of America
and the standards applicable to financial audits contained in Government Auditing Standards, issued by the
Comptroller General of the United States. Our responsibilities under those standards are further described in the
Auditor’s Responsibilities for the Audit of the Financial Statements section of our report. We are required to be
independent of the City, and to meet our other ethical responsibilities, in accordance with the relevant ethical
requirements relating to our audit. We believe that the audit evidence we have obtained is sufficient and appropriate
to provide a basis for our audit opinions.

300 MULBERRY STREET, SUITE 300 • POST OFFICE BOX 1877 • MACON, GEORGIA 31202-1877 • 478-464-8000 • FAX 478-464-8051 • www.mjcpa.com
MEMBERS OF THE AMERICAN INSTITUTE OF CERTIFIED PUBLIC ACCOUNTANTS
Responsibilities of Management for the Financial Statements
Management is responsible for the preparation and fair presentation of the financial statements in accordance with
accounting principles generally accepted in the United States of America, and for the design, implementation, and
maintenance of internal control relevant to the preparation and fair presentation of financial statements that are free
from material misstatement, whether due to fraud or error.

In preparing the financial statements, management is required to evaluate whether there are conditions or events,
considered in the aggregate, that raise substantial doubt about the City’s ability to continue as a going concern for
twelve months beyond the financial statement date, including any currently known information that may raise
substantial doubt shortly thereafter.

Auditor’s Responsibilities for the Audit of the Financial Statements
Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are free from
material misstatement, whether due to fraud or error, and to issue an auditor’s report that includes our opinions.
Reasonable assurance is a high level of assurance but is not absolute assurance and, therefore, is not a guarantee
that an audit conducted in accordance with generally accepted auditing standards and Government Auditing
Standards will always detect a material misstatement when it exists. The risk of not detecting a material misstatement
resulting from fraud is higher than for one resulting from error, as fraud may involve collusion, forgery, intentional
omissions, misrepresentations, or the override of internal control. Misstatements are considered material if there is a
substantial likelihood that, individually or in the aggregate, they would influence the judgment made by a reasonable
user based on the financial statements.

In performing an audit in accordance with generally accepted auditing standards and Government Auditing Standards,
we:

 Exercise professional judgment and maintain professional skepticism throughout the audit.
 Identify and assess the risks of material misstatement of the financial statements, whether due to fraud or
error, and design and perform audit procedures responsive to those risks. Such procedures include
examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements.
 Obtain an understanding of internal control relevant to the audit in order to design audit procedures that are
appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the
City’s internal control. Accordingly, no such opinion is expressed.
 Evaluate the appropriateness of accounting policies used and the reasonableness of significant accounting
estimates made by management, as well as evaluate the overall presentation of the financial statements.
 Conclude whether, in our judgment, there are conditions or events, considered in the aggregate, that raise
substantial doubt about the City’s ability to continue as a going concern for a reasonable period of time.

We are required to communicate with those charged with governance regarding, among other matters, the planned
scope and timing of the audit, significant audit findings, and certain internal control-related matters that we identified
during the audit.

Required Supplementary Information
Accounting principles generally accepted in the United States of America require that the Management’s Discussion
and Analysis (on pages 5 through 13), the Schedule of Changes in the City’s Net Pension Liability and Related Ratios
(on pages 61 and 62), and the Schedule of City Contributions (on pages 63 and 64) be presented to supplement the
basic financial statements. Such information is the responsibility of management and, although not a part of the basic
financial statements, is required by the Governmental Accounting Standards Board, who considers it to be an essential
part of financial reporting for placing the basic financial statements in an appropriate operational, economic, or
historical context. We have applied certain limited procedures to the required supplementary information in
accordance with generally accepted auditing standards, which consisted of inquiries of management about the
methods of preparing the information and comparing the information for consistency with management’s responses
to our inquiries, the basic financial statements, and other knowledge we obtained during our audit of the basic financial
statements. We do not express an opinion or provide any assurance on the information because the limited procedures
do not provide us with sufficient evidence to express an opinion or provide any assurance.

Supplementary Information
Our audit was conducted for the purpose of forming opinions on the financial statements that collectively comprise the
City’s basic financial statements. The accompanying combining and individual nonmajor fund financial statements and
schedules are presented for purposes of additional analysis and are not a required part of the basic financial
statements. The schedules of expenditures of special purpose local option sales tax proceeds as required by the
Official Code of Georgia Annotated (“O.C.G.A.”) §48-8-121, and the schedule of expenditures of transportation special
purpose local option sales tax proceeds, as required by O.C.G.A. §48-8-269.5, are presented for purposes of
additional analysis and are not a required part of the basic financial statements. The schedule of expenditures of
federal awards is presented for purposes of additional analysis as required by Title 2 U.S. Code of Federal Regulations
(CFR) Part 200, Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Awards
and is also not a required part of the basic financial statements.

The combining and individual nonmajor fund financial statements and schedules, the schedules of expenditures of
special purpose local option sales tax proceeds, the schedule of expenditures of transportation special purpose local
option sales tax proceeds, and the schedule of expenditures of federal awards (the “supplementary information”) are
the responsibility of management and was derived from and relates directly to the underlying accounting and other
records used to prepare the basic financial statements. The information has been subjected to the auditing procedures
applied in the audit of the basic financial statements and certain additional procedures, including comparing and
reconciling such information directly to the underlying accounting and other records used to prepare the basic financial
statements or to the basic financial statements themselves, and other additional procedures in accordance with
auditing standards generally accepted in the United States of America. In our opinion, the supplementary information
is fairly stated, in all material respects, in relation to the basic financial statements as a whole.

Other Information
Management is responsible for the other information included in the annual report. The other information comprises
the introductory and statistical sections but does not include the basic financial statements and our auditor’s report
thereon. Our opinions on the basic financial statements do not cover the other information, and we do not express an
opinion or any form of assurance thereon.

In connection with our audit of the basic financial statements, our responsibility is to read the other information and
consider whether a material inconsistency exists between the other information and the basic financial statements, or
the other information otherwise appears to be materially misstated. If, based on the work performed, we conclude that
an uncorrected material misstatement of the other information exists, we are required to describe it in our report.

Other Reporting Required by Government Auditing Standards
In accordance with Government Auditing Standards, we have also issued our report dated July 10, 2024, on our
consideration of the City’s internal control over financial reporting and on our tests of its compliance with certain
provisions of laws, regulations, contracts and grant agreements, and other matters. The purpose of that report is
solely to describe the scope of our testing of internal control over financial reporting and compliance and the results
of that testing, and not to provide an opinion on the effectiveness of the City’s internal control over financial reporting
or on compliance. That report is an integral part of an audit performed in accordance with Government Auditing
Standards in considering the City’s internal control over financial reporting and compliance.

Macon, Georgia
July 10, 2024

CITY OF STOCKBRIDGE, GEORGIA

MANAGEMENT’S DISCUSSION AND ANALYSIS
DECEMBER 31, 2023

As management of the City of Stockbridge, Georgia (the “City”), we offer readers of the City of Stockbridge’s financial
statements this narrative overview and analysis of the financial activities of the City of Stockbridge for the fiscal year
ended December 31, 2023. We encourage readers to consider the information presented here in conjunction with
additional information that we have furnished in the City’s financial statements, which follow this narrative.

Financial Highlights

 The assets and deferred outflows of the City of Stockbridge exceeded its liabilities and deferred inflows
on December 31, 2023, by $128,300,420 (total net position). Of this amount, $10,445,330 is
unrestricted and may be used to meet the government’s ongoing obligations to citizens and creditors.

 The total net position, on an entity-wide basis, increased by $12,812,696. Of this amount, an increase
of $13,283,254 was associated with governmental activities and a decrease of $470,558 was
associated with business-type activities.

 As of the close of the current fiscal year, the City of Stockbridge’s governmental funds reported
combined ending fund balances of $52,357,770, an increase of $7,262,621 in comparison with the prior
year. Of this amount, $3,492,205 is unassigned and available for spending at the government’s
discretion.

 At the end of the current year, unassigned fund balance for the General Fund was $3,462,355, or 18.0%,
of total General Fund expenditures.

 The City of Stockbridge’s bonds and notes payables decreased by $4,834,253, for an overall decrease
of 13.4% due to scheduled debt service payments. Due to the implementation of the Governmental
Accounting Standards Board (“GASB”) Statement No. 87, Leases, the lease liability outstanding as of
December 31, 2023 was $77,804. Net pension liability increased by $2,618,091.

 The City of Stockbridge imposed its first property tax, with a millage rate of 3.77. The total property tax
collected on collected as of December 31, 2023 was $7,775,984, which will fund the Police Department.

Overview of the Financial Statements

This Management’s Discussion and Analysis (“MD&A”) is intended to serve as an introduction to the City’s basic
financial statements. The City’s basic financial statements consist of three components:

1) Government-wide financial statements;
2) Fund financial statements; and
3) Notes to the financial statements.

The basic financial statements present two different views of the City through the use of government-wide statements
and fund financial statements. In addition to the basic financial statements, this report also contains other
supplementary information that will enhance the reader’s understanding of the financial condition of the City of
Stockbridge.

MANAGEMENT’S DISCUSSION AND ANALYSIS

Basic Financial Statements

The first two statements in the basic financial statements are the Government-wide Financial Statements. They
provide both short and long-term information about the City’s financial position.

The next statements are Fund Financial Statements. These statements focus on the activities of the individual parts
of the City government. These statements provide more detail than the government-wide statements. There are three
parts to the Fund Financial Statements:

1) The governmental funds statements;
2) The budgetary comparison statements; and
3) The proprietary fund statements.

The next section of the basic financial statements is the notes. The notes to the financial statements explain in detail
some of the data contained in those statements. After the notes, supplemental information is provided to show details
about the (type of unit-city, county, etc.) individual funds. Budgetary information required by the General Statutes also
can be found in this part of the statements.

Government-wide Financial Statements

The government-wide financial statements are designed to provide readers with a broad overview of the City’s
finances, similar in format to ta financial statement of a private-sector business. The government-wide statements
provide short and long-term information about the City’s financial status.

The two government-wide statements report on the City’s net assets and how they have changed. Net assets are the
difference between the City’s total assets and total liabilities. Measuring net assets is one way to gauge the City’s
financial condition.

The government-wide statements are divided into three categories:

1) Governmental activities;
2) Business-type activities; and
3) Component units.

The governmental activities include most of the City’s basic services such as public safety and courts, highways and
streets, parks and recreation, tourism and promotion, code enforcement, and general administration.

The business-type activities are those that the City charges customers to provide. These include the water and sewer,
solid waste management, conference center, community center, and stormwater management services offered by the
City of Stockbridge.

The final category is the component unit. Although legally separate from the City of Stockbridge, the Urban
Redevelopment Agency is important to the City because the City exercises control over the Board by appointing its
members and because the Board is required to distribute its profits to the City.

MANAGEMENT’S DISCUSSION AND ANALYSIS

Fund Financial Statements

The fund financial statements provide a more detailed look at the City’s most significant activities. A fund is a grouping
of related accounts that is used to maintain control over resources that have been segregated for specific activities or
objectives. The City of Stockbridge, like all other governmental entities in Georgia, uses fund accounting to ensure
and reflect compliance (or non-compliance) with finance-related legal requirements, such as the General Statutes or
the City’s budget ordinance. All of the funds of the City of Stockbridge can be divided into two categories:
governmental funds and proprietary funds.

Governmental Funds

Governmental funds are used to account for those functions reported as governmental activities in the government-
wide financial statements. Most of the City’s basic services are accounted for in governmental funds. These funds
focus on how assets can readily be converted into cash flow in and out, and what monies are left at year-end that will
be available for spending in the next year. Governmental funds are reported using an accounting method called
modified accrual accounting that provides a short-term spending focus. As a result, the governmental fund financial
statements give the reader a detailed short-term view that helps him or her determine if there are more or less financial
resources available to finance the City’s programs. The relationship between government activities (reported in the
Statement of Net Assets and the Statement of Activities) and governmental funds is described in a reconciliation that
is a part of the fund financial statements.

The City of Stockbridge adopts an annual budget for its General Fund, as required by state law. The budget is a legally
adopted document that incorporates input from the citizens of the City, the management of the City, and the decisions
of the Mayor and Council about which services to provide and how to pay for them. It also authorizes the City to obtain
funds from identified sources to finance these current period activities. The budgetary statement provided for the
General Fund demonstrates how well the City complied with the budget ordinance and whether or not the City
succeeded in providing the services as planned when the budget was adopted. The budgetary comparison statement
uses the budgetary basis of accounting and is presented using the same format, language, and classifications as the
legal budget document. The statement shows four columns:

1) The original budget as adopted by the Board;
2) The final budget as amended by the Board;
3) The actual resources, changes to appropriations, and ending balances in the General Fund; and
4) The difference or variance between the final budget and the actual resources and charges.

To account for the difference between the budgetary basis of accounting and the modified accrual basis, a
reconciliation showing the differences in the reported activities is shown at the end of the budgetary statement.

The City maintains seven major governmental funds: the General Fund, the American Rescue Plan Act (“ARPA”)
Fund, the Grants Fund, the Public Facilities Authority Fund, the Special Purpose Local Option Sales Tax (“SPLOST”)
V Capital Projects Fund, the City-wide Capital Projects Fund, and the Transportation Special Purpose Local Option
Sales Tax (“TSPLOST”) Fund. Information is presented separately in the Governmental Fund Balance Sheet and in
the Governmental Fund Statement of Revenues, Expenditures, and Changes in Fund Balances for all major funds.

MANAGEMENT’S DISCUSSION AND ANALYSIS

Proprietary Funds

Enterprise funds (a component of proprietary funds) are used to report the same functions presented as business-
type activities in the government-wide financial statements. The City has five enterprise funds: Water and Sewer Fund,
Solid Waste Management Fund, Conference Center Fund, Community Center, and its Stormwater Management Fund.
These funds are the same as those functions shown in the business-type activities in the Statement of Net Assets and
the Statement of Activities.

Notes to the Financial Statements

The notes provide additional information that is essential to a full understanding of the data provided in the
government-wide and fund financial statements.

Other Information

In addition to the basic financial statements and accompanying notes, this report includes certain required
supplementary information concerning the City of Stockbridge’s progress in funding its obligation to provide pension
benefits to its employees.

Government-wide Financial Analysis

As noted earlier, net assets may serve over time as a useful indicator of a government’s financial position. The assets
and deferred outflows of resources exceeded liabilities and deferred inflows of resources by $128,300,780 as of
December 31, 2023. The City’s net position reflects its investment in capital assets of $86,930,224 (67.8%), less any
related debt used to acquire those assets that are still outstanding. The City of Stockbridge uses capital assets to
provide services to citizens; consequently, these assets are not available for future spending. Although the investment
in capital assets is reported net of related debt, it should be noted that the resources needed to repay this debt must
be provided from other sources, since the capital assets themselves cannot be used to liquidate these liabilities.

MANAGEMENT’S DISCUSSION AND ANALYSIS

The following is a comparison statement of the City’s net position as of December 31, 2023:

Governmental Business-Type
Activities Activities Totals
2023 2022 2023 2022 2023 2022

Current and other assets $ 58,823,998 $ 52,680,302 $ 8,208,303 $ 8,091,106 $ 67,032,301 $ 60,771,408
Capital assets 52,175,488 51,349,010 48,330,824 48,045,415 100,506,312 99,394,425
Total assets 110,999,486 104,029,312 56,539,127 56,136,521 167,538,613 160,165,833

Deferred outflows of resources
Pension 1,517,707 558,826 587,522 495,029 2,105,229 1,053,855

Long-term liabilities outstanding 30,108,072 32,796,027 1,967,737 1,513,968 32,075,809 34,309,995
Other liabilities 5,891,628 7,906,382 3,351,293 2,253,903 9,242,921 10,160,285
Total liabilities 35,999,700 40,702,409 5,319,030 3,767,871 41,318,730 44,470,280

Deferred inflows of resources
Pension 17,542 669,032 6,790 592,652 24,332 1,261,684

Net position:
Net investment in capital assets 39,579,866 33,292,952 47,350,358 46,971,570 86,930,224 80,264,522
Restricted 44,961,266 25,321,397 - - 44,961,266 25,321,397
Unrestricted 5,995,219 4,602,348 4,450,111 5,299,457 10,445,330 9,901,805

Total net position $ 76,499,951 $ 63,216,697 $ 51,800,469 $ 52,271,027 $ 128,300,420 $ 115,487,724

Revenues from Local Option Sales Tax (reported as intergovernmental revenues/capital contributions) increased by
$1,274,057, or 19.5%, from 2022 to 2023. The increase is due to the overall economy.

The received $301,770 for Local Maintenance Improvement Grants for the year associated with street improvements.

MANAGEMENT’S DISCUSSION AND ANALYSIS

Governmental Activities

Governmental activities increased the City’s net assets by $13,283,254, primarily due to property tax and insurance
premium tax revenues. Other key elements of this decrease are as follows:

City of Stockbridge Changes in Net Position

Governmental Business-Type
Activities Activities Total
2023 2022 2023 2022 2023 2022
Revenues:
Program revenues
Charges for services $ 4,396,929 $ 1,509,362 $ 11,525,399 $ 7,298,821 $ 15,922,328 $ 8,808,183
Capital grants and contributions 22,829,625 32,021,633 - 24,555,035 22,829,625 56,576,668
General revenues
Other tax 17,190,006 7,485,614 - - 17,190,006 7,485,614
Interest 208 1,256 - - 208 1,256
Total Revenues 44,416,768 41,017,865 11,525,399 31,853,856 55,942,167 72,871,721
Expenses:
General Government 5,354,193 14,215,859 - - 5,354,193 14,215,859
Judicial 777,988 1,625,210 - - 777,988 1,625,210
Public safety 8,271,475 8,317,170 - - 8,271,475 8,317,170
Public works 9,210,873 20,668,385 - - 9,210,873 20,668,385
Health and welfare - - - - - -
Culture and Recreation 12,556 - - - 12,556 -
Housing and development 3,147,200 2,989,823 - - 3,147,200 2,989,823
Interest on long-term debt 815,032 914,109 - - 815,032 914,109
Water and sewer - - 4,434,695 4,457,740 4,434,695 4,457,740
Stormwater management - - 560,434 579,548 560,434 579,548
Solid waste - - 2,169,370 1,884,867 2,169,370 1,884,867
Conference center - - 711,272 665,555 711,272 665,555
Community center - - - - - -
Amphitheater - - 7,664,383 3,081,604 7,664,383 3,081,604
Total Expenses 27,589,317 48,730,556 15,540,154 10,669,314 43,129,471 59,399,870
Increase (decrease) in net position before
transfers 16,827,451 (7,712,691) (4,014,755) 21,184,542 12,812,696 13,471,851
Transfers (3,544,197) (4,374,970) 3,544,197 4,374,970 - -
Increase (decrease) in net position 13,283,254 (12,087,661) (470,558) 25,559,512 12,812,696 13,471,851
Net position - beginning of year 63,216,697 75,304,358 52,271,027 26,711,515 115,487,724 102,015,873
Net position - end of year $ 76,499,951 $ 63,216,697 $ 51,800,469 $ 52,271,027 $ 128,300,420 $ 115,487,724

Business-type Activities

Business-type activities decreased the City of Stockbridge’s net assets by $470,558. The transfers from the City’s
General Fund were to supplement the operations of the Amphitheater, the Conference Center, and the newly created
Information Technology department, as well as the growing Police Department.

Financial Analysis of the Government’s Funds

As noted earlier, the City uses fund accounting to ensure and demonstrate compliance with finance-related legal
requirements.

10
MANAGEMENT’S DISCUSSION AND ANALYSIS

Governmental Funds

The focus of the City of Stockbridge’s governmental funds is to provide information on near-term inflows, outflows,
and balances of usable resources. Such information is useful in assessing the City of Stockbridge’s financing
requirements. Specifically, unreserved fund balance can be a useful measure of a government’s net resources
available for spending at the end of the fiscal year.

The General Fund is the chief operating fund of the City of Stockbridge. At the end of the current fiscal year, the
unassigned fund balance of the General Fund was $3,462,355. As a measure of the General Fund’s liquidity, it may
be useful to compare both unreserved fund balance and total fund balance to total fund expenditures. Unreserved
fund balance represents 18.0% of total General Fund expenditures, while total fund balance represents 31.0% of that
same amount.

During the current fiscal year, the fund balance of the City’s General Fund increased by $1,495,713. Key factors in
the increase are due to the collection of other revenues. The City collected a total of $7,814,282 in local sales taxes
for 2023, an increase of 19.5% over 2022. Franchise taxes increased by 9.5% to 1,767,594 in 2023 from $1,614,172
in 2022, for electric, television and telephone taxes. The City’s General Fund increased due to the adoption of the
property tax millage rate. The expenditures in General Fund increased only by 5.5% from $18,225,910 to $19,218,624
in 2023 compared to 2022.

The City’s SPLOST revenue has decreased by 49.3% from $13,063,820 to $6,616,173 with the ending of SPLOST III
and SPLOST IV. TSPLOST revenue increased by 38.4% from $4,527,329 in 2022 to $6,398,354 in 2023. The projects
approved for SPLOST V and TSPLOST include new park equipment, the City’s share of roads, bridges, sidewalks
and transportation facilities and public safety facilities and equipment.

As of December 31, 2023, the Urban Redevelopment Agency of the City of Stockbridge had long-term liabilities from
Revenue Bonds in the amount of $8,015,000. Most of these funds were used to acquire property, building and
furnishing a new City Hall facility which was completed in 2009. The cost of the building is approximately $11,964,000.

The Hotel/Motel Tax Fund is used to promote tourism in the City. The fund is used to account for proceeds from the
City’s Hotel / Motel tax. The City is required to pay Henry County Chamber of Commerce a percentage of all collected
funds. As of December 31, 2023, the total amount collected for this fund was $1,022,886.

The City has a Perpetual Fund which is for the upkeep of the City Cemetery. A donation of $5,000 was made with
investment earnings. These funds are used or the maintenance and upkeep of the Cemetery as needed.

Proprietary Funds

The City’s proprietary funds provide the same type of information found in the government-wide financial statements
but in more detail.

Unrestricted net position of the proprietary funds at the end of the year were $4,450,471 of which the Water and Sewer
Fund had $1,493,386 (33.6%), and the Solid Waste Fund had $845,463 (19%). The Amphitheater Fund had $148,054
(3.3%) and all other enterprise funds had $1,963,208 (44.1%).

11
MANAGEMENT’S DISCUSSION AND ANALYSIS

General Fund Budgetary Highlights

The original budget for the City’s General Fund for 2023 was $19,405,870 for revenues. There was a $1,877,602
difference between the net change in fund balance from the original budget and final budget.

Capital Assets and Debt Administration

Capital assets. The City’s investment in capital assets for its governmental and business type activities on December
31, 2023, amounts to $86,930,224. This investment in capital assets includes land, buildings, improvements,
automobiles and equipment, sidewalks, bridges and roads.

Major capital asset events during the current fiscal year include the following:

 $300,000 for Park master Plan
 $2,030,100 for Sanitary Sewer Rehabilitation
 $1,000,000 for Road Resurfacing – LMIG
 $5,500,000 for Public Works for Sidewalks and Roads Resurfacing – TSPLOST
 $350,000 for Water System Improvements
 $250,000 for Water Service Line Replacements
 $806,000 for Lift Station Rehab
 $115,000 for Access and Security Upgrades
 $550,000 for WWTP Improvements
 $350,000 for Stormwater Maintenance
 $498,000 for Police Vehicles
 $240,000 for Emergency Equipment for Police Department

Additional information on the City’s capital assets can be found in Note 6.

Long-term Debt

As of December 31, 2023, the City had $32,075,809 in outstanding debt consisting of the following:

Balance
Governmental Activities
Revenue Bonds $ 27,220,000
Accrued Compensated Absences 291,816
Net Pension Liability 2,518,452
Lease liability 77,804

Business-Type Activities
GEFA Notes Payable 924,592
Accrued Compensated Absences 68,222
Net Pension Liability 974,923

TOTAL $ 32,075,809

12
MANAGEMENT’S DISCUSSION AND ANALYSIS

The City of Stockbridge’s total debt decreased by $2,234,186. Additional information on the City’s long-term debt can
be found in Note 8.

State statutes limit the amount of general obligation debt a governmental entity may issue to 10% of its total assessed
valuation. The current debt limitation for the City is $182,689,443, which is more than the City’s outstanding general
obligation debt.

Economic Factors and Next Year’s Budgets and Rates

 Annexations within the City will continue to increase the population of the City of Stockbridge.
 There will be a need for more police presence with the City due to new developments, which will bring in new
residents.
 Cost of Living indices in the region are comparable to national increases.
 Property taxes have risen in recent years.
 During 2023 and going forward, the City will continue to do its best to secure additional funding sources, such
as fees, grants and private participation, to continue to construct roads and capital projects, purchase land
and buildings, and purchase and improve capital items.

All of these factors were considered in preparing the City’s budget for Fiscal Year 2024.

Requests for Information

This financial report is designed to provide a general overview of the City of Stockbridge’s finances, comply with
finance-related laws and regulations, and demonstrate the City’s commitment to public accountability. Questions
concerning this report or requests for additional information can be obtained by contacting the City at (770) 389-7000
or at the following address:

City of Stockbridge
Finance Department
4640 North Henry Boulevard
Stockbridge, Georgia 30281

13
BASIC FINANCIAL STATEMENTS
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF NET POSITION
DECEMBER 31, 2023

Primary Government
Governmental Business-type
Activities Activities Total
ASSETS
Cash and cash equivalents $ 52,343,290 $ 6,944,602 $ 59,287,892
Investments 12,284 58,000 70,284
Taxes receivable 2,788,602 - 2,788,602
Accounts receivable, net of allowances 266,184 935,163 1,201,347
Due from other governments 927,520 27,662 955,182
Inventories - 172,180 172,180
Prepaid expenses 289,086 70,696 359,782
Assets held for resale 2,197,032 - 2,197,032
Capital assets, non-depreciable 24,408,105 10,471,353 34,879,458
Capital assets, depreciable,
net of accumulated depreciation and amortization 27,767,383 37,859,471 65,626,854
Total assets 110,999,486 56,539,127 167,538,613

DEFERRED OUTFLOWS OF RESOURCES
Pension 1,517,707 587,522 2,105,229
Total deferred outflows of resources 1,517,707 587,522 2,105,229

LIABILITIES
Accounts payable 2,053,216 388,605 2,441,821
Retainage payable 312,099 55,874 367,973
Accrued interest expense 327,883 2,920 330,803
Other accrued expenses 154,756 28,427 183,183
Customer deposits - 187,515 187,515
Leases, due within one year 28,242 - 28,242
Leases, due in more than one year 49,562 - 49,562
Compensated absences due within one year 58,363 13,644 72,007
Compensated absences due in more than one year 233,453 54,578 288,031
Unearned revenue 3,043,674 2,688,312 5,731,986
Bonds payable due within one year 4,835,000 - 4,835,000
Bonds payable due in more than one year 22,385,000 - 22,385,000
Notes payable due within one year - 100,751 100,751
Notes payable due in more than one year - 823,841 823,841
Net pension liability due in more than one year 2,518,452 974,923 3,493,375
Total liabilities 35,999,700 5,319,390 41,319,090

DEFERRED INFLOWS OF RESOURCES
Pension 17,542 6,790 24,332
Total deferred inflows of resources 17,542 6,790 24,332

NET POSITION
Net investment in capital assets 39,579,866 47,350,358 86,930,224
Restricted for capital projects 29,226,665 - 29,226,665
Restricted for public safety 156,158 - 156,158
Restricted for tourism 1,559,609 - 1,559,609
Restricted for cemetery maintenance - non-expendable 5,000 - 5,000
Restricted for cemetery maintenance - expendable 7,284 - 7,284
Unrestricted 5,965,369 4,450,111 10,415,480
Total net position $ 76,499,951 $ 51,800,469 $ 128,300,420

The accompanying notes are an integral part of these financial statements.

14
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF ACTIVITIES
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Program Revenues
Capital
Charges for Grants and
Functions/Programs Expenses Services Contributions
Primary government
Governmental activities:
General government $ 5,354,193 $ 3,398,445 $ 7,106,472
Judicial 777,988 998,484 730,707
Public safety 8,271,475 - 7,425,733
Public works 9,210,873 - 4,760,018
Culture and recreation 12,556 - -
Housing and development 3,147,200 - 2,806,695
Interest on long-term debt 815,032 - -
Total governmental activities 27,589,317 4,396,929 22,829,625

Business-type activities:
Water and sewer 4,434,695 4,532,877 -
Stormwater 560,434 1,397,200 -
Solid waste 2,169,370 1,804,957 -
Amphitheater 7,664,383 3,664,265 -
Conference center 711,272 126,100 -
Total business-type activities 15,540,154 11,525,399 -
Total primary government $ 43,129,471 $ 15,922,328 $ 22,829,625

General revenues:
Property taxes
Franchise taxes
Alcoholic beverage excise taxes
Business and occupation taxes
Insurance premium taxes
Hotel/motel taxes
Other taxes
Unrestricted investment earnings
Transfers
Total general revenues and transfers
Change in net position
Net position, beginning of year
Net position, end of year

The accompanying notes are an integral part of these financial statements.

15
Net (Expenses) Revenues and
Changes in Net Position

Governmental Business-type
Activities Activities Total

$ 5,150,724 $ - $ 5,150,724
951,203 - 951,203
(845,742) - (845,742)
(4,450,855) - (4,450,855)
(12,556) - (12,556)
(340,505) - (340,505)
(815,032) - (815,032)
(362,763) - (362,763)

- 98,182 98,182
- 836,766 836,766
- (364,413) (364,413)
- (4,000,118) (4,000,118)
- (585,172) (585,172)
- (4,014,755) (4,014,755)
(362,763) (4,014,755) (4,377,518)

9,368,344 - 9,368,344
1,767,594 - 1,767,594
841,664 - 841,664
1,529,950 - 1,529,950
2,568,811 - 2,568,811
1,022,886 - 1,022,886
90,757 - 90,757
208 - 208
(3,544,197) 3,544,197 -
13,646,017 3,544,197 17,190,214
13,283,254 (470,558) 12,812,696
63,216,697 52,271,027 115,487,724
$ 76,499,951 $ 51,800,469 $ 128,300,420

16
CITY OF STOCKBRIDGE, GEORGIA

BALANCE SHEET
GOVERNMENTAL FUNDS
DECEMBER 31, 2023

General ARPA Grants
Fund Fund Fund
ASSETS
Cash and cash equivalents $ 3,153,947 $ 1,580,758 $ 247,330
Investments - - -
Taxes receivable 2,323,649 - -
Accounts receivable 263,684 - -
Due from other governments 366,534 - 560,986
Prepaid expenditures 289,086 - -
Assets held for resale 2,197,032 - -

Total assets $ 8,593,932 $ 1,580,758 $ 808,316

LIABILITIES, DEFERRED INFLOWS OF
RESOURCES AND FUND BALANCES
LIABILITIES
Accounts payable $ 748,642 $ 109,068 $ 17,480
Retainage payable - 20,112 -
Accrued liabilities 154,756 - -
Unearned revenue - occupational taxes 1,392,096 - -
Unearned revenue - grants - 1,451,578 200,000

Total liabilities 2,295,494 1,580,758 217,480

DEFERRED INFLOWS OF RESOURCES
Unavailable revenue - grants - - 560,986
Unavailable revenue - court fines 92,989 - -
Unavailable revenue - property taxes 241,921 - -
Unavailable revenue - franchise taxes 6,587 - -

Total deferred inflows of resources 341,497 - 560,986

FUND BALANCES
Fund balances
Non-spendable:
Prepaids 289,086 - -
Permanent fund corpus - - -
Assets held for resale 2,197,032 - -
Restricted for:
Capital projects - - -
Public safety - - 29,850
Tourism - - -
Cemetery maintenance - - -
Assigned for:
Purchases on order 8,468 - -
Capital projects - - -
Unassigned 3,462,355 - -

Total fund balances 5,956,941 - 29,850

Total liabilities, deferred inflows
of resources and fund balances $ 8,593,932 $ 1,580,758 $ 808,316

Amounts reported for governmental activities in the Statement of Net Position are different because:
Capital assets and lease assets used in governmental activities are not financial resources and, therefore,
are not reported in the funds.
Other long-term assets are not available to pay for current period expenditures and, therefore, are deferred in the funds.
The net pension liability and related deferred outflows and inflows of resources are not financial resources and, therefore,
are not reported in the governmental funds.
Long-term liabilities are not due and payable in the current period and, therefore, are not reported in the funds.
Net position of governmental activities

The accompanying notes are an integral part of these financial statements.
17
Other Total
Public Facilities SPLOST V City-wide Capital TSPLOST Governmental Governmental
Authority Fund Projects Fund Fund Funds Funds

$ 15,092,762 $ 15,877,148 $ 22,695 $ 10,791,855 $ 5,576,795 $ 52,343,290
- - - - 12,284 12,284
- 388,029 - - 76,924 2,788,602
- - - - 2,500 266,184
- - - - - 927,520
- - - - - 289,086
- - - - - 2,197,032

$ 15,092,762 $ 16,265,177 $ 22,695 $ 10,791,855 $ 5,668,503 $ 58,823,998

$ - $ 1,030,354 $ 22,695 $ - $ 124,977 $ 2,053,216
- 107,655 - - 184,332 312,099
- - - - - 154,756
- - - - - 1,392,096
- - - - - 1,651,578

- 1,138,009 22,695 - 309,309 5,563,745

- - - - 560,986
- - - - - 92,989
- - - - - 241,921
- - - - - 6,587

- - - - - 902,483

- - - - - 289,086
- - - - 5,000 5,000
- - - - - 2,197,032
15,092,762 15,127,168 - 10,791,855 3,307,642 44,319,427
- - - - 126,308 156,158
- - - - 1,559,609 1,559,609
- - - - 7,284 7,284

- - - - - 8,468
- - - - 353,351 353,351
- - - - - 3,462,355

15,092,762 15,127,168 - 10,791,855 5,359,194 52,357,770

$ 15,092,762 $ 16,265,177 $ 22,695 $ 10,791,855 $ 5,668,503

52,175,488
902,483

(1,018,287)
(27,917,503)
$ 76,499,951

18
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF REVENUES, EXPENDITURES AND
CHANGES IN FUND BALANCES
GOVERNMENTAL FUNDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

General ARPA Grants
Fund Fund Fund
Revenues
Taxes $ 15,314,295 $ - $ -
Licenses and permits 1,541,760 - -
Intergovernmental 7,814,282 1,626,110 370,603
Fines and forfeitures 872,176 - -
Charges for services 648,673 - -
Impact fees - - -
Contributions 25,827 - -
Interest income 208 - -
Other revenues 1,182,185 - -
Total revenues 27,399,406 1,626,110 370,603
Expenditures
Current:
General government 6,127,829 258,807 -
Judicial 673,186 - -
Public safety 6,490,906 - 791,011
Public works and parks 3,444,771 - -
Housing and development 2,452,135 98,000 -
Capital outlay: -
General government - 226,472 -
Public safety - 128,560 -
Public works - 684,421 -
Culture and recreation - - -
Debt service: -
Principal 27,688 - -
Interest 2,109 - -
Total expenditures 19,218,624 1,396,260 791,011

Excess (deficiency) of
revenues over (under)
expenditures 8,180,782 229,850 (420,408)

Other financing sources (uses)
Transfers in 6,832,602 - 711,113
Transfers out (13,517,671) (229,850) -

Total other financing
sources (uses) (6,685,069) (229,850) 711,113

Net change in
fund balances 1,495,713 - 290,705

Fund balances,
beginning of year 4,461,228 - (260,855)

Fund balances (deficits),
end of year $ 5,956,941 $ - $ 29,850

The accompanying notes are an integral part of these financial statements.

19
Other Total
Public Facilities SPLOST V City-wide Capital TSPLOST Governmental Governmental
Authority Fund Projects Fund Fund Funds Funds

$ - $ - $ - $ - $ 1,022,886 $ 16,337,181
- - - - - 1,541,760
- 6,616,173 - 6,398,354 - 22,825,522
- - - - 126,308 998,484
- - - - - 648,673
- - - - 2,370 2,370
- - - - - 25,827
- 1,453 - - 280 1,941
- - - - - 1,182,185
- 6,617,626 - 6,398,354 1,151,844 43,563,943

60 - - 286 - 6,386,982
- - - - - 673,186
- - 620,565 - - 7,902,482
- - - - 1,415 3,446,186
- - - - 597,999 3,148,134

- 41,082 62,606 - 34,926 365,086
- - - - - 128,560
- 2,892,152 - 133,119 1,244,863 4,954,555
- 123,907 71,168 - - 195,075

3,915,000 - - - 820,000 4,762,688
467,571 - - - 388,356 858,036
4,382,631 3,057,141 754,339 133,405 3,087,559 32,820,970

(4,382,631) 3,560,485 (754,339) 6,264,949 (1,935,715) 10,742,973

4,382,571 - 7,107,651 - 1,259,102 20,293,039
(126,640) (3,045,918) (6,353,312) - (500,000) (23,773,391)

4,255,931 (3,045,918) 754,339 - 759,102 (3,480,352)

(126,700) 514,567 - 6,264,949 (1,176,613) 7,262,621

15,219,462 14,612,601 - 4,526,906 6,535,807 45,095,149

$ 15,092,762 $ 15,127,168 $ - $ 10,791,855 $ 5,359,194 $ 52,357,770

20
CITY OF STOCKBRIDGE, GEORGIA

RECONCILIATION OF THE STATEMENT OF REVENUES, EXPENDITURES
AND CHANGES IN FUND BALANCES OF GOVERNMENTAL FUNDS
TO THE STATEMENT OF ACTIVITIES
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Amounts reported for governmental activities in the Statement of Activities are different because:

Net change in fund balances - total governmental funds $ 7,262,621

Governmental funds report capital outlays as expenditures. However, in the Statement of Activities, the
cost of those assets is allocated over their estimated useful lives and reported as depreciation expense.
This is the amount by which depreciation and amortization expense exceeded capital outlay in the
current period. 890,323

The net effect of various miscellaneous transactions involving capital assets (i.e., sales, trade-ins, and
donations) is to decrease net position. (63,845)

Revenues in the Statement of Activities that do not provide current financial resources are not reported
as revenues in the funds. 852,825

The issuance of long-term debt provides current financial resources to governmental funds, while the
repayment of the principal of long-term debt consumes the current financial resources of governmental
funds. Neither transaction, however, has any effect on net position. 4,762,688

Some expenses reported in the Statement of Activities do not require the use of current financial
resources and, therefore, are not reported as expenditures in governmental funds. (421,358)

Changes in net position - governmental activities $ 13,283,254

The accompanying notes are an integral part of these financial statements.

21
CITY OF STOCKBRIDGE, GEORGIA

GENERAL FUND
STATEMENT OF REVENUES, EXPENDITURES AND CHANGES IN FUND BALANCES
BUDGET AND ACTUAL
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Budget Variance With
Original Final Actual Final Budget
Revenues
Property taxes $ 1,200,000 $ 1,200,000 $ 7,775,984 $ 6,575,984
Other taxes 6,724,672 6,724,672 7,538,311 813,639
Licenses and permits 1,385,833 1,385,833 1,541,760 155,927
Intergovernmental 8,612,068 8,612,068 7,814,282 (797,786)
Fines and forfeitures 910,000 910,000 872,176 (37,824)
Charges for services 206,380 206,380 648,673 442,293
Contributions 3,280 3,280 25,827 22,547
Interest income 1,893 1,893 208 (1,685)
Other revenues 361,744 361,744 1,182,185 820,441
Total revenues 19,405,870 19,405,870 27,399,406 7,993,536
Expenditures
Current:
General government:
Mayor and council 483,621 483,621 505,019 (21,398)
Executive 375,084 382,084 324,611 57,473
City manager 792,726 792,726 884,319 (91,593)
Financial administration 1,384,359 1,400,984 1,564,016 (163,032)
Business services 238,331 238,331 266,437 (28,106)
Data processing 1,023,309 1,023,309 876,297 147,012
Building and plant 896,034 896,360 1,022,853 (126,493)
Human resources 576,315 576,315 684,277 (107,962)
Total general government 5,769,779 5,793,730 6,127,829 (334,099)
Judicial:
Municipal court 421,577 416,567 673,186 (256,619)
Public safety:
Police administration 6,139,881 6,139,876 6,490,906 (351,030)
Public works:
Public works 3,103,701 3,104,411 3,204,133 (99,722)
Parks 192,000 187,500 240,638 (53,138)
Total public works 3,295,701 3,291,911 3,444,771 (152,860)

Housing and development:
Code enforcement 243,544 242,249 200,604 41,645
Main street 206,604 197,228 196,490 738
Planning and zoning 936,355 906,595 881,825 24,770
Permitting development 703,065 703,590 890,633 (187,043)
City events 284,500 284,500 282,583 1,917
Total housing and development 2,374,068 2,334,162 2,452,135 (117,973)

Debt service:
Principal - - 27,688 (27,688)
Interest - - 2,109 (2,109)
Total debt service - - 29,797 (29,797)

Total expenditures 18,001,006 17,976,246 19,218,624 (1,242,378)
Excess of revenues over
expenditures 1,404,864 1,429,624 8,180,782 6,751,158
Other financing sources (uses)
Proceeds from sale of assets 754,694 754,694 - (754,694)
Transfers in 215,000 215,000 6,832,602 6,617,602
Transfers out (4,252,160) (4,252,160) (13,517,671) (9,265,511)
Total other financing (uses), net (3,282,466) (3,282,466) (6,685,069) (3,402,603)
Net change in fund balances (1,877,602) (1,852,842) 1,495,713 3,348,555
Fund balances, beginning of year 4,461,228 4,461,228 4,461,228 -
Fund balances, end of year $ 2,583,626 $ 2,608,386 $ 5,956,941 $ 3,348,555

The accompanying notes are an integral part of these financial statements.

22
CITY OF STOCKBRIDGE, GEORGIA

ARPA FUND
STATEMENT OF REVENUES, EXPENDITURES AND CHANGES IN FUND BALANCES
BUDGET AND ACTUAL
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Budget Variance With
Original/Final Actual Final Budget
Revenues
Intergovernmental $ 3,572,338 $ 1,626,110 $ (1,946,228)
Total revenues 3,572,338 1,626,110 (1,946,228)

Expenditures
Current:
General government:
Financial administration 11,000 258,807 (247,807)
Total general government 11,000 258,807 (247,807)

Housing and development:
City events 873,104 98,000 775,104
Total housing and development 873,104 98,000 775,104

Capital outlay:
General government 342,427 226,472 115,955
Public safety 166,726 128,560 38,166
Public works 2,179,081 684,421 1,494,660
Total capital outlay 2,688,234 1,039,453 1,648,781

Total expenditures 3,572,338 1,396,260 2,176,078

Excess (deficiency) of revenues over (under)
expenditures - 229,850 229,850

Other financing uses
Transfers out - (229,850) (229,850)
Total other financing uses - (229,850) (229,850)

Net change in fund balances - - -

Fund balances, beginning of year - - -

Fund balances (deficit), end of year $ - $ - $ -

The accompanying notes are an integral part of these financial statements.

23
CITY OF STOCKBRIDGE, GEORGIA

GRANTS FUND
STATEMENT OF REVENUES, EXPENDITURES AND CHANGES IN FUND BALANCES
BUDGET AND ACTUAL
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Budget Variance With
Original/Final Actual Final Budget
Revenues
Intergovernmental $ 1,000,000 $ 370,603 $ (629,397)
Total revenues 1,000,000 370,603 (629,397)

Expenditures
Current:
General government:
Public safety 1,000,000 791,011 208,989
Total general government 1,000,000 791,011 208,989

Total expenditures 1,000,000 791,011 208,989

Deficiency of revenues under
expenditures - (420,408) (420,408)

Other financing sources
Transfers in - 711,113 711,113
Total other financing sources - 711,113 711,113

Net change in fund balances - 290,705 (290,705)

Fund deficit, beginning of year (260,855) (260,855) -

Fund balance (deficit), end of year $ (260,855) $ 29,850 $ (290,705)

The accompanying notes are an integral part of these financial statements.

24
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF NET POSITION
PROPRIETARY FUNDS
DECEMBER 31, 2023

Other
Water and Solid Waste Amphitheater Enterprise
Sewer Fund Fund Fund Funds Total
ASSETS
CURRENT ASSETS
Cash and cash equivalents $ 1,219,660 $ 3,578,686 $ 199,157 $ 1,947,099 $ 6,944,602
Investments 58,000 - - - 58,000
Accounts receivable, net of allowances 519,579 133,739 - 281,845 935,163
Due from other governments 10,938 10,888 - 5,836 27,662
Inventories 172,180 - - - 172,180
Prepaid expenses 63,624 744 2,400 3,928 70,696
Total current assets 2,043,981 3,724,057 201,557 2,238,708 8,208,303
NON-CURRENT ASSETS
Capital assets:
Capital assets, non-depreciable 10,290,937 - - 180,416 10,471,353
Capital assets, depreciable, net
of accumulated depreciation 13,136,885 49,793 20,882,312 3,790,481 37,859,471
Total capital assets 23,427,822 49,793 20,882,312 3,970,897 48,330,824

Total non-current assets 23,427,822 49,793 20,882,312 3,970,897 48,330,824

Total assets 25,471,803 3,773,850 21,083,869 6,209,605 56,539,127

DEFERRED OUTFLOWS OF RESOURCES
Pension 289,857 25,555 - 272,110 587,522

Total deferred outflows of resources 289,857 25,555 - 272,110 587,522
LIABILITIES
CURRENT LIABILITIES
Accounts payable 146,717 168,556 53,503 19,829 388,605
Retainage payable 55,874 - - - 55,874
Accrued liabilities 17,906 846 - 9,675 28,427
Unearned revenue - 2,688,312 - - 2,688,312
Notes payable, current portion 100,751 - - - 100,751
Compensated absences due within one year 8,216 747 - 4,681 13,644
Customer deposits 147,495 - - 40,020 187,515
Accrued interest 2,920 - 2,920

Total current liabilities 479,879 2,858,461 53,503 74,205 3,466,048

NON-CURRENT LIABILITIES
Compensated absences due in more
than one year 32,865 2,988 - 18,725 54,578
Net pension liability 480,983 42,405 - 451,535 974,923
Notes payable, long-term portion 823,841 - - - 823,841

Total non-current liabilities 1,337,689 45,393 - 470,260 1,853,342

Total liabilities 1,817,568 2,903,854 53,503 544,465 5,319,390

DEFERRED INFLOWS OF RESOURCES
Pension 3,350 295 - 3,145 6,790

Total deferred inflows of resources 3,350 295 - 3,145 6,790
NET POSITION
Net investment in capital assets 22,447,356 49,793 20,882,312 3,970,897 47,350,358
Unrestricted 1,493,386 845,463 148,054 1,963,208 4,450,111
Total net position $ 23,940,742 $ 895,256 $ 21,030,366 $ 5,934,105 $ 51,800,469

The accompanying notes are an integral part of these financial statements.

25
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF REVENUES, EXPENSES AND
CHANGES IN NET POSITION
PROPRIETARY FUNDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Other
Water and Solid Waste Amphitheater Enterprise
Sewer Fund Fund Fund Funds Total
OPERATING REVENUES
Charges for services:
Water sales $ 2,411,073 $ - $ - $ - $ 2,411,073
Sewer sales 2,063,238 - - - 2,063,238
Ticket sales - - 3,453,249 - 3,453,249
Concession sales - - 41,164 - 41,164
Stormwater fees - - - 1,397,200 1,397,200
Sanitation charges - 1,706,555 - - 1,706,555
Sponsorships - - 167,352 - 167,352
Rentals - 98,402 - 126,100 224,502
Rents and royalties - - 2,500 - 2,500
Other fees and charges 58,566 - - - 58,566
Total operating revenues 4,532,877 1,804,957 3,664,265 1,523,300 11,525,399

OPERATING EXPENSES
Personnel services and
employee benefits 1,346,286 96,182 - 646,945 2,089,413
Contracted services 534,774 2,052,971 7,013,521 137,141 9,738,407
Supplies 1,560,296 5,156 - 49,460 1,614,912
Repairs and maintenance 94,962 - - 182,578 277,540
Bad debt expense 7,237 - - - 7,237
Depreciation 841,453 15,061 650,862 255,582 1,762,958
Impact Fees 21,700 - - - 21,700
Total operating expenses 4,406,708 2,169,370 7,664,383 1,271,706 15,512,167

Operating income (loss) 126,169 (364,413) (4,000,118) 251,594 (3,986,768)

NON-OPERATING EXPENSE
Interest expense (27,987) - - - (27,987)
Total non-operating
expenses (27,987) - - - (27,987)

Income (loss) before capital
contributions and transfers 98,182 (364,413) (4,000,118) 251,594 (4,014,755)

CAPITAL CONTRIBUTIONS 63,845 - - - 63,845

TRANSFERS IN - - 6,353,312 513,318 6,866,630
TRANSFERS OUT (111,772) - (3,214,506) (60,000) (3,386,278)

Change in net position 50,255 (364,413) (861,312) 704,912 (470,558)

NET POSITION, beginning of year 23,890,487 1,259,669 21,891,678 5,229,193 52,271,027

NET POSITION, end of year $ 23,940,742 $ 895,256 $ 21,030,366 $ 5,934,105 $ 51,800,469

The accompanying notes are an integral part of these financial statements.

26
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF CASH FLOWS
PROPRIETARY FUNDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Other
Water and Solid Waste Amphitheater Enterprise
Sewer Fund Fund Fund Funds Totals
CASH FLOWS FROM
OPERATING ACTIVITIES
Receipts from customers $ 4,540,827 $ 2,727,457 $ 3,664,452 $ 2,451,996 $ 13,384,732
Payments to suppliers and
service providers (2,280,518) (2,033,148) (6,980,421) (1,394,620) (12,688,707)
Payments to employees (1,402,109) (92,466) - (658,694) (2,153,269)

Net cash provided by (used in)
operating activities 858,200 601,843 (3,315,969) 398,682 (1,457,244)

CASH FLOWS FROM NON-CAPITAL
FINANCING ACTIVITIES
Transfers from other funds - - 6,353,312 513,318 6,866,630
Transfers to other funds (111,772) - (3,214,506) (60,000) (3,386,278)

Net cash provided by (used in)
non-capital financing activities (111,772) - 3,138,806 513,318 3,480,352

CASH FLOWS FROM CAPITAL AND
RELATED FINANCING ACTIVITIES
Purchase of property and
equipment (1,910,274) - - (74,248) (1,984,522)
Principal payments on notes payable (99,253) - - - (99,253)
Interest paid (27,987) - - - (27,987)

Net cash used in
capital and related financing
activities (2,037,514) - - (74,248) (2,111,762)

Increase (decrease) in cash
and cash equivalents (1,291,086) 601,843 (177,163) 837,752 (88,654)

Cash and cash equivalents:

Beginning of year 2,510,746 2,976,843 376,320 1,169,347 7,033,256

End of year $ 1,219,660 $ 3,578,686 $ 199,157 $ 2,007,099 $ 6,944,602

(Continued)

27
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF CASH FLOWS
PROPRIETARY FUNDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Other
Water and Solid Waste Amphitheater Enterprise
Sewer Fund Fund Fund Funds Total

RECONCILIATION OF OPERATING
INCOME (LOSS) TO NET CASH
PROVIDED BY (USED IN)
OPERATING ACTIVITIES
Operating income (loss) $ 126,169 $ (364,413) $ (4,000,118) $ 251,594 $ (3,986,768)
Adjustments to reconcile operating
income (loss) to net cash provided
by (used in) operating activities:
Depreciation 841,453 15,061 650,862 255,582 1,762,958
Increase in accounts receivable (23,269) (56,999) - (34,686) (114,954)
Increase in inventories (74,313) - - - (74,313)
Decrease (increase) in prepaid expenses (2,530) - (2,400) 1,053 (3,877)
Decrease (increase) in due from other governments 119 (9,206) 187 (3,807) (12,707)
Increase in deferred
outflows of resources - pension (73,765) (11,054) - (7,674) (92,493)
Increase in customer deposits 31,100 - - 20,370 51,470
Increase (decrease) in accrued liabilities (6,508) 1,475 - (2,659) (7,692)
Increase (decrease) in accounts payable (12,280) 24,979 35,500 441 48,640
Increase in retainage payable 5,874 - - - 5,874
Increase in unearned revenue - 988,705 - - 988,705
Decrease in deferred inflows
of resources - pension (255,357) (17,066) - (313,439) (585,862)
Increase in net pension liability 301,507 30,361 - 231,907 563,775
Net cash provided by (used in)
operating activities $ 858,200 $ 601,843 $ (3,315,969) $ 398,682 $ (1,457,244)

SCHEDULE OF NON-CASH CAPITAL AND RELATED
FINANCING ACTIVITIES
Contributions of capital assets from other funds $ 63,845 $ - $ - $ - $ 63,845

Net non-cash flows from
capital and related financing
activities $ 63,845 $ - $ - $ - $ 63,845

The accompanying notes are an integral part of these financial statements.

28
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF FIDUCIARY NET POSITION
CUSTODIAL FUND
DECEMBER 31, 2023

Property and
Evidence Fund
ASSETS
Cash $ 54,691
Total assets $ 54,691

NET POSITION
Restricted for organizations and other governments $ 54,691

The accompanying notes are an integral part of these financial statements.

29
CITY OF STOCKBRIDGE, GEORGIA

STATEMENT OF CHANGES IN FIDUCIARY NET POSITION
CUSTODIAL FUND
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Property and
Evidence Fund
ADDITIONS
Fines and forfeitures collected $ 56,477

DEDUCTIONS
Fines and forfeitures disbursed 1,786

Change in net position 54,691

NET POSITION
Beginning of year -

End of year $ 54,691

The accompanying notes are an integral part of these financial statements.

30
NOTES TO FINANCIAL STATEMENTS
CITY OF STOCKBRIDGE, GEORGIA

NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2023

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

The financial statements of the City of Stockbridge, Georgia (the “City”) have been prepared in
conformity with accounting principles generally accepted in the United States of America (“GAAP”) as
applied to governments. The Governmental Accounting Standards Board (“GASB”) is the accepted
standard-setting body for establishing governmental accounting and financial reporting principles.
The more significant of the City's accounting policies are described below.

A. Reporting Entity

The City was incorporated in 1920 and is located in the northern part of Henry County about 18 miles
south of Atlanta. The City provides a full range of services to approximately 26,000 residents. These
services are provided in whole by the City or through contractual agreements with Henry County.
These services include police services, community development, highways and streets, water and
sewer, sanitation, parks, public improvements, planning and zoning, and general administrative
services.

In 2013, the City adopted the provisions of GASB Statement No. 61, The Financial Reporting Entity:
Omnibus – an amendment to GASB Nos. 14 and 34, which defines the reporting entity for determining
which potential component units should be included in the primary government’s financial statements.
Inclusion is based on financial accountability or the fact that exclusion would make the financial
statements misleading or incomplete. The criteria for determining financial accountability includes
appointing a voting majority of an organization’s governing body and: 1) the ability of the City to
impose its will on that organization, or 2) the potential for the organization to provide specific financial
benefits or to impose specific financial burdens on the City. In addition to the above criteria, GASB
Statement No. 61 added that if the primary government is expected to repay substantially all of the
component unit’s debt, then the component unit should be blended.

Blended Component Units - Blended component units, although legally separate entities, are, in
substance, part of the government’s operations.

The City of Stockbridge Urban Redevelopment Agency (the “URA”) was created by the City’s elected
officials to provide for the issuance of bonds to finance the construction of the Town Center facilities
including City Hall. The City Council appoints the majority of the URA board members, and the URA’s
debt is expected to be repaid almost entirely from the resources of the City. Although legally separate,
the URA is blended as a governmental fund into the primary government. Separate financial
statements for the URA are not issued.

31
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

B. Government-wide and Fund Financial Statements

The City of Stockbridge Public Facilities Authority (the “PFA”) was created by the City’s elected
officials to provide for the issuance of bonds to finance the construction of the Amphitheater and
Cultural Arts Center, to fund the Trails Project, and to fund purchase of police equipment. The City
Council appoints the majority of the PFA board members, and the PFA’s debt is expected to be repaid
almost entirely from the resources of the City. Although legally separate, the PFA is blended as a
governmental fund into the primary government. Separate financial statements for the PFA are not
issued.

The City of Stockbridge Downtown Development Authority (the “DDA”) exists to encourage growth
and redevelopment of the Stockbridge, Georgia central business district. The City Council appoints
the majority of the DDA board members, and the DDA’s debt is expected to be repaid almost entirely
from the resources of the City. Although legally separate, the DDA is blended as a nonmajor
governmental fund into the primary government. Separate financial statements for the DDA are not
issued.

The City of Stockbridge City-wide Development Authority (the “CDA”) exists to stimulate economic
and quality growth throughout the entire city of Stockbridge, Georgia. The City Council appoints the
majority of the CDA board members, and the DDA’s debt is expected to be repaid almost entirely
from the resources of the City. Although legally separate, the CDA is blended as a nonmajor
governmental fund into the primary government. Separate financial statements for the CDA are not
issued.

The government-wide financial statements (i.e., the Statement of Net Position and the Statement of
Activities) report information on all of the non-fiduciary activities of the government. For the most part,
the effect of interfund activity has been removed from these statements. Governmental activities,
which normally are supported by taxes and intergovernmental revenues, are reported separately from
business-type activities, which rely to a significant extent on fees and charges for support.

The Statement of Activities demonstrates the degree to which the direct expenses of a given function
or segment are offset by program revenues. Direct expenses are those that are clearly identifiable
with a specific function or segment. Program revenues include: 1) charges to those who purchase,
use, or directly benefit from goods, services, or privileges provided by a given function or segment,
and 2) grants and contributions that are restricted to meeting the operational or capital requirements
of a particular function or segment. Taxes and other items not properly included among program
revenues are reported instead as general revenues.

Separate financial statements are provided for governmental funds and proprietary funds. Major
individual governmental funds and major individual enterprise funds are reported as separate columns
in the fund financial statements.

32
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

C. Measurement Focus, Basis of Accounting and Basis of Presentation

The government-wide financial statements are reported using the economic resources measurement
focus and the accrual basis of accounting, as are the proprietary fund financial statements. Revenues
are recorded when earned and expenses are recorded when a liability is incurred, regardless of the
timing of the related cash flows. Property taxes are recognized as revenues in the year for which they
are levied. Grants and similar items are recognized as revenue as soon as all eligibility requirements
imposed by the provider have been met.

Governmental fund financial statements are reported using the current financial resources
measurement focus and the modified accrual basis of accounting. Revenues are recognized as soon
as they are both measurable and available. Revenues are considered to be available when they are
collectible within the current period. For this purpose, the City considers revenues to be available if
they are collected within 60 days of the end of the current fiscal period. Expenditures generally are
recorded when a liability is incurred, as under accrual accounting. However, debt service
expenditures, as well as expenditures related to compensated absences and claims and judgments,
are recorded only when payment is due. Capital asset acquisitions, including entering into contracts
giving the City the right to use leased assets, are reported as expenditures in governmental funds.
Proceeds of general long-term liabilities and acquisitions under financed purchases and leases are
reported as other financing sources. Issuance of long-term debt and financing through leases are
reported as other financing sources.

Property taxes, intergovernmental grants and investment income associated with the current fiscal
period are all considered to be susceptible to accrual and so have been recognized as revenues of
the current fiscal period. All other revenue items are considered to be measurable and available only
when cash is received by the City.

Substantially all governmental fund revenues are accrued. In applying GASB Statement No. 33 to
grant revenues, the provider recognizes liabilities and expenses and the recipient recognizes
receivables and revenues when the applicable eligibility requirements, including time requirements,
are met. Resources transmitted before the eligibility requirements are met, are reported as advances
by the provider and unearned revenue by the recipient.

The format of the fund financial statements has been modified by GASB Statement No. 34. Major
individual governmental funds and major individual enterprise funds are reported as separate columns
in the fund financial statements. GASB Statement No. 34 also requires, as Required Supplementary
Information (“RSI”), the Management’s Discussion and Analysis (“MD&A”) which includes an
analytical overview of the City’s financial activity.

33
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
C. Measurement Focus, Basis of Accounting and Basis of Presentation
(Continued)

The City reports the following major governmental funds:

The General Fund is the City’s primary operating fund. It accounts for all financial resources of the
general government, except those required to be accounted for in another fund.

The American Rescue Plan Act (“ARPA”) Fund is used for accounting for the financial resources
provided and subsequently expended from the ARPA grant received from the federal government.

The Grants Fund accounts for various intergovernmental revenues received and expended.

The Public Facilities Authority (“PFA”) accounts for capital expenditures. Funding is provided by
bonds issued in fiscal year 2021.

The Special Purpose Local Option Sales Tax (“SPLOST”) V Fund accounts for capital
expenditures. Funding is provided by special purpose sales taxes, which are collected by Henry
County and remitted to the City through an intergovernmental agreement.

The City-wide Capital Projects Fund accounts for major capital projects that are paid out of the
General Fund.

The Transportation Special Purpose Local Option Sales Tax (“TSPLOST”) Fund accounts for
capital expenditures. Funding is provided by special purpose sales taxes, which are collected by
Henry County and remitted to the City through an intergovernmental agreement.

The City reports the following major proprietary funds:

The Water and Sewer Fund accounts for the operation of the water and sewerage system including
all revenues from sources applicable to these operations and all expenses of the operation.

The Solid Waste Fund accounts for revenues generated from the charges for sanitation and recycling
services provided to the residential and commercial users of the City.

The Amphitheater Fund accounts for activities related to the Amphitheater.

The City reports one custodial fund:

The Property and Evidence Fund accounts for money collected and disbursed by the City on behalf
of other governments, organizations, and individuals, such as fines and forfeitures. A liability is
recorded when an event compels a government to disburse fiduciary resources. This fund meets the
criteria under GASB Statement No. 84 to be reported as a custodial fund.
34
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

C. Measurement Focus, Basis of Accounting and Basis of Presentation
(Continued)

As a general rule, the effect of interfund activity has been eliminated from the government-wide
financial statements. Exceptions to this general rule are charges between the City’s water and sewer
function and the other functions of the government. Elimination of these charges would distort the
direct costs reported for the various functions concerned.

Proprietary funds distinguish operating revenues and expenses from non-operating items. Operating
revenues and expenses generally result from providing services and producing and delivering goods
in connection with a proprietary fund’s principal ongoing operations. The principal operating revenues
of the enterprise funds are charges for goods and services provided. Operating expenses of the
enterprise funds include the cost of these goods and services, administrative expenses, and
depreciation on capital assets. All revenues and expenses not meeting this definition are reported as
non-operating revenues and expenses.

When both restricted and unrestricted resources are available for use, it is the City’s policy to use
restricted resources first, then unrestricted resources as they are needed.

D. Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make
estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure
of contingent assets and liabilities at the date of the financial statements, and the reported amounts
of revenues and expenses during the reporting period. Actual results could differ from those
estimates.

E. Cash and Investments

Cash includes amounts in demand deposits as well as short-term investments with a maturity date
within three months of the date acquired by the City. For purposes of the Statement of Cash Flows,
the enterprise funds consider all highly liquid investments (including restricted assets) with a maturity
date of three months or less when purchased to be cash equivalents.

The City’s investments consist of Certificates of Deposit with a maturity date greater than three
months from the date of purchase. For reporting purposes, all investments are recorded at fair value.

35
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

E. Cash and Investments (Continued)

State statutes authorize the City to invest in: obligations of the United States, the State of Georgia
and other political subdivisions of the State of Georgia, and other states; prime bankers’ acceptances;
repurchase agreements; and the Georgia Fund 1.

The City’s policy is to hold investments to maturity.

In applying GASB Statement No. 72, the City utilized the following methods and assumptions as of
December 31, 2023:

1. Fair value is based on quoted market prices as of the valuation date; and
2. The investment portfolio did not hold investments in any of the following: a) items required to
be reported at amortized costs; b) items subject to involuntary participation in an external
pool; and c) items associated with a fund other than the fund to which the income is assigned.

F. Inventories

Inventories are valued at cost, which approximates market, using the first in/first out (“FIFO”) method.
The consumption method is used to account for inventories. Under the consumption method,
inventory items are recognized as expenditures when used.

G. Prepaid Expenditures/Expenses

Prepaid items are accounted for using the consumption method. A prepaid item is recognized when
a cash expenditure/expense is made for goods or services that were purchased for consumption, but
not consumed as of December 31, 2023.

H. Deferred Outflows/Inflows

In addition to assets, the Statement of Net Position will sometimes report a separate section for
deferred outflows of resources. This separate financial statement element represents a consumption
of net assets that applies to a future period(s) and so will not be recognized as an outflow of resources
(expense/expenditure) until then. The City has three items that qualify for reporting in this category.
These three items relate to the City’s defined benefit pension plan. The pension experience
differences, investment differences, and the contributions made subsequent to the measurement date
are deferred and recognized as pension expense in future years.

36
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

H. Deferred Outflows/Inflows (Continued)

In addition to liabilities, the Statement of Net Position and/or the Governmental Funds Balance Sheet
will sometimes report a separate section for deferred inflows of resources. This separate financial
statement element represents an acquisition of net assets that applies to a future period(s) and so
will not be recognized as an inflow of resources (revenue) until that time. The City has two items that
qualify for reporting in this category. The first item, unavailable revenue, arises only under the
modified accrual basis of accounting, and is reported only in the Governmental Funds Balance Sheet.
The governmental funds report unavailable revenue for property taxes, court fines, grants, and
franchise taxes levied, and these amounts are deferred and will be recognized as an inflow of
resources in the period in which the amounts become available. The other item relates to the City’s
defined benefit pension plan and is reported in the government-wide Statement of Net Position. The
pension experience differences represent future acquisitions of net position and, accordingly, are
reported as a deferred inflow of resources.

I. Pensions

For purposes of measuring the net pension liability, deferred outflows of resources and deferred
inflows of resources related to pensions, and pension expense, information about the fiduciary net
position of the City of Stockbridge Retirement Plan (the “Plan”) and additions to/deductions from the
Plan's fiduciary net position have been determined on the same basis as they are reported by the
Plan. For this purpose, benefit payments (including refunds of employee contributions) are recognized
when due and payable in accordance with the benefit terms. Investments are reported at fair value.

J. Capital Assets

General capital assets are capital assets which are associated with and generally arise from
governmental activities. They generally result from expenditures in governmental funds. General
capital assets are reported in the governmental activities’ column of the government-wide Statement
of Net Position but are not reported in the fund financial statements. Capital assets utilized by the
proprietary funds are reported both in the business-type activities column of the government-wide
Statement of Net Position and in respective funds.

37
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

J. Capital Assets (Continued)

Capital assets purchased or acquired with an original cost of $5,000 or more are reported at historical
cost or estimated historical cost. Contributed assets are reported at acquisition value. Additions,
improvements and other capital outlays that significantly extend the useful life of an asset are
capitalized. Other costs incurred for repairs and maintenance are expensed as incurred. Depreciation
on capital assets and amortization on right to use leased assets is provided on the straight-line basis
over the following estimated useful lives:

Asset Years
Building and improvements 30 – 50
Improvements other than buildings 25 – 50
Furniture and fixtures 10 – 20
Vehicles 5 – 10
Machinery and equipment 5 – 10
Infrastructure 40 – 50

The City only reports infrastructure assets purchased subsequent to December 31, 2003.

K. Compensated Absences

In 2017, the City switched from using a Paid Time Off (“PTO”) system to a compensated absences
system. Under the compensated absences system, the City accrues accumulated unpaid vacation
and sick benefits. Annual leave will be paid to employees upon separation from service when earned
(or estimated to be earned) by the employee. The non-current portion (the amount estimated to be
used in subsequent fiscal years) for governmental funds is maintained separately and represents a
reconciling item between the fund and government-wide presentations. In accordance with the
provisions of GASB Statement No. 16, Accounting for Compensated Absences, no liability is recorded
for non-vesting accumulating rights to receive sick pay benefits.

L. Accrued Liabilities and Long-Term Obligations

All payables, accrued liabilities, and long-term obligations are reported in the government-wide
financial statements. All payables, accrued liabilities, and long-term obligations payable from
proprietary funds are reported on the proprietary fund financial statements.

38
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

L. Accrued Liabilities and Long-Term Obligations (Continued)

In general, governmental fund payables and accrued liabilities that, once incurred, are paid in a timely
manner and in full from current financial resources and are reported as obligations of the funds.
However, claims and judgments and compensated absences that will be paid from governmental
funds are reported as liabilities in the fund financial statements only to the extent that they are due for
payment during the current year. Long-term loans are recognized as a liability on the governmental
fund financial statements when due.

M. Interfund Activity

Interfund activity is reported as either loans, services provided, reimbursements or transfers. Loans
are reported as interfund receivables and payables as appropriate and are subject to elimination upon
consolidation. Services provided, deemed to be market or near market rates, are treated as revenues
and expenditures/expenses and are not eliminated in the process of consolidation. Reimbursements
are when one fund incurs a cost, charges the appropriate benefiting fund and reduces its related cost
as a reimbursement. All other interfund transactions are treated as transfers. Transfers between
governmental funds are netted as part of the reconciliation to the government-wide financial
statements. As a general rule, the effect of interfund activity has been eliminated from the
government-wide financial statements.

N. Budgets and Budgetary Accounting

The City adopts project length budgets for the SPLOST Capital Projects Funds, the Public Facilities
Authority Fund, the City-wide Capital Projects Fund, the T-SPLOST Fund, and the State and Federal
Grants Fund. The City adopts an annual budget for the ARPA Fund, Hotel/Motel Fund, Grants Fund,
Burke Cemetery Fund, the Downtown Development Fund, the Urban Redevelopment Fund, City-wide
Development Fund, and the Impact Fee Fund. The City is required by state law to adopt annual
budgets for the General Fund and its Special Revenue Funds (ARPA Fund, Hotel/Motel Tax Fund,
and Grants Fund). A budget was not required for the Confiscated Assets Fund. Public hearings are
conducted to obtain taxpayer comments. The operating budget includes proposed expenditures and
the means of financing them. The budget is legally enacted by the passage of an ordinance. Any
revisions that alter the total expenditures of any department must be approved by City Council. Formal
budgetary integration is employed as a management control device during the year.

Governmental fund type budgets are adopted on a basis consistent with GAAP at the legal level of
budgetary control which is the department level. Expenditures may not exceed the appropriations
within a fund. Budgets, as reported in the financial statements, are as amended in December 2023.
All annual appropriations lapse at year-end.

39
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

N. Budgets and Budgetary Accounting (Continued)

For the year ended December 31, 2023, the following General Fund departments had actual
expenditures in excess of budgeted amounts: Mayor and council ($21,398), City manager ($91,593),
Financial administration ($163,032), Business services ($28,106), Building and plant ($126,493),
Human resources ($107,962), Municipal court ($256,619), Police administration ($351,030), Public
works ($99,722), Parks ($53,138), Permitting ($187,043), and Debt Service ($29,797). The ARPA
Fund had actual expenditures in excess of budget amounts for general government in the amount of
$247,807. The Hotel/Motel Tax Fund had actual expenditures in excess of budget amounts for
housing and development in the amount of $150,361. These over expenditures were covered by
under expenditures in other departments.

O. Fund Balance and Fund Net Position

Fund Balance – Generally, fund balance represents the difference between the assets and deferred
outflows, and liabilities and deferred inflows under the current financial resources measurement focus
of accounting. In the fund financial statements, governmental funds report fund balance
classifications that comprise a hierarchy based primarily on the extent to which the City is bound to
honor constraints on the specific purposes for which amounts in those funds can be spent. Fund
balances are classified as follows:

 Nonspendable – Fund balances are reported as nonspendable when amounts cannot be
spent because they are either: a) not in spendable form (i.e., items that are not expected to be
converted to cash), or b) legally or contractually required to be maintained intact.

 Restricted – Fund balances are reported as restricted when there are limitations imposed on
their use either through the enabling legislation adopted by the City or through external
restrictions imposed by creditors, grantors, or laws or regulations of other governments.

 Committed – Fund balances are reported as committed when they can be used only for
specific purposes pursuant to constraints imposed by formal action of the City Council. The
action to commit funds must occur prior to fiscal year-end, to report such commitments in the
balance sheet of the respective period, even though the amount may be determined
subsequent to fiscal year-end. Only the City Council may modify or remove the commitment.

 Assigned – Fund balances are reported as assigned when amounts are constrained by the
City’s intent to be used for specific purposes but are neither restricted nor committed. Through
resolution, the City Council has authorized the Treasurer and his designee to assign fund
balances. Assignments may occur subsequent to fiscal year-end.

40
NOTES TO FINANCIAL STATEMENTS

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)

O. Fund Balance and Fund Net Position (Continued)

 Unassigned – Fund balances are reported as unassigned when the balances do not meet
any of the above criterion. The City reports positive unassigned fund balances only in the
General Fund. All funds may report negative unassigned fund balances.

Flow Assumptions – When both restricted and unrestricted amounts of fund balances are available
for use for expenditures incurred, it is the City’s policy to use restricted amounts first and then
unrestricted amounts as they are needed. For unrestricted amounts of fund balances, it is the City’s
policy to use fund balances in the following order: 1) committed; 2) assigned; and 3) unassigned.

Net Position – Net position represents the difference between assets and deferred outflows, and
liabilities and deferred inflows in reporting which utilizes the economic resources measurement focus.
Net investment in capital assets consists of capital assets, net of accumulated depreciation, reduced
by the outstanding balances of any borrowing used (i.e., the amount that the City has spent) for the
acquisition, construction or improvement of those assets. Net position is reported as restricted when
there are limitations imposed on their use either through constitutional provisions or enabling
legislation or through external restrictions imposed by creditors, grantors, or laws or regulations of
other governments.

The City applies restricted resources first when an expense is incurred for purposes for which both
restricted and unrestricted net position is available.

NOTE 2. RECONCILIATION OF GOVERNMENT-WIDE FINANCIAL STATEMENTS AND
FUND FINANCIAL STATEMENTS

A. Explanation of Certain Differences between the Governmental Fund
Balance Sheet and the Government-wide Statement of Net Position

The Governmental Funds Balance Sheet includes a reconciliation between fund balances – total
governmental funds and net position – governmental activities as reported in the government-wide
Statement of Net Position. One element of that reconciliation explains that “Long-term liabilities are
not due and payable in the current period and, therefore, are not reported in the funds.” The details
of this difference are as follows:

Accrued interest payable $ (327,883)
Compensated absences payable (291,816)
Bonds payable (27,220,000)
Leases (77,804)
Net adjustment to reduce fund balances - total governmental funds
to arrive at net position - governmental activities $ (27,917,503)

41
NOTES TO FINANCIAL STATEMENTS

NOTE 2. RECONCILIATION OF GOVERNMENT-WIDE FINANCIAL STATEMENTS AND
FUND FINANCIAL STATEMENTS (CONTINUED)

A. Explanation of Certain Differences between the Governmental Fund
Balance Sheet and the Government-wide Statement of Net Position
(Continued)

Another element of that reconciliation explains that “the net pension liability and related deferred
outflows and inflows of resources are not financial resources and, therefore, are not reported in the
governmental funds.” The details of this difference are as follows:

Deferred outflows of resources - pension $ 1,517,707
Deferred inflows of resources - pension (17,542)
Net pension liability - pension (2,518,452)

Net adjustment to reduce fund balances - total governmental funds
to arrive at net position - governmental activities $ (1,018,287)

B. Explanation of Certain Differences between the Governmental Fund
Statement of Revenues, Expenditures and Changes in Fund Balances
and the Government-wide Statement of Activities

The governmental fund Statement of Revenues, Expenditures and Changes in Fund Balances
includes a reconciliation between net changes in fund balances – total governmental funds and
changes in net position of governmental activities as reported in the government-wide Statement of
Activities. One element of that reconciliation explains that “Governmental funds report capital outlays
as expenditures. However, in the Statement of Activities, the cost of those assets is allocated over
their useful lives and reported as depreciation expense.” The details of this difference are as follows:

Capital outlay $ 2,799,947
Depreciation and amortization expense (1,909,624)

Net adjustment to increase net changes in fund balances - total
governmental funds to arrive at changes in net position of
governmental activities $ 890,323

42
NOTES TO FINANCIAL STATEMENTS

NOTE 2. RECONCILIATION OF GOVERNMENT-WIDE FINANCIAL STATEMENTS AND
FUND FINANCIAL STATEMENTS (CONTINUED)

B. Explanation of Certain Differences between the Governmental Fund
Statement of Revenues, Expenditures and Changes in Fund Balances
and the Government-wide Statement of Activities (Continued)

Another element of that reconciliation states that “The issuance of long-term debt provides current
financial resources to governmental funds, while the repayment of the principal of long-term debt
consumes the current financial resources of governmental funds. Neither transaction, however, has
any effect on net position.” The details of this difference are as follows:

Principal payments: bonds payable $ 4,735,000
Principal payments: leases 27,688

Net adjustment to increase net changes in fund balances - total
governmental funds to arrive at changes in net position of
governmental activities $ 4,762,688

Another element of that reconciliation states that “Some expenses reported in the Statement of
Activities do not require the use of current financial resources and, therefore, are not reported as
expenditures in governmental funds.” The details of this difference are as follows:

Compensated absences $ (20,417)
Pension expense (443,945)
Accrued interest 43,004

Net adjustment to decrease net changes in fund balances - total
governmental funds to arrive at changes in net position of
governmental activities $ (421,358)

NOTE 3. CASH AND INVESTMENTS

Credit Risk. State statutes authorize the City to invest in: obligations of the United States, the State
of Georgia and other political subdivisions of the State of Georgia, and other states; prime bankers'
acceptances; repurchase agreements; and Georgia Fund 1.

Interest Rate Risk. The City does not have a formal investment policy that limits investment
maturities as a means of managing its exposure to fair value losses arising from increasing interest
rates.

43
NOTES TO FINANCIAL STATEMENTS

NOTE 3. CASH AND INVESTMENTS (CONTINUED)

Custodial Credit Risk – Deposits. Custodial credit risk for deposits is the risk that, in the event of
the failure of a depository financial institution, a government will not be able to recover deposits or will
not be able to recover collateral securities that are in the possession of an outside party. State
statutes require all deposits and investments (other than federal or state government instruments) to
be collateralized by depository insurance, obligations of the U.S. government, or bonds of public
authorities, counties, or municipalities. As of December 31, 2023, all of the deposits for the City were
fully collateralized in accordance with the state statutes.

Fair Value Measurements. The City categorizes its fair value measurements within the fair value
hierarchy established by GAAP. The hierarchy is based on the valuation inputs used to measure the
fair value of the asset. Level 1 inputs are quoted prices in active markets for identical assets; Level
2 inputs are significant other observable inputs; and Level 3 inputs are significant unobservable inputs.
Georgia Fund 1 is an investment pool which does not meet the criteria of GASB Statement No. 79
and is thus valued at fair value in accordance with GASB Statement No. 31. As a result, the City
does not disclose the investment in Georgia Fund 1 within the fair value hierarchy. Additionally, the
City’s Certificates of Deposit are nonnegotiable and, therefore, are not subject to fair value hierarchy.

Investments. The City’s financial policies authorize investment in any securities approved by the
State of Georgia for local governments. Authorized investments include Certificates of Deposit,
repurchase agreements, direct and agency obligations of the United States, obligations of the State
of Georgia, pooled investment programs of the State of Georgia, and no-load mutual funds of direct
obligations of the United States.

At December 31, 2023, the City had the following investments:

Investment Maturities Fair Value
Certificate of Deposit August 19, 2024 $ 12,284
Certificate of Deposit June 29, 2026 58,000
$ 70,284

NOTE 4. PROPERTY TAXES

Property taxes attached as an enforceable lien on property as of January 1, 2023. The City, when
applicable, obtains the services of Henry County to bill and collect the City’s property taxes. Henry
County remits taxes collected to the City on a bi-monthly basis. Property taxes were levied on
August 1, 2023, billed on August 30, 2023, and payable on or before November 16, 2023. A lien date
on unpaid taxes was May 22, 2024. Property taxes levied for 2023 are recorded as receivables, net
of estimated uncollectible property taxes. Net receivables estimated to be collectible subsequent to
March 1, 2024, are recorded as revenue when received. A local option sales tax is in force. Proceeds
from the tax are remitted to the City monthly and are utilized to give property tax owners tax relief.

44
NOTES TO FINANCIAL STATEMENTS

NOTE 5. RECEIVABLES

Receivables at December 31, 2023 for the City’s individual major funds and nonmajor funds in the
aggregate, including the applicable allowances for uncollectible accounts are as follows:

Governmental Funds

Nonmajor
Grants SPLOST V Governmental
General Fund Fund Funds Total
Receivables:
Intergovernmental $ 366,534 $ 560,986 $ - $ - $ 927,520
Taxes 2,323,649 - 388,029 76,924 2,788,602
Accounts 370,899 - - 2,500 373,399
Gross receivables 3,061,082 560,986 388,029 79,424 4,089,521
Less allowance for
uncollectibles (107,215) - - - (107,215)
Net total receivables $ 2,953,867 $ 560,986 $ 388,029 $ 79,424 $ 3,982,306

Proprietary Funds
Water and Nonmajor
Sewer Solid Waste Enterprise Funds Total
Receivables:
Intergovernmental $ 10,938 $ 10,888 $ 5,836 $ 27,662
Accounts 542,314 133,739 281,845 957,898
Gross receivables 553,252 144,627 287,681 985,560
Less allowance for
uncollectibles (22,735) - - (22,735)
Net total receivables $ 530,517 $ 144,627 $ 287,681 $ 962,825

45
NOTES TO FINANCIAL STATEMENTS

NOTE 6. CAPITAL ASSETS

Capital asset activity for the fiscal year ended December 31, 2023 is as follows:

Beginning Ending
Balance Increases Decreases Transfers Balance

Governmental activities:
Capital assets, not being depreciated:
Land $ 11,740,817 $ - $ - $ - $ 11,740,817
Construction in progress 10,477,366 2,253,767 - (63,845) 12,667,288
Total 22,218,183 2,253,767 - (63,845) 24,408,105

Capital assets, being depreciated:
Buildings and improvements 24,523,594 47,229 - - 24,570,823
Improvements other than buildings 4,488,263 - - - 4,488,263
Infrastructure 9,203,004 - - - 9,203,004
Machinery and equipment 1,993,976 20,068 - - 2,014,044
Office equipment 1,574,168 - - - 1,574,168
Vehicles 4,019,719 447,544 - - 4,467,263
Furniture and fixtures 1,338,774 31,339 - - 1,370,113
Total 47,141,498 546,180 - - 47,687,678

Less accumulated depreciation for:
Buildings and improvements (8,180,011) (708,615) - - (8,888,626)
Improvements other than buildings (1,881,927) (298,971) - - (2,180,898)
Infrastructure (2,753,824) (203,889) - - (2,957,713)
Machinery and equipment (1,469,010) (84,628) - - (1,553,638)
Office equipment (1,101,744) (86,038) - - (1,187,782)
Vehicles (1,635,072) (475,622) - - (2,110,694)
Furniture and fixtures (1,086,907) (32,296) - - (1,119,203)
Total (18,108,495) (1,890,059) - - (19,998,554)

Lease assets, net (Note 7) 97,824 (19,565) - - 78,259

Total capital assets, being
depreciated and amortized, net 29,130,827 (1,363,444) - - 27,767,383

Governmental activities capital assets $ 51,349,010 $ 890,323 $ - $ (63,845) $ 52,175,488

46
NOTES TO FINANCIAL STATEMENTS

NOTE 6. CAPITAL ASSETS (CONTINUED)

Beginning Ending
Balance Increases Decreases Transfers Balance

Business-type activities:
Capital assets, not being depreciated:
Land $ 445,603 $ - $ - $ - $ 445,603
Construction in progress 8,297,263 1,778,487 - (50,000) 10,025,750
Total 8,742,866 1,778,487 - (50,000) 10,471,353

Capital assets, being depreciated:
Buildings and improvements 34,485,232 38,482 - 50,000 34,573,714
Improvements other than buildings 11,999,790 - - - 11,999,790
Infrastructure 1,575,109 - - - 1,575,109
Vehicles 2,366,783 35,765 - - 2,402,548
Furniture and fixtures 635,928 - - - 635,928
Machinery and equipment 5,623,451 131,788 - 63,845 5,819,084
Total 56,686,293 206,035 - 113,845 57,006,173

Less accumulated depreciation for:
Buildings and improvements (7,963,212) (949,245) - - (8,912,457)
Improvements other than buildings (4,682,683) (257,582) - - (4,940,265)
Infrastructure (204,664) (52,550) - - (257,214)
Vehicles (1,730,252) (162,798) - - (1,893,050)
Furniture and fixtures (440,189) (23,665) - - (463,854)
Machinery and equipment (2,362,744) (317,118) - - (2,679,862)
Total (17,383,744) (1,762,958) - - (19,146,702)

Total assets, being depreciated, net 39,302,549 (1,556,923) - 113,845 37,859,471

Business-type activities capital
assets, net $ 48,045,415 $ 221,564 $ - $ 63,845 $ 48,330,824

47
NOTES TO FINANCIAL STATEMENTS

NOTE 6. CAPITAL ASSETS (CONTINUED)

Depreciation expense was charged to functions/programs of the City as follows:

Governmental activities:

General government $ 659,960
Judicial 88,176
Public safety 479,149
Public works 662,774
Total depreciation expense - governmental activities $ 1,890,059

Business-type activities:

Water and sewer $ 841,453
Solid waste 15,061
Stormwater 162,937
Conference center 92,645
Amphitheater 650,862
Total depreciation expense - business-type activities $ 1,762,958

Net investment in Capital Assets. Net investment in capital assets on the government-wide
Statement of Net Position and the major proprietary funds Statement of Net Position as of
December 31, 2023 are as follows:

Governmental Activities:

Capital assets, non-depreciable $ 24,408,105
Capital assets, depreciable 47,687,678
Accumulated depreciation (19,998,554)
Lease assets 117,389
Accumulated amortization (39,130)
Lease liability (77,804)
Bonds payable (27,220,000)
Accounts payable - SPLOST IV Fund (55,786)
Accounts payable - City-wide Capital Projects Fund (22,695)
Retainage payable (312,099)
Unspent proceeds - Public Facilities Authority 15,092,762
Net investment in capital assets,
Governmental Activities $ 39,579,866

48
NOTES TO FINANCIAL STATEMENTS

NOTE 6. CAPITAL ASSETS (CONTINUED)
Net investment in Capital Assets (Continued).

Business-type Activities:

Capital assets, non-depreciable $ 10,471,353
Capital assets, depreciable 57,006,173
Accumulated depreciation (19,146,702)
Notes payable (924,592)
Retainage payable (55,874)
Net investment in capital assets,
Business-type Activities $ 47,350,358

Water and Sewer Fund:

Capital assets, non-depreciable $ 10,290,937
Capital assets, depreciable 27,111,845
Accumulated depreciation (13,974,960)
Notes payable (924,592)
Retainage payable (55,874)
Net investment in capital assets,
Water and Sewer Fund $ 22,447,356

Solid Waste Fund:

Capital assets, depreciable $ 468,083
Accumulated depreciation (418,290)
Net investment in capital assets,
Solid Waste Fund $ 49,793

Amphitheater Fund:

Capital assets, depreciable $ 22,618,214
Accumulated depreciation (1,735,902)
Net investment in capital assets,
Amphitheater Fund $ 20,882,312

49
NOTES TO FINANCIAL STATEMENTS

NOTE 7. LEASE ASSETS

A summary of lease asset activity for the City for the year ended December 31, 2023 is as follows:

Balance Balance
December 31, 2022 Additions Deletions December 31, 2023
Governmental activities:
Lease assets:
Office equipment $ 117,389 $ - $ - $ 117,389
Total 117,389 - - 117,389

Less accumulated amortization for:
Office equipment (19,565) (19,565) - (39,130)
Total assets depreciated (19,565) (19,565) - (39,130)

Total lease assets, net $ 97,824 $ (19,565) $ - $ 78,259

NOTE 8. LONG-TERM DEBT

Changes in Long-term Debt. The following is a summary of changes in long-term liabilities reported
in the government-wide financial statements for the year ended December 31, 2023:

Beginning Ending Due Within
Balance Additions Reductions Balance One Year
Governmental activities:
Urban Redevelopment
revenue bonds $ 8,835,000 $ - $ (820,000) $ 8,015,000 $ 855,000
Public Facilities Authority
revenue bonds 23,120,000 - (3,915,000) 19,205,000 3,980,000
Accrued compensated
absences 271,399 289,085 (268,668) 291,816 58,363
Net pension liability 464,136 2,313,517 (259,201) 2,518,452 -
Lease liability 105,492 - (27,688) 77,804 28,242
Total governmental-type
activity long-term debt $ 32,796,027 $ 2,602,602 $ (5,290,557) $ 30,108,072 $ 4,921,605

Business-type activities:
GEFA notes payable $ 1,023,845 $ - $ (99,253) $ 924,592 $ 100,751
Accrued compensated
absences 78,975 70,570 (81,323) 68,222 13,644
Net pension liability 411,148 895,600 (331,825) 974,923 -

Total business-type
activity long-term debt $ 1,513,968 $ 966,170 $ (512,401) $ 1,967,737 $ 114,395

50
NOTES TO FINANCIAL STATEMENTS

NOTE 8. LONG-TERM DEBT (CONTINUED)

Changes in Long-term Debt (Continued). The City’s General Fund is typically used to liquidate all
governmental activity long-term liabilities. However, proceeds from any asset sales relative to the
Urban Redevelopment Project or Public Facilities Project will be used to liquidate the related revenue
bond obligation.

The Water and Sewer Enterprise Fund is used to liquidate all of the business-type activity long-term
liabilities.

Urban Redevelopment Revenue Bonds. The City entered into an agreement with a financial
institution that provided for the issuance of revenue bonds for the purchase of land and construction
of structures and improvements for the New Town Center. Various bond issues were used by the City
during the purchase and construction phases. During the year ended December 31, 2023, the City
repaid various bond issues in the amount of $820,000. Amounts outstanding at year-end of
$8,015,000 reflect total drawdowns to date net of repayments, if any.

Urban Redevelopment Fund long-term liabilities outstanding at December 31, 2023 are as follows:

Series 2005 B Revenue bonds payable to Capital One Bank,
in the total amount of $7,330,000,
interest at 4.45%, matures 2/1/31. $ 3,390,000

Series 2006 A Revenue bonds payable to Capital One Bank,
in the total amount of $4,795,000, current
interest at 4.58%, matures 2/1/31. 2,245,000

Series 2006 C Revenue bonds payable to Capital One Bank,
in the total amount of $5,000,000, current
interest at 4.865%, matures 2/1/31. 2,380,000

Total $ 8,015,000

Annual debt service requirements to maturity for the revenue bonds that have closed are as follows:

Fiscal
Year Principal Interest Total

2024 $ 855,000 $ 353,765 $ 1,208,765
2025 890,000 309,562 1,199,562
2026 930,000 267,625 1,197,625
2027 975,000 223,719 1,198,719
2028 1,020,000 177,731 1,197,731
2029 – 2031 3,345,000 235,955 3,580,955
Total $ 8,015,000 $ 1,568,357 $ 9,583,357

51
NOTES TO FINANCIAL STATEMENTS

NOTE 8. LONG-TERM DEBT (CONTINUED)

Public Facilities Authority Revenue Bonds. The City entered into an agreement with a financial
institution that provided for the issuance of revenue bonds for the purchase of land and equipment for
the Amphitheater and Cultural Arts Center, the purchase of buildings for the Cultural Arts Center, and
the improvement of trails. Various bond issues were used by the City during the purchase and
construction phases. Amounts outstanding at year-end of $19,205,000 reflect total drawdowns to date
net of repayments, if any.

Public Facilities Authority Fund long-term liabilities outstanding at December 31, 2023 are as follows:

Series 2021 B Revenue bonds payable to Truist Bank,
in the total amount of $1,030,000,
interest at 1.04%, matures 12/31/2025. $ 520,000

Series 2021 A Revenue bonds payable to Truist Bank,
in the total amount of $9,910,000, current
interest at 1.32%, matures 12/31/2025. 5,015,000

Series 2021 C Revenue bonds payable to Truist Bank,
in the total amount of $14,865,000, current
interest at 2.53%, matures 12/31/2036. 13,670,000

Total $ 19,205,000

Annual debt service requirements to maturity for the revenue bonds that have closed are as follows:

Fiscal
Year Principal Interest Total

2024 $ 3,980,000 $ 401,898 $ 4,381,898
2025 4,050,000 334,764 4,384,764
2026 1,295,000 266,346 1,561,346
2027 1,325,000 233,203 1,558,203
2028 1,360,000 199,238 1,559,238
2029 – 2033 4,325,000 642,177 4,967,177
2034 – 2036 2,870,000 110,055 2,980,055

Total $ 19,205,000 $ 2,187,681 $ 21,392,681

52
NOTES TO FINANCIAL STATEMENTS

NOTE 8. LONG-TERM DEBT (CONTINUED)

Lease Liability. The City enters into lease agreements for periods of five years as lessee for the use
of copiers. These leases have an imputed interest rate of 2%.

Principal and interest requirements to maturity for the lease liability as of December 31, 2023 are as
follows:

Fiscal
Year Principal Interest Total

2024 $ 28,242 $ 1,555 $ 29,797
2025 16,182 990 17,172
2026 16,506 667 17,173
2027 16,874 337 17,211

$ 77,804 $ 3,549 $ 81,353

Water and Sewer Long-term Debt. The City issues revenue bonds and enters into construction
note agreements with the Georgia Environmental Finance Authority (“GEFA”) where in both types of
debt the government pledges income derived from the acquired or constructed assets to pay debt
service. Amounts outstanding at the end of the current fiscal year relate to a note issued in 2010 to
finance construction projects to improve the City’s water distribution facilities. The note was issued by
GEFA in the total amount of $1,911,900. During the year ended December 31, 2023, the City repaid
$99,253 of the note payable. Amounts outstanding at year-end of $924,592 reflect total drawdowns
to date net of repayments, if any.

The annual requirement to pay GEFA’s note outstanding is as follows:

Fiscal
Year Principal Interest Total

2024 $ 100,751 $ 26,489 $ 127,240
2025 103,816 23,424 127,240
2026 106,973 20,267 127,240
2027 110,227 17,013 127,240
2028 113,580 13,660 127,240
2029 – 2032 389,245 19,988 409,233

Total $ 924,592 $ 120,841 $ 1,045,433

53
NOTES TO FINANCIAL STATEMENTS

NOTE 9. INTERFUND TRANSFERS

Interfund transfers are as follows:

Transfers Out
City-wide
General ARPA SPLOST V Public Facilities Water & Sewer Amphitheater Nonmajor Nonmajor Capital Projects
Transfers In Fund Fund Fund Authority Fund Fund Governmental Funds Enterprise Funds Fund Total
General Fund $ - $ - $ 2,946,324 $ - $ 111,772 $ 3,214,506 $ 500,000 $ 60,000 $ - $ 6,832,602
Grants Fund 481,263 229,850 - - - - - - - 711,113

Nonmajor Enterprise Funds 513,318 - - - - - - - - 513,318

Nonmajor Governmental Funds 1,259,102 - - - - - - - - 1,259,102
Public Facilities Authority 4,382,571 - - - - - - - - 4,382,571
City-wide Capital Projects Fund 6,881,417 - 99,594 126,640 - - - - - 7,107,651

Amphitheater Fund - - - - - - - - 6,353,312 6,353,312
Total $ 13,517,671 $ 229,850 $ 3,045,918 $ 126,640 $ 111,772 $ 3,214,506 $ 500,000 $ 60,000 $ 6,353,312 $ 27,159,669

Transfers are used to: 1) move revenues from the fund that the statute or budget requires to collect
them to the fund that the statute or budget requires to expend them, and 2) use unrestricted revenues
collected in the General Fund to finance various programs accounted for in other funds in accordance
with budgetary authorizations. During the period ended December 31, 2023, transfers out of the City-
wide Projects Fund to the Amphitheater fund were to fund Amphitheater operating expenses.
Transfers from the Amphitheater Fund to the General Fund were to fund Amphitheater operating
revenues. Transfers from the SPLOST V Fund to the City-wide Capital Projects Fund were used to
reimburse the City-wide Capital Projects and General Funds for allowable expenditures.

NOTE 10. JOINT VENTURE

Under Georgia law, the City, in conjunction with other cities and counties in the ten-county Atlanta
area, is a member of the Atlanta Regional Commission (“ARC”) and is required to pay annual dues
thereto. Membership in the ARC is required by the O.C.G.A. §50-8-34 which provides for the
organizational structure of the ARC in Georgia. The ARC Board membership includes the chief
elected official of each county and municipality of the area. O.C.G.A. §50-8-39.1 provides that the
member governments are liable for any debts or obligations of a regional commission. Henry County
makes contributions on behalf of the City to the ARC. Separate financial statements may be obtained
from:

Atlanta Regional Commission
40 Courtland Street, NE
Atlanta, Georgia 30303

54
NOTES TO FINANCIAL STATEMENTS

NOTE 11. DEFINED BENEFIT PENSION PLAN

A. Plan Description

The City’s pension plan is administered through the Georgia Municipal Employee Benefit System
(“GMEBS”), an agent multiple-employer pension plan administered by the Georgia Municipal
Association. The Plan (the “Plan”) provides retirement and disability benefits, annual cost of living
adjustments, and death benefits to plan members and beneficiaries. Benefits are provided by the
Plan whereby retirees receive between 1% and 1.75% multiplied by the average of the five highest
years of regular earnings multiplied by the total credited years of service. The City Council, in its role
as the Plan sponsor, has the governing authority to establish and amend from time to time, the
benefits provided and the contribution rates of the City and its employees. The Georgia Municipal
Association issues a publicly available financial report that includes financial statements and Required
Supplementary Information for GMEBS. That report may be obtained at www.gmanet.com or by
writing to Georgia Municipal Association, Risk Management and Employee Benefit Services, 201
Pryor Street, NW, Atlanta, Georgia 30303 or by calling (404) 688-0472.

B. Plan Membership

As of July 1, 2023, the date of the most recent actuarial valuation, there were 239 participants
consisting of the following:

Inactive plan members or beneficiaries currently receiving benefits 46
Inactive plan members entitled to but not receiving benefits 43
Active plan members 150
Total Plan Members 239

C. Contributions

The Plan is subject to minimum funding standards of the Georgia Public Retirement Systems
Standards law. The Board of Trustees of GMEBS has adopted a recommended actuarial funding
policy for the Plan which meets state minimum requirements and will accumulate sufficient funds to
provide the benefits under the Plan. The funding policy for the Plan, as adopted by the City Council,
is to contribute an amount equal to or greater than the actuarially recommended contribution rate.
This rate is based on the estimated amount necessary to finance the costs of benefits earned by plan
members during the year, with an additional amount to finance any unfunded accrued liability. The
City is required to contribute the difference between the actuarially determined rate and the
contribution rate of plan members, as determined by the City Council. For the year ended
December 31, 2023, the City's contribution rate was 6.6% of annual payroll. City contributions to the
Plan were $670,194 for the year ended December 31, 2023.

55
NOTES TO FINANCIAL STATEMENTS

NOTE 11. DEFINED BENEFIT PENSION PLAN (CONTINUED)

D. Net Pension Liability of the City

The City’s net pension liability was measured as of March 31, 2023. The total pension liability used
to calculate the net pension liability was determined by an actuarial valuation as of July 1, 2022 with
updated procedures performed by the actuary to roll forward to the total pension liability measured as
of March 31, 2023.

Actuarial Assumptions. The total pension liability in the July 1, 2023 actuarial valuation was
determined using the following actuarial assumptions, applied to all periods included in the
measurement:

Inflation 2.25%
Salary increases 2.25% – plus service based merit increases
Investment rate of return 7.375%

Mortality rates were based on the RP-2000 Combined Healthy Mortality Table with gender-distinct
rates, set forward two years for males and one year for females.

The actuarial assumptions used in the July 1, 2023 valuation were based on the results of an actuarial
experience study for the period January 1, 2015 – June 30, 2019.

The long-term expected rate of return on pension plan investments was determined using a building-
block method in which best-estimate ranges of expected future real rates of return (expected returns,
net of pension plan investment expense and inflation) are developed for each major asset class.
These ranges are combined to produce the long-term expected rate of return by weighting the
expected future real rates of return by the target asset allocation percentage and by adding expected
inflation. Best estimates of arithmetic real rates of return for each major asset class included in the
pension plan's target asset allocation as of March 31, 2023 are summarized in the following table:

Long-term
expected real
Asset Class Target Allocation rate of return*

Domestic equity 45% 6.40%
International equity 20% 6.80%
Domestic fixed income 20% 40%
Real estate 10% 3.90%
Global fixed income 5% 46%
Total 100%

* Rates shown are net of the 2.25% assumed rate of inflation.

56
NOTES TO FINANCIAL STATEMENTS

NOTE 11. DEFINED BENEFIT PENSION PLAN (CONTINUED)

E. Discount Rate

The discount rate used to measure the total pension liability was 7.375%. The projection of cash flows
used to determine the discount rate assumed that plan member contributions will be made at the
current contribution rate and that City contributions will be made at rates equal to the difference
between actuarially determined contribution rates and the member rate. Based on those assumptions,
the pension plan's fiduciary net position was projected to be available to make all projected future
benefit payments of current plan members. Therefore, the long-term expected rate of return on
pension plan investments was applied to all of the projected benefit payments to determine the total
pension liability.

F. Changes in the Net Pension Liability of the City

The changes in the components of the net pension liability of the City for the year ended
December 31, 2023 were as follows:

Total Pension Plan Fiduciary Net Pension
Liability Net Position Liability
(a) (b) (a) - (b)

Balances at December 31, 2022 $ 13,168,929 $ 12,293,645 $ 875,284
Changes for the year:
Service cost 459,717 - 459,717
Interest 981,875 - 981,875
Differences between expected and
actual experience 926,528 - 926,528
Contributions - employer - 591,026 (591,026)
Net investment income - (819,343) 819,343
Benefit payments, including refunds
of employee contributions (630,164) (630,164) -
Administrative expense - (21,654) 21,654
Net changes 1,737,956 (880,135) 2,618,091
Balances at December 31, 2023 $ 14,906,885 $ 11,413,510 $ 3,493,375

The required Schedule of Changes in the City’s Net Pension Liability and Related Ratios immediately
following the notes to the financial statements presents multi-year trend information about whether
the value of plan assets is increasing or decreasing over time relative to the total pension liability.

57
NOTES TO FINANCIAL STATEMENTS

NOTE 11. DEFINED BENEFIT PENSION PLAN (CONTINUED)

G. Sensitivity of the Net Pension Liability to Changes in the Discount Rate

The following presents the net pension liability of the City, calculated using the discount rate of
7.375%, as well as what the City's net pension liability would be if it were calculated using a discount
rate that is 1-percentage-point lower (6.375%) or 1-percentage-point higher (8.375%) than the current
rate:
Current
1% Decrease Discount Rate 1% Increase
(6.375%) (7.375%) (8.375%)

City's net pension liability $ 5,443,469 $ 3,493,375 $ 1,867,899

Actuarial valuations involve estimates of the value of reported amounts and assumptions about the
probability of events far into the future, and actuarially determined amounts are subject to continual
revision as results are compared to past expectations and new estimates are made about the future.
Actuarial calculations reflect a long-term perspective. Calculations are based on the substantive plan
in effect as of March 31, 2023, and the current sharing pattern of costs between employer and
employee.

H. Pension Expense and Deferred Outflows of Resources and Deferred
Inflows of Resources Related to Pensions

For the year ended December 31, 2023, the City recognized pension expense of $999,559. At
December 31, 2023, the City reported deferred outflows of resources and deferred inflows of
resources related to pensions from the following sources:

Deferred Deferred
Outflows of Inflows of
Resources Resources

Differences between expected and actual experience $ 1,097,800 $ 24,332
Net difference between projected and actual earnings
on pension plan investments 504,783 -
City contributions subsequent to the measurement date 502,646 -
Total $ 2,105,229 $ 24,332

58
NOTES TO FINANCIAL STATEMENTS

NOTE 11. DEFINED BENEFIT PENSION PLAN (CONTINUED)

H. Pension Expense and Deferred Outflows of Resources and Deferred
Inflows of Resources Related to Pensions (Continued)

City contributions subsequent to the measurement date of $502,646 are reported as deferred outflows
of resources and will be recognized as a reduction of the net pension liability in the year ending
December 31, 2024. Other amounts reported as deferred outflows of resources and deferred inflows
of resources related to pensions will be recognized in pension expense as follows:

Year ending December 31,
2024 $ 370,224
2025 118,200
2026 559,769
2027 530,058
Total $ 1,578,251

NOTE 12. RISK MANAGEMENT

The City is exposed to various risks of loss related to torts, theft of, damage to and destruction of
assets, errors and omissions, injuries to employees, and natural disasters. The City carries
commercial insurance in amounts deemed prudent by City management. Commercial insurance is
carried for coverage of property, errors and omissions, professional liability and injuries to employees.

There have been no significant reductions of insurance coverage from coverage in the prior year and
settlement amounts have not exceeded insurance coverage for the current year or the three prior
years.

NOTE 13. COMMITMENTS AND CONTINGENCIES

Amounts received or receivable from grant agencies are subject to audit and adjustments by grantor
agencies, principally the federal government. Any disallowed claims, including amounts already
collected, may constitute a liability of the applicable funds. The amount of any expenditures that may
be disallowed by the grantor cannot be determined at this time, although the government expects
such amounts, if any, to be immaterial.

In 2014, the citizens of Henry County voted to approve a Special Purpose Local Option Sales Tax
(“SPLOST”) to help finance the acquisition and construction of major capital equipment and facilities.
In relation to this, the City entered into an intergovernmental agreement with Henry County and the
other cities inside the County whereby Henry County would issue revenue bonds to finance some of
the SPLOST projects in advance of the SPLOST collections. The City received $6,000,000 from
Henry County under this agreement in fiscal year 2015.

59
NOTES TO FINANCIAL STATEMENTS

NOTE 13. COMMITMENTS AND CONTINGENCIES (CONTINUED)

The revenue bonds are in the name of Henry County and are not a direct liability of the City. However,
under the terms of the intergovernmental agreement, Henry County will retain all of the first SPLOST
revenue collections for each year in amounts that will satisfy the annual debt service requirements.
The agreement also requires the City to pay its share of debt service requirements should the
SPLOST revenue collections not be sufficient to satisfy the debt service requirements under the bond
issue. Management believes the SPLOST revenue collections will be sufficient to satisfy all debt
service requirements under the bond ordinance.

NOTE 14. HOTEL/MOTEL TAX

The City levies an 8% hotel/motel tax in accordance with the provisions of O.C.G.A. §48-13-51. In
order to comply with the expenditure requirements of this code section, the City remits 40% of the
monies from the first 5% collected under this provision to the Henry County Chamber of Commerce.
The Henry County Chamber of Commerce also receives 50% of the additional 3%. Total collections
for the year ended December 31, 2023, were $1,022,886. The amount remitted to the Henry County
Chamber of Commerce totaled $444,532.

NOTE 15. LEASE AGREEMENTS

The City leases its solid waste transfer station to Lamar County Regional Solid Waste Management
Authority who subleases to Waste Management. The current lease extends until April 30, 2026. The
monthly rental charged by the City is $1.40 for each ton of waste received at the site through April 30,
2021, at which time the monthly rental will be adjusted by the Consumer Price Index (“CPI”) annually
through the termination of the agreement. For the year ended December 31, 2023, the City received
$98,402 in rental fees under the contract. The leased assets cost $36,116 and are reported net of
accumulated depreciation of $34,311 for a net carrying value of $1,805.

The City’s lease agreements, other than the agreement described above, are relatively minor
commitments whereby the City is leasing various pieces of office equipment.

60
REQUIRED SUPPLEMENTARY INFORMATION
CITY OF STOCKBRIDGE, GEORGIA

REQUIRED SUPPLEMENTARY INFORMATION
SCHEDULE OF CHANGES IN THE CITY'S NET PENSION LIABILITY
AND RELATED RATIOS
FOR THE FISCAL YEAR ENDED DECEMBER 31,

2023 2022 2021 2020
Total pension liability
Service cost $ 459,717 $ 395,098 $ 395,087 $ 333,901
Interest on total pension liability 981,875 874,286 828,056 770,863
Differences between expected
and actual experience 926,528 713,153 (60,831) 382,053
Changes of assumptions - - - -
Changes in benefit terms - - - -
Benefit payments, including
refunds of employee contributions (630,164) (546,464) (524,505) (510,620)
Other - - - (80,734)
Net change in total pension liability 1,737,956 1,436,073 637,807 895,463
Total pension liability - beginning 13,168,929 11,732,856 11,095,049 10,199,586
Total pension liability - ending (a) 14,906,885 13,168,929 11,732,856 11,095,049

Plan fiduciary net position
Contributions - employer 591,026 562,067 479,659 454,251
Net investment income (819,343) 706,176 3,628,109 (609,481)
Benefit payments, including refunds
of employee contributions (630,164) (546,464) (524,505) (510,620)
Administrative expenses (21,654) (19,801) (18,658) (20,941)
Net change in Plan fiduciary
net position (880,135) 701,978 3,564,605 (686,791)
Plan fiduciary net position -
beginning 12,293,645 11,591,667 8,027,062 8,713,853
Plan fiduciary net position -
ending (b) 11,413,510 12,293,645 11,591,667 8,027,062

City's net pension liability (a) - (b) $ 3,493,375 $ 875,284 $ 141,189 $ 3,067,987

Plan fiduciary net position as a
percentage of the total pension
liability 76.6% 93.4% 98.8% 72.3%

Covered payroll $ 8,889,756 $ 4,612,475 $ 3,993,352 $ 3,819,839

City's net pension liability as a
percentage of covered payroll 39.30% 18.98% 3.54% 80.32%

Notes to the Schedule:
The schedule will present 10 years of information once it is accumulated.

61
2019 2018 2017 2016 2015

$ 329,372 $ 322,052 $ 297,396 $ 247,214 $ 319,885
750,914 685,378 650,509 611,199 604,791

(312,679) 180,527 (11,712) 132,894 (372,914)
- - - - 4,539
- - - - 3,871

(501,679) (487,128) (485,418) (482,759) (472,198)
- 145,682 - - -
265,928 846,511 450,775 508,548 87,974
9,933,658 9,087,147 8,636,372 8,127,824 8,039,850
10,199,586 9,933,658 9,087,147 8,636,372 8,127,824

411,823 373,239 334,499 401,339 397,450
306,333 951,855 870,208 20,122 629,378

(501,679) (487,128) (485,418) (482,759) (472,198)
(19,245) (18,215) (18,512) (13,276) (11,731)

197,232 819,751 700,777 (74,574) 542,899

8,516,621 7,696,870 6,996,093 7,070,667 6,527,768

8,713,853 8,516,621 7,696,870 6,996,093 7,070,667

$ 1,485,733 $ 1,417,037 $ 1,390,277 $ 1,640,279 $ 1,057,157

85.4% 85.7% 84.7% 81.0% 87.0%

$ 2,956,753 $ 2,982,269 $ 2,839,086 $ 2,777,571 $ 2,297,038

50.25% 47.52% 48.97% 59.05% 46.02%

62
CITY OF STOCKBRIDGE, GEORGIA

REQUIRED SUPPLEMENTARY INFORMATION
SCHEDULE OF CITY CONTRIBUTIONS
FOR THE FISCAL YEAR ENDED DECEMBER 31,

2023 2022 2021 2020

Actuarially determined
contribution $ 670,194 $ 564,637 $ 561,211 $ 452,475
Contributions in relation to the actuarially
determined contribution 670,194 564,637 561,211 452,475

Contribution deficiency (excess) $ - $ - $ - $ -

Covered payroll $ 10,122,678 $ 8,047,255 $ 4,531,408 $ 3,544,664

Contributions as a percentage
of covered payroll 6.6% 7.0% 12.4% 12.8%

Notes to the Schedule:
Valuation date July 1, 2023
Cost method Projected Unit Credit
Actuarial asset valuation method Sum of actuarial value at beginning of year and the cash flow during the year plus the
assumed investment return, adjusted by 10% of the amounts that the value exceeds or is
less than the market value at the end of the year. The actuarial value is adjusted, if
necessary, to be within 20% of market value.

Assumed rate of return on investments 7.375%
Projected salary increases 2.25% plus service based merit increases
Cost of living adjustments N/A
Amortization method Closed level dollar for remaining unfunded liability
Remaining amortization period Remaining amortization period varies for the bases,
with a net effective amortization period of 13 years.

63
2019 2018 2017 2016 2015 2014

$ 454,363 $ 397,643 $ 365,104 $ 324,417 $ 427,020 $ 387,593

454,363 397,643 365,104 324,417 427,020 387,593

$ 4,009,122 $ 3,401,666 $ 3,251,123 $ 3,141,666 $ 2,954,937 $ 2,765,158

11.3% 11.7% 11.2% 10.3% 14.5% 14.0%

64
COMBINING AND INDIVIDUAL FUND
STATEMENTS AND SCHEDULES
NONMAJOR GOVERNMENTAL FUNDS

SPECIAL REVENUE FUNDS

Hotel/Motel Tax Fund – This fund is used to account for hotel/motel taxes collected.

Confiscated Assets Fund – This fund is used to account for cash received either as a result of cash confiscation or
cash received from a sale of capital assets acquired from a drug raid.

PERMANENT FUND

Burke Cemetery Fund – This fund is used to account for revenues earned from a trust set up for cemetery
improvements at Burke Cemetery.

CAPITAL PROJECTS FUNDS

State and Federal Grants Fund – This fund is used to account for the acquisition and construction of major capital
facilities which are financed with state and federal assistance.

Special Purpose Local Option Sales Tax (“SPLOST”) III Fund – This fund is used to account for capital
expenditures. Funding is provided by special purpose sales taxes, which are collected by the County and remitted to
the City through an intergovernmental agreement.

Downtown Development Fund – This fund is used to account for the activities of the City’s blended component unit,
the Downtown Development Authority.

Special Purpose Local Option Sales Tax (“SPLOST”) IV Fund – This fund is used to account for capital
expenditures. Funding is provided by special purpose sales taxes, which are collected by Henry County and remitted
to the City through an intergovernmental agreement.

Urban Redevelopment Fund – This fund is used to account for the proceeds from the issuance of bonds to finance
the acquisition and construction of major capital facilities.

City-wide Development Fund – This fund is used to account for the activities of the City’s blended component unit,
the City-wide Development Authority.

Impact Fee Fund – This fund is used to account for the proceeds from new development taxes used for capital
projects.
CITY OF STOCKBRIDGE, GEORGIA

COMBINING BALANCE SHEET
NONMAJOR GOVERNMENTAL FUNDS
DECEMBER 31, 2023

Special Revenue Fund Permanent Fund Capital Projects Funds
Hotel/Motel Confiscated Burke Cemetery State and Federal SPLOST III
Tax Fund Asset Fund Fund Grants Fund Fund

ASSETS

Cash and cash equivalents $ 1,551,407 $ 126,308 $ 334 $ 353,351 $ 1,139,856
Investments - - 12,284 - -
Taxes receivable 76,924 - - - -
Accounts receivable - - - - -

Total assets $ 1,628,331 $ 126,308 $ 12,618 $ 353,351 $ 1,139,856

LIABILITIES AND
FUND BALANCES

Liabilities
Accounts payable $ 68,722 $ - $ 334 $ - $ -
Retainage payable - - - - -
Total liabilities 68,722 - 334 - -

Fund Balances
Non-spendable:
Permanent fund corpus - - 5,000 - -
Restricted:
Cemetery maintenance - - 7,284 - -
Capital projects - - - 1,139,856
Public safety - 126,308 - - -
Tourism 1,559,609 - - - -
Assigned for capital projects - - - 353,351 -
Total fund balances 1,559,609 126,308 12,284 353,351 1,139,856

Total liabilities and
fund balances $ 1,628,331 $ 126,308 $ 12,618 $ 353,351 $ 1,139,856

65
Total
Capital Projects Funds Nonmajor
Downtown SPLOST IV Urban City-wide Impact Fee Governmental
Development Fund Fund Redevelopment Fund Development Fund Fund Funds

$ 120 $ 1,659,528 $ 2,256 $ 15 $ 743,620 $ 5,576,795
- - - - - 12,284
- - - - - 76,924
2,500 - - - - 2,500

$ 2,620 $ 1,659,528 $ 2,256 $ 15 $ 743,620 $ 5,668,503

$ 120 $ 55,786 $ - $ 15 $ - $ 124,977
- 184,332 - - - 184,332
120 240,118 - 15 - 309,309

- - - - - 5,000

- - - - - 7,284
2,500 1,419,410 2,256 - 743,620 3,307,642
- - - - - 126,308
- - - - - 1,559,609
- - - - - 353,351
2,500 1,419,410 2,256 - 743,620 5,359,194

$ 2,620 $ 1,659,528 $ 2,256 $ 15 $ 743,620 $ 5,668,503

66
CITY OF STOCKBRIDGE, GEORGIA

COMBINING STATEMENT OF REVENUES, EXPENDITURES
AND CHANGES IN FUND BALANCES
NONMAJOR GOVERNMENTAL FUNDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Special Revenue Fund Permanent Fund Capital Projects Funds
Hotel/Motel Confiscated Burke Cemetery State and Federal SPLOST III
Tax Fund Asset Fund Fund Grants Fund Fund

Revenues
Other taxes $ 1,022,886 $ - $ - $ - $ -
Fines and forfeitures - 126,308 - - -
Impact fees - - - - -
Interest income - - - - 58
Total revenues 1,022,886 126,308 - - 58

Expenditures
Current:
Public works - - 1,415 - -
Housing and development 561,588 - - - -
Capital outlay:
General government - - - - -
Public works - - - - -
Debt service: -
Principal - - - - -
Interest - - - - -
Total expenditures 561,588 - 1,415 - -

Excess (deficiency) of revenues
over (under) expenditures 461,298 126,308 (1,415) - 58

Other financing sources (uses)
Transfers in - - 1,183 - -
Transfers out - - - - -
Total other financing sources (uses) - - 1,183 - -

Net change in fund balances 461,298 126,308 (232) - 58

Fund balances, beginning of year 1,098,311 - 12,516 353,351 1,139,798

Fund balances, end of year $ 1,559,609 $ 126,308 $ 12,284 $ 353,351 $ 1,139,856

67
Total
Capital Projects Funds Nonmajor
Downtown SPLOST IV Urban City-wide Impact Fee Governmental
Development Fund Fund Redevelopment Fund Development Fund Fund Funds

$ - $ - $ - $ - $ - $ 1,022,886
- - - - - 126,308
- - - - 2,370 2,370
- 222 - - - 280
- 222 - - 2,370 1,151,844

- - - - - 1,415
36,411 - - - - 597,999

- 4,500 - 30,426 - 34,926
- 1,244,863 - - - 1,244,863

- - 820,000 - - 820,000
- - 388,356 - - 388,356
36,411 1,249,363 1,208,356 30,426 - 3,087,559

(36,411) (1,249,141) (1,208,356) (30,426) 2,370 (1,935,715)

19,137 - 1,208,356 30,426 - 1,259,102
- (500,000) - - - (500,000)
19,137 (500,000) 1,208,356 30,426 - 759,102

(17,274) (1,749,141) - - 2,370 (1,176,613)

19,774 3,168,551 2,256 - 741,250 6,535,807

$ 2,500 $ 1,419,410 $ 2,256 $ - $ 743,620 $ 5,359,194

68
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF REVENUES, EXPENDITURES AND CHANGES
IN FUND BALANCES - BUDGET AND ACTUAL
SPECIAL REVENUE FUND - HOTEL/MOTEL TAX FUND
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Hotel/Motel Tax Fund
Final Variance With
Budget Actual Final Budget
Revenues
Taxes $ 411,227 $ 1,022,886 $ 611,659
Total revenues 411,227 1,022,886 611,659

Expenditures
Current:
Housing and development 411,227 561,588 (150,361)
Total expenditures 411,227 561,588 (150,361)

Net change in fund balances - 461,298 461,298

Fund balances, beginning of year 1,098,311 1,098,311 -

Fund balances, end of year $ 1,098,311 $ 1,559,609 $ 461,298

69
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF REVENUES, EXPENDITURES AND CHANGES
IN FUND BALANCES - BUDGET AND ACTUAL
PERMANENT FUND - BURKE CEMETERY FUND
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Burke Cemetery Fund
Final Variance With
Budget Actual Final Budget
Revenues:
Interest income $ 10,000 $ - $ (10,000)
Total revenues 10,000 - (10,000)

Expenditures:
Current:
General government:
Public works 10,000 1,415 8,585
Total expenditures 10,000 1,415 8,585

Deficiency of expenditures under
revenues - (1,415) (1,415)

Other financing sources:
Transfers in - 1,183 1,183
Total other financing sources - 1,183 1,183

Net change in fund balances - (232) (232)

Fund balances, beginning of year 12,516 12,516 -

Fund balances, end of year $ 12,516 $ 12,284 $ (232)

70
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF REVENUES, EXPENDITURES AND CHANGES
IN FUND BALANCES - BUDGET AND ACTUAL
CAPITAL PROJECTS FUND - DOWNTOWN DEVELOPMENT FUND
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Downtown Development Fund
Final Variance With
Budget Actual Final Budget
Revenues:
Other revenues $ 45,000 $ - $ (45,000)
Total revenues 45,000 - (45,000)

Expenditures:
Current:
Housing and development 45,000 36,411 8,589
Total expenditures 45,000 36,411 8,589

Deficiency of revenues under
expenditures - (36,411) (36,411)

Other financing sources:
Transfers in - 19,137 19,137
Total other financing sources - 19,137 19,137

Net change in fund balances - (17,274) (17,274)

Fund balances, beginning of year 19,774 19,774 -

Fund balances, end of year $ 19,774 $ 2,500 $ (17,274)

71
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF REVENUES, EXPENDITURES AND CHANGES
IN FUND BALANCES - BUDGET AND ACTUAL
CAPITAL PROJECTS FUND - URBAN REDEVELOPMENT FUND
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Urban Redevelopment Fund
Final Variance With
Budget Actual Final Budget
Revenues:
Other revenues $ - $ - $ -
Total revenues - - -

Expenditures:
Debt service:
Principal 1,023,621 820,000 203,621
Interest 184,735 388,356 (203,621)
Total expenditures 1,208,356 1,208,356 -

Deficiency of revenues under
expenditures (1,208,356) (1,208,356) -

Other financing sources:
Transfers in 1,208,356 1,208,356 -
Total other financing sources 1,208,356 1,208,356 -

Net change in fund balances - - -

Fund balances, beginning of year 2,256 2,256 -

Fund balances, end of year $ 2,256 $ 2,256 $ -

72
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF REVENUES, EXPENDITURES AND CHANGES
IN FUND BALANCES - BUDGET AND ACTUAL
CAPITAL PROJECTS FUND - CITY-WIDE DEVELOPMENT FUND
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

City-wide Development Fund
Final Variance With
Budget Actual Final Budget
Revenues:
Miscellaneous revenues $ 45,000 $ - $ (45,000)
Total revenues 45,000 - (45,000)

Expenditures:
Capital outlay:
General government 45,000 30,426 14,574
Total expenditures 45,000 30,426 14,574

Deficiency of revenues under
expenditures - (30,426) (30,426)

Other financing sources:
Transfers in - 30,426 30,426
Total other financing sources - 30,426 30,426

Net change in fund balances - - -

Fund balances, beginning of year - - -

Fund balances, end of year $ - $ - $ -

73
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF REVENUES, EXPENDITURES AND CHANGES
IN FUND BALANCES - BUDGET AND ACTUAL
CAPITAL PROJECTS FUND - IMPACT FEE FUND
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Impact Fee Fund
Final Variance With
Budget Actual Final Budget
Revenues:
Impact fees $ - $ 2,370 $ 2,370
Total revenues - 2,370 2,370

Expenditures:
Current:
Public works - - -
Total expenditures - - -

Net change in fund balances - 2,370 2,370

Fund balances, beginning of year 741,250 741,250 -

Fund balances, end of year $ 741,250 $ 743,620 $ 2,370

74
NONMAJOR ENTERPRISE FUNDS

The Stormwater Fund – This fund is used to account for revenues generated from the charges for stormwater
services provided to the citizens of the City.

Conference Center Fund – This fund is used to account for activities related to the Merle Manders Conference
Center.
CITY OF STOCKBRIDGE, GEORGIA

COMBINING STATEMENT OF NET POSITION
NONMAJOR ENTERPRISE FUNDS
DECEMBER 31, 2023

Conference
Stormwater Center
Fund Fund Total
ASSETS

CURRENT ASSETS
Cash and cash equivalents $ 1,933,976 $ 13,123 $ 1,947,099
Accounts receivable 281,845 - 281,845
Due from other governments 5,836 - 5,836
Prepaid expenses 1,161 2,767 3,928

Total current assets 2,222,818 15,890 2,238,708

NON-CURRENT ASSETS
Capital assets, net of accumulated 1,693,009 2,277,888 3,970,897

Total non-current assets 1,693,009 2,277,888 3,970,897

Total assets 3,915,827 2,293,778 6,209,605

DEFERRED OUTFLOWS OF RESOURCES

Pensions 153,801 118,309 272,110

Total deferred outflows of resources 153,801 118,309 272,110

LIABILITIES

CURRENT LIABILITIES
Accounts payable 6,706 13,123 19,829
Accrued liabilities 4,180 5,495 9,675
Customer deposits - 40,020 40,020
Compensated absences due within one year 2,834 1,847 4,681

Total current liabilities 13,720 60,485 74,205

NON-CURRENT LIABILITIES
Compensated absences due in more 11,338 7,387 18,725
Net pension liability 255,215 196,320 451,535

Total non-current liabilities 266,553 203,707 470,260

Total liabilities 280,273 264,192 544,465

DEFERRED INFLOWS OF RESOURCES
Pensions 1,778 1,367 3,145

Total deferred inflows of resources 1,778 1,367 3,145

NET POSITION
Investment in capital assets 1,693,009 2,277,888 3,970,897
Unrestricted 2,094,568 (131,360) 1,963,208

Total net position $ 3,787,577 $ 2,146,528 $ 5,934,105

75
CITY OF STOCKBRIDGE, GEORGIA

COMBINING STATEMENT OF REVENUES, EXPENSES AND
CHANGES IN FUND NET POSITION
NONMAJOR ENTERPRISE FUNDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Conference
Stormwater Center
Fund Fund Total
OPERATING REVENUES
Charges for services:
Rentals $ - $ 126,100 $ 126,100
Stormwater fees 1,397,200 - 1,397,200
Total operating revenues 1,397,200 126,100 1,523,300

OPERATING EXPENSES
Personnel services 155,701 491,244 646,945
Contracted services 49,596 87,545 137,141
Supplies 17,699 31,761 49,460
Repairs and maintenance 174,501 8,077 182,578
Depreciation 162,937 92,645 255,582
Total operating expenses 560,434 711,272 1,271,706

Operating income (loss) 836,766 (585,172) 251,594

TRANSFERS IN - 513,318 513,318
TRANSFERS OUT (60,000) - (60,000)
Change in net position 776,766 (71,854) 704,912

NET POSITION, beginning of year 3,010,811 2,218,382 5,229,193

NET POSITION, end of year $ 3,787,577 $ 2,146,528 $ 5,934,105

76
CITY OF STOCKBRIDGE, GEORGIA

COMBINING STATEMENT OF CASH FLOWS
NONMAJOR ENTERPRISE FUNDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Conference
Stormwater Center
Fund Fund Total
CASH FLOWS FROM OPERATING ACTIVITIES
Receipts from customers $ 1,358,707 $ 1,093,289 $ 2,451,996
Payments to suppliers and service providers (246,476) (1,148,144) (1,394,620)
Payments to employees (287,602) (371,092) (658,694)

Net cash provided by (used in)
operating activities 824,629 (425,947) 398,682

CASH FLOWS FROM NON-CAPITAL
FINANCING ACTIVITIES
Transfers to other funds (60,000) - (60,000)
Transfers from other funds - 513,318 513,318

Net cash provided by (used in) non-capital
financing activities (60,000) 513,318 453,318

CASH FLOWS FROM CAPITAL AND
RELATED FINANCING ACTIVITIES
Purchase of property and equipment - (74,248) (74,248)

Net cash used in capital and related
financing activities - (74,248) (74,248)

Increase in cash and cash equivalents 764,629 13,123 777,752

Cash and cash equivalents:

Beginning of year 1,169,347 - 1,169,347

End of year $ 1,933,976 $ 13,123 $ 1,947,099

Reconciliation of operating income (loss) to net
cash provided by (used in) operating activities:

Operating income (loss) $ 836,766 $ (585,172) $ 251,594
Adjustments to reconcile operating income (loss) to
net cash provided by (used in) operating activities:
Depreciation 162,937 92,645 255,582
Increase in accounts receivable (34,686) - (34,686)
Increase in due from other governments (3,807) - (3,807)
Decrease in prepaid expenses - 1,053 1,053
Decrease (increase) in deferred outflows
of resources - pension 76,614 (84,288) (7,674)
Increase in customer deposits - 20,370 20,370
Increase (decrease) in accrued liabilities 1,718 (4,377) (2,659)
Increase (decrease) in accounts payable (4,680) 5,121 441
Decrease in deferred inflows (274,076) (39,363) (313,439)
Increase in net pension liability 63,843 168,064 231,907

Net cash provided by (used in)
operating activities $ 824,629 $ (425,947) $ 398,682

77
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF EXPENDITURES OF
SPECIAL PURPOSE LOCAL OPTION SALES TAX PROCEEDS - SPLOST III
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Original Current Expenditures Estimated
Estimated Estimated Beginning of Current To Percent
Project Cost Cost Year Year Date Complete

Roads, bridges, sidewalks and
transportation facilities $ 3,060,000 $ 1,742,941 $ 1,742,941 $ - $ 1,742,941 100.00%

Public safety facilities and
equipment 2,000,000 2,551,386 2,551,386 - 2,551,386 100.00%

Public works facilities and
equipment 17,097,500 7,754,028 6,541,861 - 6,541,861 84.37%

Construction and renovation of
municipal buildings 10,700,000 6,358,696 6,358,696 - 6,358,696 100.00%

Total $ 32,857,500 $ 18,407,051 $ 17,194,884 $ - $ 17,194,884 93.41%

78
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF EXPENDITURES OF
SPECIAL PURPOSE LOCAL OPTION SALES TAX PROCEEDS - SPLOST IV
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Original Current Expenditures Estimated
Estimated Estimated Beginning of Current To Percent
Project Cost Cost Year Year Date Complete

Roads, bridges, sidewalks and
transportation facilities $ 1,500,000 $ 5,210,000 $ 3,792,331 $ 1,244,863 $ 5,037,194 96.68%

Public safety facilities and
equipment 4,180,000 131,817 131,817 - 131,817 100.00%

Public works facilities and
equipment 19,000,000 8,923,222 8,091,441 4,500 8,095,941 90.73%

Parks and recreation 2,000,000 9,006,275 8,387,991 - 8,387,991 93.13%

Total $ 26,680,000 $ 23,271,314 $ 20,403,580 $ 1,249,363 $ 21,652,943 93.05%

79
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF EXPENDITURES OF
SPECIAL PURPOSE LOCAL OPTION SALES TAX PROCEEDS - SPLOST V
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Original Current Expenditures Estimated
Estimated Estimated Beginning of Current To Percent
Project Cost Cost Year Year Date Complete

Roads, bridges, sidewalks and
transportation facilities $ 4,720,959 $ 4,720,959 $ 1,485,643 $ 2,569,007 $ 4,054,650 85.89%

Civic projects 9,852,437 9,852,437 240,613 41,082 281,695 2.86%

Parks and recreation 1,231,554 1,231,554 173,734 123,907 297,641 24.17%

Sewer/Water/Stormwater
infrastructure 4,720,959 4,720,959 28,423 323,145 351,568 7.45%

Total $ 20,525,909 $ 20,525,909 $ 1,928,413 $ 3,057,141 $ 4,985,554 24.29%

80
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF EXPENDITURES OF
TRANSPORTATION SPECIAL PURPOSE LOCAL OPTION SALES TAX PROCEEDS
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2023

Original Current Expenditures Estimated
Estimated Estimated Beginning of Current To Percent
Project Cost Cost Year Year Date Complete

Roads, bridges, sidewalks and
transportation facilities $ 12,200,000 $ 12,200,000 $ - $ 133,119 $ 133,119 1.09%

Parks and recreation 10,105,000 10,105,000 - - - 0.00%

Total $ 22,305,000 $ 22,305,000 $ - $ 133,119 $ 133,119 0.60%

Expenditures above $ 133,119
Non-TSPLOST expenditures 286
Total expenditures, TSPLOST Fund 133,405

81
STATISTICAL SECTION
STATISTICAL SECTION

This part of the City of Stockbridge, Georgia’s (the “City”) Annual Comprehensive Financial Report presents detailed
information as a context for understanding what the information in the financial statements, note disclosures, and
Required Supplementary Information says about the City’s overall financial health.

Page

Financial Trends ............................................................................................................................................... 82 – 94
These schedules contain trend information to help the reader understand how the City’s financial
performance and well-being have changed over time.

Revenue Capacity ............................................................................................................................................. 95 – 98
These schedules contain information to help the reader assess the City’s most significant local
revenue source, sales taxes.

Debt Capacity .................................................................................................................................................. 99 – 105
These schedules present information to help the reader assess the affordability of the City’s
current levels of outstanding debt and the City’s ability to issue additional debt in the future.

Demographic and Economic Information............................................................................................... 106 and 107
These schedules offer demographic and economic indicators to help the reader understand the
environment within which the City’s financial activities take place.

Operating Information .................................................................................................................................. 108 – 112
These schedules contain service and infrastructure data to help the reader understand how the
information in the City’s financial report relates to the services the City provides and the activities it
performs.

Sources: Unless otherwise noted, the information in these schedules is derived from the annual financial reports for
the relevant year.
CITY OF STOCKBRIDGE, GEORGIA

NET POSITION BY COMPONENT
LAST TEN FISCAL YEARS
(ACCRUAL BASIS OF ACCOUNTING)

Fiscal Year
2014 2015 2016 2017 2018
Governmental Activities
Net investment in capital assets $ 30,884,452 $ 29,316,744 $ 24,706,392 $ 25,476,622 $ 26,862,664
Restricted 6,707,544 14,922,842 16,757,135 15,313,394 16,603,867
Unrestricted 7,423,318 7,770,791 14,920,345 17,534,743 17,496,942
Total governmental activities net position $ 45,015,314 $ 52,010,377 $ 56,383,872 $ 58,324,759 $ 60,963,473

Business-Type Activities
Net investment in capital assets $ 15,869,585 $ 16,460,917 $ 16,337,920 $ 18,655,646 $ 18,698,180
Unrestricted 5,891,310 6,533,628 7,495,232 7,231,099 7,462,589
Total business-type activities net position $ 21,760,895 $ 22,994,545 $ 23,833,152 $ 25,886,745 $ 26,160,769

Primary Government
Net investment in capital assets $ 46,754,037 $ 45,777,661 $ 41,044,312 $ 44,132,268 $ 45,560,844
Restricted 6,707,544 14,922,842 16,757,135 15,313,394 16,603,867
Unrestricted 13,314,628 14,304,419 22,415,577 24,765,842 24,959,531
Total primary government net position $ 66,776,209 $ 75,004,922 $ 80,217,024 $ 84,211,504 $ 87,124,242

82
Fiscal Year
2019 2020 2021 2022 2023

$ 28,435,249 $ 43,717,019 $ 48,261,529 $ 33,292,952 $ 39,579,866
16,772,774 9,284,117 11,599,061 25,321,397 30,954,716
18,313,148 13,597,025 15,443,768 4,602,348 5,965,369
$ 63,521,171 $ 66,598,161 $ 75,304,358 $ 63,216,697 $ 76,499,951

$ 22,251,421 $ 23,368,409 $ 21,459,083 $ 46,971,570 $ 47,350,358
6,117,244 5,522,733 5,252,432 5,299,457 4,450,111
$ 28,368,665 $ 28,891,142 $ 26,711,515 $ 52,271,027 $ 51,800,469

$ 50,686,670 $ 67,085,428 $ 69,720,612 $ 80,264,522 $ 86,930,224
16,772,774 9,284,117 11,599,061 25,321,397 30,954,716
24,430,392 19,119,758 20,696,200 9,901,805 10,415,480
$ 91,889,836 $ 95,489,303 $ 102,015,873 $ 115,487,724 $ 128,300,420

83
CITY OF STOCKBRIDGE, GEORGIA

CHANGES IN NET POSITION
LAST TEN FISCAL YEARS
(ACCRUAL BASIS OF ACCOUNTING)

Fiscal Year
2014 2015 2016 2017 2018
Expenses
Governmental activities:
General government $ 3,561,543 $ 3,366,285 $ 3,496,445 $ 3,397,192 $ 4,192,501
Judicial (1) 787,946 665,664 447,338 172,218 -
Public safety 744,104 848,136 177,125 436,880 198,810
Public works 2,844,049 2,829,741 2,058,092 2,608,574 4,768,839
Health and welfare - - - - -
Culture and recreation - 10,577 - - -
Housing and development 203,265 1,267,243 739,159 1,037,910 1,480,341
Interest on long-term debt 656,137 629,911 602,535 573,861 544,013
Total governmental activities expenses 8,797,044 9,617,557 7,520,694 8,226,635 11,184,504

Business-type activities:
Water and sewer 2,884,646 3,158,357 3,090,427 3,429,805 3,515,666
Stormwater 349,691 212,729 389,999 599,575 620,265
Solid waste 728,744 719,355 1,024,671 1,270,720 1,417,032
Conference center 331,099 290,062 393,485 492,130 502,506
Community center 28,849 49,768 51,876 56,177 60,532
Amphitheater - - - - -
Total business-type activities 4,323,029 4,430,271 4,950,458 5,848,407 6,116,001
Total primary government $ 13,120,073 $ 14,047,828 $ 12,471,152 $ 14,075,042 $ 17,300,505

Program Revenues
Governmental activities:
Charges for services:
General government $ 450,308 $ 347,970 $ 430,767 $ 440,347 $ 963,720
Judicial 1,179,667 1,018,700 419,041 43,678 28,600
Capital grants and contributions 3,886,677 8,732,683 2,863,565 2,811,531 3,387,128
Total governmental activities
program revenues 5,516,652 10,099,353 3,713,373 3,295,556 4,379,448

Business-type activities:
Charges for services:
Water and sewer 2,938,884 3,067,407 3,356,353 3,580,309 3,972,963
Stormwater 493,402 495,077 509,886 510,920 521,509
Solid waste 1,167,463 1,170,475 1,212,246 1,237,250 1,248,109
Amphitheater - - - - -
Conference center 194,518 163,297 168,874 198,496 186,452
Community center 34,661 46,788 48,538 46,417 47,086
Capital grants and contributions - - - - -
Total business-type activities
program revenues 4,828,928 4,943,044 5,295,897 5,573,392 5,976,119
Total primary government
program revenues $ 10,345,580 $ 15,042,397 $ 9,009,270 $ 8,868,948 $ 10,355,567

84
Fiscal Year
2019 2020 2021 2022 2023

$ 3,901,360 $ 4,448,902 $ 3,760,382 $ 14,215,859 $ 5,354,193
187,427 276,608 155,059 1,625,210 777,988
266,742 292,705 345,410 8,317,170 8,271,475
5,915,846 4,191,206 3,149,973 20,668,385 9,210,873
- 1,509,531 42,502 - -
- - 376,263 - 12,556
1,878,636 1,639,480 1,972,305 2,989,823 3,147,200
512,812 480,220 1,381,846 914,109 815,032
12,662,823 12,838,652 11,183,740 48,730,556 27,589,317

3,784,323 4,359,746 4,370,327 4,457,740 4,434,695
478,698 573,183 628,728 579,548 560,434
1,464,732 1,577,462 1,658,235 1,884,867 2,169,370
572,740 639,116 2,315,364 665,555 711,272
49,948 44,115 567,622 - -
- - - 3,081,604 7,664,383
6,350,441 7,193,622 9,540,276 10,669,314 15,540,154
$ 19,013,264 $ 20,032,274 $ 20,724,016 $ 59,399,870 $ 43,129,471

$ 1,098,764 $ 1,019,736 $ 1,382,633 $ 1,252,877 $ 3,398,445
263,253 22,212 56,495 256,485 998,484
3,580,528 8,950,956 11,203,137 32,021,633 22,829,625

4,942,545 9,992,904 12,642,265 33,530,995 27,226,554

4,169,272 4,388,102 3,949,637 3,991,542 4,532,877
527,501 1,024,877 1,042,072 1,037,207 1,397,200
1,219,300 1,231,457 1,785,974 1,811,707 1,804,957
- - 173,695 447,580 3,664,265
121,965 26,508 - 10,785 126,100
50,239 1,428 - - -
2,139,259 427,618 563,657 24,555,035 -

8,227,536 7,099,990 7,515,035 31,853,856 11,525,399

$ 13,170,081 $ 17,092,894 $ 20,157,300 $ 65,384,851 $ 38,751,953

(Continued)

85
CITY OF STOCKBRIDGE, GEORGIA

CHANGES IN NET POSITION
LAST TEN FISCAL YEARS
(ACCRUAL BASIS OF ACCOUNTING)

Fiscal Year
2014 2015 2016 2017 2018
Program Revenues (Continued)
Net (expense)/revenue
Governmental activities $ (3,280,392) $ 481,796 $ (3,807,321) $ (4,931,079) $ (6,805,056)
Business-type activities 505,899 512,773 345,439 (275,015) (139,882)
Total primary government net expense $ (2,774,493) $ 994,569 $ (3,461,882) $ (5,206,094) $ (6,944,938)

General Revenues and
Other Changes in Net Position
Governmental activities:
Taxes:
Property taxes $ 271,113 $ 226,911 $ 124,284 $ 126,814 $ 221,334
Sales taxes 3,403,706 3,597,732 3,785,414 3,887,722 4,161,389
Franchise taxes 1,452,601 1,546,828 1,480,642 1,419,291 1,497,519
Alcoholic beverage taxes 663,251 704,298 711,402 726,445 747,612
Business and occupation taxes 472,466 564,290 601,511 661,371 815,350
Insurance premium taxes 1,419,779 1,516,512 1,642,740 1,751,247 1,888,635
Hotel/Motel taxes 92,580 130,588 222,993 445,240 454,239
Other taxes 84,437 120,925 103,613 180,437 68,837
Unrestricted investment earnings 17,715 4,322 1,381 2,007 2,761
Transfers (2,362,748) (1,123,522) (493,164) (2,328,608) (413,906)
Total governmental activities 5,514,900 7,288,884 8,180,816 6,871,966 9,443,770

Business-type activities:
Unrestricted investment earnings 1,718 334 4 - -
Gain on sale of capital assets - 42,791 - - -
Transfers 2,362,748 1,123,522 493,164 2,328,608 413,906
Total business-type activities 2,364,466 1,166,647 493,168 2,328,608 413,906
Total primary government $ 7,879,366 $ 8,455,531 $ 8,673,984 $ 9,200,574 $ 9,857,676

Change in Net Position
Governmental activities $ 2,234,508 $ 7,770,680 $ 4,373,495 $ 1,940,887 $ 2,638,714
Business-type activities 2,870,365 1,679,420 838,607 2,053,593 274,024
Total primary government $ 5,104,873 $ 9,450,100 $ 5,212,102 $ 3,994,480 $ 2,912,738

Note:
The Community Center and the Conference Center activity was moved from a separate fund to a department within the General Fund in 2021.

86
Fiscal Year
2019 2020 2021 2022 2023

$ (7,720,278) $ (2,845,748) $ 1,458,525 $ (15,199,561) $ (362,763)
1,877,095 (93,632) (2,025,241) 21,184,542 (4,014,755)
$ (5,843,183) $ (2,939,380) $ (566,716) $ 5,984,981 $ (4,377,518)

$ 352,331 $ 544,338 $ 806,485 $ 770,169 $ 9,368,344
4,474,981 - - - -
1,559,754 1,599,506 1,494,487 1,614,172 1,767,594
760,087 842,612 841,605 851,324 841,664
827,926 959,288 1,083,528 1,210,279 1,529,950
2,012,698 2,122,713 2,187,071 2,389,696 2,568,811
472,110 349,863 546,818 484,363 1,022,886
136,456 93,190 131,398 165,611 90,757
12,434 27,337 1,894 1,256 208
(330,801) (616,109) 154,386 (4,374,970) (3,544,197)
10,277,976 5,922,738 7,247,672 3,111,900 13,646,017

330,801 616,109 (154,386) 4,374,970 3,544,197
330,801 616,109 (154,386) 4,374,970 3,544,197
$ 10,608,777 $ 6,538,847 $ 7,093,286 $ 7,486,870 $ 17,190,214

$ 2,557,698 $ 3,076,990 $ 8,706,197 $ (12,087,661) $ 13,283,254
2,207,896 522,477 (2,179,627) 25,559,512 (470,558)
$ 4,765,594 $ 3,599,467 $ 6,526,570 $ 13,471,851 $ 12,812,696

87
CITY OF STOCKBRIDGE, GEORGIA

GOVERNMENTAL ACTIVITIES TAX REVENUES BY SOURCE
LAST TEN FISCAL YEARS
(ACCRUAL BASIS OF ACCOUNTING)

Alcoholic Business and Insurance
Fiscal Property Sales Franchise Beverage Occupation Premium
Year Tax Tax Tax Tax Tax Tax

2014 $ 271,113 $ 3,403,706 $ 1,452,601 $ 663,251 $ 472,466 $ 1,419,779
2015 226,911 3,597,732 1,546,828 704,298 564,290 1,516,512
2016 124,284 3,785,414 1,480,642 711,402 601,511 1,642,740
2017 126,814 3,887,722 1,419,291 726,445 661,371 1,751,247
2018 221,334 4,161,389 1,497,519 747,612 815,350 1,888,635
2019 352,331 4,474,981 1,559,754 760,087 827,926 2,012,698
2020 544,338 - 1,599,506 842,612 959,288 2,122,713
2021 806,485 - 1,494,487 841,605 1,083,528 2,187,071
2022 770,169 - 1,614,172 851,324 1,210,279 2,389,696
2023 $ 9,368,344 $ - $ 1,767,594 $ 841,664 $ 1,529,950 $ 2,568,811

Note: Sales and Use Tax revenues along with most other tax revenue sources have increased due to the significant growth in both population and
commercial businesses. The City began collecting property taxes during 2023.

88
Other
Taxes Total

$ 177,017 $ 7,859,933
251,513 8,408,084
326,606 8,672,599
625,677 9,198,567
523,076 9,854,915
608,566 10,596,343
443,053 6,511,510
678,216 7,091,392
649,974 7,485,614
$ 1,113,643 $ 17,190,006

89
CITY OF STOCKBRIDGE, GEORGIA

FUND BALANCES OF GOVERNMENTAL FUNDS
LAST TEN FISCAL YEARS
(MODIFIED ACCRUAL BASIS OF ACCOUNTING)

Fiscal Year
2014 2015 2016 2017 2018
General Fund:
Nonspendable $ 6,116,722 $ 6,078,840 $ 4,605,760 $ 2,289,521 $ 2,274,304
Restricted - 166,864 - - -
Assigned 113,588 138,184 58,937 2,874 829,299
Unassigned 6,166,220 8,232,433 11,326,184 16,328,566 15,634,005
Total General Fund $ 12,396,530 $ 14,616,321 $ 15,990,881 $ 18,620,961 $ 18,737,608

All Other Governmental Funds:
Nonspendable $ 592,900 $ 5,684 $ 5,597 $ 5,000 $ 5,000
Restricted, reported in:
Special revenue funds 68,238 129,398 187,190 337,145 506,466
Capital project funds 6,627,115 14,614,296 16,557,661 14,963,965 16,085,451
Permanent fund 7,191 7,284 7,284 7,284 6,950
Assigned, reported in:
Capital project funds (5,513,757) (5,765,237) - - (162,940)
Unassigned - - - - -
Total all other governmental funds $ 1,781,687 $ 8,991,425 $ 16,757,732 $ 15,313,394 $ 16,440,927

Note: Governmental Accounting Standards Board Statement No. 54 was adopted in 2011.

90
Fiscal Year
2019 2020 2021 2022 2023

$ 2,276,346 $ 2,293,686 $ 2,298,715 $ 2,569,719 $ 2,486,118
315,625 1,104,366 7,975,208 679,237 8,468
16,648,682 13,603,614 5,769,093 1,212,272 3,462,355
$ 19,240,653 $ 17,001,666 $ 16,043,016 $ 4,461,228 $ 5,956,941

$ 5,824 $ 5,000 $ 5,000 $ 5,566 $ 5,000

691,087 839,531 1,059,221 1,098,311 1,715,767
16,069,737 8,432,636 28,620,712 39,430,598 44,319,427
6,950 6,950 6,950 6,950 7,284

(61,322) (3,030,430) 353,351 353,351 353,351
- - - (260,855) -
$ 16,712,276 $ 6,253,687 $ 30,045,234 $ 40,633,921 $ 46,400,829

91
CITY OF STOCKBRIDGE, GEORGIA

CHANGES IN FUND BALANCES OF GOVERNMENTAL FUNDS
LAST TEN FISCAL YEARS
(MODIFIED ACCRUAL BASIS OF ACCOUNTING)

Fiscal Year
2014 2015 2016 2017 2018
Revenues
Taxes $ 7,860,843 $ 8,399,813 $ 8,625,047 $ 9,266,993 $ 9,854,915
Licenses and permits 174,297 211,001 258,637 291,989 714,550
Intergovernmental 3,861,031 8,721,298 2,839,897 2,758,823 3,278,162
Fines and forfeitures 1,210,910 1,059,330 539,215 68,652 39,297
Charges for services 1,187 3,078 5,590 7,858 74,112
Impact fees - - - - -
Rental income 21,226 700 600 30,969
Investment earnings 22,135 15,707 25,049 54,715 111,727
Miscellaneous 274,824 133,191 161,623 139,752 144,089
Total revenues 13,426,453 18,544,118 12,455,058 12,589,382 14,247,821

Expenditures
General government 2,929,787 2,673,703 2,701,378 2,990,473 4,665,663
Judicial 767,735 615,842 437,762 180,971 122,342
Public safety 671,715 790,475 136,373 161,280 148,680
Public works and parks 2,051,248 1,978,791 1,699,509 2,122,376 2,361,610
Health and welfare - - - - -
Culture and recreation - - - - -
Housing and development 512,598 1,233,236 739,159 1,042,949 1,479,499
Capital outlay 1,214,890 562,889 869,169 4,121,584 2,886,748
Debt service:
Principal 545,000 570,000 595,000 625,000 650,000
Interest 666,595 640,851 613,951 585,859 556,491
Bond issuance costs - - - - -
Total expenditures 9,359,568 9,065,787 7,792,301 11,830,492 12,871,033

Excess of revenues over (under) expenditures 4,066,885 9,478,331 4,662,757 758,890 1,376,788

Other financing sources (uses)
Proceeds from debt issues - - - - -
Recognition of extinguishment of debt - - 4,532,836 - -
Transfers (143,239) (48,802) (54,726) (120,785) (162,065)
Proceeds from sale of assets - - - 547,637 19,457
Total other financing sources (uses) (143,239) (48,802) 4,478,110 426,852 (142,608)

Net change in fund balances $ 3,923,646 $ 9,429,529 $ 9,140,867 $ 1,185,742 $ 1,234,180

Debt service as a percentage of
non-capital expenditures 15.1% 13.7% 17.7% 14.7% 11.4%

Note: There was a significant increase in intergovernmental revenue in 2015 due to $6,000,000 bond issuance
for SPLOST projects.

92
Fiscal Year
2019 2020 2021 2022 2023

$ 10,596,343 $ 6,522,700 $ 7,074,412 $ 7,483,294 $ 16,337,181
697,648 819,533 667,913 813,684 1,541,760
3,437,264 8,780,119 10,967,695 31,806,828 22,825,522
77,523 26,498 56,495 256,485 998,484
159,781 85,649 168,441 280,123 648,673
- 292,941 234,829 213,480 2,370
36,531 278 - 31,560 25,827
155,698 66,383 2,507 2,581 1,941
204,804 114,115 546,279 127,510 1,182,185
15,365,592 16,708,216 19,718,571 41,015,545 43,563,943

4,558,705 4,075,046 4,462,556 6,218,975 6,386,982
220,695 214,208 212,568 357,139 673,186
199,803 232,493 1,126,188 4,435,360 7,902,482
2,571,822 2,964,115 3,530,060 5,883,404 3,446,186
- 1,509,531 42,502 - -
- - 365,855 - -
1,881,539 1,637,282 1,974,293 2,990,746 3,148,134
3,621,973 16,959,540 9,340,130 13,444,994 5,643,276

680,000 710,000 745,000 3,476,897 4,762,688
525,860 493,848 644,376 943,550 858,036
- - 536,098 - -
14,260,397 28,796,063 22,979,626 37,751,065 32,820,970

1,105,195 (12,087,847) (3,261,055) 3,264,480 10,742,973

- - 25,805,000 - -
(330,801) (616,109) 154,386 (4,374,970) (3,480,352)
- 6,380 134,566 - -
(330,801) (609,729) 26,093,952 (4,374,970) (3,480,352)

$ 774,394 $ (12,697,576) $ 22,832,897 $ (1,110,490) $ 7,262,621

9.9% 10.0% 14.7% 15.8% 18.7%

93
CITY OF STOCKBRIDGE, GEORGIA

GENERAL GOVERNMENT TAX REVENUES BY SOURCE
LAST TEN FISCAL YEARS
(MODIFIED ACCRUAL BASIS OF ACCOUNTING)

Alcoholic Insurance Business and
Fiscal Property Franchise Beverage Premium Occupation Other
Year Tax Tax Tax Tax Tax Taxes Total

2014 $ 271,113 $ 1,453,511 $ 663,251 $ 1,419,779 $ 444,366 $ 205,117 $ 4,457,137
2015 226,911 1,538,557 704,298 1,516,512 558,840 256,963 4,802,081
2016 124,284 1,433,090 711,402 1,642,740 546,502 381,615 4,839,633
2017 126,814 1,487,717 726,445 1,751,247 661,371 625,677 5,379,271
2018 221,334 1,497,519 747,612 1,888,635 815,350 523,076 5,693,526
2019 352,331 1,559,754 760,087 2,012,698 827,926 608,566 6,121,362
2020 555,528 1,599,506 842,612 2,122,713 959,288 443,053 6,522,700
2021 806,485 1,494,487 841,605 2,187,071 1,083,528 678,216 7,091,392
2022 770,169 1,614,172 851,324 2,389,696 1,210,279 649,974 7,485,614
2023 $ 1,592,360 $ 1,767,594 $ 841,664 $ 2,568,811 $ 1,529,950 $ 1,113,643 $ 9,414,022

Note: Sales and Use Tax revenues along with most other tax revenue sources have
increased due to the significant growth in both population and commercial businesses.

94
CITY OF STOCKBRIDGE, GEORGIA

ASSESSED VALUE OF TAXABLE PROPERTY
LAST TEN FISCAL YEARS

Assessed Value Total
Real and Less: Taxable Total
Tax Personal Motor Mobile Tax-Exempt Assessed Direct
Year Property Vehicle Home Other Property Value Tax Rate

2014 $ 676,829,226 $ 20,949,450 $ 1,595,881 $ 762,897 $ (6,332,991) $ 693,804,463 0.000
2015 734,070,209 15,891,630 1,542,715 10,099 (7,374,892) 744,139,761 0.000
2016 806,767,219 11,699,210 1,475,725 20,499 (8,617,909) 811,344,744 0.000
2017 851,439,452 8,526,740 1,540,136 - (13,588,601) 847,917,727 0.000
2018 903,388,035 5,912,810 1,534,666 57,530 (15,504,457) 895,388,584 0.000
2019 962,641,023 4,770,560 1,755,941 112,255 (12,896,367) 956,383,412 0.000
2020 1,016,246,217 3,822,220 1,767,905 42,036 (16,847,322) 1,005,031,056 0.000
2021 1,071,979,964 3,081,600 1,774,787 39,322 (19,642,092) 1,057,233,581 0.000
2022 1,308,782,765 2,928,210 1,862,463 18,410 (27,440,912) 1,286,150,936 0.000
2023 $ 1,862,016,835 $ 3,223,550 $ 1,934,485 $ 5,260 $ (41,485,697) $ 1,825,694,433 0.000

SOURCE:
Henry County Tax Commissioner

Note: Assessed value is calculated at 40% of estimated actual fair market value.

95
CITY OF STOCKBRIDGE, GEORGIA

PROPERTY TAX RATES
DIRECT AND OVERLAPPING GOVERNMENTS
(PER $1,000 OF ASSESSED VALUE)
LAST TEN FISCAL YEARS

County County
School School
Tax/Fiscal District District
Year City County M&O Bond Water Hospital State Total

2014 $ - $ 14.30 $ 20.00 $ 3.63 $ 2.00 $ - $ 0.10 $ 40.03
2015 - 13.87 20.00 3.63 2.00 - 0.05 39.55
2016 - 12.73 20.00 3.63 2.00 - - 38.36
2017 - 12.73 20.00 3.63 2.00 - - 38.36
2018 - 12.73 20.00 3.63 2.00 - - 38.36
2019 - 12.73 20.00 3.63 2.00 - - 38.36
2020 - 12.73 20.00 3.63 2.00 - - 38.36
2021 - 12.73 20.00 3.63 2.00 - - 38.36
2022 - 12.73 20.00 3.63 2.00 - - 38.36
2023 $ 3.77 $ 10.28 $ 20.00 $ 3.63 $ 2.00 $ - $ - $ 39.67

SOURCE:
Henry County Tax Commissioner

Note: All tax rates are per $1,000 assessed valuation, less exemptions.

96
CITY OF STOCKBRIDGE, GEORGIA

PRINCIPAL PROPERTY TAXPAYERS
CURRENT YEAR AND TEN YEARS AGO

Fiscal Year 2023 Fiscal Year 2013
Percentage Percentage
of Total of Total
Taxable Taxable Taxable Taxable
Assessed Assessed Assessed Assessed
Taxpayer Value Rank Value Value Rank Value

Eastwood Village Gardens LP $ 51,033 1 3.97% - -
AR-Eagles Landing LLC, JFB-Eagles Landing LLC 47,138 2 3.67% - -
Washreit 860 South LLC 46,735 3 - -
CSP Community Owner LLP 43,100 4 3.35% 7,794 5 1.22%
Waterford Landing Apartments LLC 41,550 5 3.23% 6,007 7 0.94%
Henry County Hospital Authority 38,878 6 3.02%
St. Ives Apartments LLC 35,400 7 2.75% 7,900 4 1.23%
700 Rock Quarry Property 34,423 8 2.68% - 0.00%
Washreit 900 Dwell LLC 33,824 9 2.63% - -
WWC XXXIX LP 31,464 10 2.45% - -
North Park Property Owner LLC - - 10,109 1.58%
Georgia Power Company - - - -
Walmart Real Estate Business Trust - - 13,283 1 2.08%
West Henry Land Corp & Etal - - 8,940 2 1.40%
Concert PSP Atlanta - Eastwood - - 8,447 3 1.32%
JES@Eagles Landing LLC - - 6,910 6 1.08%
CS Stockbridge LKE LLC - - 5,783 8 0.90%
WR of Stockbridge II LLC - - 5,424 9 0.85%
Sagebrush Stonegate - - 5,016 10 0.78%
Total $ 403,545 27.75% $ 85,613 13.38%

SOURCE:
Henry County Tax Commissioner

Note: Amounts expressed in thousands.

Note: Information based on total tax for all Henry County taxpayers.

97
CITY OF STOCKBRIDGE, GEORGIA

PRINCIPAL FRANCHISE TAXPAYERS
CURRENT YEAR AND SEVEN YEARS AGO

Fiscal Year 2023 Fiscal Year 2016

Percentage Percentage
of Total of Total
Franchise Taxpayer Revenue Rank Revenue Revenue Rank Revenue

Georgia Power Company $ 1,333,436 1 75.62% $ 1,089,242 1 76.31%
Atlanta Gas Light 198,529 2 11.26% 92,727 4 6.50%
Charter 123,083 3 6.98% 138,345 2 9.69%
Snapping Shoals 36,798 4 2.09% - -
Comcast 30,729 5 1.74% 437 9 0.03%
Directv 20,536 6 1.16% - -
Bellsouth 11,180 7 0.63% 93,572 3 6.56%
College Park 7,404 8 0.42% 7,414 5 0.52%
Diatro LLC 1,067 9 0.06% 258 10 0.02%
Cottonwood Residential 732 10 0.04% 1,531 7 0.11%
Fusion (Cbeyond Communications) - - 3,224 6 0.23%
Electric Lightwave - - 498 8 0.03%
Verizon - - - -

Total $ 1,763,494 100.00% $ 1,427,248 100.00%

SOURCE:
Stockbridge Finance Department

Note: 2013 information not available, 2016 information provided.

98
CITY OF STOCKBRIDGE, GEORGIA

RATIOS OF OUTSTANDING DEBT BY TYPE
LAST TEN FISCAL YEARS

Governmental Activities Business-type Activities
Fiscal Redevelopment Public Facilities Revenue Notes
Year Agency Bonds Authority Bonds Leases Total Bonds Payable Total

2014 $ 14,190,000 $ - $ - $ 14,190,000 $ - $ 1,673,651 $ 1,673,651
2015 13,620,000 - - 13,620,000 - 1,595,552 1,595,552
2016 13,025,000 - - 13,025,000 - 1,515,078 1,515,078
2017 12,400,000 - - 12,400,000 - 1,432,156 1,432,156
2018 11,750,000 - - 11,750,000 - 1,346,713 1,346,713
2019 11,070,000 - - 11,070,000 - 1,258,670 1,258,670
2020 10,360,000 - - 10,360,000 - 1,213,649 1,213,649
2021 9,615,000 25,805,000 - 35,420,000 - 1,120,169 1,120,169
2022 8,835,000 23,120,000 105,492 32,060,492 - 1,023,845 1,023,845
2023 $ 8,015,000 $ 19,205,000 $ 77,804 $ 27,297,804 $ - $ 924,592 $ 924,592

SOURCE:
Population data from Quick Facts Census D

Note: Details regarding the City's outstanding debt can be found in Note 7 of the current financial statements.

99
Total Percentage
Primary of Personal Per
Government Population Income Capita

$ 15,863,651 27,205 2.54% $ 583
15,215,552 27,619 2.29% 551
14,540,078 28,202 2.25% 516
13,832,156 29,114 2.07% 475
13,096,713 29,638 1.81% 442
12,328,670 29,904 1.59% 412
11,573,649 24,794 1.49% 467
36,540,169 29,163 4.71% 1,253
33,084,337 29,064 3.89% 1,138
$ 28,222,396 28,567 3.91% $ 988

100
CITY OF STOCKBRIDGE, GEORGIA

DIRECT AND OVERLAPPING GOVERNMENTAL ACTIVITIES DEBT
AS OF DECEMBER 31, 2023

Amount of Percentage Applicable Amount Applicable to
Category of Debt Outstanding Debt To Government City of Stockbridge

Direct:
City of Stockbridge General Obligation Bonds $ - $ -
Leases 77,804 -
Total Direct Debt 77,804 -

Overlapping:
General Obligation Debt:
Henry County Capital Lease 6,165,593 13.36% 823,723
Henry County General Obligation 19,145,000 13.36% 2,557,772
25,310,593 3,381,495

Henry County Schools Bonds Payable 328,150,000 13.36% 43,840,840

Total Direct and Overlapping Debt $ 353,460,593 $ 47,222,335

SOURCE:

Henry County Audited FY 2022 Financial Statements used as the FY 2023 information is unavailable.

Henry County Board of Education Audited FY 2023 Financial Statements.

101
CITY OF STOCKBRIDGE, GEORGIA

LEGAL DEBT MARGIN INFORMATION
LAST TEN FISCAL YEARS

Fiscal Year
2014 2015 2016 2017 2018

Debt limit $ 69,380,446 $ 74,413,976 $ 81,134,474 $ 84,791,773 $ 89,538,858

Total net debt applicable to limit - - - - -

Legal debt margin $ 69,380,446 $ 74,413,976 $ 81,134,474 $ 84,791,773 $ 89,538,858

Total net debt applicable to the limit
as a percentage of debt limit 0.00% 0.00% 0.00% 0.00% 0.00%

Note: Under Georgia law, the City's outstanding general obligation debt should not exceed 10% of total assessed property value. The
City has no general obligation debt that is subject to the debt limitation.

102
Fiscal Year
2019 2020 2021 2022 2023

$ 95,638,341 $ 100,503,106 $ 105,723,358 $ 128,615,094 $ 182,569,443

$ 95,638,341 $ 100,503,106 $ 105,723,358 $ 128,615,094 $ 182,569,443

0.00% 0.00% 0.00% 0.00% 0.00%

103
CITY OF STOCKBRIDGE, GEORGIA

PLEDGED REVENUE COVERAGE
LAST TEN FISCAL YEARS

Water & Sewer Debt
Water & Sewer Less: Net
Fiscal Fund Gross Operating Available
Year Revenues Expenses Revenue Principal Interest Coverage

2014 $ 2,939,225 $ 2,321,279 $ 617,946 $ 75,793 $ 51,257 4.86
2015 3,190,340 2,490,903 699,437 78,099 48,946 5.51
2016 3,784,703 2,400,268 1,384,435 80,474 46,565 10.90
2017 5,788,132 2,715,737 3,072,395 82,922 44,111 24.19
2018 4,224,804 2,778,790 1,446,014 85,443 41,583 11.38
2019 6,308,531 2,955,003 3,353,528 88,043 38,977 26.40
2020 4,721,445 3,545,305 1,176,140 45,021 18,373 18.55
2021 4,404,851 3,528,253 876,598 93,480 33,760 6.89
2022 5,744,460 3,611,789 2,132,671 96,324 30,917 16.76
2023 $ 4,596,722 $ 3,565,255 $ 1,031,467 $ 99,253 $ 27,987 8.11

Notes:
(1) Details regarding the City's outstanding debt can be found in the notes to the financial statements.
(2) Operating expenses do not include interest, depreciation, or amortization expense.
(3) Gross revenues include capital contributions.
(4) Water and Sewer Debt beginning in fiscal year 2011 consists solely of loans through the Georgia Environmental
Finance Authority.

104
Urban Redevelopment Revenue Bonds
Gross/
Pledged
Revenues Principal Interest Coverage

$ 1,211,595 $ 545,000 $ 666,595 1.00
1,210,851 570,000 640,851 1.00
1,208,951 595,000 613,951 1.00
1,210,859 625,000 585,859 1.00
1,206,491 650,000 556,491 1.00
1,205,860 680,000 525,860 1.00
1,203,848 710,000 493,848 1.00
1,205,337 745,000 460,337 1.00
1,205,213 780,000 425,213 1.00
$ 1,208,356 $ 820,000 $ 388,356 1.00

105
CITY OF STOCKBRIDGE, GEORGIA

DEMOGRAPHIC AND ECONOMIC STATISTICS
LAST TEN FISCAL YEARS

Personal Per Capita Stockbridge
Fiscal Income Personal Median School Unemployment
Year Population (thousands) (2) Income (2) Age (2)(5) Enrollment (3) Rate (4)

2014 27,205 624,218,725 22,945 35.8 1,667 8.0% %
2015 27,619 664,457,902 24,058 34.9 1,691 6.7%
2016 28,202 647,094,890 22,945 35.8 1,604 6.6%
2017 29,114 667,234,652 22,918 35.3 1,617 4.9%
2018 29,638 724,826,928 24,456 35.8 1,612 4.3%
2019 29,904 775,470,528 25,932 34.6 1,522 4.7%
2020 24,794 775,470,528 25,932 34.6 1,522 4.7%
2021 29,163 848,409,996 29,092 36.7 1,436 3.8%
2022 29,064 720,612,816 (5) 24,794 (2) 36.7 1,414 2.9%
2023 28,567 655,469,815 (5) 22,945 (2) 36.4 1,518 3.6% (6)

SOURCES:
Atlanta Regional Commision
Sperling's Best Places
Henry County Board of Education
Homefacts.com
U.S. Census Bureau Estimates
Georgia Labor Market Explorer

106
CITY OF STOCKBRIDGE, GEORGIA

PRINCIPAL EMPLOYERS
CURRENT YEAR AND ELEVEN YEARS AGO

Fiscal Year 2023 Fiscal Year 2012

Employer's Employer's
percentage of percentage of
total total
Employer Employees Rank employment Employees Rank employment

Piedmont Hospital 1,801 1 41.66% N/A -
Walmart Supercenter 815 2 18.86% 1,196 1 49.26%
Publix Super Market 421 3 9.74% 327 2 13.47%
Costco 291 4 6.73% N/A -
City of Stockbridge 200 5 4.63% 61 9 2.51%
Ingles 172 6 3.98% 178 3 7.33%
Eagles Landing Christian Academy 161 7 3.73% N/A -
Brandsmart USA 127 8 2.94% 114 5 4.70%
Utility Trailer of Georgia 105 9 2.43% 89 8 3.67%
Kohl's Department Store 92 10 2.13% 89 8 3.67%
Vulcan Materials 85 1.97% 111 6 4.57%
At Home (Garden Ridge in 2007) 52 1.20% 35 10 1.44%
Henry County Schools within the City N/A - 135 4 5.56%
Eagles Landing Country Club N/A - 93 7 3.83%

Total 4,322 2,428

SOURCE:
City of Stockbridge, Georgia records.

Note: 2013 information not available, 2012 information provided.

N/A - information not available.

107
CITY OF STOCKBRIDGE, GEORGIA

FULL-TIME EQUIVALENT CITY GOVERNMENT EMPLOYEES BY FUNCTION
LAST TEN FISCAL YEARS

Fiscal Year
Function 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023

Executive 2 5 5 4 5 5 7 6 5 6
Administration 10 10 10 12 12 6 8 10 13 10
City Clerk - - - - - 5 5 5 6 4
Facilities maintenance - - 4 2 2 2 2 2 2 2
Municipal court 3 3 3 1 1 2 2 2 2 3
Public works and parks 20 20 17 13 19 17 18 18 21 18
City events - - 1 1 1 1 1 1 3 0
IT 3
Code enforcement 2 2 2 2 2 2 2 3 2 3
Police - - - - - - - 5 62 62
Permitting development - - - - - 2 2 2 2 3
Planning and zoning - - - - - 2 2 2 5 2
Economic development - - - - - 1 1 1 0 1
Main street 1 1 2 2 2 2 2 2 2 3
GIS - - 1 1 1 1 1 1 1 1
Water/Sewer 15 15 16 15 18 18 18 22 14 16
Stormwater 3 2 7 7 6 5 5 5 3 4
Sanitation 7 7 1 1 1 1 1 1 1 1
Conference Center 1 1 2 3 3 4 4 5 3 6

Total 64 66 71 64 73 76 81 93 147 148

SOURCE:
City of Stockbridge, Georgia records

Notes:
(1) Employee counts for years 2011 - 2013 are estimates based on available information.
(2) Elected officials and appointed court personnel are not included.
(3) The City uses personnel services lawn maintenance, not included above.

108
CITY OF STOCKBRIDGE, GEORGIA

OPERATING INDICATORS BY FUNCTION
LAST TEN CALENDAR YEARS

Fiscal Year
Function 2014 2015 2016 2017 2018

Municipal Court
Fines and forfeitures $ 1,210,910 $ 1,059,330 $ 539,215 $ 57,196 $ 27,845
Number of cases 5,967 5,185 1,702 281 300

Conference Center
Annual rents $ 190,813 $ 179,319 $ 168,874 $ 191,568 $ 160,280

Occupation Tax
Annual renewals 1,281 1,121 1,539 1,681 1,880
New business licenses 182 231 279 228 202

Public Works
Miles resurfaced 3.5 3.1 2.4 5.0 5.1

Stormwater
Potential ponds identified 188 188 188 188 186
Total number of pipes 3,102 3,102 3,102 3,102 3,102
Total number of feet of pipes 434,491 434,491 434,491 434,491 432,960
Complaints 94 89 119 88 111

SOURCE:
City of Stockbridge, Georgia records.

Note: Revenues from fines decreased significantly in 2016 as Henry County diverted citations to the Henry County State Court and
due to the change in probation tolling laws. Revenues decreased significantly in 2020 due to facilities being closed due to COVID-19.
Additionally, there was a change in the State probation tolling laws.

109
Fiscal Year
2019 2020 2021 2022 2023

$ 55,425 $ 25,287 $ 37,728 $ 58,522 $ 875,456
574 131 381 1,819 4,764

$ 155,582 $ 17,038 $ 9,660 $ 10,170 $ 148,281

2,056 2,354 2,432 2,487 2,495
128 250 263 485 229

4.7 5.7 4.7 5.1 7.0

193 193 37 52 52
3,433 359 311 216 3,213
101,385 48,959 187,672 85,743 489,034
101 52 68 69 43

110
CITY OF STOCKBRIDGE, GEORGIA

CAPITAL ASSET STATISTICS BY FUNCTION
LAST TEN FISCAL YEARS

Fiscal Year
Function/Program 2014 2015 2016 2017 2018

Public Works
City limits (square miles) 14.1 14.1 14.1 14 14
Paved roads (miles) 95.62 95.62 97.08 97 97

Sanitation
Transfer stations 1 1 1 1 1
Collection trucks 5 5 5 1 1
Small collection vehicles 13 13 9 5 5

Recreation and culture
Parks 4 4 4 4 4
Community centers 2 2 2 2 2
Library 1 1 1 1 1
Cemeteries 3 3 3 3 3

Water
Water mains (miles) 44.5 44.5 44.5 44.5 44.5
Fire hydrants 457 457 457 458.00 459.00
Service connections 2,391 2,749 2,764 2,726 2,833
Daily avg consumption (gallons) 923,000 752,180 679,564 684,970 627,728
Storage capacity (gallons) 1,900,000 1,800,000 1,800,000 1,800,000 1,800,000

Sewer
Sanitary sewers (miles) 39.5 39.5 39.5 40.0 40.0
Service connections 2,254 N/A 4,858 2,431 2,516
Treatment plants 1 1 1 1 1
Daily avg treatment (gallons) .686 MGD .823 MGD .754 MGD .761 MGD .761 MGD
Treatment capacity 1.5 MGD 1.5 MGD 1.5 MGD 1.5 MGD 1.5 MGD

SOURCE:
City of Stockbridge, Georgia records.

111
Fiscal Year
2019 2020 2021 2022 2023

14.1 14.1 14.1 14.1 14.1
97.08 97.08 97.08 97.08 141.18

1 1 1 1 1
1 1 1 1 1
5 5 5 5 -

4 4 4 4 4
2 2 2 2 2
1 1 1 1 1
3 3 3 3 2

45 45 45 45 45
460.00 460.00 460.00 460.00 460.00
2,866 2,958 2,958 2,958 2,901
515,828 500,000 500,000 500,000 853,000
1,800,000 1,800,000 1,800,000 1,800,000 1,800,000

40.0 40.0 40.0 40.0 40.0
2,568 2,568 2,467 2,467 2,901
1 1 1 1 1
.761 MGD .761 MGD .761MGD .714MGD .960MGD
1.5 MGD 1.5 MGD 1.5MGD 1.5MGD 1.5MGD

112
COMPLIANCE SECTION
INDEPENDENT AUDITOR’S REPORT ON INTERNAL CONTROL OVER
FINANCIAL REPORTING AND ON COMPLIANCE AND OTHER MATTERS
BASED ON AN AUDIT OF FINANCIAL STATEMENTS PERFORMED
IN ACCORDANCE WITH GOVERNMENT AUDITING STANDARDS

Honorable Mayor and Members
of City Council
City of Stockbridge, Georgia
Stockbridge, Georgia

We have audited, in accordance with auditing standards generally accepted in the United States of America and the
standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller
General of the United States (“Government Auditing Standards”), the financial statements of the governmental
activities, the business-type activities, each major fund, and the aggregate remaining fund information of the City of
Stockbridge, Georgia (the “City”) as of and for the year ended December 31, 2023, and the related notes to the
financial statements, which collectively comprise the City’s basic financial statements, and have issued our report
thereon dated July 10, 2024.

Report on Internal Control over Financial Reporting
In planning and performing our audit of the financial statements, we considered the City’s internal control over financial
reporting (“internal control”) as a basis for designing audit procedures that are appropriate in the circumstances for
the purpose of expressing our opinions on the financial statements, but not for the purpose of expressing an opinion
on the effectiveness of the City’s internal control. Accordingly, we do not express an opinion on the effectiveness of
the City’s internal control.

Our consideration of internal control was for the limited purpose described in the preceding paragraph and was not
designed to identify all deficiencies in internal control that might be material weaknesses or significant deficiencies
and therefore, material weaknesses or significant deficiencies may exist that were not identified. However, as
described in the accompanying schedule of findings and questioned costs, we identified certain deficiencies in internal
control that we consider to be material weaknesses and significant deficiencies.

A deficiency in internal control exists when the design or operation of a control does not allow management or
employees, in the normal course of performing their assigned functions, to prevent, or detect and correct,
misstatements on a timely basis. A material weakness is a deficiency, or a combination of deficiencies, in internal
control such that there is a reasonable possibility that a material misstatement of the entity’s financial statements will
not be prevented, or detected and corrected, on a timely basis. We consider the deficiencies described in the
accompanying Schedule of Findings and Questioned Costs as items 2023-001, 2023-002, 2023-003, and 2023-004
to be material weaknesses.

300 MULBERRY STREET, SUITE 300 • POST OFFICE BOX 1877 • MACON, GEORGIA 31202-1877 • 478-464-8000 • FAX 478-464-8051 • www.mjcpa.com
MEMBERS OF THE AMERICAN INSTITUTE OF CERTIFIED PUBLIC ACCOUNTANTS
A significant deficiency is a deficiency, or a combination of deficiencies, in internal control that is less severe than a
material weakness, yet important enough to merit attention by those charged with governance. We consider the
deficiency described in the accompanying Schedule of Findings and Questioned Costs as item 2023-005 to be a
significant deficiency.

Report on Compliance and Other Matters
As part of obtaining reasonable assurance about whether the City’s financial statements are free from material
misstatement, we performed tests of its compliance with certain provisions of laws, regulations, contracts, and grant
agreements, noncompliance with which could have a direct and material effect on the financial statements. However,
providing an opinion on compliance with those provisions was not an objective of our audit and, accordingly, we do
not express such an opinion. The results of our tests disclosed no instances of noncompliance or other matters that
are required to be reported under Government Auditing Standards.

The City of Stockbridge’s Response to Findings
Government Auditing Standards requires the auditor to perform limited procedures on the City’s response to the
findings identified in our audit and described in the accompanying Schedule of Findings and Questioned Costs. The
City’s responses were not subjected to the other auditing procedures applied in the audit of the financial statements,
and accordingly, we express no opinion on them.

Purpose of this Report
The purpose of this report is solely to describe the scope of our testing of internal control and compliance and the
results of that testing, and not to provide an opinion on the effectiveness of the City’s internal control or on compliance.
This report is an integral part of an audit performed in accordance with Government Auditing Standards in considering
the City’s internal control and compliance. Accordingly, this communication is not suitable for any other purpose.

Macon, Georgia
July 10, 2024

114
INDEPENDENT AUDITOR'S REPORT ON COMPLIANCE FOR EACH MAJOR
PROGRAM AND ON INTERNAL CONTROL OVER COMPLIANCE REQUIRED BY
THE UNIFORM GUIDANCE

Honorable Mayor and Members
of City Council
City of Stockbridge
Stockbridge, Georgia

Report on Compliance for Each Major Federal Program

Qualified and Unmodified Opinions
We have audited the City of Stockbridge, Georgia’s (the “City”) compliance with the types of compliance requirements
identified as subject to audit in the OMB Compliance Supplement that could have a direct and material effect on each
of the City’s major federal programs for the year ended December 31, 2023. The City’s major federal programs are
identified in the summary of auditor’s results section of the accompanying schedule of findings and questioned costs.

Qualified Opinion on Public Safety Partnerships and Community Policing Grants
In our opinion, except for the noncompliance described in the Basis for Qualified and Unmodified Opinions section of
our report, the City of Stockbridge, Georgia complied, in all material respects, with the types of compliance
requirements referred to above that could have a direct and material effect on the Public Safety Partnerships and
Community Policing Grants for the year ended December 31, 2023.

Unmodified Opinion on the Other Major Federal Program
In our opinion, the City of Stockbridge, Georgia complied, in all material respects, with the compliance requirements
referred to above that could have a direct and material effect on the other major federal program identified in the
summary of auditor’s results section of the accompanying schedule of findings and questioned costs for the year
ended December 31, 2023.

Basis for Qualified and Unmodified Opinions
We conducted our audit of compliance in accordance with auditing standards generally accepted in the United States
of America (“GAAS”); the standards applicable to financial audits contained in Government Auditing Standards, issued
by the Comptroller General of the United States (“Government Auditing Standards”); and the audit requirements of
Title 2 U.S. Code of Federal Regulations Part 200, Uniform Administrative Requirements, Cost Principles, and Audit
Requirements for Federal Awards (“Uniform Guidance”). Our responsibilities under those standards and the Uniform
Guidance are further described in the Auditor’s Responsibilities for the Audit of Compliance section of our report.

115
We are required to be independent of the City and to meet our other ethical responsibilities, in accordance with relevant
ethical requirements relating to our audit. We believe that the audit evidence we have obtained is sufficient and
appropriate to provide a basis for our qualified and unmodified opinions on compliance for each major federal program.
Our audit does not provide a legal determination of City’s compliance with the compliance requirements referred to
above.

Matter Giving Rise to Qualified Opinion on Public Safety Partnerships and Community Policing Grants
As described in the accompanying scheduled of findings and questioned costs, the City of Stockbridge, Georgia did
not comply with requirements regarding the Public Safety Partnerships and Community Policing Grants as described
in finding number 2023-006 for Reporting.

Compliance with such requirements is necessary, in our opinion, for the City of Stockbridge, Georgia to comply with
the requirements applicable to that program.

Responsibilities of Management for Compliance
Management is responsible for compliance with the requirements referred to above and for the design,
implementation, and maintenance of effective internal control over compliance with the requirements of laws, statutes,
regulations, rules, and provisions of contracts or grant agreements applicable to City’s federal programs.

Auditor’s Responsibilities for the Audit of Compliance
Our objectives are to obtain reasonable assurance about whether material noncompliance with the compliance
requirements referred to above occurred, whether due to fraud or error, and express an opinion on the City’s
compliance based on our audit. Reasonable assurance is a high level of assurance but is not absolute assurance and
therefore is not a guarantee that an audit conducted in accordance with generally accepted auditing standards,
Government Auditing Standards, and the Uniform Guidance will always detect material noncompliance when it exists.
The risk of not detecting material noncompliance resulting from fraud is higher than for that resulting from error, as
fraud may involve collusion, forgery, intentional omissions, misrepresentations, or the override of internal control.
Noncompliance with the compliance requirements referred to above is considered material if there is a substantial
likelihood that, individually or in the aggregate, it would influence the judgment made by a reasonable user of the
report on compliance about City’s compliance with the requirements of each major federal program as a whole.

In performing an audit in accordance with generally accepted auditing standards, Government Auditing Standards,
and the Uniform Guidance, we:

 Exercise professional judgment and maintain professional skepticism throughout the audit.

116
 Identify and assess the risks of material noncompliance, whether due to fraud or error, and design and perform
audit procedures responsive to those risks. Such procedures include examining, on a test basis, evidence
regarding the City’s compliance with the compliance requirements referred to above and performing such
other procedures as we considered necessary in the circumstances.

 Obtain an understanding of the City’s internal control over compliance relevant to the audit in order to design
audit procedures that are appropriate in the circumstances and to test and report on internal control over
compliance in accordance with the Uniform Guidance, but not for the purpose of expressing an opinion on the
effectiveness of the City’s internal control over compliance. Accordingly, no such opinion is expressed.

We are required to communicate with those charged with governance regarding, among other matters, the planned
scope and timing of the audit and any significant deficiencies and material weaknesses in internal control over
compliance that we identified during the audit.

Other Matters
Government Auditing Standards requires the auditor to perform limited procedures on the City of Stockbridge, Georgi’s
response to the noncompliance finding identified in our compliance audit described in the accompanying schedule of
findings and questioned cots. The City of Stockbridge, Georgia’s response was not subjected to the other auditing
procedures applied in the audit of compliance and, accordingly, we express no opinion on the response.

Report on Internal Control over Compliance
Our consideration of internal control over compliance was for the limited purpose described in the Auditor’s
Responsibilities for the Audit of Compliance section above and was not designed to identify all deficiencies in internal
control over compliance that might be material weaknesses or significant deficiencies in internal control over
compliance and therefore, material weaknesses or significant deficiencies may exist that were not identified. However,
as discussed below, we did identify a certain deficiency in internal control over compliance that we consider to be a
material weakness.

117
A deficiency in internal control over compliance exists when the design or operation of a control over compliance does
not allow management or employees, in the normal course of performing their assigned functions, to prevent, or detect
and correct, noncompliance with a type of compliance requirement of a federal program on a timely basis. A material
weakness in internal control over compliance is a deficiency, or a combination of deficiencies, in internal control over
compliance, such that there is a reasonable possibility that material noncompliance with a type of compliance
requirement of a federal program will not be prevented, or detected and corrected, on a timely basis. A significant
deficiency in internal control over compliance is a deficiency, or a combination of deficiencies, in internal control over
compliance with a type of compliance requirement of a federal program that is less severe than a material weakness
in internal control over compliance, yet important enough to merit attention by those charged with governance. We
consider the deficiency in internal control over compliance described in the accompanying schedule of findings and
questioned costs as item 2023-006 to be a material weakness.

Our audit was not designed for the purpose of expressing an opinion on the effectiveness of internal control over
compliance. Accordingly, no such opinion is expressed.

Government Auditing Standards requires the auditor to perform limited procedures on the City’s response to the
internal control over compliance findings identified in our compliance audit described in the accompanying Schedule
of Findings and Questioned Costs. The City’s response was not subjected to the other auditing procedures applied
in the audit of compliance and, accordingly, we express no opinion on the response.

The purpose of this report on internal control over compliance is solely to describe the scope of our testing of internal
control over compliance and the results of that testing based on the requirements of the Uniform Guidance.
Accordingly, this report is not suitable for any other purpose.

Macon, Georgia
July 10, 2024

118
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF EXPENDITURES OF FEDERAL AWARDS
FOR THE YEAR ENDED DECEMBER 31, 2023

Federal Passed
Assistance through to
Grant Program Listing Number Grant I.D. Expenditures Subrecipients

U.S. Department of Treasury
Direct Award:
COVID-19 Coronavirus State and Local
Fiscal Recovery Fund 21.027 N/A $ 1,626,110 $ 8,780
Total U.S. Department of Treasury 1,626,110 8,780

U.S. Department of Justice
Direct Award:
Public Safety Partnerships and Community Policing Grants 16.710 15JCOPS-23-GG-02083-PPSE 524,061 -
Byrne Discretionary Grants 16.753 15PBJA-23-GG-00087-BRND 36,925 -
Total U.S. Department of Justice 560,986 -

U.S. Department of Homeland Security
Pass-through from the State of Georgia:
FEMA Disaster Grants - Public Assistance 97.036 FEMA-4685-DR-GA 17,832 -
Total U.S. Department of Homeland Security 17,832 -

Total Expenditures of Federal Awards $ 2,204,928 $ 8,780

119
CITY OF STOCKBRIDGE, GEORGIA

NOTES TO SCHEDULE OF EXPENDITURES OF FEDERAL AWARDS
FOR THE YEAR ENDED DECEMBER 31, 2023

NOTE 1. BASIS OF PRESENTATION

The Schedule of Expenditures of Federal Awards includes the federal grant activity of the City of
Stockbridge, Georgia (the “City”) and is presented on the accrual basis of accounting.

The information in this schedule is presented in accordance with the requirements of Title 2 U.S. Code
of Federal Regulations Part 200, Uniform Administrative Requirements, Cost Principles, and Audit
Requirements for Federal Awards (“Uniform Guidance”). Therefore, some amounts presented in this
schedule may differ from amounts presented in, or used in the preparation of, the financial statements.

NOTE 2. DE MINIMIS COST RATE

The City elected not to use the 10% de minimis cost rate for the year ended December 31, 2023.

120
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF FINDINGS AND QUESTIONED COSTS
FOR THE YEAR ENDED DECEMBER 31, 2023

SECTION I
SUMMARY OF AUDITOR’S RESULTS

Financial Statements

Type of report the auditor issued on whether the financial
statements audited were prepared in accordance with
GAAP: Unmodified

Internal control over financial reporting:
Material weaknesses identified? X Yes No

Significant deficiencies identified not considered
to be material weaknesses? X Yes None Reported

Noncompliance material to financial statements noted? Yes X No

Federal Awards

Internal Control over major programs:
Material weaknesses identified? X Yes No

Significant deficiencies identified? Yes X None Reported

Type of auditor’s report issued on compliance for
major programs Qualified

Any audit findings disclosed that are required to
be reported in accordance with 2 CFR 200.516(a)? X Yes No

Identification of major program:

Assistance Listing Number Name of Federal Program or Cluster
21.027 COVID-19 – Coronavirus State and Local
Fiscal Recovery Fund

16.710 Public Safety Partnerships and Community
Policing Grants

Dollar threshold used to distinguish between
Type A and Type B programs: $750,000

Auditee qualified as low-risk auditee? Yes X No

121
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF FINDINGS AND QUESTIONED COSTS
FOR THE YEAR ENDED DECEMBER 31, 2023

SECTION II
FINANCIAL STATEMENT FINDINGS AND QUESTIONED COSTS

2023 – 001. Management of Receivable, Revenue, Unearned Revenue and Unavailable Revenue Accounts

Criteria: Generally accepted accounting principles require revenues to be recognized in the accounting period in which
they become both measurable and available to finance expenditures of the current period. As a part of these
processes, the City should review all revenue transactions to determine reporting in the proper period.

Condition: The City did not properly adjust receivables and related balances in the various funds as of December 31,
2023.

Effect: The following adjustments were made to adjust receivables and related balances as of December 31, 2023:

 General Fund – Net adjustments to increase revenue by $34,955, to increase accounts receivable by
$24,612, and to decrease unavailable revenue by $10,343.
 ARPA Fund – Net adjustments to decrease unearned revenue by $1,626,110, to increase revenue by
$1,626,110, to increase transfers out to other funds by $229,850 and to decrease cash by $229,850.
 Grants Fund – Net adjustments to decrease revenue by $760,986, to increase transfers in from other funds
by $229,850, to increase unearned revenue by $200,000, to increase cash by $229,850, and to increase
unavailable revenue by $560,986.
 Stormwater Fund – An adjustment to decrease revenue and intergovernmental receivables by $9,985.
 Solid Waste Fund – Net adjustments to decrease revenue by $7,017, to decrease accounts receivable by
$6,912, and to decrease expenses by $105.
 Conference Center Fund – Net adjustments to decrease revenue by $35,547, to increase unearned revenue
by $10,290, to increase deposits payable by $360, and to decrease expenses by $24,897.

Cause: Management oversight.

Recommendation: We recommend that the City strengthen its control over its receivables and related balances to
ensure balances are properly stated at year-end.

Views of Responsible Officials and Planned Corrective Action: We concur. We will implement procedures to
strengthen controls over the City’s receivables and related balances at year-end to ensure balances are properly
stated.

2023 – 002. Capitalization of Capital Assets

Criteria: Generally accepted accounting principles require capital assets purchased or acquired be reported at
historical cost or estimated historical cost. Additions, improvements and other capital outlays that significantly extend
the useful life of an asset are capitalized.

122
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF FINDINGS AND QUESTIONED COSTS
FOR THE YEAR ENDED DECEMBER 31, 2023

SECTION II
FINANCIAL STATEMENT FINDINGS AND QUESTIONED COSTS (CONTINUED)

2022 – 002. Capitalization of Capital Assets (Continued)

Condition: The City excluded capital items from its governmental capital assets detail and its business-type detail for
the year ended December 31, 2023.

Effect: For the year ended December 31, 2023, capital assets in the amount of $2,253,737 were improperly excluded
from the governmental capital asset detail. In addition, the following adjustments were made to adjust capital assets
and related balances in the enterprise funds as of December 31, 2023:

 Water and Sewer Fund – Net adjustments to increase machinery and equipment in the amount of $195,632,
increase construction in progress in the amount of $1,778,486, to increase depreciation expense by $3,040,
to decrease capital outlay expenses by $1,910,273, to increase accumulated depreciation by $3,040, and to
increase capital contributions by $63,845.
 Conference Center Fund – Net adjustments to increase capital assets and decrease capital outlay expenses
by $74,247, as well as to increase depreciation expense and accumulated depreciation by $5,646.

Cause: Internal controls over capital assets were not in place to ensure the proper capitalization of all capital assets.

Recommendation: We recommend that the City strengthen internal controls over the capitalization and reporting of
capital assets.

Views of Responsible Officials and Planned Corrective Action: We concur. We will strengthen procedures to ensure
capital assets are properly recorded.

2022 – 003. Interfund Activity

Criteria: Generally accepted accounting principles require the reporting of interfund receivables and payables when
transactions occur between individual funds for goods provided or services rendered. Additionally, transfers should
be recorded for when funds are not expected to repay interfund receivables/payables.

Condition: Interfund receivables/payables and transfers were not properly stated for the period ended December 31,
2023.

Effect: The following adjustments were made to properly state the interfund amounts:

 General Fund – Net adjustments to decrease revenues by $2,714,506, increase transfers out by $9,598,792,
decrease cash by $7,930,727, and decrease interfund receivables by $4,382,571.
 Grants Fund – An adjustment to increase cash and transfers in by $481,263.
 SPLOST V Fund – An adjustment to increase transfers out and decrease expenditures by $99,594.

123
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF FINDINGS AND QUESTIONED COSTS
FOR THE YEAR ENDED DECEMBER 31, 2023

SECTION II
FINANCIAL STATEMENT FINDINGS AND QUESTIONED COSTS (CONTINUED)

2022 – 003. Interfund Activity (Continued)

 City-wide Capital Projects Fund – Net adjustments to increase transfers in by $754,339, decrease
expenditures by $6,127,077, and increase cash by $6,881,416.
 Downtown Development Fund – An adjustment to increase cash and transfers in by $19,137.
 City-wide Development Fund – An adjustment to increase cash and transfers in by $30,426.
 Public Facilities Authority – Net adjustments to decrease interfund payable by $4,382,571, to increase
transfers in by $4,255,931, and to decrease expenditures by $126,640.
 Conference Center Fund – An adjustment to increase cash and transfers in by $516,735.
 Amphitheater Fund – Net adjustments to increase expenses by $6,357,806, to increase transfers in by
$3,638,806, and to increase revenues by $2,719,000.
 Cemetery Fund – An adjustment to increase cash and transfers in by $1,749.

Cause: Management oversight.

Recommendation: We recommend that the City strengthen internal controls over interfund activity to ensure interfund
activity is properly stated at year-end.

Views of Responsible Officials and Planned Corrective Action: We concur. Additional controls will be implemented to
ensure interfund activity is properly recorded.

2023 – 004. Management of Prepaid Assets and Expenses

Criteria: Generally accepted accounting principles require the reporting of prepaid assets and expenses when
transactions occur for goods provided or services rendered.

Condition: Prepaid assets and expenses were not properly stated for the period ended December 31, 2023.

Effect: The following adjustments were made to properly state the prepaid assets and expenses:

 General Fund – An adjustment to increase prepaid assets and transfers out by $55,754.
 Water and Sewer Fund – An adjustment to decrease prepaid assets and transfers in by $51,772.
 Conference Center Fund – An adjustment to decrease prepaid assets and transfers in by $3,417.
 Cemetery Fund – An adjustment to decrease prepaid assets and transfers in by $566.

Cause: Management oversight.

Recommendation: We recommend that the City strengthen internal controls over prepaid assets and expenses to
ensure that prepaid assets and expenses are properly stated at year-end.

124
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF FINDINGS AND QUESTIONED COSTS
FOR THE YEAR ENDED DECEMBER 31, 2023

SECTION II
FINANCIAL STATEMENT FINDINGS AND QUESTIONED COSTS (CONTINUED)

2023 – 004. Management of Prepaid Assets and Expenses (Continued)

Views of Responsible Officials and Planned Corrective Action: We concur. Additional controls will be implemented to
ensure prepaid assets and expenses are properly recorded.

2023 – 005. Accounting and Reporting of Expenses and Accrued Liabilities

Criteria: Generally accepted accounting principles require timely reporting of all current liabilities when goods have
been received or services have been performed, regardless of the timing of related cash flows.

Condition: During fiscal year 2023, the City did not properly adjust accrued liabilities in various funds as of December
31, 2023.

Effect: The following adjustments were made to properly state accrued liabilites:

 General Fund – An adjustment to decrease retainage payable and expenditures by $159,993.
 City-wide Capital Projects Fund – An adjustment to decrease retainage payable and expenditures by $10,000.
 Water and Sewer Fund – An adjustment to decrease accrued liabilities and expenses by $43,186.
 Stormwater Fund – An adjustment to decrease accrued liabilities and expenses by $14,835.
 Solid Waste Fund – An adjustment to decrease accrued liabilities and expenses by $9,026.
 Conference Center Fund – An adjustment to decrease accrued liabilities and expenses by $10,074.

Cause: Management oversight.

Recommendation: We recommend that the City strengthen internal controls over accrued liabilities to ensure
expenses and accrued liabilities are properly stated at year-end.

Views of Responsible Officials and Planned Corrective Action: We concur. Additional controls will be implemented to
ensure expenses and accrued liabilities are properly recorded.

125
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF FINDINGS AND QUESTIONED COSTS
FOR THE YEAR ENDED DECEMBER 31, 2023

SECTION III
FEDERAL AWARDS FINDINGS AND QUESTIONED COSTS

2023 – 006. Public Safety Partnerships and Community Policing Grants (“COPS”) – Assistance Listing 16.710
– Reporting

Criteria: Recipients are required to submit quarterly financial and semiannual performance reports within thirty days
of the close of a quarterly or semiannual time period. The quarterly reports are also required to have all financial
records, such as general ledgers and supporting documentation.

Condition: Multiple required reports were not submitted timely and/or were not properly supported.

Context: The City did not submit two quarterly financial reports within thirty days of the close of the quarter.
Additionally, one quarterly report did not provide accurate information as the expenditures submitted did not align with
the expenditures of that quarter. Five of the quarterly reports required did contain supporting documentation in the
submissions. The City also did not submit three semiannual performance reports within thirty days of the close of the
designated time period.

Cause: Management oversight.

Effect: The City was not in compliance with the requirements of grant reporting.

Recommendation: We recommend that the City establish procedures to ensure proper reporting under the grant
requirements.

Views of Responsible Officials and Planned Corrective Action: We concur. We establish procedures to ensure proper
reporting based on grant requirements.

126
CITY OF STOCKBRIDGE, GEORGIA

SCHEDULE OF PRIOR YEAR FINDINGS
FOR THE YEAR ENDED DECEMBER 31, 2023

2022 – 001. Management of Receivable Accounts

Criteria: Generally accepted accounting principles require revenues to be recognized in the accounting period in
which they become both measurable and available to finance expenditures of the current period. As a part of these
processes, the City should review all revenue transactions to determine reporting in the proper period.

Condition: The City did not properly adjust receivables and related balances in various funds as of December 31,
2022.

Auditee Response/Status: Unresolved – See Finding 2023 – 001.

2022 – 002. Capitalization of Capital Assets

Criteria: Generally accepted accounting principles require capital assets purchased or acquired be reported at
historical cost or estimated historical cost. Additions, improvements and other capital outlays that significantly extend
the useful life of an asset are capitalized.

Condition: The City excluded capital items from its governmental capital assets detail and its business-type detail for
the year December 31, 2022.

Auditee Response/Status: Unresolved – See Finding 2023 – 002.

2022 – 003. Interfund Activity

Criteria: Generally accepted accounting principles require the reporting of interfund receivables and payables when
transactions occur between individual funds for goods provided or services rendered.

Condition: Interfund receivables and payables were not properly stated for the period ended December 31, 2022.

Auditee Response/Status: Unresolved – See Finding 2023 – 003.

127
CITY OF STOCKBRIDGE, GEORGIA
MANAGEMENT’S CORRECTIVE ACTION PLAN
FOR THE YEAR ENDED DECEMBER 31, 2023

2023 – 001. Management of Receivables, Revenue, Unearned Revenue and Unavailable Revenue Accounts

Name of Contact Person Responsible for Corrective Action Plan: Lakeisha Gaines, Interim Treasurer
Corrective Action Plan: Finance officals are in the process of upating processes and procedures for the collection and
reproting of Receivables and Revenues which will be reflected in next year’s audit report.

Anticipated Completion Date: December 31, 2024

2023 – 002. Capitalization of Capital Assets

Name of Contact Person Responsible for Corrective Action Plan: Lakeisha Gaines, Interim Treasurer
Corrective Action Plan: Finance officials have already corrected the processes for Capitalization of Capital Assets.

Anticipated Completion Date: December 31, 2024

2023 – 003. Interfund Activity

Name of Contact Person Responsible for Corrective Action Plan: Lakeisha Gaines, Interim Treasurer
Corrective Action Plan: Finance has already set-up Interfund Activity so that tranfers and reporting activities can be
reported properly.

Anticipated Completion Date: December 31, 2024

2023 – 004. Management of Prepaid Assets and Expenses

Name of Contact Person Responsible for Corrective Action Plan: Lakeisha Gaines, Interim Treasurer
Corrective Action Plan: Finance officials will put procedures in place to review all prepaid amounts and ensure they are
properly recorded.

Anticipated Completion Date: December 31, 2024

128
2023 – 005. Accounting and Reporting of Expenses and Accrued Liabilities

Name of Contact Person Responsible for Corrective Action Plan: Lakeisha Gaines, Interim Treasurer
Corrective Action Plan: Finance will implement Month and Year End closings to ensure all accounting activities are
reported in a timely manner and are compliant with internal and external controls required by GAAP standards.

Anticipated Completion Date: December 31, 2024

2023 – 006. Public Safety Partnerships and Community Policing Grants (“COPS”) – Assistance Listing 16.710 –
Reporting

Name of Contact Person Responsible for Corrective Action Plan: Lakeisha Gaines, Interim Treasurer
Corrective Action Plan: Finance has set-up meetings with Grants Management and the Police Department to ensure that
reporting is completed in a timely fashion and correctly documented.

Anticipated Completion Date: December 31, 2024

129

www.cityofstockbridge.com∣4640 North Henry Boulevard, Stockbridge, GA 30281∣Telephone: 770‐389‐7900
City of Stockbridge, GA
Auditor’s Discussion & Analysis
Financial & Compliance Audit Summary
December 31, 2023

Presented by:
Hope Pendergrass, CPA
(800) 277‐0050
mjcpa.com
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

PURPOSE OF ANNUAL AUDITOR’S DISCUSSION & ANALYSIS

 Engagement Team and Firm Information:
o The Governmental Practice
o Additional Information Regarding Other Industries & Services

 Overview of:
o Independent Auditor’s Report
o Review of the Annual Comprehensive Financial Report
o Overview of the Financial Statements, Footnotes, and
Supplementary Information
o Compliance Reports (Internal Controls and Laws & Regulations)
o Audit Scopes and Procedures

 Required Communications under Government Auditing Standards

 Accounting Recommendations and Related Matters:
o Recommendations for Improvement
o Material Weaknesses and/or Significant Deficiencies
o Management Points
o Other Matters for Communication

 Free Continuing Education and Newsletters

 Closing Thoughts

 Answering Your Questions

Mauldin & Jenkins Page 1
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Engagement Team Leaders Include:
 Hope Pendergrass – Engagement Lead Partner – 21 years’ experience
 David Irwin – Quality Assurance Partner – 21 years’ experience
 Demetria Fluellyn – Senior Manager – 12 years’ experience

Mauldin & Jenkins Page 2
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

MAULDIN & JENKINS – ADDITIONAL INFORMATION

Other Industries & Services by Mauldin & Jenkins:
Each of Mauldin & Jenkins’ offices provides a wide variety of services to a broad range of clientele.
We have partners and managers who are responsible for specialized practice areas of auditing and
accounting, taxes and management advisory services. Their purpose, as leaders in the particular
practice area, is to establish policies with respect to technical matters in these specific areas and
ensure that the quality of the Firm's practice is maintained.

Industries Served: Over the years, our partners have developed expertise in certain industries
representative of a cross section of the Georgia economy, including:
 Governmental Entities (state entities,  Financial Institutions (community banks,
cities, counties, school systems, savings and loans, thrifts, credit unions,
business type operations, libraries, and mortgage companies, and finance
other special purpose entities) companies)
 SEC Registrants  Non‐Profit Organizations
 Wholesale Distribution  Retail Businesses
 Agri‐Businesses  Long‐term Healthcare
 Manufacturing  Construction & Development
 Professional Services  Individuals, Estates and Trusts
 Employee Benefit Plans  Real Estate Management

Services Provided: This diversity of practice enables our personnel to experience a wide variety of
business, accounting and tax situations. We provide the traditional and not‐so‐traditional services
such as:
 Financial Audit/Review/Compilation  Income Tax Planning and Preparation
 Compliance Audits and Single Audits  Multi‐State Income Tax Issues
 Agreed‐Upon Procedures  Information Systems Consulting
 Forensic Audits  Cost Accounting Analysis
 Bond Issuance Services  Healthcare Cost Reimbursement
 Performance Audits  Outsourced Billing Services
 State Sales Tax Matters  Fixed Asset Inventories
 International Tax Matters  Succession and Exit Strategy Consulting
 Business and Strategic Planning  Estate Planning
 Profitability Consulting  Management Information Systems
 Budgeting  Employee Benefit Plan Administration
 Buy‐Sell Agreements and Business  Merger/Acquisition and Expansion
Valuation Issues Financing

Mauldin & Jenkins Page 3
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

INDEPENDENT AUDITOR’S REPORT

The independent auditor’s report has specific significance to readers of the financial report.

Management’s Responsibility for the Financial Statements
The financial statements are the responsibility of management.

Auditor’s Responsibility
Our responsibility, as external auditors, is to express opinions on these financial statements based
on our audit. We conducted our audit in accordance with auditing standards generally accepted in
the United States of America and the standards applicable to financial audits contained in
Government Auditing Standards, issued by the Comptroller General of the United States. We
planned and performed our audit to obtain reasonable assurance about whether the financial
statements are free from material misstatement.

Opinions
We have issued an unmodified audit report (i.e., “clean opinions”). The respective financial
statements are considered to present fairly the financial position and results of operations as of
and for the year ended.

Other Matters
Certain required supplementary information and other information is included in the financial
report and, as directed by relevant auditing standards, we have not expressed an opinion or
provided any assurance on the respective information.

Other Reporting
Government Auditing Standards require auditors to issue a report on our consideration of internal
control over financial reporting and on our tests of compliance with certain provisions of laws,
regulations, contracts and grant agreements and other matters. We have issued such a report and
reference to this report is included in the independent auditor’s report.

Mauldin & Jenkins Page 4
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

REVIEW OF ANNUAL COMPREHENSIVE FINANCIAL REPORT (“ACFR”)

General Information About the ACFR
The Annual Comprehensive Financial Report (“ACFR”) goes beyond the normal financial reporting
required by accounting principles generally accepted in the United States. The ACFR includes, at a
minimum, the following elements/sections:
 Introductory Section: general information on the City’s structure and
the services it provides.
 Letter of Transmittal
 Organizational Chart
 Directory of Officials
 Certificate of Achievement for Excellence in Financial Reporting

 Financial Section: basic financial statements, footnotes and required
supplementary information along with the auditor’s report.
 Independent Auditor’s Report
 Management’s Discussion & Analysis (“MD&A”)
 Financial Statements and Footnotes

 Statistical Section: broad range of financial, demographic information
useful in assessing the City’s economic condition, and this information
covers multiple years.
 Financial Trends Information
 Revenue Capacity Information
 Debt Capacity Information
 Operating Information
The ACFR goes far beyond the basic requirements of annual financial reporting, and the City
should be commended for going beyond the minimum and providing such a report.
Recognition and Awards
Once completed, the fiscal year 2022 ACFR was submitted to the Government Finance Officers
Association (“GFOA”) for determination if the report would merit the GFOA’s Certificate of
Achievement for Excellence in Financial Reporting. We are happy to inform everyone that the
GFOA did indeed review the ACFR and awarded the City with the sought after Certificate.

The GFOA Certificate has been made a part of the City’s 2023 fiscal year ACFR, and is included in
the Introductory Section.

Mauldin & Jenkins Page 5
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

OVERVIEW OF FINANCIAL STATEMENTS

The City’s basic financial statements include three components:

1) Government‐wide financial statements;
2) Fund financial statements; and
3) Notes to the financial statements.

The government‐wide financial statements provide a broad overview of all of the City’s funds.
The Statement of Net Position presents information on all assets (and deferred outflows) and
liabilities (and deferred inflows) of the City, with the resulting difference reported as net position.
The Statement of Activities presents information showing how the City’s net position changed
during the most recent fiscal year. Revenues are categorized as program revenues or general
revenues. Expenses are categorized by function.

The fund financial statements more closely resemble the financial statements as presented prior
to the adoption of GASB Statement No. 34. All of the funds of the City can be divided into three
(3) categories: governmental funds (includes the General Fund), business‐type funds, and fiduciary
funds.

The City also includes, as part of the Annual Comprehensive Financial Report, the following
information:

1) Special Purpose Local Option Sales Tax (“SPLOST”) Schedules
2) Transportation Special Purpose Local Option Sales Tax (“TSPLOST”) Schedule
3) Schedule of Expenditures of Federal Awards

Government‐Wide (Full‐Accrual) Financial Statements

As noted above, the financial report of the City includes two (2) entity‐wide financial statements: a
Statement of Net Position; and a Statement of Activities. Highlights of the government‐wide
statements note total assets and deferred outflows of resources of approximately $169,643,000
offset by liabilities and deferred inflows of resources of approximately $41,343,000. This results in
the City’s reported net position (or equity) of approximately $128,300,000. Also, a substantial
element of the net position is composed of a net investment in capital assets in the approximate
amount of $86,930,000. Restricted net position amounts to approximately $30,955,000 leaving
unrestricted net position at $10,415,000. The Statement of Activities attempts to report expenses
in the first column with direct offsetting program revenues to the adjacent columns to arrive at a
net cost of the functional areas of operation. General revenues (primarily taxes) come to the
rescue of the net cost functional areas resulting in the City reporting a change in net position of
approximately $12,813,000 for the fiscal year ended December 31, 2023.

Mauldin & Jenkins Page 6
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

General Fund
Of primary interest to the City is the General Fund, which accounts for the majority of revenues
received and funds expended in the operations of the City, including general government
activities, courts, public safety, housing and development, and public works.

General Fund Revenues: The following chart depicts the primary revenue sources of the General
Fund for the 2023 fiscal year. Taxes represent a key component of revenue.

General Fund Revenues - Fiscal Year Ended December 31, 2023

Property taxes
7,775,984

9,561,671
Other taxes

Licenses and permits

Intergovernmental

7,814,282
7,538,311 Transfers and
miscellaneous

1,541,760

General Fund Expenditures: The following chart presents the General Fund’s expenditures by
major function for the fiscal year ended December 31, 2023.

General Fund Expenditures - Fiscal Year Ended December 31, 2023

6,127,829

673,186

General government

13,547,468 Judicial

Public safety

Public works

6,490,906 Housing and development

Transfers and other

2,452,135 3,444,771

Mauldin & Jenkins Page 7
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

The following chart demonstrates General Fund revenues versus expenditures for a five (5) year
period.

General Fund Revenues, Expenditures & Transfers
40,000,000

35,000,000

30,000,000

25,000,000

20,000,000

15,000,000

10,000,000

5,000,000

2019 2020 2021 2022 2023
Fiscal Year Ending June 30,
Revenues and Other Financing Sources Expenditures and Other Financing Uses

The following chart presents the annual net change in fund balance of the General Fund for the
past five (5) fiscal years.

Net Change in Fund Balance
4,000,000
2,000,000
503,000 (959,000) 1,496,000
(2,000,000)
(4,000,000) (2,239,000)

(6,000,000)
(8,000,000)
(10,000,000)
(11,582,000)
(12,000,000)
(14,000,000)
2018 2019 2020 2021 2022

Mauldin & Jenkins Page 8
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

The following graph reflects the overall financial strength of the City’s General Fund as of each
fiscal year ended December 31st for a five (5) year period. The wider the gap between
expenditures and the fund balance, the less leverage the City has each year as it enters a new
fiscal year.

Historical Amount of Fund Balance at December 31st
35,000,000

Expenditures 27,521,000
30,000,000 32,736,000

25,000,000

19,241,000
20,000,000 15,961,000
15,041,000

15,000,000
11,080,000 17,002,000
16,043,000
10,000,000
5,957,000
4,461,000
5,000,000
Fund Balance
- 2019 2020 2021 2022 2023

As of December 31, 2023, the City reflected a fund balance that is available to cover approximately
66 days. In observation of the above chart, the relationship of year‐end fund balance as compared
to each year’s expenditures should be further considered. The following is the relative percentage
of fund balance as compared to annual expenditures and transfers for each of the past six (6) fiscal
years:

 2018 = 175%
 2019 = 174%
 2020 = 88%
 2021 = 99%
 2022 = 16%
 2023 = 18%

Mauldin & Jenkins Page 9
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

The percentages noted above are indicative of the City’s ability to be proactive with its initiatives
and general operations, and also its ability to proceed into the new fiscal year with or without
certain seasonal revenue streams. Of course, it is of great importance to further reflect that fund
balance does not always equate to cash and investments. Fund balance is simply the difference in
all assets (and deferred outflows) and all liabilities (and deferred inflows). Cash and investments
are simply a component of this equation.

Other Governmental Funds

The City also maintains four (4) special revenue funds. These funds account for revenues derived
from specific sources which are legally restricted to finance particular functions or activities.
Capital projects funds are used to account for revenues and expenditures related to the
renovation and/or construction of major capital assets. Eleven (11) capital projects funds are
maintained by the City. The City also maintains a permanent fund. This fund accounts for
earmarked funds and the original corpus which are restricted by an outside party for a specific
purpose.

Business‐Type Funds

The City maintains five (5) enterprise funds, which are used to account for operations in a manner
similar to private business enterprises. The enterprise funds maintained are the Water and Sewer
Fund, the Solid Waste Fund, the Stormwater Fund, Merle Manders Conference Center, and the
Amphitheater Fund.

Assets and Deferred Outflows of Resources: The City’s assets and deferred outflows of resources
recognized an increase during the year ended December 31, 2023. Assets and deferred outflows
increased approximately $495,000, or 0.87%, from $56,632,000 to $57,127,000. This increase can
be attributed to the increase in capital assets.

Liabilities and Deferred Inflows of Resources: The City’s liabilities and deferred inflows of
resources increased during the year ended December 31, 2023. Total liabilities and deferred
inflows went from approximately $4,361,000 to $5,326,000. The increase is due to an increase in
the net pension liability and unearned revenue.

Net Position: The City’s equity position decreased from approximately $52,271,000 to
$51,801,000. This decrease is reconciled on the City’s “Statement of Revenues, Expenses and
Changes in Net Position”. It should be noted that a very large portion of the City’s net position is
capital assets net of related debt. While the City is reflecting approximately $51,801,000 in net
position (or equity), only $4,450,000 is unrestricted and considered available for operations. In
the end, the Statement of Net Position reflects the fact that the City has invested heavily in itself
over the history of the organization.

Mauldin & Jenkins Page 10
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Revenues & Expenses: Total operating revenues of the City increased from approximately
$7,299,000 to $11,525,000. This represents growth of 58% versus prior year’s growth of 5%. Total
operating expenses of the City increased from approximately $10,638,000 to $15,512,000. This
represents an increase of 46% versus prior year’s increase of 58%. The effect of the increased
revenues and increased expenses resulted in an increase in operating loss of approximately
$647,000 and ending at approximately $(3,987,000) (versus operating loss in the prior year of
$3,340,000).

During the current year, the City received capital contributions of approximately $64,000, which
was a significant decrease from capital contributions in the prior year of $24,555,000. This
decrease heavily contributed to the net non‐operating loss (including capital contributions and
transfers) of approximately $471,000 in the current year versus net non‐operating income of
approximately $25,560,000 in the prior year.

Cash Flows: The statement of cash flows is a very important statement for any enterprise, and the
City is no different.

The “cash flows from operating activities” is the most important element in the statement of cash
flows because it should be the operations of an entity that provides a substantial portion of the
capital needed in a growth environment. This section of the statement begins with operating
income (not net income as you see in the commercial sector) as reported in the statement of
operations.

The City had a reduction in cash flows from operations. Such operating net cash outflows
amounted to approximately $1,457,000 for the year ended December 31, 2023. The City had
approximately $1,750,000 in operating net cash outflows for the year ended December 31, 2022.
Additionally, this section of the statement recognizes the fact that depreciation expense of
approximately $1,763,000 is a non‐cash flow item.

Further, the operating cash flows were used to fund certain significant capital and related
financing activities:

 The City purchased capital assets in the amount of approximately $1,985,000.
 The City had net transfers in from other funds of approximately $3,480,000.
 The City paid principal on notes in the amount of approximately $99,300 and paid
interest on notes payable in the amount of approximately $28,000.

In conclusion, the City reflects a decrease in cash and cash equivalents in the approximate amount
of $89,000 to a balance of approximately $6,945,000 at December 31, 2023.

Mauldin & Jenkins Page 11
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Footnotes

Note 1 – Accounting Policies: This footnote discusses the overall organization of the City, the
nature of its operations, and the fact that it was created by the State of Georgia in 1920. This note
also discloses pertinent information regarding the governing body of the City.

This footnote continues by sharing with a reader of the financial statements the significant
accounting policies and principles utilized in the preparation of the financial statements.

Note 2 – Reconciliation of Government‐wide Financial Statements and Fund Financial
Statements: This footnote provides additional detailed information that is not already shown
within the financial statements themselves, on the differences between the City’s fund level
financial statements and its government‐wide financial statements.

Note 3 – Cash and Investments: The Governmental Accounting Standards Board (“GASB”) issued
Statement No. 40, Deposit and Investment Risk Disclosure, an amendment of GASB Statement
No. 3, which significantly changed the disclosure in the financial statements of the City related to
deposits and investments. The disclosure addresses common deposit and investment risks related
to credit risk, concentration of credit risk, interest rate risk, and foreign currency risk.

Note 4 – Property Taxes: This footnote discloses information on property taxes and the
relationship with Henry County for billing and collecting property taxes. It also discloses that there
were no property taxes levied for the year ended December 31, 2023.

Note 5 – Receivables: This footnote discloses detailed information on various receivable (and
allowance for doubtful receivables) balances.

Note 6 – Capital Assets: This footnote discloses the City’s capital asset activity and its related
accumulated depreciation for the year.

Note 7 & 8 – Leased Assets and Long‐Term Debt: This footnote discloses the City’s leased assets
and long‐term debt activity for the year, and other information and maturities for the revenue
bonds and installment notes.

Note 9 – Interfund Transfers: This footnote discloses detailed information on the City’s interfund
transfers and the purpose of these transactions.

Note 10 – Joint Venture: This footnote discloses the City’s relationship with the Atlanta Regional
Commission.

Mauldin & Jenkins Page 12
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Note 11 – Defined Benefit Pension Plan: This footnote discloses the details of the City’s Pension
Plan.

Note 12 – Risk Management: This footnote discloses the City’s various risks of loss.

Note 13 – Commitments and Contingencies: This footnote discloses the outstanding
commitments and contingencies of the City. Certain matters disclosed in this footnote include
grants and the intergovernmental agreements with Henry County.

Note 14 – Hotel/Motel Lodging Tax: This footnote discloses the City’s tax rate for hotel/motel
taxes, along with the amounts and nature of these revenues and expenditures.

Note 15 – Lease Agreements: This footnote discloses information on the City’s intergovernmental
agreement with the Lamar County Regional Solid Waste Management Authority to lease the City’s
solid waste transfer station.

COMPLIANCE REPORTS

The financial report package contains two (2) compliance reports.

Yellow Book Report: This compliance report is a report on our tests of the City’s internal controls
and compliance with laws, regulations, etc. The tests of internal controls were those we
determined to be required as a basis for designing our financial statement auditing procedures.
Such tests also considered the City’s compliance with certain provisions of laws, regulations,
contracts and grant agreements, noncompliance with which could have a direct and material
effect on the determination of financial statement amounts. In accordance with the respective
standards, the report is not intended to provide an opinion, but to provide a form of negative
assurance as to the City’s internal controls and compliance with applicable rules and regulations.

Single Audit Report: The second compliance report is a report on our tests of the City’s internal
controls and compliance with laws, regulations, etc., relative to certain Federal grant programs
and the respective expenditures. Our tests were performed on the City’s major programs (as
defined by the relevant Federal guidelines), and were not applied to each and every Federal grant
expended by the City. In accordance with the respective standards, we did provide an unmodified
(or positive) opinion on the City’s compliance based on our audit. However, we were not required
to provide an opinion on the relevant internal controls, but to provide a form of negative
assurance on such controls.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

AUDIT SCOPES AND PROCEDURES

1. Governmental audit programs were used in all areas.
2. We observed and made independent test counts of Water & Sewer Fund inventory. Our test
counts consisted of approximately 20 different inventory items. There were no material
differences noted between our test counts and those of the City's. We also performed certain
price tests to determine the propriety of valuation of inventory.
3. We confirmed accounts receivable. Due to the timing of the audit as compared to the fiscal
year‐end, a poor response rate was noted. Therefore, we performed alternate procedures to
verify existence of the amounts.
4. For purposes of assessing the adequacy of the allowance for doubtful accounts, we reviewed
the aging of accounts receivable, and considered the current economic environment coupled
with the recent history of the City. We also reviewed subsequent collection activity.
5. We evaluated the assumptions used by actuaries relative to the City’s benefit plan, and tested
the respective valuations associated with this plan.
6. We reviewed supporting documentation for a sample of additions to capital assets during the
year ended December 31, 2023.
7. We performed a search for unrecorded liabilities via review of unpaid vouchers and
subsequent disbursements.

REQUIRED COMMUNICATIONS

The Auditor’s Responsibility Under Government Auditing Standards
and Auditing Standards Generally Accepted in the United States of America

Our audit of the financial statements of the City of Stockbridge, Georgia (the “City”) for the year
ended December 31, 2023 was conducted in accordance with auditing standards generally
accepted in the United States of America and Government Auditing Standards issued by the
Comptroller General of the United States. Those standards require we plan and perform the audit
to obtain reasonable assurance about whether the financial statements are free of material
misstatement, whether caused by error, fraudulent financial reporting or misappropriation of
assets. An audit includes examining, on a test basis, evidence supporting the amounts and
disclosures in the financial statements. An audit also includes assessing the accounting principles
used and significant estimates made by management, as well as evaluating the overall financial
statement presentation. Accordingly, the audit was designed to obtain reasonable, rather than
absolute, assurance about the financial statements. We believe our audit accomplishes that
objective.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

In accordance with Government Auditing Standards, we have also performed tests of controls and
compliance with laws and regulations that contribute to the evidence supporting our opinion on
the financial statements. However, they do not provide a basis for opining on the City’s internal
control or compliance with laws and regulations.

Accounting Policies

Management has the ultimate responsibility for the appropriateness of the accounting policies
used by the City. There are several new accounting standards which will be required to be
implemented in the coming years. These are discussed later in this document.

In considering the qualitative aspects of the City’s accounting policies, we did not identify any
significant or unusual transactions or significant accounting policies in controversial or emerging
areas for which there is a lack of authoritative guidance or consensus. The City’s policies relative
to the timing of recording of transactions are consistent with GAAP and typical government
organizations.

Management Judgments and Accounting Estimates

Accounting estimates are an integral part of the preparation of financial statements and are based
upon Management’s current judgment. The process used by Management encompasses their
knowledge and experience about past and current events and certain assumptions about future
events. Management has informed us they used all the relevant facts available to them at the
time to make the best judgments about accounting estimates and we considered this information
in the scope of our audit. We considered this information and the qualitative aspects of
Management’s calculations in evaluating the City’s significant accounting policies. Estimates
significant to the financial statements include such items as: the estimated lives of depreciable
assets; actuarial assumptions and concepts relative to the benefit plans; deferred revenues;
valuation of financial and non‐financial instruments; the estimated incurred‐but‐not‐reported
liabilities; conservation commitments; extraordinary items; and the estimated allowance for
uncollectible accounts.

Financial Statement Disclosures

The footnote disclosures to the financial statements are also an integral part of the financial
statements. The process used by Management to accumulate the information included in the
disclosures was the same process used in accumulating the financial statements, and the
accounting policies described above are included in those disclosures. The overall neutrality,
consistency, and clarity of the disclosures was considered as part our audit and in forming our
opinion on the financial statements.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Significant Difficulties Encountered in Performing the Audit

We encountered no difficulties in dealing with management relating to the performance of the
audit.

Disagreements with Management

We encountered no disagreements with Management over the application of significant
accounting principles, the basis for Management’s judgments on significant matters, the scope of
the audit or significant disclosures to be included in the financial statements.

Representation from Management

We requested written representations from management relating to the accuracy of information
included in the financial statements and the completeness and accuracy of various information
requested by us, during the audit. Management provided those written representations without a
problem.

Management’s Consultations with Other Accountants

We are not aware of any consultations management had with other accountants about accounting
or auditing matters.

Significant Issues Discussed with Management

There were no significant issues discussed with Management related to business conditions, plans,
or strategies that may have affected the risk of material misstatement of the financial statements.
We are not aware of any consultations Management had with us or other accountants about
accounting or auditing matters. No major issues were discussed with Management prior to our
retention to perform the aforementioned audit.

Audit Adjustments

During our audit of the City’s basic financial statements as of and for the year ended December 31,
2023, there were several adjustments proposed to the funds of the City. The detail of all proposed
adjustments for each fund have been provided to and discussed with management.

Uncorrected Misstatements

We had no passed adjustments.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Independence

We are independent of the City, and all related organizations, in accordance with auditing
standards promulgated by the American Institute of Public Accountants and Government Auditing
Standards, issued by the Comptroller General of the United States.

Other Information in Documents Containing Audited Financial Statements

We are not aware of any other documents that contain the audited basic financial statements. If
such documents were to be published, we would have a responsibility to determine that such
financial information was not materially inconsistent with the audited statements of the City.

Required Supplementary Information

We applied certain limited procedures to the Management’s Discussion and Analysis, Schedule of
Changes in the City’s Net Pension Liability and Related Ratios, and Schedule of the City’s Pension
Contributions, which are Required Supplementary Information (“RSI”) that supplements the basic
financial statements. Our procedures consisted of inquiries of management regarding the methods
of preparing the information and comparing the information for consistency with management’s
responses to our inquiries, the basic financial statements, and other knowledge we obtained
during our audit of the basic financial statements. We did not audit the RSI and do not express an
opinion or provide any assurance on the RSI.

Supplementary Information

We were engaged to report on the Combining and Individual Nonmajor Fund Statements and
Schedules, the Schedules of Special Purpose Local Option Sales Tax, the Schedule of
Transportation Special Purpose Local Option Sales Tax, and the Schedule of Expenditures of
Federal Awards, which accompany the financial statements but are not RSI. With respect to this
supplementary information, we made certain inquiries of management and evaluated the form,
content, and methods of preparing the information to determine that the information complies
with accounting principles generally accepted in the United States of America, the method of
preparing it has not changed from the prior period, and the information is appropriate and
complete in relation to our audit of the financial statements. We compared and reconciled the
supplementary information to the underlying accounting records used to prepare the financial
statements or to the financial statements themselves.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

ACCOUNTING RECOMMENDATIONS AND RELATED MATTERS
Recommendations for Improvement and Other Matters

During our audit of the financial statements as of and for the year ended December 31, 2023, we
noted some areas within the accounting and internal control systems that we believe can be
improved. We have reported several findings. Additionally, we noted certain items management
should consider as part of its decision making process. Further, we noted other matters which we
wish to communicate to you in an effort to keep the City abreast of accounting matters that could
present challenges in financial reporting in future periods. Our recommendations and proactive
thoughts and communications are presented in the following paragraphs.

Items Cited in the City’s Financial Statements as Material Weaknesses and
Significant Deficiencies
1) Management of Receivable, Revenue, Unearned Revenue, and Unavailable Revenue
Accounts

Generally accepted accounting principles for governmental funds require revenues to be
recognized in the accounting period in which they become both measurable and available to
finance expenditures of the current period. As a part of these processes, the City should review all
revenue transactions to determine reporting in the proper period. The City did not properly adjust
receivables and related balances in various funds as of December 31, 2023. We discussed the
matter with management who provided appropriate adjustments to correct related balances as of
December 31, 2023. We recommend that the City strengthen its control over its receivables and
related balances to ensure balances are properly stated at year‐end.

2) Capitalization of Capital Assets

Generally accepted accounting principles require expenditures for capital projects be reported at
historical cost or estimated historical cost. Additions, improvements, and other capital outlays
that significantly extend the useful life of an asset are capitalized. The City excluded capital assets
from both its governmental and business‐type activity detail for the year ended December 31,
2023. We recommend that the City strengthen its controls over monthly and annual close‐out
procedures related to ensure amounts are properly capitalized.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

3) Interfund Activity

Generally accepted accounting principles require the reporting of interfund receivables and
payables and transfers when transactions occur between individual funds for goods provided or
services rendered. Interfund receivables and payables and transfers were not properly stated for
the period ended December 31, 2023. We recommend that the City strengthen internal controls
over interfund activity to ensure interfund receivables and payables and transfers are properly
stated at year‐end.

4) Management of Prepaid Assets and Expenses

Generally accepted accounting principles require the reporting of prepaid assets and expenses
when transactions occur for goods provided and services rendered. Prepaid assets and expenses
were not properly stated for the period ended December 31, 2023. We recommend that the City
strengthen internal controls over prepaid assets to ensure amounts are properly stated at year‐
end.

5) Accounting and Reporting of Expenses and Accrued Liabilities

Generally accepted accounting principles require the timely reporting of all current liabilities when
goods have been received or services have been performed, regardless of the timing of related
cash flows. During fiscal year 2023, the City did not properly adjust accrued liabilities in the various
funds as of December 31, 2023. We recommend that the City strengthen internal controls over
accrued liabilities to ensure amounts are properly stated at year‐end.

6) COPS Grant ‐ Reporting

Recipients are required to submit quarterly financial and semiannual performance reports within
thirty days of the close of a quarterly or semiannual time period. The quarterly reports are also
required to have all financial records, such as general ledgers and supporting documentation.
Multiple required reports were not submitted timely and/or were not properly supported. We
recommend that the City establish procedures to ensure proper reporting under the grant
requirements.

Recommendation for Improvement (Management Point)

7) Old Outstanding Checks

During our testing of cash, we noted outstanding checks from an old, closed bank account dating
back to 2013 through 2015. We recommend these checks be investigated, voided, and either
reissued or escheated to the State of Georgia Department of Revenue as unclaimed property.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Other Matters for Communication to the Board and Management

1) New Governmental Accounting Standards
Board (“GASB”) Standards

As has been the case for the past 10 years, GASB has issued several other new pronouncements
which will be effective in future years. The following is a brief summary of the new standards:

a) Statement No. 96, Subscription‐Based Information Technology Arrangements was issued
in May 2020 and is effective for fiscal years beginning after June 15, 2022 which means
year ends of June 30, 2023 and following.

This statement provides guidance on the accounting and financial reporting for
subscription‐based information technology arrangements (“SBITAs”) for government end
users (governments). This statement: 1) defines an SBITA; 2) establishes that an SBITA
results in a right‐to‐use subscription asset—an intangible asset—and a corresponding
subscription liability; 3) provides the capitalization criteria for outlays other than
subscription payments, including implementation costs of an SBITA; and 4) requires note
disclosures regarding an SBITA. To the extent relevant, the standards for SBITAs are based
on the standards established in Statement No. 87, Leases, as amended.

An SBITA is defined as a contract that conveys control of the right to use another party's
(an SBITA vendor's) information technology (“IT”) software, alone or in combination with
tangible capital assets (the underlying IT assets), as specified in the contract for a period of
time in an exchange or exchange‐like transaction.

The subscription term includes the period during which a government has a non‐
cancellable right to use the underlying IT assets. The subscription term also includes
periods covered by an option to extend (if it is reasonably certain that the government or
SBITA vendor will exercise that option) or to terminate (if it is reasonably certain that the
government or SBITA vendor will not exercise that option).

Under this statement, a government generally should recognize a right‐to‐use subscription
asset—an intangible asset—and a corresponding subscription liability. A government
should recognize the subscription liability at the commencement of the subscription term,
which is when the subscription asset is placed into service. The subscription liability should
be initially measured at the present value of subscription payments expected to be made
during the subscription term. Future subscription payments should be discounted using the
interest rate the SBITA vendor charges the government, which may be implicit, or the
government's incremental borrowing rate if the interest rate is not readily determinable. A

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

government should recognize amortization of the discount on the subscription liability as
an outflow of resources (for example, interest expense) in subsequent financial reporting
periods.

The subscription asset should be initially measured as the sum of: 1) the initial subscription
liability amount, 2) payments made to the SBITA vendor before commencement of the
subscription term, and 3) capitalizable implementation costs, less any incentives received
from the SBITA vendor at or before the commencement of the subscription term. A
government should recognize amortization of the subscription asset as an outflow of
resources over the subscription term.

Activities associated with an SBITA, other than making subscription payments, should be
grouped into the following three stages, and their costs should be accounted for
accordingly:

 Preliminary Project Stage, including activities such as evaluating alternatives,
determining needed technology, and selecting an SBITA vendor. Outlays in this
stage should be expensed as incurred.
 Initial Implementation Stage, including all ancillary charges necessary to place the
subscription asset into service. Outlays in this stage generally should be capitalized
as an addition to the subscription asset.
 Operation and Additional Implementation Stage, including activities such as
subsequent implementation activities, maintenance, and other activities for a
government's ongoing operations related to an SBITA. Outlays in this stage should
be expensed as incurred unless they meet specific capitalization criteria.
In classifying certain outlays into the appropriate stage, the nature of the activity should be
the determining factor. Training costs should be expensed as incurred, regardless of the
stage in which they are incurred.

b) Statement No. 99, Omnibus 2022 was issued in April 2022 and contains multiple different
effective dates for the guidance based on the differing topics. The practice issues
addressed by this statement are as follows:

 Classification and reporting of derivative instruments within the scope of Statement
No. 53, Accounting and Financial Reporting for Derivative Instruments, that do not
meet the definition of either an investment derivative instrument or a hedging
derivative instrument.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

 Clarification of provisions in Statement No. 87, Leases, as amended, related to the
determination of the lease term, classification of a lease as a short‐term lease,
recognition and measurement of a lease liability and a lease asset, and
identification of lease incentives.
 Clarification of provisions in Statement No. 94, Public‐Private and Public‐Public
Partnerships and Availability Payment Arrangements, related to the determination
of the public‐private and public‐public partnership (PPP) term and recognition and
measurement of installment payments and the transfer of the underlying PPP asset.
 Clarification of provisions in Statement No. 96, Subscription‐Based Information
Technology Arrangements, related to the subscription‐based information
technology arrangement (“SBITA”) term, classification of an SBITA as a short‐term
SBITA, and recognition and measurement of a subscription liability.
 Extension of the period during which the London Interbank Offered Rate (“LIBOR”)
is considered an appropriate benchmark interest rate for the qualitative evaluation
of the effectiveness of an interest rate swap that hedges the interest rate risk of
taxable debt.
 Accounting for the distribution of benefits as part of the Supplemental Nutrition
Assistance Program (“SNAP”).
 Disclosures related to nonmonetary transactions.
 Pledges of future revenues when resources are not received by the pledging
government.
 Clarification of provisions in Statement No. 34, Basic Financial Statements—and
Management's Discussion and Analysis—for State and Local Governments, as
amended, related to the focus of the government‐wide financial statements.
 Terminology updates related to certain provisions of Statement No. 63, Financial
Reporting of Deferred Outflows of Resources, Deferred Inflows of Resources, and
Net Position.
 Terminology used in Statement 53 to refer to resource flows statements.

The requirements of Statement 99 are effective as follows:

 The requirements related to extension of the use of LIBOR, accounting for SNAP
distributions, disclosures of nonmonetary transactions, pledges of future revenues
by pledging governments, clarification of certain provisions in Statement 34, as
amended, and terminology updates related to Statement 53 and Statement 63 are
effective upon issuance.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

 The requirements related to leases, PPPs, and SBITAs are effective for fiscal years
beginning after June 15, 2022, and all reporting periods thereafter.
 The requirements related to financial guarantees and the classification and
reporting of derivative instruments within the scope of Statement 53 are effective
for fiscal years beginning after June 15, 2023, and all reporting periods thereafter.

c) Statement No. 100, Accounting Changes and Error Corrections was issued in June 2022
and is effective for accounting changes and error corrections made in fiscal years beginning
after June 15, 2023, and all reporting periods thereafter.

The primary objective of this statement is to enhance accounting and financial reporting
requirements for accounting changes and error corrections to provide more
understandable, reliable, relevant, consistent, and comparable information for making
decisions or assessing accountability.

This Statement defines accounting changes as changes in accounting principles, changes in
accounting estimates, and changes to or within the financial reporting entity and describes
the transactions or other events that constitute those changes. As part of those
descriptions, for: 1) certain changes in accounting principles, and 2) certain changes in
accounting estimates that result from a change in measurement methodology, a new
principle or methodology should be justified on the basis that it is preferable to the
principle or methodology used before the change. That preferability should be based on
the qualitative characteristics of financial reporting—understandability, reliability,
relevance, timeliness, consistency, and comparability. This statement also addresses
corrections of errors in previously issued financial statements.

This statement prescribes the accounting and financial reporting for: 1) each type of
accounting change, and 2) error corrections. This statement requires that: (a) changes in
accounting principles and error corrections be reported retroactively by restating prior
periods, (b) changes to or within the financial reporting entity be reported by adjusting
beginning balances of the current period, and (c) changes in accounting estimates be
reported prospectively by recognizing the change in the current period. The requirements
of this statement for changes in accounting principles apply to the implementation of a
new pronouncement in absence of specific transition provisions in the new
pronouncement. This statement also requires that the aggregate amount of adjustments to
and restatements of beginning net position, fund balance, or fund net position, as
applicable, be displayed by reporting unit in the financial statements.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

This statement requires disclosure in the notes to financial statements of descriptive
information about accounting changes and error corrections, such as their nature. In
addition, information about the quantitative effects on beginning balances of each
accounting change and error correction should be disclosed by reporting unit in a tabular
format to reconcile beginning balances as previously reported to beginning balances as
restated.

Furthermore, this statement addresses how information that is affected by a change in
accounting principle or error correction should be presented in required supplementary
information (“RSI”) and supplementary information (“SI”). For periods that are earlier than
those included in the basic financial statements, information presented in RSI or SI should
be restated for error corrections, if practicable, but not for changes in accounting
principles.

d) Statement No. 101, Compensated Absences was issued in June 2022 and is effective for
fiscal years beginning after December 15, 2023, and all reporting periods thereafter.

This statement requires that liabilities for compensated absences be recognized for: 1)
leave that has not been used, and 2) leave that has been used but not yet paid in cash or
settled through noncash means. A liability should be recognized for leave that has not been
used if: (a) the leave is attributable to services already rendered, (b) the leave accumulates,
and (c) the leave is more likely than not to be used for time off or otherwise paid in cash or
settled through noncash means. Leave is attributable to services already rendered when an
employee has performed the services required to earn the leave. Leave that accumulates is
carried forward from the reporting period in which it is earned to a future reporting period
during which it may be used for time off or otherwise paid or settled. In estimating the
leave that is more likely than not to be used or otherwise paid or settled, a government
should consider relevant factors such as employment policies related to compensated
absences and historical information about the use or payment of compensated absences.
However, leave that is more likely than not to be settled through conversion to defined
benefit post‐employment benefits should not be included in a liability for compensated
absences.

This statement requires that a liability for certain types of compensated absences—
including parental leave, military leave, and jury duty leave—not be recognized until the
leave commences. This statement also requires that a liability for specific types of
compensated absences not be recognized until the leave is used.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

This statement also establishes guidance for measuring a liability for leave that has not
been used, generally using an employee's pay rate as of the date of the financial
statements. A liability for leave that has been used but not yet paid or settled should be
measured at the amount of the cash payment or noncash settlement to be made. Certain
salary‐related payments that are directly and incrementally associated with payments for
leave also should be included in the measurement of the liabilities.

e) Other Pending or Current GASB Projects. As noted by the numerous pronouncements
issued by GASB over the past decade, the GASB continues to research various projects of
interest to governmental units. Subjects of note include:

 Re‐Examination of the Financial Reporting Model. GASB has added this project to
its technical agenda to make improvements to the existing financial reporting
model (established via GASB 34). Improvements are meant to enhance the
effectiveness of the model in providing information for decision‐making and
assessing a government’s accountability. GASB anticipates issuance of a final
standard in 2024.
 Revenue and Expense Recognition is another long‐term project where the GASB is
working to develop a comprehensive application model for recognition of revenues
and expenses from non‐exchange, exchange, and exchange‐like transactions. The
final standard is expected in mid‐2027.
 Going Concern Uncertainties and Severe Financial Stress is a major project where
the goal is to address issues related to disclosures regarding going concern
uncertainties and severe financial stress. The project will consider: 1) improvements
to existing guidance for going concern considerations to address diversity in
practice and clarify the circumstances under which disclosure is appropriate, 2)
developing a definition of severe financial stress and criteria for identifying when
governments should disclose their exposure to severe financial stress, and 3) what
information about a government’s exposure to severe financial stress is necessary
to disclose. This technical topic is being examined by the GASB due to a wide
diversity in practice regarding required presentation on the face of the financial
statements, disclosures, etc. An exposure draft on this topic is expected by mid‐
2025.

Summations of Thoughts Noted Above

We believe the implementation of these suggestions will enhance both the control environment
and the financial reporting process, making both more effective. We also believe these
recommendations can be easily implemented, and all problems resolved quite timely should
management elect to employ the corrective measures.

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City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

FREE QUARTERLY CONTINUING EDUCATION
AND NEWSLETTERS FOR GOVERNMENTAL CLIENTS

Free Continuing Education. We provide free quarterly continuing education for all of our
governmental clients. Each quarter, we pick a couple of significant topics tailored to be of interest
to governmental entities, and offer the sessions several times per quarter at a variety of client
provided locations resulting in greater networking among our governmental clients. We normally
see approximately 100 people per quarter. We obtain the input and services of experienced
outside speakers along with our in‐house professionals.

“I’ve been a CPA for 32 years. Today’s CPE class by Mauldin & Jenkins has been the
best of my career”. Terry Nall, CPA, City of Dunwoody (GA) Council Member

“They are always on top of new accounting pronouncements and provide training
well before implementation deadlines. This is a very valuable resource for our
organization”. Laurie Puckett, CPA, CPFO, Gwinnett County (GA), Accounting
Director

Examples of subjects addressed in past quarters include:
 Accounting for Debt Issuances
 Achieving Excellence in Financial Reporting
 Best Budgeting Practices, Policies and Processes
 Best Practices in Banking
 Budget Preparation
 ACFR Preparation (several times including a two (2) day
hands‐on course)
 Capital Asset Accounting Processes and Controls
 Closing Out and Audit Preparation
 Collateralization of Deposits and Investments
 Component Units
 Cybersecurity Risk Management
 Evaluating Financial and Non‐Financial Health of a Local Government
 Financial Report Card – Where Does Your Government Stand?
 Financial Reporting Model Improvements
 GASB No. 74 & 75, New OPEB Standards
 GASB No. 77, Tax Abatement Disclosures
 GASB No. 84, Fiduciary Activities
 GASB No. 87, Leases
 GASB Projects & Updates (ongoing and several sessions)

Mauldin & Jenkins Page 26
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

 Grants (Accounting and Auditing)
 Human Capital Management
 Information Technology (IT) Risk Management
 Internal Controls Over Accounts Payable, Payroll and Cash Disbursements
 Internal Controls Over Receivables & the Revenue Cycle
 Internal Revenue Service (IRS) Compliance Issues, Primarily Payroll Matters
 Legal Considerations for Debt Issuances & Disclosure Requirements
 Policies and Procedures Manuals
 Presenting Financial Information to Non‐Financial People
 Procurement Card Red Flags
 Risk, Efficiency, & Effectiveness in Governments
 Segregation of Duties
 Single Audits for Auditees
 SPLOST Accounting, Reporting & Compliance
 Uniform Grant Guidance

Governmental Newsletters. We periodically produce newsletters tailored to meet the needs of
governments. The newsletters have addressed a variety of subjects and are intended to be timely
in their subject matter. The newsletters are authored by Mauldin & Jenkins partners and
managers, and are not purchased from an outside agency. The newsletters are intended to keep
you informed of current developments in the government finance environment.

In the past several years, the following topics have been addressed in our monthly newsletters:

 Are Your Government’s Funds Secure?
 COVID‐19 Updates (several)
 Cybersecurity Awareness
 Deposit Collateralization
 Employee vs Independent Contractor
 Escheat Laws on Unclaimed Property
 Federal Funding and Accountability Transparency Act
 Forensic Audit or Financial Audit?
 Form PT 440
 GASB Invitation to Comment – the New Financial Reporting Model
 GASB No. 72, Fair Value, It is Not Totally About Disclosure
 GASB No.’s 74 & 75, Other Post‐Employment Benefits (OPEB)
 GASB No. 77, Abatements – Go Viral with GASB 77
 GASB No. 84 Fiduciary Activities (Series)
 GASB No. 87, Leases
 GASB No. 89, Accounting for Interest Cost Incurred Before the End of Construction

Mauldin & Jenkins Page 27
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

 GASB No. 91, Conduit Debt Obligations
 GASB No. 93, Replacement of Interbank Offered Rates
 General Data Protection Regulation (GDPR)
 Grants Management
 OMB Compliance Supplements
 OPEB, What You Need to Know
 Public Funds and Secure Deposit Program
 Rotating or Not Rotating Auditors
 Property Tax Assessments
 Remote Auditing Best Practices
 Refunding Debt
 Sales & Use Taxes on Retail Sales of Jet Fuel
 Sales Tax Collections and Remittances by the State
 SAS Clarity Standards and Group Audits
 Single Audit, including Uniform Guidance (several)
 Social Security Administration (SSA) Incentive
Payments
 Special Purpose Local Option Sales Taxes (SPLOST)
Expenditures
 Subrecipient Risk Assessment Tool
 Supplemental Social Security for Inmates
 The New Tax Cuts and Jobs Act – Impact on Bond
Refunding
 The Return of the Component Unit – GASB 61
 Uniform Guidance & New Procurement Requirements
 What’s Happening with Property Tax Assessments

Communication. In an effort to better communicate our free continuing education plans and
newsletters, please email Meredith Black at mblack@mjcpa.com (send corresponding copy to
hpendergrass@mjcpa.com), and provide individual names, mailing addresses, email addresses and
phone numbers of anyone you wish to participate and be included in our database.

Mauldin & Jenkins Page 28
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Governmental Advisory Services

Beyond traditional audit and accounting services and IT services, we provide advisory services that
are wide‐ranging in nature. Our experienced government advisory team helps governments,
governmental agencies and special purpose governmental organizations balance fiscal
responsibility with the latest business strategies to achieve targeted and overarching objectives.
Our advisory services can be summarized via the following bubbles.

David Roberts
Partner, Governmental Advisory Services

David Roberts has more than 22 years of experience as a
consultant and trusted advisor providing
operational/organizational assessments and similar
transformational projects for federal, state, and local
governments across the country. David’s experience
includes leading numerous enterprise‐
wide/departmental/functional assessments and
transformations over his career measuring the efficiency
and effectiveness of organizational structures and culture,
performance management, technology systems and
strategies, staffing models, service delivery models, and customer satisfaction.

David helps his clients turn visions and goals into reality. He has helped multiple clients win
national government industry awards for innovation, transformation, and cost savings.

Mauldin & Jenkins Page 29
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

David leads our Governmental Advisory practice, where he focuses on helping governments and
individual agencies fulfill and exceed their financial, operational, and regulatory obligations to the
public.

David has completed hundreds of projects over his career. Below are representative sample
management consulting projects demonstrating David’s depth and breadth completed within the
past 12 months:

Operational and Performance Assessment – Walton County, Georgia
David led a multi‐department Operational and Performance Assessment for Walton
County. The scope included assessing organizational structure, operational efficiency,
staffing levels and resource utilization, comparison to leading practices, and observations
and recommendations to assist the County in achieving the desired future state. The final
report included numerous observations with associated recommendations and a detailed
Roadmap/Implementation Plan.

Outsourcing Feasibility Study – City of Rocky Mount, North Carolina
David led a feasibility study for the City of Rocky Mount to assess its current service
delivery model for providing parks maintenance and landscaping services. City operations
used of a hybrid model of both internal resources and third‐party contractors to provide
parks maintenance and landscaping. The project evaluated the pros and cons (both
financial and non‐financial) of: 1) maintaining the hybrid model, 2) performing all services
in‐house, and 3) performing all services externally.

Finance Functional Assessment – Richland County Library, South Carolina
David led a functional assessment of the Library’s finance department. The project
consisted of understanding the current state – current service provision, performance,
workflow, business processes, internal controls, organizational structure, reporting, and
communications. The current state was compared to leading practices and gaps were
identified. An implementation roadmap was created that aligned recommendations to
leaderships’ vision to help the organization achieve its desired future state.

Technology Utilization Assessment – Mt. Pleasant Waterworks, South Carolina
David led an objective evaluation of the organization’s system usage and governance
related to the existing financial system (Microsoft Dynamics) and the existing workorder
management system (Maximo). The organization wanted to maximize the efficiency and
effectiveness of both systems while maintaining internal controls and system of record.
The project consisted of numerous interviews, data review, system mapping, and a
collaborative workshop among stakeholders to define a future state.

Mauldin & Jenkins Page 30
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

Grant Compliance Audit – Decide DeKalb, Georgia
David led a Grant Compliance Assessment of various development projects for Decide
DeKalb. The project reviewed the established grant and contractual criteria to be
maintained by developers and compared with tenant information related to low income
occupants. The project identified areas of compliance, non‐compliance, and
recommendations for remediation.

Forensic Audit – Confidential City
David led a forensic investigation into questionable cash management activity for a City
Parks and Recreation department. The project reviewed bank account activity, cancelled
checks, cash withdrawals, and purchased item documentation as well as conducted
interviews with account cardholders to determine the collection, handling, and use of
several hundred thousand dollars collected in fees, sponsorships, and contributions made
to the City. Numerous observations and corresponding recommendations were developed
to enhance internal controls, written policies, and procedures to correct conflicts of
interest, mishandling of funds, and misappropriation of funds.

Governmental IT Solutions

Beyond traditional audit and accounting services, Mauldin & Jenkins performs various IT
attestation and non‐attestation services. The following are three such services.

Cybersecurity Framework Engagements
With governments dealing with IT ransoms,
cybersecurity is one of the top issues on the minds of
nearly every government (large & small). Managing this
business issue is especially challenging. A government
with a highly mature cybersecurity risk management
program still has a residual risk that a material
cybersecurity breach could occur and not be detected in
a timely manner.

Services can be provided via: 1) attestation
engagements, or 2) consulting engagements. The AICPA
has established standards for performing attestation
engagements in this arena with the issuance of the SOC
for Cybersecurity as part of its suite of System and Organization Controls (SOC) reporting.
Consulting services can be provided while not compromising auditor independence.

Mauldin & Jenkins Page 31
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

System Vulnerability Assessments Engagements
This is the process of defining, identifying,
classifying and prioritizing vulnerabilities in
computer systems, applications and network
infrastructures, and providing an assessment with
necessary knowledge, awareness and risks to
understand the threats to determine appropriate
reactions. Using specialized tools and
applications, we can access networks to scan with
automated tools and interrogate every device
connected to network with the objective of
searching for misconfigurations, unsupported
software, missing software updates and patches,
etc.

Penetration Testing Engagements
This is the practice of testing a computer system to find security vulnerabilities that a hacker /
attacker could exploit using automation or manual applications. The process involves
gathering information about the target
before the test, identifying possible entry
points, attempting to break in – actually or
virtually – and reporting back the findings.
Tests come from external or internal angles
of entry. Our main objective is to identify
security weaknesses. Penetration testing
can also be used to: test an
organization's security policy; its adherence
to compliance requirements; its employees’
security awareness; and, the government’s
ability to identify and respond to security
incidents.

Mauldin & Jenkins Page 32
City of Stockbridge, Georgia
Auditor’s Discussion & Analysis (AD&A)
December 31, 2023

CLOSING

We believe the implementation of these suggestions will enhance both the control environment
and the financial reporting process, making both more effective. We also believe these
recommendations can be easily implemented, and all problems resolved quite timely should
management elect to employ the corrective measures. If you have any questions regarding any
comments, suggestions or recommendations set forth in this memorandum, we will be pleased to
discuss it with you at your convenience.

This information is intended solely for the use of the City’s management, and others within the
City’s organization and is not intended to be and should not be used by anyone other than these
specified parties.

We appreciate the opportunity to serve City of Stockbridge, Georgia and look forward to serving
the City in the future. Thank you.

Mauldin & Jenkins Page 33
April 15, 2024

Honorable Mayor and Members of the
City Council and City Manager
City of Stockbridge, Georgia
4640 North Henry Boulevard
Stockbridge, Georgia 30281

Attn: Lakeisha Gaines, Interim Treasurer

We are pleased to confirm our understanding of the services we are to provide the City of Stockbridge, Georgia (the “City”) for
the year ended December 31, 2023.

Audit Scope and Objectives
We will audit the financial statements of the governmental activities, the business-type activities, each major fund, and the
aggregate remaining fund information, and the disclosures, which collectively comprise the basic financial statements, of the
City of Stockbridge, Georgia as of and for the year then ended. These statements will include the budgetary comparison
information for the General Fund and any major special revenue funds. Accounting standards generally accepted in the United
States of America (“GAAP”) provide for certain required supplementary information (“RSI”), such as management’s discussion
and analysis (“MD&A”), to supplement the City’s basic financial statements. Such information, although not a part of the basic
financial statements, is required by the Governmental Accounting Standards Board who considers it to be an essential part of
financial reporting for placing the basic financial statements in an appropriate operational, economic, or historical context. As
part of our engagement, we will apply certain limited procedures to the City’s RSI in accordance with auditing standards
generally accepted in the United States of America (“GAAS”). These limited procedures will consist of inquiries of management
regarding the methods of preparing the information and comparing the information for consistency with management's
responses to our inquiries, the basic financial statements, and other knowledge we obtained during our audit of the basic
financial statements. We will not express an opinion or provide any assurance on the information because the limited
procedures do not provide us with sufficient evidence to express an opinion or provide any assurance. The following RSI is
required by GAAP and will be subjected to certain limited procedures, but will not be audited:

1. Management’s Discussion and Analysis (“MD&A”).
2. Schedule of Changes in the City’s Net Pension Liability and Related Ratios.
3. Schedule of City Contributions – Pension Plan.

300 MULBERRY STREET, SUITE 300 • POST OFFICE BOX 1877 • MACON, GEORGIA 31202-1877 • 478-464-8000 • FAX 478-464-8051 • www.mjcpa.com
MEMBERS OF THE AMERICAN INSTITUTE OF CERTIFIED PUBLIC ACCOUNTANTS
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 2

We have also been engaged to report on supplementary information other than RSI that accompanies the City’s financial
statements. We will subject the following supplementary information to the auditing procedures applied in our audit of the
financial statements and certain additional procedures, including comparing and reconciling such information directly to the
underlying accounting and other records used to prepare the financial statements or to the financial statements themselves,
and other additional procedures in accordance with GAAS and will provide an opinion on it in relation to the financial statements
as a whole in a report combined with our auditor’s report on the financial statements:

1. Schedule of Projects Constructed with Special Purpose Local Option Sales Tax Proceeds.
2. Combining and individual fund statements.
3. Schedule of Projects Constructed with Transportation Special Purpose Local Options Sales Tax Proceeds.
4. Schedule of Expenditures of Federal Awards.

In connection with our audit of the basic financial statements, we will read the following other information and consider whether
a material inconsistency exists between the other information and the basic financial statements, or the other information
otherwise appears to be materially misstated. If, based on the work performed, we conclude that an uncorrected material
misstatement of the other information exists, we are required to describe it in our report:

1. Introductory section; and
2. Statistical section.

The objectives of our audit are to obtain reasonable assurance as to whether the financial statements as a whole are free from
material misstatement, whether due to fraud or error; issue an auditor’s report that includes our opinions about whether your
financial statements are fairly presented, in all material respects, in conformity with GAAP; and report on the fairness of the
supplementary information referred to in the second paragraph when considered in relation to the financial statements as a
whole. Reasonable assurance is a high level of assurance but is not absolute assurance and, therefore; is not a guarantee that
an audit conducted in accordance with GAAS and Government Auditing Standards will always detect a material misstatement
when it exists. Misstatements, including omissions, can arise from fraud or error and are considered material if there is a
substantial likelihood that, individually or in the aggregate, they would influence the judgment of a reasonable user made based
on the financial statements. The objectives also include reporting on -

• Internal control over financial reporting and compliance with provisions of laws, regulations, contracts and award
agreements, noncompliance with which could have a material effect on the financial statements in accordance with
Government Auditing Standards.

• Internal control over compliance related to major programs and an opinion (or disclaimer of opinion) on compliance
with federal statutes, regulations, and the terms and conditions of federal awards that could have a direct and material
effect on each major program in accordance with the Single Audit Act Amendments of 1996 and Title 2 U.S. Code of
Federal Regulations (CFR) Part 200, Uniform Administrative Requirements, Cost Principles, and Audit Requirements for
Federal Awards (Uniform Guidance).

Auditor’s Responsibilities for the Audit of the Financial Statements
We will conduct our audit in accordance with GAAS; the standards for financial audits contained in Government Auditing
Standards, issued by the Comptroller General of the United States; the Single Audit Act Amendments of 1996; and the provisions
of the Uniform Guidance, and will include tests of accounting records, a determination of major program(s) in accordance with
the Uniform Guidance, and other procedures we consider necessary to enable us to express such opinions. As part of an audit
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 3

in accordance with GAAS and Government Auditing Standards, we will exercise professional judgment and maintain professional
skepticism throughout the audit.

We will evaluate the appropriateness of accounting policies used and the reasonableness of significant accounting estimates
made by management. We will also evaluate the overall presentation of the financial statements, including the disclosures, and
determine whether the financial statements represent the underlying transactions and events in a manner that achieves fair
presentation. We will plan and perform the audit to obtain reasonable assurance about whether the financial statements are
free of material misstatement, whether from: 1) errors, 2) fraudulent financial reporting, 3) misappropriation of assets, or 4)
violations of laws or governmental regulations that are attributable to the government or to acts by management or employees
acting on behalf of the government. Because the determination of waste and abuse is subjective, Government Auditing
Standards do not expect auditors to perform specific procedures to detect waste or abuse in financial audits, nor do they expect
auditors to provide reasonable assurance of detecting waste or abuse.

Because of the inherent limitations of an audit, combined with the inherent limitations of internal control, and because we will
not perform a detailed examination of all transactions, there is an unavoidable risk that some material misstatements may not
be detected by us, even though the audit is properly planned and performed in accordance with GAAS and Government Auditing
Standards. In addition, an audit is not designed to detect immaterial misstatements or violations of laws or governmental
regulations that do not have a direct and material effect on the financial statements. However, we will inform the appropriate
level of management of any material errors, any fraudulent financial reporting or misappropriation of assets that comes to our
attention. We will also inform the appropriate level of management of any violations of laws or governmental regulations that
come to our attention, unless clearly inconsequential. Our responsibility as auditors is limited to the period covered by our
audit and does not extend to any later periods for which we are not engaged as auditors.

We will also conclude, based on the audit evidence obtained, whether there are conditions or events, considered in the
aggregate, that raise substantial doubt about the government’s ability to continue as a going concern for a reasonable period
of time.

Our procedures will include tests of documentary evidence supporting the transactions recorded in the accounts, tests of the
physical existence of inventories, and direct confirmation of receivables and certain other assets and liabilities by
correspondence with selected customers, creditors, and financial institutions. We will request written representations from
your attorneys as part of the engagement, and they may bill you for responding to this inquiry.

According to GAAS, significant risks include the risk of management’s override of internal controls. Accordingly, we have
considered this item as a significant risk.

We may, from time to time and depending on the circumstances, use third-party service providers in serving your account. We
may share confidential information about you with these service providers but remain committed to maintaining the
confidentiality and security of your information. Accordingly, we maintain internal policies, procedures, and safeguards to
protect the confidentiality of your personal information. In addition, we will secure confidentiality agreements with all service
providers to maintain the confidentiality of your information and we will take reasonable precautions to determine that they
have appropriate procedures in place to prevent the unauthorized release of your confidential information to others. In the
event that we are unable to secure an appropriate confidentiality agreement, you will be asked to provide your consent prior
to the sharing of your confidential information with the third-party service provider. Furthermore, we will remain responsible
for the work provided by any such third-party service providers.

Our audit of financial statements does not relieve you of your responsibilities.
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 4

Audit Procedures—Internal Control
We will obtain an understanding of the government and its environment, including the system of internal control, sufficient to
identify and assess the risks of material misstatement of the financial statements, whether due to error or fraud, and to design
and perform audit procedures responsive to those risks and obtain evidence that is sufficient and appropriate to provide a basis
for our opinions. Tests of controls may be performed to test the effectiveness of certain controls that we consider relevant to
preventing and detecting errors and fraud that are material to the financial statements and to preventing and detecting
misstatements resulting from illegal acts and other noncompliance matters that have a direct and material effect on the financial
statements. Our tests, if performed, will be less in scope than would be necessary to render an opinion on internal control and,
accordingly, no opinion will be expressed in our report on internal control issued pursuant to Government Auditing Standards.
The risk of not detecting a material misstatement resulting from fraud is higher than for one resulting from error, as fraud may
involve collusion, forgery, intentional omissions, misrepresentation, or the override of internal control. An audit is not designed
to provide assurance on internal control or to identify significant deficiencies or material weaknesses. Accordingly, we will
express no such opinion. However, during the audit, we will communicate to management and those charged with governance
internal control related matters that are required to be communicated under AICPA professional standards and Government
Auditing Standards.

As required by the Uniform Guidance, we will perform tests of controls over compliance to evaluate the effectiveness of the
design and operation of controls that we consider relevant to preventing or detecting material noncompliance with compliance
requirements applicable to each major federal award program. However, our tests will be less in scope than would be necessary
to render an opinion on those controls and, accordingly, no opinion will be expressed in our report on internal control issued
pursuant to the Uniform Guidance.

An audit is not designed to provide assurance on internal control or to identify significant deficiencies or material weaknesses.
Accordingly, we will express no such opinion. However, during the audit, we will communicate to management and those
charged with governance internal control related matters that are required to be communicated under AICPA professional
standards, Government Auditing Standards, and the Uniform Guidance.

Audit Procedures—Compliance
As part of obtaining reasonable assurance about whether the financial statements are free of material misstatement, we will
perform tests of City of Stockbridge, Georgia’s compliance with provisions of applicable laws, regulations, contracts,
agreements, and grants. However, the objective of our audit will not be to provide an opinion on overall compliance and we
will not express such an opinion in our report on compliance issued pursuant to Government Auditing Standards.

The Uniform Guidance requires that we also plan and perform the audit to obtain reasonable assurance about whether the
auditee has complied with federal statutes, regulations, and the terms and conditions of federal awards applicable to major
programs. Our procedures will consist of tests of transactions and other applicable procedures described in the OMB
Compliance Supplement for the types of compliance requirements that could have a direct and material effect on each of the
City of Stockbridge's major programs. For federal programs that are included in the Compliance Supplement, our compliance
and internal control procedures will relate to the compliance requirements that the Compliance Supplement identifies as being
subject to audit. The purpose of these procedures will be to express an opinion on the City of Stockbridge’s compliance with
requirements applicable to each of its major programs in our report on compliance issued pursuant to the Uniform Guidance.

Other Services
We will also assist in preparing the financial statements and related notes of the City in conformity with accounting principles
generally accepted in the United States of America based on information provided by you. These nonaudit services do not
constitute an audit under Government Auditing Standards and such services will not be conducted in accordance with
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 5

Government Auditing Standards. We will perform these services in accordance with applicable professional standards. The
other services are limited to the financial statement services previously defined. We, in our sole professional judgement, reserve
the right to refuse to perform any procedure or take any action that could be construed as assuming management
responsibilities.

You agree to assume all management responsibilities relating to the financial statements and related notes and any other
nonaudit services we provide. You will be required to acknowledge in the management representation letter our assistance with
preparation of the financial statements and related notes and that you have reviewed and approved the financial statements
and related notes prior to their issuance and have accepted responsibility for them. Further, you agree to oversee the nonaudit
services by designating an individual, preferably from senior management, with suitable skill, knowledge, or experience;
evaluate the adequacy and results of those services; and accept responsibility for them.

Responsibilities of Management for the Financial Statements
Our audit will be conducted on the basis that you acknowledge and understand your responsibility for (1) designing,
implementing, establishing, and maintaining effective internal controls relevant to the preparation and fair presentation of
financial statements that are free from material misstatement, whether due to fraud or error, including internal controls over
federal awards, and for evaluating and monitoring ongoing activities, to help ensure that appropriate goals and objectives are
met; (2) following laws and regulations; (3) ensuring that there is reasonable assurance that government programs are
administered in compliance with compliance requirements; and (4) ensuring that management and financial information is
reliable and properly reported. Management is also responsible for implementing systems designed to achieve compliance with
applicable laws, regulations, contracts, and grant agreements. You are also responsible for the selection and application of
accounting principles; for the preparation and fair presentation of the financial statements, schedule of expenditures of federal
awards, and all accompanying information in conformity with accounting principles generally accepted in the United States of
America; and for compliance with applicable laws and regulations (including federal statutes) and the provisions of contracts
and grant agreements (including award agreements). Your responsibilities also include identifying significant contractor
relationships in which the contractor has responsibility for program compliance and for the accuracy and completeness of that
information.

You are also responsible for making drafts of financial statements, schedule of expenditures of federal awards, all financial
records and related information available to us and for the accuracy and completeness of that information (including
information from outside of the general and subsidiary ledgers). You are also responsible for providing us with: 1) access to all
information of which you are aware that is relevant to the preparation and fair presentation of the financial statements, such
as records, documentation, identification of all related parties and all related-party relationships and transactions, and other
matters 2) access to personnel, accounts, books, records, supporting documentation, and other information as needed to
perform an audit under the Uniform Guidance, 3) additional information that we may request for the purpose of the audit, and
4) unrestricted access to persons within the government from whom we determine it necessary to obtain audit evidence. At
the conclusion of our audit, we will require certain written representations from you about the financial statements; schedule
of expenditures of federal awards; federal award programs; compliance with laws, regulations, contracts, and grant agreements;
and related matters.

Your responsibilities include adjusting the financial statements to correct material misstatements and confirming to us in the
management representation letter that the effects of any uncorrected misstatements aggregated by us during the current
engagement and pertaining to the latest period presented are immaterial, both individually and in the aggregate, to the financial
statements of each opinion unit taken as a whole.
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 6

You are responsible for the design and implementation of programs and controls to prevent and detect fraud, and for informing
us about all known or suspected fraud affecting the government involving: 1) management, 2) employees who have significant
roles in internal control, and 3) others where the fraud could have a material effect on the financial statements. Your
responsibilities include informing us of your knowledge of any allegations of fraud or suspected fraud affecting the government
received in communications from employees, former employees, grantors, regulators, or others. In addition, you are
responsible for identifying and ensuring that the government complies with applicable laws, regulations, contracts, agreements,
and grants. You are also responsible for taking timely and appropriate steps to remedy fraud and noncompliance with provisions
of laws, regulations, contracts, and grant agreements that we report. Additionally, as required by the Uniform Guidance, it is
management's responsibility to evaluate and monitor noncompliance with federal statutes, regulations, and the terms and
conditions of federal awards; take prompt action when instances of noncompliance are identified including noncompliance
identified in audit findings; promptly follow up and take corrective action on reported audit findings; and to prepare a summary
schedule of prior audit findings and a separate corrective action plan. The summary schedule of prior audit findings should be
available for our review subsequent to the start of fieldwork.

You are responsible for identifying all federal awards received and understanding and complying with the compliance
requirements and for the preparation of the schedule of expenditures of federal awards (including notes and noncash assistance
received, and COVID-19 related concepts, such as lost revenues, if applicable) in conformity with the Uniform Guidance. You
agree to include our report on the schedule of expenditures of federal awards in any document that contains and indicates that
we have reported on the schedule of expenditures of federal awards. You also agree to include the audited financial statements
with any presentation of the schedule of expenditures of federal awards that includes our report thereon or make the audited
financial statements readily available to intended users of the schedule of expenditures of federal awards no later than the date
the schedule of expenditures of federal awards is issued with our report thereon. Your responsibilities include acknowledging
to us in the written representation letter that: 1) you are responsible for presentation of the schedule of expenditures of federal
awards in accordance with the Uniform Guidance; 2) you believe the schedule of expenditures of federal awards, including its
form and content, is stated fairly in accordance with the Uniform Guidance; 3) the methods of measurement or presentation
have not changed from those used in the prior period (or, if they have changed, the reasons for such changes); and 4) you have
disclosed to us any significant assumptions or interpretations underlying the measurement or presentation of the schedule of
expenditures of federal awards.

You are also responsible for the preparation of the other supplementary information, which we have been engaged to report
on, in conformity with U.S. generally accepted accounting principles. You agree to include our report on the supplementary
information in any document that contains and indicates that we have reported on the supplementary information. You also
agree to include the audited financial statements with any presentation of the supplementary information that includes our
report thereon or make the audited financial statements readily available to users of the supplementary information no later
than the date the supplementary information is issued with our report thereon. Your responsibilities include acknowledging to
us in the written representation letter that: 1) you are responsible for presentation of the supplementary information in
accordance with GAAP; 2) you believe the supplementary information, including its form and content, is fairly presented in
accordance with GAAP; 3) the methods of measurement or presentation have not changed from those used in the prior period
(or, if they have changed, the reasons for such changes); and 4) you have disclosed to us any significant assumptions or
interpretations underlying the measurement or presentation of the supplementary information.

Management is responsible for establishing and maintaining a process for tracking the status of audit findings and
recommendations. Management is also responsible for identifying and providing report copies of previous financial audits,
attestation engagements, performance audits or other studies related to the objectives discussed in the Audit Scope and
Objectives section of this letter. This responsibility includes relaying to us corrective actions taken to address significant findings
and recommendations resulting from those audits, attestation engagements, performance audits, or studies. You are also
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 7

responsible for providing management’s views on our current findings, conclusions, and recommendations, as well as your
planned corrective actions, for the report, and for the timing and format for providing that information.

With regards to an exempt offering document, with which Mauldin & Jenkins, LLC is not involved, you agree to clearly indicate
in the exempt offering document that Mauldin & Jenkins, LLC is not involved with the contents of such offering document. In
the event that Mauldin & Jenkins, LLC is requested to be involved with an exempt offering document, you agree that the
aforementioned auditor’s report or reference to Mauldin & Jenkins, LLC will not be included without our prior permission or
consent. Furthermore, any agreement to perform work in connection with an exempt offering document, including an
agreement to provide permission or consent, will be a separate engagement.

With regards to the electronic dissemination of audited financial statements, including financial statements published
electronically on your website, you understand that electronic sites are a means to distribute information and, therefore, we
are not required to read the information contained in these sites or to consider the consistency of other information in the
electronic site with the original document.

As an attest client, Mauldin & Jenkins, LLC cannot retain or store documents, data, or records on behalf of the City of Stockbridge.
This is in accordance with ET section 1.295.143 of the AICPA Code of Professional Conduct. The City is solely responsible for
maintaining its own data and records. In that regard, SuraLink is used solely as a method of transferring data to Mauldin &
Jenkins, LLC and is not intended for the storage of the City’s information. All information you will provide through SuraLink is a
copy and you will maintain original documents and data as part of your records.

Engagement Administration, Fees and Other
We understand that your employees will prepare all cash or other confirmations we request and will locate any documents
selected by us for testing. We will schedule the engagement based in part on deadlines, working conditions, and the availability
of your key personnel. We will plan the engagement based on the assumption that your personnel will provide assistance by
performing tasks such as preparing requested schedules, retrieving supporting documents, and preparing confirmations. If, for
whatever reason, your personnel are unavailable to provide the necessary assistance in a timely manner, it may substantially
increase the work we have to do to complete our engagement, resulting in an increase in fees over our original estimate.

At the conclusion of the engagement, we will complete the appropriate sections of the Data Collection Form that summarizes
our audit findings. It is management’s responsibility to electronically submit the reporting package (including financial
statements, schedule of expenditures of federal awards, summary schedule of prior audit findings, auditors’ reports, and
corrective action plan) along with the Data Collection Form to the federal audit clearinghouse. We will coordinate with you the
electronic submission and certification. The Data Collection Form and the reporting package must be submitted within the
earlier of 30 calendar days after receipt of the auditors’ reports or nine months after the end of the audit period.

We will provide copies of our reports to the City of Stockbridge; however, management is responsible for distribution of the
reports and financial statements. Unless restricted by law or regulation, or containing privileged and confidential information,
copies of our reports are to be made available for public inspection.

The audit documentation for this engagement is the property of Mauldin & Jenkins, LLC and constitutes confidential information.
However, subject to applicable laws and regulations, audit documentation and appropriate individuals will be made available
upon request and in a timely manner to the Georgia Department of Audits and Accounts or its designee, a federal agency
providing direct or indirect funding, or the U.S. Government Accountability Office for purposes of a quality review of the audit,
to resolve audit findings, or to carry out oversight responsibilities. We will notify you of any such request. If requested access to
such audit documentation will be provided under the supervision of Mauldin & Jenkins, LLC personnel. Furthermore, upon
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 8

request, we may provide copies of selected audit documentation to the aforementioned parties. These parties may intend, or
decide, to distribute the copies or information contained therein to others, including other governmental agencies.

The audit documentation for this engagement will be retained for a minimum of five years after the report release date or for
any additional period requested by a regulatory body. If we are aware that a federal awarding agency, pass-through entity, or
auditee is contesting an audit finding, we will contact the party (ies) contesting the audit finding for guidance prior to destroying
the audit documentation.

We expect to begin our audit on approximately April 22, 2024 and to issue our reports no later than June 30, 2024. Hope
Pendergrass is the engagement partner and is responsible for supervising the engagement and signing the reports or authorizing
another individual to sign them. Our fee for these services will be based on actual time spent at our quoted hourly rates, plus
travel and other out of pocket costs (such as report production, typing, postage, etc.) Our hourly rates vary according to the
degree of responsibility involved and the experience level of the personnel assigned to your audit. Our invoices for these fees
will be rendered as work progresses and are payable upon presentation. The above fees are based on anticipated cooperation
from your personnel (including complete and timely receipt by us of the information on the respective client participation
listings) and the assumption that unexpected circumstances (including scope changes) will not be encountered during the audit.
If significant additional time is necessary, we will discuss it with management and arrive at a new fee estimate before we incur
the additional costs.

As a result of our prior or future services to you, we might be requested or required to provide information or documents to
you or a third-party in a legal, administrative, arbitration, or similar proceeding in which we are not a party. If this occurs, our
efforts in complying with such requests will be deemed billable to you as a separate engagement. We shall be entitled to
compensation for our time and reasonable reimbursement for our expenses (including legal fees) in complying with the request.
For all requests, we will observe the confidentiality requirements of our profession and will notify you promptly of the request.

Reporting
We will issue written reports upon completion of our audit of the City of Stockbridge, Georgia’s financial statements. Our report
will be addressed to the Members of the City Council for the City of Stockbridge, Georgia. We cannot provide assurance that
unmodified opinions will be expressed. Circumstances may arise in which our report may differ from its expected form and
content based on the results of our audit. Depending on the nature of these circumstances, it may be necessary for us to modify
our opinions or add emphasis-of-matter or other-matter paragraphs to our auditor’s report, or if necessary, withdraw from this
engagement. If our opinions are other than unmodified, we will discuss the reasons with you in advance. If, for any reason, we
are unable to complete the audit or are unable to form or have not formed opinions, we may decline to express opinions or to
issue reports or may withdraw from this engagement.

The Government Auditing Standards report on internal control over financial reporting and on compliance and other matters
will state: 1) that the purpose of the report is solely to describe the scope of testing of internal control and compliance and the
results of that testing, and not to provide an opinion on the effectiveness of the entity’s internal control or on compliance, and
2) that the report is an integral part of an audit performed in accordance with Government Auditing Standards in considering
the entity’s internal control and compliance. The Uniform Guidance report on internal control over compliance will state that
the purpose of the report on internal control over compliance is solely to describe the scope of testing of internal control over
compliance and the results of that testing based on the requirements of the Uniform Guidance. Both reports will state that the
report is not suitable for any other purpose.
City of Stockbridge - 2023 Engagement Letter
April 15, 2024
Page 9

We appreciate the opportunity to be of service to the City of Stockbridge, Georgia and believe this letter accurately summarizes
the significant terms of our engagement. If you have any questions, please let us know. If you agree with the terms of our
engagement as described in this letter, please sign below and return it to us.

Sincerely,

MAULDIN & JENKINS, LLC

Hope Pendergrass

RESPONSE:

This letter correctly sets forth the understanding of the City of Stockbridge, Georgia.

By:

Title:
CITY OF STOCKBRIDGE
GUIDELINES FOR STREET LIGHTING

TABLE OF CONTENTS

1.0 Mission
2.0 Illumination Levels
2.1 Illumination Quality
2.2 Aesthetics
2.3 Energy Efficiency
2.4 Cost
3.0 Basic Elements of Present-Day Streetlight System
3.1 Design Standards for the City’s Street Lighting System
3.2 Assumption for Design
3.3 Energy Source
3.4 Pole Type
3.5 Decorative Streetlights and Poles
3.6 Light Pole Spacing and Location
3.7 Wiring Circuits
3.8 Luminaries
4.1 Illumination Standards
4.1.1 Streets with Continuous Lighting
4.1.2 Streets with Partial Lighting
4.1.3 Streets with Intersections
1.0 Mission
To provide public roadway and related illumination to our residents in a safe, responsive,
aesthetically sensitive, and fiscally-sound manner that furthers the goals of the City of
Stockbridge (City).

2.0 Illumination Standards
The street lighting design and layout shall be based on the illuminance criteria for continuous
roadway lighting in the latest edition of the American National Standard Practice for Roadway
Lighting, Illuminating Engineering Society of North America (ANSI/IESNA RP-8).
2.1 Illumination Quality
Illumination quality shall be pleasing to customers and shall allow colors to be distinguished.

2.2 Aesthetics
The streetlight standards, mast arms, and luminaires shall enhance the appearance of the
community. Streetlight wiring shall be undergrounded in aesthetically sensitive areas, if
feasible.

2.3 Energy Efficiency
The street lighting system shall incorporate all cost-effective energy-efficiency options.

2.4 Cost
Streetlight costs shall be in line with the approved budgets. The streetlight fund shall
maintain a reserve to cover at least sixty (60) days of operating expenses.

3.0 Basic Elements of Present-Day Streetlight System
• The wiring circuit, which connects the streetlight to the local distribution system
supplying power to it.
• The luminaire, which is the streetlight itself, together with the lens, the enclosure,
the ballast (driver), and the photocell.
• The street lighting standard, which is the structure supporting the streetlight.
Figure 1 illustrates these components as they apply within a typical residential neighborhood.

PHOTOCELL

3.1 Design Standards for the City’s Street Lighting System
There are different types of streetlight installations throughout the City. They range from decorative
standards to wood pole mounted mast arms, and to traffic signal pole lights. The City requires
black metal streetlight poles and black mast arm traffic signals in all new developments.
Streetlight wiring shall be underground along major thoroughfares, when feasible, to be consistent
with the Council’s policy to eliminate overhead lines along major thoroughfares.
The street lighting system layout required is dictated by the street classification and is typically
continuous. Photometric analysis shall be utilized to calculate the theoretical spacing of
streetlights to meet the illumination standards for each street classification. At locations where
additional lighting may be beneficial, such as around curves or at intersections, pole spacing may
be reduced to improve the lighting levels.
Street light poles shall have a minimum setback of three (3) feet, measured from the back of curb to
the center of the pole foundation. The minimum setback for a non-curbed street shall be six (6)
feet, measured from the edge of pavement to the center of the pole foundation. Poles may be
located in medians where the minimum setback requirements can be satisfied. In medians, poles
shall be installed as close as possible to the center of the median. All poles in medians shall be a
minimum of fifteen (15) feet behind the median nose.
Luminaires should be installed at a maximum mounting height of thirty-five (35) feet to forty (40)
feet above arterial and collector roadways. Poles mounted on structures, such as bridges and
retaining walls, may require special lengths as not to exceed the maximum mounting height.
Luminaire arms should be selected to position the luminaire over the traveled way for greatest
utilization of available light. The arms should be oriented 90-degrees, or perpendicular, to the
traveled way. Arm lengths should be selected in order to position the luminaires in a straight line
when looking down the roadway with the typical arm length designated at ten (10) feet.
All poles installed in residential areas should ideally be located on or near property lines whenever
possible. In the case of larger lots, poles cannot always be located on the property line. In these
cases, in order not to exceed the maximum desired pole spacing, poles can be located within the
lot. The designer should take care not to locate the pole in front of large windows of houses. Any
pole located near a residential drive entrance should be located a minimum of five (5) feet from the
edge of the drive or concrete wing.
The Design Engineer should also coordinate the location of all poles with existing trees, such that
the fixture does not extend into the tree canopy or such that the tree canopy does not block the
light output from the fixture.
Street light poles should be located to have a minimum clearance of ten (10) feet from all overhead
electrical utilities. Specific clearance requirements shall be determined by the utility company
and/or National Electric Safety Code. A minimum clearance of three (3) feet shall be maintained
from any non-electric lines such as cable TV lines, aerial fiber lines, etc.
3.2 Assumption for Design

• The majority of streetlights and poles in Stockbridge are installed, owned and
maintained by GA Power.
• For design purposes, the luminaires selected in the design must be based on the
currently available and provided luminaires that GA Power offer.

• Alternative luminaires will be considered if the design intends to utilize GA Power
provided, installed and maintained streetlights and poles.
3.3 Energy Source
• When feasible, all new streetlights installed shall be energized by underground
electric conductors.
• The street light layout shall minimize the use of public rights of way for the
underground electric conductors. Use of public utility easements (PUE’s) and
dedicated private utility easements is the preferred method of installing
underground electric conductors to the streetlights.
• Exceptions are allowed for overhead power to a streetlight if the streetlight is
attached to an existing wood utility pole. Permission to use an existing wood utility
pole for street light attachment must be cleared with the pole owner prior to plan
approval.
3.4 Pole Type
• Standard streetlight poles shall be black galvanized metal poles with a six (6) foot round
tubular mast or luminaire arms with the pole installed by direct embed method. Longer
mast arms may be used per electric service provider availability and City approval.
• Decorative pole options will be considered on a case-by-case basis.
• No new wood utility poles shall be installed for the sole purpose of mounting new street
light fixtures.
3.5 Decorative Streetlights and Poles
o The City has allowed post top decorative street lighting to be incorporated into new
subdivisions in the past. The post top decorative streetlight options available are controlled
by GA Power and/or the City.
o Through experience, the City discourages the use of post top decorative street lighting
luminaires due to the increased cost of installation and maintenance. Often, the post top
decorative luminaires must be spaced closer together than standard street light luminaires
to meet the required illuminance criteria. This increases the number and cost of
streetlights to install on a project compared with standard lighting. Furthermore, many of
the post top decorative fixtures fail to provide adequate illuminance and uniformity for
street lighting.
o The inclusion of post top decorative lighting will be considered and approved by the City on
a case-by-case basis for aesthetics or for sidewalk and pedestrian trail lighting. Post top
decorative lights will not be allowed to replace standard streetlights.
3.6 Light Pole Spacing and Location
o Spacing shall be determined by photometric analysis.
o Critical placement elements:
• Locate at least one streetlight at all intersections. Place the streetlight at the end of
return when installing at a curb with a horizontal radius.
• Use the sum of the recommended lighting values for each continuously lighted
intersecting street to determine the needed light levels for the intersection. Use the
lighting values for each continuously lighted street by its classification (local,
collector, arterial) and its pedestrian conflict area. The resulting needed lighting

level for the intersection will likely require more than one light at or very near the
intersection.
• Pedestrian crosswalks are to meet or exceed the minimum lighting levels of the
continuously lighted street (classification and conflicts). Additional lighting and/or
strategic light placement may be needed at the crosswalks.
• At a roundabout controlled intersection, a minimum of two (2) streetlights should be
located around the circular roadway, diagonally across from each other. On arterial
type roadways, a minimum of four (4) streetlights should be placed around the
outside of the circulatory roadway. The spacing between the poles should be
approximately equal to achieve uniform lighting throughout the roundabout.
Streetlights on the approaches to roundabouts should also be considered on multi-
lane approaches, in areas with high traffic volumes, or where pedestrian traffic is
expected.
• Locate streetlights at common lot lines/corners (where applicable).
• Locate a streetlight in each cul-de-sac bulb.
• Typical 2 lane streets: locate all streetlights on one side of the street. Locate the
streetlights on the opposite side of the street from the water main.
• Multi-lane and median corridor configurations may require staggered street light
placements. Median placement of streetlights may be considered.
3.7 Wiring Circuits
Most of the streetlight wiring in residential neighborhoods is overhead. New developments are
required to install streetlight facilities along the perimeter of the property. The distribution system
shall be underground in a 2-inch conduit. Conduit for street lighting systems shall be either
Schedule 40 polyvinyl chloride (PVC) conduit or SDR 11 high density polyethylene (HDPE) conduit.
Except where it crosses under a street, the conduit shall be behind the back of curb or outside the
edge of pavement. The conduit should be installed at a constant offset from the back of curb or
edge of pavement preferably at the same distance as the pole setback, unless a common trench is
being used. The minimum setback from the street to the center of the conduit should be the same
as that specified for street light poles except in medians, where conduit setback may be closer to
the back of curb to avoid landscaping. The setbacks may have to be adjusted in places to avoid
storm sewers, utility conflicts, or other obstructions.
In unpaved areas, the conduit can be trenched or plowed. The conduit shall be bored under all
sidewalks, drives, and streets unless otherwise approved by the City Engineer. Boring under
streets shall be perpendicular to the roadway or the shortest possible crossing distance.
3.8 Luminaries
Light emitting diode (LED) luminaires shall be the standard light source used. LED lights are
directional, the light is focused directly downward, and have a well-defined surface-lighting
area. Therefore, light spillage is minimized by the internal optics of the fixture. LED
streetlights consume less than half of the energy required by older technologies and last up
to five (5) times longer, reducing maintenance costs and improving service. LED streetlights
have better color rendition and lighting uniformity that results in fewer hotspots and dark
areas

Typical street lighting minimum luminaires utilized by street classification:

o Arterial – 250 Watt LED.
o Collector – 150 Watt LED.
o Local – 100 Watt LED.

For traffic signal/street light combination pole assemblies, use 250 Watt LED.

4.1 Illumination Levels
4.1.1 Streets with Continuous Lighting
All major and most collector streets in the City are designed to have continuous lighting.
The Illumination Engineering Society (IES) defines continuous lighting as a fixed overhead-
lighting system designed to provide a specific level of illuminance, luminance, and
uniformity of light on the roadway.
4.1.2 Streets with Partial Lighting
Partial lighting is defined as lighting installed at the decision areas of isolated interchanges
and intersections whereby it provides visibility of potential conflicts with other traffic and
physical features. Local streets in the City have partial lighting and do not adhere to the
requirements in 4.2.1.
4.1.3 Streets with Intersections
Typically, intersections involving major and collector streets have traffic signal poles with
streetlights at the top. These lights are attached on a mast arm and are referred to as “safety
lights.”

City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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:
Consideration of CP-2024-05, a Comprehensive Plan Amendment to change the future land use designation
of property at 425 Country Club Drive from High-Density Residential to Low-Density Mixed-Use, to allow the
conversion of the existing assisted living facility to a boutique hotel with 60 rooms. The applicant also applied
for RZ-2024-05 to rezone the property from OI (Office-Institutional) to C-2 (General Commercial).

BACKGROUND INFORMATION:
The Planning & Zoning Staff initially recommended approval, but the Planning Commission
recommended denial at its July 18, 2024 meeting due to its concerns over 1) whether a hotel was
really needed at this location; and 2) what provisions would be made for relocating the existing
assisted living residents. However, the Planning & Zoning Staff has now determined that a Comp-
prehensive Plan Amendment is not actually needed since the previous hotel on the property had the
same land use designation as what currently exists. Therefore, no Council action is needed.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
CP-2024-05 for a Comprehensive Plan Amendment at 425 Country Club Drive.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

NO ACTION, SINCE A COMPREHENSIVE PLAN AMENDMENT IN NO LONGER NEEDED.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 051-01016021 Class C Owner STOCKBRIDGE Land $692,000
Property 425 COUNTRY Acreage 6.92 Address PROPCO LLC Value:
Address CLUB DR 400 SECOND AVE Building $2,328,900 Last 2 Sales
District City/Stockbridge NW Value: Date Price Reason Qual
HICKORY NC 28601 Misc $33,400 12/31/2019 $7,872,000 OTHER U
Value: 9/15/2005 $0 n/a U
Total $3,054,300
Value:

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

Date created: 7/12/2024
Last Data Uploaded: 7/11/2024 8:35:26 PM

Developed by
PowerPoint Presentation Mayor and Council:
For RZ-2024-05 September 9, 2024
Case Facts
Applicant: Stuart Hope on behalf of Stockbridge Propco, LLC.
Owner: Stockbridge Propco, LLC.
Agent: Stuart Hope
Address of Property: 425 Country Club Drive
Number of Acres: 6.92 +/- acres
Project Characteristics: The building is currently vacant and is being used as a senior assisted
living facility.
Current Future Land Use Designation: High Density Residential
Current Zoning of Property: O-I (Office-Institutional)
Sign Posting: June 18, 2024
Vicinity
Map
Site Visit on
June 18,
2024

Public Notice Sign Posted on
425 Country Club Drive
Site Visit on June 18, 2024

Georgia United Credit Union

Entrance to Publix Shopping
Center
Presentation
for RZ-2024-05
Rezone the property from O-I (Office-
Institutional) to C-2 (General
Commercial) to allow for a conversion of
an existing assisted living facility to a
hotel

Applicant’s Request:
Zoning History of
Property
1. The subject property was previously a
hotel called the Inn at Eagles Landing.
The construction on the hotel started
construction in 1994 and it was finished
in 1995.
2. The subject property was rezoned from
RM (Multiple Family Residence) to OI
(Office/Institutional) upon the request of
Killearn Properties on November 8, 2004,
with the intended use as an assisted
living facility.
Survey of
425
Country
Club
Drive
Project Information
The applicant, Hope Stuart on behalf of Stockbridge Propco, LLC, proposes to convert an existing assisted living facility
located at 425 Country Club Drive into a boutique hotel. The exterior scope of work that will occur during the conversion
from the existing assisted living facility to the boutique hotel will include the following: landscaping, the replacement of
worn and damaged fascia along with trim boards, the repair and replacement of the damaged EIFS cladding at porte-
cochere, the replacement of the existing terrace guardrails with ornamental railings, the replacement of both the doors
and windows for energy efficient models, exterior painting, and the installation of security features that includes cameras.
The remainder of the conversion will focus on interior renovations that will include full room and bathroom updates.
There are no proposed changes to the current site plan or floor plan of the existing building.
Currently, the existing assisted living facility has 60 rooms with 68 existing parking spaces. In addition, the proposed
boutique hotel will include ten employees with six being full-time and four being part-time.
The subject property is currently zoned O-I (Office-Institutional). Section 2.4.6 of the Stockbridge Unified Development
Code provides a list of permitted uses that are found in the O-I (Office-district which does not include hotels. Therefore,
the applicant is requesting to rezone the subject property from O-I (Office-Institutional) to C-2 (General Commercial).
Section 2.4.9 Unified Development Code provides a list of permitted uses that are found in the C-2 zoning district which
includes hotels.
Staff Analysis (Section 9.2.1 C of The Unified Development Code)
1. Consistency with the Comprehensive Plan: Currently, the subject property has a future land use designation of High Density Residential, which does allow for hotels.
The City of Stockbridge 2024 Comprehensive Plan identifies on page 42 the following economic development goal: (1) “To attract and retain high-quality and diverse
employers with quality of life, education, culture, housing, healthcare, retail, and recreation facilities.” Thus, the requested rezoning of the subject property located at 425
Country Club Drive to allow for the conversion of the proposed boutique hotel would meet the requirement of the economic development goal that is found in the City of
Stockbridge 2024 Comprehensive Plan. In addition, the proposed boutique hotel would meet the economic development policy that is listed on page 42 of the City of
Stockbridge 2024 Comprehensive Plan: (1) “Market the City as a great place to do business” The requested rezoning of the subject property located at 425 Country
Club Drive also meets the requirement of the following future land use goals that are found in page 44 of the City of Stockbridge 2024 Comprehensive Plan: “(1) To
ensure that new developments promote a better sense of place and preserve valued elements of community character”, and (2) “To establish land use designations that
meet the needs of the City and are consistent with the new UDC.” In addition, the proposed boutique hotel would meet the following future land use policy found on
page 44 of the City of Stockbridge 2024 Comprehensive Plan: “Work with business owners/ developers to improve conditions of property and require a consistent look
of quality among commercial developments.”
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to whether or not the
proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: The proposed conversion from the existing senior assisted living
facility to the proposed boutique hotel meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the Stockbridge Unified Development
Code provides a list of objectives to accomplish which are listed below: (A.) Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare
of the present and future residents of the City of Stockbridge and (I.)Encourage the most appropriate and best use of land, buildings, and other structures throughout the
city. The proposed boutique hotel is also consistent with the purpose and intent of the requested C-2 (General Commercial) zoning district. Section 2.4.9 of the
Stockbridge Unified Development Code states the intent of the requested C-2 zoning district is to “provide locations for a wide variety of retail and service uses and
wholesale establishments to satisfy the common and frequent needs of residents in large sections of the county and of the traveling public. It is the intent of this district
to encourage businesses to be part of planned commercial convenience centers, neighborhood or community shopping centers, and/or developed sections along roads
with a classification of minor arterial.” The subject property is also located in the Parkway Mixed Use Overlay District. The proposed boutique hotel aligns with the
following objectives that are found in Section 2.5.2 A of the Stockbridge Unified Development Code: (1)To promote the general health, safety, and welfare of the
community where residents and visitors can live, work, eat, and play, (2) To promote economic development by diversifying the employment base for a stronger city, and
(3) To improve public health and provide safe and efficient movement within the overlay district by promoting development patterns that encourage physical activity such
as walking and bicycling.
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 from O-I (Office-Institutional) to C-2 (General Commercial) to allow the conversion from the existed senior
assisted living facility to the proposed boutique hotel will benefit the City of Stockbridge in various ways. Currently, there are three hotels that are located within the
vicinity of the location of the subject property. The addition of the proposed boutique hotel would provide additional growth in the area. Second, the proposed boutique
hotel will provide job opportunities both within the hotel ranging from the operations staff, services, and management, and for residents within the vicinity of the
surrounding community. The proposed boutique hotel can contribute to the overall economy in the City of Stockbridge. The addition of the hotel can attract tourists who
will provide economic growth on the nearby shopping centers that are located adjacent to the subject property. The attraction of the tourists could increase the nearby
golf course located at the Eagles Landing Country Club.
Staff Analysis (Section 9.2.1 C of The Unified Development
Code)
4. The physical conditions of the site relative to its capability to be developed as requested,
including topography, drainage, access, and size and shape of the property: There appears to
be no physical constraints regarding the topography, drainage, access, and size and shape of the
subject property.
5. The impact upon adjacent property owners should the request be granted: The proposed
boutique hotel is surrounded by both commercial and residential properties, it will not have any
negative impact on the surrounding adjacent property owners.
6. The potential impact of the rezoning on City infrastructure including water and sewage
system: Currently, there is water available at the existing senior assisted living facility.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes: The subject property has an existing turning lane
located on Country Club Drive, which enhances its accessibility. Additionally, it features both an
ingress and an egress on the same drive, further facilitating smooth traffic flow. With the proposed
boutique hotel set to attract tourists, there is expected to be a change in traffic in the vicinity of the
area. This development is expected to strengthen the vicinity, making it a bustling hub of activity.
Staff Analysis (Section 9.2.1 C of The Unified Development Code)
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 rezoning request for the property from O-I (Office-
Institutional) to C-2 (General Commercial) aligns with the Stockbridge Unified Development Code’s
policies and objectives. The proposed boutique hotel is also consistent with the purpose and intent
of the requested C-2 (General Commercial) zoning district. In addition, the proposed boutique hotel
is consistent with the goals and intent that are found in the Parkway Mixed Use Overlay District.
9. The ability of the subject land to be developed as it is presently zoned. The subject property is
currently developed under the O-I (Office-Institutional) zoning district. Section 2.4.6 of the
Stockbridge Unified Development Code provides a list of conditional uses that are allowed which
includes senior assisted-living facilities via a special use permit. The subject property will not be
developed as it is currently zoned under the proposed use.
STAFF RECOMMENDATION

Staff recommends APPROVAL to rezone the subject property from O-I (Office-Institutional) to C-2
(General Commercial) with the following condition:

1. A fence shall be established along The Village Estates subdivision
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: July 18, 2024 (Planning Commission)

August 12, 2024 (Mayor and Council)

Subject: #RZ-2024-05 For 425 Country Club Drive

I. PURPOSE

Consider a rezoning request by Hope Stuart on behalf of Stockbridge Propco, LLC. to rezone
property located at 425 Country Club Drive from O-I (Office-Institutional) to C-2 (General
Commercial) to allow for a boutique hotel.

The applicant also simultaneously submitted a Comprehensive Plan Amendment (CP-2024-05)
to change the current future land use designation from High Density Residential to Low Density
Mixed Use.

II. Background

Proposed Development Boutique Hotel

Site Address 425 Country Club Drive

Parcel Identification 051-01016021

Parcel Acreage 6.92 +/- acres

Applicant Hope Stuart on behalf of Stockbridge Propco, LLC.

Agent: Hope Stuart
#RZ-2024-05 For 425 Country Club Drive

Owner:
Stockbridge Propco, LLC.

Current Zoning O-I (Office-Institutional) and Parkway Mixed Use Overlay
District
Current Use The building is currently vacant and was used as a
senior assisted living facility.

SURROUNDING LAND USE AND ZONING

Location Existing Zoning Existing Land Use

Property to the North MFR (Multiple Family Residential The Village Estates (Unit III)
District)

Property to the South C-2 (General Commercial District) Eagles Landing Country Club

MFR (Multiple Family The Village Estates (Unit III)
Property to the East Residential District)

PUD (Planned Unit Eagles Landing Country Club
Development District) (Golf course)

C-2 (General Commercial PNC Bank
Property to the West District)

C-2 (General Commercial Georgia United Credit Union
District)

III. Finding of Facts

1. The subject property was previously a hotel called the Inn at Eagles Landing. The
construction on the hotel started construction in 1994 and it was finished in 1995.

2. The subject property was rezoned from RM (Multiple Family Residence) to OI
(Office/Institutional) upon the request of Killearn Properties on November 8, 2004, with the
intended use as an assisted living facility.

3. The vicinity of the area is mostly residential and commercial with the following zoning

2|Page
#RZ-2024-05 For 425 Country Club Drive

classifications: C-2 (General Commercial District), PUD (Planned Unit Development
District), and MFR (Multiple Family Residential District).

4. The surrounding land use designations that are in the vicinity of the area are as follows:
LDMU (Low Density Mixed Use), HDR (High Density Residential), LDR (Low Density
Residential), and HDMU (High Density Mixed Use).

5. The applicant has requested a Comprehensive Plan Amendment (CP-2024-05) to change
the future land use designation from High Density Residential to Low Density Mixed Use.

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

IV. Maps, Site Plan, and Renderings

Vicinity Map

3|Page
#RZ-2024-05 For 425 Country Club Drive

Zoning Map of 425 Country Club Drive

4|Page
#RZ-2024-05 For 425 Country Club Drive

Parkway Mixed Use Overlay District
of 425 Country Club Drive

5|Page
#RZ-2024-05 For 425 Country Club Drive

Survey of 425 Country Club Drive

6|Page
#RZ-2024-05 For 425 Country Club Drive

IV. Analysis

Project Description

The applicant, Hope Stuart on behalf of Stockbridge Propco, LLC, proposes to convert an existing
assisted living facility located at 425 Country Club Drive into a boutique hotel. The exterior scope
of work that will occur during the conversion from the existing assisted living facility to the boutique
hotel will include the following: landscaping, the replacement of worn and damaged fascia along
with trim boards, the repair and replacement of the damaged EIFS cladding at porte-cochere, the
replacement of the existing terrace guardrails with ornamental railings, the replacement of both
the doors and windows for energy efficient models, exterior painting, and the installation of
security features that includes cameras. The remainder of the conversion will focus on interior
renovations that will include full room and bathroom updates. There are no proposed changes to
the current site plan or floor plan of the existing building.
Currently, the existing assisted living facility has 60 rooms with 68 existing parking spaces. In
addition, the proposed boutique hotel will include ten employees with six being full-time and four
being part-time.
The subject property is currently zoned O-I (Office-Institutional). Section 2.4.6 of the Stockbridge
Unified Development Code provides a list of permitted uses that are found in the O-I (Office-
district which does not include hotels. Therefore, the applicant is requesting to rezone the subject
property from O-I (Office-Institutional) to C-2 (General Commercial). Section 2.4.9 Unified
Development Code provides a list of permitted uses that are found in the C-2 zoning district which
includes hotels.
Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

Currently, the subject property has a future land use designation of High Density Residential, which
does allow for hotels. Thus, the applicant is requesting to change the future land use designation
from High-Density Residential to Low Density Mixed Use. The City of Stockbridge 2024
Comprehensive Plan identifies on page 42 the following economic development goal: (1) “To
attract and retain high-quality and diverse employers with quality of life, education, culture,
housing, healthcare, retail, and recreation facilities.” Thus, the requested rezoning of the subject
property located at 425 Country Club Drive to allow for the conversion of the proposed boutique
hotel would meet the requirement of the economic development goal that is found in the City of
Stockbridge 2024 Comprehensive Plan. In addition, the proposed boutique hotel would meet the
economic development policy that is listed on page 42 of the City of Stockbridge 2024
Comprehensive Plan:

7|Page
#RZ-2024-05 For 425 Country Club Drive

• “Market the City as a great place to do business”

The requested rezoning of the subject property located at 425 Country Club Drive also meets the
requirement of the following future land use goals that are found in page 44 of the City of
Stockbridge 2024 Comprehensive Plan: “(1) To ensure that new developments promote a better
sense of place and preserve valued elements of community character”, and (2) “To establish land
use designations that meet the needs of the City and are consistent with the new UDC.” In addition,
the proposed boutique hotel would meet the following future land use policy found on page 44 of
the City of Stockbridge 2024 Comprehensive Plan:

• “Work with business owners/ developers to improve conditions of property and require
a consistent look of quality among commercial developments.”

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

The proposed conversion from the existing senior assisted living facility to the proposed boutique
hotel meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of
the Stockbridge Unified Development Code provides a list of objectives to accomplish which are
listed below.

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

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

The proposed boutique hotel is also consistent with the purpose and intent of the requested C-2
(General Commercial) zoning district. Section 2.4.9 of the Stockbridge Unified Development Code
states the intent of the requested C-2 zoning district is to “provide locations for a wide variety of
retail and service uses and wholesale establishments to satisfy the common and frequent needs
of residents in large sections of the county and of the traveling public. It is the intent of this district
to encourage businesses to be part of planned commercial convenience centers, neighborhood or
community shopping centers, and/or developed sections along roads with a classification of minor
arterial.”

The subject property is also located in the Parkway Mixed Use Overlay District. The proposed
boutique hotel aligns with the following objectives that are found in Section 2.5.2 A of the
Stockbridge Unified Development Code:

• To promote the general health, safety, and welfare of the community where residents
and visitors can live, work, eat, and play.

• To promote economic development by diversifying the employment base for a stronger
city.

• To improve public health and provide safe and efficient movement within the overlay

8|Page
#RZ-2024-05 For 425 Country Club Drive

district by promoting development patterns that encourage physical activity such as
walking and bicycling.

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 from O-I (Office-Institutional) to C-2 (General Commercial) to allow the
conversion from the existed senior assisted living facility to the proposed boutique hotel will benefit
the City of Stockbridge in various ways. Currently, there are three hotels that are located within the
vicinity of the location of the subject property, which is found in the table below. The addition of the
proposed boutique hotel would provide additional growth in the area. Second, the proposed
boutique hotel will provide job opportunities both within the hotel ranging from the operations staff,
services, and management, and for residents within the vicinity of the surrounding community.

The proposed boutique hotel can contribute to the overall economy in the City of Stockbridge. The
addition of the hotel can attract tourists who will provide economic growth on the nearby shopping
centers that are located adjacent to the subject property. The attraction of the tourists could
increase the nearby golf course located at the Eagles Landing Country Club.

Name of Hotel Tru Hilton Hotel Holiday Inn Express Microtel Inn and
Suites
Address 2725 Patrick Henry 170 Country Club 195 Country Club
Parkway Drive Drive
Zoning of Property C-3 (Heavy C-3 (Heavy C-3 (Heavy
Commercial District) Commercial District) Commercial District)
Current Future Land Low Density Mixed High Density Mixed Low Density Mixed
Use Designation Use Use Use
# of Acres 3.55 1.27 1.2
# of Rooms 98 78 65
# of Parking Spaces 98 78 65

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

There appears to be no physical constraints regarding the topography, drainage, access, and size
and shape of the subject property.

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

The proposed boutique hotel is surrounded by both commercial and residential properties, it will
not have any negative impact on the surrounding adjacent property owners.

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

Currently, there is water available at the existing senior assisted living facility.

9|Page
#RZ-2024-05 For 425 Country Club Drive

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

The subject property has an existing turning lane located on Country Club Drive, which enhances
its accessibility. Additionally, it features both an ingress and an egress on the same drive, further
facilitating smooth traffic flow. With the proposed boutique hotel set to attract tourists, there is
expected to be a change in traffic in the vicinity of the area. This development is expected to
strengthen the vicinity, making it a bustling hub of activity.

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 rezoning request for the property from O-I (Office-Institutional) to C-2 (General Commercial)
aligns with the Stockbridge Unified Development Code’s policies and objectives. The proposed
boutique hotel is also consistent with the purpose and intent of the requested C-2 (General
Commercial) zoning district. In addition, the proposed boutique hotel is consistent with the goals
and intent that are found in the Parkway Mixed Use Overlay District.

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

The subject property is currently developed under the O-I (Office-Institutional) zoning district.
Section 2.4.6 of the Stockbridge Unified Development Code provides a list of conditional uses that
are allowed which includes senior assisted-living facilities via a special use permit. The subject
property will not be developed as it is currently zoned under the proposed use.

V. STAFF RECOMMENDATION

Staff recommends approval to rezone the subject property from O-I (Office-Institutional) to C-2
(General Commercial).

10 | P a g e
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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:
Consideration of RZ-2024-05 to rezone the property at 425 Country Club Drive from OI (Office-Institutional) to C-2 (General
Commercial) to allow the conversion of the existing assisted living facility to a boutique hotel with 60 rooms. The applicant
also applied for CP-2024-04 to change the property's future land use designation from High-Density Residential to
Low-Density Mixed-Use. However, the City's Zoning Attorney has determined that a Comprehensive Plan amendment is not
actually needed.

BACKGROUND INFORMATION:
The Planning & Zoning Staff recommends approval, but the Planning Commission recommended
denial at its July 18, 2024 meeting due to its concerns over 1) whether a hotel was really needed at
this location; and 2) what provisions would be made for relocating the existing assisted living
residents. The City Council heard this case at its August 12, 2024 meeting and deferred it.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
RZ-2024-05 for a rezoning at 425 Country Club Drive.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 051-01016021 Class C Owner STOCKBRIDGE Land $692,000
Property 425 COUNTRY Acreage 6.92 Address PROPCO LLC Value:
Address CLUB DR 400 SECOND AVE Building $2,328,900 Last 2 Sales
District City/Stockbridge NW Value: Date Price Reason Qual
HICKORY NC 28601 Misc $33,400 12/31/2019 $7,872,000 OTHER U
Value: 9/15/2005 $0 n/a U
Total $3,054,300
Value:

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

Date created: 7/12/2024
Last Data Uploaded: 7/11/2024 8:35:26 PM

Developed by
PowerPoint Presentation Mayor and Council:
For RZ-2024-05 September 9, 2024
Case Facts
Applicant: Stuart Hope on behalf of Stockbridge Propco, LLC.
Owner: Stockbridge Propco, LLC.
Agent: Stuart Hope
Address of Property: 425 Country Club Drive
Number of Acres: 6.92 +/- acres
Project Characteristics: The building is currently vacant and is being used as a senior assisted
living facility.
Current Future Land Use Designation: High Density Residential
Current Zoning of Property: O-I (Office-Institutional)
Sign Posting: June 18, 2024
Vicinity
Map
Site Visit on
June 18,
2024

Public Notice Sign Posted on
425 Country Club Drive
Site Visit on June 18, 2024

Georgia United Credit Union

Entrance to Publix Shopping
Center
Presentation
for RZ-2024-05
Rezone the property from O-I (Office-
Institutional) to C-2 (General
Commercial) to allow for a conversion of
an existing assisted living facility to a
hotel

Applicant’s Request:
Zoning History of
Property
1. The subject property was previously a
hotel called the Inn at Eagles Landing.
The construction on the hotel started
construction in 1994 and it was finished
in 1995.
2. The subject property was rezoned from
RM (Multiple Family Residence) to OI
(Office/Institutional) upon the request of
Killearn Properties on November 8, 2004,
with the intended use as an assisted
living facility.
Survey of
425
Country
Club
Drive
Project Information
The applicant, Hope Stuart on behalf of Stockbridge Propco, LLC, proposes to convert an existing assisted living facility
located at 425 Country Club Drive into a boutique hotel. The exterior scope of work that will occur during the conversion
from the existing assisted living facility to the boutique hotel will include the following: landscaping, the replacement of
worn and damaged fascia along with trim boards, the repair and replacement of the damaged EIFS cladding at porte-
cochere, the replacement of the existing terrace guardrails with ornamental railings, the replacement of both the doors
and windows for energy efficient models, exterior painting, and the installation of security features that includes cameras.
The remainder of the conversion will focus on interior renovations that will include full room and bathroom updates.
There are no proposed changes to the current site plan or floor plan of the existing building.
Currently, the existing assisted living facility has 60 rooms with 68 existing parking spaces. In addition, the proposed
boutique hotel will include ten employees with six being full-time and four being part-time.
The subject property is currently zoned O-I (Office-Institutional). Section 2.4.6 of the Stockbridge Unified Development
Code provides a list of permitted uses that are found in the O-I (Office-district which does not include hotels. Therefore,
the applicant is requesting to rezone the subject property from O-I (Office-Institutional) to C-2 (General Commercial).
Section 2.4.9 Unified Development Code provides a list of permitted uses that are found in the C-2 zoning district which
includes hotels.
Staff Analysis (Section 9.2.1 C of The Unified Development Code)
1. Consistency with the Comprehensive Plan: Currently, the subject property has a future land use designation of High Density Residential, which does allow for hotels.
The City of Stockbridge 2024 Comprehensive Plan identifies on page 42 the following economic development goal: (1) “To attract and retain high-quality and diverse
employers with quality of life, education, culture, housing, healthcare, retail, and recreation facilities.” Thus, the requested rezoning of the subject property located at 425
Country Club Drive to allow for the conversion of the proposed boutique hotel would meet the requirement of the economic development goal that is found in the City of
Stockbridge 2024 Comprehensive Plan. In addition, the proposed boutique hotel would meet the economic development policy that is listed on page 42 of the City of
Stockbridge 2024 Comprehensive Plan: (1) “Market the City as a great place to do business” The requested rezoning of the subject property located at 425 Country
Club Drive also meets the requirement of the following future land use goals that are found in page 44 of the City of Stockbridge 2024 Comprehensive Plan: “(1) To
ensure that new developments promote a better sense of place and preserve valued elements of community character”, and (2) “To establish land use designations that
meet the needs of the City and are consistent with the new UDC.” In addition, the proposed boutique hotel would meet the following future land use policy found on
page 44 of the City of Stockbridge 2024 Comprehensive Plan: “Work with business owners/ developers to improve conditions of property and require a consistent look
of quality among commercial developments.”
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to whether or not the
proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: The proposed conversion from the existing senior assisted living
facility to the proposed boutique hotel meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the Stockbridge Unified Development
Code provides a list of objectives to accomplish which are listed below: (A.) Promote the health, safety, aesthetics, convenience, order, prosperity, and general welfare
of the present and future residents of the City of Stockbridge and (I.)Encourage the most appropriate and best use of land, buildings, and other structures throughout the
city. The proposed boutique hotel is also consistent with the purpose and intent of the requested C-2 (General Commercial) zoning district. Section 2.4.9 of the
Stockbridge Unified Development Code states the intent of the requested C-2 zoning district is to “provide locations for a wide variety of retail and service uses and
wholesale establishments to satisfy the common and frequent needs of residents in large sections of the county and of the traveling public. It is the intent of this district
to encourage businesses to be part of planned commercial convenience centers, neighborhood or community shopping centers, and/or developed sections along roads
with a classification of minor arterial.” The subject property is also located in the Parkway Mixed Use Overlay District. The proposed boutique hotel aligns with the
following objectives that are found in Section 2.5.2 A of the Stockbridge Unified Development Code: (1)To promote the general health, safety, and welfare of the
community where residents and visitors can live, work, eat, and play, (2) To promote economic development by diversifying the employment base for a stronger city, and
(3) To improve public health and provide safe and efficient movement within the overlay district by promoting development patterns that encourage physical activity such
as walking and bicycling.
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 from O-I (Office-Institutional) to C-2 (General Commercial) to allow the conversion from the existed senior
assisted living facility to the proposed boutique hotel will benefit the City of Stockbridge in various ways. Currently, there are three hotels that are located within the
vicinity of the location of the subject property. The addition of the proposed boutique hotel would provide additional growth in the area. Second, the proposed boutique
hotel will provide job opportunities both within the hotel ranging from the operations staff, services, and management, and for residents within the vicinity of the
surrounding community. The proposed boutique hotel can contribute to the overall economy in the City of Stockbridge. The addition of the hotel can attract tourists who
will provide economic growth on the nearby shopping centers that are located adjacent to the subject property. The attraction of the tourists could increase the nearby
golf course located at the Eagles Landing Country Club.
Staff Analysis (Section 9.2.1 C of The Unified Development
Code)
4. The physical conditions of the site relative to its capability to be developed as requested,
including topography, drainage, access, and size and shape of the property: There appears to
be no physical constraints regarding the topography, drainage, access, and size and shape of the
subject property.
5. The impact upon adjacent property owners should the request be granted: The proposed
boutique hotel is surrounded by both commercial and residential properties, it will not have any
negative impact on the surrounding adjacent property owners.
6. The potential impact of the rezoning on City infrastructure including water and sewage
system: Currently, there is water available at the existing senior assisted living facility.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes: The subject property has an existing turning lane
located on Country Club Drive, which enhances its accessibility. Additionally, it features both an
ingress and an egress on the same drive, further facilitating smooth traffic flow. With the proposed
boutique hotel set to attract tourists, there is expected to be a change in traffic in the vicinity of the
area. This development is expected to strengthen the vicinity, making it a bustling hub of activity.
Staff Analysis (Section 9.2.1 C of The Unified Development Code)
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 rezoning request for the property from O-I (Office-
Institutional) to C-2 (General Commercial) aligns with the Stockbridge Unified Development Code’s
policies and objectives. The proposed boutique hotel is also consistent with the purpose and intent
of the requested C-2 (General Commercial) zoning district. In addition, the proposed boutique hotel
is consistent with the goals and intent that are found in the Parkway Mixed Use Overlay District.
9. The ability of the subject land to be developed as it is presently zoned. The subject property is
currently developed under the O-I (Office-Institutional) zoning district. Section 2.4.6 of the
Stockbridge Unified Development Code provides a list of conditional uses that are allowed which
includes senior assisted-living facilities via a special use permit. The subject property will not be
developed as it is currently zoned under the proposed use.
STAFF RECOMMENDATION

Staff recommends APPROVAL to rezone the subject property from O-I (Office-Institutional) to C-2
(General Commercial) with the following condition:

1. A fence shall be established along The Village Estates subdivision
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: July 18, 2024 (Planning Commission)

August 12, 2024 (Mayor and Council)

Subject: #RZ-2024-05 For 425 Country Club Drive

I. PURPOSE

Consider a rezoning request by Hope Stuart on behalf of Stockbridge Propco, LLC. to rezone
property located at 425 Country Club Drive from O-I (Office-Institutional) to C-2 (General
Commercial) to allow for a boutique hotel.

The applicant also simultaneously submitted a Comprehensive Plan Amendment (CP-2024-05)
to change the current future land use designation from High Density Residential to Low Density
Mixed Use.

II. Background

Proposed Development Boutique Hotel

Site Address 425 Country Club Drive

Parcel Identification 051-01016021

Parcel Acreage 6.92 +/- acres

Applicant Hope Stuart on behalf of Stockbridge Propco, LLC.

Agent: Hope Stuart
#RZ-2024-05 For 425 Country Club Drive

Owner:
Stockbridge Propco, LLC.

Current Zoning O-I (Office-Institutional) and Parkway Mixed Use Overlay
District
Current Use The building is currently vacant and was used as a
senior assisted living facility.

SURROUNDING LAND USE AND ZONING

Location Existing Zoning Existing Land Use

Property to the North MFR (Multiple Family Residential The Village Estates (Unit III)
District)

Property to the South C-2 (General Commercial District) Eagles Landing Country Club

MFR (Multiple Family The Village Estates (Unit III)
Property to the East Residential District)

PUD (Planned Unit Eagles Landing Country Club
Development District) (Golf course)

C-2 (General Commercial PNC Bank
Property to the West District)

C-2 (General Commercial Georgia United Credit Union
District)

III. Finding of Facts

1. The subject property was previously a hotel called the Inn at Eagles Landing. The
construction on the hotel started construction in 1994 and it was finished in 1995.

2. The subject property was rezoned from RM (Multiple Family Residence) to OI
(Office/Institutional) upon the request of Killearn Properties on November 8, 2004, with the
intended use as an assisted living facility.

3. The vicinity of the area is mostly residential and commercial with the following zoning

2|Page
#RZ-2024-05 For 425 Country Club Drive

classifications: C-2 (General Commercial District), PUD (Planned Unit Development
District), and MFR (Multiple Family Residential District).

4. The surrounding land use designations that are in the vicinity of the area are as follows:
LDMU (Low Density Mixed Use), HDR (High Density Residential), LDR (Low Density
Residential), and HDMU (High Density Mixed Use).

5. The applicant has requested a Comprehensive Plan Amendment (CP-2024-05) to change
the future land use designation from High Density Residential to Low Density Mixed Use.

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

IV. Maps, Site Plan, and Renderings

Vicinity Map

3|Page
#RZ-2024-05 For 425 Country Club Drive

Zoning Map of 425 Country Club Drive

4|Page
#RZ-2024-05 For 425 Country Club Drive

Parkway Mixed Use Overlay District
of 425 Country Club Drive

5|Page
#RZ-2024-05 For 425 Country Club Drive

Survey of 425 Country Club Drive

6|Page
#RZ-2024-05 For 425 Country Club Drive

IV. Analysis

Project Description

The applicant, Hope Stuart on behalf of Stockbridge Propco, LLC, proposes to convert an existing
assisted living facility located at 425 Country Club Drive into a boutique hotel. The exterior scope
of work that will occur during the conversion from the existing assisted living facility to the boutique
hotel will include the following: landscaping, the replacement of worn and damaged fascia along
with trim boards, the repair and replacement of the damaged EIFS cladding at porte-cochere, the
replacement of the existing terrace guardrails with ornamental railings, the replacement of both
the doors and windows for energy efficient models, exterior painting, and the installation of
security features that includes cameras. The remainder of the conversion will focus on interior
renovations that will include full room and bathroom updates. There are no proposed changes to
the current site plan or floor plan of the existing building.
Currently, the existing assisted living facility has 60 rooms with 68 existing parking spaces. In
addition, the proposed boutique hotel will include ten employees with six being full-time and four
being part-time.
The subject property is currently zoned O-I (Office-Institutional). Section 2.4.6 of the Stockbridge
Unified Development Code provides a list of permitted uses that are found in the O-I (Office-
district which does not include hotels. Therefore, the applicant is requesting to rezone the subject
property from O-I (Office-Institutional) to C-2 (General Commercial). Section 2.4.9 Unified
Development Code provides a list of permitted uses that are found in the C-2 zoning district which
includes hotels.
Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

Currently, the subject property has a future land use designation of High Density Residential, which
does allow for hotels. Thus, the applicant is requesting to change the future land use designation
from High-Density Residential to Low Density Mixed Use. The City of Stockbridge 2024
Comprehensive Plan identifies on page 42 the following economic development goal: (1) “To
attract and retain high-quality and diverse employers with quality of life, education, culture,
housing, healthcare, retail, and recreation facilities.” Thus, the requested rezoning of the subject
property located at 425 Country Club Drive to allow for the conversion of the proposed boutique
hotel would meet the requirement of the economic development goal that is found in the City of
Stockbridge 2024 Comprehensive Plan. In addition, the proposed boutique hotel would meet the
economic development policy that is listed on page 42 of the City of Stockbridge 2024
Comprehensive Plan:

7|Page
#RZ-2024-05 For 425 Country Club Drive

• “Market the City as a great place to do business”

The requested rezoning of the subject property located at 425 Country Club Drive also meets the
requirement of the following future land use goals that are found in page 44 of the City of
Stockbridge 2024 Comprehensive Plan: “(1) To ensure that new developments promote a better
sense of place and preserve valued elements of community character”, and (2) “To establish land
use designations that meet the needs of the City and are consistent with the new UDC.” In addition,
the proposed boutique hotel would meet the following future land use policy found on page 44 of
the City of Stockbridge 2024 Comprehensive Plan:

• “Work with business owners/ developers to improve conditions of property and require
a consistent look of quality among commercial developments.”

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

The proposed conversion from the existing senior assisted living facility to the proposed boutique
hotel meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of
the Stockbridge Unified Development Code provides a list of objectives to accomplish which are
listed below.

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

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

The proposed boutique hotel is also consistent with the purpose and intent of the requested C-2
(General Commercial) zoning district. Section 2.4.9 of the Stockbridge Unified Development Code
states the intent of the requested C-2 zoning district is to “provide locations for a wide variety of
retail and service uses and wholesale establishments to satisfy the common and frequent needs
of residents in large sections of the county and of the traveling public. It is the intent of this district
to encourage businesses to be part of planned commercial convenience centers, neighborhood or
community shopping centers, and/or developed sections along roads with a classification of minor
arterial.”

The subject property is also located in the Parkway Mixed Use Overlay District. The proposed
boutique hotel aligns with the following objectives that are found in Section 2.5.2 A of the
Stockbridge Unified Development Code:

• To promote the general health, safety, and welfare of the community where residents
and visitors can live, work, eat, and play.

• To promote economic development by diversifying the employment base for a stronger
city.

• To improve public health and provide safe and efficient movement within the overlay

8|Page
#RZ-2024-05 For 425 Country Club Drive

district by promoting development patterns that encourage physical activity such as
walking and bicycling.

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 from O-I (Office-Institutional) to C-2 (General Commercial) to allow the
conversion from the existed senior assisted living facility to the proposed boutique hotel will benefit
the City of Stockbridge in various ways. Currently, there are three hotels that are located within the
vicinity of the location of the subject property, which is found in the table below. The addition of the
proposed boutique hotel would provide additional growth in the area. Second, the proposed
boutique hotel will provide job opportunities both within the hotel ranging from the operations staff,
services, and management, and for residents within the vicinity of the surrounding community.

The proposed boutique hotel can contribute to the overall economy in the City of Stockbridge. The
addition of the hotel can attract tourists who will provide economic growth on the nearby shopping
centers that are located adjacent to the subject property. The attraction of the tourists could
increase the nearby golf course located at the Eagles Landing Country Club.

Name of Hotel Tru Hilton Hotel Holiday Inn Express Microtel Inn and
Suites
Address 2725 Patrick Henry 170 Country Club 195 Country Club
Parkway Drive Drive
Zoning of Property C-3 (Heavy C-3 (Heavy C-3 (Heavy
Commercial District) Commercial District) Commercial District)
Current Future Land Low Density Mixed High Density Mixed Low Density Mixed
Use Designation Use Use Use
# of Acres 3.55 1.27 1.2
# of Rooms 98 78 65
# of Parking Spaces 98 78 65

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

There appears to be no physical constraints regarding the topography, drainage, access, and size
and shape of the subject property.

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

The proposed boutique hotel is surrounded by both commercial and residential properties, it will
not have any negative impact on the surrounding adjacent property owners.

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

Currently, there is water available at the existing senior assisted living facility.

9|Page
#RZ-2024-05 For 425 Country Club Drive

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

The subject property has an existing turning lane located on Country Club Drive, which enhances
its accessibility. Additionally, it features both an ingress and an egress on the same drive, further
facilitating smooth traffic flow. With the proposed boutique hotel set to attract tourists, there is
expected to be a change in traffic in the vicinity of the area. This development is expected to
strengthen the vicinity, making it a bustling hub of activity.

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 rezoning request for the property from O-I (Office-Institutional) to C-2 (General Commercial)
aligns with the Stockbridge Unified Development Code’s policies and objectives. The proposed
boutique hotel is also consistent with the purpose and intent of the requested C-2 (General
Commercial) zoning district. In addition, the proposed boutique hotel is consistent with the goals
and intent that are found in the Parkway Mixed Use Overlay District.

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

The subject property is currently developed under the O-I (Office-Institutional) zoning district.
Section 2.4.6 of the Stockbridge Unified Development Code provides a list of conditional uses that
are allowed which includes senior assisted-living facilities via a special use permit. The subject
property will not be developed as it is currently zoned under the proposed use.

V. STAFF RECOMMENDATION

Staff recommends approval to rezone the subject property from O-I (Office-Institutional) to C-2
(General Commercial).

10 | P a g e
Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 032-01026000 Class C Owner MOUNT ZION Land $1.12019e+006
Property Acreage 20.367 Address 48 LLC Value:
Address 1 WOODY Building $0 Last 2 Sales
District City/Stockbridge TRAIL Value: Date Price Reason Qual
MABLETON Misc $0 4/29/2022 $556,000 OTHER U
GA 30126 Value: 11/1/2010 $0 CORPORATE U
Total $1120185
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: 4/23/2024
Last Data Uploaded: 4/22/2024 9:15:03 PM

Developed by
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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-2024-01. To consider a request to change
the property's future land use designation from Medium-Density Mixed-Use to Medium-Density
Residential to allow for a townhome development containing 140 units on 20.37 +/- acres. The
applicant is Lennar Georgia, LLC.

BACKGROUND INFORMATION:
The applicant has also applied for Rezoning Case #RZ-2024-01 and Variance Case #VR-2024-03.
Staff Recommendation--Approval.
Planning Commission recommendation on 05/16/24--Deferral, per the applicant's request.
City Council action on 06/10/24--Deferral.
Planning Commission Recommendation on 08/15/24--Denial by a split vote, with the
Vice-Chairman casting the tie-breaking vote for denial.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-01.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Presentations for CP-
2024-01, RZ-2024-
01, VR-2024-03

Mayor and Council: September 9, 2024
• Applicant: Lennar Georgia, c/o Battle Law, P.C.
• Owner: Mount Zion 48, LLC.

Case
• Number of Proposed Units Per Acre: 6.87 units per acre
• Address of Property: Hudson Bridge Drive
• Number of Acres: 20.367 acres

Facts • Project Characteristics: Vacant land; mostly wooded. The eastern
portion of site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot impervious setback
as part of a nearby stream. Site includes a portion of Hudson Bridge
Drive, which was granted an easement.
• Current Future Land Use Designation: Medium-Density Mixed-Use.
• Current Zoning of Property: C-2 (General Commercial)
• Sign Posting: July 16, 2024
AERIAL
PHOTO OF
SUBJECT
PROPERTY
Aerial
Photo
with Site
Plan
STREET
VIEW OF
SOUTHWEST
CORNER OF
SITE
STREET VIEW
OF SITE
TOWARD
SOUTHEAST
CORNER
PROPERTY AND ZONING
HISTORY
Walmart Master
Development Plan
and DRI
The subject property was originally a part of a Master
Development Plan (Centre @ Stockbridge) with a Wal-Mart
Supercenter as a mixed-used development for a total of
70.16 acres. The entire property was annexed by the City
of Stockbridge in 2002. The subject site as a part of the
Master Plan was described as “Tract 2.” Tracts 1 and 2
were annexed as C-2 (Commercial – Medium Density) and
C-3 (Heavy Commercial). Tracts 1 and 2 were further
subdivided on February 4, 2004, creating a “new” Tract 2
as a part of the Walmart Development. The original Tract 2
would become a “stand-alone” parcel for future
development. The Master Development Plan initially
allowed the subject site to have access from Hudson
Bridge Road, but outparcels were later created, and this
removed the site’s access to Hudson Bridge Road. A
Development of Regional Impact Analysis (DRI #481) was
completed on the Master Development Plan, including the
subject site, on November 21, 2003, and a Development
Agreement was also prepared. Per the DRI for the entire
Plan area, “The site shall be mixed-use and contain a
minimum of 200 residential units and a maximum of
343,500 square feet of commercial/office/retail space.”
However, DRI officials have stated that DRI conditions have
no effect after ten years.
Previous Parcel Split and
Easement Creation
Wolverton & Associates of Duluth, Georgia created a series of
drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the
subject property was split into two Tracts, with Tract 1
representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the
current site) losing its access from Hudson Bridge Drive.
However, ten easements were created along and adjacent to
Hudson Bridge Drive, including an easement to allow a portion
of Hudson Bridge Drive which is a private street, and which is
actually contained within the boundaries of the subject site, to
be used by the public for access to the surrounding
commercial properties. The fact that this portion of Hudson
Bridge Drive is located within the site boundaries is confirmed
today by the aerial photo of the site from the Henry County
Tax Assessors’ records.
PROPOSED
DEVELOPMENT
INFORMATION
• Project Size: The applicant has submitted a site plan which was prepared by Moore Bass Consulting on 02/29/24,
representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge, GA.” According to an inset
box, entitled “Site Data”, on the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would be required to designate at
least 15 percent of the total site area as open space, and the applicant would substantially exceed that amount by
designating about 41 percent of the site area as open space (8.37 acres of the total site area of 20.367 acres). The
impervious area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-street parking
spaces would be provided, which would meet the requirements. However, the required front and side yard setbacks
would not be met for the requested MFR district, as is shown in the table below. The applicant has submitted a variance
application to request the reduction in the front yard setbacks of the townhome lots from the MFR District’s required 50
feet to 20 feet, and to reduce the side yard setbacks (between townhome buildings) from the required 20 feet to 10 feet.
The analysis of the merits of these variance requests are presented in the Staff Report for Variance Case #VR-2024-03.
• Site Plan Design: The submitted site plan shows that the development site would have two accesses, including the main
entrance off Hudson Bridge Drive and a secondary access at Oakwood Drive to the northwest. A swimming pool,

Development
clubhouse, and guest parking would be provided near the main entrance, and a detention pond would be situated near
the pool. No mail kiosk has been shown. The project entrance street would make a loop toward the rear of the
property, where three other guest parking lots and an unspecified small amenity would be provided. A second detention

Information
pond would be located at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section 4.6.3A of the Stockbridge UDC
requires the provision of a 25-foot zoning buffer between multifamily developments and single-family-zoned districts.
Thus, this buffer should be provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog parks have been indicated on the
site plan.
• Utilities Facilities: The applicant received a letter from the Henry County Water Authority, which was dated June 21,
2024, in response to the applicant’s submitted application for a water and sewer availability letter. The findings and
requirements of the Authority’s letter are listed below, which the developer would need to comply with if RZ-2024-01 is
approved.
1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the developer would be required to
pay for an offsite sanitary sewer line extension, including the acquisition of easements, to meet the Authority’s
standards, and then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the letter (June 21, 2024), and any
deviation in zoning that would increase the project density or usage would void the letter and require a re-
evaluation.
• Traffic Impact Study: The applicant submitted a Traffic Impact Study to the Planning & Zoning Office on
June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by SEI Engineering, Inc., in collaboration
with Acampora Traffic, LLC. The study evaluated existing traffic conditions within the vicinity of the
subject property, used a standard growth factor to make projections on future traffic conditions in the
vicinity if the proposed development does not occur (the “no-build” scenario). After that, the study
made traffic projections based on anticipated future traffic conditions plus the expected addition of new
traffic from the proposed townhome development, and also considering the effects of the completion of
various planned road improvements to be made by Georgia DOT in the vicinity. Traffic counts were
collected at five intersections near the subject property on May 30, 2024, when area schools were in
recess. The counts were taken during the morning (7-9 AM) and afternoon (4-6 PM) peak hours. The
study stated that acceptable traffic conditions were found at all of the traffic count locations. In the no-

Development build scenario, most of the intersections that were studied appeared to operate in a satisfactory manner,
except for the afternoon peak hour for the intersection of Hudson Bridge Drive at Hudson Bridge Road,
as well as Hudson Bridge Road at Flippen Road, which would both operate at Level of Service E. This
Information situation could be improved by adding a second westbound turn lane toward Flippen Road. Additional
roadway pavement is already available for such purpose, so it only needs to be restriped (in conjunction
with alterations to the timing of the traffic signal at the intersection of Hudson Bridge Road and Flippen
(cont.) Road). The study recommended that this improvement take place whether or not the proposed
townhomes are built. The Traffic Impact Study projected that the proposed 140 townhomes on the
subject property would generate 1,016 trips per weekday, including 67 trips during the morning peak
hour and 80 trips during the afternoon peak hour. These data are presented in the table below, with a
further breakdown of the numbers of AM and PM trips being generated going in and out of the proposed
development. Future traffic operations in the vicinity, with the addition of trips from the proposed
townhome development, would have “a slight deterioration in operations at each study intersection.” As
with the no-build scenario, the intersections of Hudson Bridge Drive with Flippen Road and with Hudson
Bridge Drive would operate at Level of Service E during the PM peak hour if the townhomes are built.
But since the Hudson Bridge Road/Hudson Bridge Drive Intersection features a side street which would
operate poorly only for the southbound direction during the PM peak hour, the Study did not
recommend that any traffic improvements be made, especially since drivers at that intersection would
have the option of travelling to the traffic signal at the Hudson Bridge Road / Western Parallel Connector
Intersection to make turns. The addition of a westbound left-turn lane from Hudson Bridge Road to
Flippen Road was recommended, whether or not the townhomes are developed.
• Townhome Lots, Buildings, and Designs: An inset on the applicant’s site plan
shows that the proposed townhome lots would have a depth of 100 feet.
The smaller townhome lots would be 20 feet wide and would be located

Development toward the rear of the property, while the larger townhome lots would be 24
feet wide and would be located at the front of the property. The requested
MFR zoning district requires front yard setbacks of 50 feet, but the
Information townhome lots drawings show distances of only 20 feet from the fronts of
the buildings to the right-of-way lines. For this reason, the applicant has
(cont.) requested a variance to reduce the front yard setbacks to only 20 feet. The
MFR district also requires a minimum spacing of 20 feet between townhome
buildings, but the applicant has requested a variance to reduce the side yard
setbacks of the townhome lots to 10 feet. The proposed townhome
renderings from the applicant, which are shown below, indicate that the
smaller townhome buildings would have one-car garages and the larger
townhome buildings would have two-car garages.
PROPOSED
SITE PLAN
Smaller
Townhome
Buildings (20
Feet Wide)
with One-Car
Garages:
Larger
Townhome
Buildings (24
Feet Wide)
with Two-Car
Garages:
PROPOSED SITE PLAN –
TOWNHOME LOT
DETAILS

• All 140 townhome lots would be
100 feet deep. There would be
101 larger lots (71% of the total)
and 39 smaller lots (29% of the
total). The larger townhome
units would be 24 feet wide and
have two-car garages, while the
smaller townhome units would
be 20 feet wide and have one-car
garages.
Presentation
for CP-2024-
01
Applicant’s Request

The applicant requests a Comprehensive Plan
Amendment to change the subject property’s future
land use designation from Medium-Density Mixed-
Use to Medium-Density Residential to allow for the
construction of a 140-unit townhome development.
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
2024 CITY OF
STOCKBRIDGE
FUTURE LAND
USE MAP
SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use Designation

St. Ives Apartments
Property to the North High Density Residential
St. Margrit Subdivision

Commercial uses fronting onto Hudson Bridge Road, Medium Density Mixed Use;
Property to the South
including J & J Liquor and Western Union.
High Density Residential
Hudson Bridge Townhomes

Property to the East Adjacent shopping center Medium Density Mixed Use

Oakwood Village Subdivision Medium-Density Residential
(Henry County Future Land Use Map)

Property to the West Medium-Density Residential
Oakwood Manor Subdivision (Henry County Future Land Use Map)
SURROUNDING LAND USE DENSITIES

Name of Subdivision Units Estimate Density Per Acres
St. Ives Apartments 1 unit per acre
19

St. Margrit Subdivision 3 units per acre
54

Hudson Bridge Townhomes 1 unit per acre
13

Oakwood Village Subdivision 4.5 units per acre
45

Oakwood Manor 1 unit per acre
41

Lennar Georgia, LLC. 6.87 units per acre
140
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map
shows a future land use designation for the subject property of “Medium-Density Mixed-Use”,
Staff Analysis which is intended for commercial areas or mixed-use developments containing mostly commercial
uses. But since the applicant only proposes to include residential uses, the current land use

(Section 9.2.7 of
designation of Medium-Density Mixed-Use would not be consistent with the Comprehensive Plan.
The applicant has therefore requested a Comprehensive Plan amendment, via Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential for an exclusive

The Unified
residential development, which allows densities of 4 to 7.99 units per acre. This would include the
applicant’s proposed density of 6.87 units per acre.
Development
Relation to the Zoning of the Property: Although the applicant’s requested MFR zoning would be
consistent with the property’s current Medium-Density Mixed-Use future land use designation, a
change to Medium-Density Residential would be more appropriate since the proposed

Code)
development would only contain a residential use and no commercial uses. Further, the Medium-
Density Residential specifies a density range of 4 to 7.99 units per acre, which would be appropriate
for the proposed development’s density of 6.87 units per acre.
3. Suitability of the Site’s Location: The proposed ‘Medium-Density Residential’ future land use
designation would be compatible with the adjacent Medium-Density Residential designation of the
Oakwood Manor Subdivision to the west. Furthermore, the requested MFR rezoning of the
property, which calls for multifamily uses, would be compatible with the Oakwood Manor
Subdivision’s Henry County zoning of ‘RM’ (Residential Multifamily).
4. Maintaining the Current Land Use Designation: Due to the location of the subject property
adjacent to major commercial uses along a major commercial corridor, as well as the large size of
the property, it is unlikely that the types of uses that are intended for areas having the Medium-
Density Mixed-Use designation would be developed on this property. Those uses include “two to
three story buildings, combining street-level commercial/retail/office uses with second and third
stories accommodating office or lofts/apartments/condominiums.”
Staff Recommendation
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment for Parcel #032-01026000 on the
north side of Hudson Bridge Drive, via CP-2024-01, would be
necessary and desirable for the subject property, in conjunction with
the requested rezoning of the property to MFR via RZ-2024-01, to
allow for the proposed townhome development. Therefore, the
Planning and Zoning staff recommends the APPROVAL of CP-2024-01.
Presentation for
RZ-2024-01
Applicant’s Rezone from ‘C-2’ (General
Request Commercial) to ‘MFR’ (Multiple Family
Residential) to allow for the
development of a townhome
community with 140 units.
2024 CITY OF
STOCKBRIDGE
ZONING MAP
PARKWAY
MIXED-USE
OVERLAY
DISTRICT
MAP
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map shows a
future land use designation for the subject property of “Medium-Density Mixed-Use”, to include both
residential and commercial uses. But since the applicant only proposes to include residential uses, the
applicant has requested a Comprehensive Plan amendment application, comprising Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential, which allows densities
of 4 to 7.99 units per acre, which includes the applicant’s proposed density of 6.87 units per acre. The
consistency of the proposed development with the Comprehensive Plan is further discussed within the

Staff Analysis 2.
staff report for CP-2024-01.
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

(Section 9.2.1 C of the City of Stockbridge Unified Development Code (UDC): The rezoning of the subject property to the
requested ‘MFR’ (Multiple Family Residential) district is necessary because the proposed townhome
development is not permissible under the property’s existing C-2 zoning. The MFR district permits
townhome development, as does the PMU (Parkway Mixed-Use Overlay District), wherein the property

The Unified lies. Although the intent of the MFR district is for new developments to be located on streets having a
classification of ‘collector’ or higher, and Hudson Bridge Drive is only a local street, the property is located
in close proximity to Hudson Bridge Road, an arterial road with a signalized intersection near the property.
Further, the subject property is part of the Walmart Master Plan area, and the property originally

Development 3.
extended to Hudson Bridge Road but was later subdivided into two tracts, thereby removing its direct
access to Hudson Bridge Road.
Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a

Code) particular piece of property, neighborhood, a particular area, or community: The subject property has
remained vacant even after the Walmart Master Development Plan was prepared in 2003. A restrictive
covenant was imposed by the Baptist Retirement Communities of Georgia on the subject property to
prohibit the development of retail uses. Yet, even after its expiration in 2008, no retail development has
taken place on the site, despite its permissible C-2 zoning. This suggests that the immediate vicinity may
have already reached its saturation point for retail uses. Although the C-2 district also allows other types
of non-retail commercial uses, many of them are not permitted in the PMU district. Further, even if they
were allowed, such uses most likely would need to have direct frontage onto Hudson Bridge Road to
attract customer traffic, which the subject site does not offer. Existing commercial uses to the south and
east of the site would have access to potential new customers from the proposed townhome
development, thereby increasing their business revenues. In addition, the new townhome residents would
have convenient access to the adjacent commercial uses within the Walmart and Centre@ Stockbridge
Shopping Center.
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 eastern portion of the subject site
contains steep topography, wetlands with a 25-foot state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. The developer should take appropriate steps to protect this
environmentally-sensitive area, and to facilitate drainage.
Staff Analysis
(Section 9.2.1 5. The impacts of the proposed development upon adjacent property owners, should the
request be granted: To protect the residents of the existing Oakwood Manor Subdivision to

C of The
the west, the secondary access that is shown at the northwest corner of the site, onto
Oakwood Drive, it is recommended that the secondary access be designated for emergency
access only, with a locked gate. To meet the requirements of the Buffer Area Standards in

Unified
Section 4.6.3 of the UDC, a 25-foot-wide zoning buffer should be provided along the
western property line, plus a fence and tall trees. The proposed development is likely to be
a positive impact on the adjacent commercial businesses, whereby the new townhome

Development residents could represent new customers at those businesses, thereby bringing additional
revenues to the businesses.

Code)
6. The potential impact of the rezoning on City infrastructure, including the water and
sewage system: The applicant obtained a letter from the Henry County Water Authority,
which was dated June 21, 2024. While water service could be made available with a water
line extension, the developer would need to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, and then convey that extension to the Authority.
Further, if any zoning or site plan changes occurred within 365 days of the date of the letter,
then the specifications of the letter would be void and a re-evaluation would be required.
The developer would therefore need to meet the stated requirements upon any approval of
the rezoning of the subject property.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes: The submitted site plan shows that the proposed
development would have two accesses. The main access would be via Hudson Bridge Drive
at the southern end of the property, which is an internal, private street supporting the
Walmart and Centre@Stockbridge Shopping Center. Several easements were previously
created to facilitate the site’s access from the existing traffic signal at Hudson Bridge Road.
The Development Agreement governing Tract 1 (Walmart development) stated that the City
acknowledged that the use of the created easement along Hudson Bridge Drive for access
into the subject site could also serve as the means for access to Hudson Bridge Road. Traffic
from the site would be able to utilize two nearby traffic signals on Hudson Bridge Road. The
closest one is located at Hudson Bridge Drive, adjacent to the existing QuikTrip store and
Taco Bell restaurant; and the second one is located at the Walmart driveway entrance. The AM 24-
two traffic signals would facilitate turning movements. A paved sidewalk is present along AM Peak,
Peak, AM Peak, PM Peak, PM Peak, PM Peak, Hour
Hudson Bridge Drive, which would facilitate pedestrian travel to the surrounding retail stores. Going In
The submitted site plan also shows the provision of a secondary access to the northwest, to Going Total Going In Going Out Total 2-Way
connect with Oakwood Drive. However, to prevent any adverse traffic impacts on the Out Total
adjacent Oakwood Manor Subdivision, this should be designated as an emergency access
only, with a gate. The applicant submitted a Traffic Impact Study, which was prepared on June 17 50 67 47 33 80 1,016
20, 2024. Traffic counts were taken on May 30, 2024 at five nearby intersections, when area
schools were in recess. The findings of the Study indicated that traffic conditions are
acceptable at most of the intersections, and that they would only have a “slight
deterioration” if the proposed townhomes were constructed on the subject property.
Although the Hudson Bridge Drive/Flippen Road Intersection would operate at Level of
Service E, with or without the townhomes, this could be improved if an additional
westbound, left-turn lane were to be provided in the westbound approach to the
intersection. Extra pavement is already available for this improvement, and it only needs to
be restriped, along with modifications begin made to the signal timing at that intersection.
While southbound traffic from the proposed development would incur substantial delays on
Hudson Bridge Drive during the afternoon peak hour, drivers could lessen their delays by
instead using the traffic signal at the Hudson Bridge Drive/Western Parallel Connector. The
Study therefore did not recommend that any other traffic improvements be made.
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

Staff Analysis objective of the comprehensive plan: The Walmart Master Plan called for a multifamily
development containing at least 200 units, but the proposed development would have only 140
units. Townhomes would be an appropriate usage of the property in serving as a transition between
(Section 9.2.1 the lower-density single-family residential subdivision to the west and the adjacent retail uses to
the east. Further, the proposed MFR district would be compatible with the RM Henry County
zoning which exists on about half of the acreage of the adjacent Oakwood Village Subdivision.
C of The Adequate access is available via Hudson Bridge Drive, the existing easements, and the two traffic
signals off Hudson Bridge Road. Residents would benefit from being able to walk to many of the

Unified
stores, and the stores could benefit from the business which the townhome residents would
provide.
9. The ability of the subject land to be developed as it is presently zoned: Although the
Development subject property could be developed for commercial uses under its existing C-2 zoning due
to the presence of numerous surrounding retail businesses, this may not be realistic for the

Code)
reasons that are listed below. Conversely, this Analysis has shown that the proposed
townhomes would be a reasonable use. The intent of the restrictive covenant by the Baptist
Retirement Communities of Georgia was for the subject property to be prohibited from retail
use.

• Despite the property’s location in the midst of numerous retail businesses, it has not been
developed with additional retail uses, even after the expiration of the restrictive covenant.

• Although some type of non-retail commercial uses could be built on the property, this is
unlikely to happen since such uses would probably need direct access to Hudson Bridge
Road for visibility, which the subject property lacks.

• The presence of the steep topography, stream, and buffer areas in the eastern portion of
the site would eliminate needed land which might be needed for required parking to serve
a retail or non-retail commercial business.
Staff Recommendation
The Planning and Zoning Staff recommends that the applicant’s request to rezone the subject property from ‘C-2’ (General Commercial) to ‘MFR’
(Multiple Family Residential) via RZ-2024-01 to allow for the development of a townhome community be APPROVED WITH CONDITIONS. Such
approval should be contingent upon the developer meeting the following nine (9) zoning conditions:
1. Comprehensive Plan Amendment – This requested rezoning shall not be approved unless the applicant’s requested Comprehensive Plan
Amendment, via CP-2024-01, to change the subject property’s land use designation from Medium-Density Mixed-Use to Medium-Density
Residential, is approved before, or simultaneously with, the approval of RZ-2024-01.
2. Site Plan:
a) Revised Site Plan -- The subject property shall be developed according to a revised site plan which is similar to, but including the required variances, to the site
plan which was prepared by Moore Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge,
GA.” Any major deviations in the number of residential units, the density, or the overall site design shall require City Council approval.
b) Site Accesses—This shall be a gated community, with both site accesses having gates plus flock cameras for security purposes. In addition, the proposed
secondary access to Oakwood Drive shall be reserved for use by emergency vehicles only. All of this information shall be noted on the site plan.
c) Internal Streets – All internal streets shall be of widths that are acceptable to the Fire Marshal
d) Internal Sidewalks – All internal streets shall have sidewalks on both sides of the streets, which are at least eight (8) feet wide.
e) Amenities and Related Facilities – The revised site plan shall include a mail kiosk, an 8-foot-wide multi-use path or walking trail, and a dog park, plus
appropriate additional amenities for a community of this size, such as a grill area, a playground, a shuffleboard court, a tennis court, a pickleball court, etc.
f) Central Trash Facility -- The revised site plan shall indicate the location of one or more central trash facilities
g) Bedroom Information -- The revised site plan shall provide a breakdown of the number of units by the number of bedrooms, as well as the sizes of the
bedrooms (for parking space requirements).
h) Parking – Sufficient parking shall be provided to meet the requirements of the Unified Development Code (UDC).
i) Western Buffer, Fence, and Tall Trees – The developer shall provide the required 25-foot zoning buffer along the western side of the property, adjacent to the
Oakwood Manor Subdivision, along with the installation of a fence and tall trees
3. One-Car Garage Townhome Units:
a) Only 20 percent of the total townhome units shall have one-car garages.
b) All one-car garage units shall have full brick elevations.
4. External Sidewalk -The existing sidewalk along Hudson Bridge Drive shall be extended into the main project entrance.
5. Water and Sewer Facilities -- The developer shall comply with all requirements of the Henry County Water Authority in providing adequate
water and sewer facilities to the subject site to serve the proposed townhome development.
6. Environmental Site Preservation - The developer shall
preserve the sensitive environmental features of the site,
including the slopes, creek, stream buffer areas, and
retaining wall, along the eastern side of the site.
Staff
Recommendation Easements - The developer shall comply with the
specifications of all easement agreements pertaining to
the portion of Hudson Bridge Drive which lies within and
(cont.) adjacent to the subject property.

8. Property Maintenance - A townhome association shall be
established, or a property management company shall be
secured, for the purpose of maintaining all common areas
of the site.
Presentation for VR-
2024-03
The applicant has submitted a variance
Applicant’s application to request the reduction in
the front yard setbacks of the
Request townhome lots from the MFR District’s
required 50 feet to 20 feet, and to
reduce the side yard setbacks
(between townhome buildings) from
the required 20 feet to 10 feet.
Required Versus MFR District Proposed Meets MFR
Setback Setbacks: Requirements
Proposed Requirements: ?
Setbacks in the Front Yard Front Yard No
Requested MFR Setbacks – 50 feet Setbacks – 20
District feet
Side Yard Setbacks Side Yard No
– 20 feet Setbacks – 10
feet
Rear Yard Rear Yard Yes
Setbacks – 20 feet Setbacks – 20
feet
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question exist due its
size, shape, or topography that are not found on other properties in the same zoning district: The subject property

Staff Analysis
does have an unusual shape, and the presence of a creek, wetlands, and a steep drop-off in the southeastern corner
of the property make certain areas of the property unbuildable. This limits the remaining available land on which to
build, resulting in fewer units being built than would otherwise be the case. However, the applicant’s application has
not stated why such a large reduction in the front yard setbacks is needed for each lot—from 50 feet down to 20 feet.
(Section 10.1.3 From the “Townhouse Detail” inset drawing on the submitted site plan, it appears that there would be only about 5
feet between the proposed 20-foot driveway setback and the sidewalk. Since standard parking spaces are 20 feet
long, parked vehicles could protrude into that 5-foot area, which could be undesirable for pedestrians.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of rights
commonly enjoyed by owners of other properties located in the same zoning district: While the Stockbridge City

Development
Council has approved reductions in the front yard setbacks of the townhome lots for other properties in the MFR
district, in the past five years, the City Council has not approved any variances for a front yard setback reduction down
to just 20 feet. Reductions down to 25 feet have been granted only a few times. Further, an ordinance is currently

Code) for
pending before the Stockbridge City Council to make revisions to the MFR district regulations. Included within that
ordinance is a staff recommendation that the required front yard setbacks within the MFR district be at least 30 feet.
The applicant has not provided any justification for reducing the front yard setbacks to less than 30 feet.

Variance Request 3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to
other owners of property in the same zoning district: Since the requested front-yard variance reduction would be
down to only 20 feet, this would be a greater reduction than has been granted for other properties in MFR districts in

#1 the City. The granting of Variance Request #1 would therefore cause the applicant to enjoy a special privilege, with no
apparent urgent need being given to do so, in terms of the design of the proposed development.
4. The variance will be consistent with the purposes and intent of this unified development code, will be compatible
with uses on neighboring properties, and will serve the public welfare: There is no apparent reason for granting a
front-yard setback reduction down to 20 feet, thus its consistency with the purposes and intent of the UDC cannot be
determined. Further, such a reduction would not be compatible with the single-family neighboring properties to the
west, in the Oakwood Manor Subdivision, and any potential benefits to the public welfare are unknown.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics of the
subject property (the presence of a creek, floodplain areas, and steep topography) are not the result of any actions of
the applicant. Their presence, though, does not automatically justify a front-yard setback variance reduction down to
20 feet.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without the
granting of Variance Request #1, the land could still be used for building a smaller townhome development with
larger but fewer townhome lots.
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the same zoning
district: The applicant is not requesting the granting of Variance Request #1 to allow any types of uses on the existing
vacant land that are prohibited within the applicant’s requested MFR zoning district.
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question
exist due its size, shape, or topography that are not found on other properties in the same zoning district:

Staff Analysis
The subject property does have an unusual shape, and the presence of a creek, wetlands, and a steep
drop-off in the southeastern corner of the property make certain areas of the property unbuildable. This
limits the remaining available land on which to build, resulting in fewer units being built than would

(Section 10.1.3
otherwise be the case. However, the applicant’s application has not stated why the reduction in the side-
yard setbacks would be needed. Presumably, it would just be to allow more townhome units to be built on
the property.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of
rights commonly enjoyed by owners of other properties located in the same zoning district: Within the

Development
past five years, the Stockbridge City Council has approved reductions in the side yard setbacks of
townhome lots for other properties in the MFR district. However, the applicant has not demonstrated why
any side-yard setback reductions are needed in designing the proposed development.

Code) for 3. Granting the variance requested will not confer upon the property owner any special privileges that are
denied to other owners of property in the same zoning district: The granting of Variance Request #2 may

Variance Request
not be viewed as a special privilege, compared to owners of other properties within the MFR zoning
district, since other property owners have been granted similar variance requests.
4. The variance will be consistent with the purposes and intent of this unified development code, will be
#2 compatible with uses on neighboring properties, and will serve the public welfare: There is no apparent
reason for granting a side-yard setback reduction down to 10 feet from the required 15 feet, thus its
consistency with the purposes and intent of the UDC cannot be determined. However, this reduction of
only 5 feet would not be significant, and no potential detriments to the public welfare have been
identified.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics
of the subject property (the presence of a creek, floodplain areas, and steep topography) are not the result
of any actions of the applicant. Their presence, though, does not automatically justify a side-yard setback
variance reduction down to 10 feet. However, no apparent harm in doing so has been identified.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without
the granting of Variance Request #2, the land could still be used for building a smaller townhome
development with larger but fewer townhome lots
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the
same zoning district: The applicant is not requesting the granting of Variance Request #2 to allow any
types of uses on the existing vacant land that are prohibited within the applicant’s requested MFR zoning
district.
1. Variance Request #1:
a) The denial of the applicant’s request to reduce
the front yard setbacks of the townhome lots
from the required 50 feet down to only 20 feet
in the MFR zoning district.
Staff b) b. The approval of a reduction in the front
Recommendation yard setbacks of the townhome lots to 30 feet.
2. Variance Request #2: Approval of this request to
reduce the side yard setbacks from the required
15 feet to 10 feet for the proposed townhome
lots.
City of Stockbridge Planning and Zoning Uivision
Application for an Amendment to the Comprehensive Plan
Name of Applicant LennarGeorgia, LLC Phone: 77o-57o-2757 Date: 4/1/2024
Address of Applicant: 11560 Great Oaks Way, Suite 100 Cell #.
City: Alpharetta .. State: GA Zip: 30022 E-mail:
Name of Agent__ Battle Law, PC Phone: 404-745-0045 Date:
Address of Agent: 3562 Habersham at .NCJrt.hl�k_e, Bldg J, Ste 100 Cell #404:601-7616.
City: Tucker State: GA Zip: 30084 _ .. E-mail: m_lb@battlelawpc:c_om
THE PERSONS NAMED ABOVE AFFIRM THAT THEY ARE THE OWNER Th� prt1perCy will be POSTED with II CH)· u(

OR AGENT OF TIIE OWNER OF THE PROPERTY DESCRIBED BELOW Stockb1id1?e PlannfnR and Zoning Sfgn. The 1ign must

AND REQUESTS THAT THE FOLLOWING AMENDMENT TO THE remain on the sub jul properly for no lcn than fllteea

COMPREHENSIVE PLAN BE GRANTED: dS)'S prior to Jhe Plnnnlng Commbdon and Mayor/City
Council mectln�(,). The app',_.(t' nr property owner
FRoM: Medium Density Mixed Use shHII not re 1r ultt> I dgn (or any niasun,
IAckt10Wltdgtment)
To,_Medium Density Residential
Property Address: 01-iud�(ln �rid�El!JriyEl
Nearest intersection to the property: Hudson Bridge Drive and Hudson Bridge Road

Land Lot Number(s): ...2. ..1....... .... ..... . District(s): 6th

.. (Required)

Signature of Applicant
Tom Bowers

Total Amount Paid$ Check# Credit Card # (FEES ARR NON-RRFUNDA0/,8)

Application checked by: Date;

Pre-application meeting:

Planning Commission Decision:

Mayor/City Council Decision:

Planning Director's Signature: Date:
1SPPGPG1SF"QQMJDBUJPO.FFUJOH
BOUNDARY SURVEY FOR: VICINITY MAP (NOT TO SCALE)
MT. ZION 48, LLC SURGE
STONE LN H
NORT L
LAND LOT 21 ~ 6TH DISTRICT CT TR
ST IVES PARK
I-7
5E
HENRY COUNTY, GEORGIA XP
ST IVES RE
SS
N/F Moore Bass
ST IVES LLC ST MARGRIT CR XING
D.B. 14232 PG. 75 Consulting, Inc.
TAX ID.
L.L. 032-01027000 INV. 739.06' FLIPPEN RD SITE
IPF 1IN" 12 L.L. x Civil Engineering
OTP IPS 1/2" 12
WATERCRESS CT OAKWOOD MANOR
x Land Surveying
RB
APPROX. S89°16'38"E x Development Consulting
LAND LOT LINE APPROX. RD
THIS BOX IS RESERVED FOR THE CLERK OF SUPERIOR COURT IPF 1/2" 627.56' DR BR IDGE x Landscape Architecture
LAND LOT LINE OAKWOOD DR
RECORDING INFORMATION. RB HU DSON x Environmental Permitting
L.L. 30' PLANTED BUFFER & 30' BUILDING S/B CHIP PL
21 L.L.
21 www.moorebass.com
N/F C/L DITCH VINCENT AVE
HAGY WILLIAM R JR T.O.B. TALLAHASSEE ATLANTA
WILLI
D.B. 13522 PG. 299
P.B. 12 PG. 51 50' UN T.O.B. INV. 760.00' ROBIN CIR S DR
TAX ID. 1350 Keys Ferry Court
30' PLANTED BUFFER
032C03027000 IPF 1/2" DIST ANDREW DR
EX. R/W RB 75' IM McDonough, GA 30253
OAKWOOD DRIVE OFF-LINE URBE
(60' RIGHT-OF-WAY) PERV . T.O.B
. N/F 770.914.9394
E 6.56' T.O.B
D ST WALMART REAL EST BUS TRUST3402-00
IPF 1/2" IOUS D.B. 9857 PG. 159
RB REAM TAX ID.
S/B
EX. R/W ON-LINE 032-01026001
BUFF 01"E
ER
°12'
N/F
S20 3.92'
REFERENCES GILBERT BERNARD 50
1. FINAL SUBDIVISION PLAT EASEMENTS RECORDED IN PLAT BOOK 52, PAGE 176-179 PER HENRY COUNTY D.B. 8025 PG. 87
RECORDS. P.B. 11 PG. 200
2. LIMITED WARRANTY DEED RECORDED IN DEED BOOK 11917, PAGE 266-269 PER HENRY COUNTY RECORDS. TAX ID.
3. PERMANENT RETAINING WALL & GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 219 PER HENRY 032C03028000 APPROX.
GEORGIA SURVEY CERTIFICATE
COUNTY RECORDS. DRAINAGE EASEMENT
OAKWOOD MANOR THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE
4. DRAINAGE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 221-222 PER HENRY COUNTY RECORDS. P.B. 52 PG. 179
N01°00'44"W A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF
5. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 224 PER HENRY COUNTY RECORDS. D.B. 7038 PG. 221-222
THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED
6. PERMANENT RETAINING WALL AND GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 220 PER HENRY 758.13' 1.95 +/- ACRES
N/F HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
COUNTY RECORDS. (84,766 +/- SQ. FT.)
MT. ZION 48, LLC
P.B. 16 PG. 281 HAGY WILLIAM R PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE
7. INGRESS / EGRESS ACCESS EASEMENT EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 & 219 PER HENRY OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
D.B. 9108 PG. 143
COUNTY RECORDS. MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND
P.B. 16 PG. 281
8. PERMANENT SLOPE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 PER HENRY COUNTY RECORDS. REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS
TAX ID.
9. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 204 PER HENRY COUNTY RECORDS.
HUDSON BRIDGE
032C03047000 AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
IPS 1/2"
STOCKBRIDGE CITY LIMITS
30' PLANTED BUFFER AREA: RB
APPROX.
20.37 ACRES
1720 PEACHTREE STREET, SUITE 150,
FLOOD NOTE IPF 1/2" PERM. RETAINING WALL
RB (887,175 SQ. FT.) & GRADING EASEMENT
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY N/F ON-LINE TAX ID. P.B. 52 PG. 179
HAGY WILLIAM R JR D.B. 7038 PG. 220 ________________________________________________________________________________________________________
PANEL NUMBER: 13151C0088D EFFECTIVE DATE OCTOBER 6TH, 2016, THIS PROPERTY IS NOT LOCATED IN A FEMA FLOOD 032-01026000
D.B. 15501 PG. 95 0.57 +/- ACRES TIMOTHY M. WORLEY DATE:
HAZARD ZONE.
HENRY COUNTY, GEORGIA
P.B. 16 PG. 281 (24,807 +/- SQ. FT.) REGISTERED LAND SURVEYOR #3360 (tworley@moorebass.com)
TAX ID.
032C03048000 IPF 1/2"
ATLANTA, GEORGIA 30309
RB
CONC. WALL
315.7
ON-LINE
SURVEY NOTES OAKWOOD MANOR
S12°58 6' .C.
NO N.G.S. MONUMENT FOUND WITHIN 500 FEET OF ANY POINT ON THE SUBJECT PROPERTY. K C/L CE B.O
N/F /L T.O.B.
'27"W
ADJOINERS CHART
HAGY WILLIAM R JR
IPF 3/4"
S85°26'49"W T.O.B.
ALL PROPERTY CORNERS REFERENCED AS I.P.S. INDICATES A ½" REBAR PLACED W/CAP LSF 001179 UNLESS OTHERWISE (60' RIGHT-OF-WAY)
D.B. 15501 PG. 95
INK FEN
NOTED. ROD 282.43' CREE NUMBER OWNER D.B. & PG. P.B. & PG. TAX ID.
P.B. 16 PG. 281 R
ON-LINE 30' PLANTED BUFFE IPF CTP"
TAX ID. 1IN
CHAINL
MOORE BASS CONSULTING AND/OR TIMOTHY M. WORLEY DO NOT GUARANTEE THAT ALL EASEMENTS AND SUB-SURFACE 032C03049000 S
1 CALLAHAN TIMOTHY J & TONDA L 15369-196 21-50 032D01070000
IPS 1/2" S
CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE SHOWN. IPF CAP"
IPF 1/4" RB
WOLVERTON
CONC. WALL

RB N/F 2 LEVY MILLICENT 14038-104 21-50 032D01071000
THIS DRAWING HAS BEEN GENERATED ELECTRONICALLY. THIS MEDIA SHOULD NOT CONSIDERED RLS2283
WRS CENTERS I LLC
A CERTIFIED VALID DOCUMENT UNLESS IT HAS BEEN PROPERLY SEALED, SIGNED, AND DATED BY TIMOTHY M. WORLEY IN 11
N/F D.B. 13433 PG. 218
CONTRASTING COLOR OF INK PER O.C.G.A. 43-15-22. 12 WHISNANT DANNY R 13821-321 21-50 032D01072000
CHRISTIAN SHANARRA 13 TAX ID. 3
75' IMPERVIOUS S/B

D.B. 17163 PG. 171 032-01026011
THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD REVEAL ENCUMBRANCES NOT B.O
SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. P.B. 21 PG. 14 .C. 4 BAXTER GALEN C & COLLEEN N 14104-293 21-14 032D01073000
TAX ID.
50' UNDISTURBED STREAM BUFFER

THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PARTY OR ENTITY NAMED HEREON AND THE CERTIFICATION 032D01083000
5 EASLEY SHARON P & ROBIN L 8215-268 21-50 032D01074000
DOES NOT EXTEND TO ANY OTHERS.
10
THIS PLAT MAY NOT CONFORM TO THE BEARINGS AND DISTANCES RECORDED ON THE DEED AND/OR PLAT OF RECORD 6 TURNER VIRGINIA N 7838-292 21-14 032D01075000
IPF 1/2" APPROX.
DUE TO SEVERAL FACTORS INCLUDING, BUT NOT LIMITED TO, THE NATURE OF THE ADVANCES IN SURVEYING
RB DRAINAGE EASEMENT
TECHNOLOGY SUCH AS ELECTRONIC DISTANCE MEASURING DEVICES AND THE ADVENT OF SURVEY GRADE G.P.S.
P.B. 52 PG. 179 7 AUGUSTINE MARIE E 12287-255 21-50 032D01076000
MEASUREMENT EQUIPMENT. 9
D.B. 7038 PG. 221-222
IPF 1/2" 01"E S
THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM (N.A.D.) OF 1983(1994 ADJUSTMENT) FOR HORIZONTAL 1.95 +/- ACRES °12' 8 BERNUY FRANCISCO 60160-96 21-50 032D01077000
DATUM AND THE NORTH AMERICAN VERTICAL DATUM (N.A.V.D.) 1988 FOR THE VERTICAL DATUM. THE USE OF G.P.S. RB (84,766 +/- SQ. FT.) E
S20 4.07'
SURVEY MEASURING TECHNIQUES WERE USED FOR THESE DATUMS AND BASED ON THE POSITIONAL VALUES FOR THE 38 FENC E.O.C. THE IRA CLUB FBO
VIRTUAL REFERENCE STATION NETWORK DEVELOPED BY EGPS SOLUTIONS. THE ORTHIMETRIC HEIGHTS WERE DERIVED 9 CHRISTOPHER ALLEN & 15610-300 21-14 032D01078000
USING THE GEOID A12. S KIMBERLY
OAKWOOD VILLAGE - UNIT

ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES UNLESS OTHERWISE NOTED. 10 CENTRIC LLC 13289-206 21-50 032D01079000
30' PLANTED BUFFER

APPROX.
UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST ABOVE OR BELOW IPF 1IN" PERM. RETAINING WALL 11 MOTON MELBA & NATHANIEL JR 17525-293 21-14 032D01080000
GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE ACCURACY OR THOROUGHNESS OF THE UTILITIES OR OTP
N02°16'56"E & GRADING EASEMENT
P.B. 21 PG. 50
STRUCTURES SHOWN HEREON. PER GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE . IPF CAP"
P.B. 52 PG. 179 E.O.P . TRICON SFR 2020-2 BORROWER
CALLED PRIOR TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. 6 773.84' D.B. 7038 PG. 219 WOLFERTON 12 17632-95 21-14 032D01081000
B.O.C APPROX. LLC
0.26 +/- ACRES RLS709
THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 49,634 FEET, AND AN IPF 1/2" ACCESS EASEMENT
RB (11,232 +/- SQ. FT.) G S/B 13 TAH 2017-1 BORROWER LLC 15420-17 21-14 032D01082000
ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE AND WAS ADJUSTED USING THE LEAST L=50.88' P.B. 52 PG. 179
IPF CAP" ILDIN
SQUARES METHOD. 50' BU D.B. 7038 PG. 224
R=146.00' WOLVERTO
THE CLOSURE PRECISION OF THE DATA SHOWN ON THE MAP OR PLAT. "THIS MAP OR PLAT HAS BEEN CALCULATED FOR CL=50.62'
IPF 1/2" S
CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 1,240,152 FEET" THE CLOSURE PRECISION PLACED ON CD=S59°49'01"W IPF CAP" S24°47'56"W
THE SURVEY SHALL BE BASED ON AN ACTUAL MAP CLOSURE THAT HAS BEEN INDEPENDENTLY CALCULATED BY THE RB .
WOLFERTON E.O.P 35.36'
SURVEYOR BY USING THE BEARINGS AND DISTANCES FROM THE FACE OF THE PLAT, AND SHALL NOT BE A IPF CAP"
4 HUDSON BRIDGE DRIVE RLS2283 . WOLFERTON
OAKWOOD CIRCLE
GENERALIZATION. (PRIVATE RIGHT-OF-WAY) S20°12'13"E E.O.P . (VA
IPF 1/2" FENCE S B.O.C S69°47'59"W RLS709
ALL LOTS OR PARCELS SHOWN ON.LINEAR AND ANGULAR MEASUREMENTS WERE OBTAINED USING A TRIMBLE S6 RB APPROX. 62.29' 5 Y)
109.95'
ROBOTIC TOTAL STATION & CHAMPION TKO ROVER GPS UNIT. THE FIELDWORK WAS COMPLETED MARCH 21ST, 2022 ON PERM. SLOPE EASEMENT IPF CAP" E 7 F-WA
(50' RIGHT-OF-WAY)
THIS PROJECT. P.B. 52 PG. 179 P.O.B. WOLVERTO EX
AT
3 .R
ST T-O
D.B. 7038 PG. 205 IPS 1/2"
/W ER IGH
0.19 +/- ACRES RB INT LE R
(8,155 +/- SQ. FT.) L=14.10' B
2 POINT OF INTERSECTION R IA
1 R=86.45'
/W HUDSON BRIDGE ROAD (VARIABLE R/W)
IPF 1/2" CL=14.08'
S25 26.13'
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& INTERSTATE 75 (VARIABLE R/W)
GS
°17
RB DIN CD=S29°57'05"W
IL IPS 1/2" IPF 3/4"
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RB RB BNT
LEGEND 1 P.O.C.
APPROX.
INGRESS / EGRESS
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D.B. DEED BOOK E.O.P. EDGE OF PAVEMENT IPF 1/2" LL °34
.60' WA S ACCESS EASEMENT
P.B. PLAT BOOK FH FIRE HYDRANT RB IPS 1/2" 244 '06"W S70°59'14"W S67 19.61'
1 The Drawings, Specifications and other documents
PG. PAGE L LINE LABEL RB P.B. 52 PG. 179 721.24 '15"W prepared by Moore Bass Consulting, Inc. (MB) for
°10 N20°13'00"W LINE NOT TO SCALE this Project are instruments of MB for use solely
LL LAND LOT N/F NOW OR FORMERLY S66 N23°42'02"W D.B. 7038 PG. 205 & 219 S77°27 '
with respect to this Project and, unless otherwise
N/F 395.82' 94.94
OTP OPEN TOP PIPE PK NAIL SET 0.44 +/- ACRES R/W provided, MB shall be deemed the author of these
PKS BROWN ADRIAN M & NICOLAS C 110.22' S EX. documents and shall retain all common law,
RB REBAR S.S.E. SANITARY SEWER EASEMENT (19,186 +/- SQ. FT.) N54°05'42"W statutory and other reserved rights, including the
D.B. 13805 PG. 77 "W OAD copyright.
IPF IRON PIN FOUND U.E. UTILITY EASEMENT IPF PK" IPF 3/4" BRICK WALL 2'48 71.58'
P.B. 21 PG. 50 GE R AY)
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TAX ID.
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R/W RIGHT OF WAY FT. FEET 42.89' R=131.46' 66.42' S73°20'07"W
N/F NOW OR FORMERLY IRON PIN FOUND R=5829.58
CL=113.67' 19.09'
-E- OVERHEAD POWER LINE IRON PIN SET CL=544.03
CMP CORRUGATED METAL PIPE CALCULATED POINT
CD=S50°54'03"W
CD=S70°39'42"W S73°20'07"W
SWMF STORMWATER MANAGEMENT FACILITY POWER POLE (PP) O R G I
TBM TEMPORARY BENCHMARK FIRE HYDRANT (FH) 12.62' E
APPROX. G I ST E R E A
P.O.B. POINT OF BEGINNING WATER VALVE (WV) R/W EG
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P.O.C. POINT OF COMMENCEMENT WATER METER (WM)
P.B. 52 PG. 179 LINE NOT TO SCALE
RCP REINFORCED CONCRETE PIPE D JUNCTION BOX (JB) No. 3360
D.B. 7038 PG. 204
DIP DUCTILE IRON PIPE S SANITARY SEWER MANHOLE (SSMH) IPF
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CONCRETE R/W MONUMENT FOUND (CMF)
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PL PROPERTY LINE SINGLE WING CATCH BASIN (SWCB) T H D SU RV E
CL CENTERLINE DOUBLE WING CATCH BASIN (DWCB) Y
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ID IDENTIFICATION CURB INLET (CI)
B.S.L. BUILDING SETBACK LINE HEADWALL (HW)
B.O.C. BACK OF CURB FLARED END SECTION
C CURVE LABEL LIGHT POST (LP)
CI CURB INLET YARD INLET (YI)
D.E. DRAINAGE EASEMENT SEWER CLEAN OUT (CO) GRAPHIC SCALE
AREA INLET (AI)
100 0 50 100 200 400 BOUNDARY
LINE NOT TO SCALE SURVEY

( IN FEET )
1 inch = 100 ft.
Q:\A3846.0001\Survey\Boundary\A3846.0001_BND.dwg, 1OF1, dcoppock, Mar 31, 2022 - 1:46:12pm

1 OF 1
D.B. 13433 PG. 218
TAX ID.
032-01026011 R/W
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74 79 80 81 82 83 84
73 85 86 87 88 89
72 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 109
71 108 110
POND
70
HUDSON BRIDGE TOWNHOMES

69

68

67
66
LENNAR GEORGIA, LLC

65
64
STOCKBRIDGE, GA
25
63
118 117 116 111 24 23
115 114 113 112 26 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5 4 3 1
119 6 2
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121
122 28
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D.B. 14232 PG. 75 31
59
TAX ID.
032-01027000 58 32
10 N/F
57 9
133 134 135 136 137 138 139 140
8 7 BROWN ADRIAN M & NICOLAS C
125 126 127 128 129 130 131 132 6 5
56 11 4 3 D.B. 13805 PG. 77
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55
TAX ID.
032D01069000

54

53
12
52

41 40 37 36 35 34 33
51 48 47 46 45 44 43 42 39 38
TOWNHOUSE UNIT DETAIL
50
SCALE: 1"=20'
49 13 20 WIDE UNITS 24 WIDE UNITS
101 UNITS (71% OF TOTAL) 39 UNITS (29% OF TOTAL)
SIDEWALK SIDEWALK
N/F
CHRISTIAN SHANARRA
N/F N/F D.B. 17163 PG. 171
EX. R/W N/F HAGY WILLIAM R JR
N/F HAGY WILLIAM R JR P.B. 21 PG. 14
HAGY WILLIAM R D.B. 15501 PG. 95
N/F
EX. R/W GILBERT BERNARD D.B. 15501 PG. 95 TAX ID. 50' PUBLIC R/W 50' PUBLIC R/W
D.B. 9108 PG. 143 P.B. 16 PG. 281
HAGY WILLIAM R JR D.B. 8025 PG. 87 P.B. 16 PG. 281 032D01083000
P.B. 16 PG. 281 TAX ID.
D.B. 13522 PG. 299 P.B. 11 PG. 200 TAX ID.
TAX ID. 032C03049000
TAX ID. 032C03048000
P.B. 12 PG. 51 032C03047000 SIDEWALK SIDEWALK
TAX ID. 032C03028000
SITE DATA The Drawings, Specifications and other documents
032C03027000 2' prepared by Moore Bass Consulting, Inc. (MB) for
this Project are instruments of MB for use solely
OAKWOOD MANOR DRIVE

PROJECT NAME HUDSON BRIDGE TOWNHOMES with respect to this Project and, unless otherwise
16' provided, MB shall be deemed the author of these
documents and shall retain all common law,
statutory and other reserved rights, including the
SITE AREA 20.37 AC. copyright.

TAX ID 032-01026000 20' FRONT S/B

CURRENT ZONING C-2
10' 20' 20' 20' 20' 20' 10' 10' 24' 24' 24' 24' 10'
PROPOSED ZONING MFR

PROPOSED USE UNIT SIZE SETBACKS QUANTITY
FRONT: 20', SIDE: 10', 46'
FEE SIMPLE TOWNHOMES 20' WIDE 101 UNITS
REAR: 20'
FRONT: 20', SIDE: 10', 100' 100'
FEE SIMPLE TOWNHOMES 24' WIDE 39 UNITS
REAR: 20'
TOTAL 140 UNITS
140 UNITS / 20.37
PROPOSED DENSITY 6.87 UNITS PER ACRE
AC.
PATIO PATIO
OPEN SPACE PROVIDED PROPOSED OVERALL OPEN SPACE 8.37 AC. GRAPHIC SCALE
PROPOSED OVERALL OPEN SPACE AREA AS A % 20' REAR S/B 20' REAR S/B SITE PLAN
41.1% 50 0 25 50 100 200
OF SITE
IMPERVIOUS AREA
10.0 AC. (49 % OF TOTAL SITE AREA)
( IN FEET )
OFF-STREET PARKING
41 SPACES 1 inch = 50 ft.
PROVIDED:
Q:\A3551.0010 - Hudson Bridge\Engineering\Planning\A3551.0010-SP1.dwg, 22 & 24 UNITS, btaylor, Feb 29, 2024 - 9:10:29am

1.0
-FOOBS)PNFT)VETPO#SJEHF1SPKFDU3FOEFSJOHT
STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Unified Development Code
For
A Rezoning from C-2 to MFR and Land Use Amendment
From Medium Density Mixed Use to Medium Density Residential

of

LENNAR GEORGIA, LLC.
c/o Battle Law, P.C.

for

+/-20.37 Acres of Land
Being Hudson Bridge Drive
City of Stockbridge, Georgia and
Parcel Nos. 032-01026000

Submitted for Applicant by:

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

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

Lennar Georgia, LLC (the “Applicant”) is seeking to develop that certain undeveloped +/- 20.37 acre
tract of land being Tax Parcel No. 032-01026000 having frontage on Hudson Bridge Drive (the
“Subject Property”) for one hundred forty (140) townhome units as depicted on the submitted
elevations. The Subject Property is located within the Parkway Mixed Use Overlay District
(“Parkway Overlay District”), and is currently zoned C-2, with a land use designation of Medium
Density Mixed Use. The Applicant is seeking to rezone the Subject Property to MFR, while
simultaneously seeking a land use amendment to Medium Density Residential.

This document serves as a statement of intent, analysis of the criteria under the City of Stockbridge
Unified Development Code and contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. STEINBERG ACT REZONING CRITERIA

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

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

The zoning proposal will permit a use that is suitable in view of the current density and uses
allowed under the Parkway Overlay District, in addition to existing uses on the adjacent and
nearby property. Amongst other things, the purpose and intent of the Parkway Overlay District
is “to encourage a balanced mix of retail, professional, residential, civic, entertainment and
cultural uses,” and “to improve public health and provide safe and efficient movement within the
overlay district by promoting development patterns that encourage physical activity such as
walking and bicycling.” The area surrounding the Subject Property within the City of Stockbridge
is predominately commercial and retail uses, except for the Hudson Bridge Townhome
community that was built in 1986.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property is part of a 72.69 acre planned commercial/retail/residential project which
was been developed by multiple owners. Hudson Bridge Drive is a private street which provides
shared access to excess of 20 stores, including the following businesses:

1. QuikTrip;
2. Walmart:
3. Chipotle
4. J&J Liquor;
5. Taco Bell
6. Zaxby’s
7. Murphy’s Gas Station
8. Mellow Mushroom
9. Arby’s
10. Discount Tire; and
11. Bank of America.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property was originally a 22.076 acre tract of land that was subdivided in 2013 into
two tracts with the intervening shared driveway for the development of a commercial outparcel.

In 2004 the 22.076 acres was owned by Baptist Retirement Communities of Georgia, Inc.
(“Baptist RCG”), along with the adjacent 9.67 acres of land that has been developed as a
commercial retail plaza. As part of the development of the commercial plaza Baptist RCG agreed
to place a restrict covenant on the Subject Property which prohibited it from being developed for
any retail purposes but allowed it to be developed for residential apartments.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
It can be inferred that the intent of this prohibition on the development of other retail uses, while
permitting the development of multi-family apartments, was to support the viability of the retail
stores without additional competition, AND to create a mixed-use environment with residents
living adjacent to the site that could support the commercial businesses being developed. Based
upon the Subject Property being included in the Parkway Overlay District the purpose and intent
of the development of this area and the Subject Property remains the same.

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

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
properties. The zoning proposal will permit a use that creates the mixed-use environment
promulgated by the Parkway Overlay District. Additionally, the development of the Subject Property
as currently zoned would in fact have an adverse impact on the adjacent property owners by
oversaturating an already robust commercial corridor.

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

The property to be affected by the zoning proposal does not have a reasonable economic use as

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
currently zoned. The area in which the Subject Property is located is already saturated with
commercial development, which is inconsistent with the intent and purpose of the Parkway Overlay
District, and based on the current economic climate in which retail stores are being challenged by
the growing online shopping trends, the development of additional commercial space in this corridor
would be economically unfeasible.

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

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

Additionally, according to the letter attached to this application from the Henry County Water
Authority, water and sewer are available for the Subject Property. The Henry County Water
Authority stated that there is enough capacity to serve the proposed number of units.

Lastly, the zoning proposal will not overly burden the local schools as the majority of the units as
the anticipated market for the proposed units are young professionals, and single individuals looking
for a low maintenance homeownership option.

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

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

The Applicant is seeking to amend the current land use designation to Medium Density Residential
which is consistent with the purpose and intent of the Parkway Overlay District which allows for a
density of up to 60 units per acre with density bonuses, and heights up to 20 stories. The current
Medium Density Mixed-Use only allows for up to 2 to 3.6 units per acres, with a maximum height
of 3 stories. The comprehensive plan from which the land use designations were derived was
adopted in 2018: however, the City’s Revised Unified Development Code, which contains the
current Parkway Overlay District, was adopted in March of 2022. Therefore, the current land use
plan for the City and the Subject Property is outdated, and inconsistent with the Parkway Overlay
District.

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

The Applicant is not aware of any other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or disapproval of
the zoning proposal.
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a Rezoning from
C-2 to MFR be approved. The Applicant welcomes any questions and feedback from the planning
staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

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

The application of the City of Stockbridge Zoning Ordinance to the Subject Property which
restricts its use to any classification other than that proposed by the Applicant is unconstitutional,
illegal, null and void, constituting a taking of Applicant’s Property in violation of the Just
Compensation Clause of the Fifth Amendment to the Constitution of the United States, Article I,

Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of

Georgia of 1983, and the Equal Protection and Due Process Clauses of the Fourteenth Amendment
to the Constitution of the United States denying the Applicant an economically viable use of its
land while not substantially advancing legitimate state interests.

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

A refusal by the City of Stockbridge City Council to amend the land use and/or rezone the Subject
Property to the classification as requested by the Applicant would be unconstitutional and
discriminate in an arbitrary, capricious and unreasonable manner between the Applicant and
owners of similarly situated property in violation of Article I, Section I, Paragraph II of the
Constitution of the State of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment to the Constitution of the United States. Any Rezoning of the Property subject to
conditions which are different from the conditions requested by the Applicant, to the extent such
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
different conditions would have the effect of further restricting Applicant’s utilization of the
property, would also constitute an arbitrary, capricious and discriminatory act in zoning the Subject
Property to an unconstitutional classification and would likewise violate each of the provisions of
the State and Federal Constitutions set forth hereinabove.

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

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

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

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
Engineering Division

December 2, 2022

Re: Water and Sewer Services - Availability
Proposed Development: Apartment Complex
Property Information: Hudson Bridge Road Parcel No. 032-01026000
LL 21; District 6; 20.37+/- acres
Proposed Zoning: MFR
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

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

Water service can be made available to the property described above by way of a line extension,
as illustrated on the Conceptual Site Plan at the developer’s expense. A fire flow test calculated
in the area revealed the following data:

Static: 110 psi
Residual: 95 psi
Flow 1130 gpm
Calculated Flow @ 20 psi: 2973 gpm

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

Sewage treatment and sewer line capacity are available for the property. However, installation
of a private lift-station (proposed to be located on the developer’s site), associated force main
and gravity sewer main extension will be necessary at the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Conceptual Site Plan dated
08/24/2022 prepared by Moore Bass Consulting, Inc.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

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

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

DATE: August 15, 2024

SUBJECT: Staff Report for Comprehensive Plan Amendment Case
#CP-2024-01 for Parcel #032-01026000 on Hudson Bridge Drive,
In Council District 5

I. PURPOSE
To consider a Comprehensive Plan Amendment application (#CP-2024-01) by Lennar
Georgia, LLC, c/o Battle Law, P.C, to change the future land use designation of Parcel
#032-01026000 on Hudson Bridge Drive from Medium-Density Mixed-Use to Medium-
Density Residential to allow for the development of a townhome community with 140
units. Mount Zion 48, LLC is the current owner of the property, and it contains
approximately 20.367 acres.

The applicant has also submitted two other applications for the subject property. For
Rezoning Case #RZ-2024-01, the applicant requests to rezone the property from ‘C-2’
(General Commercial) to ‘MFR’ (Multiple-Family Residential). For Variance Case #VR-
2024-03, the applicant requests the granting of two variances. In Variance Request #1,
the applicant requests that the front yard setbacks of the townhome lots be reduced from
the required 50 feet in the MFR district to 20 feet. In Variance Request #2, the applicant
requests that the rear yard setbacks of the townhome lots be reduced from the required
20 feet to 10 feet.

An aerial photo of the subject property is shown after the Case Facts (Table 1) below.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

II. CASE FACTS (Table 1)

DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Townhome community with 140 fee simple units.
Parcel Identification: 032-01026000 (no address).
Parcel Acreage: +/- 20.367 acres.
Land District and Land Lot: District 6, Land Lot 21.
Applicant: Lennar Georgia, c/o Battle Law, P.C.
Owner: Mount Zion 48, LLC.
Current City Zoning: C-2 and Parkway Mixed-Use Overlay District.
Surrounding Zoning: • North—MFR (Multiple Family Residential).
• Northwest—SR (Suburban Residential).
• East—C-2 & C-3 (General Commercial & Heavy
Commercial).
• South—C-2 (General Commercial).
• Southeast—C-2 & C-3 (General Commercial & Heavy
Commercial).
• West—Outside of the City. Zoned ‘RD’ & ‘RM’ (Residential-
Duplex & Residential-Multifamily) by Henry County.
• Southwest—Outside of the City. Zoned ‘C-2’ (General
Commercial) by Henry County.
City Land Use Designation: Medium-Density Mixed-Use.
Current Use: Vacant.
Surrounding Land Uses: • North—St. Ives Apartments.
• Northwest—St. Margrit Subdivision.
• East—Walmart and adjacent Centre @ Stockbridge
Shopping Center.
• South—Commercial uses fronting onto Hudson Bridge
Road, including J & J Liquor and Western Union.
• Southeast—Retail uses (Taco Bell and QuikTrip)
outside the City, with access from Hudson Bridge Dr.
• West—Oakwood Village Subdivision, outside City).
Property Location: To the rear of 1590 Hudson Bridge Road. Property has
no access to any public street. Access exists from
Hudson Bridge Drive, an internal street for the adjacent
Centre @ Stockbridge shopping center, which includes
Walmart. A portion of this street actually is part of the
subject property.
Property Conditions: Vacant land; mostly wooded. The eastern portion of
site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. Site
includes a portion of Hudson Bridge Drive, which was
granted an easement.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

AERIAL PHOTO OF SUBJECT PROPERTY

III. PROPERTY AND ZONING HISTORY
A. Restrictive Covenant. The subject property was previously owned by Baptist
Retirement Communities of Georgia, who sold it in 2005. Before doing so, a restrictive
covenant, dated April 26, 2004, was prepared and filed with the Henry County Superior
Court (in Book 7028, Page 237). It prohibited the use of the subject property for retail
uses. This restriction expired, however, on March 31, 2008.

B. Walmart Master Development Plan and DRI. The subject property was originally a
part of a Master Development Plan (Centre @ Stockbridge) with a Wal-Mart Supercenter
as a mixed-used development for a total of 70.16 acres. The entire property was annexed
by the City of Stockbridge in 2002. The subject site as a part of the Master Plan was
described as “Tract 2.” Tracts 1 and 2 were annexed as C-2 (Commercial – Medium
Density) and C-3 (Heavy Commercial). Tracts 1 and 2 were further subdivided on

February 4, 2004, creating a “new” Tract 2 as a part of the Walmart Development. The
original Tract 2 would become a “stand-alone” parcel for future development. The Master

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

Development Plan initially allowed the subject site to have access from Hudson Bridge
Road, but outparcels were later created, and this removed the site’s access to Hudson
Bridge Road. A Development of Regional Impact Analysis (DRI #481) was completed on
the Master Development Plan, including the subject site, on November 21, 2003, and a
Development Agreement was also prepared. Per the DRI for the entire Plan area, “The
site shall be mixed-use and contain a minimum of 200 residential units and a maximum
of 343,500 square feet of commercial/office/retail space.” However, DRI officials have
stated that DRI conditions have no effect after ten years.

C. Previous Parcel Split and Easement Creation. Wolverton & Associates of Duluth,
Georgia created a series of drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the subject property was split
into two Tracts, with Tract 1 representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the current site) losing its access
from Hudson Bridge Drive. However, ten easements were created along and adjacent to

WALMART MASTER DEVELOPMENT PLAN AREA

Hudson Bridge Drive, including an easement to allow a portion of Hudson Bridge Drive,
which is a private street, and which is actually contained within the boundaries of the
subject site, to be used by the public for access to the surrounding commercial properties.
The fact that this portion of Hudson Bridge Drive is located within the site boundaries is
confirmed today by the aerial photo of the site from the Henry County Tax Assessors’
records.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

D. Recent Zoning Activity: RZ-2019-04 and RZ-2020-01 by TPA Residential. A
rezoning of the subject property from C-2 (General Commercial) to MUND (Mixed-Use
Neighborhood Development) was sought by TPA Residential (c/o Falcon Design
Consultants, LLC) in 2019 via RZ-2019-04 to allow for a mixed-use development to
contain 118 townhomes plus small commercial uses. The Planning and Zoning Staff, as
well as the Planning Commission (at their September 14, 2019 meeting) both
recommended the approval of this case, with conditions. However, at the subsequent City
Council meeting on October 14, 2019, the applicant announced that he wanted to
withdraw his application. TPA Residential returned to the City with a revised rezoning
application via RZ-2020-01. This time, the applicant wanted to build a purely residential
development, containing 147 townhomes only. GRTA determined that an updated DRI
review was not required since the proposed density would be less than what the Walmart
Master Development Plan called for. The Staff recommended approval with conditions,
as did the Planning Commission at its June 25, 2020 meeting; but the City Council denied
the case at its meeting on July 13, 2020.

PREVIOUS PARCEL SPLIT AND EASEMENT CREATION

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

E. Recent Zoning Activity: RZ-2022-08 by Carter Acquisitions. In 2022, a new
developer, Carter Acquisitions, LLC, c/o Battle Law, PC, sought to rezone the subject
property via RZ-2022-08 from C-2 to MFR (Multiple Family Residential) to allow for the
development of a townhome community containing 330 units. The proposed density was
16.2 units per acre, which exceeded the allowable density of 16.0 units per acre for the
proposed High-Density Residential future land use designation. The applicant needed to
reduce the number of units by eliminating four units to meet the maximum allowable
density. But the applicant never returned with a new site plan having a reduced density.
After an extended period of time, the applicant withdrew their application, along with
Comprehensive Plan Amendment application #CP-2022-07.

STREET VIEW OF SOUTHWEST CORNER OF SITE

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

STREET VIEW OF SITE TOWARD SOUTHEAST CORNER

Shown below are the Zoning Map, the Future Land Use Map, and the Boundary Survey for
the subject property.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

2024 CITY OF STOCKBRIDGE ZONING MAP

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024

2024 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024
10

BOUNDARY SURVEY
Hudson Bridge Drive is located at the southern end of the property.

PROPOSED DEVELOPMENT

A. Project Size. The applicant has submitted a site plan which was prepared by Moore
Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson
Bridge Townhomes; Stockbridge, GA.” According to an inset box, entitled “Site Data”, on
the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would
be required to designate at least 15 percent of the total site area as open space, and the
applicant would substantially exceed that amount by designating about 41 percent of the
site area as open space (8.37 acres of the total site area of 20.367 acres). The impervious
area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-
street parking spaces would be provided, which would meet the requirements. However,
the required front and side yard setbacks would not be met for the requested MFR district,
as is shown in the table below. The applicant has submitted a variance application to

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024
11

request the reduction in the front yard setbacks of the townhome lots from the MFR
District’s required 50 feet to 20 feet, and to reduce the side yard setbacks (between
townhome buildings) from the required 20 feet to 10 feet. The analysis of the merits of
these variance requests are presented in the Staff Report for Variance Case #VR-2024-
03.

Table 2--Required Versus Proposed Setbacks in the Requested MFR District

MFR District Setback Proposed Meets MFR
Requirements: Setbacks: Requirements?
Front Yard Setbacks – 50 feet Front Yard Setbacks – 20 feet No
Side Yard Setbacks – 20 feet Side Yard Setbacks – 10 feet No
Rear Yard Setbacks – 20 feet Rear Yard Setbacks – 20 feet Yes

B. Site Plan Design. The submitted site plan shows that the development site would
have two accesses, including the main entrance off Hudson Bridge Drive and a secondary
access at Oakwood Drive to the northwest. A swimming pool, clubhouse, and guest
parking would be provided near the main entrance, and a detention pond would be
situated near the pool. No mail kiosk has been shown. The project entrance street would
make a loop toward the rear of the property, where three other guest parking lots and an
unspecified small amenity would be provided. A second detention pond would be located
at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section
4.6.3A of the Stockbridge UDC requires the provision of a 25-foot zoning buffer between
multifamily developments and single-family-zoned districts. Thus, this buffer should be
provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog
parks have been indicated on the site plan.

C. Utilities Facilities. The applicant received a letter from the Henry County Water
Authority, which was dated June 21, 2024, in response to the applicant’s submitted
application for a water and sewer availability letter. The findings and requirements of the
Authority’s letter are listed below, which the developer would need to comply with if RZ-
2024-01 is approved.

1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the
developer would be required to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, to meet the Authority’s standards, and
then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the
letter (June 21, 2024), and any deviation in zoning that would increase the
project density or usage would void the letter and require a re-evaluation.

D. Traffic Impact Study. The applicant submitted a Traffic Impact Study to the Planning
& Zoning Office on June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024
12

SEI Engineering, Inc., in collaboration with Acampora Traffic, LLC. Findings of the Study
are presented in the Staff Report for RZ-2024-01. The conclusion of the Study was that
the proposed development would only slightly increase traffic volumes within the vicinity
of the subject property, and that no additional traffic improvements would be needed.

PROPOSED SITE PLAN -- FULL SHEET (View from the South)

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024
13

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024
14

IV. ANALYSIS OF REQUEST

The applicant requests a Comprehensive Plan Amendment to change the subject
property’s future land use designation from Medium-Density Mixed-Use to Medium-
Residential to allow for the construction of a 140-unit townhome development. Four
factors were examined to analyze this request, as are discussed below.

The current land use designation of Medium-Density Mixed-Use is incompatible with the
applicant’s requested rezoning of the property to MFR (Multiple-Family Residential).
Therefore, a Comprehensive Plan Amendment is required.

1. Consistency with the Comprehensive Plan. The 2024-2028 Five-Year Update to the
Stockbridge Comprehensive Plan calls for the development of additional housing in the
City, and the proposed townhome development would help to meet that need. The
companion Future Land Use Map shows a future land use designation for the subject
property of “Medium-Density Mixed-Use”, which is intended for commercial areas or
mixed-use developments containing mostly commercial uses. But since the applicant
only proposes to include residential uses, the current land use designation of Medium-
Density Mixed-Use would not be consistent with the Comprehensive Plan. The applicant
has therefore requested a Comprehensive Plan amendment, via Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential for an
exclusive residential development, which allows densities of 4 to 7.99 units per acre. This
would include the applicant’s proposed density of 6.87 units per acre.

2. Relation to the Zoning of the Property. Although the applicant’s requested MFR
zoning would be consistent with the property’s current Medium-Density Mixed-Use future
land use designation, a change to Medium-Density Residential would be more
appropriate since the proposed development would only contain a residential use and no
commercial uses. Further, the Medium-Density Residential specifies a density range of
4 to 7.99 units per acre, which would be appropriate for the proposed development’s
density of 6.87 units per acre.

3. Suitability of the Site’s Location. The proposed ‘Medium-Density Residential’ future
land use designation would be compatible with the adjacent Medium-Density Residential
designation of the Oakwood Manor Subdivision to the west. Furthermore, the requested
MFR rezoning of the property, which calls for multifamily uses, would be compatible with
the Oakwood Manor Subdivision’s Henry County zoning of ‘RM’ (Residential Multifamily).

4. Maintaining the Current Land Use Designation. Due to the location of the subject
property adjacent to major commercial uses along a major commercial corridor, as well
as the large size of the property, it is unlikely that the types of uses that are intended for
areas having the Medium-Density Mixed-Use designation would be developed on this
property. Those uses include “two to three story buildings, combining street-level
commercial/retail/office uses with second and third stories accommodating office or
lofts/apartments/condominiums.”

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024
15

CONCLUSION AND RECOMMENDATION
This Staff Report has demonstrated that the requested Comprehensive Plan Amendment
for Parcel #032-01026000 on the north side of Hudson Bridge Drive, via CP-2024-01,
would be necessary and desirable for the subject property, in conjunction with the
requested rezoning of the property to MFR via RZ-2024-01, to allow for the proposed
townhome development. Therefore, the Planning and Zoning staff recommends the
APPROVAL of CP-2024-01.

City of Stockbridge, GA Community Dev. Dept. / CP-2024-01 Staff Report / August 15, 2024
Proposal to allow for 140
HUDSON BRIDGE
Townhomes
DRIVE
OV E RV I E W O F R E Q U E S T S

WalMart

QT and
Taco Bell
Currently zoned C2
Other Properties
zoned MFR Nearby
Current FLU Designation
is Medium Density Mixed
Use

Nearby Properties have
High Density Residential
FLU Designations.
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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 #RZ-2024-01. To consider a request to rezone the property from C2 to MFR to
allow for a townhome development containing 140 units on 20.37 +/- acres. The applicant is
Lennar Georgia, LLC. The applicant has also applied for Comprehensive Plan Amendment Case
#CP-2024-01 and Variance Case #VR-2024-03.

BACKGROUND INFORMATION:
The applicant has also applied for Rezoning Case #RZ-2024-01 and Variance Case #VR-2024-03.
Staff Recommendation--Approval with conditions.
Planning Commission recommendation on 05/16/24--Deferral, per the applicant's request.
City Council action on 06/10/24--Deferral.
Planning Commission Recommendation on 08/15/24--Automatic denial since CP-2024-01 was
denied.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
REZONING CASE #RZ-2024-01.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL, WITH CONDITIONS.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 032-01026000 Class C Owner MOUNT ZION Land $1.12019e+006
Property Acreage 20.367 Address 48 LLC Value:
Address 1 WOODY Building $0 Last 2 Sales
District City/Stockbridge TRAIL Value: Date Price Reason Qual
MABLETON Misc $0 4/29/2022 $556,000 OTHER U
GA 30126 Value: 11/1/2010 $0 CORPORATE U
Total $1120185
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: 4/23/2024
Last Data Uploaded: 4/22/2024 9:15:03 PM

Developed by
Presentations for CP-
2024-01, RZ-2024-
01, VR-2024-03

Mayor and Council: September 9, 2024
• Applicant: Lennar Georgia, c/o Battle Law, P.C.
• Owner: Mount Zion 48, LLC.

Case
• Number of Proposed Units Per Acre: 6.87 units per acre
• Address of Property: Hudson Bridge Drive
• Number of Acres: 20.367 acres

Facts • Project Characteristics: Vacant land; mostly wooded. The eastern
portion of site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot impervious setback
as part of a nearby stream. Site includes a portion of Hudson Bridge
Drive, which was granted an easement.
• Current Future Land Use Designation: Medium-Density Mixed-Use.
• Current Zoning of Property: C-2 (General Commercial)
• Sign Posting: July 16, 2024
AERIAL
PHOTO OF
SUBJECT
PROPERTY
Aerial
Photo
with Site
Plan
STREET
VIEW OF
SOUTHWEST
CORNER OF
SITE
STREET VIEW
OF SITE
TOWARD
SOUTHEAST
CORNER
PROPERTY AND ZONING
HISTORY
Walmart Master
Development Plan
and DRI
The subject property was originally a part of a Master
Development Plan (Centre @ Stockbridge) with a Wal-Mart
Supercenter as a mixed-used development for a total of
70.16 acres. The entire property was annexed by the City
of Stockbridge in 2002. The subject site as a part of the
Master Plan was described as “Tract 2.” Tracts 1 and 2
were annexed as C-2 (Commercial – Medium Density) and
C-3 (Heavy Commercial). Tracts 1 and 2 were further
subdivided on February 4, 2004, creating a “new” Tract 2
as a part of the Walmart Development. The original Tract 2
would become a “stand-alone” parcel for future
development. The Master Development Plan initially
allowed the subject site to have access from Hudson
Bridge Road, but outparcels were later created, and this
removed the site’s access to Hudson Bridge Road. A
Development of Regional Impact Analysis (DRI #481) was
completed on the Master Development Plan, including the
subject site, on November 21, 2003, and a Development
Agreement was also prepared. Per the DRI for the entire
Plan area, “The site shall be mixed-use and contain a
minimum of 200 residential units and a maximum of
343,500 square feet of commercial/office/retail space.”
However, DRI officials have stated that DRI conditions have
no effect after ten years.
Previous Parcel Split and
Easement Creation
Wolverton & Associates of Duluth, Georgia created a series of
drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the
subject property was split into two Tracts, with Tract 1
representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the
current site) losing its access from Hudson Bridge Drive.
However, ten easements were created along and adjacent to
Hudson Bridge Drive, including an easement to allow a portion
of Hudson Bridge Drive which is a private street, and which is
actually contained within the boundaries of the subject site, to
be used by the public for access to the surrounding
commercial properties. The fact that this portion of Hudson
Bridge Drive is located within the site boundaries is confirmed
today by the aerial photo of the site from the Henry County
Tax Assessors’ records.
PROPOSED
DEVELOPMENT
INFORMATION
• Project Size: The applicant has submitted a site plan which was prepared by Moore Bass Consulting on 02/29/24,
representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge, GA.” According to an inset
box, entitled “Site Data”, on the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would be required to designate at
least 15 percent of the total site area as open space, and the applicant would substantially exceed that amount by
designating about 41 percent of the site area as open space (8.37 acres of the total site area of 20.367 acres). The
impervious area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-street parking
spaces would be provided, which would meet the requirements. However, the required front and side yard setbacks
would not be met for the requested MFR district, as is shown in the table below. The applicant has submitted a variance
application to request the reduction in the front yard setbacks of the townhome lots from the MFR District’s required 50
feet to 20 feet, and to reduce the side yard setbacks (between townhome buildings) from the required 20 feet to 10 feet.
The analysis of the merits of these variance requests are presented in the Staff Report for Variance Case #VR-2024-03.
• Site Plan Design: The submitted site plan shows that the development site would have two accesses, including the main
entrance off Hudson Bridge Drive and a secondary access at Oakwood Drive to the northwest. A swimming pool,

Development
clubhouse, and guest parking would be provided near the main entrance, and a detention pond would be situated near
the pool. No mail kiosk has been shown. The project entrance street would make a loop toward the rear of the
property, where three other guest parking lots and an unspecified small amenity would be provided. A second detention

Information
pond would be located at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section 4.6.3A of the Stockbridge UDC
requires the provision of a 25-foot zoning buffer between multifamily developments and single-family-zoned districts.
Thus, this buffer should be provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog parks have been indicated on the
site plan.
• Utilities Facilities: The applicant received a letter from the Henry County Water Authority, which was dated June 21,
2024, in response to the applicant’s submitted application for a water and sewer availability letter. The findings and
requirements of the Authority’s letter are listed below, which the developer would need to comply with if RZ-2024-01 is
approved.
1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the developer would be required to
pay for an offsite sanitary sewer line extension, including the acquisition of easements, to meet the Authority’s
standards, and then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the letter (June 21, 2024), and any
deviation in zoning that would increase the project density or usage would void the letter and require a re-
evaluation.
• Traffic Impact Study: The applicant submitted a Traffic Impact Study to the Planning & Zoning Office on
June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by SEI Engineering, Inc., in collaboration
with Acampora Traffic, LLC. The study evaluated existing traffic conditions within the vicinity of the
subject property, used a standard growth factor to make projections on future traffic conditions in the
vicinity if the proposed development does not occur (the “no-build” scenario). After that, the study
made traffic projections based on anticipated future traffic conditions plus the expected addition of new
traffic from the proposed townhome development, and also considering the effects of the completion of
various planned road improvements to be made by Georgia DOT in the vicinity. Traffic counts were
collected at five intersections near the subject property on May 30, 2024, when area schools were in
recess. The counts were taken during the morning (7-9 AM) and afternoon (4-6 PM) peak hours. The
study stated that acceptable traffic conditions were found at all of the traffic count locations. In the no-

Development build scenario, most of the intersections that were studied appeared to operate in a satisfactory manner,
except for the afternoon peak hour for the intersection of Hudson Bridge Drive at Hudson Bridge Road,
as well as Hudson Bridge Road at Flippen Road, which would both operate at Level of Service E. This
Information situation could be improved by adding a second westbound turn lane toward Flippen Road. Additional
roadway pavement is already available for such purpose, so it only needs to be restriped (in conjunction
with alterations to the timing of the traffic signal at the intersection of Hudson Bridge Road and Flippen
(cont.) Road). The study recommended that this improvement take place whether or not the proposed
townhomes are built. The Traffic Impact Study projected that the proposed 140 townhomes on the
subject property would generate 1,016 trips per weekday, including 67 trips during the morning peak
hour and 80 trips during the afternoon peak hour. These data are presented in the table below, with a
further breakdown of the numbers of AM and PM trips being generated going in and out of the proposed
development. Future traffic operations in the vicinity, with the addition of trips from the proposed
townhome development, would have “a slight deterioration in operations at each study intersection.” As
with the no-build scenario, the intersections of Hudson Bridge Drive with Flippen Road and with Hudson
Bridge Drive would operate at Level of Service E during the PM peak hour if the townhomes are built.
But since the Hudson Bridge Road/Hudson Bridge Drive Intersection features a side street which would
operate poorly only for the southbound direction during the PM peak hour, the Study did not
recommend that any traffic improvements be made, especially since drivers at that intersection would
have the option of travelling to the traffic signal at the Hudson Bridge Road / Western Parallel Connector
Intersection to make turns. The addition of a westbound left-turn lane from Hudson Bridge Road to
Flippen Road was recommended, whether or not the townhomes are developed.
• Townhome Lots, Buildings, and Designs: An inset on the applicant’s site plan
shows that the proposed townhome lots would have a depth of 100 feet.
The smaller townhome lots would be 20 feet wide and would be located

Development toward the rear of the property, while the larger townhome lots would be 24
feet wide and would be located at the front of the property. The requested
MFR zoning district requires front yard setbacks of 50 feet, but the
Information townhome lots drawings show distances of only 20 feet from the fronts of
the buildings to the right-of-way lines. For this reason, the applicant has
(cont.) requested a variance to reduce the front yard setbacks to only 20 feet. The
MFR district also requires a minimum spacing of 20 feet between townhome
buildings, but the applicant has requested a variance to reduce the side yard
setbacks of the townhome lots to 10 feet. The proposed townhome
renderings from the applicant, which are shown below, indicate that the
smaller townhome buildings would have one-car garages and the larger
townhome buildings would have two-car garages.
PROPOSED
SITE PLAN
Smaller
Townhome
Buildings (20
Feet Wide)
with One-Car
Garages:
Larger
Townhome
Buildings (24
Feet Wide)
with Two-Car
Garages:
PROPOSED SITE PLAN –
TOWNHOME LOT
DETAILS

• All 140 townhome lots would be
100 feet deep. There would be
101 larger lots (71% of the total)
and 39 smaller lots (29% of the
total). The larger townhome
units would be 24 feet wide and
have two-car garages, while the
smaller townhome units would
be 20 feet wide and have one-car
garages.
Presentation
for CP-2024-
01
Applicant’s Request

The applicant requests a Comprehensive Plan
Amendment to change the subject property’s future
land use designation from Medium-Density Mixed-
Use to Medium-Density Residential to allow for the
construction of a 140-unit townhome development.
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
2024 CITY OF
STOCKBRIDGE
FUTURE LAND
USE MAP
SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use Designation

St. Ives Apartments
Property to the North High Density Residential
St. Margrit Subdivision

Commercial uses fronting onto Hudson Bridge Road, Medium Density Mixed Use;
Property to the South
including J & J Liquor and Western Union.
High Density Residential
Hudson Bridge Townhomes

Property to the East Adjacent shopping center Medium Density Mixed Use

Oakwood Village Subdivision Medium-Density Residential
(Henry County Future Land Use Map)

Property to the West Medium-Density Residential
Oakwood Manor Subdivision (Henry County Future Land Use Map)
SURROUNDING LAND USE DENSITIES

Name of Subdivision Units Estimate Density Per Acres
St. Ives Apartments 1 unit per acre
19

St. Margrit Subdivision 3 units per acre
54

Hudson Bridge Townhomes 1 unit per acre
13

Oakwood Village Subdivision 4.5 units per acre
45

Oakwood Manor 1 unit per acre
41

Lennar Georgia, LLC. 6.87 units per acre
140
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map
shows a future land use designation for the subject property of “Medium-Density Mixed-Use”,
Staff Analysis which is intended for commercial areas or mixed-use developments containing mostly commercial
uses. But since the applicant only proposes to include residential uses, the current land use

(Section 9.2.7 of
designation of Medium-Density Mixed-Use would not be consistent with the Comprehensive Plan.
The applicant has therefore requested a Comprehensive Plan amendment, via Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential for an exclusive

The Unified
residential development, which allows densities of 4 to 7.99 units per acre. This would include the
applicant’s proposed density of 6.87 units per acre.
Development
Relation to the Zoning of the Property: Although the applicant’s requested MFR zoning would be
consistent with the property’s current Medium-Density Mixed-Use future land use designation, a
change to Medium-Density Residential would be more appropriate since the proposed

Code)
development would only contain a residential use and no commercial uses. Further, the Medium-
Density Residential specifies a density range of 4 to 7.99 units per acre, which would be appropriate
for the proposed development’s density of 6.87 units per acre.
3. Suitability of the Site’s Location: The proposed ‘Medium-Density Residential’ future land use
designation would be compatible with the adjacent Medium-Density Residential designation of the
Oakwood Manor Subdivision to the west. Furthermore, the requested MFR rezoning of the
property, which calls for multifamily uses, would be compatible with the Oakwood Manor
Subdivision’s Henry County zoning of ‘RM’ (Residential Multifamily).
4. Maintaining the Current Land Use Designation: Due to the location of the subject property
adjacent to major commercial uses along a major commercial corridor, as well as the large size of
the property, it is unlikely that the types of uses that are intended for areas having the Medium-
Density Mixed-Use designation would be developed on this property. Those uses include “two to
three story buildings, combining street-level commercial/retail/office uses with second and third
stories accommodating office or lofts/apartments/condominiums.”
Staff Recommendation
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment for Parcel #032-01026000 on the
north side of Hudson Bridge Drive, via CP-2024-01, would be
necessary and desirable for the subject property, in conjunction with
the requested rezoning of the property to MFR via RZ-2024-01, to
allow for the proposed townhome development. Therefore, the
Planning and Zoning staff recommends the APPROVAL of CP-2024-01.
Presentation for
RZ-2024-01
Applicant’s Rezone from ‘C-2’ (General
Request Commercial) to ‘MFR’ (Multiple Family
Residential) to allow for the
development of a townhome
community with 140 units.
2024 CITY OF
STOCKBRIDGE
ZONING MAP
PARKWAY
MIXED-USE
OVERLAY
DISTRICT
MAP
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map shows a
future land use designation for the subject property of “Medium-Density Mixed-Use”, to include both
residential and commercial uses. But since the applicant only proposes to include residential uses, the
applicant has requested a Comprehensive Plan amendment application, comprising Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential, which allows densities
of 4 to 7.99 units per acre, which includes the applicant’s proposed density of 6.87 units per acre. The
consistency of the proposed development with the Comprehensive Plan is further discussed within the

Staff Analysis 2.
staff report for CP-2024-01.
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

(Section 9.2.1 C of the City of Stockbridge Unified Development Code (UDC): The rezoning of the subject property to the
requested ‘MFR’ (Multiple Family Residential) district is necessary because the proposed townhome
development is not permissible under the property’s existing C-2 zoning. The MFR district permits
townhome development, as does the PMU (Parkway Mixed-Use Overlay District), wherein the property

The Unified lies. Although the intent of the MFR district is for new developments to be located on streets having a
classification of ‘collector’ or higher, and Hudson Bridge Drive is only a local street, the property is located
in close proximity to Hudson Bridge Road, an arterial road with a signalized intersection near the property.
Further, the subject property is part of the Walmart Master Plan area, and the property originally

Development 3.
extended to Hudson Bridge Road but was later subdivided into two tracts, thereby removing its direct
access to Hudson Bridge Road.
Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a

Code) particular piece of property, neighborhood, a particular area, or community: The subject property has
remained vacant even after the Walmart Master Development Plan was prepared in 2003. A restrictive
covenant was imposed by the Baptist Retirement Communities of Georgia on the subject property to
prohibit the development of retail uses. Yet, even after its expiration in 2008, no retail development has
taken place on the site, despite its permissible C-2 zoning. This suggests that the immediate vicinity may
have already reached its saturation point for retail uses. Although the C-2 district also allows other types
of non-retail commercial uses, many of them are not permitted in the PMU district. Further, even if they
were allowed, such uses most likely would need to have direct frontage onto Hudson Bridge Road to
attract customer traffic, which the subject site does not offer. Existing commercial uses to the south and
east of the site would have access to potential new customers from the proposed townhome
development, thereby increasing their business revenues. In addition, the new townhome residents would
have convenient access to the adjacent commercial uses within the Walmart and Centre@ Stockbridge
Shopping Center.
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 eastern portion of the subject site
contains steep topography, wetlands with a 25-foot state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. The developer should take appropriate steps to protect this
environmentally-sensitive area, and to facilitate drainage.
Staff Analysis
(Section 9.2.1 5. The impacts of the proposed development upon adjacent property owners, should the
request be granted: To protect the residents of the existing Oakwood Manor Subdivision to

C of The
the west, the secondary access that is shown at the northwest corner of the site, onto
Oakwood Drive, it is recommended that the secondary access be designated for emergency
access only, with a locked gate. To meet the requirements of the Buffer Area Standards in

Unified
Section 4.6.3 of the UDC, a 25-foot-wide zoning buffer should be provided along the
western property line, plus a fence and tall trees. The proposed development is likely to be
a positive impact on the adjacent commercial businesses, whereby the new townhome

Development residents could represent new customers at those businesses, thereby bringing additional
revenues to the businesses.

Code)
6. The potential impact of the rezoning on City infrastructure, including the water and
sewage system: The applicant obtained a letter from the Henry County Water Authority,
which was dated June 21, 2024. While water service could be made available with a water
line extension, the developer would need to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, and then convey that extension to the Authority.
Further, if any zoning or site plan changes occurred within 365 days of the date of the letter,
then the specifications of the letter would be void and a re-evaluation would be required.
The developer would therefore need to meet the stated requirements upon any approval of
the rezoning of the subject property.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes: The submitted site plan shows that the proposed
development would have two accesses. The main access would be via Hudson Bridge Drive
at the southern end of the property, which is an internal, private street supporting the
Walmart and Centre@Stockbridge Shopping Center. Several easements were previously
created to facilitate the site’s access from the existing traffic signal at Hudson Bridge Road.
The Development Agreement governing Tract 1 (Walmart development) stated that the City
acknowledged that the use of the created easement along Hudson Bridge Drive for access
into the subject site could also serve as the means for access to Hudson Bridge Road. Traffic
from the site would be able to utilize two nearby traffic signals on Hudson Bridge Road. The
closest one is located at Hudson Bridge Drive, adjacent to the existing QuikTrip store and
Taco Bell restaurant; and the second one is located at the Walmart driveway entrance. The AM 24-
two traffic signals would facilitate turning movements. A paved sidewalk is present along AM Peak,
Peak, AM Peak, PM Peak, PM Peak, PM Peak, Hour
Hudson Bridge Drive, which would facilitate pedestrian travel to the surrounding retail stores. Going In
The submitted site plan also shows the provision of a secondary access to the northwest, to Going Total Going In Going Out Total 2-Way
connect with Oakwood Drive. However, to prevent any adverse traffic impacts on the Out Total
adjacent Oakwood Manor Subdivision, this should be designated as an emergency access
only, with a gate. The applicant submitted a Traffic Impact Study, which was prepared on June 17 50 67 47 33 80 1,016
20, 2024. Traffic counts were taken on May 30, 2024 at five nearby intersections, when area
schools were in recess. The findings of the Study indicated that traffic conditions are
acceptable at most of the intersections, and that they would only have a “slight
deterioration” if the proposed townhomes were constructed on the subject property.
Although the Hudson Bridge Drive/Flippen Road Intersection would operate at Level of
Service E, with or without the townhomes, this could be improved if an additional
westbound, left-turn lane were to be provided in the westbound approach to the
intersection. Extra pavement is already available for this improvement, and it only needs to
be restriped, along with modifications begin made to the signal timing at that intersection.
While southbound traffic from the proposed development would incur substantial delays on
Hudson Bridge Drive during the afternoon peak hour, drivers could lessen their delays by
instead using the traffic signal at the Hudson Bridge Drive/Western Parallel Connector. The
Study therefore did not recommend that any other traffic improvements be made.
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

Staff Analysis objective of the comprehensive plan: The Walmart Master Plan called for a multifamily
development containing at least 200 units, but the proposed development would have only 140
units. Townhomes would be an appropriate usage of the property in serving as a transition between
(Section 9.2.1 the lower-density single-family residential subdivision to the west and the adjacent retail uses to
the east. Further, the proposed MFR district would be compatible with the RM Henry County
zoning which exists on about half of the acreage of the adjacent Oakwood Village Subdivision.
C of The Adequate access is available via Hudson Bridge Drive, the existing easements, and the two traffic
signals off Hudson Bridge Road. Residents would benefit from being able to walk to many of the

Unified
stores, and the stores could benefit from the business which the townhome residents would
provide.
9. The ability of the subject land to be developed as it is presently zoned: Although the
Development subject property could be developed for commercial uses under its existing C-2 zoning due
to the presence of numerous surrounding retail businesses, this may not be realistic for the

Code)
reasons that are listed below. Conversely, this Analysis has shown that the proposed
townhomes would be a reasonable use. The intent of the restrictive covenant by the Baptist
Retirement Communities of Georgia was for the subject property to be prohibited from retail
use.

• Despite the property’s location in the midst of numerous retail businesses, it has not been
developed with additional retail uses, even after the expiration of the restrictive covenant.

• Although some type of non-retail commercial uses could be built on the property, this is
unlikely to happen since such uses would probably need direct access to Hudson Bridge
Road for visibility, which the subject property lacks.

• The presence of the steep topography, stream, and buffer areas in the eastern portion of
the site would eliminate needed land which might be needed for required parking to serve
a retail or non-retail commercial business.
Staff Recommendation
The Planning and Zoning Staff recommends that the applicant’s request to rezone the subject property from ‘C-2’ (General Commercial) to ‘MFR’
(Multiple Family Residential) via RZ-2024-01 to allow for the development of a townhome community be APPROVED WITH CONDITIONS. Such
approval should be contingent upon the developer meeting the following nine (9) zoning conditions:
1. Comprehensive Plan Amendment – This requested rezoning shall not be approved unless the applicant’s requested Comprehensive Plan
Amendment, via CP-2024-01, to change the subject property’s land use designation from Medium-Density Mixed-Use to Medium-Density
Residential, is approved before, or simultaneously with, the approval of RZ-2024-01.
2. Site Plan:
a) Revised Site Plan -- The subject property shall be developed according to a revised site plan which is similar to, but including the required variances, to the site
plan which was prepared by Moore Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge,
GA.” Any major deviations in the number of residential units, the density, or the overall site design shall require City Council approval.
b) Site Accesses—This shall be a gated community, with both site accesses having gates plus flock cameras for security purposes. In addition, the proposed
secondary access to Oakwood Drive shall be reserved for use by emergency vehicles only. All of this information shall be noted on the site plan.
c) Internal Streets – All internal streets shall be of widths that are acceptable to the Fire Marshal
d) Internal Sidewalks – All internal streets shall have sidewalks on both sides of the streets, which are at least eight (8) feet wide.
e) Amenities and Related Facilities – The revised site plan shall include a mail kiosk, an 8-foot-wide multi-use path or walking trail, and a dog park, plus
appropriate additional amenities for a community of this size, such as a grill area, a playground, a shuffleboard court, a tennis court, a pickleball court, etc.
f) Central Trash Facility -- The revised site plan shall indicate the location of one or more central trash facilities
g) Bedroom Information -- The revised site plan shall provide a breakdown of the number of units by the number of bedrooms, as well as the sizes of the
bedrooms (for parking space requirements).
h) Parking – Sufficient parking shall be provided to meet the requirements of the Unified Development Code (UDC).
i) Western Buffer, Fence, and Tall Trees – The developer shall provide the required 25-foot zoning buffer along the western side of the property, adjacent to the
Oakwood Manor Subdivision, along with the installation of a fence and tall trees
3. One-Car Garage Townhome Units:
a) Only 20 percent of the total townhome units shall have one-car garages.
b) All one-car garage units shall have full brick elevations.
4. External Sidewalk -The existing sidewalk along Hudson Bridge Drive shall be extended into the main project entrance.
5. Water and Sewer Facilities -- The developer shall comply with all requirements of the Henry County Water Authority in providing adequate
water and sewer facilities to the subject site to serve the proposed townhome development.
6. Environmental Site Preservation - The developer shall
preserve the sensitive environmental features of the site,
including the slopes, creek, stream buffer areas, and
retaining wall, along the eastern side of the site.
Staff
Recommendation Easements - The developer shall comply with the
specifications of all easement agreements pertaining to
the portion of Hudson Bridge Drive which lies within and
(cont.) adjacent to the subject property.

8. Property Maintenance - A townhome association shall be
established, or a property management company shall be
secured, for the purpose of maintaining all common areas
of the site.
Presentation for VR-
2024-03
The applicant has submitted a variance
Applicant’s application to request the reduction in
the front yard setbacks of the
Request townhome lots from the MFR District’s
required 50 feet to 20 feet, and to
reduce the side yard setbacks
(between townhome buildings) from
the required 20 feet to 10 feet.
Required Versus MFR District Proposed Meets MFR
Setback Setbacks: Requirements
Proposed Requirements: ?
Setbacks in the Front Yard Front Yard No
Requested MFR Setbacks – 50 feet Setbacks – 20
District feet
Side Yard Setbacks Side Yard No
– 20 feet Setbacks – 10
feet
Rear Yard Rear Yard Yes
Setbacks – 20 feet Setbacks – 20
feet
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question exist due its
size, shape, or topography that are not found on other properties in the same zoning district: The subject property

Staff Analysis
does have an unusual shape, and the presence of a creek, wetlands, and a steep drop-off in the southeastern corner
of the property make certain areas of the property unbuildable. This limits the remaining available land on which to
build, resulting in fewer units being built than would otherwise be the case. However, the applicant’s application has
not stated why such a large reduction in the front yard setbacks is needed for each lot—from 50 feet down to 20 feet.
(Section 10.1.3 From the “Townhouse Detail” inset drawing on the submitted site plan, it appears that there would be only about 5
feet between the proposed 20-foot driveway setback and the sidewalk. Since standard parking spaces are 20 feet
long, parked vehicles could protrude into that 5-foot area, which could be undesirable for pedestrians.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of rights
commonly enjoyed by owners of other properties located in the same zoning district: While the Stockbridge City

Development
Council has approved reductions in the front yard setbacks of the townhome lots for other properties in the MFR
district, in the past five years, the City Council has not approved any variances for a front yard setback reduction down
to just 20 feet. Reductions down to 25 feet have been granted only a few times. Further, an ordinance is currently

Code) for
pending before the Stockbridge City Council to make revisions to the MFR district regulations. Included within that
ordinance is a staff recommendation that the required front yard setbacks within the MFR district be at least 30 feet.
The applicant has not provided any justification for reducing the front yard setbacks to less than 30 feet.

Variance Request 3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to
other owners of property in the same zoning district: Since the requested front-yard variance reduction would be
down to only 20 feet, this would be a greater reduction than has been granted for other properties in MFR districts in

#1 the City. The granting of Variance Request #1 would therefore cause the applicant to enjoy a special privilege, with no
apparent urgent need being given to do so, in terms of the design of the proposed development.
4. The variance will be consistent with the purposes and intent of this unified development code, will be compatible
with uses on neighboring properties, and will serve the public welfare: There is no apparent reason for granting a
front-yard setback reduction down to 20 feet, thus its consistency with the purposes and intent of the UDC cannot be
determined. Further, such a reduction would not be compatible with the single-family neighboring properties to the
west, in the Oakwood Manor Subdivision, and any potential benefits to the public welfare are unknown.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics of the
subject property (the presence of a creek, floodplain areas, and steep topography) are not the result of any actions of
the applicant. Their presence, though, does not automatically justify a front-yard setback variance reduction down to
20 feet.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without the
granting of Variance Request #1, the land could still be used for building a smaller townhome development with
larger but fewer townhome lots.
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the same zoning
district: The applicant is not requesting the granting of Variance Request #1 to allow any types of uses on the existing
vacant land that are prohibited within the applicant’s requested MFR zoning district.
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question
exist due its size, shape, or topography that are not found on other properties in the same zoning district:

Staff Analysis
The subject property does have an unusual shape, and the presence of a creek, wetlands, and a steep
drop-off in the southeastern corner of the property make certain areas of the property unbuildable. This
limits the remaining available land on which to build, resulting in fewer units being built than would

(Section 10.1.3
otherwise be the case. However, the applicant’s application has not stated why the reduction in the side-
yard setbacks would be needed. Presumably, it would just be to allow more townhome units to be built on
the property.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of
rights commonly enjoyed by owners of other properties located in the same zoning district: Within the

Development
past five years, the Stockbridge City Council has approved reductions in the side yard setbacks of
townhome lots for other properties in the MFR district. However, the applicant has not demonstrated why
any side-yard setback reductions are needed in designing the proposed development.

Code) for 3. Granting the variance requested will not confer upon the property owner any special privileges that are
denied to other owners of property in the same zoning district: The granting of Variance Request #2 may

Variance Request
not be viewed as a special privilege, compared to owners of other properties within the MFR zoning
district, since other property owners have been granted similar variance requests.
4. The variance will be consistent with the purposes and intent of this unified development code, will be
#2 compatible with uses on neighboring properties, and will serve the public welfare: There is no apparent
reason for granting a side-yard setback reduction down to 10 feet from the required 15 feet, thus its
consistency with the purposes and intent of the UDC cannot be determined. However, this reduction of
only 5 feet would not be significant, and no potential detriments to the public welfare have been
identified.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics
of the subject property (the presence of a creek, floodplain areas, and steep topography) are not the result
of any actions of the applicant. Their presence, though, does not automatically justify a side-yard setback
variance reduction down to 10 feet. However, no apparent harm in doing so has been identified.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without
the granting of Variance Request #2, the land could still be used for building a smaller townhome
development with larger but fewer townhome lots
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the
same zoning district: The applicant is not requesting the granting of Variance Request #2 to allow any
types of uses on the existing vacant land that are prohibited within the applicant’s requested MFR zoning
district.
1. Variance Request #1:
a) The denial of the applicant’s request to reduce
the front yard setbacks of the townhome lots
from the required 50 feet down to only 20 feet
in the MFR zoning district.
Staff b) b. The approval of a reduction in the front
Recommendation yard setbacks of the townhome lots to 30 feet.
2. Variance Request #2: Approval of this request to
reduce the side yard setbacks from the required
15 feet to 10 feet for the proposed townhome
lots.
Proposal to allow for 140
HUDSON BRIDGE
Townhomes
DRIVE
OV E RV I E W O F R E Q U E S T S

WalMart

QT and
Taco Bell
Currently zoned C2
Other Properties
zoned MFR Nearby
Current FLU Designation
is Medium Density Mixed
Use

Nearby Properties have
High Density Residential
FLU Designations.
4/1/2024
Proof of Pre-Application Meeting
BOUNDARY SURVEY FOR: VICINITY MAP (NOT TO SCALE)
MT. ZION 48, LLC SURGE
NORT L
LAND LOT 21 ~ 6TH DISTRICT STONE LN
ST IVES
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ST IVES
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HENRY COUNTY, GEORGIA XP
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Moore Bass
ST IVES LLC
Consulting, Inc.
WATERCRESS CT
FLIPPEN RD
D.B. 14232 PG. 75
TAX ID.

OAKWOOD MANOR
L.L. 032-01027000 INV. 739.06' SITE
IPF 1IN" 12 L.L. · Civil Engineering

OAKWOOD DR
OTP IPS 1/2" 12 · Land Surveying
RB
· Development Consulting
DR
APPROX. S89°16'38"E
PL APPROX. E RD
THIS BOX IS RESERVED FOR THE CLERK OF SUPERIOR COURT
LAND LOT LINE IPF 1/2" 627.56' PL LAND LOT LINE NB RIDG · Landscape Architecture
RECORDING INFORMATION. RB HU DSO · Environmental Permitting
L.L. 30' PLANTED BUFFER & 30' BUILDING S/B CHIP PL
L.L.

30' PLANTED BUFFER
21
N/F
21
VINCENT AV
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C/L DITCH
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TALLAHASSEE ATLANTA
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HAGY WILLIAM R JR T.O.B.
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D.B. 13522 PG. 299
TREA
P.B. 12 PG. 51 T.O.B. INV. 760.00' R

ED S
TAX ID. 1350 Keys Ferry Court
TURB
032C03027000 IPF 1/2" ANDREW DR
McDonough, GA 30253
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T.O.
50' U IOUS
OFF-LINE 770.914.9394
T.O.
(60' RIGHT-OF-WAY) N/F

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IPF 1/2" D.B. 9857 PG. 159
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032-01026001

BUFF °12'
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REFERENCES N/F
GILBERT BERNARD 50
1. FINAL SUBDIVISION PLAT EASEMENTS RECORDED IN PLAT BOOK 52, PAGE 176-179 PER HENRY COUNTY D.B. 8025 PG. 87
RECORDS. P.B. 11 PG. 200

GEORGIA SURVEY CERTIFICATE
OAKWOOD MANOR

MT. ZION 48, LLC
2. LIMITED WARRANTY DEED RECORDED IN DEED BOOK 11917, PAGE 266-269 PER HENRY COUNTY RECORDS. TAX ID.
3. PERMANENT RETAINING WALL & GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 219 PER HENRY 032C03028000 APPROX.
COUNTY RECORDS. DRAINAGE EASEMENT
4. DRAINAGE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 221-222 PER HENRY COUNTY RECORDS.
PL P.B. 52 PG. 179
THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE

HUDSON BRIDGE
N01°00'44"W A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF

STOCKBRIDGE CITY LIMITS
D.B. 7038 PG. 221-222

P.B. 16 PG. 281
5. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 224 PER HENRY COUNTY RECORDS. THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED
6. PERMANENT RETAINING WALL AND GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 220 PER HENRY 758.13' 1.95 +/- ACRES
HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
N/F (84,766 +/- SQ. FT.)
COUNTY RECORDS.
HAGY WILLIAM R PL PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE

30' PLANTED BUFFER
7. INGRESS / EGRESS ACCESS EASEMENT EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 & 219 PER HENRY OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
D.B. 9108 PG. 143

1720 PEACHTREE STREET, SUITE 150,
COUNTY RECORDS. MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND
P.B. 16 PG. 281
8. PERMANENT SLOPE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 PER HENRY COUNTY RECORDS. REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS
TAX ID.
9. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 204 PER HENRY COUNTY RECORDS. AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
032C03047000
IPS 1/2"
AREA:

HENRY COUNTY, GEORGIA
RB
APPROX.
PL 20.37 ACRES
FLOOD NOTE IPF 1/2"
RB (887,175 SQ. FT.)
PERM. RETAINING WALL
& GRADING EASEMENT

ATLANTA, GEORGIA 30309
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY N/F ON-LINE TAX ID. P.B. 52 PG. 179
HAGY WILLIAM R JR D.B. 7038 PG. 220 ________________________________________________________________________________________________________
PANEL NUMBER: 13151C0088D EFFECTIVE DATE OCTOBER 6TH, 2016, THIS PROPERTY IS NOT LOCATED IN A FEMA FLOOD 032-01026000
D.B. 15501 PG. 95 0.57 +/- ACRES TIMOTHY M. WORLEY DATE:
HAZARD ZONE.
P.B. 16 PG. 281 (24,807 +/- SQ. FT.) REGISTERED LAND SURVEYOR #3360 (tworley@moorebass.com)

CONC. WALL
OAKWOOD MANOR
TAX ID.
032C03048000 IPF 1/2"
315.7
S12°5 6'
SURVEY NOTES RB

PROJECT NAME
ON-LINE
PL
8'27"W

(60' RIGHT-OF-WAY)
K C/L
ADJOINERS CHART
B.O
T.O.B.

CLIENT NAME
NO N.G.S. MONUMENT FOUND WITHIN 500 FEET OF ANY POINT ON THE SUBJECT PROPERTY.
CHAINL
N/F
HAGY WILLIAM R JR S85°26'49"W CREE
INK FEN
IPF 3/4"
T.O.B.
ALL PROPERTY CORNERS REFERENCED AS I.P.S. INDICATES A ½" REBAR PLACED W/CAP LSF 001179 UNLESS OTHERWISE D.B. 15501 PG. 95
NOTED. ROD 282.43' NUMBER OWNER D.B. & PG. P.B. & PG. TAX ID.

FFER

50' UNDISTURBED STREAM BUFFER
P.B. 16 PG. 281 30' PLANTED BU

CONC. WALL
ON-LINE IPF CTP"
TAX ID. 1IN
MOORE BASS CONSULTING AND/OR TIMOTHY M. WORLEY DO NOT GUARANTEE THAT ALL EASEMENTS AND SUB-SURFACE 032C03049000 S
1 CALLAHAN TIMOTHY J & TONDA L 15369-196 21-50 032D01070000
IPS 1/2"

75' IMPERVIOUS S/B
CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE SHOWN. IPF CAP"
IPF 1/4" RB
WOLVERTON
RB N/F 2 LEVY MILLICENT 14038-104 21-50 032D01071000
THIS DRAWING HAS BEEN GENERATED ELECTRONICALLY. THIS MEDIA SHOULD NOT CONSIDERED RLS2283
A CERTIFIED VALID DOCUMENT UNLESS IT HAS BEEN PROPERLY SEALED, SIGNED, AND DATED BY TIMOTHY M. WORLEY IN PL 11
WRS CENTERS I LLC
N/F D.B. 13433 PG. 218
CONTRASTING COLOR OF INK PER O.C.G.A. 43-15-22. 12 PL
CHRISTIAN SHANARRA PL 13 PL TAX ID. 3 WHISNANT DANNY R 13821-321 21-50 032D01072000
D.B. 17163 PG. 171 032-01026011
THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD REVEAL ENCUMBRANCES NOT .C
SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. P.B. 21 PG. 14 PL B.O C 4 BAXTER GALEN C & COLLEEN N 14104-293 21-14 032D01073000
E.O.
TAX ID. .
THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PARTY OR ENTITY NAMED HEREON AND THE CERTIFICATION 032D01083000
DOES NOT EXTEND TO ANY OTHERS.
5 EASLEY SHARON P & ROBIN L 8215-268 21-50 032D01074000
10
THIS PLAT MAY NOT CONFORM TO THE BEARINGS AND DISTANCES RECORDED ON THE DEED AND/OR PLAT OF RECORD 6 TURNER VIRGINIA N 7838-292 21-14 032D01075000
IPF 1/2" APPROX.
DUE TO SEVERAL FACTORS INCLUDING, BUT NOT LIMITED TO, THE NATURE OF THE ADVANCES IN SURVEYING
RB DRAINAGE EASEMENT
TECHNOLOGY SUCH AS ELECTRONIC DISTANCE MEASURING DEVICES AND THE ADVENT OF SURVEY GRADE G.P.S.
MEASUREMENT EQUIPMENT. P.B. 52 PG. 179 7 AUGUSTINE MARIE E 12287-255 21-50 032D01076000

01"E
D.B. 7038 PG. 221-222
°12'
OAKWOOD VILLAGE - UN
IPF 1/2" S

S20 4.07'
THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM (N.A.D.) OF 1983(1994 ADJUSTMENT) FOR HORIZONTAL 1.95 +/- ACRES 8 BERNUY FRANCISCO 60160-96 21-50 032D01077000
RB

30' PLANTED BUFFER
DATUM AND THE NORTH AMERICAN VERTICAL DATUM (N.A.V.D.) 1988 FOR THE VERTICAL DATUM. THE USE OF G.P.S. (84,766 +/- SQ. FT.) E
38

IT 2
FENC
SURVEY MEASURING TECHNIQUES WERE USED FOR THESE DATUMS AND BASED ON THE POSITIONAL VALUES FOR THE E.O.C THE IRA CLUB FBO
VIRTUAL REFERENCE STATION NETWORK DEVELOPED BY EGPS SOLUTIONS. THE ORTHIMETRIC HEIGHTS WERE DERIVED
8 9 CHRISTOPHER ALLEN & 15610-300 21-14 032D01078000
USING THE GEOID A12. S KIMBERLY

P.B. 21 PG. 50
ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES UNLESS OTHERWISE NOTED. 10 CENTRIC LLC 13289-206 21-50 032D01079000
APPROX.
UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST ABOVE OR BELOW IPF 1IN" PERM. RETAINING WALL 11 MOTON MELBA & NATHANIEL JR 17525-293 21-14 032D01080000
GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE ACCURACY OR THOROUGHNESS OF THE UTILITIES OR OTP
N02°16'56"E & GRADING EASEMENT
STRUCTURES SHOWN HEREON. PER GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE P. IPF CAP"
773.84' P.B. 52 PG. 179 E.O. . TRICON SFR 2020-2 BORROWER
CALLED PRIOR TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. 6 D.B. 7038 PG. 219 B.O.
C WOLFERTON 12 LLC
17632-95 21-14 032D01081000
APPROX.
0.26 +/- ACRES RLS709
THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 49,634 FEET, AND AN IPF 1/2" ACCESS EASEMENT
(11,232 +/- SQ. FT.) S/B 13 TAH 2017-1 BORROWER LLC 15420-17 21-14 032D01082000
RB NG P.B. 52 PG. 179
ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE AND WAS ADJUSTED USING THE LEAST L=50.88' ILDI
SQUARES METHOD. IPF CAP" 5 0' BU D.B. 7038 PG. 224
R=146.00' WOLVERTO
THE CLOSURE PRECISION OF THE DATA SHOWN ON THE MAP OR PLAT. "THIS MAP OR PLAT HAS BEEN CALCULATED FOR CL=50.62'

OAKWOOD CIRCLE
IPF 1/2" S
CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 1,240,152 FEET" THE CLOSURE PRECISION PLACED ON CD=S59°49'01"W IPF CAP" CL S24°47'56"W
RB P.
THE SURVEY SHALL BE BASED ON AN ACTUAL MAP CLOSURE THAT HAS BEEN INDEPENDENTLY CALCULATED BY THE WOLFERTON E.O. 35.36'
IPF CAP"

REVISIONS
SURVEYOR BY USING THE BEARINGS AND DISTANCES FROM THE FACE OF THE PLAT, AND SHALL NOT BE A 4 HUDSON BRIDGE DRIVE RLS2283
FENCE E.O. . (VA
GENERALIZATION. WOLFERTON

(50' RIGHT-OF-WAY)
(PRIVATE RIGHT-OF-WAY) S20°12'13"E C
B.O. S69°47'59"W RLS709
RIA
IPF 1/2" S
62.29' 5
E 7 F-WA
ALL LOTS OR PARCELS SHOWN ON.LINEAR AND ANGULAR MEASUREMENTS WERE OBTAINED USING A TRIMBLE S6 RB APPROX. 109.95'
IPF CAP"
AT
ROBOTIC TOTAL STATION & CHAMPION TKO ROVER GPS UNIT. THE FIELDWORK WAS COMPLETED MARCH 21ST, 2022 ON PERM. SLOPE EASEMENT

ST T-O
THIS PROJECT. P.B. 52 PG. 179 P.O.B. WOLVERTO EX
3 .R
ER IGH
D.B. 7038 PG. 205 IPS 1/2"
INT LE R
0.19 +/- ACRES RB
(8,155 +/- SQ. FT.) L=14.10'
1 POINT OF INTERSECTION B
S25 26.13'
2 R=86.45' A3846.0001_BND
5' S LC HUDSON BRIDGE ROAD (VARIABLE R/W)
IPF 1/2"
S/B /W °17 CL=14.08'
RB ING '06" & INTERSTATE 75 (VARIABLE R/W) DATE 3-31-2022
ILD IPS 1/2" W
IPF 3/4" CD=S29°57'05"W
50' BU
LEGEND 1
RB S

APPROX.
RB BNT
'34"
W P.O.C. CONTRACT # A3846.0001
IPF 1/2" LL INGRESS / EGRESS
67°34 1' DRAWN BY TMW, DC
.60'
D.B. DEED BOOK E.O.P. EDGE OF PAVEMENT S 19.6
WA S
S70°59'14"W
P.B. PLAT BOOK FH FIRE HYDRANT RB IPS 1/2" 244 '06"W ACCESS EASEMENT 1
7'15"W
The Drawings, Specifications and other documents
PG. PAGE L LINE LABEL RB °10 CL
P.B. 52 PG. 179
N20°13'00"W 721.24 S77°2 4'
prepared by Moore Bass Consulting, Inc. (MB) for
S66 N23°42'02"W D.B. 7038 PG. 205 & 219 LINE NOT TO SCALE this Project are instruments of MB for use solely

Q:\A3846.0001\Survey\Boundary\A3846.0001_BND.dwg, 1OF1, dcoppock, Mar 31, 2022 - 1:46:12pm
LL LAND LOT N/F NOW OR FORMERLY N/F
0.44 +/- ACRES 395.82' 94.9 with respect to this Project and, unless otherwise
OTP OPEN TOP PIPE PKS PK NAIL SET 110.22' R /W provided, MB shall be deemed the author of these
BROWN ADRIAN M & NICOLAS C S
(19,186 +/- SQ. FT.) N54°05'42"W EX. documents and shall retain all common law,
RB REBAR S.S.E. SANITARY SEWER EASEMENT D.B. 13805 PG. 77 8"W AD statutory and other reserved rights, including the
IPF IRON PIN FOUND UTILITY EASEMENT BRICK WALL 52'4 71.58' G E RO AY) copyright.
S70° .43'
U.E. IPF PK" IPF 3/4" D
P.B. 21 PG. 50 I
BR T-OF-W
FENC
IPS 1/2" REBAR W/C LSF 001179 REFERENCE
SON
REF. TAX ID. WOLVERTON E.O. RB BNT POWER BOX 84 H
CTP CRIMP TOP PIPE C/O SEWER CLEAN OUT
032D01069000 E C. S76°29'25"W L=117.55' S20°05'06"W HUD BLE RIG
C&G CURB & GUTTER SQUARE FOOT I A 1350 KEYS FERRY COURT
(VAR
SQ. FT. L=543.84 McDONOUGH, GA 30253
R/W RIGHT OF WAY FT. FEET 42.89' R=131.46' 66.42' S73°20'07"W LSF #1179
NOW OR FORMERLY IRON PIN FOUND R=5829.58
N/F CL=113.67' 19.09' SEAL
-E- OVERHEAD POWER LINE IRON PIN SET CL=544.03
CORRUGATED METAL PIPE CALCULATED POINT
CD=S50°54'03"W
CMP CD=S70°39'42"W S73°20'07"W
SWMF STORMWATER MANAGEMENT FACILITY POWER POLE (PP) O R G I
TBM TEMPORARY BENCHMARK FIRE HYDRANT (FH) 12.62' E I ST E R E
APPROX.
P.O.B. POINT OF BEGINNING WATER VALVE (WV) R/W G EG A
WATER METER (WM)
PRIVATE ACCESS EASEMENT EX. R D
P.O.C. POINT OF COMMENCEMENT
RCP REINFORCED CONCRETE PIPE D JUNCTION BOX (JB)
P.B. 52 PG. 179 LINE NOT TO SCALE
D.B. 7038 PG. 204 No. 3360
DIP DUCTILE IRON PIPE S SANITARY SEWER MANHOLE (SSMH) IPF O
PVC POLYVINYL CHLORIDE PIPE DROP INLET (DI) 3/4" RB TI M LA N RL R
HDPE HIGH DENSITY POLYETHYLENE PIPE CONCRETE R/W MONUMENT FOUND (CMF) W/ CAP D
VE
Y EY
PL PROPERTY LINE SINGLE WING CATCH BASIN (SWCB) OT HY SU R O
CL CENTERLINE DOUBLE WING CATCH BASIN (DWCB) M. W
ID IDENTIFICATION CURB INLET (CI)
B.S.L. BUILDING SETBACK LINE HEADWALL (HW)
B.O.C. BACK OF CURB FLARED END SECTION
C CURVE LABEL LIGHT POST (LP) SHEET TITLE
CI CURB INLET YARD INLET (YI)
D.E. DRAINAGE EASEMENT SEWER CLEAN OUT (CO) GRAPHIC SCALE
AREA INLET (AI)
100 0 50 100 200 400 BOUNDARY
LINE NOT TO SCALE SURVEY

( IN FEET )
1 inch = 100 ft. 2022.03.10
SHEET

C Moore Bass Consulting 1 OF 1
PL D.B. 13433 PG. 218
TAX ID.
032-01026011 R/W
EX.
VICINITY MAP (NOT TO SCALE) . E.O.C P.
N/F E.O. .
SURGE
WALMART REAL EST BUS TRUST3402-00 B.O.
STONE LN NORT L
CT TR D.B. 9857 PG. 159
ST IVES PARK C .
I- 7
E.O.

ST MARGRIT CR
TAX ID.
ST IVES
5E
XP
RE
S S 032-01026001 Moore Bass
ING C.
Consulting, Inc.
WATERCRESS CT
B.O
FLIPPEN RD
B.O E.O.P.
OAKWOOD MANOR
SITE P. · Civil Engineering
E.O. .

OAKWOOD DR
B.O.C · Land Surveying
· Development Consulting
DR RIDG
E RD · Landscape Architecture

T.O.B. T.O.B.
N B
SO · Environmental Permitting
HUD
CHIP PL

VINCENT AV
E www.moorebass.com
WILL TALLAHASSEE ATLANTA
ROBIN CIR IS D
R PL T.O.B. HUD
SON DESIGNATED IMPROVEMENTS
FOR PUBLIC OPEN SPACE 1350 Keys Ferry Court
ANDREW DR BRI
DGE McDonough, GA 30253
B. DRI 770.914.9394
T.O. T.O.B. POND
VE

T.O. W5' S

BU FFER
REAM
R B E D ST 75' IMPERVIOUS S/B
TU
UNDIS /B
50 '
O US S

HUDSON BRIDGE TOWNHOMES
VI
PER C.
75' IM E.O.

LENNAR GEORGIA, LLC
76 77 78
75 79 80 81
74 82 83 84 85 86 87 88
72 73 89 90 91 93 94 95 96 97 98
92 99 100 101 102 103 104 105 106 107 108 109 110
71
POND
70
69

STOCKBRIDGE, GA
68

67
66
65
64
25
63
118 117 116 111 24 23
115 114 113 112 26 22 21 20 19 18 17

PROJECT NAME
16 15 14 13 12 11
119 10 9 8 7 6 5 4 3 1

CLIENT NAME
120 27
121
122 28
62 123
124
61 29
N/F
30
ST IVES LLC 60

D.B. 14232 PG. 75 31
59
TAX ID.
032-01027000 58 32 PL 10 N/F
57 9
136 137 8 7 BROWN ADRIAN M & NICOLAS C
125 126 127 128 129 130 131 132 133 134 135 138 139 140 6 5
56 11 4 3 D.B. 13805 PG. 77
2 1 P.B. 21 PG. 50
55
TAX ID.
032D01069000

54
PL
53
12
52

51 48 47 46 45 44 43 42
41 40 39 38 37 36 35 34 33
PL TOWNHOUSE UNIT DETAIL
50
SCALE: 1"=20'
49 13 20 WIDE UNITS 24 WIDE UNITS
PL 101 UNITS (71% OF TOTAL) 39 UNITS (29% OF TOTAL)

REVISIONS
SIDEWALK SIDEWALK
N/F

EX. R/W
CHRISTIAN SHANARRA
N/F PL
28' B/C TO B/C 28' B/C TO B/C

OAKWOOD MANOR DRIVE
N/F D.B. 17163 PG. 171

EX. R/W 50' PUBLIC R/W 50' PUBLIC R/W
PL N/F HAGY WILLIAM R JR
N/F HAGY WILLIAM R JR P.B. 21 PG. 14
HAGY WILLIAM R D.B. 15501 PG. 95
GILBERT BERNARD D.B. 15501 PG. 95 PL TAX ID.

Q:\A3551.0010 - Hudson Bridge\Engineering\Planning\A3551.0010-SP1.dwg, 22 & 24 UNITS, btaylor, Feb 29, 2024 - 9:10:29am
N/F D.B. 9108 PG. 143 PL P.B. 16 PG. 281 A3551.0010-SP1
HAGY WILLIAM R JR D.B. 8025 PG. 87 PL P.B. 16 PG. 281 032D01083000
P.B. 16 PG. 281 TAX ID.
D.B. 13522 PG. 299 P.B. 11 PG. 200 TAX ID. DATE 02/29/2024
TAX ID. 032C03049000
P.B. 12 PG. 51 TAX ID. 032C03048000 CONTRACT #
032C03047000 SIDEWALK SIDEWALK
TAX ID. 032C03028000 DRAWN BY SDM
SITE DATA 032C03027000 The Drawings, Specifications and other documents
prepared by Moore Bass Consulting, Inc. (MB) for
2' this Project are instruments of MB for use solely
PROJECT NAME HUDSON BRIDGE TOWNHOMES with respect to this Project and, unless otherwise
6' 16' 6' 16' provided, MB shall be deemed the author of these
documents and shall retain all common law,
20' statutory and other reserved rights, including the
SITE AREA 20.37 AC. copyright.

TAX ID 032-01026000 20' FRONT S/B
1350 KEYS FERRY COURT
McDONOUGH, GA 30253
CURRENT ZONING C-2 LSF #1179

SEAL
10' 20' 20' 20' 20' 20' 10' 10' 24' 24' 24' 24' 10'
PROPOSED ZONING MFR

PROPOSED USE UNIT SIZE SETBACKS QUANTITY
FRONT: 20', SIDE: 10', 46' 46'
FEE SIMPLE TOWNHOMES 20' WIDE 101 UNITS
REAR: 20'
FRONT: 20', SIDE: 10', 100' 100'
FEE SIMPLE TOWNHOMES 24' WIDE 39 UNITS
REAR: 20'
TOTAL 140 UNITS
140 UNITS / 20.37
PROPOSED DENSITY 6.87 UNITS PER ACRE
AC.
SHEET TITLE
PATIO PATIO
OPEN SPACE PROVIDED PROPOSED OVERALL OPEN SPACE 8.37 AC. GRAPHIC SCALE
PROPOSED OVERALL OPEN SPACE AREA AS A % 20' REAR S/B 20' REAR S/B SITE PLAN
41.1% 50 0 25 50 100 200
OF SITE
IMPERVIOUS AREA
10.0 AC. (49 % OF TOTAL SITE AREA)
( IN FEET ) 2022.03.10
OFF-STREET PARKING SHEET
41 SPACES 1 inch = 50 ft.
PROVIDED:

C Moore Bass Consulting 1.0
Lennar Homes Hudson Bridge Project Renderings
STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Unified Development Code
For
A Rezoning from C-2 to MFR and Land Use Amendment
From Medium Density Vertical Mixed Use to Medium Density Residential

of

LENNAR GEORGIA, LLC.
c/o Battle Law, P.C.

for

+/-20.37 Acres of Land
Being Hudson Bridge Drive
City of Stockbridge, Georgia and
Parcel Nos. 032-01026000

Submitted for Applicant by:

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

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

Lennar Georgia, LLC (the “Applicant”) is seeking to develop that certain undeveloped +/- 20.37 acre
tract of land being Tax Parcel No. 032-01026000 having frontage on Hudson Bridge Drive (the
“Subject Property”) for one hundred forty (140) townhome units as depicted on the submitted
elevations. The Subject Property is located within the Parkway Mixed Use Overlay District
(“Parkway Overlay District”), and is currently zoned C-2, with a land use designation of Medium
Density Vertical Mixed Use. The Applicant is seeking to rezone the Subject Property to MFR,
while simultaneously seeking a land use amendment to Medium Density Residential.

This document serves as a statement of intent, analysis of the criteria under the City of Stockbridge
Unified Development Code and contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. STEINBERG ACT REZONING CRITERIA

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

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

The zoning proposal will permit a use that is suitable in view of the current density and uses
allowed under the Parkway Overlay District, in addition to existing uses on the adjacent and
nearby property. Amongst other things, the purpose and intent of the Parkway Overlay District
is “to encourage a balanced mix of retail, professional, residential, civic, entertainment and
cultural uses,” and “to improve public health and provide safe and efficient movement within the
overlay district by promoting development patterns that encourage physical activity such as
walking and bicycling.” The area surrounding the Subject Property within the City of Stockbridge
is predominately commercial and retail uses, except for the Hudson Bridge Townhome
community that was built in 1986.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property is part of a 72.69 acre planned commercial/retail/residential project which
was been developed by multiple owners. Hudson Bridge Drive is a private street which provides
shared access to excess of 20 stores, including the following businesses:

1. QuikTrip;
2. Walmart:
3. Chipotle
4. J&J Liquor;
5. Taco Bell
6. Zaxby’s
7. Murphy’s Gas Station
8. Mellow Mushroom
9. Arby’s
10. Discount Tire; and
11. Bank of America.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property was originally a 22.076 acre tract of land that was subdivided in 2013 into
two tracts with the intervening shared driveway for the development of a commercial outparcel.

In 2004 the 22.076 acres was owned by Baptist Retirement Communities of Georgia, Inc.
(“Baptist RCG”), along with the adjacent 9.67 acres of land that has been developed as a
commercial retail plaza. As part of the development of the commercial plaza Baptist RCG agreed
to place a restrict covenant on the Subject Property which prohibited it from being developed for
any retail purposes but allowed it to be developed for residential apartments.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
It can be inferred that the intent of this prohibition on the development of other retail uses, while
permitting the development of multi-family apartments, was to support the viability of the retail
stores without additional competition, AND to create a mixed-use environment with residents
living adjacent to the site that could support the commercial businesses being developed. Based
upon the Subject Property being included in the Parkway Overlay District the purpose and intent
of the development of this area and the Subject Property remains the same.

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

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
properties. The zoning proposal will permit a use that creates the mixed-use environment
promulgated by the Parkway Overlay District. Additionally, the development of the Subject Property
as currently zoned would in fact have an adverse impact on the adjacent property owners by
oversaturating an already robust commercial corridor.

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

The property to be affected by the zoning proposal does not have a reasonable economic use as

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
currently zoned. The area in which the Subject Property is located is already saturated with
commercial development, which is inconsistent with the intent and purpose of the Parkway Overlay
District, and based on the current economic climate in which retail stores are being challenged by
the growing online shopping trends, the development of additional commercial space in this corridor
would be economically unfeasible.

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

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

Additionally, according to the letter attached to this application from the Henry County Water
Authority, water and sewer are available for the Subject Property. The Henry County Water
Authority stated that there is enough capacity to serve the proposed number of units.

Lastly, the zoning proposal will not overly burden the local schools as the majority of the units as
the anticipated market for the proposed units are young professionals, and single individuals looking
for a low maintenance homeownership option.

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

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

The Applicant is seeking to amend the current land use designation to Medium Density Residential
which is consistent with the purpose and intent of the Parkway Overlay District which allows for a
density of up to 60 units per acre with density bonuses, and heights up to 20 stories. The current
Medium Density Vertical Mixed-Use only allows for up to 2 to 3.6 units per acres, with a maximum
height of 3 stories. The comprehensive plan from which the land use designations were derived
was adopted in 2018: however, the City’s Revised Unified Development Code, which contains the
current Parkway Overlay District, was adopted in March of 2022. Therefore, the current land use
plan for the City and the Subject Property is outdated, and inconsistent with the Parkway Overlay
District.

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

The Applicant is not aware of any other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or disapproval of
the zoning proposal.
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a Rezoning from
C-2 to MFR be approved. The Applicant welcomes any questions and feedback from the planning
staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

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

The application of the City of Stockbridge Zoning Ordinance to the Subject Property which
restricts its use to any classification other than that proposed by the Applicant is unconstitutional,
illegal, null and void, constituting a taking of Applicant’s Property in violation of the Just
Compensation Clause of the Fifth Amendment to the Constitution of the United States, Article I,

Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of

Georgia of 1983, and the Equal Protection and Due Process Clauses of the Fourteenth Amendment
to the Constitution of the United States denying the Applicant an economically viable use of its
land while not substantially advancing legitimate state interests.

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

A refusal by the City of Stockbridge City Council to amend the land use and/or rezone the Subject
Property to the classification as requested by the Applicant would be unconstitutional and
discriminate in an arbitrary, capricious and unreasonable manner between the Applicant and
owners of similarly situated property in violation of Article I, Section I, Paragraph II of the
Constitution of the State of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment to the Constitution of the United States. Any Rezoning of the Property subject to
conditions which are different from the conditions requested by the Applicant, to the extent such
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
different conditions would have the effect of further restricting Applicant’s utilization of the
property, would also constitute an arbitrary, capricious and discriminatory act in zoning the Subject
Property to an unconstitutional classification and would likewise violate each of the provisions of
the State and Federal Constitutions set forth hereinabove.

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

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

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

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
Engineering Division

December 2, 2022

Re: Water and Sewer Services - Availability
Proposed Development: Apartment Complex
Property Information: Hudson Bridge Road Parcel No. 032-01026000
LL 21; District 6; 20.37+/- acres
Proposed Zoning: MFR
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

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

Water service can be made available to the property described above by way of a line extension,
as illustrated on the Conceptual Site Plan at the developer’s expense. A fire flow test calculated
in the area revealed the following data:

Static: 110 psi
Residual: 95 psi
Flow 1130 gpm
Calculated Flow @ 20 psi: 2973 gpm

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

Sewage treatment and sewer line capacity are available for the property. However, installation
of a private lift-station (proposed to be located on the developer’s site), associated force main
and gravity sewer main extension will be necessary at the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Conceptual Site Plan dated
08/24/2022 prepared by Moore Bass Consulting, Inc.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
Presentation
For RZ-2024-01:
Rezoning for the Proposed
Hudson Bridge Drive
Townhomes
On Parcel #032-01026000.

Presented To:
Planning Commission – May 16, 2024
City Council –June 10, 2024

By:
City of Stockbridge Community
Development Department,
Planning and Zoning Division
PURPOSE OF THE REQUESTED REZONING

PURPOSE OF RZ-2024-01 -- Consider a request to rezone certain property on
Hudson Bridge Drive from ‘C-2’ (General Commercial) to ‘MFR’ (Multiple Family
Residential) to allow for the development of a townhome community with 140 units.

• Property Identity -- Parcel #032-01026000 with 20.367 acres on north side of
Hudson Bridge Drive.
• Applicant – Lennar Georgia, LLC, represented by Battle Law, P.C.
• Property Owner -- Mount Zion 48, LLC.
• Companion Application – CP-2024-01: Comprehensive Plan Amendment
application to change the property’s future land use designation from Medium-
Density Mixed-Use to Medium-Density Residential.
AERIAL PHOTO OF SUBJECT PROPERTY
CASE FACTS – PAGE ONE
Proposed Development: Townhome community with 140 fee simple units.
Parcel Identification: 032-01026000 (no address).
Parcel Acreage: +/- 20.367 acres.
Land District and Land Lot: District 6, Land Lot 21.
Applicant: Lennar Georgia, c/o Battle Law, P.C.
Owner: Mount Zion 48, LLC.
Current City Zoning: C-2 and Parkway Mixed-Use Overlay District.
Surrounding Zoning:  North—MFR (Multiple Family Residential).
 Northwest—SR (Suburban Residential).
 East—C-2 & C-3 (General Commercial & Heavy
Commercial).
 South—C-2 (General Commercial).
 Southeast—C-2 & C-3 (General Commercial & Heavy
Commercial).
 West—Outside of the City. Zoned ‘RD’ & ‘RM’ (Residential-
Duplex & Residential-Multifamily) by Henry County.
 Southwest—Outside of the City. Zoned ‘C-2’ (General
Commercial) by Henry County.
2024 CITY OF STOCKBRIDGE ZONING MAP
2024 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

CASE FACTS – PAGE TWO
Surrounding Land Uses:  North—St. Ives Apartments.
 Northwest—St. Margrit Subdivision.
 East—Walmart and adjacent Centre @ Stockbridge
Shopping Center.
 South—Commercial uses fronting onto Hudson Bridge
Road, including J & J Liquor and Western Union.
 Southeast—Retail uses (Taco Bell and QuikTrip) outside the
City, with access from Hudson Bridge Dr.
 West—Oakwood Village Subdivision, outside City).
Property Location: To the rear of 1590 Hudson Bridge Road. Property has no
access to any public street. Access exists from Hudson Bridge
Drive, an internal street for the adjacent Centre @ Stockbridge
shopping center, which includes Walmart. A portion of this
street actually is part of the subject property.
Property Conditions: Vacant land; mostly wooded. The eastern portion of site
contains steep topography, wetlands with a 25-foot state
buffer, a 50-foot stream buffer, and a 75-foot impervious
setback as part of a nearby stream. Site includes a portion of
Hudson Bridge Drive, which was granted an easement.
PROPERTY AND ZONING HISTORY – PAGE ONE
A. Restrictive Covenant. The subject property was previously owned by Baptist
Retirement Communities of Georgia, who sold it in 2005. Before doing so, a
restrictive covenant, dated April 26, 2004, was prepared and filed wit the Henry
County Superior Court (in Book 7028, Page 237). It prohibited the use of the subject
property for retail uses. The restriction expired, however, on March 31, 2008.
B. Walmart Master Development Plan and DRI. The property was originally a part of a
Master Development Plan for the Centre @ Stockbridge mixed-use development,
with a Wal-Mart Supercenter as a mixed-use development for a total of 70.16 acres.
Details:
1. The entire property was annexed into the City of Stockbridge in 2002 with
commercial zoning.
2. The subject site represented “Tract 2” in the Master Plan. Tracts 1 and 2 were
annexed as C-2 and C-3. They were further subdivided on February 4, 2004,
creating a “new” Tract 2 as part of the Walmart Development. The original Tract 2
would become a “stand-alone” parcel for future development. The Master
Development Plan initially allowed the subject site to have access from Hudson
Bridge Road, but outparcels were later created, and this removed the site’ access
to Hudson Bridge Road.
WALMART MASTER DEVELOPMENT PLAN AREA
PROPERTY AND ZONING HISTORY – PAGE TWO
3. A Development of Regional Impact Analysis (DRI #481) was completed on the Master
Development Plan, including the subject site, on November 21, 2003, and a Develop-
ment Agreement was also prepared.
4. The DRI for the overall master plan area stated, “The site shall be mixed-use and
contain a minimum of 200 residential units and a maximum of 343,500 square feet of
commercial/office/retail space.”
5. The subject site is the only remaining parcel of the original master plan area.
6. Since no residential units have yet been built on the overall property, the subject site
is the only remaining parcel where they could be built to fulfill this requirement.
7. The DRI requirements are no longer enforceable, however, since over ten years have
gone by.
PROPERTY AND ZONING HISTORY – PAGE THREE
C. Creation of Easements. In 2013, Wolverton & Associates created drawings as
part of a Final Subdivision Plat for Broad Street Stockbridge II, LLC. They
showed that:
1. The property was split into two tracts, with Tract 1 (the current site) losing its
access to Hudson Bridge Road and Tract 2 being cut off completely, but
maintaining its access to Hudson Bridge Road.
2. Ten (10) easements were created along and adjacent to Hudson Bridge Drive,
allowing that private street to be used for internal access and circulation
within the Master Plan area.
3. A portion of Hudson Bridge Drive is actually a part of, and inside of, the
subject site.
D. Recent Zoning Activity: RZ-2019-04 and RZ-2020-01 by TPA Residential (c/o
Falcon Design Consultants)
1. RZ-2019-04. TPA Residential sought a rezoning from C-2 to MUND (Mixed-
Use Neighborhood Commercial) to allow for the development of 118 town-
townhomes and a small amount of commercial uses on the subject site. The
Staff and Planning Commission (at their September 14, 2019 meeting) both
recommended the approval of this case, with conditions, but the applicant
withdrew its application at the City Council meeting on October 14, 2019.
PREVIOUS SUBDIVISION OF SITE INTO TWO TRACTS

This resulted in the subject site
being cut off from Hudson
Bridge Drive, although
easements were created to allow
access.
PROPERTY AND ZONING HISTORY – PAGE FOUR
2. RZ-2020-01. TPA Residential returned to the City in 2020 with a revised rezoning
application. This time, the applicant wanted to build a purely residential develop-
ment, containing 147 townhomes only, and no commercial uses. GRTA officials
ruled that no DRI update was required since the proposed density would be less
than what the original Walmart Master Plan called for. The Staff and Planning
Commission (at their June 25, 2020 meeting), both recommended the approval of
this case, with conditions, but the City Council denied this case at their July 13, 2020
meeting.
E. RZ-2022-08 by Carter Acquisitions (c/o Battle Law, P.C). This developer sought to
rezone the subject property from C-2 to MFR (Multiple Family Residential) to allow for
the development of a townhome community containing 330 units. The proposed
density was 16.2 units per acre, which exceeded the allowable density of 16.0 units
per acre for the proposed High-Density Residential future land use designation. The
applicant needed to reduce the number of units by eliminating four (4) units to meet
the maximum allowable density. But the applicant never returned with a new site
plan having a reduced density. After an extended period of time, the applicant
withdrew their application, along with Comprehensive Plan Amendment application
#CP-2022-07.
STREET VIEWS OF THE SUBJECT SITE
Top -- View of the southwest corner.
Bottom – View toward the southeast corner.
BOUNDARY SURVEY
PROPOSED DEVELOPMENT – PAGE ONE
A. Project Size:
1. Number of Units--140 fee simple townhome units--101 smaller units & 39 larger units.
2. Density – 6.87 units per acre.
B. Site Plan Design—Tltle: “Hudson Bridge Townhomes; Stockbridge, GA” and dated
February 29, 2024, which was prepared by Moore Bass Consulting, Inc.
1. Project Entrance – Would be off Hudson Bridge Drive at the south end of the site.
2. Secondary Access – Would be located at the northwestern corner of the site,
adjacent to Oakwood Drive.
3. Amenities – Would include a swimming pool, a clubhouse, and guest parking near
the main entrance.
4. Other Facilities – Would include three other guest parking lots near the rear, two
detention ponds, landscaped buffering surrounding the property, and a 50-foot
undisturbed stream buffer along the eastern side of the property. No walking trails
or dog parks have been indicated on the site plan.
5. Setbacks –The MFR District requires a front yard setback, but the applicant proposes
only 20 feet. Also, the MFR District requires side yard setbacks of 20 feet, but the
applicant proposes only 10 feet. The applicant plans to submit a variance application to
request these variances, but has not yet done so.
CONCEPTUAL
SITE PLAN
AERIAL PHOTO
OF THE
VICINITY,
OVERLAIN BY
THE SITE PLAN
PROPOSED DEVELOPMENT – PAGE TWO
C. Utilities Facilities – The applicant submitted a letter from the Henry County Water
Authority, but it pertained to a previous development proposal. A new letter is
needed.
D. Traffic Impact Study. The applicant thus far has not submitted a traffic impact study
nor a trip generation memorandum, although the Planning and Zoning Staff has
encouraged the applicant to do so.
E. Townhome Lots, Buildings, and Designs:
1. Townhome Lots—Would be 100 feet deep. Smaller lots would be 20 feet wide and
would be located near the rear of the property. Larger lots would be 24 feet wide
and would be located at the front of the property. The required variances to
reduce the front and side yard setbacks were previously mentioned.
2. Buildings -- The smaller townhome buildings would have one-car garages, and
the larger townhome buildings would have two-car garages. The required
spacing of 20 feet between buildings could not be determined.
PROPOSED TOWNHOME LOT DETAILS
RENDERINGS OF PROPOSED TOWNHOME BUILDINGS
Smaller Townhome Buildings Larger Townhome Buildings
(20 Feet Wide) with One-Car Garages (24 Feet Wide) with Two-Car Garages
ANALYSIS OF REQUEST -- PAGE ONE
The Planning and Zoning Staff analyzed nine (9) required standards for rezonings from the UDC.

1. Consistency with the Comprehensive Plan:
a. Additional Housing – Would be provided, thereby meeting a goal of the City’s
Comprehensive Plan.
b. Future Land Use Designation – Is currently “Medium-Density Mixed-Use”, which
requires two types of uses and the applicant only plans to include a residential
use (townhomes). Therefore, the property’s future land use designation must be
changed to “Medium-Density Residential.”
c. Density – Would be 6.87 units per acre, which would be within the range of 4 to
7.99 units per acre for the requested Medium-Density Residential designation.
2. Rationale for the Rezoning:
a. Zoning Classification -- The rezoning of the property to MFR is necessary because
the proposed townhomes are not allowed under the property’s existing C-2
zoning.
b. Location on a Collector or Arterial Road – Although the property is not located on
either one, it was originally a part of the Walmart Master Plan area, which had
direct access to Hudson Bridge Road, which is an arterial.
ANALYSIS OF REQUEST -- PAGE TWO
3. Potential Positive Effects :
a. The subject property has remained vacant even after the Walmart Master
Development Plan was prepared in 2003.
b. A restrictive covenant was imposed on the property by the Baptist Retirement
Communities of Georgia to prohibit the development of retail uses. Yet, even after
its expiration in 2008, no retail development has taken place on the site, despite its
permissible C-2 zoning. This suggests that the immediate vicinity may have
already reached its saturation point for retail uses.
c. Although the C-2 district also allows other types of non-retail commercial uses,
many of them are not permitted in the PMU (Parkway Mixed-Use Overlay) district, in
which the property also lies. Further, even if they were allowed, such uses most
likely would need to have direct frontage onto Hudson Bridge Road to attract
customer traffic, which the subject site does not offer.
d. Existing commercial uses to the south and east of the site would have access to a
significant amount of potential new customers from the proposed townhome
development, thereby increasing their business revenues.
e. The new townhome residents would have convenient access to the adjacent
commercial uses within the Walmart and Centre@ Stockbridge Shopping Center.
ANALYSIS OF REQUEST – PAGE THREE
4. Suitability of the Site:
a. The eastern portion of subject site contains steep topography, wetlands with a
25-foot state buffer, a 50-foot stream buffer, and a 75-foot impervious setback
as part of a nearby stream. Thus, no townhome units would be built in that
area. The developer should take appropriate steps to protect this environment-
tally-sensitive area and to facilitate drainage.
b. The site would have its main access via Hudson Bridge Drive, which is an
internal, private street supporting the Walmart and Centre@ Stockbridge
Shopping Center.
c. Several easements were previously created to facilitate the site’s access from
the existing traffic signal at Hudson Bridge Road.
5. Impact upon Adjacent Property Owners. To prevent a significant influx of traffic
onto Oakwood Drive and the adjacent Oakwood Subdivision to the west, no
regular access should be allowed from the subject property onto Oakwood Drive,
other than a locked emergency access. The site plan needs to be revised to show
this. Further, a 25-foot zoning buffer, a fence, and tall trees should be located
along the western boundary of the site.
ANALYSIS OF REQUEST – PAGE FOUR
6. Impact on the Water and Sewage System. The applicant obtained a letter from the
Henry County Water Authority, which was dated December 2, 2022. However, it was
based on a previous developer’s proposed apartment development, to contain 330
apartment units. Thus, the current applicant needs to obtain a new letter which
addresses the proposal by the current developer, Lennar Georgia, LLC, to build 140
townhome units.
7. Traffic and Transportation Impacts:
a. Site Access:
(1) The main site access would be from Hudson Bridge Drive at the southern end of
the property.
(2) Traffic from the site would utilize the traffic signal at Hudson Bridge Road, near
the existing QuikTrip store and Taco Bell restaurant. Residents of the proposed
townhomes may also utilize the second traffic signal on Hudson Bridge Road,
which serves the Walmart driveway. The two traffic signals would facilitate
turning movements.
(3) A paved sidewalk is present along Hudson Bridge Drive, which would facilitate
pedestrian travel to the surrounding retail stores.
ANALYSIS OF REQUEST – PAGE FIVE
(4) The secondary access at Oakwood Drive should be designated for emergency
use only, with a security gate, to prevent a large influx of traffic from the devel-
opment going into the adjacent Oakwood Manor Subdivision.
b. Traffic Impacts—No traffic impact study has been submitted, thus, the traffic im-
pacts are unknown.
ANALYSIS OF REQUEST – PAGE SIX
8. Zoning District Compatibility:
a. The requested MFR zoning for the proposed townhome development would
enable the subject property to be developed in accordance the Walmart Master
Development Plan’s specification that the subject property be developed with a
multifamily use.
b. Townhomes would be an appropriate usage of the property in serving as a
transition between the lower-density single-family residential subdivision to the
west and the adjacent retail uses to the east.
c. The proposed MFR district would be compatible with the ‘RM’ (Residential
Multifamily) Henry County zoning which exists on about half of the acreage of
the adjacent Oakwood Manor Subdivision.
d. Adequate access is available via Hudson Bridge Drive, the existing easements,
and the two traffic signals off Hudson Bridge Road.
e. Residents would benefit from being able to walk to many of the stores, and the
stores could benefit from the business which the apartment residents would
provide.
ANALYSIS OF REQUEST – PAGE SEVEN
9. Site Developability Under Present Zoning. Although the subject property could be
developed for commercial uses under its existing C-2 zoning due to the presence of
numerous surrounding retail businesses, this may not be realistic or desirable for
the reasons that are listed below. Conversely, this Analysis has shown that the
proposed townhomes would be a reasonable and desirable use for the subject
property.
a. The intent of the restrictive covenant by the Baptist Retirement Communities of
Georgia was for the subject property to be prohibited from retail use.
b. The Walmart Master Development Plan called for the subject property to be
developed with multifamily uses.
c. Despite the property’s location in the midst of numerous retail businesses, it has
not been developed with additional retail uses, even after the expiration of the
restrictive covenant.
d. Although some type of non-retail commercial uses could be built on the
property, this is unlikely to happen since such uses would probably need direct
access to Hudson Bridge Road for visibility, which the subject property lacks.
e. Even if a non-retail commercial business were to be interested in locating on the
site, the Parkway Mixed-Use Overlay District has a long list of prohibited non-
retail commercial businesses.
ANALYSIS OF REQUEST – PAGE EIGHT
f. The presence of the steep topography, stream, and buffer areas in the eastern
portion of the site would eliminate needed land which might be needed for required
parking to serve a retail or non-retail commercial business.
g. Any large commercial development on the subject property is likely to generate
significantly more traffic than the proposed townhome development.
STAFF RECOMMENDATIONS – PAGE ONE
Based on the findings of the Analysis above, the Planning and Zoning Staff recommends
that the applicant’s request to rezone the subject property from ‘C-2’ (General
Commercial) to ‘MFR’ (Multiple Family Residential) to allow for the development of an
apartment community be APPROVED WITH CONDITIONS. Such approval should be
contingent upon the developer meeting the following ten (10) conditions and fourteen
(14) subconditions:

1. Comprehensive Plan Amendment – This requested rezoning shall not be approved
unless the applicant’s requested Comprehensive Plan Amendment, via CP-2024-01, to
change the subject property’s land use designation from Medium-Density Mixed-Use
to Medium-Density Residential, is approved before, or simultaneously with, the
approval of RZ-2024-01.
2. Site Plan:
a. Revised Site Plan -- The subject property shall be developed according to a revised
site plan which is similar to, but including the required variances, to the site plan
which was prepared by Moore Bass Consulting on 02/29/24, representing Sheet
#A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge, GA.” Any
major deviations in the number of residential units, the density, or the overall site
design shall require City Council approval.
STAFF RECOMMENDATION – PAGE TWO
b. Site Accesses—This shall be a gated community, with both site accesses having
gates plus flock cameras for security purposes. In addition, the proposed
secondary access to Oakwood Drive shall be reserved for use by emergency
vehicles only. All of this information shall be noted on the site plan.
c. Internal Streets – All internal streets shall be of widths that are acceptable to the
Fire Marshal.
d. Internal Sidewalks – All internal streets shall have sidewalks on both sides of the
streets, which are at least eight (8) feet wide.
e. Amenities and Related Facilities – The revised site plan shall include a mail kiosk,
an 8-foot-wide multi-use path or walking trail, and a dog park, plus appropriate
additional amenities for a community of this size, such as a grill area, a playground,
a shuffleboard court, a tennis court, a pickleball court, etc.
f. Central Trash Facility -- The revised site plan shall indicate the location of one or
more central trash facilities.
g. Spacing of Townhome Buildings – The townhome buildings shall be spaced at least
20 feet apart to meet the requirements of the MFR district, and this shall be
indicated on the revised site plan.
STAFF RECOMMENDATION – PAGE THREE
h. Bedroom Information -- The revised site plan shall provide a breakdown of the
number of units by the number of bedrooms, as well as the sizes of the
bedrooms (for parking space requirements).
i. Parking – Sufficient parking shall be provided to meet the requirements of the
UDC.
j. Western Buffer, Fence, and Tall Trees – The developer shall provide the required
25-foot zoning buffer along the western side of the property, adjacent to the
Oakwood Manor Subdivision, along with the installation of a fence and tall trees.
3. One-Car Garage Townhome Units:
a. Only 20 percent of the total townhome units may have one-car garages.
b. All one-car garage units shall have full brick elevations.
4. External Sidewalk -- The existing sidewalk along Hudson Bridge Drive shall be
extended into the main project entrance.
5. Water and Sewer Facilities:
a. The applicant shall obtain a new letter from the Henry County Water Authority
which describes the availability and adequacy of any existing water and sewer
facilities to serve the proposed townhome development.
b. The developer shall comply with all requirements of the Henry County Water
Authority in providing adequate water and sewer facilities to the subject site to
serve the proposed townhome development.
STAFF RECOMMENDATION – PAGE FOUR
6. Traffic Impact Study -- The applicant shall submit an acceptable traffic impact study
or trip generation report, which indicates that traffic conditions for the site area
would be acceptable.
7. Environmental Site Preservation -- The developer shall preserve the sensitive
environmental features of the site, including the slopes, creek, stream buffer areas,
and retaining wall, along the eastern side of the site.
8. Easements -- The developer shall comply with the specifications of all easement
agreements pertaining to the portion of Hudson Bridge Drive within and adjacent to
the subject property.
9. Property Maintenance -- A townhome association shall be established, or a property
management company shall be secured, for the purpose of maintaining all common
areas of the site.
10. Variances – Permits will not be issued until approval of required variances.
4/1/2024
Proof of Pre-Application Meeting
BOUNDARY SURVEY FOR: VICINITY MAP (NOT TO SCALE)
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REFERENCES N/F
GILBERT BERNARD 50
1. FINAL SUBDIVISION PLAT EASEMENTS RECORDED IN PLAT BOOK 52, PAGE 176-179 PER HENRY COUNTY D.B. 8025 PG. 87
RECORDS. P.B. 11 PG. 200

GEORGIA SURVEY CERTIFICATE
OAKWOOD MANOR

MT. ZION 48, LLC
2. LIMITED WARRANTY DEED RECORDED IN DEED BOOK 11917, PAGE 266-269 PER HENRY COUNTY RECORDS. TAX ID.
3. PERMANENT RETAINING WALL & GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 219 PER HENRY 032C03028000 APPROX.
COUNTY RECORDS. DRAINAGE EASEMENT
4. DRAINAGE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 221-222 PER HENRY COUNTY RECORDS.
PL P.B. 52 PG. 179
THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE

HUDSON BRIDGE
N01°00'44"W A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF

STOCKBRIDGE CITY LIMITS
D.B. 7038 PG. 221-222

P.B. 16 PG. 281
5. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 224 PER HENRY COUNTY RECORDS. THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED
6. PERMANENT RETAINING WALL AND GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 220 PER HENRY 758.13' 1.95 +/- ACRES
HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
N/F (84,766 +/- SQ. FT.)
COUNTY RECORDS.
HAGY WILLIAM R PL PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE

30' PLANTED BUFFER
7. INGRESS / EGRESS ACCESS EASEMENT EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 & 219 PER HENRY OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
D.B. 9108 PG. 143

1720 PEACHTREE STREET, SUITE 150,
COUNTY RECORDS. MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND
P.B. 16 PG. 281
8. PERMANENT SLOPE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 PER HENRY COUNTY RECORDS. REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS
TAX ID.
9. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 204 PER HENRY COUNTY RECORDS. AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
032C03047000
IPS 1/2"
AREA:

HENRY COUNTY, GEORGIA
RB
APPROX.
PL 20.37 ACRES
FLOOD NOTE IPF 1/2"
RB (887,175 SQ. FT.)
PERM. RETAINING WALL
& GRADING EASEMENT

ATLANTA, GEORGIA 30309
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY N/F ON-LINE TAX ID. P.B. 52 PG. 179
HAGY WILLIAM R JR D.B. 7038 PG. 220 ________________________________________________________________________________________________________
PANEL NUMBER: 13151C0088D EFFECTIVE DATE OCTOBER 6TH, 2016, THIS PROPERTY IS NOT LOCATED IN A FEMA FLOOD 032-01026000
D.B. 15501 PG. 95 0.57 +/- ACRES TIMOTHY M. WORLEY DATE:
HAZARD ZONE.
P.B. 16 PG. 281 (24,807 +/- SQ. FT.) REGISTERED LAND SURVEYOR #3360 (tworley@moorebass.com)

CONC. WALL
OAKWOOD MANOR
TAX ID.
032C03048000 IPF 1/2"
315.7
S12°5 6'
SURVEY NOTES RB

PROJECT NAME
ON-LINE
PL
8'27"W

(60' RIGHT-OF-WAY)
K C/L
ADJOINERS CHART
B.O
T.O.B.

CLIENT NAME
NO N.G.S. MONUMENT FOUND WITHIN 500 FEET OF ANY POINT ON THE SUBJECT PROPERTY.
CHAINL
N/F
HAGY WILLIAM R JR S85°26'49"W CREE
INK FEN
IPF 3/4"
T.O.B.
ALL PROPERTY CORNERS REFERENCED AS I.P.S. INDICATES A ½" REBAR PLACED W/CAP LSF 001179 UNLESS OTHERWISE D.B. 15501 PG. 95
NOTED. ROD 282.43' NUMBER OWNER D.B. & PG. P.B. & PG. TAX ID.

FFER

50' UNDISTURBED STREAM BUFFER
P.B. 16 PG. 281 30' PLANTED BU

CONC. WALL
ON-LINE IPF CTP"
TAX ID. 1IN
MOORE BASS CONSULTING AND/OR TIMOTHY M. WORLEY DO NOT GUARANTEE THAT ALL EASEMENTS AND SUB-SURFACE 032C03049000 S
1 CALLAHAN TIMOTHY J & TONDA L 15369-196 21-50 032D01070000
IPS 1/2"

75' IMPERVIOUS S/B
CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE SHOWN. IPF CAP"
IPF 1/4" RB
WOLVERTON
RB N/F 2 LEVY MILLICENT 14038-104 21-50 032D01071000
THIS DRAWING HAS BEEN GENERATED ELECTRONICALLY. THIS MEDIA SHOULD NOT CONSIDERED RLS2283
A CERTIFIED VALID DOCUMENT UNLESS IT HAS BEEN PROPERLY SEALED, SIGNED, AND DATED BY TIMOTHY M. WORLEY IN PL 11
WRS CENTERS I LLC
N/F D.B. 13433 PG. 218
CONTRASTING COLOR OF INK PER O.C.G.A. 43-15-22. 12 PL
CHRISTIAN SHANARRA PL 13 PL TAX ID. 3 WHISNANT DANNY R 13821-321 21-50 032D01072000
D.B. 17163 PG. 171 032-01026011
THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD REVEAL ENCUMBRANCES NOT .C
SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. P.B. 21 PG. 14 PL B.O C 4 BAXTER GALEN C & COLLEEN N 14104-293 21-14 032D01073000
E.O.
TAX ID. .
THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PARTY OR ENTITY NAMED HEREON AND THE CERTIFICATION 032D01083000
DOES NOT EXTEND TO ANY OTHERS.
5 EASLEY SHARON P & ROBIN L 8215-268 21-50 032D01074000
10
THIS PLAT MAY NOT CONFORM TO THE BEARINGS AND DISTANCES RECORDED ON THE DEED AND/OR PLAT OF RECORD 6 TURNER VIRGINIA N 7838-292 21-14 032D01075000
IPF 1/2" APPROX.
DUE TO SEVERAL FACTORS INCLUDING, BUT NOT LIMITED TO, THE NATURE OF THE ADVANCES IN SURVEYING
RB DRAINAGE EASEMENT
TECHNOLOGY SUCH AS ELECTRONIC DISTANCE MEASURING DEVICES AND THE ADVENT OF SURVEY GRADE G.P.S.
MEASUREMENT EQUIPMENT. P.B. 52 PG. 179 7 AUGUSTINE MARIE E 12287-255 21-50 032D01076000

01"E
D.B. 7038 PG. 221-222
°12'
OAKWOOD VILLAGE - UN
IPF 1/2" S

S20 4.07'
THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM (N.A.D.) OF 1983(1994 ADJUSTMENT) FOR HORIZONTAL 1.95 +/- ACRES 8 BERNUY FRANCISCO 60160-96 21-50 032D01077000
RB

30' PLANTED BUFFER
DATUM AND THE NORTH AMERICAN VERTICAL DATUM (N.A.V.D.) 1988 FOR THE VERTICAL DATUM. THE USE OF G.P.S. (84,766 +/- SQ. FT.) E
38

IT 2
FENC
SURVEY MEASURING TECHNIQUES WERE USED FOR THESE DATUMS AND BASED ON THE POSITIONAL VALUES FOR THE E.O.C THE IRA CLUB FBO
VIRTUAL REFERENCE STATION NETWORK DEVELOPED BY EGPS SOLUTIONS. THE ORTHIMETRIC HEIGHTS WERE DERIVED
8 9 CHRISTOPHER ALLEN & 15610-300 21-14 032D01078000
USING THE GEOID A12. S KIMBERLY

P.B. 21 PG. 50
ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES UNLESS OTHERWISE NOTED. 10 CENTRIC LLC 13289-206 21-50 032D01079000
APPROX.
UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST ABOVE OR BELOW IPF 1IN" PERM. RETAINING WALL 11 MOTON MELBA & NATHANIEL JR 17525-293 21-14 032D01080000
GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE ACCURACY OR THOROUGHNESS OF THE UTILITIES OR OTP
N02°16'56"E & GRADING EASEMENT
STRUCTURES SHOWN HEREON. PER GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE P. IPF CAP"
773.84' P.B. 52 PG. 179 E.O. . TRICON SFR 2020-2 BORROWER
CALLED PRIOR TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. 6 D.B. 7038 PG. 219 B.O.
C WOLFERTON 12 LLC
17632-95 21-14 032D01081000
APPROX.
0.26 +/- ACRES RLS709
THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 49,634 FEET, AND AN IPF 1/2" ACCESS EASEMENT
(11,232 +/- SQ. FT.) S/B 13 TAH 2017-1 BORROWER LLC 15420-17 21-14 032D01082000
RB NG P.B. 52 PG. 179
ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE AND WAS ADJUSTED USING THE LEAST L=50.88' ILDI
SQUARES METHOD. IPF CAP" 5 0' BU D.B. 7038 PG. 224
R=146.00' WOLVERTO
THE CLOSURE PRECISION OF THE DATA SHOWN ON THE MAP OR PLAT. "THIS MAP OR PLAT HAS BEEN CALCULATED FOR CL=50.62'

OAKWOOD CIRCLE
IPF 1/2" S
CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 1,240,152 FEET" THE CLOSURE PRECISION PLACED ON CD=S59°49'01"W IPF CAP" CL S24°47'56"W
RB P.
THE SURVEY SHALL BE BASED ON AN ACTUAL MAP CLOSURE THAT HAS BEEN INDEPENDENTLY CALCULATED BY THE WOLFERTON E.O. 35.36'
IPF CAP"

REVISIONS
SURVEYOR BY USING THE BEARINGS AND DISTANCES FROM THE FACE OF THE PLAT, AND SHALL NOT BE A 4 HUDSON BRIDGE DRIVE RLS2283
FENCE E.O. . (VA
GENERALIZATION. WOLFERTON

(50' RIGHT-OF-WAY)
(PRIVATE RIGHT-OF-WAY) S20°12'13"E C
B.O. S69°47'59"W RLS709
RIA
IPF 1/2" S
62.29' 5
E 7 F-WA
ALL LOTS OR PARCELS SHOWN ON.LINEAR AND ANGULAR MEASUREMENTS WERE OBTAINED USING A TRIMBLE S6 RB APPROX. 109.95'
IPF CAP"
AT
ROBOTIC TOTAL STATION & CHAMPION TKO ROVER GPS UNIT. THE FIELDWORK WAS COMPLETED MARCH 21ST, 2022 ON PERM. SLOPE EASEMENT

ST T-O
THIS PROJECT. P.B. 52 PG. 179 P.O.B. WOLVERTO EX
3 .R
ER IGH
D.B. 7038 PG. 205 IPS 1/2"
INT LE R
0.19 +/- ACRES RB
(8,155 +/- SQ. FT.) L=14.10'
1 POINT OF INTERSECTION B
S25 26.13'
2 R=86.45' A3846.0001_BND
5' S LC HUDSON BRIDGE ROAD (VARIABLE R/W)
IPF 1/2"
S/B /W °17 CL=14.08'
RB ING '06" & INTERSTATE 75 (VARIABLE R/W) DATE 3-31-2022
ILD IPS 1/2" W
IPF 3/4" CD=S29°57'05"W
50' BU
LEGEND 1
RB S

APPROX.
RB BNT
'34"
W P.O.C. CONTRACT # A3846.0001
IPF 1/2" LL INGRESS / EGRESS
67°34 1' DRAWN BY TMW, DC
.60'
D.B. DEED BOOK E.O.P. EDGE OF PAVEMENT S 19.6
WA S
S70°59'14"W
P.B. PLAT BOOK FH FIRE HYDRANT RB IPS 1/2" 244 '06"W ACCESS EASEMENT 1
7'15"W
The Drawings, Specifications and other documents
PG. PAGE L LINE LABEL RB °10 CL
P.B. 52 PG. 179
N20°13'00"W 721.24 S77°2 4'
prepared by Moore Bass Consulting, Inc. (MB) for
S66 N23°42'02"W D.B. 7038 PG. 205 & 219 LINE NOT TO SCALE this Project are instruments of MB for use solely

Q:\A3846.0001\Survey\Boundary\A3846.0001_BND.dwg, 1OF1, dcoppock, Mar 31, 2022 - 1:46:12pm
LL LAND LOT N/F NOW OR FORMERLY N/F
0.44 +/- ACRES 395.82' 94.9 with respect to this Project and, unless otherwise
OTP OPEN TOP PIPE PKS PK NAIL SET 110.22' R /W provided, MB shall be deemed the author of these
BROWN ADRIAN M & NICOLAS C S
(19,186 +/- SQ. FT.) N54°05'42"W EX. documents and shall retain all common law,
RB REBAR S.S.E. SANITARY SEWER EASEMENT D.B. 13805 PG. 77 8"W AD statutory and other reserved rights, including the
IPF IRON PIN FOUND UTILITY EASEMENT BRICK WALL 52'4 71.58' G E RO AY) copyright.
S70° .43'
U.E. IPF PK" IPF 3/4" D
P.B. 21 PG. 50 I
BR T-OF-W
FENC
IPS 1/2" REBAR W/C LSF 001179 REFERENCE
SON
REF. TAX ID. WOLVERTON E.O. RB BNT POWER BOX 84 H
CTP CRIMP TOP PIPE C/O SEWER CLEAN OUT
032D01069000 E C. S76°29'25"W L=117.55' S20°05'06"W HUD BLE RIG
C&G CURB & GUTTER SQUARE FOOT I A 1350 KEYS FERRY COURT
(VAR
SQ. FT. L=543.84 McDONOUGH, GA 30253
R/W RIGHT OF WAY FT. FEET 42.89' R=131.46' 66.42' S73°20'07"W LSF #1179
NOW OR FORMERLY IRON PIN FOUND R=5829.58
N/F CL=113.67' 19.09' SEAL
-E- OVERHEAD POWER LINE IRON PIN SET CL=544.03
CORRUGATED METAL PIPE CALCULATED POINT
CD=S50°54'03"W
CMP CD=S70°39'42"W S73°20'07"W
SWMF STORMWATER MANAGEMENT FACILITY POWER POLE (PP) O R G I
TBM TEMPORARY BENCHMARK FIRE HYDRANT (FH) 12.62' E I ST E R E
APPROX.
P.O.B. POINT OF BEGINNING WATER VALVE (WV) R/W G EG A
WATER METER (WM)
PRIVATE ACCESS EASEMENT EX. R D
P.O.C. POINT OF COMMENCEMENT
RCP REINFORCED CONCRETE PIPE D JUNCTION BOX (JB)
P.B. 52 PG. 179 LINE NOT TO SCALE
D.B. 7038 PG. 204 No. 3360
DIP DUCTILE IRON PIPE S SANITARY SEWER MANHOLE (SSMH) IPF O
PVC POLYVINYL CHLORIDE PIPE DROP INLET (DI) 3/4" RB TI M LA N RL R
HDPE HIGH DENSITY POLYETHYLENE PIPE CONCRETE R/W MONUMENT FOUND (CMF) W/ CAP D
VE
Y EY
PL PROPERTY LINE SINGLE WING CATCH BASIN (SWCB) OT HY SU R O
CL CENTERLINE DOUBLE WING CATCH BASIN (DWCB) M. W
ID IDENTIFICATION CURB INLET (CI)
B.S.L. BUILDING SETBACK LINE HEADWALL (HW)
B.O.C. BACK OF CURB FLARED END SECTION
C CURVE LABEL LIGHT POST (LP) SHEET TITLE
CI CURB INLET YARD INLET (YI)
D.E. DRAINAGE EASEMENT SEWER CLEAN OUT (CO) GRAPHIC SCALE
AREA INLET (AI)
100 0 50 100 200 400 BOUNDARY
LINE NOT TO SCALE SURVEY

( IN FEET )
1 inch = 100 ft. 2022.03.10
SHEET

C Moore Bass Consulting 1 OF 1
PL D.B. 13433 PG. 218
TAX ID.
032-01026011 R/W
EX.
VICINITY MAP (NOT TO SCALE) . E.O.C P.
N/F E.O. .
SURGE
WALMART REAL EST BUS TRUST3402-00 B.O.
STONE LN NORT L
CT TR D.B. 9857 PG. 159
ST IVES PARK C .
I- 7
E.O.

ST MARGRIT CR
TAX ID.
ST IVES
5E
XP
RE
S S 032-01026001 Moore Bass
ING C.
Consulting, Inc.
WATERCRESS CT
B.O
FLIPPEN RD
B.O E.O.P.
OAKWOOD MANOR
SITE P. · Civil Engineering
E.O. .

OAKWOOD DR
B.O.C · Land Surveying
· Development Consulting
DR RIDG
E RD · Landscape Architecture

T.O.B. T.O.B.
N B
SO · Environmental Permitting
HUD
CHIP PL

VINCENT AV
E www.moorebass.com
WILL TALLAHASSEE ATLANTA
ROBIN CIR IS D
R PL T.O.B. HUD
SON DESIGNATED IMPROVEMENTS
FOR PUBLIC OPEN SPACE 1350 Keys Ferry Court
ANDREW DR BRI
DGE McDonough, GA 30253
B. DRI 770.914.9394
T.O. T.O.B. POND
VE

T.O. W5' S

BU FFER
REAM
R B E D ST 75' IMPERVIOUS S/B
TU
UNDIS /B
50 '
O US S

HUDSON BRIDGE TOWNHOMES
VI
PER C.
75' IM E.O.

LENNAR GEORGIA, LLC
76 77 78
75 79 80 81
74 82 83 84 85 86 87 88
72 73 89 90 91 93 94 95 96 97 98
92 99 100 101 102 103 104 105 106 107 108 109 110
71
POND
70
69

STOCKBRIDGE, GA
68

67
66
65
64
25
63
118 117 116 111 24 23
115 114 113 112 26 22 21 20 19 18 17

PROJECT NAME
16 15 14 13 12 11
119 10 9 8 7 6 5 4 3 1

CLIENT NAME
120 27
121
122 28
62 123
124
61 29
N/F
30
ST IVES LLC 60

D.B. 14232 PG. 75 31
59
TAX ID.
032-01027000 58 32 PL 10 N/F
57 9
136 137 8 7 BROWN ADRIAN M & NICOLAS C
125 126 127 128 129 130 131 132 133 134 135 138 139 140 6 5
56 11 4 3 D.B. 13805 PG. 77
2 1 P.B. 21 PG. 50
55
TAX ID.
032D01069000

54
PL
53
12
52

51 48 47 46 45 44 43 42
41 40 39 38 37 36 35 34 33
PL TOWNHOUSE UNIT DETAIL
50
SCALE: 1"=20'
49 13 20 WIDE UNITS 24 WIDE UNITS
PL 101 UNITS (71% OF TOTAL) 39 UNITS (29% OF TOTAL)

REVISIONS
SIDEWALK SIDEWALK
N/F

EX. R/W
CHRISTIAN SHANARRA
N/F PL
28' B/C TO B/C 28' B/C TO B/C

OAKWOOD MANOR DRIVE
N/F D.B. 17163 PG. 171

EX. R/W 50' PUBLIC R/W 50' PUBLIC R/W
PL N/F HAGY WILLIAM R JR
N/F HAGY WILLIAM R JR P.B. 21 PG. 14
HAGY WILLIAM R D.B. 15501 PG. 95
GILBERT BERNARD D.B. 15501 PG. 95 PL TAX ID.

Q:\A3551.0010 - Hudson Bridge\Engineering\Planning\A3551.0010-SP1.dwg, 22 & 24 UNITS, btaylor, Feb 29, 2024 - 9:10:29am
N/F D.B. 9108 PG. 143 PL P.B. 16 PG. 281 A3551.0010-SP1
HAGY WILLIAM R JR D.B. 8025 PG. 87 PL P.B. 16 PG. 281 032D01083000
P.B. 16 PG. 281 TAX ID.
D.B. 13522 PG. 299 P.B. 11 PG. 200 TAX ID. DATE 02/29/2024
TAX ID. 032C03049000
P.B. 12 PG. 51 TAX ID. 032C03048000 CONTRACT #
032C03047000 SIDEWALK SIDEWALK
TAX ID. 032C03028000 DRAWN BY SDM
SITE DATA 032C03027000 The Drawings, Specifications and other documents
prepared by Moore Bass Consulting, Inc. (MB) for
2' this Project are instruments of MB for use solely
PROJECT NAME HUDSON BRIDGE TOWNHOMES with respect to this Project and, unless otherwise
6' 16' 6' 16' provided, MB shall be deemed the author of these
documents and shall retain all common law,
20' statutory and other reserved rights, including the
SITE AREA 20.37 AC. copyright.

TAX ID 032-01026000 20' FRONT S/B
1350 KEYS FERRY COURT
McDONOUGH, GA 30253
CURRENT ZONING C-2 LSF #1179

SEAL
10' 20' 20' 20' 20' 20' 10' 10' 24' 24' 24' 24' 10'
PROPOSED ZONING MFR

PROPOSED USE UNIT SIZE SETBACKS QUANTITY
FRONT: 20', SIDE: 10', 46' 46'
FEE SIMPLE TOWNHOMES 20' WIDE 101 UNITS
REAR: 20'
FRONT: 20', SIDE: 10', 100' 100'
FEE SIMPLE TOWNHOMES 24' WIDE 39 UNITS
REAR: 20'
TOTAL 140 UNITS
140 UNITS / 20.37
PROPOSED DENSITY 6.87 UNITS PER ACRE
AC.
SHEET TITLE
PATIO PATIO
OPEN SPACE PROVIDED PROPOSED OVERALL OPEN SPACE 8.37 AC. GRAPHIC SCALE
PROPOSED OVERALL OPEN SPACE AREA AS A % 20' REAR S/B 20' REAR S/B SITE PLAN
41.1% 50 0 25 50 100 200
OF SITE
IMPERVIOUS AREA
10.0 AC. (49 % OF TOTAL SITE AREA)
( IN FEET ) 2022.03.10
OFF-STREET PARKING SHEET
41 SPACES 1 inch = 50 ft.
PROVIDED:

C Moore Bass Consulting 1.0
Lennar Homes Hudson Bridge Project Renderings
STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Unified Development Code
For
A Rezoning from C-2 to MFR and Land Use Amendment
From Medium Density Vertical Mixed Use to Medium Density Residential

of

LENNAR GEORGIA, LLC.
c/o Battle Law, P.C.

for

+/-20.37 Acres of Land
Being Hudson Bridge Drive
City of Stockbridge, Georgia and
Parcel Nos. 032-01026000

Submitted for Applicant by:

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

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

Lennar Georgia, LLC (the “Applicant”) is seeking to develop that certain undeveloped +/- 20.37 acre
tract of land being Tax Parcel No. 032-01026000 having frontage on Hudson Bridge Drive (the
“Subject Property”) for one hundred forty (140) townhome units as depicted on the submitted
elevations. The Subject Property is located within the Parkway Mixed Use Overlay District
(“Parkway Overlay District”), and is currently zoned C-2, with a land use designation of Medium
Density Mixed Use. The Applicant is seeking to rezone the Subject Property to MFR, while
simultaneously seeking a land use amendment to Medium Density Residential.

This document serves as a statement of intent, analysis of the criteria under the City of Stockbridge
Unified Development Code and contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. STEINBERG ACT REZONING CRITERIA

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

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

The zoning proposal will permit a use that is suitable in view of the current density and uses
allowed under the Parkway Overlay District, in addition to existing uses on the adjacent and
nearby property. Amongst other things, the purpose and intent of the Parkway Overlay District
is “to encourage a balanced mix of retail, professional, residential, civic, entertainment and
cultural uses,” and “to improve public health and provide safe and efficient movement within the
overlay district by promoting development patterns that encourage physical activity such as
walking and bicycling.” The area surrounding the Subject Property within the City of Stockbridge
is predominately commercial and retail uses, except for the Hudson Bridge Townhome
community that was built in 1986.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property is part of a 72.69 acre planned commercial/retail/residential project which
was been developed by multiple owners. Hudson Bridge Drive is a private street which provides
shared access to excess of 20 stores, including the following businesses:

1. QuikTrip;
2. Walmart:
3. Chipotle
4. J&J Liquor;
5. Taco Bell
6. Zaxby’s
7. Murphy’s Gas Station
8. Mellow Mushroom
9. Arby’s
10. Discount Tire; and
11. Bank of America.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The Subject Property was originally a 22.076 acre tract of land that was subdivided in 2013 into
two tracts with the intervening shared driveway for the development of a commercial outparcel.

In 2004 the 22.076 acres was owned by Baptist Retirement Communities of Georgia, Inc.
(“Baptist RCG”), along with the adjacent 9.67 acres of land that has been developed as a
commercial retail plaza. As part of the development of the commercial plaza Baptist RCG agreed
to place a restrict covenant on the Subject Property which prohibited it from being developed for
any retail purposes but allowed it to be developed for residential apartments.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
It can be inferred that the intent of this prohibition on the development of other retail uses, while
permitting the development of multi-family apartments, was to support the viability of the retail
stores without additional competition, AND to create a mixed-use environment with residents
living adjacent to the site that could support the commercial businesses being developed. Based
upon the Subject Property being included in the Parkway Overlay District the purpose and intent
of the development of this area and the Subject Property remains the same.

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

The zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
properties. The zoning proposal will permit a use that creates the mixed-use environment
promulgated by the Parkway Overlay District. Additionally, the development of the Subject Property
as currently zoned would in fact have an adverse impact on the adjacent property owners by
oversaturating an already robust commercial corridor.

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

The property to be affected by the zoning proposal does not have a reasonable economic use as

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
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currently zoned. The area in which the Subject Property is located is already saturated with
commercial development, which is inconsistent with the intent and purpose of the Parkway Overlay
District, and based on the current economic climate in which retail stores are being challenged by
the growing online shopping trends, the development of additional commercial space in this corridor
would be economically unfeasible.

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

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

Additionally, according to the letter attached to this application from the Henry County Water
Authority, water and sewer are available for the Subject Property. The Henry County Water
Authority stated that there is enough capacity to serve the proposed number of units.

Lastly, the zoning proposal will not overly burden the local schools as the majority of the units as
the anticipated market for the proposed units are young professionals, and single individuals looking
for a low maintenance homeownership option.

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

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

The Applicant is seeking to amend the current land use designation to Medium Density Residential
which is consistent with the purpose and intent of the Parkway Overlay District which allows for a
density of up to 60 units per acre with density bonuses, and heights up to 20 stories. The current
Medium Density Mixed-Use only allows for up to 2 to 3.6 units per acres, with a maximum height
of 3 stories. The comprehensive plan from which the land use designations were derived was
adopted in 2018: however, the City’s Revised Unified Development Code, which contains the
current Parkway Overlay District, was adopted in March of 2022. Therefore, the current land use
plan for the City and the Subject Property is outdated, and inconsistent with the Parkway Overlay
District.

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

The Applicant is not aware of any other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or disapproval of
the zoning proposal.
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
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III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a Rezoning from
C-2 to MFR be approved. The Applicant welcomes any questions and feedback from the planning
staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

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

The application of the City of Stockbridge Zoning Ordinance to the Subject Property which
restricts its use to any classification other than that proposed by the Applicant is unconstitutional,
illegal, null and void, constituting a taking of Applicant’s Property in violation of the Just
Compensation Clause of the Fifth Amendment to the Constitution of the United States, Article I,

Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of

Georgia of 1983, and the Equal Protection and Due Process Clauses of the Fourteenth Amendment
to the Constitution of the United States denying the Applicant an economically viable use of its
land while not substantially advancing legitimate state interests.

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

A refusal by the City of Stockbridge City Council to amend the land use and/or rezone the Subject
Property to the classification as requested by the Applicant would be unconstitutional and
discriminate in an arbitrary, capricious and unreasonable manner between the Applicant and
owners of similarly situated property in violation of Article I, Section I, Paragraph II of the
Constitution of the State of Georgia of 1983 and the Equal Protection Clause of the Fourteenth
Amendment to the Constitution of the United States. Any Rezoning of the Property subject to
conditions which are different from the conditions requested by the Applicant, to the extent such
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
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different conditions would have the effect of further restricting Applicant’s utilization of the
property, would also constitute an arbitrary, capricious and discriminatory act in zoning the Subject
Property to an unconstitutional classification and would likewise violate each of the provisions of
the State and Federal Constitutions set forth hereinabove.

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

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

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

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
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Engineering Division

December 2, 2022

Re: Water and Sewer Services - Availability
Proposed Development: Apartment Complex
Property Information: Hudson Bridge Road Parcel No. 032-01026000
LL 21; District 6; 20.37+/- acres
Proposed Zoning: MFR
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

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

Water service can be made available to the property described above by way of a line extension,
as illustrated on the Conceptual Site Plan at the developer’s expense. A fire flow test calculated
in the area revealed the following data:

Static: 110 psi
Residual: 95 psi
Flow 1130 gpm
Calculated Flow @ 20 psi: 2973 gpm

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

Sewage treatment and sewer line capacity are available for the property. However, installation
of a private lift-station (proposed to be located on the developer’s site), associated force main
and gravity sewer main extension will be necessary at the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Conceptual Site Plan dated
08/24/2022 prepared by Moore Bass Consulting, Inc.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

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

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

DATE: August 15, 2024

SUBJECT: Staff Report for Rezoning Case #RZ-2024-01--Parcel #032-01026000
on Hudson Bridge Drive, in Council District 5

I. PURPOSE
To consider a rezoning application (Rezoning Case #RZ-2024-01) by Lennar Georgia,
LLC, c/o Battle Law, P.C, to rezone Parcel #032-01026000 on Hudson Bridge Drive from
‘C-2’ (General Commercial) to ‘MFR’ (Multiple Family Residential) to allow for the
development of a townhome community with 140 units. Mount Zion 48, LLC is the current
owner of the property, and it contains approximately 20.367 acres.

The applicant has also submitted two other applications for the subject property. For
Comprehensive Plan Amendment Case #CP-2024-01, the applicant requests that the
property’s future land use designation be changed from Medium-Density Mixed-Use to
Medium-Density Residential. For Variance Case #VR-2024-03, the applicant requests
the granting of two variances. In Variance Request #1, the applicant requests that the
front yard setbacks of the townhome lots be reduced from the required 50 feet in the MFR
district to 20 feet. In Variance Request #2, the applicant requests that the rear yard
setbacks of the townhome lots be reduced from the required 20 feet to 10 feet.

An aerial photo of the subject property is shown after the Case Facts (Table 1) below.

II. CASE FACTS (Table 1)

DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Townhome community with 140 fee simple units.
Parcel Identification: 032-01026000 (no address).
Parcel Acreage: +/- 20.367 acres.
Land District and Land Lot: District 6, Land Lot 21.
Applicant: Lennar Georgia, c/o Battle Law, P.C.

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

Owner: Mount Zion 48, LLC.
Current City Zoning: C-2 and Parkway Mixed-Use Overlay District.
Surrounding Zoning: • North—MFR (Multiple Family Residential).
• Northwest—SR (Suburban Residential).
• East—C-2 & C-3 (General Commercial & Heavy
Commercial).
• South—C-2 (General Commercial).
• Southeast—C-2 & C-3 (General Commercial & Heavy
Commercial).
• West—Outside of the City. Zoned ‘RD’ & ‘RM’ (Residential-
Duplex & Residential-Multifamily) by Henry County.
• Southwest—Outside of the City. Zoned ‘C-2’ (General
Commercial) by Henry County.
City Land Use Designation: Medium-Density Mixed-Use.
Current Use: Vacant.
Surrounding Land Uses: • North—St. Ives Apartments.
• Northwest—St. Margrit Subdivision.
• East—Walmart and adjacent Centre @ Stockbridge
Shopping Center.
• South—Commercial uses fronting onto Hudson Bridge
Road, including J & J Liquor and Western Union.
• Southeast—Retail uses (Taco Bell and QuikTrip)
outside the City, with access from Hudson Bridge Dr.
• West—Oakwood Village Subdivision, outside City).
Property Location: To the rear of 1590 Hudson Bridge Road. Property has
no access to any public street. Access exists from
Hudson Bridge Drive, an internal street for the adjacent
Centre @ Stockbridge shopping center, which includes
Walmart. A portion of this street actually is part of the
subject property.
Property Conditions: Vacant land; mostly wooded. The eastern portion of
site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. Site
includes a portion of Hudson Bridge Drive, which was
granted an easement.

AERIAL PHOTO OF SUBJECT PROPERTY

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

III. PROPERTY AND ZONING HISTORY
A. Restrictive Covenant. The subject property was previously owned by Baptist
Retirement Communities of Georgia, who sold it in 2005. Before doing so, a restrictive
covenant, dated April 26, 2004, was prepared and filed with the Henry County Superior
Court (in Book 7028, Page 237). It prohibited the use of the subject property for retail
uses. This restriction expired, however, on March 31, 2008.

B. Walmart Master Development Plan and DRI. The subject property was originally a
part of a Master Development Plan (Centre @ Stockbridge) with a Wal-Mart Supercenter
as a mixed-used development for a total of 70.16 acres. The entire property was annexed
by the City of Stockbridge in 2002. The subject site as a part of the Master Plan was
described as “Tract 2.” Tracts 1 and 2 were annexed as C-2 (Commercial – Medium
Density) and C-3 (Heavy Commercial). Tracts 1 and 2 were further subdivided on

February 4, 2004, creating a “new” Tract 2 as a part of the Walmart Development. The
original Tract 2 would become a “stand-alone” parcel for future development. The Master
Development Plan initially allowed the subject site to have access from Hudson Bridge
Road, but outparcels were later created, and this removed the site’s access to Hudson

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

Bridge Road. A Development of Regional Impact Analysis (DRI #481) was completed on
the Master Development Plan, including the subject site, on November 21, 2003, and a
Development Agreement was also prepared. Per the DRI for the entire Plan area, “The
site shall be mixed-use and contain a minimum of 200 residential units and a maximum
of 343,500 square feet of commercial/office/retail space.” However, DRI officials have
stated that DRI conditions have no effect after ten years.

C. Previous Parcel Split and Easement Creation. Wolverton & Associates of Duluth,
Georgia created a series of drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the subject property was split
into two Tracts, with Tract 1 representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the current site) losing its access
from Hudson Bridge Drive. However, ten easements were created along and adjacent to

WALMART MASTER DEVELOPMENT PLAN AREA

Hudson Bridge Drive, including an easement to allow a portion of Hudson Bridge Drive,
which is a private street, and which is actually contained within the boundaries of the
subject site, to be used by the public for access to the surrounding commercial properties.
The fact that this portion of Hudson Bridge Drive is located within the site boundaries is
confirmed today by the aerial photo of the site from the Henry County Tax Assessors’
records.
D. Recent Zoning Activity: RZ-2019-04 and RZ-2020-01 by TPA Residential. A
rezoning of the subject property from C-2 (General Commercial) to MUND (Mixed-Use

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

Neighborhood Development) was sought by TPA Residential (c/o Falcon Design
Consultants, LLC) in 2019 via RZ-2019-04 to allow for a mixed-use development to
contain 118 townhomes plus small commercial uses. The Planning and Zoning Staff, as
well as the Planning Commission (at their September 14, 2019 meeting) both
recommended the approval of this case, with conditions. However, at the subsequent City
Council meeting on October 14, 2019, the applicant announced that he wanted to
withdraw his application. TPA Residential returned to the City with a revised rezoning
application via RZ-2020-01. This time, the applicant wanted to build a purely residential
development, containing 147 townhomes only. GRTA determined that an updated DRI
review was not required since the proposed density would be less than what the Walmart
Master Development Plan called for. The Staff recommended approval with conditions,
as did the Planning Commission at its June 25, 2020 meeting; but the City Council denied
the case at its meeting on July 13, 2020.

PREVIOUS PARCEL SPLIT AND EASEMENT CREATION

E. Recent Zoning Activity: RZ-2022-08 by Carter Acquisitions. In 2022, a new
developer, Carter Acquisitions, LLC, c/o Battle Law, PC, sought to rezone the subject

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

property via RZ-2022-08 from C-2 to MFR (Multiple Family Residential) to allow for the
development of a townhome community containing 330 units. The proposed density was
16.2 units per acre, which exceeded the allowable density of 16.0 units per acre for the
proposed High-Density Residential future land use designation. The applicant needed to
reduce the number of units by eliminating four units to meet the maximum allowable
density. But the applicant never returned with a new site plan having a reduced density.
After an extended period of time, the applicant withdrew their application, along with
Comprehensive Plan Amendment application #CP-2022-07.

STREET VIEW OF SOUTHWEST CORNER OF SITE

STREET VIEW OF SITE TOWARD SOUTHEAST CORNER

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

Shown below are the Zoning Map, the Future Land Use Map, and the Boundary Survey for
the subject property.

2024 CITY OF STOCKBRIDGE ZONING MAP

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024

2024 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
10

BOUNDARY SURVEY
Hudson Bridge Drive is located at the southern end of the property.

PROPOSED DEVELOPMENT

A. Project Size. The applicant has submitted a site plan which was prepared by Moore
Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson
Bridge Townhomes; Stockbridge, GA.” According to an inset box, entitled “Site Data”, on
the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would
be required to designate at least 15 percent of the total site area as open space, and the
applicant would substantially exceed that amount by designating about 41 percent of the
site area as open space (8.37 acres of the total site area of 20.367 acres). The impervious
area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-
street parking spaces would be provided, which would meet the requirements. However,
the required front and side yard setbacks would not be met for the requested MFR district,
as is shown in the table below. The applicant has submitted a variance application to

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
11

request the reduction in the front yard setbacks of the townhome lots from the MFR
District’s required 50 feet to 20 feet, and to reduce the side yard setbacks (between
townhome buildings) from the required 20 feet to 10 feet. The analysis of the merits of
these variance requests are presented in the Staff Report for Variance Case #VR-2024-
03.

Table 2--Required Versus Proposed Setbacks in the Requested MFR District

MFR District Setback Proposed Meets MFR
Requirements: Setbacks: Requirements?
Front Yard Setbacks – 50 feet Front Yard Setbacks – 20 feet No
Side Yard Setbacks – 20 feet Side Yard Setbacks – 10 feet No
Rear Yard Setbacks – 20 feet Rear Yard Setbacks – 20 feet Yes

B. Site Plan Design. The submitted site plan shows that the development site would
have two accesses, including the main entrance off Hudson Bridge Drive and a secondary
access at Oakwood Drive to the northwest. A swimming pool, clubhouse, and guest
parking would be provided near the main entrance, and a detention pond would be
situated near the pool. No mail kiosk has been shown. The project entrance street would
make a loop toward the rear of the property, where three other guest parking lots and an
unspecified small amenity would be provided. A second detention pond would be located
at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section
4.6.3A of the Stockbridge UDC requires the provision of a 25-foot zoning buffer between
multifamily developments and single-family-zoned districts. Thus, this buffer should be
provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog
parks have been indicated on the site plan.

C. Utilities Facilities. The applicant received a letter from the Henry County Water
Authority, which was dated June 21, 2024, in response to the applicant’s submitted
application for a water and sewer availability letter. The findings and requirements of the
Authority’s letter are listed below, which the developer would need to comply with if RZ-
2024-01 is approved.

1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the
developer would be required to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, to meet the Authority’s standards, and
then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the
letter (June 21, 2024), and any deviation in zoning that would increase the
project density or usage would void the letter and require a re-evaluation.

D. Traffic Impact Study. The applicant submitted a Traffic Impact Study to the Planning
& Zoning Office on June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
12

SEI Engineering, Inc., in collaboration with Acampora Traffic, LLC. The study evaluated
existing traffic conditions within the vicinity of the subject property, used a standard growth
factor to make projections on future traffic conditions in the vicinity if the proposed
development does not occur (the “no-build” scenario). After that, the study made traffic
projections based on anticipated future traffic conditions plus the expected addition of
new traffic from the proposed townhome development, and also considering the effects
of the completion of various planned road improvements to be made by Georgia DOT in
the vicinity. Traffic counts were collected at five intersections near the subject property
on May 30, 2024, when area schools were in recess. The counts were taken during the
morning (7-9 AM) and afternoon (4-6 PM) peak hours. The study stated that acceptable
traffic conditions were found at all of the traffic count locations.

In the no-build scenario, most of the intersections that were studied appeared to operate
in a satisfactory manner, except for the afternoon peak hour for the intersection of Hudson
Bridge Drive at Hudson Bridge Road, as well as Hudson Bridge Road at Flippen Road,
which would both operate at Level of Service E. This situation could be improved by
adding a second westbound turn lane toward Flippen Road. Additional roadway
pavement is already available for such purpose, so it only needs to be restriped (in
conjunction with alterations to the timing of the traffic signal at the intersection of Hudson
Bridge Road and Flippen Road). The study recommended that this improvement take
place whether or not the proposed townhomes are built.

The Traffic Impact Study projected that the proposed 140 townhomes on the subject
property would generate 1,016 trips per weekday, including 67 trips during the morning
peak hour and 80 trips during the afternoon peak hour. These data are presented in the
table below, with a further breakdown of the numbers of AM and PM trips being generated
going in and out of the proposed development.

Table 3--Projected Numbers of Trips
For the Proposed 140-Unit Townhome Development

AM Peak, AM Peak, AM Peak, PM Peak, PM Peak, PM Peak, 24-Hour
Going In Going Out Total Going In Going Out Total 2-Way
. Total
17 50 67 47 33 80 1,016

Future traffic operations in the vicinity, with the addition of trips from the proposed
townhome development, would have “a slight deterioration in operations at each study
intersection.” As with the no-build scenario, the intersections of Hudson Bridge Drive with
Flippen Road and with Hudson Bridge Drive would operate at Level of Service E during
the PM peak hour if the townhomes are built. But since the Hudson Bridge Road/Hudson
Bridge Drive Intersection features a side street which would operate poorly only for the
southbound direction during the PM peak hour, the Study did not recommend that any
traffic improvements be made, especially since drivers at that intersection would have the
option of travelling to the traffic signal at the Hudson Bridge Road / Western Parallel
Connector Intersection to make turns. The addition of a westbound left-turn lane from

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
13

Hudson Bridge Road to Flippen Road was recommended, whether or not the townhomes
are developed.

E. Townhome Lots, Buildings, and Designs. An inset on the applicant’s site plan
shows that the proposed townhome lots would have a depth of 100 feet. The smaller
townhome lots would be 20 feet wide and would be located toward the rear of the
property, while the larger townhome lots would be 24 feet wide and would be located at
the front of the property. The requested MFR zoning district requires front yard setbacks
of 50 feet, but the townhome lots drawings show distances of only 20 feet from the fronts
of the buildings to the right-of-way lines. For this reason, the applicant has requested a
variance to reduce the front yard setbacks to only 20 feet. The MFR district also requires
a minimum spacing of 20 feet between townhome buildings, but the applicant has
requested a variance to reduce the side yard setbacks of the townhome lots to 10 feet.
The proposed townhome renderings from the applicant, which are shown below, indicate
that the smaller townhome buildings would have one-car garages and the larger
townhome buildings would have two-car garages.

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
14

PROPOSED SITE PLAN -- FULL SHEET (View from the South)

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
15

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
16

PROPOSED SITE PLAN – TOWNHOME LOT DETAILS

NOTES: All 140 townhome lots would be 100 feet deep. There would be 101 larger lots
(71% of the total) and 39 smaller lots (29% of the total). The larger townhome units would be
24 feet wide and have two-car garages, while the smaller townhome units would be 20 feet
wide and have one-car garages.

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
17

RENDERINGS OF PROPOSED TOWNHOME BUILDINGS

Smaller Townhome Buildings (20 Feet Wide) with One-Car Garages:

Larger Townhome Buildings (24 Feet Wide) with Two-Car Garages:

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
18

IV. ANALYSIS OF REQUEST

The applicant requests a rezoning under Section 9.2.1 of the City of Stockbridge’s Unified
Development Code (UDC). Under Section 9.2.1(C), the UDC states that the Planning
Commission and the City Council shall consider 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. An
analysis of the compliance of the proposed rezoning with those standards is made below.

STANDARD #1--Consistency with the Comprehensive Plan. The 2024-2028 Five-
Year Update to the Stockbridge Comprehensive Plan calls for the development of
additional housing in the City, and the proposed townhome development would help to
meet that need. The companion Future Land Use Map shows a future land use
designation for the subject property of “Medium-Density Mixed-Use”, to include both
residential and commercial uses. But since the applicant only proposes to include
residential uses, the applicant has requested a Comprehensive Plan amendment
application, comprising Case #CP-2024-01, to change the property’s future land use
designation to Medium-Density Residential, which allows densities of 4 to 7.99 units per
acre, which includes the applicant’s proposed density of 6.87 units per acre. The
consistency of the proposed development with the Comprehensive Plan is further
discussed within the staff report for CP-2024-01.

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 rezoning of the subject property to the requested
‘MFR’ (Multiple Family Residential) district is necessary because the proposed townhome
development is not permissible under the property’s existing C-2 zoning. The MFR district
permits townhome development, as does the PMU (Parkway Mixed-Use Overlay District),
wherein the property lies. Although the intent of the MFR district is for new developments
to be located on streets having a classification of ‘collector’ or higher, and Hudson Bridge
Drive is only a local street, the property is located in close proximity to Hudson Bridge
Road, an arterial road with a signalized intersection near the property. Further, the subject
property is part of the Walmart Master Plan area, and the property originally extended to
Hudson Bridge Road but was later subdivided into two tracts, thereby removing its direct
access to Hudson Bridge Road.

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 subject property has remained
vacant even after the Walmart Master Development Plan was prepared in 2003. A
restrictive covenant was imposed by the Baptist Retirement Communities of Georgia on
the subject property to prohibit the development of retail uses. Yet, even after its expiration
in 2008, no retail development has taken place on the site, despite its permissible C-2
zoning. This suggests that the immediate vicinity may have already reached its saturation
point for retail uses. Although the C-2 district also allows other types of non-retail

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
19

commercial uses, many of them are not permitted in the PMU district. Further, even if they
were allowed, such uses most likely would need to have direct frontage onto Hudson
Bridge Road to attract customer traffic, which the subject site does not offer.

Existing commercial uses to the south and east of the site would have access to potential
new customers from the proposed townhome development, thereby increasing their
business revenues. In addition, the new townhome residents would have convenient
access to the adjacent commercial uses within the Walmart and Centre@ Stockbridge
Shopping Center.

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 eastern portion of the subject site contains steep topography,
wetlands with a 25-foot state buffer, a 50-foot stream buffer, and a 75-foot impervious
setback as part of a nearby stream. The developer should take appropriate steps to
protect this environmentally-sensitive area, and to facilitate drainage.

STANDARD #5 --The impacts of the proposed development upon adjacent property
owners, should the request be granted. To protect the residents of the existing
Oakwood Manor Subdivision to the west, the secondary access that is shown at the
northwest corner of the site, onto Oakwood Drive, it is recommended that the secondary
access be designated for emergency access only, with a locked gate. To meet the
requirements of the Buffer Area Standards in Section 4.6.3 of the UDC, a 25-foot-wide
zoning buffer should be provided along the western property line, plus a fence and tall
trees. The proposed development is likely to be a positive impact on the adjacent
commercial businesses, whereby the new townhome residents could represent new
customers at those businesses, thereby bringing additional revenues to the businesses.

STANDARD #6 -- The potential impact of the rezoning on City infrastructure,
including the water and sewage system. The applicant obtained a letter from the Henry
County Water Authority, which was dated June 21, 2024. While water service could be
made available with a water line extension, the developer would need to pay for an offsite
sanitary sewer line extension, including the acquisition of easements, and then convey
that extension to the Authority. Further, if any zoning or site plan changes occurred within
365 days of the date of the letter, then the specifications of the letter would be void and a
re-evaluation would be required. The developer would therefore need to meet the stated
requirements upon any approval of the rezoning of the subject property.

STANDARD #7 -- The impact of the proposed amendment on adjacent
thoroughfares and pedestrian and vehicular circulation and traffic volumes. The
submitted site plan shows that the proposed development would have two accesses. The
main access would be via Hudson Bridge Drive at the southern end of the property, which
is an internal, private street supporting the Walmart and Centre@Stockbridge Shopping
Center. Several easements were previously created to facilitate the site’s access from
the existing traffic signal at Hudson Bridge Road. The Development Agreement governing
Tract 1 (Walmart development) stated that the City acknowledged that the use of the

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
20

created easement along Hudson Bridge Drive for access into the subject site could also
serve as the means for access to Hudson Bridge Road. Traffic from the site would be
able to utilize two nearby traffic signals on Hudson Bridge Road. The closest one is
located at Hudson Bridge Drive, adjacent to the existing QuikTrip store and Taco Bell
restaurant; and the second one is located at the Walmart driveway entrance. The two
traffic signals would facilitate turning movements. A paved sidewalk is present along
Hudson Bridge Drive, which would facilitate pedestrian travel to the surrounding retail
stores. The submitted site plan also shows the provision of a secondary access to the
northwest, to connect with Oakwood Drive. However, to prevent any adverse traffic
impacts on the adjacent Oakwood Manor Subdivision, this should be designated as an
emergency access only, with a gate.

The applicant submitted a Traffic Impact Study, which was prepared on June 20, 2024.
Traffic counts were taken on May 30, 2024 at five nearby intersections, when area schools
were in recess. The findings of the Study indicated that traffic conditions are acceptable
at most of the intersections, and that they would only have a “slight deterioration” if the
proposed townhomes were constructed on the subject property. Although the Hudson
Bridge Drive/Flippen Road Intersection would operate at Level of Service E, with or
without the townhomes, this could be improved if an additional westbound, left-turn lane
were to be provided in the westbound approach to the intersection. Extra pavement is
already available for this improvement, and it only needs to be restriped, along with
modifications begin made to the signal timing at that intersection. While southbound
traffic from the proposed development would incur substantial delays on Hudson Bridge
Drive during the afternoon peak hour, drivers could lessen their delays by instead using
the traffic signal at the Hudson Bridge Drive/Western Parallel Connector. The Study
therefore did not recommend that any other traffic improvements be made.

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. The Walmart
Master Plan called for a multifamily development containing at least 200 units, but the
proposed development would have only 140 units. Townhomes would be an appropriate
usage of the property in serving as a transition between the lower-density single-family
residential subdivision to the west and the adjacent retail uses to the east. Further, the
proposed MFR district would be compatible with the RM Henry County zoning which exists
on about half of the acreage of the adjacent Oakwood Village Subdivision. Adequate
access is available via Hudson Bridge Drive, the existing easements, and the two traffic
signals off Hudson Bridge Road. Residents would benefit from being able to walk to many
of the stores, and the stores could benefit from the business which the townhome residents
would provide.

STANDARD #9 -- The ability of the subject land to be developed as it is presently
zoned. Although the subject property could be developed for commercial uses under its
existing C-2 zoning due to the presence of numerous surrounding retail businesses, this
may not be realistic for the reasons that are listed below. Conversely, this Analysis has
shown that the proposed townhomes would be a reasonable use.

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
21

1. The intent of the restrictive covenant by the Baptist Retirement Communities of Georgia
was for the subject property to be prohibited from retail use.

2. Despite the property’s location in the midst of numerous retail businesses, it has not
been developed with additional retail uses, even after the expiration of the restrictive
covenant.

3. Although some type of non-retail commercial uses could be built on the property, this
is unlikely to happen since such uses would probably need direct access to Hudson
Bridge Road for visibility, which the subject property lacks.

4. The presence of the steep topography, stream, and buffer areas in the eastern portion
of the site would eliminate needed land which might be needed for required parking to
serve a retail or non-retail commercial business.

RECOMMENDATIONS
Based on the findings of the Analysis above, the Planning and Zoning Staff recommends
that the applicant’s request to rezone the subject property from ‘C-2’ (General
Commercial) to ‘MFR’ (Multiple Family Residential) via RZ-2024-01 to allow for the
development of a townhome community be APPROVED WITH CONDITIONS. Such
approval should be contingent upon the developer meeting the following nine (9) zoning
conditions:

1. Comprehensive Plan Amendment – This requested rezoning shall not be approved
unless the applicant’s requested Comprehensive Plan Amendment, via CP-2024-01,
to change the subject property’s land use designation from Medium-Density Mixed-
Use to Medium-Density Residential, is approved before, or simultaneously with, the
approval of RZ-2024-01.

2. Site Plan:

a. Revised Site Plan -- The subject property shall be developed according to a revised
site plan which is similar to, but including the required variances, to the site plan
which was prepared by Moore Bass Consulting on 02/29/24, representing Sheet
#A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge, GA.” Any
major deviations in the number of residential units, the density, or the overall site
design shall require City Council approval.

b. Site Accesses—This shall be a gated community, with both site accesses having
gates plus flock cameras for security purposes. In addition, the proposed secondary
access to Oakwood Drive shall be reserved for use by emergency vehicles only.
All of this information shall be noted on the site plan.

c. Internal Streets – All internal streets shall be of widths that are acceptable to the

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
22

Fire Marshal.

d. Internal Sidewalks – All internal streets shall have sidewalks on both sides of the
streets, which are at least eight (8) feet wide.

e. Amenities and Related Facilities – The revised site plan shall include a mail kiosk,
an 8-foot-wide multi-use path or walking trail, and a dog park, plus appropriate
additional amenities for a community of this size, such as a grill area, a playground,
a shuffleboard court, a tennis court, a pickleball court, etc.

f. Central Trash Facility -- The revised site plan shall indicate the location of one or
more central trash facilities.

g. Bedroom Information -- The revised site plan shall provide a breakdown of the
number of units by the number of bedrooms, as well as the sizes of the bedrooms
(for parking space requirements).

h. Parking – Sufficient parking shall be provided to meet the requirements of the
Unified Development Code (UDC).

i. Western Buffer, Fence, and Tall Trees – The developer shall provide the required
25-foot zoning buffer along the western side of the property, adjacent to the
Oakwood Manor Subdivision, along with the installation of a fence and tall trees.

3. One-Car Garage Townhome Units:
a. Only 20 percent of the total townhome units shall have one-car garages.
b. All one-car garage units shall have full brick elevations.

4. External Sidewalk -- The existing sidewalk along Hudson Bridge Drive shall be
extended into the main project entrance.

5. Water and Sewer Facilities -- The developer shall comply with all requirements of
the Henry County Water Authority in providing adequate water and sewer facilities to
the subject site to serve the proposed townhome development.

6. Environmental Site Preservation -- The developer shall preserve the sensitive
environmental features of the site, including the slopes, creek, stream buffer areas,
and retaining wall, along the eastern side of the site.

7. Easements -- The developer shall comply with the specifications of all easement
agreements pertaining to the portion of Hudson Bridge Drive which lies within and
adjacent to the subject property.

9. Property Maintenance -- A townhome association shall be established, or a
property management company shall be secured, for the purpose of maintaining all
common areas of the site.

City of Stockbridge, GA Community Dev. Dept. / RZ-2024-01 Staff Report / August 15, 2024
Traffic Impact Study

Proposed Hudson Bridge Residential Townhome Development
City of Stockbridge, Georgia

June 20, 2024

in collaboration with

ACAMPORA TRAFFIC, LLC
Contents
INTRODUCTION ............................................................................................................................................................................ 1
EXISTING TRAFFIC CONDITIONS ................................................................................................................................................... 2
DESCRIPTION OF EXISTING ROADWAYS ..................................................................................................................................................... 2
PEDESTRIAN, BICYCLE, AND TRANSIT ACCESSIBILITY .................................................................................................................................... 2
EXISTING TRAFFIC VOLUMES ................................................................................................................................................................... 2
EXISTING INTERSECTION OPERATIONS ...................................................................................................................................................... 4
NO-BUILD TRAFFIC CONDITIONS .................................................................................................................................................. 6
PROGRAMMED TRANSPORTATION INFRASTRUCTURE IMPROVEMENTS ........................................................................................................... 6
NO-BUILD INTERSECTION OPERATIONS .................................................................................................................................................... 7
PROJECT TRAFFIC CHARACTERISTICS ......................................................................................................................................... 10
PROJECT DESCRIPTION .........................................................................................................................................................................10
TRIP GENERATION ...............................................................................................................................................................................11
TRIP DISTRIBUTION AND ASSIGNMENT....................................................................................................................................................11
FUTURE TRAFFIC CONDITIONS ................................................................................................................................................... 13
AUXILIARY LANE REQUIREMENTS AT PROJECT ACCESSES ...........................................................................................................................13
FUTURE INTERSECTION OPERATIONS ......................................................................................................................................................14
CONCLUSIONS AND RECOMMENDATIONS ................................................................................................................................ 16
APPENDIX

Tables

TABLE 1 – EXISTING INTERSECTION OPERATIONS ............................................................................................................................................ 5
TABLE 2 – HISTORIC GEORGIA DOT TRAFFIC VOLUME COUNTS AND ANNUAL GROWTH RATES ............................................................................ 6
TABLE 3 – NO-BUILD INTERSECTION OPERATIONS .......................................................................................................................................... 8
TABLE 4 – TOWNHOMES TRIP GENERATION ................................................................................................................................................11
TABLE 5 – FUTURE INTERSECTION OPERATIONS ...........................................................................................................................................14

Figures

FIGURE 1 – SITE LOCATION MAP ................................................................................................................................................................. 1
FIGURE 2 – TRAFFIC VOLUME COUNT LOCATION MAP .................................................................................................................................... 3
FIGURE 3 – EXISTING WEEKDAY A.M. AND P.M. PEAK HOUR TRAFFIC VOLUMES............................................................................................... 4
FIGURE 4 – TOWNHOMES SITE PLAN ..........................................................................................................................................................10
FIGURE 5 – WEEKDAY A.M. AND P.M. PEAK HOUR PROJECT TRIPS AND DISTRIBUTION PERCENTAGES................................................................12
FIGURE 6 – FUTURE WEEKDAY A.M. AND P.M. PEAK HOUR VOLUMES ..........................................................................................................13

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Introduction

This study assesses the traffic impact of a proposed residential townhome development in the City of Stockbridge,
Georgia. The site is located north of Hudson Bridge Road and will be served by vehicular connections to Hudson
Bridge Drive and Oakwood Drive, which provides a connection to Flippen Road via Flippen Drive. The project
location is shown in Figure 1. The project will consist of 140 attached residential townhomes.

The purpose of this traffic impact study is to determine existing traffic operating conditions in the vicinity of the
proposed development, project future traffic volumes, assess the impact of the subject development, then develop
conclusions and recommendations to mitigate the project traffic impact and ensure safe and efficient existing and
future traffic conditions in the vicinity of the project.

Figure 1 – Site Location Map

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Existing Traffic Conditions

Existing traffic operating conditions in the vicinity of the proposed development were assessed. The following is a
description of existing transportation facilities, traffic volumes, and intersection operations.

Description of Existing Roadways

Hudson Bridge Road is an east-west urban minor arterial that begins at Jodeco Road, has signalized intersections in
the vicinity of the site at Flippen Road, Willis Road, Hudson Bridge Drive (which will provide access to the site),
Western Connector, and then the southbound and northbound ramps to Interstate 75. Adjacent to the site, the
road has two through travel lanes in each direction, with a third westbound through lane between I-75 and Western
Connector. There are also exclusive turn lanes at major intersections. The terrain along Hudson Bridge Road is level
to very gently rolling and the posted speed limit is 45 mph. In 2022 the Georgia DOT recorded an Annual Average
Daily Traffic (AADT) volume of 23,500 vehicles per day (vpd) on Hudson Bridge Road east of Flippen Road.

Flippen Road is a two lane north-south urban minor arterial with gently rolling terrain and a posted speed limit of
45 mph. In 2022 the Georgia DOT recorded an AADT volume of 14,100 vpd on Flippen Road north of Hudson Bridge
Road.

Pedestrian, Bicycle, and Transit Accessibility

There are sidewalks along both sides of Hudson Bridge Road and there are crosswalks and pedestrian crossing
signals on all approaches at the signalized intersections in this vicinity. There is no sidewalk on Flippen Road. There
are no dedicated bicycle lanes in the immediate vicinity. There is no regularly schedule mass transit service in this
area.

Existing Traffic Volumes

Existing full turning movement peak hour traffic volume counts were collected at the following intersections in the
vicinity of the site:

1. Hudson Bridge Road at Flippen Road
2. Flippen Road at Flippen Drive
3. Hudson Bridge Road at Hudson Bridge Drive
4. Hudson Bridge Drive at Western Connector
5. Hudson Bridge Road at Western Connector

The counts were collected on Thursday, May 30, 2024, from 7:00 a.m. to 9:00 a.m. and from 4:00 p.m. to 6:00 p.m.
Area schools were in session on the day on which the counts were recorded. The locations of the traffic counts are
presented in Figure 2.

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Figure 2 – Traffic Volume Count Location Map

From the intersection turning movement count data, the highest four consecutive 15-minute interval volumes at
each intersection, during each time period, were determined. These volumes make up the unadjusted existing
weekday a.m. and p.m. peak hour traffic volumes at each intersection.

The counts were collected during summer recess in area schools, which affects typical volumes and travel patterns.
The Georgia DOT provides recommended adjustment factors by month in their table 2022 Traffic Factors found on
their website under Traffic Reports. For Factor Group 08 – Urban Minor/Major Arterials (ATL), the Georgia DOT
recommends a monthly adjustment factor of 0.96 for May and 0.99 for June. Because most of May occurs with
schools in session and June occurs with schools in recess, and the counts were collected with schools in recess, the
June monthly adjustment factor was deemed to be more appropriate to apply to the May 30th counts. The 0.99
monthly adjustment factor applied to the counted volumes would reduce the volumes very slightly. In order to be
conservative, and given the adjustment factor that is nearly 1.00, it was decided to use the counted data with no
reduction. The existing traffic counts at each intersection are shown in Figure 3. The raw count data is found in
Appendix A.

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Figure 3 – Existing Weekday A.M. and P.M. Peak Hour Traffic Volumes

Existing Intersection Operations

Existing traffic operations were analyzed at the counted intersections using Synchro software, version 12, in
accordance with the methodology presented in the Transportation Research Board’s 2022 Highway Capacity
Manual 7th Edition (HCM 7). This methodology is presented in Appendix B. The analysis was based on the existing
volumes, lanes, and control. The results of the analysis are shown in Table 1. Computer printouts containing
detailed results of the existing analysis are located in Appendix C. Levels of service and delays are provided for each
overall intersection and for each controlled approach or movement. Locations that operate unacceptably (LOS E or
LOS F) are presented in bold type.

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Table 1 – Existing Intersection Operations

A.M. Peak Hour P.M. Peak Hour
Intersection / Approach Delay Delay
LOS LOS
(s/veh) (s/veh)
1. Hudson Bridge Rd at Flippen Rd (signal) C 26.7 D 47.9
northbound approach C 23.1 D 52.2
southbound approach B 12.8 D 44.0
eastbound approach D 38.1 D 51.2
westbound approach C 34.8 D 46.4
2. Flippen Rd at Flippen Dr (side street stop) A 0.1 A 0.3
southbound left turn A 8.0 A 9.2
westbound approach B 10.2 C 16.5
3. Hudson Bridge Rd at Hudson Bridge Dr (signal) C 23.9 C 28.8
northbound approach A 9.9 C 31.0
southbound approach B 11.4 D 43.3
eastbound approach C 26.1 D 36.1
westbound approach C 24.9 B 18.6
4. Hudson Bridge Dr at Western Conn (all-way stop) A 9.0 C 16.7
northbound approach A 8.6 B 13.2
southbound approach A 9.0 C 18.7
eastbound approach A 8.7 B 14.0
westbound approach A 9.6 C 20.0
5. Hudson Bridge Rd at Western Conn (signal) C 25.4 C 30.0
northbound approach C 24.9 C 32.2
southbound approach C 31.2 D 43.8
eastbound approach C 23.2 B 12.5
westbound approach C 26.3 D 38.0

The existing analysis reveals acceptable traffic operations at all study locations. Therefore, no mitigation is identified
for the existing condition.

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No-Build Traffic Conditions

A 2029 no-build condition was developed. This represents the traffic conditions that will exist in the future at the
anticipated date of full build-out and occupancy of the townhomes, but not including the townhomes’ trips. The
purpose of the analysis of this condition is to isolate the traffic impacts of the proposed development from
background growth in volumes that is expected to occur in the area while the development is under construction.

In order to develop no-build volumes, a background growth factor was developed based on a review of historic
Georgia DOT AADT traffic counts, as shown in Table 2.

Table 2 – Historic Georgia DOT Traffic Volume Counts and Annual Growth Rates

Year Hudson Br E of Annual Flippen N of Annual Jodeco W of Annual
Flippen Growth Hudson Br Growth Spivey Chase Growth
Station ID 151-0396 151-0422 151-0223
2018 21,800 14,500 8,200
2019 21,900 0.5% 14,600 0.7% 8,250 0.6%
2020 20,200 -7.8% 12,800 -12.3% 7,610 -7.8%
2021 21,900 8.4% 13,800 7.8% 8,220 8.0%
2022 23,500 7.3% 14,100 2.2% 8,420 2.4%
avg growth 1.5% -0.6% 0.5%

Growth in the area has fluctuated, but has been generally positive and moderate. All three Georgia DOT count
stations experienced a decrease in volumes between 2019 and 2020 which is considered an anomaly due to the
COVID-19 pandemic. There was positive growth at all locations the following year, which is somewhat attributable
to a return to pre-pandemic levels and not necessarily new growth. Overall, growth has been low, with an annual
average rate of between -0.6% to +1.5%. Based on the growth trends identified in Table 2, and taking the pandemic
into consideration, it was decided that a modest background annual growth rate of 2.0% could be expected on the
roads in this study while the proposed townhomes are built-out. This equates to a 10.4% increase in volumes from
existing to the anticipated 2029 project buildout year. The 10.4% background growth factor was applied to the
counted volumes at each study intersection to develop the 2029 no-build volumes.

Programmed Transportation Infrastructure Improvements

The Georgia DOT projects website and the Henry County Transportation Plan (CTP), 2022 Update, were reviewed
for transportation projects in the vicinity of the subject development. The following programmed (scheduled and
funded) or planned (anticipated) transportation infrastructure projects were identified:

Georgia DOT Project 0014482 – Western Parallel Connector – This proposed project is a new roadway in
unincorporated Henry County and the City of Stockbridge along the west side of I-75 from Jonesboro Road

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to Hudson Bridge Road, a distance of 3.3 miles. The project begins at the existing 4-way intersection of
Jonesboro Road and Mt. Olive Road and proceeds north on the existing alignment approximately 1,600 feet
before going on new location and ending at the existing intersection of Hudson Bridge Road. The roadway
consists of 4-lanes (two in each direction) separated by an 18-foot raised median. This project is described
as “Deferred” and, therefore, was not included in the analyses in this study.

CTP-S23 – Hudson Bridge Road – This project is listed in the CTP as a long-term (2036-2050) arterial upgrade
for Hudson Bridge Road to consolidate driveways and intersections from Flippen Road to the I-75
northbound ramps. Because this project is anticipated well after the future analysis date of this study, this
project was not factored into the no-build or future operational analyses.

CTP-IS07 – Intersection of Hudson Bridge Road at Flippen Road – This is listed as a long term (2036-2050)
intersection safety project. Because this project is anticipated well after the future analysis date of this study,
this project was not factored into the no-build or future operational analyses.

CTP-IS05 – Jodeco Road at Hudson Bridge Road – This project is a mid-term project to improve intersection
safety. This intersection is not evaluated in this traffic impact study, but is in the vicinity. The no-build and
future analysis in this traffic impact study assume no changes to traffic volumes or travel patterns at any
study intersection due to this project.

CTP-IS08 and IS09 – Hudson Bridge Road at I-75 SB Ramps and I-75 NB Ramps – These are listed as mid-term
intersection safety improvements. These intersections are beyond the scope of this traffic study.

CTP-R02 – Flippen Road Widening – This is a long-term (2036-2050) capacity project to widen Flippen Road
from two to four lanes. Because this project is anticipated well after the future analysis date of this study,
this project was not factored into the no-build or future operational analyses.

No-Build Intersection Operations

The no-build condition includes the no-build traffic volumes, as described above, applied to the existing lanes and
control. The no-build volumes were entered into the Synchro 12 model and the 2029 no-build traffic operations
were analyzed at each study intersection. The results of the no-build analysis are shown in Table 3. Computer
printouts containing detailed results of the no-build analysis are located in Appendix D. Levels of service and delays
are provided for each overall intersection and for each controlled approach or movement. Locations that operate
unacceptably (LOS E or LOS F) are presented in bold type.

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Table 3 – No-Build Intersection Operations

A.M. Peak Hour P.M. Peak Hour
Intersection / Approach Delay Delay
LOS LOS
(s/veh) (s/veh)
1. Hudson Bridge Rd at Flippen Rd (signal) C 25.3 E 63.3
northbound approach B 19.6 E 73.0
southbound approach B 10.2 E 57.9
eastbound approach D 39.0 D 53.5
westbound approach C 34.5 E 66.5
2. Flippen Rd at Flippen Dr (side street stop) A 0.1 A 0.3
southbound left turn A 8.1 A 9.5
westbound approach B 10.4 C 18.0
3. Hudson Bridge Rd at Hudson Bridge Dr (signal) C 23.3 C 30.3
northbound approach B 11.4 C 34.0
southbound approach B 14.0 E 59.5
eastbound approach C 25.0 D 35.8
westbound approach C 24.0 B 16.6
4. Hudson Bridge Dr at Western Conn (all-way stop) A 9.3 C 20.6
northbound approach A 8.7 B 14.7
southbound approach A 9.2 C 23.7
eastbound approach A 8.9 C 15.9
westbound approach A 10.0 D 26.2
5. Hudson Bridge Rd at Western Conn (signal) C 24.5 C 29.9
northbound approach C 26.9 C 34.4
southbound approach C 31.5 D 47.7
eastbound approach C 22.1 B 10.9
westbound approach C 25.2 D 37.3

The no-build analysis reveals continued acceptable traffic operations at most study locations, comparable to the
existing condition, with just modest increases in delays due to anticipated growth in volumes. The intersection of
Hudson Bridge Road at Flippen Road drops to LOS E in the p.m. peak, but continues to operate acceptably in the
a.m. The southbound approach of Hudson Bridge Drive at Hudson Bridge Road also drops to LOS E in the p.m., while
the overall intersection operates acceptably in both the p.m. and the a.m. The addition of a second westbound left
turn lane on Hudson Bridge Road at the Flippen Road intersection would provide the needed capacity to allow that
intersection to operate well, and the adjusted signal operations to account for this extra capacity also allows the
Hudson Bridge Road / Hudson Bridge Drive intersection to operate acceptably on all approaches during the p.m.
peak. There is already hatched-out lane width to accommodate the second westbound left turn lane, so no road

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widening would be necessary – the improvement would be a matter of restriping the existing lanes and changes to
the signal phasing. Therefore, this mitigation is recommended for the no-build condition. This mitigation is
considered a system improvement which should be implemented whether or not the proposed townhomes are
developed.

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10

Project Traffic Characteristics

This section describes the anticipated traffic characteristics of the proposed development, including a site
description, how much traffic the project will generate, and where that traffic will travel.

Project Description

The project will consist of 140 attached residential townhomes. Vehicular connections will be made to Hudson
Bridge Drive and Oakwood Drive, which provides a connection to Flippen Road via Flippen Drive. The site plan is
presented in Figure 4.

Figure 4 – Townhomes Site Plan

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11

Trip Generation

Trip generation is an estimate of the number of entering and exiting vehicular trips that will be generated by the
proposed development. The volume of traffic that will be generated by the townhomes was calculated using the
equations and rates in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (the
current edition). ITE Land Use 215 – Single Family Attached Housing was chosen as representative of the project.
The trip generation for the project is presented in Table 4.

Table 4 – Townhomes Trip Generation

ITE A.M. Peak Hour P.M. Peak Hour 24-Hour
Land Use Size
Code In Out Total In Out Total 2-Way
Single Family Attached 215 140 homes 17 50 67 47 33 80 1,016

The proposed townhomes will generate 67 a.m. peak hour trips, 80 p.m. peak hour trips, and 1,016 weekday trips.

Trip Distribution and Assignment

The trip distribution percentages indicate what proportion of the townhomes’ trips will travel to and from various
directions. The trip distribution percentages for the townhomes were developed based on the locations and
proximity of likely trip origins and destinations including regional employment centers, retail and offices in the area,
nearby schools, other regional trip attractors, and the major routes of travel in the area, notably the nearby
interchange with I-75. The project trips, shown in Table 4, were assigned to each study intersection based on the
distribution percentages. The trip distribution percentages and the a.m. and p.m. peak hour trips expected to be
generated by the proposed development are shown in Figure 5.

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
12

Figure 5 – Weekday A.M. and P.M. Peak Hour Project Trips and Distribution Percentages

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Traffic Impact Study
ACAMPORA TRAFFIC, LLC
13

Future Traffic Conditions
The future volumes consist of the no-build volumes plus the trips that will be generated by the proposed
townhomes. The future volumes are shown in Figure 6.

Figure 6 – Future Weekday A.M. and P.M. Peak Hour Volumes

Auxiliary Lane Requirements at Project Accesses

The project will connect to Hudson Bridge Drive, which provides access to Hudson Bridge Road, and to Oakwood
Drive which provides a connection to Flippen Road. At Hudson Bridge Drive, Hudson Bridge Road has an eastbound
left turn lane and a westbound right turn lane. No additional auxiliary turn lanes are necessary on Hudson Bridge
Road at Hudson Bridge Drive. On Flippen Road there are no left or right turn lanes at Flippen Drive. The volumes
turning into Flippen Drive at Hudson Bridge Road are very low and will continue to be low with the modest volume
of project trips that will be added to that existing intersection. The future northbound right turn volume from
Flippen Road into Flippen Drive is projected at 0 a.m. peak hour trips and 4 p.m. peak hour trips. The future
southbound left turn volume from Flippen Road is projected at 11 a.m. peak hour trips and 28 p.m. peak hour trips.
Based on the lanes and volumes at the intersections at which the project will connect to the public roadways, no
changes to the auxiliary turn lanes (or lack thereof) are recommended as a consequence of the proposed
townhomes project.

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Traffic Impact Study
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14

Future Intersection Operations

An operational analysis was performed for the anticipated future project build-out at the study intersections.
Table 5 presents the results of the future analysis. Computer printouts containing detailed results of the future
analysis are located in Appendix E. Levels of service and delays are provided for each overall intersection and for
each controlled approach or movement. Locations that operate unacceptably (LOS E or LOS F) are presented in
bold type.

Table 5 – Future Intersection Operations

A.M. Peak Hour P.M. Peak Hour
Intersection / Approach Delay Delay
LOS LOS
(s/veh) (s/veh)
1. Hudson Bridge Rd at Flippen Rd (signal) C 25.5 E 64.7
northbound approach C 20.1 E 75.5
southbound approach B 10.5 E 58.4
eastbound approach D 39.0 D 53.9
westbound approach C 34.4 E 68.1
2. Flippen Rd at Flippen Dr (side street stop) A 0.6 A 0.4
southbound left turn A 8.1 A 9.5
westbound approach B 10.7 C 17.2
3. Hudson Bridge Rd at Hudson Bridge Dr (signal) C 23.3 C 32.7
northbound approach B 13.2 C 34.3
southbound approach B 16.9 E 74.1
eastbound approach C 24.7 D 35.9
westbound approach C 24.0 B 16.3
4. Hudson Bridge Dr at Western Conn (all-way stop) A 9.3 C 20.8
northbound approach A 8.8 B 14.8
southbound approach A 9.2 C 24.1
eastbound approach A 9.0 C 15.9
westbound approach A 10.0 D 26.4
5. Hudson Bridge Rd at Western Conn (signal) C 22.6 C 29.7
northbound approach C 26.4 C 34.8
southbound approach C 31.5 D 47.7
eastbound approach B 17.8 B 10.6
westbound approach C 25.6 D 37.4

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Traffic Impact Study
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15

The future analysis with the addition of the proposed townhomes’ trips reveals a slight deterioration in operations
at each study intersection. As with the no-build analysis, the Hudson Bridge Road / Flippen Road intersection
operates at LOS E in the p.m. peak, as does the southbound approach of Hudson Bridge Drive at Hudson Bridge
Road. The mitigation identified for the no-build analysis – the addition of a second westbound left turn lane on
Hudson Bridge Road at Flippen Road – continues to be appropriate. That intersection and all approaches will
operate acceptably in the future condition with the implementation of that improvement. The southbound
approach of Hudson Bridge Drive would continue to operate at LOS E. However, because it is a LOS E (not LOS F)
for just one time period on just one approach, and the other approaches and overall intersection will operate
acceptably, no mitigation is recommended. This one approach is a side street at a busy thoroughfare. The delays
are only incurred by motorists on the minor street approach and those vehicles do have the option to travel to the
signal at Western Connector at Hudson Bridge Road, which operates acceptably for all approaches. Because the
westbound left turn lane was recommended as a system improvement, needed in the no-build condition, no
mitigation is identified as a consequence of the proposed townhomes development.

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
16

Conclusions and Recommendations
This study assesses the traffic impact of a proposed residential townhome development in Stockbridge. The site is
located north of Hudson Bridge Road and will be served by vehicular connections to Hudson Bridge Drive and
Oakwood Drive, which provides a connection to Flippen Road via Flippen Drive. The project will consist of 140
attached residential townhomes. The following are the findings and recommendations of this study:

1. The existing analysis reveals acceptable traffic operations at all study locations. Therefore, no mitigation is
identified for the existing condition.

2. Traffic volume growth in this area has been modest. An annual growth rate of 2.0%, applied for five years,
for a total of 10.4% growth, was used in developing future volume projections.

3. The no-build analysis reveals continued acceptable traffic operations at most study locations, comparable
to the existing condition, with just modest increases in delays due to anticipated growth in volumes.
However, the Hudson Bridge Road / Flippen Road intersection will drop to LOS E in the p.m. peak. The
southbound approach of Hudson Bridge Drive at Hudson Bridge Road will also drop to LOS E in the p.m.
peak. It is recommended that a second westbound left turn lane be added on Hudson Bridge Road at
Flippen Road for the no-build condition. This is considered a system improvement, needed whether or not
the proposed townhomes are developed.

4. The proposed townhomes will generate 67 a.m. peak hour trips, 80 p.m. peak hour trips, and 1,016
weekday trips.

5. The future analysis with the addition of the proposed townhomes’ trips reveals a slight deterioration in
operations at each study intersection. The mitigation identified for the no-build condition will continue to
be appropriate and no additional mitigation identified as a consequence of the proposed townhomes
development.

6. The project civil/site engineer should comply with all applicable design standards including sight distances,
turn lane storage and taper lengths, turn radii, driveway widths, islands, angles with the adjacent roadways,
and grades.

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
Appendix A

Traffic Count Data

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes Traffic Impact Study
City of Stockbridge, Georgia

June 2024

Intersection: 1. Hudson Bridge Road at Flippen Road

Weekday A.M. Peak Hour Northbound Flippen Road Southbound Flippen Road Eastbound Hudson Bridge Road Westbound Hudson Bridge Road
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 8:00-9:00) 8 151 260 419 200 180 61 441 77 343 2 422 171 253 104 528

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 9 167 287 463 221 199 67 487 85 379 2 466 189 279 115 583

Hudson Bridge Townhomes Trips 0 0 3 3 0 0 0 0 0 2 0 2 8 5 0 13

2029 Build Volumes 9 167 290 466 221 199 67 487 85 381 2 468 197 284 115 596

Weekday P.M. Peak Hour Northbound Flippen Road Southbound Flippen Road Eastbound Hudson Bridge Road Westbound Hudson Bridge Road
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 4:45-5:45) 15 350 283 648 271 361 106 738 173 434 8 615 606 576 221 1403

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 17 386 312 715 299 399 117 815 191 479 9 679 669 636 244 1549

Hudson Bridge Townhomes Trips 0 0 7 7 0 0 0 0 0 5 0 5 5 3 0 8

2029 Build Volumes 17 386 319 722 299 399 117 815 191 484 9 684 674 639 244 1557

ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes Traffic Impact Study
City of Stockbridge, Georgia

June 2024

Intersection: 2. Flippen Road at Flippen Drive

Weekday A.M. Peak Hour Northbound Flippen Road Southbound Flippen Road Westbound Flippen Drive
T R Tot L T Tot L R Tot
Counted Volumes (Thursday, May 30, 2024 8:00-9:00) 296 0 296 7 364 371 0 1 1

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 327 0 327 8 402 410 0 1 1

Hudson Bridge Townhomes Trips 0 0 0 3 0 3 0 8 8

2029 Build Volumes 327 0 327 11 402 413 0 9 9

Weekday P.M. Peak Hour Northbound Flippen Road Southbound Flippen Road Westbound Flippen Drive
T R Tot L T Tot L R Tot
Counted Volumes (Thursday, May 30, 2024 4:45-5:45) 684 4 688 19 663 682 1 6 7

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 755 4 760 21 732 753 1 7 8

Hudson Bridge Townhomes Trips 0 0 0 7 0 7 0 5 5

2029 Build Volumes 755 4 760 28 732 760 1 12 13

ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes Traffic Impact Study
City of Stockbridge, Georgia

June 2024

Intersection: 3. Hudson Bridge Road at Hudson Bridge Drive

Weekday A.M. Peak Hour Northbound Hudson Bridge Drive Southbound Hudson Bridge Drive Eastbound Hudson Bridge Road Westbound Hudson Bridge Road
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 7:30-8:30) 5 3 14 22 124 1 27 152 151 683 2 836 18 557 130 705

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 6 3 15 24 137 1 30 168 167 754 2 923 20 615 144 778

Hudson Bridge Townhomes Trips 0 0 0 0 25 0 13 38 5 0 0 5 0 0 8 8

2029 Build Volumes 6 3 15 24 162 1 43 206 172 754 2 928 20 615 152 786

Weekday P.M. Peak Hour Northbound Hudson Bridge Drive Southbound Hudson Bridge Drive Eastbound Hudson Bridge Road Westbound Hudson Bridge Road
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 4:30-5:30) 5 4 12 21 188 3 251 442 273 762 14 1049 46 1110 193 1349

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 6 4 13 23 208 3 277 488 301 841 15 1158 51 1225 213 1489

Hudson Bridge Townhomes Trips 0 0 0 0 19 0 8 27 12 0 0 12 0 0 25 25

2029 Build Volumes 6 4 13 23 227 3 285 515 313 841 15 1170 51 1225 238 1514

ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes Traffic Impact Study
City of Stockbridge, Georgia

June 2024

Intersection: 4. Hudson Bridge Drive at Western Connector / Walmart Driveway

Weekday A.M. Peak Hour Northbound Western Connector Southbound Walmart Driveway Eastbound Hudson Bridge Drive Westbound Hudson Bridge Drive
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 8:00-9:00) 13 47 27 87 1 58 11 70 27 34 21 82 98 21 4 123

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 14 52 30 96 1 64 12 77 30 38 23 91 108 23 4 136

Hudson Bridge Townhomes Trips 0 0 0 0 0 0 1 1 2 1 1 4 0 0 0 0

2029 Build Volumes 14 52 30 96 1 64 13 78 32 39 24 95 108 23 4 136

Weekday P.M. Peak Hour Northbound Western Connector Southbound Walmart Driveway Eastbound Hudson Bridge Drive Westbound Hudson Bridge Drive
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 4:30-5:30) 116 71 99 286 8 144 42 194 88 51 101 240 244 94 12 350

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 128 78 109 316 9 159 46 214 97 56 112 265 269 104 13 386

Hudson Bridge Townhomes Trips 1 0 0 1 0 0 2 2 0 0 0 0 0 1 0 1

2029 Build Volumes 129 78 109 317 9 159 48 216 97 56 112 265 269 105 13 387

ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes Traffic Impact Study
City of Stockbridge, Georgia

June 2024

Intersection: 5. Hudson Bridge Road at Western Connector

Weekday A.M. Peak Hour Northbound Western Connector Southbound Western Connector Eastbound Hudson Bridge Road Westbound Hudson Bridge Road
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 8:00-9:00) 41 9 61 111 129 14 41 184 20 721 10 751 67 601 58 726

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 45 10 67 123 142 15 45 203 22 796 11 829 74 664 64 802

Hudson Bridge Townhomes Trips 0 0 0 0 0 1 0 1 0 25 0 25 0 8 0 8

2029 Build Volumes 45 10 67 123 142 16 45 204 22 821 11 854 74 672 64 810

Weekday P.M. Peak Hour Northbound Western Connector Southbound Western Connector Eastbound Hudson Bridge Road Westbound Hudson Bridge Road
L T R Tot L T R Tot L T R Tot L T R Tot
Counted Volumes (Thursday, May 30, 2024 4:30-5:30) 63 11 58 132 419 16 92 527 94 812 29 935 69 1159 192 1420

Annual Background Growth to 2029 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4% 10.4%
2029 No-Build Volumes 70 12 64 146 463 18 102 582 104 896 32 1032 76 1280 212 1568

Hudson Bridge Townhomes Trips 0 1 0 1 0 0 0 0 0 19 0 19 0 25 0 25

2029 Build Volumes 70 13 64 147 463 18 102 582 104 915 32 1051 76 1305 212 1593

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TMC Data File Name : 48970001
Hudson Bridge Rd @ Flippen Rd Site Code : 48970001
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 1

Groups Printed- Cars, Buses and Trucks
Flippen Rd Flippen Rd Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total

07:00 AM 1 23 42 0 66 48 15 12 0 75 15 64 0 0 79 25 52 13 0 90 310
07:15 AM 1 29 67 0 97 36 23 18 0 77 8 74 1 0 83 30 47 17 0 94 351
07:30 AM 1 37 73 0 111 44 53 14 0 111 16 89 1 0 106 33 54 24 0 111 439
07:45 AM 0 29 84 0 113 52 39 11 0 102 14 93 2 0 109 30 58 29 0 117 441
Total 3 118 266 0 387 180 130 55 0 365 53 320 4 0 377 118 211 83 0 412 1541

08:00 AM 2 30 56 0 88 54 37 10 0 101 18 99 1 0 118 38 53 26 0 117 424
08:15 AM 3 33 69 0 105 57 52 21 0 130 24 74 1 0 99 43 67 27 0 137 471
08:30 AM 1 42 80 0 123 42 53 16 0 111 14 78 0 0 92 40 69 25 0 134 460
08:45 AM 2 46 55 0 103 47 38 14 0 99 21 92 0 0 113 50 64 26 0 140 455
Total 8 151 260 0 419 200 180 61 0 441 77 343 2 0 422 171 253 104 0 528 1810

*** BREAK ***

04:00 PM 4 70 59 0 133 69 87 19 0 175 42 100 2 0 144 114 116 46 0 276 728
04:15 PM 3 69 68 0 140 49 94 17 0 160 45 104 1 0 150 135 120 45 0 300 750
04:30 PM 3 88 61 0 152 59 88 23 0 170 38 109 0 0 147 145 130 42 0 317 786
04:45 PM 4 85 64 0 153 78 80 29 0 187 38 101 4 0 143 147 126 58 0 331 814
Total 14 312 252 0 578 255 349 88 0 692 163 414 7 0 584 541 492 191 0 1224 3078

05:00 PM 4 93 67 0 164 61 89 20 0 170 45 111 0 0 156 156 152 60 0 368 858
05:15 PM 4 90 64 0 158 62 97 26 0 185 43 115 4 0 162 159 157 57 0 373 878
05:30 PM 3 82 88 0 173 70 95 31 0 196 47 107 0 0 154 144 141 46 0 331 854
05:45 PM 5 76 65 0 146 66 90 24 0 180 34 102 1 0 137 120 122 40 0 282 745
Total 16 341 284 0 641 259 371 101 0 731 169 435 5 0 609 579 572 203 0 1354 3335

Grand Total 41 922 1062 0 2025 894 1030 305 0 2229 462 1512 18 0 1992 1409 1528 581 0 3518 9764
Apprch % 2 45.5 52.4 0 40.1 46.2 13.7 0 23.2 75.9 0.9 0 40.1 43.4 16.5 0
Total % 0.4 9.4 10.9 0 20.7 9.2 10.5 3.1 0 22.8 4.7 15.5 0.2 0 20.4 14.4 15.6 6 0 36
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TMC Data File Name : 48970001
Hudson Bridge Rd @ Flippen Rd Site Code : 48970001
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 2

Flippen Rd Flippen Rd Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 2 30 56 0 88 54 37 10 0 101 18 99 1 0 118 38 53 26 0 117 424
08:15 AM 3 33 69 0 105 57 52 21 0 130 24 74 1 0 99 43 67 27 0 137 471
08:30 AM 1 42 80 0 123 42 53 16 0 111 14 78 0 0 92 40 69 25 0 134 460
08:45 AM 2 46 55 0 103 47 38 14 0 99 21 92 0 0 113 50 64 26 0 140 455
Total Volume 8 151 260 0 419 200 180 61 0 441 77 343 2 0 422 171 253 104 0 528 1810
% App. Total 62.1 45.4 40.8 13.8 18.2 81.3 32.4 47.9 19.7
PHF .667 .821 .813 .000 .852 .877 .849 .726 .000 .848 .802 .866 .500 .000 .894 .855 .917 .963 .000 .943 .961

Flippen Rd
Out In Total
332 441 773

61 180 200 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Rd
77
104 253
Hudson Bridge Rd
Left
North

0 2 343
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 08:00 AM

171 0
322 422 744
Cars, Buses and Trucks

Peds Right Thru 803 528 1331
Left Peds

Left Thru Right Peds
8 151 260 0

353 419 772
Out In Total
Flippen Rd
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TMC Data File Name : 48970001
Hudson Bridge Rd @ Flippen Rd Site Code : 48970001
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 3

Flippen Rd Flippen Rd Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:45 PM
04:45 PM 4 85 64 0 153 78 80 29 0 187 38 101 4 0 143 147 126 58 0 331 814
05:00 PM 4 93 67 0 164 61 89 20 0 170 45 111 0 0 156 156 152 60 0 368 858
05:15 PM 4 90 64 0 158 62 97 26 0 185 43 115 4 0 162 159 157 57 0 373 878
05:30 PM 3 82 88 0 173 70 95 31 0 196 47 107 0 0 154 144 141 46 0 331 854
Total Volume 15 350 283 0 648 271 361 106 0 738 173 434 8 0 615 606 576 221 0 1403 3404
% App. Total 43.7 36.7 48.9 14.4 28.1 70.6 43.2 41.1 15.8
PHF .938 .941 .804 .000 .936 .869 .930 .855 .000 .941 .920 .943 .500 .000 .949 .953 .917 .921 .000 .940 .969

Flippen Rd
Out In Total
744 738 1482

106 361 271 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Rd
173
221 576
Hudson Bridge Rd
Left
North

0 8 434
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 04:45 PM

606 0
697 615 1312
Cars, Buses and Trucks

Peds Right Thru 988 1403 2391
Left Peds

Left Thru Right Peds
15 350 283 0

975 648 1623
Out In Total
Flippen Rd
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TMC Data File Name : 48970002
Flippen Rd @ Flippen Dr Site Code : 48970002
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 1

Groups Printed- Cars, Buses and Trucks
Flippen Rd Flippen Rd Flippen Dr
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total

07:00 AM 0 56 0 0 56 2 64 0 0 66 0 0 0 0 0 0 0 0 0 0 122
07:15 AM 0 47 0 0 47 3 67 0 0 70 0 0 0 0 0 1 0 3 0 4 121
07:30 AM 0 77 1 0 78 0 94 0 0 94 0 0 0 0 0 0 0 2 0 2 174
07:45 AM 0 55 0 0 55 0 85 0 0 85 0 0 0 0 0 1 0 3 0 4 144
Total 0 235 1 0 236 5 310 0 0 315 0 0 0 0 0 2 0 8 0 10 561

08:00 AM 0 66 0 0 66 1 83 0 0 84 0 0 0 0 0 0 0 0 0 0 150
08:15 AM 0 76 0 0 76 2 98 0 0 100 0 0 0 0 0 0 0 0 0 0 176
08:30 AM 0 69 0 0 69 3 87 0 0 90 0 0 0 0 0 0 0 0 0 0 159
08:45 AM 0 85 0 0 85 1 96 0 0 97 0 0 0 0 0 0 0 1 0 1 183
Total 0 296 0 0 296 7 364 0 0 371 0 0 0 0 0 0 0 1 0 1 668

*** BREAK ***

04:00 PM 0 153 3 0 156 4 162 0 0 166 0 0 0 0 0 3 0 1 0 4 326
04:15 PM 0 156 1 0 157 3 146 0 0 149 0 0 0 0 0 0 0 3 0 3 309
04:30 PM 0 164 0 0 164 0 154 0 0 154 0 0 0 0 0 0 0 3 0 3 321
04:45 PM 0 164 1 0 165 5 179 0 0 184 0 0 0 0 0 1 0 2 0 3 352
Total 0 637 5 0 642 12 641 0 0 653 0 0 0 0 0 4 0 9 0 13 1308

05:00 PM 0 179 2 0 181 4 165 0 0 169 0 0 0 0 0 0 0 2 0 2 352
05:15 PM 0 173 1 0 174 5 159 0 0 164 0 0 0 0 0 0 0 1 0 1 339
05:30 PM 0 168 2 0 170 5 160 0 0 165 0 0 0 0 0 0 0 1 0 1 336
05:45 PM 0 154 2 0 156 4 183 0 0 187 0 0 0 0 0 0 0 1 0 1 344
Total 0 674 7 0 681 18 667 0 0 685 0 0 0 0 0 0 0 5 0 5 1371

Grand Total 0 1842 13 0 1855 42 1982 0 0 2024 0 0 0 0 0 6 0 23 0 29 3908
Apprch % 0 99.3 0.7 0 2.1 97.9 0 0 0 0 0 0 20.7 0 79.3 0
Total % 0 47.1 0.3 0 47.5 1.1 50.7 0 0 51.8 0 0 0 0 0 0.2 0 0.6 0 0.7
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TMC Data File Name : 48970002
Flippen Rd @ Flippen Dr Site Code : 48970002
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 2

Flippen Rd Flippen Rd Flippen Dr
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 0 66 0 0 66 1 83 0 0 84 0 0 0 0 0 0 0 0 0 0 150
08:15 AM 0 76 0 0 76 2 98 0 0 100 0 0 0 0 0 0 0 0 0 0 176
08:30 AM 0 69 0 0 69 3 87 0 0 90 0 0 0 0 0 0 0 0 0 0 159
08:45 AM 0 85 0 0 85 1 96 0 0 97 0 0 0 0 0 0 0 1 0 1 183
Total Volume 0 296 0 0 296 7 364 0 0 371 0 0 0 0 0 0 0 1 0 1 668
% App. Total 98.1
PHF .000 .871 .000 .000 .871 .583 .929 .000 .000 .928 .000 .000 .000 .000 .000 .000 .000 .250 .000 .250 .913

Flippen Rd
Out In Total
297 371 668

0 364 7 0
Right Thru Left Peds

Peak Hour Data
Total 0
0 Left 1 0 Out
North

0 0 0
Right Thru Flippen Dr
In
Peak Hour Begins at 08:00 AM In

0 0
Cars, Buses and Trucks

Peds Right Thru
Out Total
Left Peds 8

Left Thru Right Peds
0 296 0 0

364 296 660
Out In Total
Flippen Rd
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970002
Flippen Rd @ Flippen Dr Site Code : 48970002
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 3

Flippen Rd Flippen Rd Flippen Dr
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:45 PM
04:45 PM 0 164 1 0 165 5 179 0 0 184 0 0 0 0 0 1 0 2 0 3 352
05:00 PM 0 179 2 0 181 4 165 0 0 169 0 0 0 0 0 0 0 2 0 2 352
05:15 PM 0 173 1 0 174 5 159 0 0 164 0 0 0 0 0 0 0 1 0 1 339
05:30 PM 0 168 2 0 170 5 160 0 0 165 0 0 0 0 0 0 0 1 0 1 336
Total Volume 0 684 6 0 690 19 663 0 0 682 0 0 0 0 0 1 0 6 0 7 1379
% App. Total 99.1 97.2 14.3 85.7
PHF .000 .955 .750 .000 .953 .950 .926 .000 .000 .927 .000 .000 .000 .000 .000 .250 .000 .750 .000 .583 .979

Flippen Rd
Out In Total
690 682 1372

0 663 19 0
Right Thru Left Peds

Peak Hour Data
Total 0
0 Left 6 0 Out
25
North

0 0 0
Right Thru Flippen Dr
In
Peak Hour Begins at 04:45 PM In
Left 7
Cars, Buses and Trucks

Peds Right Thru
0 1
Out 0
Total
32
Peds

Left Thru Right Peds
0 684 6 0

664 690 1354
Out In Total
Flippen Rd
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970003
Hudson Bridge Rd @ Hudson Bridge Dr Site Code : 48970003
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 1

Groups Printed- Cars, Buses and Trucks
Hudson Bridge Dr Hudson Bridge Dr Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total

07:00 AM 0 2 3 0 5 30 0 6 0 36 31 116 0 0 147 4 93 40 0 137 325
07:15 AM 2 0 8 0 10 21 1 4 0 26 21 168 1 0 190 0 109 21 0 130 356
07:30 AM 0 0 5 0 5 28 0 9 0 37 36 196 0 0 232 6 138 28 0 172 446
07:45 AM 2 2 7 0 11 27 1 3 0 31 30 187 0 0 217 2 131 29 0 162 421
Total 4 4 23 0 31 106 2 22 0 130 118 667 1 0 786 12 471 118 0 601 1548

08:00 AM 2 0 0 0 2 31 0 7 0 38 46 152 0 0 198 4 135 36 0 175 413
08:15 AM 1 1 2 0 4 38 0 8 0 46 39 148 2 0 189 6 153 37 0 196 435
08:30 AM 0 1 2 0 3 25 0 12 0 37 43 162 1 0 206 6 117 29 0 152 398
08:45 AM 0 1 1 0 2 46 0 12 0 58 57 165 0 0 222 3 154 26 0 183 465
Total 3 3 5 0 11 140 0 39 0 179 185 627 3 0 815 19 559 128 0 706 1711

*** BREAK ***

04:00 PM 0 0 1 0 1 48 1 40 0 89 59 187 2 0 248 13 257 38 0 308 646
04:15 PM 1 0 1 0 2 49 2 50 0 101 66 190 4 0 260 13 271 52 0 336 699
04:30 PM 1 2 2 0 5 43 0 63 0 106 72 178 4 0 254 10 274 53 0 337 702
04:45 PM 2 2 3 0 7 48 2 49 0 99 78 172 4 0 254 17 265 39 0 321 681
Total 4 4 7 0 15 188 5 202 0 395 275 727 14 0 1016 53 1067 182 0 1302 2728

05:00 PM 1 0 5 0 6 51 1 65 0 117 57 217 5 0 279 7 298 64 0 369 771
05:15 PM 1 0 2 0 3 46 0 74 0 120 66 195 1 0 262 12 273 37 0 322 707
05:30 PM 3 1 2 0 6 29 0 41 0 70 76 183 2 0 261 18 257 43 0 318 655
05:45 PM 1 0 2 0 3 35 2 58 0 95 61 192 0 0 253 9 231 40 0 280 631
Total 6 1 11 0 18 161 3 238 0 402 260 787 8 0 1055 46 1059 184 0 1289 2764

Grand Total 17 12 46 0 75 595 10 501 0 1106 838 2808 26 0 3672 130 3156 612 0 3898 8751
Apprch % 22.7 16 61.3 0 53.8 0.9 45.3 0 22.8 76.5 0.7 0 3.3 81 15.7 0
Total % 0.2 0.1 0.5 0 0.9 6.8 0.1 5.7 0 12.6 9.6 32.1 0.3 0 42 1.5 36.1 7 0 44.5
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970003
Hudson Bridge Rd @ Hudson Bridge Dr Site Code : 48970003
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 2

Hudson Bridge Dr Hudson Bridge Dr Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:30 AM
07:30 AM 0 0 5 0 5 28 0 9 0 37 36 196 0 0 232 6 138 28 0 172 446
07:45 AM 2 2 7 0 11 27 1 3 0 31 30 187 0 0 217 2 131 29 0 162 421
08:00 AM 2 0 0 0 2 31 0 7 0 38 46 152 0 0 198 4 135 36 0 175 413
08:15 AM 1 1 2 0 4 38 0 8 0 46 39 148 2 0 189 6 153 37 0 196 435
Total Volume 5 3 14 0 22 124 1 27 0 152 151 683 2 0 836 18 557 130 0 705 1715
% App. Total 22.7 13.6 63.6 81.6 17.8 18.1 81.7 18.4
PHF .625 .375 .500 .000 .500 .816 .250 .750 .000 .826 .821 .871 .250 .000 .901 .750 .910 .878 .000 .899 .961

Hudson Bridge Dr
Out In Total
284 152 436

27 1 124 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Rd
151
130 557
Hudson Bridge Rd
Left
North

0 2 683
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 07:30 AM

18 0
589 836 1425
Cars, Buses and Trucks

Peds Right Thru 821 705 1526
Left Peds

Left Thru Right Peds
5 3 14 0

21 22 43
Out In Total
Hudson Bridge Dr
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970003
Hudson Bridge Rd @ Hudson Bridge Dr Site Code : 48970003
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 3

Hudson Bridge Dr Hudson Bridge Dr Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:30 PM
04:30 PM 1 2 2 0 5 43 0 63 0 106 72 178 4 0 254 10 274 53 0 337 702
04:45 PM 2 2 3 0 7 48 2 49 0 99 78 172 4 0 254 17 265 39 0 321 681
05:00 PM 1 0 5 0 6 51 1 65 0 117 57 217 5 0 279 7 298 64 0 369 771
05:15 PM 1 0 2 0 3 46 0 74 0 120 66 195 1 0 262 12 273 37 0 322 707
Total Volume 5 4 12 0 21 188 3 251 0 442 273 762 14 0 1049 46 1110 193 0 1349 2861
% App. Total 23.8 19 57.1 0 42.5 0.7 56.8 0 26 72.6 1.3 0 3.4 82.3 14.3 0
PHF .625 .500 .600 .000 .750 .922 .375 .848 .000 .921 .875 .878 .700 .000 .940 .676 .931 .754 .000 .914 .928

Hudson Bridge Dr
Out In Total
470 442 912

251 3 188 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Rd
273
193 1110
Hudson Bridge Rd
Left
North

0 14 762
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 04:30 PM

46 0
1366 1049 2415
Cars, Buses and Trucks

Peds Right Thru 962 1349 2311
Left Peds

Left Thru Right Peds
5 4 12 0

63 21 84
Out In Total
Hudson Bridge Dr
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970004
Hudson Bridge Dr @ Western Connector Site Code : 48970004
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 1

Groups Printed- Cars, Buses and Trucks
Western Connector Walmart Drwy Hudson Bridge Dr Hudson Bridge Dr
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total

07:00 AM 7 5 8 0 20 0 5 0 0 5 7 2 1 0 10 7 2 0 0 9 44
07:15 AM 10 6 6 0 22 0 9 2 0 11 2 5 1 0 8 15 3 1 0 19 60
07:30 AM 3 14 4 0 21 0 13 3 0 16 6 7 3 0 16 18 9 0 0 27 80
07:45 AM 6 9 11 0 26 1 20 2 0 23 9 5 2 0 16 18 2 4 0 24 89
Total 26 34 29 0 89 1 47 7 0 55 24 19 7 0 50 58 16 5 0 79 273

08:00 AM 1 6 7 0 14 1 12 2 0 15 6 11 4 0 21 27 3 0 0 30 80
08:15 AM 4 12 5 0 21 0 16 2 0 18 8 9 3 0 20 30 7 1 0 38 97
08:30 AM 2 16 3 0 21 0 13 4 0 17 5 7 3 0 15 15 6 1 0 22 75
08:45 AM 6 13 12 0 31 0 17 3 0 20 8 7 11 0 26 26 5 2 0 33 110
Total 13 47 27 0 87 1 58 11 0 70 27 34 21 0 82 98 21 4 0 123 362

*** BREAK ***

04:00 PM 20 15 25 0 60 2 39 3 0 44 13 12 32 0 57 73 28 1 0 102 263
04:15 PM 25 16 23 0 64 2 36 6 0 44 15 13 28 0 56 61 23 4 0 88 252
04:30 PM 35 17 26 0 78 1 32 8 0 41 23 15 25 0 63 72 19 2 0 93 275
04:45 PM 32 15 22 0 69 2 36 10 0 48 24 13 23 0 60 60 20 1 0 81 258
Total 112 63 96 0 271 7 143 27 0 177 75 53 108 0 236 266 90 8 0 364 1048

05:00 PM 23 17 28 0 68 5 45 12 0 62 28 8 20 0 56 53 20 4 0 77 263
05:15 PM 26 22 23 0 71 0 31 12 0 43 13 15 33 0 61 59 35 5 0 99 274
05:30 PM 27 16 31 0 74 1 41 4 0 46 14 19 23 0 56 36 30 3 0 69 245
05:45 PM 28 21 23 0 72 0 41 4 0 45 18 11 24 0 53 64 25 2 0 91 261
Total 104 76 105 0 285 6 158 32 0 196 73 53 100 0 226 212 110 14 0 336 1043

Grand Total 255 220 257 0 732 15 406 77 0 498 199 159 236 0 594 634 237 31 0 902 2726
Apprch % 34.8 30.1 35.1 0 3 81.5 15.5 0 33.5 26.8 39.7 0 70.3 26.3 3.4 0
Total % 9.4 8.1 9.4 0 26.9 0.6 14.9 2.8 0 18.3 7.3 5.8 8.7 0 21.8 23.3 8.7 1.1 0 33.1
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970004
Hudson Bridge Dr @ Western Connector Site Code : 48970004
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 2

Western Connector Walmart Drwy Hudson Bridge Dr Hudson Bridge Dr
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 1 6 7 0 14 1 12 2 0 15 6 11 4 0 21 27 3 0 0 30 80
08:15 AM 4 12 5 0 21 0 16 2 0 18 8 9 3 0 20 30 7 1 0 38 97
08:30 AM 2 16 3 0 21 0 13 4 0 17 5 7 3 0 15 15 6 1 0 22 75
08:45 AM 6 13 12 0 31 0 17 3 0 20 8 7 11 0 26 26 5 2 0 33 110
Total Volume 13 47 27 0 87 1 58 11 0 70 27 34 21 0 82 98 21 4 0 123 362
% App. Total 14.9 82.9 15.7 32.9 41.5 25.6 79.7 17.1
PHF .542 .734 .563 .000 .702 .250 .853 .688 .000 .875 .844 .773 .477 .000 .788 .817 .750 .500 .000 .809 .823

Walmart Drwy
Out In Total
78 70 148

11 58 1 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Dr
27
4 21
Hudson Bridge Dr
Left
North

0 21 34
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 08:00 AM

98 0
45 82 127
Cars, Buses and Trucks

Peds Right Thru 62 123 185
Left Peds

Left Thru Right Peds
13 47 27 0

177 87 264
Out In Total
Western Connector
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970004
Hudson Bridge Dr @ Western Connector Site Code : 48970004
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 3

Western Connector Walmart Drwy Hudson Bridge Dr Hudson Bridge Dr
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:30 PM
04:30 PM 35 17 26 0 78 1 32 8 0 41 23 15 25 0 63 72 19 2 0 93 275
04:45 PM 32 15 22 0 69 2 36 10 0 48 24 13 23 0 60 60 20 1 0 81 258
05:00 PM 23 17 28 0 68 5 45 12 0 62 28 8 20 0 56 53 20 4 0 77 263
05:15 PM 26 22 23 0 71 0 31 12 0 43 13 15 33 0 61 59 35 5 0 99 274
Total Volume 116 71 99 0 286 8 144 42 0 194 88 51 101 0 240 244 94 12 0 350 1070
% App. Total 40.6 24.8 34.6 74.2 21.6 36.7 21.2 42.1 69.7 26.9
PHF .829 .807 .884 .000 .917 .400 .800 .875 .000 .782 .786 .850 .765 .000 .952 .847 .671 .600 .000 .884 .973

Walmart Drwy
Out In Total
171 194 365

42 144 8 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Dr
88
12 94
Hudson Bridge Dr
Left
North

0 101 51
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 04:30 PM

244 0
252 240 492
Cars, Buses and Trucks

Peds Right Thru 158 350 508
Left Peds

Left Thru Right Peds
116 71 99 0

489 286 775
Out In Total
Western Connector
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970005
Hudson Bridge Rd @ Western Connector Site Code : 48970005
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 1

Groups Printed- Cars, Buses and Trucks
Western Connector Western Connector Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right U-Turns App. Total Int. Total

07:00 AM 6 4 11 0 21 10 1 2 0 13 3 147 2 0 152 17 115 13 9 154 340
07:15 AM 6 2 17 0 25 24 3 1 0 28 4 186 1 0 191 18 129 16 9 172 416
07:30 AM 8 1 18 0 27 23 3 11 0 37 3 215 2 0 220 15 141 18 8 182 466
07:45 AM 2 2 19 0 23 25 4 10 0 39 4 208 2 0 214 18 137 16 9 180 456
Total 22 9 65 0 96 82 11 24 0 117 14 756 7 0 777 68 522 63 35 688 1678

08:00 AM 8 1 18 0 27 29 2 11 0 42 5 176 5 0 186 23 147 8 14 192 447
08:15 AM 11 0 18 0 29 31 4 12 0 47 5 172 2 0 179 13 158 16 11 198 453
08:30 AM 12 1 13 0 26 24 3 8 0 35 5 189 1 0 195 22 139 16 13 190 446
08:45 AM 10 7 12 0 29 45 5 10 0 60 5 184 2 0 191 9 157 18 14 198 478
Total 41 9 61 0 111 129 14 41 0 184 20 721 10 0 751 67 601 58 52 778 1824

*** BREAK ***

04:00 PM 10 3 19 0 32 128 4 26 0 158 17 197 5 0 219 20 268 49 25 362 771
04:15 PM 14 1 9 0 24 92 3 29 0 124 19 202 6 0 227 17 283 47 27 374 749
04:30 PM 13 3 18 0 34 106 6 25 0 137 26 193 7 0 226 14 286 48 11 359 756
04:45 PM 14 0 16 0 30 107 2 25 0 134 22 197 9 0 228 20 277 52 25 374 766
Total 51 7 62 0 120 433 15 105 0 553 84 789 27 0 900 71 1114 196 88 1469 3042

05:00 PM 20 2 9 0 31 95 2 20 0 117 26 208 7 0 241 22 311 47 19 399 788
05:15 PM 16 6 15 0 37 111 6 22 0 139 20 214 6 0 240 13 285 45 19 362 778
05:30 PM 11 7 9 0 27 76 8 26 0 110 18 209 6 0 233 21 268 61 19 369 739
05:45 PM 13 8 11 0 32 108 2 27 0 137 18 205 6 0 229 13 241 41 22 317 715
Total 60 23 44 0 127 390 18 95 0 503 82 836 25 0 943 69 1105 194 79 1447 3020

Grand Total 174 48 232 0 454 1034 58 265 0 1357 200 3102 69 0 3371 275 3342 511 254 4382 9564
Apprch % 38.3 10.6 51.1 0 76.2 4.3 19.5 0 5.9 92 2 0 6.3 76.3 11.7 5.8
Total % 1.8 0.5 2.4 0 4.7 10.8 0.6 2.8 0 14.2 2.1 32.4 0.7 0 35.2 2.9 34.9 5.3 2.7 45.8
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970005
Hudson Bridge Rd @ Western Connector Site Code : 48970005
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 2

Western Connector Western Connector Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right U-Turns App. Total Int. Total
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00 AM
08:00 AM 8 1 18 0 27 29 2 11 0 42 5 176 5 0 186 23 147 8 14 192 447
08:15 AM 11 0 18 0 29 31 4 12 0 47 5 172 2 0 179 13 158 16 11 198 453
08:30 AM 12 1 13 0 26 24 3 8 0 35 5 189 1 0 195 22 139 16 13 190 446
08:45 AM 10 7 12 0 29 45 5 10 0 60 5 184 2 0 191 9 157 18 14 198 478
Total Volume 41 9 61 0 111 129 14 41 0 184 20 721 10 0 751 67 601 58 52 778 1824
% App. Total 36.9 70.1 22.3 77.2
PHF .854 .321 .847 .000 .957 .717 .700 .854 .000 .767 1.00 .954 .500 .000 .963 .728 .951 .806 .929 .982 .954

Western Connector
Out In Total
87 184 271

41 14 129 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Rd
20
58 601
Hudson Bridge Rd
Left
North

0 10 721
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 08:00 AM

67 52
683 751 1434
Cars, Buses and Trucks

Peds Right Thru 911 778 1689
Left U-Turns

Left Thru Right Peds
41 9 61 0

91 111 202
Out In Total
Western Connector
Reliable Traffic Data Services
Tel: (770) 578-8158 I Fax: (770) 578-8159

TMC Data File Name : 48970005
Hudson Bridge Rd @ Western Connector Site Code : 48970005
Stockbridge, GA Start Date : 5/30/2024
7-9 AM | 4-6 PM Page No : 3

Western Connector Western Connector Hudson Bridge Rd Hudson Bridge Rd
Northbound Southbound Eastbound Westbound
Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right U-Turns App. Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:30 PM
04:30 PM 13 3 18 0 34 106 6 25 0 137 26 193 7 0 226 14 286 48 11 359 756
04:45 PM 14 0 16 0 30 107 2 25 0 134 22 197 9 0 228 20 277 52 25 374 766
05:00 PM 20 2 9 0 31 95 2 20 0 117 26 208 7 0 241 22 311 47 19 399 788
05:15 PM 16 6 15 0 37 111 6 22 0 139 20 214 6 0 240 13 285 45 19 362 778
Total Volume 63 11 58 0 132 419 16 92 0 527 94 812 29 0 935 69 1159 192 74 1494 3088
% App. Total 47.7 8.3 43.9 0 79.5 3 17.5 0 10.1 86.8 3.1 0 4.6 77.6 12.9 5
PHF .788 .458 .806 .000 .892 .944 .667 .920 .000 .948 .904 .949 .806 .000 .970 .784 .932 .923 .740 .936 .980

Western Connector
Out In Total
297 527 824

92 16 419 0
Right Thru Left Peds

Peak Hour Data
Hudson Bridge Rd
94
192 1159
Hudson Bridge Rd
Left
North

0 29 812
Right Thru
Out In Total
Out In Total
Peak Hour Begins at 04:30 PM

69 74
1314 935 2249
Cars, Buses and Trucks

Peds Right Thru 1289 1494 2783
Left U-Turns

Left Thru Right Peds
63 11 58 0

114 132 246
Out In Total
Western Connector
Appendix B

Intersection Analysis Methodology

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
Intersection Analysis Methodology
The methodology used for evaluating traffic operations at intersections is presented in the Transportation Research
Board’s 2022 Highway Capacity Manual, 7th Edition (HCM 7). Synchro 12 software, which emulates the HCM 7
methodology, was used for all analyses. The following is an overview of the methodology employed for the analysis
of signalized intersections and roundabouts and stop-sign controlled (unsignalized) intersections. Levels of service
(LOS) are assigned letters A through F. LOS A indicates operations with very low control delay while LOS F describes
operations with high control delay. LOS F is considered to be unacceptable by most drivers, while LOS E is typically
considered to be the limit of acceptable delay.

Signalized Intersections and Roundabouts – Level of service for a signalized intersection and a roundabout is defined
in terms of control delay per vehicle. For signalized intersections and roundabouts, a composite intersection level
of service is determined. The thresholds for each level of service are higher for signalized intersections and
roundabouts than for unsignalized intersections. This is attributable to a variety of factors including expectation
and acceptance of higher delays at signals/roundabouts, and the fact that drivers can relax when waiting at a signal
as opposed to having to remain attentive as they proceed through the unsignalized intersection. The level of service
criteria for signalized intersections and roundabouts are shown in Table A.

Table A – Level of Service Criteria for Signalized Intersections and Roundabouts
Control Delay (s/veh) LOS
 10 A
 10 and  20 B
 20 and  35 C
 35 and  55 D
 55 and  80 E
 80 F
Source: Highway Capacity Manual 7

Unsignalized Intersections – Level of service for an unsignalized intersection is defined in terms of control delay per
vehicle. Control delay is that portion of delay attributable to the control device and includes initial deceleration
delay, queue move-up time, stopped delay, and final acceleration delay. The delays at unsignalized intersections
are based on gap acceptance theory, factoring in availability of gaps, usefulness of the gaps, and the priority of
right-of-way given to each traffic stream. The level of service criteria for unsignalized intersections are presented
in Table B.

Table B – Level of Service Criteria for Unsignalized Intersections
Control Delay (s/veh) LOS
0 – 10 A
 10 and  15 B
 15 and  25 C
 25 and  35 D
 35 and  50 E
 50 F
Source: Highway Capacity Manual 7

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
Appendix C

Existing Intersection Operational Analysis

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd existing a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 77 343 2 171 253 104 8 151 260 200 180 61
Future Volume (veh/h) 77 343 2 171 253 104 8 151 260 200 180 61
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 87 385 0 182 269 0 9 178 306 235 212 72
Peak Hour Factor 0.89 0.89 0.89 0.94 0.94 0.94 0.85 0.85 0.85 0.85 0.85 0.85
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 311 502 305 678 344 546 463 712 1115 945
Arrive On Green 0.06 0.14 0.00 0.04 0.06 0.00 0.29 0.29 0.29 0.26 0.60 0.60
Sat Flow, veh/h 1767 3526 1572 1767 3526 1572 1086 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 87 385 0 182 269 0 9 178 306 235 212 72
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1767 1763 1572 1086 1856 1572 1767 1856 1572
Q Serve(g_s), s 3.7 9.5 0.0 7.6 6.6 0.0 0.6 6.7 10.9 0.0 4.6 1.7
Cycle Q Clear(g_c), s 3.7 9.5 0.0 7.6 6.6 0.0 5.2 6.7 10.9 0.0 4.6 1.7
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 311 502 305 678 344 546 463 712 1115 945
V/C Ratio(X) 0.28 0.77 0.60 0.40 0.03 0.33 0.66 0.33 0.19 0.08
Avail Cap(c_a), veh/h 339 764 362 999 344 546 463 712 1115 945
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.69 0.69 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 30.4 37.1 0.0 29.8 37.1 0.0 26.0 24.8 13.9 18.1 8.1 7.5
Incr Delay (d2), s/veh 0.5 2.6 0.0 1.3 0.3 0.0 0.1 1.6 7.2 0.3 0.4 0.2
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.5 4.0 0.0 3.3 2.9 0.0 0.2 3.1 4.3 3.3 1.7 0.5
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 30.9 39.7 0.0 31.1 37.4 0.0 26.1 26.4 21.2 18.4 8.5 7.7
LnGrp LOS C D C D C C C B A A
Approach Vol, veh/h 472 451 493 519
Approach Delay, s/veh 38.1 34.8 23.1 12.8
Approach LOS D C C B
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 27.6 31.0 14.1 17.3 58.6 9.6 21.8
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 13.5 26.5 12.5 19.5 44.5 6.5 25.5
Max Q Clear Time (g_c+I1), s 2.0 12.9 9.6 11.5 6.6 5.7 8.6
Green Ext Time (p_c), s 0.5 1.7 0.1 1.4 1.4 0.0 1.3
Intersection Summary
HCM 7th Control Delay, s/veh 26.7
HCM 7th LOS C
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
2: Flippen Rd & Flippen Dr existing a.m.

Intersection
Int Delay, s/veh 0.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 1 296 0 7 364
Future Vol, veh/h 0 1 296 0 7 364
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 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 25 25 87 87 93 93
Heavy Vehicles, % 2 2 3 2 2 3
Mvmt Flow 0 4 340 0 8 391

Major/Minor Minor1 Major1 Major2
Conflicting Flow All 747 340 0 0 340 0
Stage 1 340 - - - - -
Stage 2 406 - - - - -
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 381 702 - - 1219 -
Stage 1 721 - - - - -
Stage 2 672 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 378 702 - - 1219 -
Mov Cap-2 Maneuver 378 - - - - -
Stage 1 721 - - - - -
Stage 2 667 - - - - -

Approach WB NB SB
HCM Control Delay, s/v10.16 0 0.15
HCM LOS B

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 702 34 -
HCM Lane V/C Ratio - - 0.006 0.006 -
HCM Control Delay (s/veh) - - 10.2 8 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 0 0 -

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd existing a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 151 683 2 18 557 130 5 3 14 124 1 27
Future Volume (veh/h) 151 683 2 18 557 130 5 3 14 124 1 27
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 168 759 2 20 619 144 10 6 28 149 1 33
Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.50 0.50 0.50 0.83 0.83 0.83
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 291 1043 3 196 770 346 213 144 538 790 5 854
Arrive On Green 0.12 0.38 0.38 0.04 0.44 0.44 0.54 0.54 0.54 0.54 0.54 0.54
Sat Flow, veh/h 1781 3607 10 1781 3526 1585 303 267 999 1318 9 1585
Grp Volume(v), veh/h 168 371 390 20 619 144 44 0 0 150 0 33
Grp Sat Flow(s),veh/h/ln 1781 1763 1854 1781 1763 1585 1569 0 0 1328 0 1585
Q Serve(g_s), s 6.3 16.2 16.2 0.8 13.7 5.6 0.0 0.0 0.0 0.0 0.0 0.9
Cycle Q Clear(g_c), s 6.3 16.2 16.2 0.8 13.7 5.6 7.1 0.0 0.0 6.9 0.0 0.9
Prop In Lane 1.00 0.01 1.00 1.00 0.23 0.64 0.99 1.00
Lane Grp Cap(c), veh/h 291 510 536 196 770 346 895 0 0 795 0 854
V/C Ratio(X) 0.58 0.73 0.73 0.10 0.80 0.42 0.05 0.00 0.00 0.19 0.00 0.04
Avail Cap(c_a), veh/h 413 793 834 286 1273 572 895 0 0 795 0 854
HCM Platoon Ratio 1.33 1.33 1.33 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.87 0.87 0.87 0.92 0.92 0.92 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 23.1 24.7 24.7 26.2 23.7 21.4 9.8 0.0 0.0 11.2 0.0 9.8
Incr Delay (d2), s/veh 1.6 1.7 1.7 0.2 1.9 0.7 0.1 0.0 0.0 0.5 0.0 0.1
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 2.5 5.8 6.1 0.3 4.3 1.8 0.4 0.0 0.0 1.7 0.0 0.3
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 24.6 26.4 26.3 26.4 25.5 22.1 9.9 0.0 0.0 11.7 0.0 9.9
LnGrp LOS C C C C C C A B A
Approach Vol, veh/h 929 783 44 183
Approach Delay, s/veh 26.1 24.9 9.9 11.4
Approach LOS C C A B
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 53.0 6.5 30.5 53.0 12.8 24.2
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 29.5 6.5 40.5 29.5 14.5 32.5
Max Q Clear Time (g_c+I1), s 9.1 2.8 18.2 8.9 8.3 15.7
Green Ext Time (p_c), s 0.2 0.0 4.3 0.9 0.2 3.9
Intersection Summary
HCM 7th Control Delay, s/veh 23.9
HCM 7th LOS C

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
4: Western Conn/Walmart Driveway & Hudson Bridge Dr existing a.m.

Intersection
Intersection Delay, s/veh 9
Intersection LOS A

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 27 34 21 98 21 4 13 47 27 1 58 11
Future Vol, veh/h 27 34 21 98 21 4 13 47 27 1 58 11
Peak Hour Factor 0.79 0.79 0.79 0.81 0.81 0.81 0.70 0.70 0.70 0.88 0.88 0.88
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 34 43 27 121 26 5 19 67 39 1 66 13
Number of Lanes 1 1 0 1 1 0 1 1 1 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 3
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 3 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 3 2 2 2
HCM Control Delay, s/veh 8.7 9.6 8.6 9
HCM LOS A A A A

Lane NBLn1 NBLn2 NBLn3 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 0% 100% 0% 100% 0% 100% 0%
Vol Thru, % 0% 100% 0% 0% 62% 0% 84% 0% 84%
Vol Right, % 0% 0% 100% 0% 38% 0% 16% 0% 16%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 13 47 27 27 55 98 25 1 69
LT Vol 13 0 0 27 0 98 0 1 0
Through Vol 0 47 0 0 34 0 21 0 58
RT Vol 0 0 27 0 21 0 4 0 11
Lane Flow Rate 19 67 39 34 70 121 31 1 78
Geometry Grp 6 6 6 6 6 6 6 6 6
Degree of Util (X) 0.031 0.102 0.051 0.056 0.1 0.196 0.045 0.002 0.119
Departure Headway (Hd) 5.974 5.472 4.768 5.946 5.176 5.823 5.209 6.065 5.449
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cap 597 652 747 600 689 615 684 588 655
Service Time 3.731 3.228 2.524 3.708 2.938 3.579 2.965 3.827 3.211
HCM Lane V/C Ratio 0.032 0.103 0.052 0.057 0.102 0.197 0.045 0.002 0.119
HCM Control Delay, s/veh 8.9 8.9 7.8 9.1 8.5 10 8.2 8.8 9
HCM Lane LOS A A A A A A A A A
HCM 95th-tile Q 0.1 0.3 0.2 0.2 0.3 0.7 0.1 0 0.4

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd existing a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 20 721 10 67 601 58 41 9 61 129 14 41
Future Volume (veh/h) 20 721 10 67 601 58 41 9 61 129 14 41
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 21 751 10 68 613 0 43 9 0 181 0 0
Peak Hour Factor 0.96 0.96 0.96 0.98 0.98 0.98 0.96 0.96 0.96 0.77 0.77 0.77
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 40 1329 597 176 1541 406 85 713 0
Arrive On Green 0.02 0.38 0.38 0.30 0.30 0.00 0.27 0.27 0.00 0.20 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 705 5066 1585 1485 311 1585 3563 0 1585
Grp Volume(v), veh/h 21 751 10 68 613 0 52 0 0 181 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 705 1689 1585 1796 0 1585 1781 0 1585
Q Serve(g_s), s 1.0 15.2 0.4 8.3 8.6 0.0 2.0 0.0 0.0 3.9 0.0 0.0
Cycle Q Clear(g_c), s 1.0 15.2 0.4 23.5 8.6 0.0 2.0 0.0 0.0 3.9 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.83 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 40 1329 597 176 1541 491 0 713 0
V/C Ratio(X) 0.52 0.57 0.02 0.39 0.40 0.11 0.00 0.25 0.00
Avail Cap(c_a), veh/h 99 1567 704 200 1717 491 0 713 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.80 0.80 0.80 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 43.5 22.2 17.6 37.2 24.8 0.0 24.5 0.0 0.0 30.3 0.0 0.0
Incr Delay (d2), s/veh 8.0 0.3 0.0 1.4 0.2 0.0 0.4 0.0 0.0 0.9 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.5 5.8 0.1 1.4 3.2 0.0 0.9 0.0 0.0 1.7 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 51.5 22.5 17.6 38.6 25.0 0.0 24.9 0.0 0.0 31.2 0.0 0.0
LnGrp LOS D C B D C C C
Approach Vol, veh/h 782 681 52 181
Approach Delay, s/veh 23.2 26.3 24.9 31.2
Approach LOS C C C C
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 29.1 38.4 22.5 6.5 31.9
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.5 40.0 18.0 5.0 30.5
Max Q Clear Time (g_c+I1), s 4.0 17.2 5.9 3.0 25.5
Green Ext Time (p_c), s 0.1 4.9 0.4 0.0 1.9
Intersection Summary
HCM 7th Control Delay, s/veh 25.4
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd existing p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 173 434 8 606 576 221 15 350 283 271 361 106
Future Volume (veh/h) 173 434 8 606 576 221 15 350 283 271 361 106
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 182 457 0 645 613 0 16 372 301 288 384 113
Peak Hour Factor 0.95 0.95 0.95 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 370 529 673 1331 278 461 390 299 734 622
Arrive On Green 0.10 0.15 0.00 0.11 0.12 0.00 0.25 0.25 0.25 0.11 0.40 0.40
Sat Flow, veh/h 1767 3526 1572 1767 3526 1572 893 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 182 457 0 645 613 0 16 372 301 288 384 113
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1767 1763 1572 893 1856 1572 1767 1856 1572
Q Serve(g_s), s 9.4 13.9 0.0 34.5 17.8 0.0 1.5 20.7 19.6 11.7 17.4 5.1
Cycle Q Clear(g_c), s 9.4 13.9 0.0 34.5 17.8 0.0 2.7 20.7 19.6 11.7 17.4 5.1
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 370 529 673 1331 278 461 390 299 734 622
V/C Ratio(X) 0.49 0.86 0.96 0.46 0.06 0.81 0.77 0.96 0.52 0.18
Avail Cap(c_a), veh/h 403 580 674 1331 278 461 390 299 734 622
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.53 0.53 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 34.1 45.6 0.0 38.3 37.7 0.0 32.5 38.9 38.4 31.5 25.3 21.7
Incr Delay (d2), s/veh 1.0 12.0 0.0 16.2 0.1 0.0 0.4 14.1 13.7 42.2 2.7 0.6
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.0 6.8 0.0 19.1 8.3 0.0 0.4 10.9 8.7 8.9 7.9 1.9
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 35.1 57.7 0.0 54.5 37.9 0.0 32.9 53.0 52.2 73.8 28.0 22.3
LnGrp LOS D E D D C D D E C C
Approach Vol, veh/h 639 1258 689 785
Approach Delay, s/veh 51.2 46.4 52.2 44.0
Approach LOS D D D D
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 16.2 31.8 41.0 21.0 48.0 16.0 46.0
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 11.7 25.7 36.5 18.1 41.9 13.5 41.1
Max Q Clear Time (g_c+I1), s 13.7 22.7 36.5 15.9 19.4 11.4 19.8
Green Ext Time (p_c), s 0.0 1.0 0.0 0.6 2.5 0.1 3.7
Intersection Summary
HCM 7th Control Delay, s/veh 47.9
HCM 7th LOS D
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
2: Flippen Rd & Flippen Dr existing p.m.

Intersection
Int Delay, s/veh 0.3
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 1 6 684 6 19 663
Future Vol, veh/h 1 6 684 6 19 663
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 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 58 58 95 95 93 93
Heavy Vehicles, % 2 2 3 2 2 3
Mvmt Flow 2 10 720 6 20 713

Major/Minor Minor1 Major1 Major2
Conflicting Flow All 1477 723 0 0 726 0
Stage 1 723 - - - - -
Stage 2 754 - - - - -
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 139 426 - - 877 -
Stage 1 480 - - - - -
Stage 2 465 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 133 426 - - 877 -
Mov Cap-2 Maneuver 133 - - - - -
Stage 1 480 - - - - -
Stage 2 447 - - - - -

Approach WB NB SB
HCM Control Delay, s/v16.52 0 0.26
HCM LOS C

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 324 50 -
HCM Lane V/C Ratio - - 0.037 0.023 -
HCM Control Delay (s/veh) - - 16.5 9.2 0
HCM Lane LOS - - C A A
HCM 95th %tile Q(veh) - - 0.1 0.1 -

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd existing p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 273 762 14 46 1110 193 5 4 12 188 3 251
Future Volume (veh/h) 273 762 14 46 1110 193 5 4 12 188 3 251
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 290 811 15 51 1220 212 7 5 16 204 3 273
Peak Hour Factor 0.94 0.94 0.94 0.91 0.91 0.91 0.75 0.75 0.75 0.92 0.92 0.92
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 328 1649 30 299 1308 588 41 40 53 247 3 595
Arrive On Green 0.04 0.15 0.15 0.07 0.74 0.74 0.38 0.38 0.38 0.38 0.38 0.38
Sat Flow, veh/h 1781 3541 65 1781 3526 1585 0 105 140 484 7 1585
Grp Volume(v), veh/h 290 404 422 51 1220 212 28 0 0 207 0 273
Grp Sat Flow(s),veh/h/ln 1781 1763 1844 1781 1763 1585 246 0 0 491 0 1585
Q Serve(g_s), s 11.9 23.1 23.1 1.9 31.9 5.2 0.0 0.0 0.0 0.0 0.0 14.3
Cycle Q Clear(g_c), s 11.9 23.1 23.1 1.9 31.9 5.2 41.3 0.0 0.0 41.3 0.0 14.3
Prop In Lane 1.00 0.04 1.00 1.00 0.25 0.57 0.99 1.00
Lane Grp Cap(c), veh/h 328 821 859 299 1308 588 133 0 0 249 0 595
V/C Ratio(X) 0.88 0.49 0.49 0.17 0.93 0.36 0.21 0.00 0.00 0.83 0.00 0.46
Avail Cap(c_a), veh/h 444 1008 1054 318 1490 670 133 0 0 249 0 595
HCM Platoon Ratio 0.33 0.33 0.33 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.50 0.50 0.50 0.63 0.63 0.63 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 31.6 34.6 34.6 19.9 13.0 9.6 27.5 0.0 0.0 36.6 0.0 25.9
Incr Delay (d2), s/veh 8.2 0.2 0.2 0.2 7.0 0.2 3.6 0.0 0.0 26.3 0.0 2.5
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 6.1 10.8 11.3 0.7 5.8 1.5 0.6 0.0 0.0 7.6 0.0 5.5
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 39.7 34.9 34.8 20.1 20.0 9.8 31.0 0.0 0.0 62.9 0.0 28.4
LnGrp LOS D C C C C A C E C
Approach Vol, veh/h 1116 1483 28 480
Approach Delay, s/veh 36.1 18.6 31.0 43.3
Approach LOS D B C D
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 45.8 8.4 55.7 45.8 18.9 45.3
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 28.5 5.1 62.9 28.5 21.5 46.5
Max Q Clear Time (g_c+I1), s 43.3 3.9 25.1 43.3 13.9 33.9
Green Ext Time (p_c), s 0.0 0.0 5.2 0.0 0.5 6.9
Intersection Summary
HCM 7th Control Delay, s/veh 28.8
HCM 7th LOS C

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
4: Western Conn/Walmart Driveway & Hudson Bridge Dr existing p.m.

Intersection
Intersection Delay, s/veh 16.7
Intersection LOS C

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 88 51 101 244 94 12 116 71 99 8 144 42
Future Vol, veh/h 88 51 101 244 94 12 116 71 99 8 144 42
Peak Hour Factor 0.95 0.95 0.95 0.88 0.88 0.88 0.92 0.92 0.92 0.78 0.78 0.78
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 93 54 106 277 107 14 126 77 108 10 185 54
Number of Lanes 1 1 0 1 1 0 1 1 1 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 3
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 3 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 3 2 2 2
HCM Control Delay, s/veh 14 20 13.2 18.7
HCM LOS B C B C

Lane NBLn1 NBLn2 NBLn3 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 0% 100% 0% 100% 0% 100% 0%
Vol Thru, % 0% 100% 0% 0% 34% 0% 89% 0% 77%
Vol Right, % 0% 0% 100% 0% 66% 0% 11% 0% 23%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 116 71 99 88 152 244 106 8 186
LT Vol 116 0 0 88 0 244 0 8 0
Through Vol 0 71 0 0 51 0 94 0 144
RT Vol 0 0 99 0 101 0 12 0 42
Lane Flow Rate 126 77 108 93 160 277 120 10 238
Geometry Grp 6 6 6 6 6 6 6 6 6
Degree of Util (X) 0.295 0.17 0.215 0.219 0.334 0.619 0.249 0.024 0.521
Departure Headway (Hd) 8.432 7.919 7.201 8.499 7.513 8.038 7.449 8.546 7.869
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cap 425 451 496 421 477 449 481 418 455
Service Time 6.209 5.696 4.977 6.278 5.291 5.809 5.219 6.326 5.648
HCM Lane V/C Ratio 0.296 0.171 0.218 0.221 0.335 0.617 0.249 0.024 0.523
HCM Control Delay, s/veh 14.7 12.3 12 13.7 14.1 23.1 12.7 11.5 19
HCM Lane LOS B B B B B C B B C
HCM 95th-tile Q 1.2 0.6 0.8 0.8 1.5 4.1 1 0.1 2.9

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd existing p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 94 812 29 69 1159 192 63 11 58 419 16 92
Future Volume (veh/h) 94 812 29 69 1159 192 63 11 58 419 16 92
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 97 837 30 73 1233 0 71 12 0 453 0 0
Peak Hour Factor 0.97 0.97 0.97 0.94 0.94 0.94 0.89 0.89 0.89 0.95 0.95 0.95
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 121 1446 650 206 1528 403 68 729 0
Arrive On Green 0.14 0.82 0.82 0.30 0.30 0.00 0.26 0.26 0.00 0.20 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 638 5066 1585 1534 259 1585 3563 0 1585
Grp Volume(v), veh/h 97 837 30 73 1233 0 83 0 0 453 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 638 1689 1585 1794 0 1585 1781 0 1585
Q Serve(g_s), s 5.8 8.9 0.4 11.1 24.7 0.0 3.9 0.0 0.0 12.7 0.0 0.0
Cycle Q Clear(g_c), s 5.8 8.9 0.4 20.0 24.7 0.0 3.9 0.0 0.0 12.7 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.86 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 121 1446 650 206 1528 471 0 729 0
V/C Ratio(X) 0.80 0.58 0.05 0.35 0.81 0.18 0.00 0.62 0.00
Avail Cap(c_a), veh/h 170 1715 771 237 1773 471 0 729 0
HCM Platoon Ratio 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.91 0.91 0.91 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 46.8 6.6 5.9 37.7 35.5 0.0 31.4 0.0 0.0 39.9 0.0 0.0
Incr Delay (d2), s/veh 15.5 0.3 0.0 1.0 2.5 0.0 0.8 0.0 0.0 4.0 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 2.9 2.0 0.1 1.7 10.0 0.0 1.8 0.0 0.0 6.0 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 62.3 7.0 5.9 38.8 38.0 0.0 32.2 0.0 0.0 43.8 0.0 0.0
LnGrp LOS E A A D D C D
Approach Vol, veh/h 964 1306 83 453
Approach Delay, s/veh 12.5 38.0 32.2 43.8
Approach LOS B D C D
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 33.4 49.6 27.0 12.0 37.7
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 20.5 53.5 22.5 10.5 38.5
Max Q Clear Time (g_c+I1), s 5.9 10.9 14.7 7.8 26.7
Green Ext Time (p_c), s 0.3 6.3 1.1 0.0 6.5
Intersection Summary
HCM 7th Control Delay, s/veh 30.0
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Appendix D

No-Build Intersection Operational Analysis

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd no-build a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 85 379 2 189 279 115 9 167 287 221 199 67
Future Volume (veh/h) 85 379 2 189 279 115 9 167 287 221 199 67
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 96 426 0 201 297 0 11 196 338 260 234 79
Peak Hour Factor 0.89 0.89 0.89 0.94 0.94 0.94 0.85 0.85 0.85 0.85 0.85 0.85
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 323 538 317 726 535 799 677 575 1082 917
Arrive On Green 0.06 0.15 0.00 0.04 0.07 0.00 0.43 0.43 0.43 0.10 0.58 0.58
Sat Flow, veh/h 1767 3526 1572 1767 3526 1572 1058 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 96 426 0 201 297 0 11 196 338 260 234 79
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1767 1763 1572 1058 1856 1572 1767 1856 1572
Q Serve(g_s), s 4.1 10.5 0.0 8.2 7.3 0.0 0.5 6.1 14.0 6.9 5.4 2.0
Cycle Q Clear(g_c), s 4.1 10.5 0.0 8.2 7.3 0.0 0.5 6.1 14.0 6.9 5.4 2.0
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 323 538 317 726 535 799 677 575 1082 917
V/C Ratio(X) 0.30 0.79 0.63 0.41 0.02 0.25 0.50 0.45 0.22 0.09
Avail Cap(c_a), veh/h 342 725 380 999 535 799 677 666 1082 917
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.67 0.67 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 29.4 36.8 0.0 29.1 36.7 0.0 14.8 16.3 18.6 11.0 9.0 8.2
Incr Delay (d2), s/veh 0.5 4.3 0.0 1.7 0.2 0.0 0.1 0.7 2.6 0.6 0.5 0.2
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.7 4.6 0.0 3.7 3.2 0.0 0.1 2.6 5.1 2.5 2.0 0.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 29.9 41.1 0.0 30.8 36.9 0.0 14.8 17.1 21.2 11.5 9.4 8.4
LnGrp LOS C D C D B B C B A A
Approach Vol, veh/h 522 498 545 573
Approach Delay, s/veh 39.0 34.5 19.6 10.2
Approach LOS D C B B
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 13.7 43.2 14.8 18.2 57.0 10.0 23.0
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 13.9 26.1 13.5 18.5 44.5 6.5 25.5
Max Q Clear Time (g_c+I1), s 8.9 16.0 10.2 12.5 7.4 6.1 9.3
Green Ext Time (p_c), s 0.3 1.7 0.2 1.3 1.6 0.0 1.5
Intersection Summary
HCM 7th Control Delay, s/veh 25.3
HCM 7th LOS C
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
2: Flippen Rd & Flippen Dr no-build a.m.

Intersection
Int Delay, s/veh 0.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 1 327 0 8 402
Future Vol, veh/h 0 1 327 0 8 402
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 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 25 25 87 87 93 93
Heavy Vehicles, % 2 2 3 2 2 3
Mvmt Flow 0 4 376 0 9 432

Major/Minor Minor1 Major1 Major2
Conflicting Flow All 825 376 0 0 376 0
Stage 1 376 - - - - -
Stage 2 449 - - - - -
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 342 671 - - 1183 -
Stage 1 694 - - - - -
Stage 2 643 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 339 671 - - 1183 -
Mov Cap-2 Maneuver 339 - - - - -
Stage 1 694 - - - - -
Stage 2 637 - - - - -

Approach WB NB SB
HCM Control Delay, s/v 10.4 0 0.16
HCM LOS B

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 671 35 -
HCM Lane V/C Ratio - - 0.006 0.007 -
HCM Control Delay (s/veh) - - 10.4 8.1 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 0 0 -

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd no-build a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 167 754 2 20 615 144 6 3 15 137 1 30
Future Volume (veh/h) 167 754 2 20 615 144 6 3 15 137 1 30
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 186 838 2 22 683 160 12 6 30 165 1 36
Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.50 0.50 0.50 0.83 0.83 0.83
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 301 1123 3 197 830 373 193 113 426 683 4 817
Arrive On Green 0.13 0.41 0.41 0.05 0.47 0.47 0.52 0.52 0.52 0.52 0.52 0.52
Sat Flow, veh/h 1781 3608 9 1781 3526 1585 277 220 827 1171 8 1585
Grp Volume(v), veh/h 186 409 431 22 683 160 48 0 0 166 0 36
Grp Sat Flow(s),veh/h/ln 1781 1763 1854 1781 1763 1585 1324 0 0 1179 0 1585
Q Serve(g_s), s 6.8 17.7 17.7 0.8 15.1 6.0 0.2 0.0 0.0 0.0 0.0 1.0
Cycle Q Clear(g_c), s 6.8 17.7 17.7 0.8 15.1 6.0 13.6 0.0 0.0 13.3 0.0 1.0
Prop In Lane 1.00 0.00 1.00 1.00 0.25 0.62 0.99 1.00
Lane Grp Cap(c), veh/h 301 549 577 197 830 373 732 0 0 687 0 817
V/C Ratio(X) 0.62 0.75 0.75 0.11 0.82 0.43 0.07 0.00 0.00 0.24 0.00 0.04
Avail Cap(c_a), veh/h 431 793 834 283 1234 555 732 0 0 687 0 817
HCM Platoon Ratio 1.33 1.33 1.33 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.83 0.83 0.83 0.91 0.91 0.91 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 22.2 23.4 23.4 25.1 22.2 19.8 11.2 0.0 0.0 13.8 0.0 10.8
Incr Delay (d2), s/veh 1.7 1.9 1.8 0.2 2.7 0.7 0.2 0.0 0.0 0.8 0.0 0.1
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 2.6 6.2 6.5 0.3 4.5 1.9 0.5 0.0 0.0 2.2 0.0 0.3
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 23.9 25.3 25.2 25.3 24.8 20.5 11.4 0.0 0.0 14.6 0.0 10.9
LnGrp LOS C C C C C C B B B
Approach Vol, veh/h 1026 865 48 202
Approach Delay, s/veh 25.0 24.0 11.4 14.0
Approach LOS C C B B
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 50.9 6.6 32.5 50.9 13.4 25.7
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 29.5 6.5 40.5 29.5 15.5 31.5
Max Q Clear Time (g_c+I1), s 15.6 2.8 19.7 15.3 8.8 17.1
Green Ext Time (p_c), s 0.1 0.0 4.7 0.9 0.3 4.1
Intersection Summary
HCM 7th Control Delay, s/veh 23.3
HCM 7th LOS C

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
4: Western Conn/Walmart Driveway & Hudson Bridge Dr no-build a.m.

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 30 38 23 108 23 4 14 52 30 1 64 12
Future Vol, veh/h 30 38 23 108 23 4 14 52 30 1 64 12
Peak Hour Factor 0.79 0.79 0.79 0.81 0.81 0.81 0.70 0.70 0.70 0.88 0.88 0.88
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 38 48 29 133 28 5 20 74 43 1 73 14
Number of Lanes 1 1 0 1 1 0 1 1 1 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 3
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 3 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 3 2 2 2
HCM Control Delay, s/veh 8.9 10 8.7 9.2
HCM LOS A A A A

Lane NBLn1 NBLn2 NBLn3 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 0% 100% 0% 100% 0% 100% 0%
Vol Thru, % 0% 100% 0% 0% 62% 0% 85% 0% 84%
Vol Right, % 0% 0% 100% 0% 38% 0% 15% 0% 16%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 14 52 30 30 61 108 27 1 76
LT Vol 14 0 0 30 0 108 0 1 0
Through Vol 0 52 0 0 38 0 23 0 64
RT Vol 0 0 30 0 23 0 4 0 12
Lane Flow Rate 20 74 43 38 77 133 33 1 86
Geometry Grp 6 6 6 6 6 6 6 6 6
Degree of Util (X) 0.034 0.115 0.058 0.064 0.113 0.219 0.049 0.002 0.134
Departure Headway (Hd) 6.079 5.576 4.871 6.049 5.283 5.915 5.31 6.181 5.565
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cap 586 639 729 589 673 604 670 575 640
Service Time 3.849 3.345 2.64 3.822 3.055 3.683 3.078 3.956 3.34
HCM Lane V/C Ratio 0.034 0.116 0.059 0.065 0.114 0.22 0.049 0.002 0.134
HCM Control Delay, s/veh 9.1 9.1 7.9 9.2 8.7 10.4 8.4 9 9.2
HCM Lane LOS A A A A A B A A A
HCM 95th-tile Q 0.1 0.4 0.2 0.2 0.4 0.8 0.2 0 0.5

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd no-build a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 22 796 11 74 664 64 45 10 67 142 15 45
Future Volume (veh/h) 22 796 11 74 664 64 45 10 67 142 15 45
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 23 829 11 76 678 0 47 10 0 198 0 0
Peak Hour Factor 0.96 0.96 0.96 0.98 0.98 0.98 0.96 0.96 0.96 0.77 0.77 0.77
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 43 1419 638 175 1662 367 78 713 0
Arrive On Green 0.02 0.40 0.40 0.33 0.33 0.00 0.25 0.25 0.00 0.20 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 655 5066 1585 1481 315 1585 3563 0 1585
Grp Volume(v), veh/h 23 829 11 76 678 0 57 0 0 198 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 655 1689 1585 1796 0 1585 1781 0 1585
Q Serve(g_s), s 1.1 16.5 0.4 10.1 9.3 0.0 2.2 0.0 0.0 4.2 0.0 0.0
Cycle Q Clear(g_c), s 1.1 16.5 0.4 26.6 9.3 0.0 2.2 0.0 0.0 4.2 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.82 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 43 1419 638 175 1662 445 0 713 0
V/C Ratio(X) 0.53 0.58 0.02 0.44 0.41 0.13 0.00 0.28 0.00
Avail Cap(c_a), veh/h 99 1567 704 182 1717 445 0 713 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.78 0.78 0.78 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 43.4 21.0 16.2 37.3 23.4 0.0 26.3 0.0 0.0 30.5 0.0 0.0
Incr Delay (d2), s/veh 7.7 0.4 0.0 1.7 0.2 0.0 0.6 0.0 0.0 1.0 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.6 6.2 0.1 1.6 3.5 0.0 1.0 0.0 0.0 1.9 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 51.1 21.4 16.2 39.0 23.6 0.0 26.9 0.0 0.0 31.5 0.0 0.0
LnGrp LOS D C B D C C C
Approach Vol, veh/h 863 754 57 198
Approach Delay, s/veh 22.1 25.2 26.9 31.5
Approach LOS C C C C
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 26.8 40.7 22.5 6.7 34.0
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.5 40.0 18.0 5.0 30.5
Max Q Clear Time (g_c+I1), s 4.2 18.5 6.2 3.1 28.6
Green Ext Time (p_c), s 0.2 5.4 0.5 0.0 0.9
Intersection Summary
HCM 7th Control Delay, s/veh 24.5
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd no-build p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 191 479 9 669 636 244 17 386 312 299 399 117
Future Volume (veh/h) 191 479 9 669 636 244 17 386 312 299 399 117
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 201 504 0 712 677 0 18 411 332 318 424 124
Peak Hour Factor 0.95 0.95 0.95 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 386 564 653 1304 249 428 363 291 732 620
Arrive On Green 0.11 0.16 0.00 0.11 0.12 0.00 0.23 0.23 0.23 0.12 0.39 0.39
Sat Flow, veh/h 1767 3526 1572 1767 3526 1572 852 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 201 504 0 712 677 0 18 411 332 318 424 124
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1767 1763 1572 852 1856 1572 1767 1856 1572
Q Serve(g_s), s 10.3 15.4 0.0 35.5 19.8 0.0 1.9 24.1 22.6 13.5 19.7 5.7
Cycle Q Clear(g_c), s 10.3 15.4 0.0 35.5 19.8 0.0 3.6 24.1 22.6 13.5 19.7 5.7
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 386 564 653 1304 249 428 363 291 732 620
V/C Ratio(X) 0.52 0.89 1.09 0.52 0.07 0.96 0.91 1.09 0.58 0.20
Avail Cap(c_a), veh/h 439 577 653 1304 249 428 363 291 732 620
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.47 0.47 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 32.8 45.3 0.0 39.9 39.1 0.0 34.6 41.8 41.2 29.5 26.1 21.9
Incr Delay (d2), s/veh 1.1 16.0 0.0 52.4 0.2 0.0 0.6 34.4 29.9 80.0 3.3 0.7
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.3 7.7 0.0 26.0 9.3 0.0 0.4 14.7 11.4 12.0 9.0 2.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 33.9 61.3 0.0 92.3 39.3 0.0 35.2 76.2 71.1 109.5 29.5 22.6
LnGrp LOS C E F D D E E F C C
Approach Vol, veh/h 705 1389 761 866
Approach Delay, s/veh 53.5 66.5 73.0 57.9
Approach LOS D E E E
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 18.0 29.9 40.0 22.1 47.9 16.9 45.2
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 13.5 25.0 35.5 18.0 43.0 15.7 37.8
Max Q Clear Time (g_c+I1), s 15.5 26.1 37.5 17.4 21.7 12.3 21.8
Green Ext Time (p_c), s 0.0 0.0 0.0 0.2 2.8 0.2 3.8
Intersection Summary
HCM 7th Control Delay, s/veh 63.3
HCM 7th LOS E
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
2: Flippen Rd & Flippen Dr no-build p.m.

Intersection
Int Delay, s/veh 0.3
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 1 7 755 4 21 732
Future Vol, veh/h 1 7 755 4 21 732
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 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 58 58 95 95 93 93
Heavy Vehicles, % 2 2 3 2 2 3
Mvmt Flow 2 12 795 4 23 787

Major/Minor Minor1 Major1 Major2
Conflicting Flow All 1629 797 0 0 799 0
Stage 1 797 - - - - -
Stage 2 832 - - - - -
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 112 387 - - 824 -
Stage 1 444 - - - - -
Stage 2 427 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 107 387 - - 824 -
Mov Cap-2 Maneuver 107 - - - - -
Stage 1 444 - - - - -
Stage 2 406 - - - - -

Approach WB NB SB
HCM Control Delay, s/v17.99 0 0.26
HCM LOS C

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 291 50 -
HCM Lane V/C Ratio - - 0.047 0.027 -
HCM Control Delay (s/veh) - - 18 9.5 0
HCM Lane LOS - - C A A
HCM 95th %tile Q(veh) - - 0.1 0.1 -

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd no-build p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 301 841 15 51 1225 213 6 4 13 208 3 277
Future Volume (veh/h) 301 841 15 51 1225 213 6 4 13 208 3 277
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 320 895 16 56 1346 234 8 5 17 226 3 301
Peak Hour Factor 0.94 0.94 0.94 0.91 0.91 0.91 0.75 0.75 0.75 0.92 0.92 0.92
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 357 1817 32 306 1415 636 41 37 48 235 2 519
Arrive On Green 0.05 0.17 0.17 0.07 0.80 0.80 0.33 0.33 0.33 0.33 0.33 0.33
Sat Flow, veh/h 1781 3544 63 1781 3526 1585 0 112 146 520 7 1585
Grp Volume(v), veh/h 320 445 466 56 1346 234 30 0 0 229 0 301
Grp Sat Flow(s),veh/h/ln 1781 1763 1844 1781 1763 1585 258 0 0 527 0 1585
Q Serve(g_s), s 13.9 25.2 25.2 2.0 35.0 4.5 0.0 0.0 0.0 0.0 0.0 17.3
Cycle Q Clear(g_c), s 13.9 25.2 25.2 2.0 35.0 4.5 36.0 0.0 0.0 36.0 0.0 17.3
Prop In Lane 1.00 0.03 1.00 1.00 0.27 0.57 0.99 1.00
Lane Grp Cap(c), veh/h 357 904 946 306 1415 636 126 0 0 238 0 519
V/C Ratio(X) 0.90 0.49 0.49 0.18 0.95 0.37 0.24 0.00 0.00 0.96 0.00 0.58
Avail Cap(c_a), veh/h 429 1029 1076 322 1554 699 126 0 0 238 0 519
HCM Platoon Ratio 0.33 0.33 0.33 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.41 0.41 0.41 0.58 0.58 0.58 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 35.0 32.7 32.7 18.0 9.9 6.9 29.6 0.0 0.0 41.4 0.0 30.7
Incr Delay (d2), s/veh 9.0 0.2 0.2 0.2 8.2 0.2 4.4 0.0 0.0 49.8 0.0 4.7
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 10.2 11.8 12.4 0.8 5.4 1.2 0.7 0.0 0.0 9.7 0.0 7.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 44.1 32.9 32.9 18.2 18.2 7.1 34.0 0.0 0.0 91.2 0.0 35.4
LnGrp LOS D C C B B A C F D
Approach Vol, veh/h 1231 1636 30 530
Approach Delay, s/veh 35.8 16.6 34.0 59.5
Approach LOS D B C E
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 40.5 8.6 60.9 40.5 20.8 48.7
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 27.2 5.1 64.2 27.2 20.8 48.5
Max Q Clear Time (g_c+I1), s 38.0 4.0 27.2 38.0 15.9 37.0
Green Ext Time (p_c), s 0.0 0.0 6.0 0.0 0.4 7.1
Intersection Summary
HCM 7th Control Delay, s/veh 30.3
HCM 7th LOS C

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
4: Western Conn/Walmart Driveway & Hudson Bridge Dr no-build p.m.

Intersection
Intersection Delay, s/veh 20.6
Intersection LOS C

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 97 56 112 269 104 13 128 78 109 9 159 46
Future Vol, veh/h 97 56 112 269 104 13 128 78 109 9 159 46
Peak Hour Factor 0.95 0.95 0.95 0.88 0.88 0.88 0.92 0.92 0.92 0.78 0.78 0.78
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 102 59 118 306 118 15 139 85 118 12 204 59
Number of Lanes 1 1 0 1 1 0 1 1 1 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 3
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 3 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 3 2 2 2
HCM Control Delay, s/veh 15.9 26.2 14.7 23.7
HCM LOS C D B C

Lane NBLn1 NBLn2 NBLn3 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 0% 100% 0% 100% 0% 100% 0%
Vol Thru, % 0% 100% 0% 0% 33% 0% 89% 0% 78%
Vol Right, % 0% 0% 100% 0% 67% 0% 11% 0% 22%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 128 78 109 97 168 269 117 9 205
LT Vol 128 0 0 97 0 269 0 9 0
Through Vol 0 78 0 0 56 0 104 0 159
RT Vol 0 0 109 0 112 0 13 0 46
Lane Flow Rate 139 85 118 102 177 306 133 12 263
Geometry Grp 6 6 6 6 6 6 6 6 6
Degree of Util (X) 0.35 0.201 0.257 0.26 0.401 0.731 0.296 0.029 0.62
Departure Headway (Hd) 9.062 8.546 7.824 9.153 8.159 8.611 8.02 9.177 8.497
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cap 397 420 459 393 442 422 448 390 426
Service Time 6.813 6.296 5.573 6.9 5.906 6.354 5.763 6.925 6.244
HCM Lane V/C Ratio 0.35 0.202 0.257 0.26 0.4 0.725 0.297 0.031 0.617
HCM Control Delay, s/veh 16.6 13.4 13.3 15.1 16.3 31.5 14.1 12.2 24.2
HCM Lane LOS C B B C C D B B C
HCM 95th-tile Q 1.5 0.7 1 1 1.9 5.8 1.2 0.1 4.1

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd no-build p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 104 896 32 76 1280 212 70 12 64 463 18 102
Future Volume (veh/h) 104 896 32 76 1280 212 70 12 64 463 18 102
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 107 924 33 81 1362 0 79 13 0 501 0 0
Peak Hour Factor 0.97 0.97 0.97 0.94 0.94 0.94 0.89 0.89 0.89 0.95 0.95 0.95
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 131 1549 696 217 1644 374 61 696 0
Arrive On Green 0.15 0.88 0.88 0.32 0.32 0.00 0.24 0.24 0.00 0.20 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 587 5066 1585 1540 253 1585 3563 0 1585
Grp Volume(v), veh/h 107 924 33 81 1362 0 92 0 0 501 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 587 1689 1585 1793 0 1585 1781 0 1585
Q Serve(g_s), s 6.4 7.4 0.3 13.1 27.3 0.0 4.5 0.0 0.0 14.5 0.0 0.0
Cycle Q Clear(g_c), s 6.4 7.4 0.3 20.4 27.3 0.0 4.5 0.0 0.0 14.5 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.86 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 131 1549 696 217 1644 435 0 696 0
V/C Ratio(X) 0.81 0.60 0.05 0.37 0.83 0.21 0.00 0.72 0.00
Avail Cap(c_a), veh/h 157 1721 774 237 1819 435 0 696 0
HCM Platoon Ratio 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.90 0.90 0.90 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 46.2 4.2 3.8 35.2 34.3 0.0 33.3 0.0 0.0 41.4 0.0 0.0
Incr Delay (d2), s/veh 21.6 0.4 0.0 1.1 3.1 0.0 1.1 0.0 0.0 6.3 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 3.4 1.5 0.1 1.9 11.1 0.0 2.1 0.0 0.0 6.9 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 67.7 4.6 3.8 36.2 37.4 0.0 34.4 0.0 0.0 47.7 0.0 0.0
LnGrp LOS E A A D D C D
Approach Vol, veh/h 1064 1443 92 501
Approach Delay, s/veh 10.9 37.3 34.4 47.7
Approach LOS B D C D
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 31.2 52.8 26.0 12.6 40.2
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 21.3 53.7 21.5 9.7 39.5
Max Q Clear Time (g_c+I1), s 6.5 9.4 16.5 8.4 29.3
Green Ext Time (p_c), s 0.3 7.3 0.9 0.0 6.4
Intersection Summary
HCM 7th Control Delay, s/veh 29.9
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd no-build p.m. with mitigation

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 191 479 9 669 636 244 17 386 312 299 399 117
Future Volume (veh/h) 191 479 9 669 636 244 17 386 312 299 399 117
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 201 504 0 712 677 0 18 411 332 318 424 124
Peak Hour Factor 0.95 0.95 0.95 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 272 584 771 978 321 543 460 379 880 746
Arrive On Green 0.11 0.17 0.00 0.07 0.09 0.00 0.29 0.29 0.29 0.14 0.47 0.47
Sat Flow, veh/h 1767 3526 1572 3428 3526 1572 852 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 201 504 0 712 677 0 18 411 332 318 424 124
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1714 1763 1572 852 1856 1572 1767 1856 1572
Q Serve(g_s), s 11.0 13.9 0.0 20.6 18.6 0.0 1.5 20.1 10.5 12.1 15.6 4.5
Cycle Q Clear(g_c), s 11.0 13.9 0.0 20.6 18.6 0.0 1.5 20.1 10.5 12.1 15.6 4.5
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 272 584 771 978 321 543 460 379 880 746
V/C Ratio(X) 0.74 0.86 0.92 0.69 0.06 0.76 0.72 0.84 0.48 0.17
Avail Cap(c_a), veh/h 272 635 771 1029 321 543 460 379 880 746
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.46 0.46 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 41.7 40.6 0.0 45.4 41.3 0.0 25.6 32.2 9.8 22.4 17.9 15.0
Incr Delay (d2), s/veh 10.3 11.2 0.0 9.0 0.9 0.0 0.3 9.5 9.4 15.3 1.9 0.5
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 5.4 6.7 0.0 10.3 8.8 0.0 0.3 10.0 4.3 6.2 6.7 1.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 52.0 51.8 0.0 54.4 42.1 0.0 25.9 41.7 19.2 37.7 19.8 15.5
LnGrp LOS D D D D C D B D B B
Approach Vol, veh/h 705 1389 761 866
Approach Delay, s/veh 51.9 48.4 31.5 25.8
Approach LOS D D C C
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 18.2 33.7 27.0 21.1 51.9 15.8 32.3
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 13.7 27.8 22.5 18.0 46.0 11.3 29.2
Max Q Clear Time (g_c+I1), s 14.1 22.1 22.6 15.9 17.6 13.0 20.6
Green Ext Time (p_c), s 0.0 1.9 0.0 0.6 3.0 0.0 2.7
Intersection Summary
HCM 7th Control Delay, s/veh 40.3
HCM 7th LOS D
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd no-build p.m. with mitigation

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 301 841 15 51 1225 213 6 4 13 208 3 277
Future Volume (veh/h) 301 841 15 51 1225 213 6 4 13 208 3 277
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 320 895 16 56 1346 234 8 5 17 226 3 301
Peak Hour Factor 0.94 0.94 0.94 0.91 0.91 0.91 0.75 0.75 0.75 0.92 0.92 0.92
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 348 1778 32 388 1415 636 46 40 53 243 2 513
Arrive On Green 0.28 1.00 1.00 0.08 0.80 0.80 0.32 0.32 0.32 0.32 0.32 0.32
Sat Flow, veh/h 1781 3544 63 1781 3526 1585 0 124 162 529 7 1585
Grp Volume(v), veh/h 320 445 466 56 1346 234 30 0 0 229 0 301
Grp Sat Flow(s),veh/h/ln 1781 1763 1844 1781 1763 1585 286 0 0 536 0 1585
Q Serve(g_s), s 11.5 0.0 0.0 1.8 31.9 4.1 0.0 0.0 0.0 0.0 0.0 15.9
Cycle Q Clear(g_c), s 11.5 0.0 0.0 1.8 31.9 4.1 32.4 0.0 0.0 32.4 0.0 15.9
Prop In Lane 1.00 0.03 1.00 1.00 0.27 0.57 0.99 1.00
Lane Grp Cap(c), veh/h 348 884 925 388 1415 636 138 0 0 245 0 513
V/C Ratio(X) 0.92 0.50 0.50 0.14 0.95 0.37 0.22 0.00 0.00 0.93 0.00 0.59
Avail Cap(c_a), veh/h 432 1007 1053 409 1534 689 138 0 0 245 0 513
HCM Platoon Ratio 2.00 2.00 2.00 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.58 0.58 0.58 0.56 0.56 0.56 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 19.5 0.0 0.0 15.5 9.1 6.3 26.9 0.0 0.0 37.7 0.0 28.2
Incr Delay (d2), s/veh 14.6 0.3 0.2 0.1 8.2 0.2 3.6 0.0 0.0 42.6 0.0 4.8
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.6 0.1 0.1 0.7 4.9 1.1 0.6 0.0 0.0 8.6 0.0 6.3
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 34.0 0.3 0.2 15.6 17.2 6.5 30.5 0.0 0.0 80.3 0.0 33.1
LnGrp LOS C A A B B A C F C
Approach Vol, veh/h 1231 1636 30 530
Approach Delay, s/veh 9.0 15.7 30.5 53.5
Approach LOS A B C D
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 36.9 8.4 54.7 36.9 18.5 44.6
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 24.3 5.1 57.1 24.3 18.7 43.5
Max Q Clear Time (g_c+I1), s 34.4 3.8 2.0 34.4 13.5 33.9
Green Ext Time (p_c), s 0.0 0.0 6.1 0.0 0.4 6.3
Intersection Summary
HCM 7th Control Delay, s/veh 19.3
HCM 7th LOS B

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd no-build p.m. with mitigation

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 104 896 32 76 1280 212 70 12 64 463 18 102
Future Volume (veh/h) 104 896 32 76 1280 212 70 12 64 463 18 102
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 107 924 33 81 1362 0 79 13 0 501 0 0
Peak Hour Factor 0.97 0.97 0.97 0.94 0.94 0.94 0.89 0.89 0.89 0.95 0.95 0.95
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 132 1552 698 221 1625 357 59 688 0
Arrive On Green 0.15 0.88 0.88 0.32 0.32 0.00 0.23 0.23 0.00 0.19 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 587 5066 1585 1540 253 1585 3563 0 1585
Grp Volume(v), veh/h 107 924 33 81 1362 0 92 0 0 501 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 587 1689 1585 1793 0 1585 1781 0 1585
Q Serve(g_s), s 5.8 6.6 0.3 11.9 25.0 0.0 4.2 0.0 0.0 13.2 0.0 0.0
Cycle Q Clear(g_c), s 5.8 6.6 0.3 18.5 25.0 0.0 4.2 0.0 0.0 13.2 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.86 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 132 1552 698 221 1625 416 0 688 0
V/C Ratio(X) 0.81 0.60 0.05 0.37 0.84 0.22 0.00 0.73 0.00
Avail Cap(c_a), veh/h 160 1696 762 236 1753 416 0 688 0
HCM Platoon Ratio 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.89 0.89 0.89 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 41.9 3.7 3.4 32.2 31.6 0.0 31.1 0.0 0.0 37.9 0.0 0.0
Incr Delay (d2), s/veh 19.8 0.4 0.0 1.0 3.6 0.0 1.2 0.0 0.0 6.7 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 3.0 1.3 0.1 1.7 10.0 0.0 1.9 0.0 0.0 6.3 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 61.7 4.2 3.4 33.2 35.1 0.0 32.3 0.0 0.0 44.6 0.0 0.0
LnGrp LOS E A A C D C D
Approach Vol, veh/h 1064 1443 92 501
Approach Delay, s/veh 9.9 35.0 32.3 44.6
Approach LOS A D C D
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 27.7 48.5 23.8 11.9 36.6
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 19.1 48.1 19.3 9.0 34.6
Max Q Clear Time (g_c+I1), s 6.2 8.6 15.2 7.8 27.0
Green Ext Time (p_c), s 0.3 7.2 0.8 0.0 5.1
Intersection Summary
HCM 7th Control Delay, s/veh 27.9
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Appendix E

Future Intersection Operational Analysis

Hudson Bridge Townhomes, Stockbridge
Traffic Impact Study
ACAMPORA TRAFFIC, LLC
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd future a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 85 381 2 197 284 115 9 167 290 221 199 67
Future Volume (veh/h) 85 381 2 197 284 115 9 167 290 221 199 67
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 96 428 0 210 302 0 11 196 341 260 234 79
Peak Hour Factor 0.89 0.89 0.89 0.94 0.94 0.94 0.85 0.85 0.85 0.85 0.85 0.85
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 326 540 324 742 530 789 668 570 1073 909
Arrive On Green 0.06 0.15 0.00 0.04 0.07 0.00 0.43 0.43 0.43 0.10 0.58 0.58
Sat Flow, veh/h 1767 3526 1572 1767 3526 1572 1058 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 96 428 0 210 302 0 11 196 341 260 234 79
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1767 1763 1572 1058 1856 1572 1767 1856 1572
Q Serve(g_s), s 4.1 10.5 0.0 8.6 7.4 0.0 0.5 6.1 14.3 7.0 5.5 2.0
Cycle Q Clear(g_c), s 4.1 10.5 0.0 8.6 7.4 0.0 0.5 6.1 14.3 7.0 5.5 2.0
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 326 540 324 742 530 789 668 570 1073 909
V/C Ratio(X) 0.29 0.79 0.65 0.41 0.02 0.25 0.51 0.46 0.22 0.09
Avail Cap(c_a), veh/h 345 725 380 999 530 789 668 660 1073 909
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.68 0.68 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 29.4 36.7 0.0 29.0 36.5 0.0 15.0 16.6 19.0 11.2 9.2 8.4
Incr Delay (d2), s/veh 0.5 4.4 0.0 2.1 0.2 0.0 0.1 0.8 2.8 0.6 0.5 0.2
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.7 4.6 0.0 3.9 3.2 0.0 0.1 2.6 5.2 2.5 2.1 0.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 29.9 41.1 0.0 31.1 36.7 0.0 15.1 17.4 21.8 11.8 9.6 8.6
LnGrp LOS C D C D B B C B A A
Approach Vol, veh/h 524 512 548 573
Approach Delay, s/veh 39.0 34.4 20.1 10.5
Approach LOS D C C B
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 13.8 42.8 15.2 18.3 56.5 10.0 23.4
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 13.9 26.1 13.5 18.5 44.5 6.5 25.5
Max Q Clear Time (g_c+I1), s 9.0 16.3 10.6 12.5 7.5 6.1 9.4
Green Ext Time (p_c), s 0.3 1.7 0.2 1.3 1.6 0.0 1.5
Intersection Summary
HCM 7th Control Delay, s/veh 25.5
HCM 7th LOS C
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
2: Flippen Rd & Flippen Dr future a.m.

Intersection
Int Delay, s/veh 0.6
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 9 327 0 11 402
Future Vol, veh/h 0 9 327 0 11 402
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 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 25 25 87 87 93 93
Heavy Vehicles, % 2 2 3 2 2 3
Mvmt Flow 0 36 376 0 12 432

Major/Minor Minor1 Major1 Major2
Conflicting Flow All 832 376 0 0 376 0
Stage 1 376 - - - - -
Stage 2 456 - - - - -
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 339 671 - - 1183 -
Stage 1 694 - - - - -
Stage 2 638 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 335 671 - - 1183 -
Mov Cap-2 Maneuver 335 - - - - -
Stage 1 694 - - - - -
Stage 2 630 - - - - -

Approach WB NB SB
HCM Control Delay, s/v10.67 0 0.22
HCM LOS B

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 671 48 -
HCM Lane V/C Ratio - - 0.054 0.01 -
HCM Control Delay (s/veh) - - 10.7 8.1 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 0.2 0 -

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd future a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 172 754 2 20 615 152 6 3 15 162 1 43
Future Volume (veh/h) 172 754 2 20 615 152 6 3 15 162 1 43
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 191 838 2 22 683 169 12 6 30 195 1 52
Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.50 0.50 0.50 0.83 0.83 0.83
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 305 1131 3 199 831 374 144 89 305 556 3 813
Arrive On Green 0.13 0.42 0.42 0.05 0.47 0.47 0.51 0.51 0.51 0.51 0.51 0.51
Sat Flow, veh/h 1781 3608 9 1781 3526 1585 183 174 595 929 5 1585
Grp Volume(v), veh/h 191 409 431 22 683 169 48 0 0 196 0 52
Grp Sat Flow(s),veh/h/ln 1781 1763 1854 1781 1763 1585 952 0 0 934 0 1585
Q Serve(g_s), s 6.9 17.6 17.6 0.8 15.0 6.4 0.6 0.0 0.0 0.0 0.0 1.5
Cycle Q Clear(g_c), s 6.9 17.6 17.6 0.8 15.0 6.4 24.9 0.0 0.0 24.5 0.0 1.5
Prop In Lane 1.00 0.00 1.00 1.00 0.25 0.62 0.99 1.00
Lane Grp Cap(c), veh/h 305 553 581 199 831 374 538 0 0 559 0 813
V/C Ratio(X) 0.63 0.74 0.74 0.11 0.82 0.45 0.09 0.00 0.00 0.35 0.00 0.06
Avail Cap(c_a), veh/h 431 793 834 286 1234 555 538 0 0 559 0 813
HCM Platoon Ratio 1.33 1.33 1.33 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.82 0.82 0.82 0.91 0.91 0.91 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 22.1 23.1 23.1 25.0 22.2 19.9 12.9 0.0 0.0 16.6 0.0 11.0
Incr Delay (d2), s/veh 1.7 1.8 1.7 0.2 2.6 0.8 0.3 0.0 0.0 1.7 0.0 0.2
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 2.7 6.2 6.5 0.3 4.5 2.0 0.5 0.0 0.0 3.2 0.0 0.5
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 23.8 25.0 24.9 25.3 24.8 20.7 13.2 0.0 0.0 18.4 0.0 11.2
LnGrp LOS C C C C C C B B B
Approach Vol, veh/h 1031 874 48 248
Approach Delay, s/veh 24.7 24.0 13.2 16.9
Approach LOS C C B B
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 50.7 6.6 32.7 50.7 13.6 25.7
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 29.5 6.5 40.5 29.5 15.5 31.5
Max Q Clear Time (g_c+I1), s 26.9 2.8 19.6 26.5 8.9 17.0
Green Ext Time (p_c), s 0.0 0.0 4.8 0.4 0.3 4.2
Intersection Summary
HCM 7th Control Delay, s/veh 23.3
HCM 7th LOS C

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
4: Western Conn/Walmart Driveway & Hudson Bridge Dr future a.m.

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 32 39 24 108 23 4 14 52 30 1 64 13
Future Vol, veh/h 32 39 24 108 23 4 14 52 30 1 64 13
Peak Hour Factor 0.79 0.79 0.79 0.81 0.81 0.81 0.70 0.70 0.70 0.88 0.88 0.88
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 41 49 30 133 28 5 20 74 43 1 73 15
Number of Lanes 1 1 0 1 1 0 1 1 1 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 3
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 3 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 3 2 2 2
HCM Control Delay, s/veh 9 10 8.8 9.2
HCM LOS A A A A

Lane NBLn1 NBLn2 NBLn3 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 0% 100% 0% 100% 0% 100% 0%
Vol Thru, % 0% 100% 0% 0% 62% 0% 85% 0% 83%
Vol Right, % 0% 0% 100% 0% 38% 0% 15% 0% 17%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 14 52 30 32 63 108 27 1 77
LT Vol 14 0 0 32 0 108 0 1 0
Through Vol 0 52 0 0 39 0 23 0 64
RT Vol 0 0 30 0 24 0 4 0 13
Lane Flow Rate 20 74 43 41 80 133 33 1 88
Geometry Grp 6 6 6 6 6 6 6 6 6
Degree of Util (X) 0.034 0.115 0.058 0.068 0.117 0.22 0.049 0.002 0.135
Departure Headway (Hd) 6.097 5.594 4.89 6.053 5.284 5.931 5.326 6.196 5.573
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cap 584 637 726 588 673 603 668 574 639
Service Time 3.867 3.364 2.659 3.826 3.056 3.697 3.091 3.973 3.349
HCM Lane V/C Ratio 0.034 0.116 0.059 0.07 0.119 0.221 0.049 0.002 0.138
HCM Control Delay, s/veh 9.1 9.1 8 9.3 8.8 10.4 8.4 9 9.2
HCM Lane LOS A A A A A B A A A
HCM 95th-tile Q 0.1 0.4 0.2 0.2 0.4 0.8 0.2 0 0.5

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd future a.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 22 821 11 74 672 64 45 10 67 142 16 45
Future Volume (veh/h) 22 821 11 74 672 64 45 10 67 142 16 45
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 23 855 11 76 686 0 47 10 0 199 0 0
Peak Hour Factor 0.96 0.96 0.96 0.98 0.98 0.98 0.96 0.96 0.96 0.77 0.77 0.77
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 43 1395 627 177 1628 377 80 713 0
Arrive On Green 0.03 0.53 0.53 0.32 0.32 0.00 0.25 0.25 0.00 0.20 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 639 5066 1585 1481 315 1585 3563 0 1585
Grp Volume(v), veh/h 23 855 11 76 686 0 57 0 0 199 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 639 1689 1585 1796 0 1585 1781 0 1585
Q Serve(g_s), s 1.1 15.3 0.3 10.3 9.6 0.0 2.2 0.0 0.0 4.3 0.0 0.0
Cycle Q Clear(g_c), s 1.1 15.3 0.3 25.6 9.6 0.0 2.2 0.0 0.0 4.3 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.82 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 43 1395 627 177 1628 457 0 713 0
V/C Ratio(X) 0.53 0.61 0.02 0.43 0.42 0.12 0.00 0.28 0.00
Avail Cap(c_a), veh/h 99 1567 704 188 1717 457 0 713 0
HCM Platoon Ratio 1.33 1.33 1.33 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.78 0.78 0.78 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 43.0 16.5 13.0 36.7 24.0 0.0 25.8 0.0 0.0 30.5 0.0 0.0
Incr Delay (d2), s/veh 7.7 0.5 0.0 1.6 0.2 0.0 0.6 0.0 0.0 1.0 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.6 4.9 0.1 1.6 3.6 0.0 1.0 0.0 0.0 1.9 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 50.7 17.0 13.0 38.4 24.1 0.0 26.4 0.0 0.0 31.5 0.0 0.0
LnGrp LOS D B B D C C C
Approach Vol, veh/h 889 762 57 199
Approach Delay, s/veh 17.8 25.6 26.4 31.5
Approach LOS B C C C
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 27.4 40.1 22.5 6.7 33.4
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.5 40.0 18.0 5.0 30.5
Max Q Clear Time (g_c+I1), s 4.2 17.3 6.3 3.1 27.6
Green Ext Time (p_c), s 0.2 5.7 0.5 0.0 1.4
Intersection Summary
HCM 7th Control Delay, s/veh 22.6
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd future p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 191 484 9 674 639 244 17 386 319 299 399 117
Future Volume (veh/h) 191 484 9 674 639 244 17 386 319 299 399 117
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 201 509 0 717 680 0 18 411 339 318 424 124
Peak Hour Factor 0.95 0.95 0.95 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 386 568 653 1308 248 427 361 290 730 619
Arrive On Green 0.11 0.16 0.00 0.11 0.12 0.00 0.23 0.23 0.23 0.12 0.39 0.39
Sat Flow, veh/h 1767 3526 1572 1767 3526 1572 852 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 201 509 0 717 680 0 18 411 339 318 424 124
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1767 1763 1572 852 1856 1572 1767 1856 1572
Q Serve(g_s), s 10.3 15.6 0.0 35.5 19.9 0.0 1.9 24.1 23.3 13.5 19.8 5.7
Cycle Q Clear(g_c), s 10.3 15.6 0.0 35.5 19.9 0.0 3.6 24.1 23.3 13.5 19.8 5.7
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 386 568 653 1308 248 427 361 290 730 619
V/C Ratio(X) 0.52 0.90 1.10 0.52 0.07 0.96 0.94 1.10 0.58 0.20
Avail Cap(c_a), veh/h 439 577 653 1308 248 427 361 290 730 619
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.47 0.47 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 32.7 45.2 0.0 39.9 39.1 0.0 34.7 41.9 41.6 29.5 26.2 22.0
Incr Delay (d2), s/veh 1.1 16.5 0.0 55.6 0.2 0.0 0.6 35.4 33.9 81.3 3.4 0.7
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.3 7.9 0.0 26.6 9.3 0.0 0.4 14.9 12.0 12.1 9.0 2.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 33.8 61.8 0.0 95.6 39.3 0.0 35.3 77.3 75.5 110.8 29.6 22.7
LnGrp LOS C E F D D E E F C C
Approach Vol, veh/h 710 1397 768 866
Approach Delay, s/veh 53.9 68.1 75.5 58.4
Approach LOS D E E E
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 18.0 29.8 40.0 22.2 47.8 16.9 45.3
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 13.5 25.0 35.5 18.0 43.0 15.7 37.8
Max Q Clear Time (g_c+I1), s 15.5 26.1 37.5 17.6 21.8 12.3 21.9
Green Ext Time (p_c), s 0.0 0.0 0.0 0.1 2.8 0.2 3.8
Intersection Summary
HCM 7th Control Delay, s/veh 64.7
HCM 7th LOS E
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
2: Flippen Rd & Flippen Dr future p.m.

Intersection
Int Delay, s/veh 0.4
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 1 12 755 4 28 732
Future Vol, veh/h 1 12 755 4 28 732
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 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 58 58 95 95 93 93
Heavy Vehicles, % 2 2 3 2 2 3
Mvmt Flow 2 21 795 4 30 787

Major/Minor Minor1 Major1 Major2
Conflicting Flow All 1644 797 0 0 799 0
Stage 1 797 - - - - -
Stage 2 847 - - - - -
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 110 387 - - 824 -
Stage 1 444 - - - - -
Stage 2 420 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 102 387 - - 824 -
Mov Cap-2 Maneuver 102 - - - - -
Stage 1 444 - - - - -
Stage 2 393 - - - - -

Approach WB NB SB
HCM Control Delay, s/v17.15 0 0.35
HCM LOS C

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 319 66 -
HCM Lane V/C Ratio - - 0.07 0.037 -
HCM Control Delay (s/veh) - - 17.2 9.5 0
HCM Lane LOS - - C A A
HCM 95th %tile Q(veh) - - 0.2 0.1 -

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd future p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 313 841 15 51 1225 238 6 4 13 227 3 285
Future Volume (veh/h) 313 841 15 51 1225 238 6 4 13 227 3 285
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 333 895 16 56 1346 262 8 5 17 247 3 310
Peak Hour Factor 0.94 0.94 0.94 0.91 0.91 0.91 0.75 0.75 0.75 0.92 0.92 0.92
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 369 1843 33 311 1416 637 41 37 48 232 2 507
Arrive On Green 0.05 0.17 0.17 0.07 0.80 0.80 0.32 0.32 0.32 0.32 0.32 0.32
Sat Flow, veh/h 1781 3544 63 1781 3526 1585 0 114 150 522 6 1585
Grp Volume(v), veh/h 333 445 466 56 1346 262 30 0 0 250 0 310
Grp Sat Flow(s),veh/h/ln 1781 1763 1844 1781 1763 1585 264 0 0 529 0 1585
Q Serve(g_s), s 14.7 25.1 25.1 2.0 34.9 5.3 0.0 0.0 0.0 0.0 0.0 18.2
Cycle Q Clear(g_c), s 14.7 25.1 25.1 2.0 34.9 5.3 35.2 0.0 0.0 35.2 0.0 18.2
Prop In Lane 1.00 0.03 1.00 1.00 0.27 0.57 0.99 1.00
Lane Grp Cap(c), veh/h 369 917 959 311 1416 637 126 0 0 234 0 507
V/C Ratio(X) 0.90 0.49 0.49 0.18 0.95 0.41 0.24 0.00 0.00 1.07 0.00 0.61
Avail Cap(c_a), veh/h 429 1029 1076 327 1554 699 126 0 0 234 0 507
HCM Platoon Ratio 0.33 0.33 0.33 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.40 0.40 0.40 0.57 0.57 0.57 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 35.8 32.3 32.3 17.9 9.9 7.0 29.9 0.0 0.0 42.3 0.0 31.6
Incr Delay (d2), s/veh 9.6 0.2 0.2 0.2 8.1 0.2 4.4 0.0 0.0 77.9 0.0 5.4
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 10.7 11.8 12.3 0.8 5.3 1.4 0.7 0.0 0.0 11.6 0.0 7.4
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 45.3 32.4 32.4 18.0 18.0 7.2 34.3 0.0 0.0 120.2 0.0 37.0
LnGrp LOS D C C B B A C F D
Approach Vol, veh/h 1244 1664 30 560
Approach Delay, s/veh 35.9 16.3 34.3 74.1
Approach LOS D B C E
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 39.7 8.6 61.7 39.7 21.6 48.7
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 27.2 5.1 64.2 27.2 20.8 48.5
Max Q Clear Time (g_c+I1), s 37.2 4.0 27.1 37.2 16.7 36.9
Green Ext Time (p_c), s 0.0 0.0 6.0 0.0 0.4 7.2
Intersection Summary
HCM 7th Control Delay, s/veh 32.7
HCM 7th LOS C

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
4: Western Conn/Walmart Driveway & Hudson Bridge Dr future p.m.

Intersection
Intersection Delay, s/veh 20.8
Intersection LOS C

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 97 56 112 269 105 13 129 78 109 9 159 48
Future Vol, veh/h 97 56 112 269 105 13 129 78 109 9 159 48
Peak Hour Factor 0.95 0.95 0.95 0.88 0.88 0.88 0.92 0.92 0.92 0.78 0.78 0.78
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 102 59 118 306 119 15 140 85 118 12 204 62
Number of Lanes 1 1 0 1 1 0 1 1 1 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 3
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 3 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 3 2 2 2
HCM Control Delay, s/veh 15.9 26.4 14.8 24.1
HCM LOS C D B C

Lane NBLn1 NBLn2 NBLn3 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 0% 100% 0% 100% 0% 100% 0%
Vol Thru, % 0% 100% 0% 0% 33% 0% 89% 0% 77%
Vol Right, % 0% 0% 100% 0% 67% 0% 11% 0% 23%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 129 78 109 97 168 269 118 9 207
LT Vol 129 0 0 97 0 269 0 9 0
Through Vol 0 78 0 0 56 0 105 0 159
RT Vol 0 0 109 0 112 0 13 0 48
Lane Flow Rate 140 85 118 102 177 306 134 12 265
Geometry Grp 6 6 6 6 6 6 6 6 6
Degree of Util (X) 0.354 0.202 0.258 0.26 0.402 0.733 0.3 0.029 0.627
Departure Headway (Hd) 9.086 8.57 7.847 9.179 8.185 8.632 8.041 9.192 8.506
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cap 397 419 457 391 440 419 447 390 425
Service Time 6.835 6.318 5.595 6.931 5.937 6.378 5.787 6.943 6.257
HCM Lane V/C Ratio 0.353 0.203 0.258 0.261 0.402 0.73 0.3 0.031 0.624
HCM Control Delay, s/veh 16.8 13.5 13.3 15.1 16.4 31.7 14.2 12.2 24.6
HCM Lane LOS C B B C C D B B C
HCM 95th-tile Q 1.6 0.7 1 1 1.9 5.8 1.2 0.1 4.2

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd future p.m.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 104 915 32 76 1305 212 70 13 64 463 18 102
Future Volume (veh/h) 104 915 32 76 1305 212 70 13 64 463 18 102
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 107 943 33 81 1388 0 79 15 0 501 0 0
Peak Hour Factor 0.97 0.97 0.97 0.94 0.94 0.94 0.89 0.89 0.89 0.95 0.95 0.95
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 131 1561 702 217 1662 361 68 696 0
Arrive On Green 0.15 0.89 0.89 0.33 0.33 0.00 0.24 0.24 0.00 0.20 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 576 5066 1585 1509 286 1585 3563 0 1585
Grp Volume(v), veh/h 107 943 33 81 1388 0 94 0 0 501 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 576 1689 1585 1795 0 1585 1781 0 1585
Q Serve(g_s), s 6.4 7.2 0.3 13.3 27.9 0.0 4.6 0.0 0.0 14.5 0.0 0.0
Cycle Q Clear(g_c), s 6.4 7.2 0.3 20.5 27.9 0.0 4.6 0.0 0.0 14.5 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.84 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 131 1561 702 217 1662 429 0 696 0
V/C Ratio(X) 0.81 0.60 0.05 0.37 0.83 0.22 0.00 0.72 0.00
Avail Cap(c_a), veh/h 157 1721 774 234 1819 429 0 696 0
HCM Platoon Ratio 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.90 0.90 0.90 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 46.2 3.9 3.5 34.8 34.2 0.0 33.6 0.0 0.0 41.4 0.0 0.0
Incr Delay (d2), s/veh 21.6 0.5 0.0 1.1 3.3 0.0 1.2 0.0 0.0 6.3 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 3.4 1.5 0.1 1.9 11.3 0.0 2.2 0.0 0.0 6.9 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 67.7 4.4 3.5 35.9 37.5 0.0 34.8 0.0 0.0 47.7 0.0 0.0
LnGrp LOS E A A D D C D
Approach Vol, veh/h 1083 1469 94 501
Approach Delay, s/veh 10.6 37.4 34.8 47.7
Approach LOS B D C D
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 30.8 53.2 26.0 12.6 40.6
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 21.3 53.7 21.5 9.7 39.5
Max Q Clear Time (g_c+I1), s 6.6 9.2 16.5 8.4 29.9
Green Ext Time (p_c), s 0.3 7.5 0.9 0.0 6.2
Intersection Summary
HCM 7th Control Delay, s/veh 29.7
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
1: Flippen Rd & Hudson Bridge Rd future p.m. with mitigation

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 191 484 9 674 639 244 17 386 319 299 399 117
Future Volume (veh/h) 191 484 9 674 639 244 17 386 319 299 399 117
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856
Adj Flow Rate, veh/h 201 509 0 717 680 0 18 411 339 318 424 124
Peak Hour Factor 0.95 0.95 0.95 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 286 587 771 954 320 541 458 378 878 744
Arrive On Green 0.12 0.17 0.00 0.07 0.09 0.00 0.29 0.29 0.29 0.14 0.47 0.47
Sat Flow, veh/h 1767 3526 1572 3428 3526 1572 852 1856 1572 1767 1856 1572
Grp Volume(v), veh/h 201 509 0 717 680 0 18 411 339 318 424 124
Grp Sat Flow(s),veh/h/ln 1767 1763 1572 1714 1763 1572 852 1856 1572 1767 1856 1572
Q Serve(g_s), s 11.0 14.1 0.0 20.8 18.8 0.0 1.5 20.2 10.8 12.1 15.6 4.5
Cycle Q Clear(g_c), s 11.0 14.1 0.0 20.8 18.8 0.0 1.5 20.2 10.8 12.1 15.6 4.5
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 286 587 771 954 320 541 458 378 878 744
V/C Ratio(X) 0.70 0.87 0.93 0.71 0.06 0.76 0.74 0.84 0.48 0.17
Avail Cap(c_a), veh/h 286 635 771 1001 320 541 458 378 878 744
HCM Platoon Ratio 1.00 1.00 1.00 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 0.00 0.44 0.44 0.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 41.6 40.6 0.0 45.5 41.8 0.0 25.6 32.3 9.9 22.5 18.0 15.1
Incr Delay (d2), s/veh 7.6 11.5 0.0 9.3 1.0 0.0 0.3 9.7 10.3 15.7 1.9 0.5
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 5.2 6.8 0.0 10.4 8.9 0.0 0.3 10.1 4.5 6.3 6.7 1.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 49.1 52.1 0.0 54.8 42.8 0.0 26.0 41.9 20.1 38.2 19.9 15.5
LnGrp LOS D D D D C D C D B B
Approach Vol, veh/h 710 1397 768 866
Approach Delay, s/veh 51.3 48.9 31.9 26.0
Approach LOS D D C C
Timer - Assigned Phs 1 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 18.2 33.6 27.0 21.2 51.8 16.6 31.6
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 13.7 27.8 22.5 18.0 46.0 12.1 28.4
Max Q Clear Time (g_c+I1), s 14.1 22.2 22.8 16.1 17.6 13.0 20.8
Green Ext Time (p_c), s 0.0 1.9 0.0 0.6 3.0 0.0 2.5
Intersection Summary
HCM 7th Control Delay, s/veh 40.6
HCM 7th LOS D
Notes
Unsignalized Delay for [EBR, WBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
3: Hudson Bridge Dr & Hudson Bridge Rd future p.m. with mitigation

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 313 841 15 51 1225 238 6 4 13 227 3 285
Future Volume (veh/h) 313 841 15 51 1225 238 6 4 13 227 3 285
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 333 895 16 56 1346 262 8 5 17 247 3 310
Peak Hour Factor 0.94 0.94 0.94 0.91 0.91 0.91 0.75 0.75 0.75 0.92 0.92 0.92
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 368 1818 33 334 1408 633 46 40 52 238 2 495
Arrive On Green 0.10 0.34 0.34 0.08 0.80 0.80 0.31 0.31 0.31 0.31 0.31 0.31
Sat Flow, veh/h 1781 3544 63 1781 3526 1585 0 128 168 533 6 1585
Grp Volume(v), veh/h 333 445 466 56 1346 262 30 0 0 250 0 310
Grp Sat Flow(s),veh/h/ln 1781 1763 1844 1781 1763 1585 296 0 0 540 0 1585
Q Serve(g_s), s 13.0 20.0 20.0 1.8 32.5 5.0 0.0 0.0 0.0 0.0 0.0 16.7
Cycle Q Clear(g_c), s 13.0 20.0 20.0 1.8 32.5 5.0 31.2 0.0 0.0 31.2 0.0 16.7
Prop In Lane 1.00 0.03 1.00 1.00 0.27 0.57 0.99 1.00
Lane Grp Cap(c), veh/h 368 904 946 334 1408 633 138 0 0 240 0 495
V/C Ratio(X) 0.90 0.49 0.49 0.17 0.96 0.41 0.22 0.00 0.00 1.04 0.00 0.63
Avail Cap(c_a), veh/h 407 968 1012 355 1498 674 138 0 0 240 0 495
HCM Platoon Ratio 0.67 0.67 0.67 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.57 0.57 0.57 0.56 0.56 0.56 1.00 0.00 0.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 29.5 22.5 22.5 16.0 9.3 6.5 27.4 0.0 0.0 39.0 0.0 29.4
Incr Delay (d2), s/veh 14.2 0.2 0.2 0.1 9.0 0.2 3.6 0.0 0.0 69.1 0.0 5.9
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 9.6 8.5 8.9 0.7 5.1 1.3 0.6 0.0 0.0 10.6 0.0 6.8
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 43.6 22.8 22.8 16.1 18.3 6.8 31.0 0.0 0.0 108.2 0.0 35.3
LnGrp LOS D C C B B A C F D
Approach Vol, veh/h 1244 1664 30 560
Approach Delay, s/veh 28.3 16.4 31.0 67.8
Approach LOS C B C E
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 35.7 8.4 55.8 35.7 19.8 44.4
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 26.5 5.1 54.9 26.5 17.5 42.5
Max Q Clear Time (g_c+I1), s 33.2 3.8 22.0 33.2 15.0 34.5
Green Ext Time (p_c), s 0.0 0.0 5.9 0.0 0.3 5.5
Intersection Summary
HCM 7th Control Delay, s/veh 29.0
HCM 7th LOS C

Synchro 12 Report Acampora Traffic, LLC
MRA
Hudson Bridge Townhomes
5: Western Conn & Hudson Bridge Rd future p.m. with mitigation

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 104 915 32 76 1305 212 70 13 64 463 18 102
Future Volume (veh/h) 104 915 32 76 1305 212 70 13 64 463 18 102
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1856 1870 1870 1856 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 107 943 33 81 1388 0 79 15 0 501 0 0
Peak Hour Factor 0.97 0.97 0.97 0.94 0.94 0.94 0.89 0.89 0.89 0.95 0.95 0.95
Percent Heavy Veh, % 2 3 2 2 3 2 2 2 2 2 2 2
Cap, veh/h 132 1574 708 225 1657 340 65 688 0
Arrive On Green 0.15 0.89 0.89 0.33 0.33 0.00 0.23 0.23 0.00 0.19 0.00 0.00
Sat Flow, veh/h 1781 3526 1585 576 5066 1585 1509 286 1585 3563 0 1585
Grp Volume(v), veh/h 107 943 33 81 1388 0 94 0 0 501 0 0
Grp Sat Flow(s),veh/h/ln 1781 1763 1585 576 1689 1585 1795 0 1585 1781 0 1585
Q Serve(g_s), s 5.8 6.1 0.2 12.0 25.4 0.0 4.3 0.0 0.0 13.2 0.0 0.0
Cycle Q Clear(g_c), s 5.8 6.1 0.2 18.2 25.4 0.0 4.3 0.0 0.0 13.2 0.0 0.0
Prop In Lane 1.00 1.00 1.00 1.00 0.84 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 132 1574 708 225 1657 405 0 688 0
V/C Ratio(X) 0.81 0.60 0.05 0.36 0.84 0.23 0.00 0.73 0.00
Avail Cap(c_a), veh/h 160 1720 774 240 1788 405 0 688 0
HCM Platoon Ratio 2.00 2.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 0.88 0.88 0.88 1.00 1.00 0.00 1.00 0.00 0.00 1.00 0.00 0.00
Uniform Delay (d), s/veh 41.9 3.3 3.0 31.4 31.2 0.0 31.7 0.0 0.0 37.9 0.0 0.0
Incr Delay (d2), s/veh 19.6 0.4 0.0 1.0 3.5 0.0 1.3 0.0 0.0 6.7 0.0 0.0
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 3.0 1.2 0.1 1.6 10.2 0.0 2.0 0.0 0.0 6.3 0.0 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 61.5 3.7 3.0 32.3 34.6 0.0 33.0 0.0 0.0 44.6 0.0 0.0
LnGrp LOS E A A C C C D
Approach Vol, veh/h 1083 1469 94 501
Approach Delay, s/veh 9.4 34.5 33.0 44.6
Approach LOS A C C D
Timer - Assigned Phs 2 4 6 7 8
Phs Duration (G+Y+Rc), s 27.0 49.2 23.8 11.9 37.2
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.4 48.8 19.3 9.0 35.3
Max Q Clear Time (g_c+I1), s 6.3 8.1 15.2 7.8 27.4
Green Ext Time (p_c), s 0.3 7.4 0.8 0.0 5.3
Intersection Summary
HCM 7th Control Delay, s/veh 27.4
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.
Unsignalized Delay for [NBR, WBR, SBR] is excluded from calculations of the approach delay and intersection delay.

Synchro 12 Report Acampora Traffic, LLC
MRA
Engineering Division

June 21, 2024

Re: Water and Sewer Services - Availability
Proposed Development: Townhomes
Property Information: Hudson Bridge Road (Parcel No. 032-01026000)
LL 21; District 6; 20.37+/- acres
Proposed Zoning: Multi-Family Residential
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

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

Water service can be made available to the property described above by way of a line extension,
as illustrated on the Conceptual Site Plan at the developer’s expense. A fire flow test calculated
in the area revealed the following data:

Static: 110 psi
Residual: 95 psi
Flow 1130 gpm
Calculated Flow @ 20 psi: 2973 gpm

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

Sewage treatment and sewer line capacity are available for the property. 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.

Additionally, the private system option will require easement acquisition, inspection indicating
the system meets HCWA standards, and conveying the existing private extension to HCWA at
the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Site Plan dated 06/11/2024
prepared by Moore Bass Consulting, Inc.
Digitally signed
by Scott Sage, P.E.
Date: 2024.06.21
09:12:38 -04'00'
Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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:
VARIANCE CASE #VR-2024-03: Variance Request #1. To consider a request to reduce the
required front yard setbacks of proposed townhome lots from the required 50 feet to 20 feet as part
of a townhome development containing 140 units on 20.37 +/- acres. The applicant is Lennar
Georgia, LLC.

BACKGROUND INFORMATION:
The applicant has also applied for Comp. Plan Amend. Case #CP-2024-01, Rezoning Case #RZ-2024-01, & Variance
Case #VR-2024-03: Variance Request #2 (reduction in the side yard setbacks).

Staff Recommendation--Denial of reduction to 20 feet; approval of reduction to 30 feet.
Planning Commission Recommendation on 05/16/24--N/A; application not yet submitted.
City Council Action on 06/10/24--N/A; application not yet submitted.
Planning Commission Recommendation on 08/15/24--Automatic denial since CP-2024-01 was denied.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
VARIANCE CASE #VR-2024-03: Variance Request #1.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

DENIAL OF FRONT YARD SETBACK REDUCTION TO 20 FEET, BUT APPROVAL FOR 30 FEET.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 032-01026000 Class C Owner MOUNT ZION Land $1.12019e+006
Property Acreage 20.367 Address 48 LLC Value:
Address 1 WOODY Building $0 Last 2 Sales
District City/Stockbridge TRAIL Value: Date Price Reason Qual
MABLETON Misc $0 4/29/2022 $556,000 OTHER U
GA 30126 Value: 11/1/2010 $0 CORPORATE U
Total $1120185
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: 4/23/2024
Last Data Uploaded: 4/22/2024 9:15:03 PM

Developed by
Presentations for CP-
2024-01, RZ-2024-
01, VR-2024-03

Mayor and Council: September 9, 2024
• Applicant: Lennar Georgia, c/o Battle Law, P.C.
• Owner: Mount Zion 48, LLC.

Case
• Number of Proposed Units Per Acre: 6.87 units per acre
• Address of Property: Hudson Bridge Drive
• Number of Acres: 20.367 acres

Facts • Project Characteristics: Vacant land; mostly wooded. The eastern
portion of site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot impervious setback
as part of a nearby stream. Site includes a portion of Hudson Bridge
Drive, which was granted an easement.
• Current Future Land Use Designation: Medium-Density Mixed-Use.
• Current Zoning of Property: C-2 (General Commercial)
• Sign Posting: July 16, 2024
AERIAL
PHOTO OF
SUBJECT
PROPERTY
Aerial
Photo
with Site
Plan
STREET
VIEW OF
SOUTHWEST
CORNER OF
SITE
STREET VIEW
OF SITE
TOWARD
SOUTHEAST
CORNER
PROPERTY AND ZONING
HISTORY
Walmart Master
Development Plan
and DRI
The subject property was originally a part of a Master
Development Plan (Centre @ Stockbridge) with a Wal-Mart
Supercenter as a mixed-used development for a total of
70.16 acres. The entire property was annexed by the City
of Stockbridge in 2002. The subject site as a part of the
Master Plan was described as “Tract 2.” Tracts 1 and 2
were annexed as C-2 (Commercial – Medium Density) and
C-3 (Heavy Commercial). Tracts 1 and 2 were further
subdivided on February 4, 2004, creating a “new” Tract 2
as a part of the Walmart Development. The original Tract 2
would become a “stand-alone” parcel for future
development. The Master Development Plan initially
allowed the subject site to have access from Hudson
Bridge Road, but outparcels were later created, and this
removed the site’s access to Hudson Bridge Road. A
Development of Regional Impact Analysis (DRI #481) was
completed on the Master Development Plan, including the
subject site, on November 21, 2003, and a Development
Agreement was also prepared. Per the DRI for the entire
Plan area, “The site shall be mixed-use and contain a
minimum of 200 residential units and a maximum of
343,500 square feet of commercial/office/retail space.”
However, DRI officials have stated that DRI conditions have
no effect after ten years.
Previous Parcel Split and
Easement Creation
Wolverton & Associates of Duluth, Georgia created a series of
drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the
subject property was split into two Tracts, with Tract 1
representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the
current site) losing its access from Hudson Bridge Drive.
However, ten easements were created along and adjacent to
Hudson Bridge Drive, including an easement to allow a portion
of Hudson Bridge Drive which is a private street, and which is
actually contained within the boundaries of the subject site, to
be used by the public for access to the surrounding
commercial properties. The fact that this portion of Hudson
Bridge Drive is located within the site boundaries is confirmed
today by the aerial photo of the site from the Henry County
Tax Assessors’ records.
PROPOSED
DEVELOPMENT
INFORMATION
• Project Size: The applicant has submitted a site plan which was prepared by Moore Bass Consulting on 02/29/24,
representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge, GA.” According to an inset
box, entitled “Site Data”, on the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would be required to designate at
least 15 percent of the total site area as open space, and the applicant would substantially exceed that amount by
designating about 41 percent of the site area as open space (8.37 acres of the total site area of 20.367 acres). The
impervious area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-street parking
spaces would be provided, which would meet the requirements. However, the required front and side yard setbacks
would not be met for the requested MFR district, as is shown in the table below. The applicant has submitted a variance
application to request the reduction in the front yard setbacks of the townhome lots from the MFR District’s required 50
feet to 20 feet, and to reduce the side yard setbacks (between townhome buildings) from the required 20 feet to 10 feet.
The analysis of the merits of these variance requests are presented in the Staff Report for Variance Case #VR-2024-03.
• Site Plan Design: The submitted site plan shows that the development site would have two accesses, including the main
entrance off Hudson Bridge Drive and a secondary access at Oakwood Drive to the northwest. A swimming pool,

Development
clubhouse, and guest parking would be provided near the main entrance, and a detention pond would be situated near
the pool. No mail kiosk has been shown. The project entrance street would make a loop toward the rear of the
property, where three other guest parking lots and an unspecified small amenity would be provided. A second detention

Information
pond would be located at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section 4.6.3A of the Stockbridge UDC
requires the provision of a 25-foot zoning buffer between multifamily developments and single-family-zoned districts.
Thus, this buffer should be provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog parks have been indicated on the
site plan.
• Utilities Facilities: The applicant received a letter from the Henry County Water Authority, which was dated June 21,
2024, in response to the applicant’s submitted application for a water and sewer availability letter. The findings and
requirements of the Authority’s letter are listed below, which the developer would need to comply with if RZ-2024-01 is
approved.
1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the developer would be required to
pay for an offsite sanitary sewer line extension, including the acquisition of easements, to meet the Authority’s
standards, and then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the letter (June 21, 2024), and any
deviation in zoning that would increase the project density or usage would void the letter and require a re-
evaluation.
• Traffic Impact Study: The applicant submitted a Traffic Impact Study to the Planning & Zoning Office on
June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by SEI Engineering, Inc., in collaboration
with Acampora Traffic, LLC. The study evaluated existing traffic conditions within the vicinity of the
subject property, used a standard growth factor to make projections on future traffic conditions in the
vicinity if the proposed development does not occur (the “no-build” scenario). After that, the study
made traffic projections based on anticipated future traffic conditions plus the expected addition of new
traffic from the proposed townhome development, and also considering the effects of the completion of
various planned road improvements to be made by Georgia DOT in the vicinity. Traffic counts were
collected at five intersections near the subject property on May 30, 2024, when area schools were in
recess. The counts were taken during the morning (7-9 AM) and afternoon (4-6 PM) peak hours. The
study stated that acceptable traffic conditions were found at all of the traffic count locations. In the no-

Development build scenario, most of the intersections that were studied appeared to operate in a satisfactory manner,
except for the afternoon peak hour for the intersection of Hudson Bridge Drive at Hudson Bridge Road,
as well as Hudson Bridge Road at Flippen Road, which would both operate at Level of Service E. This
Information situation could be improved by adding a second westbound turn lane toward Flippen Road. Additional
roadway pavement is already available for such purpose, so it only needs to be restriped (in conjunction
with alterations to the timing of the traffic signal at the intersection of Hudson Bridge Road and Flippen
(cont.) Road). The study recommended that this improvement take place whether or not the proposed
townhomes are built. The Traffic Impact Study projected that the proposed 140 townhomes on the
subject property would generate 1,016 trips per weekday, including 67 trips during the morning peak
hour and 80 trips during the afternoon peak hour. These data are presented in the table below, with a
further breakdown of the numbers of AM and PM trips being generated going in and out of the proposed
development. Future traffic operations in the vicinity, with the addition of trips from the proposed
townhome development, would have “a slight deterioration in operations at each study intersection.” As
with the no-build scenario, the intersections of Hudson Bridge Drive with Flippen Road and with Hudson
Bridge Drive would operate at Level of Service E during the PM peak hour if the townhomes are built.
But since the Hudson Bridge Road/Hudson Bridge Drive Intersection features a side street which would
operate poorly only for the southbound direction during the PM peak hour, the Study did not
recommend that any traffic improvements be made, especially since drivers at that intersection would
have the option of travelling to the traffic signal at the Hudson Bridge Road / Western Parallel Connector
Intersection to make turns. The addition of a westbound left-turn lane from Hudson Bridge Road to
Flippen Road was recommended, whether or not the townhomes are developed.
• Townhome Lots, Buildings, and Designs: An inset on the applicant’s site plan
shows that the proposed townhome lots would have a depth of 100 feet.
The smaller townhome lots would be 20 feet wide and would be located

Development toward the rear of the property, while the larger townhome lots would be 24
feet wide and would be located at the front of the property. The requested
MFR zoning district requires front yard setbacks of 50 feet, but the
Information townhome lots drawings show distances of only 20 feet from the fronts of
the buildings to the right-of-way lines. For this reason, the applicant has
(cont.) requested a variance to reduce the front yard setbacks to only 20 feet. The
MFR district also requires a minimum spacing of 20 feet between townhome
buildings, but the applicant has requested a variance to reduce the side yard
setbacks of the townhome lots to 10 feet. The proposed townhome
renderings from the applicant, which are shown below, indicate that the
smaller townhome buildings would have one-car garages and the larger
townhome buildings would have two-car garages.
PROPOSED
SITE PLAN
Smaller
Townhome
Buildings (20
Feet Wide)
with One-Car
Garages:
Larger
Townhome
Buildings (24
Feet Wide)
with Two-Car
Garages:
PROPOSED SITE PLAN –
TOWNHOME LOT
DETAILS

• All 140 townhome lots would be
100 feet deep. There would be
101 larger lots (71% of the total)
and 39 smaller lots (29% of the
total). The larger townhome
units would be 24 feet wide and
have two-car garages, while the
smaller townhome units would
be 20 feet wide and have one-car
garages.
Presentation
for CP-2024-
01
Applicant’s Request

The applicant requests a Comprehensive Plan
Amendment to change the subject property’s future
land use designation from Medium-Density Mixed-
Use to Medium-Density Residential to allow for the
construction of a 140-unit townhome development.
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
2024 CITY OF
STOCKBRIDGE
FUTURE LAND
USE MAP
SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use Designation

St. Ives Apartments
Property to the North High Density Residential
St. Margrit Subdivision

Commercial uses fronting onto Hudson Bridge Road, Medium Density Mixed Use;
Property to the South
including J & J Liquor and Western Union.
High Density Residential
Hudson Bridge Townhomes

Property to the East Adjacent shopping center Medium Density Mixed Use

Oakwood Village Subdivision Medium-Density Residential
(Henry County Future Land Use Map)

Property to the West Medium-Density Residential
Oakwood Manor Subdivision (Henry County Future Land Use Map)
SURROUNDING LAND USE DENSITIES

Name of Subdivision Units Estimate Density Per Acres
St. Ives Apartments 1 unit per acre
19

St. Margrit Subdivision 3 units per acre
54

Hudson Bridge Townhomes 1 unit per acre
13

Oakwood Village Subdivision 4.5 units per acre
45

Oakwood Manor 1 unit per acre
41

Lennar Georgia, LLC. 6.87 units per acre
140
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map
shows a future land use designation for the subject property of “Medium-Density Mixed-Use”,
Staff Analysis which is intended for commercial areas or mixed-use developments containing mostly commercial
uses. But since the applicant only proposes to include residential uses, the current land use

(Section 9.2.7 of
designation of Medium-Density Mixed-Use would not be consistent with the Comprehensive Plan.
The applicant has therefore requested a Comprehensive Plan amendment, via Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential for an exclusive

The Unified
residential development, which allows densities of 4 to 7.99 units per acre. This would include the
applicant’s proposed density of 6.87 units per acre.
Development
Relation to the Zoning of the Property: Although the applicant’s requested MFR zoning would be
consistent with the property’s current Medium-Density Mixed-Use future land use designation, a
change to Medium-Density Residential would be more appropriate since the proposed

Code)
development would only contain a residential use and no commercial uses. Further, the Medium-
Density Residential specifies a density range of 4 to 7.99 units per acre, which would be appropriate
for the proposed development’s density of 6.87 units per acre.
3. Suitability of the Site’s Location: The proposed ‘Medium-Density Residential’ future land use
designation would be compatible with the adjacent Medium-Density Residential designation of the
Oakwood Manor Subdivision to the west. Furthermore, the requested MFR rezoning of the
property, which calls for multifamily uses, would be compatible with the Oakwood Manor
Subdivision’s Henry County zoning of ‘RM’ (Residential Multifamily).
4. Maintaining the Current Land Use Designation: Due to the location of the subject property
adjacent to major commercial uses along a major commercial corridor, as well as the large size of
the property, it is unlikely that the types of uses that are intended for areas having the Medium-
Density Mixed-Use designation would be developed on this property. Those uses include “two to
three story buildings, combining street-level commercial/retail/office uses with second and third
stories accommodating office or lofts/apartments/condominiums.”
Staff Recommendation
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment for Parcel #032-01026000 on the
north side of Hudson Bridge Drive, via CP-2024-01, would be
necessary and desirable for the subject property, in conjunction with
the requested rezoning of the property to MFR via RZ-2024-01, to
allow for the proposed townhome development. Therefore, the
Planning and Zoning staff recommends the APPROVAL of CP-2024-01.
Presentation for
RZ-2024-01
Applicant’s Rezone from ‘C-2’ (General
Request Commercial) to ‘MFR’ (Multiple Family
Residential) to allow for the
development of a townhome
community with 140 units.
2024 CITY OF
STOCKBRIDGE
ZONING MAP
PARKWAY
MIXED-USE
OVERLAY
DISTRICT
MAP
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map shows a
future land use designation for the subject property of “Medium-Density Mixed-Use”, to include both
residential and commercial uses. But since the applicant only proposes to include residential uses, the
applicant has requested a Comprehensive Plan amendment application, comprising Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential, which allows densities
of 4 to 7.99 units per acre, which includes the applicant’s proposed density of 6.87 units per acre. The
consistency of the proposed development with the Comprehensive Plan is further discussed within the

Staff Analysis 2.
staff report for CP-2024-01.
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

(Section 9.2.1 C of the City of Stockbridge Unified Development Code (UDC): The rezoning of the subject property to the
requested ‘MFR’ (Multiple Family Residential) district is necessary because the proposed townhome
development is not permissible under the property’s existing C-2 zoning. The MFR district permits
townhome development, as does the PMU (Parkway Mixed-Use Overlay District), wherein the property

The Unified lies. Although the intent of the MFR district is for new developments to be located on streets having a
classification of ‘collector’ or higher, and Hudson Bridge Drive is only a local street, the property is located
in close proximity to Hudson Bridge Road, an arterial road with a signalized intersection near the property.
Further, the subject property is part of the Walmart Master Plan area, and the property originally

Development 3.
extended to Hudson Bridge Road but was later subdivided into two tracts, thereby removing its direct
access to Hudson Bridge Road.
Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a

Code) particular piece of property, neighborhood, a particular area, or community: The subject property has
remained vacant even after the Walmart Master Development Plan was prepared in 2003. A restrictive
covenant was imposed by the Baptist Retirement Communities of Georgia on the subject property to
prohibit the development of retail uses. Yet, even after its expiration in 2008, no retail development has
taken place on the site, despite its permissible C-2 zoning. This suggests that the immediate vicinity may
have already reached its saturation point for retail uses. Although the C-2 district also allows other types
of non-retail commercial uses, many of them are not permitted in the PMU district. Further, even if they
were allowed, such uses most likely would need to have direct frontage onto Hudson Bridge Road to
attract customer traffic, which the subject site does not offer. Existing commercial uses to the south and
east of the site would have access to potential new customers from the proposed townhome
development, thereby increasing their business revenues. In addition, the new townhome residents would
have convenient access to the adjacent commercial uses within the Walmart and Centre@ Stockbridge
Shopping Center.
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 eastern portion of the subject site
contains steep topography, wetlands with a 25-foot state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. The developer should take appropriate steps to protect this
environmentally-sensitive area, and to facilitate drainage.
Staff Analysis
(Section 9.2.1 5. The impacts of the proposed development upon adjacent property owners, should the
request be granted: To protect the residents of the existing Oakwood Manor Subdivision to

C of The
the west, the secondary access that is shown at the northwest corner of the site, onto
Oakwood Drive, it is recommended that the secondary access be designated for emergency
access only, with a locked gate. To meet the requirements of the Buffer Area Standards in

Unified
Section 4.6.3 of the UDC, a 25-foot-wide zoning buffer should be provided along the
western property line, plus a fence and tall trees. The proposed development is likely to be
a positive impact on the adjacent commercial businesses, whereby the new townhome

Development residents could represent new customers at those businesses, thereby bringing additional
revenues to the businesses.

Code)
6. The potential impact of the rezoning on City infrastructure, including the water and
sewage system: The applicant obtained a letter from the Henry County Water Authority,
which was dated June 21, 2024. While water service could be made available with a water
line extension, the developer would need to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, and then convey that extension to the Authority.
Further, if any zoning or site plan changes occurred within 365 days of the date of the letter,
then the specifications of the letter would be void and a re-evaluation would be required.
The developer would therefore need to meet the stated requirements upon any approval of
the rezoning of the subject property.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes: The submitted site plan shows that the proposed
development would have two accesses. The main access would be via Hudson Bridge Drive
at the southern end of the property, which is an internal, private street supporting the
Walmart and Centre@Stockbridge Shopping Center. Several easements were previously
created to facilitate the site’s access from the existing traffic signal at Hudson Bridge Road.
The Development Agreement governing Tract 1 (Walmart development) stated that the City
acknowledged that the use of the created easement along Hudson Bridge Drive for access
into the subject site could also serve as the means for access to Hudson Bridge Road. Traffic
from the site would be able to utilize two nearby traffic signals on Hudson Bridge Road. The
closest one is located at Hudson Bridge Drive, adjacent to the existing QuikTrip store and
Taco Bell restaurant; and the second one is located at the Walmart driveway entrance. The AM 24-
two traffic signals would facilitate turning movements. A paved sidewalk is present along AM Peak,
Peak, AM Peak, PM Peak, PM Peak, PM Peak, Hour
Hudson Bridge Drive, which would facilitate pedestrian travel to the surrounding retail stores. Going In
The submitted site plan also shows the provision of a secondary access to the northwest, to Going Total Going In Going Out Total 2-Way
connect with Oakwood Drive. However, to prevent any adverse traffic impacts on the Out Total
adjacent Oakwood Manor Subdivision, this should be designated as an emergency access
only, with a gate. The applicant submitted a Traffic Impact Study, which was prepared on June 17 50 67 47 33 80 1,016
20, 2024. Traffic counts were taken on May 30, 2024 at five nearby intersections, when area
schools were in recess. The findings of the Study indicated that traffic conditions are
acceptable at most of the intersections, and that they would only have a “slight
deterioration” if the proposed townhomes were constructed on the subject property.
Although the Hudson Bridge Drive/Flippen Road Intersection would operate at Level of
Service E, with or without the townhomes, this could be improved if an additional
westbound, left-turn lane were to be provided in the westbound approach to the
intersection. Extra pavement is already available for this improvement, and it only needs to
be restriped, along with modifications begin made to the signal timing at that intersection.
While southbound traffic from the proposed development would incur substantial delays on
Hudson Bridge Drive during the afternoon peak hour, drivers could lessen their delays by
instead using the traffic signal at the Hudson Bridge Drive/Western Parallel Connector. The
Study therefore did not recommend that any other traffic improvements be made.
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

Staff Analysis objective of the comprehensive plan: The Walmart Master Plan called for a multifamily
development containing at least 200 units, but the proposed development would have only 140
units. Townhomes would be an appropriate usage of the property in serving as a transition between
(Section 9.2.1 the lower-density single-family residential subdivision to the west and the adjacent retail uses to
the east. Further, the proposed MFR district would be compatible with the RM Henry County
zoning which exists on about half of the acreage of the adjacent Oakwood Village Subdivision.
C of The Adequate access is available via Hudson Bridge Drive, the existing easements, and the two traffic
signals off Hudson Bridge Road. Residents would benefit from being able to walk to many of the

Unified
stores, and the stores could benefit from the business which the townhome residents would
provide.
9. The ability of the subject land to be developed as it is presently zoned: Although the
Development subject property could be developed for commercial uses under its existing C-2 zoning due
to the presence of numerous surrounding retail businesses, this may not be realistic for the

Code)
reasons that are listed below. Conversely, this Analysis has shown that the proposed
townhomes would be a reasonable use. The intent of the restrictive covenant by the Baptist
Retirement Communities of Georgia was for the subject property to be prohibited from retail
use.

• Despite the property’s location in the midst of numerous retail businesses, it has not been
developed with additional retail uses, even after the expiration of the restrictive covenant.

• Although some type of non-retail commercial uses could be built on the property, this is
unlikely to happen since such uses would probably need direct access to Hudson Bridge
Road for visibility, which the subject property lacks.

• The presence of the steep topography, stream, and buffer areas in the eastern portion of
the site would eliminate needed land which might be needed for required parking to serve
a retail or non-retail commercial business.
Staff Recommendation
The Planning and Zoning Staff recommends that the applicant’s request to rezone the subject property from ‘C-2’ (General Commercial) to ‘MFR’
(Multiple Family Residential) via RZ-2024-01 to allow for the development of a townhome community be APPROVED WITH CONDITIONS. Such
approval should be contingent upon the developer meeting the following nine (9) zoning conditions:
1. Comprehensive Plan Amendment – This requested rezoning shall not be approved unless the applicant’s requested Comprehensive Plan
Amendment, via CP-2024-01, to change the subject property’s land use designation from Medium-Density Mixed-Use to Medium-Density
Residential, is approved before, or simultaneously with, the approval of RZ-2024-01.
2. Site Plan:
a) Revised Site Plan -- The subject property shall be developed according to a revised site plan which is similar to, but including the required variances, to the site
plan which was prepared by Moore Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge,
GA.” Any major deviations in the number of residential units, the density, or the overall site design shall require City Council approval.
b) Site Accesses—This shall be a gated community, with both site accesses having gates plus flock cameras for security purposes. In addition, the proposed
secondary access to Oakwood Drive shall be reserved for use by emergency vehicles only. All of this information shall be noted on the site plan.
c) Internal Streets – All internal streets shall be of widths that are acceptable to the Fire Marshal
d) Internal Sidewalks – All internal streets shall have sidewalks on both sides of the streets, which are at least eight (8) feet wide.
e) Amenities and Related Facilities – The revised site plan shall include a mail kiosk, an 8-foot-wide multi-use path or walking trail, and a dog park, plus
appropriate additional amenities for a community of this size, such as a grill area, a playground, a shuffleboard court, a tennis court, a pickleball court, etc.
f) Central Trash Facility -- The revised site plan shall indicate the location of one or more central trash facilities
g) Bedroom Information -- The revised site plan shall provide a breakdown of the number of units by the number of bedrooms, as well as the sizes of the
bedrooms (for parking space requirements).
h) Parking – Sufficient parking shall be provided to meet the requirements of the Unified Development Code (UDC).
i) Western Buffer, Fence, and Tall Trees – The developer shall provide the required 25-foot zoning buffer along the western side of the property, adjacent to the
Oakwood Manor Subdivision, along with the installation of a fence and tall trees
3. One-Car Garage Townhome Units:
a) Only 20 percent of the total townhome units shall have one-car garages.
b) All one-car garage units shall have full brick elevations.
4. External Sidewalk -The existing sidewalk along Hudson Bridge Drive shall be extended into the main project entrance.
5. Water and Sewer Facilities -- The developer shall comply with all requirements of the Henry County Water Authority in providing adequate
water and sewer facilities to the subject site to serve the proposed townhome development.
6. Environmental Site Preservation - The developer shall
preserve the sensitive environmental features of the site,
including the slopes, creek, stream buffer areas, and
retaining wall, along the eastern side of the site.
Staff
Recommendation Easements - The developer shall comply with the
specifications of all easement agreements pertaining to
the portion of Hudson Bridge Drive which lies within and
(cont.) adjacent to the subject property.

8. Property Maintenance - A townhome association shall be
established, or a property management company shall be
secured, for the purpose of maintaining all common areas
of the site.
Presentation for VR-
2024-03
The applicant has submitted a variance
Applicant’s application to request the reduction in
the front yard setbacks of the
Request townhome lots from the MFR District’s
required 50 feet to 20 feet, and to
reduce the side yard setbacks
(between townhome buildings) from
the required 20 feet to 10 feet.
Required Versus MFR District Proposed Meets MFR
Setback Setbacks: Requirements
Proposed Requirements: ?
Setbacks in the Front Yard Front Yard No
Requested MFR Setbacks – 50 feet Setbacks – 20
District feet
Side Yard Setbacks Side Yard No
– 20 feet Setbacks – 10
feet
Rear Yard Rear Yard Yes
Setbacks – 20 feet Setbacks – 20
feet
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question exist due its
size, shape, or topography that are not found on other properties in the same zoning district: The subject property

Staff Analysis
does have an unusual shape, and the presence of a creek, wetlands, and a steep drop-off in the southeastern corner
of the property make certain areas of the property unbuildable. This limits the remaining available land on which to
build, resulting in fewer units being built than would otherwise be the case. However, the applicant’s application has
not stated why such a large reduction in the front yard setbacks is needed for each lot—from 50 feet down to 20 feet.
(Section 10.1.3 From the “Townhouse Detail” inset drawing on the submitted site plan, it appears that there would be only about 5
feet between the proposed 20-foot driveway setback and the sidewalk. Since standard parking spaces are 20 feet
long, parked vehicles could protrude into that 5-foot area, which could be undesirable for pedestrians.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of rights
commonly enjoyed by owners of other properties located in the same zoning district: While the Stockbridge City

Development
Council has approved reductions in the front yard setbacks of the townhome lots for other properties in the MFR
district, in the past five years, the City Council has not approved any variances for a front yard setback reduction down
to just 20 feet. Reductions down to 25 feet have been granted only a few times. Further, an ordinance is currently

Code) for
pending before the Stockbridge City Council to make revisions to the MFR district regulations. Included within that
ordinance is a staff recommendation that the required front yard setbacks within the MFR district be at least 30 feet.
The applicant has not provided any justification for reducing the front yard setbacks to less than 30 feet.

Variance Request 3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to
other owners of property in the same zoning district: Since the requested front-yard variance reduction would be
down to only 20 feet, this would be a greater reduction than has been granted for other properties in MFR districts in

#1 the City. The granting of Variance Request #1 would therefore cause the applicant to enjoy a special privilege, with no
apparent urgent need being given to do so, in terms of the design of the proposed development.
4. The variance will be consistent with the purposes and intent of this unified development code, will be compatible
with uses on neighboring properties, and will serve the public welfare: There is no apparent reason for granting a
front-yard setback reduction down to 20 feet, thus its consistency with the purposes and intent of the UDC cannot be
determined. Further, such a reduction would not be compatible with the single-family neighboring properties to the
west, in the Oakwood Manor Subdivision, and any potential benefits to the public welfare are unknown.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics of the
subject property (the presence of a creek, floodplain areas, and steep topography) are not the result of any actions of
the applicant. Their presence, though, does not automatically justify a front-yard setback variance reduction down to
20 feet.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without the
granting of Variance Request #1, the land could still be used for building a smaller townhome development with
larger but fewer townhome lots.
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the same zoning
district: The applicant is not requesting the granting of Variance Request #1 to allow any types of uses on the existing
vacant land that are prohibited within the applicant’s requested MFR zoning district.
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question
exist due its size, shape, or topography that are not found on other properties in the same zoning district:

Staff Analysis
The subject property does have an unusual shape, and the presence of a creek, wetlands, and a steep
drop-off in the southeastern corner of the property make certain areas of the property unbuildable. This
limits the remaining available land on which to build, resulting in fewer units being built than would

(Section 10.1.3
otherwise be the case. However, the applicant’s application has not stated why the reduction in the side-
yard setbacks would be needed. Presumably, it would just be to allow more townhome units to be built on
the property.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of
rights commonly enjoyed by owners of other properties located in the same zoning district: Within the

Development
past five years, the Stockbridge City Council has approved reductions in the side yard setbacks of
townhome lots for other properties in the MFR district. However, the applicant has not demonstrated why
any side-yard setback reductions are needed in designing the proposed development.

Code) for 3. Granting the variance requested will not confer upon the property owner any special privileges that are
denied to other owners of property in the same zoning district: The granting of Variance Request #2 may

Variance Request
not be viewed as a special privilege, compared to owners of other properties within the MFR zoning
district, since other property owners have been granted similar variance requests.
4. The variance will be consistent with the purposes and intent of this unified development code, will be
#2 compatible with uses on neighboring properties, and will serve the public welfare: There is no apparent
reason for granting a side-yard setback reduction down to 10 feet from the required 15 feet, thus its
consistency with the purposes and intent of the UDC cannot be determined. However, this reduction of
only 5 feet would not be significant, and no potential detriments to the public welfare have been
identified.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics
of the subject property (the presence of a creek, floodplain areas, and steep topography) are not the result
of any actions of the applicant. Their presence, though, does not automatically justify a side-yard setback
variance reduction down to 10 feet. However, no apparent harm in doing so has been identified.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without
the granting of Variance Request #2, the land could still be used for building a smaller townhome
development with larger but fewer townhome lots
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the
same zoning district: The applicant is not requesting the granting of Variance Request #2 to allow any
types of uses on the existing vacant land that are prohibited within the applicant’s requested MFR zoning
district.
1. Variance Request #1:
a) The denial of the applicant’s request to reduce
the front yard setbacks of the townhome lots
from the required 50 feet down to only 20 feet
in the MFR zoning district.
Staff b) b. The approval of a reduction in the front
Recommendation yard setbacks of the townhome lots to 30 feet.
2. Variance Request #2: Approval of this request to
reduce the side yard setbacks from the required
15 feet to 10 feet for the proposed townhome
lots.
Proposal to allow for 140
HUDSON BRIDGE
Townhomes
DRIVE
OV E RV I E W O F R E Q U E S T S

WalMart

QT and
Taco Bell
Currently zoned C2
Other Properties
zoned MFR Nearby
Current FLU Designation
is Medium Density Mixed
Use

Nearby Properties have
High Density Residential
FLU Designations.
Variance Application
City of Stockbridge, Georgia

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

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

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

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

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

MEETING LOCATIONS-All Planning Commission meetings are held @6:30 p.m.
All meetings are held in the Council Chamber at City Hall.

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

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

No 11pnlit·at!o11 wi/1 !u;, (Jt:.Cf-ll.tcd.. l('!{ess all 1wces.m111 doc1111wllfqtio11 is comvlete am/" vre­
(lJm/ic{(tian meeti11g has 1,ee11 [le/ti (there ,viii be 11r1 ex(·gplirms.J
The City of Stockbridge Planning Commission meets on the 4th Thursday of each month (except for holidays) to hear
requests. Please contact the Planning and Zoning Office to obtain a copy of the schedule.

Notes

Contacts

City of Stockbridge Planning and Zoning Division City of Stockbridge Building Services
Community Development Department Municipal Court Building
4602 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
tel. (770) 389-7900 tel. (678) 833-3314

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

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

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

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

Henry County Environmental Compliance Henry County Board of Education
And Plan Review 33 North Zach Hinton Parkway
140 Henry Parkway McDonough, GA 30253
McDonough, GA 30253 tel. (770) 957-660 I
tel. (770) 288-6064

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City of Stockbridge Planning and Zoning Division
Community Development Department

VARIANCE APPLICATION CHECKLIST

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

ALL DOCUMENTS ARE REQUIRED IN ORDER TO ACCEPT APPLICATION.

REQUIRED COPIES PROCEDURE CHECK/INTIAL
ITEMS
Pre-Application 1 Must be obtained from a current planner, prior to submitting
Review Form your application. (by appointment only)
(Meeting Notes)
Application l I. Signed and notarized by owner. Original signature
Form 2. In lieu ofowner's signature, applicant has signed and
notarized a copy ofa "Contract", "Power of Attorney" or
"Lease"
Applicant 1 Required for all property owners, applicants, and agents filed
Disclosure with an application and must be notarized.
Form
Letter of 01 Letter stating that the owner is aware of the zoning request and
Ownership owns the property in question.
Letter of Intent l Must clearly state the proposed use and development intent.
Site Plans 1 Must show minimum details: Buildings, setbacks, buffers,
(24 X 36) road frontage, correct scale, north arrow, present zoning
and classification, topographic infonnation to show elevation and
(llxl7) 10 drainage, location and extent ofrequired buffers, and the
proposed lot layout.
Survey Plat l Subject Property, prepared and sealed within the lastfive years
(8 ½x l I) by a professional engineer, landscape architect, or land
Or surveyor who is registered in the State of Georgia. Said survey
(] 1 X 17) plat shall: l) indicate the complete boundaries ofthe subject
property and all buildings and structures existing therein; 2)
Include a notation as to whether or not any portion of the
subject property is within the boundaries of the 100-year
floodplain; and 3) include a notation as to the total acreage or
square footage of the subject property.
Letter from the I This letter must accompany the application at the time of
Henry County submittal. For properties that receive water and sewer
Water and service from the City of Stockbridge, please contact the
Sewerage Stockbridge Public Works Department.
Authority
Form from the I This letter must accompany the application at the time of
Health submittal (Only needed ifproperty is not on sewer).
Department

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

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

ITEM REQUIRED ITEM NUMBER OF COPIES CHECK-../
l. PRE-APPLICATION REVIEW FORM 1 Digital, 1 Hard Copy

2. APPLICATION FORM 1 Digital, 1 Hard Copy

3. LEGAL DESCRIPTIONS 1 Digital, 1 Hard Copy

4. SITE PLAN & SURVEY 1 Digital Copy - 4 hard Copies

5. DEVELOPMENT RENDERINGS AND ELEVATrONS 1 Digital Copy - 1 Hard Copy

6. LETTERS OF INTENT t Digital, t Hard Copy
7. ADJACENT PROPERTY OWNERS/NEIGHBORHOOD 1 Digital, 1 Hard Copy
ASSOCIATION LETI'ERS
8. DEPARTMENTAL SIGN-OFF LETTERS 1 Digital, 1 Hard Copy

9. DISCLOSURE FORM 1 Digital, 1 Hard Copy

STATEMENT OF INTENT

and

Other Materials Required by
The City of Stockbridge Zoning Ordinance
For
A Variance to
Reduce the Front Yard Setback from 50 Feet to 20 Feet and Reduce the Side Yard Setback
Between Buildings from 15 Feet to 10 Feet

of

Lennar Georgia LLC
c/o Battle Law, P.C.

for

+/-20.367 Acres of Land
Being Near Hudson Bridge Road and Hudson Bridge Drive
City of Stockbridge, Georgia, and
Parcel No. 032-01026000

Submitted for Applicant by:

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

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

Lennar Georgia LLC (the “Applicant”) is seeking to develop on +/- 20.367 acres of land being
Tax Parcel No. 032-01026000, having frontage on Hudson Bridge Drive (the “Subject Property”)
with townhomes. The Applicant is seeking a variance of the Subject Property to reduce the front
yard setback from fifty (50) feet to twenty (20) feet and reduce the side yard setback between
buildings from fifteen (15) feet to ten (10) feet.

This document serves as a statement of intent analysis of the criteria under the City of Stockbridge
Zoning Ordinance. It contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. CITY OF STOCKBRIDGE VARIANCE CRITERIA

Under the City of Stockbridge’s Zoning Ordinance, a variance may be granted only upon a
finding by the mayor and city council that all of the following conditions are met:

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

The Subject Property is both encumbered by a stream along the eastern side, and has an odd
shape that makes development difficult. The combination of these two extraordinary
circumstances combine to create a hardship on the Applicant. The variance requests will allow
the Applicant to enjoy rights enjoyed by others in the same zoning district by enabling the
Applicant to build outside of the stream buffer and take advantage of the available space after
considering the subject property's complex shape.

B. A literal interpretation of the provisions of this unified development code would deprive the
Applicant of rights commonly enjoyed by owners of other properties located in the same
zoning district;

A literal interpretation of the provisions of this code would deprive the Applicant of rights
commonly enjoyed by owners of properties in the same zoning district. Several other townhome
developers have requested the same variances the Applicant requests today and have received
them. Furthermore, those other developers have sought rezonings to the zoning district the
Applicant is seeking. So, those other developers enjoy rights the Applicant would not enjoy
should this variance application be denied. On the other hand, should this variance application be
approved, the Applicant would enjoy similar rights to other developers in the same zoning
district.

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

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The variance request will not confer upon the property owner any special privileges that are
denied to other property owners in the same zoning district. As discussed above, other
developers in the same zoning district have sought the same variances the Applicant is seeking
today. Those other developers enjoy the benefits of the variances. Therefore, granting this
variance request will grant the Applicant rights enjoyed by other developers rather than
conferring a special right not enjoyed by others.

D. The variance will be consistent with the purpose and intent of this unified development code,
will be compatible with uses on neighboring properties, and will serve the public welfare;

The variance will be consistent with the purpose and intent of this unified development code and
will be compatible with uses on neighboring properties.

E. The extraordinary circumstances are not the result of actions of the Applicant;

The shape of the Subject Property and the existence of the stream buffer are not the results of the
Applicant’s actions.

F. The variance is the minimum relief that will allow the legal use of the land, building or
structure; and

The variance is the minimum relief that will allow the legal use of the land.

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

The variance request is not one that would permit a use of land, buildings, or structures that is
prohibited in the zoning district. This variance request accompanies a comprehensive land use
amendment and a Rezoning application that will allow for the proposed townhomes. The
variance request does not seek to allow the use.

III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a variance to
reduce the front yard setback from fifty (50) feet to twenty (20) feet and reduce the side yard
setback between buildings from fifteen (15) feet to ten (10) feet be approved. The Applicant
welcomes any questions and feedback from the planning staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The portions of the City of Stockbridge Zoning Ordinance, facially and as applied to the Subject
Property, which restrict or classify or may restrict or classify the Subject Property so as to prohibit
its development as proposed by the Applicant are or would be unconstitutional in that they would
destroy the Applicant’s property rights without first paying fair, adequate and just compensation
for such rights, in violation of the Fifth Amendment and Fourteenth Amendment of the
Constitution of the United States and Article I, Section I, Paragraph I of the Constitution of the
State of Georgia of 1983, Article I, Section III, Paragraph I of the Constitution of the State of
Georgia of 1983, and would be in violation of the Commerce Clause, Article I, Section 8, Clause
3 of the Constitution of the United States.

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

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

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

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

A refusal to allow the land use amendment and/or variance in question would be invalid inasmuch
as it would be denied pursuant to an ordinance which is not in compliance with the Zoning
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
Procedures Law, O.C.G.A Section 36-66/1 et seq., due to the manner in which the Ordinance as a
whole and its map(s) have been adopted.

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

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
20' AND 24' WIDE ATTACHED TOWNHOMES . E.O.C
E.O.

B.O.

140 UNITS E.O.

Moore Bass
Consulting, Inc.
B.O
B.O . · Civil Engineering
P. B.O. · Land Surveying
P. E.O. · Development Consulting
E.O.
· Landscape Architecture
· Environmental Permitting

T.O.B. T.O.B.
www.moorebass.com
TALLAHASSEE ATLANTA

1350 Keys Ferry Court
McDonough, GA 30253
T.O.B.
770.914.9394
DESIGNATED IMPROVEMENTS
FOR PUBLIC OPEN SPACE

T.O.
T.O.B. POND

T.O. /W5' S

HUDSON BRIDGE TOWNHOMES
FFER
REA M BU
RBE D ST 75' IMPERVIOUS S/B
ND ISTU
50' U

LENNAR
IOU S S/B
PERV
75' IM C.
E.O.

STOCKBRIDGE, GA
76 77 78
75 79 80 81
74 82 83 84 85 86 87 88
72 73 89 90 91 93 94 95 96 97 98
71 92 99 100 101 102 103 104 105 106 107 108 109 110
POND
70
69

68

PROJECT NAME
67

CLIENT NAME
66
65
64
25
63
118 117 116 111 24 23
115 114 113 112 26 22 21 20 19 18 17 16 15 14 13
119 12 11 10 9 8 7 5 4 3 1
6 2
120 27
121
122 28
62 123
124
61 29

60 30

31
59

58 32

57
129 130 131 133 134 135 136 137 138 139 140
125 126 127 128 132
56 TOWNHOUSE UNIT DETAIL
55 SCALE: 1"=20'
20 WIDE UNITS 24 WIDE UNITS
100 UNITS (71% OF TOTAL) 40 UNITS (29% OF TOTAL)

REVISIONS
54 SIDEWALK SIDEWALK

53

28' B/C TO B/C 50' PUBLIC R/W 28' B/C TO B/C 50' PUBLIC R/W
52

Q:\A3551.0010 - Hudson Bridge\Engineering\Planning\A3551.0010-SP1.dwg, 22 & 24 UNITS, smoore, Jan 18, 2024 - 11:35:32am
41 40 37 36 35 34 33 A3551.0010-SP1
51 48 47 46 45 44 43 42 39 38
DATE 12-20-2023
50
CONTRACT #
SIDEWALK SIDEWALK
49 DRAWN BY SDM
The Drawings, Specifications and other documents
2' prepared by Moore Bass Consulting, Inc. (MB) for
this Project are instruments of MB for use solely
with respect to this Project and, unless otherwise
6' 16' 6' 16' provided, MB shall be deemed the author of these
documents and shall retain all common law,
20' statutory and other reserved rights, including the
copyright.

20' FRONT S/B
1350 KEYS FERRY COURT
McDONOUGH, GA 30253
LSF #1179

EX. R/W SEAL
10' 20' 20' 20' 20' 20' 10' 10' 24' 24' 24' 24' 10'

EX. R/W

46' 46'

100' 100'

SHEET TITLE
PATIO PATIO
GRAPHIC SCALE CONCEPTUAL
20' REAR S/B 20' REAR S/B
50 0 25 50 100 200 SITE PLAN

( IN FEET ) 2022.03.10
1 inch = 50 ft. SHEET

C Moore Bass Consulting 1
BOUNDARY SURVEY FOR: VICINITY MAP (NOT TO SCALE)
MT. ZION 48, LLC SURGE
NORT L
LAND LOT 21 ~ 6TH DISTRICT STONE LN
ST IVES
C T
I-7 PARK
TR

ST MARGRIT CR
ST IVES
5E
HENRY COUNTY, GEORGIA XP
RE
N/F
XING
SS
Moore Bass
ST IVES LLC
Consulting, Inc.
WATERCRESS CT
FLIPPEN RD
D.B. 14232 PG. 75
TAX ID.

OAKWOOD MANOR
L.L. 032-01027000 INV. 739.06' SITE
IPF 1IN" 12 L.L. · Civil Engineering

OAKWOOD DR
OTP IPS 1/2" 12 · Land Surveying
RB
· Development Consulting
DR
APPROX. S89°16'38"E
PL APPROX. E RD
THIS BOX IS RESERVED FOR THE CLERK OF SUPERIOR COURT
LAND LOT LINE IPF 1/2" 627.56' PL LAND LOT LINE NB RIDG · Landscape Architecture
RECORDING INFORMATION. RB HU DSO · Environmental Permitting
L.L. 30' PLANTED BUFFER & 30' BUILDING S/B CHIP PL
L.L.

30' PLANTED BUFFER
21
N/F
21
VINCENT AV
E www.moorebass.com
C/L DITCH
IS D
TALLAHASSEE ATLANTA
ROBIN CIR
HAGY WILLIAM R JR T.O.B.
WILL
D.B. 13522 PG. 299
TREA
P.B. 12 PG. 51 T.O.B. INV. 760.00' R

ED S
TAX ID. 1350 Keys Ferry Court
TURB
032C03027000 IPF 1/2" ANDREW DR
McDonough, GA 30253
NDIS
EX. R/W RB
S/B
OAKWOOD DRIVE B.
T.O.
50' U IOUS
OFF-LINE 770.914.9394
T.O.
(60' RIGHT-OF-WAY) N/F

PERV
E 6.56'
WALMART REAL EST BUS TRUST3402-00

75' IM
IPF 1/2" D.B. 9857 PG. 159
E RB TAX ID.
01"E
EX. R/W ON-LINE
ER
032-01026001

BUFF °12'
S20 3.92'
REFERENCES N/F
GILBERT BERNARD 50
1. FINAL SUBDIVISION PLAT EASEMENTS RECORDED IN PLAT BOOK 52, PAGE 176-179 PER HENRY COUNTY D.B. 8025 PG. 87
RECORDS. P.B. 11 PG. 200

GEORGIA SURVEY CERTIFICATE
OAKWOOD MANOR

MT. ZION 48, LLC
2. LIMITED WARRANTY DEED RECORDED IN DEED BOOK 11917, PAGE 266-269 PER HENRY COUNTY RECORDS. TAX ID.
3. PERMANENT RETAINING WALL & GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 219 PER HENRY 032C03028000 APPROX.
COUNTY RECORDS. DRAINAGE EASEMENT
4. DRAINAGE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 221-222 PER HENRY COUNTY RECORDS.
PL P.B. 52 PG. 179
THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE

HUDSON BRIDGE
N01°00'44"W A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF

STOCKBRIDGE CITY LIMITS
D.B. 7038 PG. 221-222

P.B. 16 PG. 281
5. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 224 PER HENRY COUNTY RECORDS. THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED
6. PERMANENT RETAINING WALL AND GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 220 PER HENRY 758.13' 1.95 +/- ACRES
HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
N/F (84,766 +/- SQ. FT.)
COUNTY RECORDS.
HAGY WILLIAM R PL PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE

30' PLANTED BUFFER
7. INGRESS / EGRESS ACCESS EASEMENT EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 & 219 PER HENRY OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
D.B. 9108 PG. 143

1720 PEACHTREE STREET, SUITE 150,
COUNTY RECORDS. MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND
P.B. 16 PG. 281
8. PERMANENT SLOPE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 PER HENRY COUNTY RECORDS. REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS
TAX ID.
9. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 204 PER HENRY COUNTY RECORDS. AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
032C03047000
IPS 1/2"
AREA:

HENRY COUNTY, GEORGIA
RB
APPROX.
PL 20.37 ACRES
FLOOD NOTE IPF 1/2"
RB (887,175 SQ. FT.)
PERM. RETAINING WALL
& GRADING EASEMENT

ATLANTA, GEORGIA 30309
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY N/F ON-LINE TAX ID. P.B. 52 PG. 179
HAGY WILLIAM R JR D.B. 7038 PG. 220 ________________________________________________________________________________________________________
PANEL NUMBER: 13151C0088D EFFECTIVE DATE OCTOBER 6TH, 2016, THIS PROPERTY IS NOT LOCATED IN A FEMA FLOOD 032-01026000
D.B. 15501 PG. 95 0.57 +/- ACRES TIMOTHY M. WORLEY DATE:
HAZARD ZONE.
P.B. 16 PG. 281 (24,807 +/- SQ. FT.) REGISTERED LAND SURVEYOR #3360 (tworley@moorebass.com)

CONC. WALL
OAKWOOD MANOR
TAX ID.
032C03048000 IPF 1/2"
315.7
S12°5 6'
SURVEY NOTES RB

PROJECT NAME
ON-LINE
PL
8'27"W

(60' RIGHT-OF-WAY)
K C/L
ADJOINERS CHART
B.O
T.O.B.

CLIENT NAME
NO N.G.S. MONUMENT FOUND WITHIN 500 FEET OF ANY POINT ON THE SUBJECT PROPERTY.
CHAINL
N/F
HAGY WILLIAM R JR S85°26'49"W CREE
INK FEN
IPF 3/4"
T.O.B.
ALL PROPERTY CORNERS REFERENCED AS I.P.S. INDICATES A ½" REBAR PLACED W/CAP LSF 001179 UNLESS OTHERWISE D.B. 15501 PG. 95
NOTED. ROD 282.43' NUMBER OWNER D.B. & PG. P.B. & PG. TAX ID.

FFER

50' UNDISTURBED STREAM BUFFER
P.B. 16 PG. 281 30' PLANTED BU

CONC. WALL
ON-LINE IPF CTP"
TAX ID. 1IN
MOORE BASS CONSULTING AND/OR TIMOTHY M. WORLEY DO NOT GUARANTEE THAT ALL EASEMENTS AND SUB-SURFACE 032C03049000 S
1 CALLAHAN TIMOTHY J & TONDA L 15369-196 21-50 032D01070000
IPS 1/2"

75' IMPERVIOUS S/B
CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE SHOWN. IPF CAP"
IPF 1/4" RB
WOLVERTON
RB N/F 2 LEVY MILLICENT 14038-104 21-50 032D01071000
THIS DRAWING HAS BEEN GENERATED ELECTRONICALLY. THIS MEDIA SHOULD NOT CONSIDERED RLS2283
A CERTIFIED VALID DOCUMENT UNLESS IT HAS BEEN PROPERLY SEALED, SIGNED, AND DATED BY TIMOTHY M. WORLEY IN PL 11
WRS CENTERS I LLC
N/F D.B. 13433 PG. 218
CONTRASTING COLOR OF INK PER O.C.G.A. 43-15-22. 12 PL
CHRISTIAN SHANARRA PL 13 PL TAX ID. 3 WHISNANT DANNY R 13821-321 21-50 032D01072000
D.B. 17163 PG. 171 032-01026011
THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD REVEAL ENCUMBRANCES NOT .C
SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. P.B. 21 PG. 14 PL B.O C 4 BAXTER GALEN C & COLLEEN N 14104-293 21-14 032D01073000
E.O.
TAX ID. .
THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PARTY OR ENTITY NAMED HEREON AND THE CERTIFICATION 032D01083000
DOES NOT EXTEND TO ANY OTHERS.
5 EASLEY SHARON P & ROBIN L 8215-268 21-50 032D01074000
10
THIS PLAT MAY NOT CONFORM TO THE BEARINGS AND DISTANCES RECORDED ON THE DEED AND/OR PLAT OF RECORD 6 TURNER VIRGINIA N 7838-292 21-14 032D01075000
IPF 1/2" APPROX.
DUE TO SEVERAL FACTORS INCLUDING, BUT NOT LIMITED TO, THE NATURE OF THE ADVANCES IN SURVEYING
RB DRAINAGE EASEMENT
TECHNOLOGY SUCH AS ELECTRONIC DISTANCE MEASURING DEVICES AND THE ADVENT OF SURVEY GRADE G.P.S.
MEASUREMENT EQUIPMENT. P.B. 52 PG. 179 7 AUGUSTINE MARIE E 12287-255 21-50 032D01076000

01"E
D.B. 7038 PG. 221-222
°12'
OAKWOOD VILLAGE - UN
IPF 1/2" S

S20 4.07'
THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM (N.A.D.) OF 1983(1994 ADJUSTMENT) FOR HORIZONTAL 1.95 +/- ACRES 8 BERNUY FRANCISCO 60160-96 21-50 032D01077000
RB

30' PLANTED BUFFER
DATUM AND THE NORTH AMERICAN VERTICAL DATUM (N.A.V.D.) 1988 FOR THE VERTICAL DATUM. THE USE OF G.P.S. (84,766 +/- SQ. FT.) E
38

IT 2
FENC
SURVEY MEASURING TECHNIQUES WERE USED FOR THESE DATUMS AND BASED ON THE POSITIONAL VALUES FOR THE E.O.C THE IRA CLUB FBO
VIRTUAL REFERENCE STATION NETWORK DEVELOPED BY EGPS SOLUTIONS. THE ORTHIMETRIC HEIGHTS WERE DERIVED
8 9 CHRISTOPHER ALLEN & 15610-300 21-14 032D01078000
USING THE GEOID A12. S KIMBERLY

P.B. 21 PG. 50
ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES UNLESS OTHERWISE NOTED. 10 CENTRIC LLC 13289-206 21-50 032D01079000
APPROX.
UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST ABOVE OR BELOW IPF 1IN" PERM. RETAINING WALL 11 MOTON MELBA & NATHANIEL JR 17525-293 21-14 032D01080000
GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE ACCURACY OR THOROUGHNESS OF THE UTILITIES OR OTP
N02°16'56"E & GRADING EASEMENT
STRUCTURES SHOWN HEREON. PER GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE P. IPF CAP"
773.84' P.B. 52 PG. 179 E.O. . TRICON SFR 2020-2 BORROWER
CALLED PRIOR TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. 6 D.B. 7038 PG. 219 B.O.
C WOLFERTON 12 LLC
17632-95 21-14 032D01081000
APPROX.
0.26 +/- ACRES RLS709
THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 49,634 FEET, AND AN IPF 1/2" ACCESS EASEMENT
(11,232 +/- SQ. FT.) S/B 13 TAH 2017-1 BORROWER LLC 15420-17 21-14 032D01082000
RB NG P.B. 52 PG. 179
ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE AND WAS ADJUSTED USING THE LEAST L=50.88' ILDI
SQUARES METHOD. IPF CAP" 5 0' BU D.B. 7038 PG. 224
R=146.00' WOLVERTO
THE CLOSURE PRECISION OF THE DATA SHOWN ON THE MAP OR PLAT. "THIS MAP OR PLAT HAS BEEN CALCULATED FOR CL=50.62'

OAKWOOD CIRCLE
IPF 1/2" S
CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 1,240,152 FEET" THE CLOSURE PRECISION PLACED ON CD=S59°49'01"W IPF CAP" CL S24°47'56"W
RB P.
THE SURVEY SHALL BE BASED ON AN ACTUAL MAP CLOSURE THAT HAS BEEN INDEPENDENTLY CALCULATED BY THE WOLFERTON E.O. 35.36'
IPF CAP"

REVISIONS
SURVEYOR BY USING THE BEARINGS AND DISTANCES FROM THE FACE OF THE PLAT, AND SHALL NOT BE A 4 HUDSON BRIDGE DRIVE RLS2283
FENCE E.O. . (VA
GENERALIZATION. WOLFERTON

(50' RIGHT-OF-WAY)
(PRIVATE RIGHT-OF-WAY) S20°12'13"E C
B.O. S69°47'59"W RLS709
RIA
IPF 1/2" S
62.29' 5
E 7 F-WA
ALL LOTS OR PARCELS SHOWN ON.LINEAR AND ANGULAR MEASUREMENTS WERE OBTAINED USING A TRIMBLE S6 RB APPROX. 109.95'
IPF CAP"
AT
ROBOTIC TOTAL STATION & CHAMPION TKO ROVER GPS UNIT. THE FIELDWORK WAS COMPLETED MARCH 21ST, 2022 ON PERM. SLOPE EASEMENT

ST T-O
THIS PROJECT. P.B. 52 PG. 179 P.O.B. WOLVERTO EX
3 .R
ER IGH
D.B. 7038 PG. 205 IPS 1/2"
INT LE R
0.19 +/- ACRES RB
(8,155 +/- SQ. FT.) L=14.10'
1 POINT OF INTERSECTION B
S25 26.13'
2 R=86.45' A3846.0001_BND
5' S LC HUDSON BRIDGE ROAD (VARIABLE R/W)
IPF 1/2"
S/B /W °17 CL=14.08'
RB ING '06" & INTERSTATE 75 (VARIABLE R/W) DATE 3-31-2022
ILD IPS 1/2" W
IPF 3/4" CD=S29°57'05"W
50' BU
LEGEND 1
RB S

APPROX.
RB BNT
'34"
W P.O.C. CONTRACT # A3846.0001
IPF 1/2" LL INGRESS / EGRESS
67°34 1' DRAWN BY TMW, DC
.60'
D.B. DEED BOOK E.O.P. EDGE OF PAVEMENT S 19.6
WA S
S70°59'14"W
P.B. PLAT BOOK FH FIRE HYDRANT RB IPS 1/2" 244 '06"W ACCESS EASEMENT 1
7'15"W
The Drawings, Specifications and other documents
PG. PAGE L LINE LABEL RB °10 CL
P.B. 52 PG. 179
N20°13'00"W 721.24 S77°2 4'
prepared by Moore Bass Consulting, Inc. (MB) for
S66 N23°42'02"W D.B. 7038 PG. 205 & 219 LINE NOT TO SCALE this Project are instruments of MB for use solely

Q:\A3846.0001\Survey\Boundary\A3846.0001_BND.dwg, 1OF1, dcoppock, Mar 31, 2022 - 1:46:12pm
LL LAND LOT N/F NOW OR FORMERLY N/F
0.44 +/- ACRES 395.82' 94.9 with respect to this Project and, unless otherwise
OTP OPEN TOP PIPE PKS PK NAIL SET 110.22' R /W provided, MB shall be deemed the author of these
BROWN ADRIAN M & NICOLAS C S
(19,186 +/- SQ. FT.) N54°05'42"W EX. documents and shall retain all common law,
RB REBAR S.S.E. SANITARY SEWER EASEMENT D.B. 13805 PG. 77 8"W AD statutory and other reserved rights, including the
IPF IRON PIN FOUND UTILITY EASEMENT BRICK WALL 52'4 71.58' G E RO AY) copyright.
S70° .43'
U.E. IPF PK" IPF 3/4" D
P.B. 21 PG. 50 I
BR T-OF-W
FENC
IPS 1/2" REBAR W/C LSF 001179 REFERENCE
SON
REF. TAX ID. WOLVERTON E.O. RB BNT POWER BOX 84 H
CTP CRIMP TOP PIPE C/O SEWER CLEAN OUT
032D01069000 E C. S76°29'25"W L=117.55' S20°05'06"W HUD BLE RIG
C&G CURB & GUTTER SQUARE FOOT I A 1350 KEYS FERRY COURT
(VAR
SQ. FT. L=543.84 McDONOUGH, GA 30253
R/W RIGHT OF WAY FT. FEET 42.89' R=131.46' 66.42' S73°20'07"W LSF #1179
NOW OR FORMERLY IRON PIN FOUND R=5829.58
N/F CL=113.67' 19.09' SEAL
-E- OVERHEAD POWER LINE IRON PIN SET CL=544.03
CORRUGATED METAL PIPE CALCULATED POINT
CD=S50°54'03"W
CMP CD=S70°39'42"W S73°20'07"W
SWMF STORMWATER MANAGEMENT FACILITY POWER POLE (PP) O R G I
TBM TEMPORARY BENCHMARK FIRE HYDRANT (FH) 12.62' E I ST E R E
APPROX.
P.O.B. POINT OF BEGINNING WATER VALVE (WV) R/W G EG A
WATER METER (WM)
PRIVATE ACCESS EASEMENT EX. R D
P.O.C. POINT OF COMMENCEMENT
RCP REINFORCED CONCRETE PIPE D JUNCTION BOX (JB)
P.B. 52 PG. 179 LINE NOT TO SCALE
D.B. 7038 PG. 204 No. 3360
DIP DUCTILE IRON PIPE S SANITARY SEWER MANHOLE (SSMH) IPF O
PVC POLYVINYL CHLORIDE PIPE DROP INLET (DI) 3/4" RB TI M LA N RL R
HDPE HIGH DENSITY POLYETHYLENE PIPE CONCRETE R/W MONUMENT FOUND (CMF) W/ CAP D
VE
Y EY
PL PROPERTY LINE SINGLE WING CATCH BASIN (SWCB) OT HY SU R O
CL CENTERLINE DOUBLE WING CATCH BASIN (DWCB) M. W
ID IDENTIFICATION CURB INLET (CI)
B.S.L. BUILDING SETBACK LINE HEADWALL (HW)
B.O.C. BACK OF CURB FLARED END SECTION
C CURVE LABEL LIGHT POST (LP) SHEET TITLE
CI CURB INLET YARD INLET (YI)
D.E. DRAINAGE EASEMENT SEWER CLEAN OUT (CO) GRAPHIC SCALE
AREA INLET (AI)
100 0 50 100 200 400 BOUNDARY
LINE NOT TO SCALE SURVEY

( IN FEET )
1 inch = 100 ft. 2022.03.10
SHEET

C Moore Bass Consulting 1 OF 1
Engineering Division

December 2, 2022

Re: Water and Sewer Services - Availability
Proposed Development: Apartment Complex
Property Information: Hudson Bridge Road Parcel No. 032-01026000
LL 21; District 6; 20.37+/- acres
Proposed Zoning: MFR
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

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

Water service can be made available to the property described above by way of a line extension,
as illustrated on the Conceptual Site Plan at the developer’s expense. A fire flow test calculated
in the area revealed the following data:

Static: 110 psi
Residual: 95 psi
Flow 1130 gpm
Calculated Flow @ 20 psi: 2973 gpm

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

Sewage treatment and sewer line capacity are available for the property. However, installation
of a private lift-station (proposed to be located on the developer’s site), associated force main
and gravity sewer main extension will be necessary at the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Conceptual Site Plan dated
08/24/2022 prepared by Moore Bass Consulting, Inc.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

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

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

DATE: August 15, 2024

SUBJECT: Staff Report for Variance Case #VR-2024-03--Parcel #032-01026000
on Hudson Bridge Drive, in Council District 5

I. PURPOSE

To consider a variance application (Variance Case #VR-2024-03) by Lennar Georgia,
LLC, c/o Battle Law, P.C, to request the granting of two variances for Parcel #032-
01026000 on Hudson Bridge Drive to allow for the development of a townhome
community with 140 units. Mount Zion 48, LLC is the current owner of the property, and
it contains approximately 20.367 acres. In Variance Request #1, the applicant requests
that the front yard setbacks of the townhome lots be reduced from the required 50 feet in
the MFR district to 20 feet. In Variance Request #2, the applicant requests that the side
yard setbacks of the townhome lots (between townhome buildings) be reduced from the
required 15 feet to 10 feet.

The applicant has also submitted two other applications for the subject property. For
Comprehensive Plan Amendment Case #CP-2024-01, the applicant requests that the
property’s future land use designation be changed from Medium-Density Mixed-Use to
Medium-Density Residential. For Rezoning Case #RZ-2024-01, the applicant requests
that the property be rezoned from ‘C-2’ (General Commercial) to ‘MFR’ (Multiple-Family
Residential).

An aerial photo of the subject property is shown after the Case Facts (Table 1) below.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

II. CASE FACTS (Table 1)

DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Townhome community with 140 fee simple units.
Parcel Identification: 032-01026000 (no address).
Parcel Acreage: +/- 20.367 acres.
Land District and Land Lot: District 6, Land Lot 21.
Applicant: Lennar Georgia, c/o Battle Law, P.C.
Owner: Mount Zion 48, LLC.
Current City Zoning: C-2 and Parkway Mixed-Use Overlay District.
Surrounding Zoning: • North—MFR (Multiple Family Residential).
• Northwest—SR (Suburban Residential).
• East—C-2 & C-3 (General Commercial & Heavy
Commercial).
• South—C-2 (General Commercial).
• Southeast—C-2 & C-3 (General Commercial & Heavy
Commercial).
• West—Outside of the City. Zoned ‘RD’ & ‘RM’ (Residential-
Duplex & Residential-Multifamily) by Henry County.
• Southwest—Outside of the City. Zoned ‘C-2’ (General
Commercial) by Henry County.
City Land Use Designation: Medium-Density Mixed-Use.
Current Use: Vacant.
Surrounding Land Uses: • North—St. Ives Apartments.
• Northwest—St. Margrit Subdivision.
• East—Walmart and adjacent Centre @ Stockbridge
Shopping Center.
• South—Commercial uses fronting onto Hudson Bridge
Road, including J & J Liquor and Western Union.
• Southeast—Retail uses (Taco Bell and QuikTrip)
outside the City, with access from Hudson Bridge Dr.
• West—Oakwood Village Subdivision, outside City).
Property Location: To the rear of 1590 Hudson Bridge Road. Property has
no access to any public street. Access exists from
Hudson Bridge Drive, an internal street for the adjacent
Centre @ Stockbridge shopping center, which includes
Walmart. A portion of this street actually is part of the
subject property.
Property Conditions: Vacant land; mostly wooded. The eastern portion of
site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. Site
includes a portion of Hudson Bridge Drive, which was
granted an easement.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

AERIAL PHOTO OF SUBJECT PROPERTY

III. PROPERTY AND ZONING HISTORY
A. Restrictive Covenant. The subject property was previously owned by Baptist
Retirement Communities of Georgia, who sold it in 2005. Before doing so, a restrictive
covenant, dated April 26, 2004, was prepared and filed with the Henry County Superior
Court (in Book 7028, Page 237). It prohibited the use of the subject property for retail
uses. This restriction expired, however, on March 31, 2008.

B. Walmart Master Development Plan and DRI. The subject property was originally a
part of a Master Development Plan (Centre @ Stockbridge) with a Wal-Mart Supercenter
as a mixed-used development for a total of 70.16 acres. The entire property was annexed
by the City of Stockbridge in 2002. The subject site as a part of the Master Plan was
described as “Tract 2.” Tracts 1 and 2 were annexed as C-2 (Commercial – Medium
Density) and C-3 (Heavy Commercial). Tracts 1 and 2 were further subdivided on

February 4, 2004, creating a “new” Tract 2 as a part of the Walmart Development. The
original Tract 2 would become a “stand-alone” parcel for future development. The Master

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

Development Plan initially allowed the subject site to have access from Hudson Bridge
Road, but outparcels were later created, and this removed the site’s access to Hudson
Bridge Road. A Development of Regional Impact Analysis (DRI #481) was completed on
the Master Development Plan, including the subject site, on November 21, 2003, and a
Development Agreement was also prepared. Per the DRI for the entire Plan area, “The
site shall be mixed-use and contain a minimum of 200 residential units and a maximum
of 343,500 square feet of commercial/office/retail space.” However, DRI officials have
stated that DRI conditions have no effect after ten years.

C. Previous Parcel Split and Easement Creation. Wolverton & Associates of Duluth,
Georgia created a series of drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the subject property was split
into two Tracts, with Tract 1 representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the current site) losing its access
from Hudson Bridge Drive. However, ten easements were created along and adjacent to

WALMART MASTER DEVELOPMENT PLAN AREA

Hudson Bridge Drive, including an easement to allow a portion of Hudson Bridge Drive,
which is a private street, and which is actually contained within the boundaries of the
subject site, to be used by the public for access to the surrounding commercial properties.
The fact that this portion of Hudson Bridge Drive is located within the site boundaries is
confirmed today by the aerial photo of the site from the Henry County Tax Assessors’
records.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

D. Recent Zoning Activity: RZ-2019-04 and RZ-2020-01 by TPA Residential. A
rezoning of the subject property from C-2 (General Commercial) to MUND (Mixed-Use
Neighborhood Development) was sought by TPA Residential (c/o Falcon Design
Consultants, LLC) in 2019 via RZ-2019-04 to allow for a mixed-use development to
contain 118 townhomes plus small commercial uses. The Planning and Zoning Staff, as
well as the Planning Commission (at their September 14, 2019 meeting) both
recommended the approval of this case, with conditions. However, at the subsequent City
Council meeting on October 14, 2019, the applicant announced that he wanted to
withdraw his application. TPA Residential returned to the City with a revised rezoning
application via RZ-2020-01. This time, the applicant wanted to build a purely residential
development, containing 147 townhomes only. GRTA determined that an updated DRI
review was not required since the proposed density would be less than what the Walmart
Master Development Plan called for. The Staff recommended approval with conditions,
as did the Planning Commission at its June 25, 2020 meeting; but the City Council denied
the case at its meeting on July 13, 2020.

PREVIOUS PARCEL SPLIT AND EASEMENT CREATION

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

E. Recent Zoning Activity: RZ-2022-08 by Carter Acquisitions. In 2022, a new
developer, Carter Acquisitions, LLC, c/o Battle Law, PC, sought to rezone the subject
property via RZ-2022-08 from C-2 to MFR (Multiple Family Residential) to allow for the
development of a townhome community containing 330 units. The proposed density was
16.2 units per acre, which exceeded the allowable density of 16.0 units per acre for the
proposed High-Density Residential future land use designation. The applicant needed to
reduce the number of units by eliminating four units to meet the maximum allowable
density. But the applicant never returned with a new site plan having a reduced density.
After an extended period of time, the applicant withdrew their application, along with
Comprehensive Plan Amendment application #CP-2022-07.

STREET VIEW OF SOUTHWEST CORNER OF SITE

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

STREET VIEW OF SITE TOWARD SOUTHEAST CORNER

Shown below are the Zoning Map, the Future Land Use Map, and the Boundary Survey for
the subject property.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

2024 CITY OF STOCKBRIDGE ZONING MAP

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

2024 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
10

BOUNDARY SURVEY
Hudson Bridge Drive is located at the southern end of the property.

PROPOSED DEVELOPMENT

A. Project Size. The applicant has submitted a site plan which was prepared by Moore
Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson
Bridge Townhomes; Stockbridge, GA.” According to an inset box, entitled “Site Data”, on
the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would
be required to designate at least 15 percent of the total site area as open space, and the
applicant would substantially exceed that amount by designating about 41 percent of the
site area as open space (8.37 acres of the total site area of 20.367 acres). The impervious
area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-
street parking spaces would be provided, which would meet the requirements. However,
the required front and side yard setbacks would not be met for the requested MFR district,
as is shown in the table below. The applicant has submitted a variance application to

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
11

request the reduction in the front yard setbacks of the townhome lots from the MFR
District’s required 50 feet to 20 feet, and to reduce the side yard setbacks (between
townhome buildings) from the required 20 feet to 10 feet. The analysis of the merits of
these variance requests are presented in the Staff Report for Variance Case #VR-2024-
03.

Table 2--Required Versus Proposed Setbacks in the Requested MFR District

MFR District Setback Proposed Meets MFR
Requirements: Setbacks: Requirements?
Front Yard Setbacks – 50 feet Front Yard Setbacks – 20 feet No
Side Yard Setbacks – 20 feet Side Yard Setbacks – 10 feet No
Rear Yard Setbacks – 20 feet Rear Yard Setbacks – 20 feet Yes

B. Site Plan Design. The submitted site plan shows that the development site would
have two accesses, including the main entrance off Hudson Bridge Drive and a secondary
access at Oakwood Drive to the northwest. A swimming pool, clubhouse, and guest
parking would be provided near the main entrance, and a detention pond would be
situated near the pool. No mail kiosk has been shown. The project entrance street would
make a loop toward the rear of the property, where three other guest parking lots and an
unspecified small amenity would be provided. A second detention pond would be located
at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section
4.6.3A of the Stockbridge UDC requires the provision of a 25-foot zoning buffer between
multifamily developments and single-family-zoned districts. Thus, this buffer should be
provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog
parks have been indicated on the site plan.

C. Utilities Facilities. The applicant received a letter from the Henry County Water
Authority, which was dated June 21, 2024, in response to the applicant’s submitted
application for a water and sewer availability letter. The findings and requirements of the
Authority’s letter are listed below, which the developer would need to comply with if RZ-
2024-01 is approved.

1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the
developer would be required to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, to meet the Authority’s standards, and
then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the
letter (June 21, 2024), and any deviation in zoning that would increase the
project density or usage would void the letter and require a re-evaluation.

D. Traffic Impact Study. The applicant submitted a Traffic Impact Study to the Planning
& Zoning Office on June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
12

SEI Engineering, Inc., in collaboration with Acampora Traffic, LLC. Findings of the Study
are presented in the Staff Report for RZ-2024-01. The conclusion of the Study was that
the proposed development would only slightly increase traffic volumes within the vicinity
of the subject property, and that no additional traffic improvements would be needed.

E. Townhome Lots, Buildings, and Designs. An inset on the applicant’s site plan
shows that the proposed townhome lots would have a depth of 100 feet. The smaller
townhome lots would be 20 feet wide and would be located toward the rear of the
property, while the larger townhome lots would be 24 feet wide and would be located at
the front of the property. The requested MFR zoning district requires front yard setbacks
of 50 feet, but the townhome lots drawings show distances of only 20 feet from the fronts
of the buildings to the right-of-way lines. For this reason, the applicant has requested a
variance to reduce the front yard setbacks to only 20 feet. The MFR district also requires
a minimum spacing of 20 feet between townhome buildings, but the applicant has
requested a variance to reduce the side yard setbacks of the townhome lots to 10 feet.
The proposed townhome renderings from the applicant, which are shown below, indicate
that the smaller townhome buildings would have one-car garages and the larger
townhome buildings would have two-car garages.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
13

PROPOSED SITE PLAN -- FULL SHEET (View from the South)

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
14

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
15

PROPOSED SITE PLAN – TOWNHOME LOT DETAILS

NOTES: All 140 townhome lots would be 100 feet deep. There would be 101 larger lots
(71% of the total) and 39 smaller lots (29% of the total). The larger townhome units would be
24 feet wide and have two-car garages, while the smaller townhome units would be 20 feet
wide and have one-car garages.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
16

RENDERINGS OF PROPOSED TOWNHOME BUILDINGS

Smaller Townhome Buildings (20 Feet Wide) with One-Car Garages:

Larger Townhome Buildings (24 Feet Wide) with Two-Car Garages:

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
17

IV. ANALYSES OF VARIANCE REQUESTS

Section 10.1.3 of the Stockbridge Unified Development Code (UDE) lists the criteria which
are to be considered for deciding variances. A variance may be granted only upon a
finding by the Mayor and City Council that all of eight identified conditions would be met.
These eight conditions will be discussed in the analysis below for each of the applicant’s
two requested variances.

1. Analysis of Variance Request #1. For Variance Request #1, the applicant requests
that the front yard setbacks of the townhome lots be reduced from the required 50 feet in
the MFR district to 20 feet.

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

The subject property does have an unusual shape, and the presence of a creek, wetlands,
and a steep drop-off in the southeastern corner of the property make certain areas of the
property unbuildable. This limits the remaining available land on which to build, resulting
in fewer units being built than would otherwise be the case. However, the applicant’s
application has not stated why such a large reduction in the front yard setbacks is needed
for each lot—from 50 feet down to 20 feet. From the “Townhouse Detail” inset drawing
on the submitted site plan, it appears that there would be only about 5 feet between the
proposed 20-foot driveway setback and the sidewalk. Since standard parking spaces are
20 feet long, parked vehicles could protrude into that 5-foot area, which could be
undesirable for pedestrians.

Criterion “B”— A literal interpretation of the provisions of this unified development code
would deprive the applicant of rights commonly enjoyed by owners of other properties
located in the same zoning district.

While the Stockbridge City Council has approved reductions in the front yard setbacks of
the townhome lots for other properties in the MFR district, in the past five years, the City
Council has not approved any variances for a front yard setback reduction down to just
20 feet. Reductions down to 25 feet have been granted only a few times. Further, an
ordinance is currently pending before the Stockbridge City Council to make revisions to
the MFR district regulations. Included within that ordinance is a staff recommendation that
the required front yard setbacks within the MFR district be at least 30 feet. The applicant
has not provided any justification for reducing the front yard setbacks to less than 30 feet.

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

Since the requested front-yard variance reduction would be down to only 20 feet, this
would be a greater reduction than has been granted for other properties in MFR districts

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
18

in the City. The granting of Variance Request #1 would therefore cause the applicant to
enjoy a special privilege, with no apparent urgent need being given to do so, in terms of
the design of the proposed development.

Criterion “D”—The variance will be consistent with the purposes and intent of this unified
development code, will be compatible with uses on neighboring properties, and will serve
the public welfare.

There is no apparent reason for granting a front-yard setback reduction down to 20 feet,
thus its consistency with the purposes and intent of the UDC cannot be determined.
Further, such a reduction would not be compatible with the single-family neighboring
properties to the west, in the Oakwood Manor Subdivision, and any potential benefits to
the public welfare are unknown.

Criterion “E”—The extraordinary circumstances are not the result of actions of the
applicant.

The physical characteristics of the subject property (the presence of a creek, floodplain
areas, and steep topography) are not the result of any actions of the applicant. Their
presence, though, does not automatically justify a front-yard setback variance reduction
down to 20 feet.

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

Without the granting of Variance Request #1, the land could still be used for building a
smaller townhome development with larger but fewer townhome lots.

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

The applicant is not requesting the granting of Variance Request #1 to allow any types of
uses on the existing vacant land that are prohibited within the applicant’s requested MFR
zoning district.

2. Analysis of Variance Request #2. For Variance Request #2, the applicant requests
that the side yard setbacks of the townhome lots be reduced from the required 15 feet to
10 feet.

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

The subject property does have an unusual shape, and the presence of a creek, wetlands,
and a steep drop-off in the southeastern corner of the property make certain areas of the

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
19

property unbuildable. This limits the remaining available land on which to build, resulting
in fewer units being built than would otherwise be the case. However, the applicant’s
application has not stated why the reduction in the side-yard setbacks would be needed.
Presumably, it would just be to allow more townhome units to be built on the property.

Criterion “B”— A literal interpretation of the provisions of this unified development code
would deprive the applicant of rights commonly enjoyed by owners of other properties
located in the same zoning district.

Within the past five years, the Stockbridge City Council has approved reductions in the
side yard setbacks of townhome lots for other properties in the MFR district. However,
the applicant has not demonstrated why any side-yard setback reductions are needed in
designing the proposed development.

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

The granting of Variance Request #2 may not be viewed as a special privilege, compared
to owners of other properties within the MFR zoning district, since other property owners
have been granted similar variance requests.

Criterion “D”—The variance will be consistent with the purposes and intent of this unified
development code, will be compatible with uses on neighboring properties, and will serve
the public welfare.

There is no apparent reason for granting a side-yard setback reduction down to 10 feet
from the required 15 feet, thus its consistency with the purposes and intent of the UDC
cannot be determined. However, this reduction of only 5 feet would not be significant,
and no potential detriments to the public welfare have been identified.

Criterion “E”—The extraordinary circumstances are not the result of actions of the
applicant.

The physical characteristics of the subject property (the presence of a creek, floodplain
areas, and steep topography) are not the result of any actions of the applicant. Their
presence, though, does not automatically justify a side-yard setback variance reduction
down to 10 feet. However, no apparent harm in doing so has been identified.

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

Without the granting of Variance Request #2, the land could still be used for building a
smaller townhome development with larger but fewer townhome lots.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
20

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

The applicant is not requesting the granting of Variance Request #2 to allow any types of
uses on the existing vacant land that are prohibited within the applicant’s requested MFR
zoning district.

V. CONCLUSIONS

The applicant has cited a general need for setback reductions on the subject property
due to the unusual shape of the property, as well as the presence of a creek, floodplains,
and steep topography. The granting of the two requested variances would presumably
allow a greater number of townhomes to be built on the property. But the specific
justifications for the requested variances, in terms of designing the site plan, have not
been given. For Variance Request #1, the applicant is requesting a greater front-yard
setback reduction (down to only 20 feet) than has been granted to any other MFR district
applicants within the past five years. For Variance Request #2, the requested side-yard
setback reduction would not be significant, and although no specific justification has been
given by the applicant for doing so, no evident harm in granting this request has been
identified, either.

VI. RECOMMENDATIONS

1. For Variance Request #1, the Planning & Zoning Staff makes two recommendations,
as follows:

a. The denial of the applicant’s request to reduce the front yard setbacks of the
townhome lots from the required 50 feet down to only 20 feet in the MFR zoning
district.
b. The approval of a reduction in the front yard setbacks of the townhome lots to 30
feet.

2. For Variance Request #2, the Planning & Zoning Staff recommends the approval of
this request to reduce the side yard setbacks from the required 15 feet to 10 feet for
the proposed townhome lots.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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:
VARIANCE CASE #VR-2024-03: Variance Request #2. To consider a request to reduce the
required side yard setbacks of proposed townhome lots from the required 15 feet to 10 feet as part
of a townhome development containing 140 units on 20.37 +/- acres. The applicant is Lennar
Georgia, LLC.

BACKGROUND INFORMATION:
The applicant has also applied for Comp. Plan Amend. Case #CP-2024-01, Rezoning Case #RZ-2024-01, & Variance
Case #VR-2024-03: Variance Request #1 (reduction in the front yard setbacks).

Staff Recommendation--Approval.
Planning Commission Recommendation on 05/16/24--N/A; application not yet submitted.
City Council Action on 06/10/24--N/A; application not yet submitted.
Planning Commission Recommendation on 08/15/24--Automatic denial since CP-2024-01 was denied.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
VARIANCE CASE #VR-2024-03: Variance Request #1.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

DENIAL OF FRONT YARD SETBACK REDUCTION TO 20 FEET, BUT APPROVAL FOR 30 FEET.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 032-01026000 Class C Owner MOUNT ZION Land $1.12019e+006
Property Acreage 20.367 Address 48 LLC Value:
Address 1 WOODY Building $0 Last 2 Sales
District City/Stockbridge TRAIL Value: Date Price Reason Qual
MABLETON Misc $0 4/29/2022 $556,000 OTHER U
GA 30126 Value: 11/1/2010 $0 CORPORATE U
Total $1120185
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: 4/23/2024
Last Data Uploaded: 4/22/2024 9:15:03 PM

Developed by
Presentations for CP-
2024-01, RZ-2024-
01, VR-2024-03

Mayor and Council: September 9, 2024
• Applicant: Lennar Georgia, c/o Battle Law, P.C.
• Owner: Mount Zion 48, LLC.

Case
• Number of Proposed Units Per Acre: 6.87 units per acre
• Address of Property: Hudson Bridge Drive
• Number of Acres: 20.367 acres

Facts • Project Characteristics: Vacant land; mostly wooded. The eastern
portion of site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot impervious setback
as part of a nearby stream. Site includes a portion of Hudson Bridge
Drive, which was granted an easement.
• Current Future Land Use Designation: Medium-Density Mixed-Use.
• Current Zoning of Property: C-2 (General Commercial)
• Sign Posting: July 16, 2024
AERIAL
PHOTO OF
SUBJECT
PROPERTY
Aerial
Photo
with Site
Plan
STREET
VIEW OF
SOUTHWEST
CORNER OF
SITE
STREET VIEW
OF SITE
TOWARD
SOUTHEAST
CORNER
PROPERTY AND ZONING
HISTORY
Walmart Master
Development Plan
and DRI
The subject property was originally a part of a Master
Development Plan (Centre @ Stockbridge) with a Wal-Mart
Supercenter as a mixed-used development for a total of
70.16 acres. The entire property was annexed by the City
of Stockbridge in 2002. The subject site as a part of the
Master Plan was described as “Tract 2.” Tracts 1 and 2
were annexed as C-2 (Commercial – Medium Density) and
C-3 (Heavy Commercial). Tracts 1 and 2 were further
subdivided on February 4, 2004, creating a “new” Tract 2
as a part of the Walmart Development. The original Tract 2
would become a “stand-alone” parcel for future
development. The Master Development Plan initially
allowed the subject site to have access from Hudson
Bridge Road, but outparcels were later created, and this
removed the site’s access to Hudson Bridge Road. A
Development of Regional Impact Analysis (DRI #481) was
completed on the Master Development Plan, including the
subject site, on November 21, 2003, and a Development
Agreement was also prepared. Per the DRI for the entire
Plan area, “The site shall be mixed-use and contain a
minimum of 200 residential units and a maximum of
343,500 square feet of commercial/office/retail space.”
However, DRI officials have stated that DRI conditions have
no effect after ten years.
Previous Parcel Split and
Easement Creation
Wolverton & Associates of Duluth, Georgia created a series of
drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the
subject property was split into two Tracts, with Tract 1
representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the
current site) losing its access from Hudson Bridge Drive.
However, ten easements were created along and adjacent to
Hudson Bridge Drive, including an easement to allow a portion
of Hudson Bridge Drive which is a private street, and which is
actually contained within the boundaries of the subject site, to
be used by the public for access to the surrounding
commercial properties. The fact that this portion of Hudson
Bridge Drive is located within the site boundaries is confirmed
today by the aerial photo of the site from the Henry County
Tax Assessors’ records.
PROPOSED
DEVELOPMENT
INFORMATION
• Project Size: The applicant has submitted a site plan which was prepared by Moore Bass Consulting on 02/29/24,
representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge, GA.” According to an inset
box, entitled “Site Data”, on the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would be required to designate at
least 15 percent of the total site area as open space, and the applicant would substantially exceed that amount by
designating about 41 percent of the site area as open space (8.37 acres of the total site area of 20.367 acres). The
impervious area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-street parking
spaces would be provided, which would meet the requirements. However, the required front and side yard setbacks
would not be met for the requested MFR district, as is shown in the table below. The applicant has submitted a variance
application to request the reduction in the front yard setbacks of the townhome lots from the MFR District’s required 50
feet to 20 feet, and to reduce the side yard setbacks (between townhome buildings) from the required 20 feet to 10 feet.
The analysis of the merits of these variance requests are presented in the Staff Report for Variance Case #VR-2024-03.
• Site Plan Design: The submitted site plan shows that the development site would have two accesses, including the main
entrance off Hudson Bridge Drive and a secondary access at Oakwood Drive to the northwest. A swimming pool,

Development
clubhouse, and guest parking would be provided near the main entrance, and a detention pond would be situated near
the pool. No mail kiosk has been shown. The project entrance street would make a loop toward the rear of the
property, where three other guest parking lots and an unspecified small amenity would be provided. A second detention

Information
pond would be located at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section 4.6.3A of the Stockbridge UDC
requires the provision of a 25-foot zoning buffer between multifamily developments and single-family-zoned districts.
Thus, this buffer should be provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog parks have been indicated on the
site plan.
• Utilities Facilities: The applicant received a letter from the Henry County Water Authority, which was dated June 21,
2024, in response to the applicant’s submitted application for a water and sewer availability letter. The findings and
requirements of the Authority’s letter are listed below, which the developer would need to comply with if RZ-2024-01 is
approved.
1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the developer would be required to
pay for an offsite sanitary sewer line extension, including the acquisition of easements, to meet the Authority’s
standards, and then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the letter (June 21, 2024), and any
deviation in zoning that would increase the project density or usage would void the letter and require a re-
evaluation.
• Traffic Impact Study: The applicant submitted a Traffic Impact Study to the Planning & Zoning Office on
June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by SEI Engineering, Inc., in collaboration
with Acampora Traffic, LLC. The study evaluated existing traffic conditions within the vicinity of the
subject property, used a standard growth factor to make projections on future traffic conditions in the
vicinity if the proposed development does not occur (the “no-build” scenario). After that, the study
made traffic projections based on anticipated future traffic conditions plus the expected addition of new
traffic from the proposed townhome development, and also considering the effects of the completion of
various planned road improvements to be made by Georgia DOT in the vicinity. Traffic counts were
collected at five intersections near the subject property on May 30, 2024, when area schools were in
recess. The counts were taken during the morning (7-9 AM) and afternoon (4-6 PM) peak hours. The
study stated that acceptable traffic conditions were found at all of the traffic count locations. In the no-

Development build scenario, most of the intersections that were studied appeared to operate in a satisfactory manner,
except for the afternoon peak hour for the intersection of Hudson Bridge Drive at Hudson Bridge Road,
as well as Hudson Bridge Road at Flippen Road, which would both operate at Level of Service E. This
Information situation could be improved by adding a second westbound turn lane toward Flippen Road. Additional
roadway pavement is already available for such purpose, so it only needs to be restriped (in conjunction
with alterations to the timing of the traffic signal at the intersection of Hudson Bridge Road and Flippen
(cont.) Road). The study recommended that this improvement take place whether or not the proposed
townhomes are built. The Traffic Impact Study projected that the proposed 140 townhomes on the
subject property would generate 1,016 trips per weekday, including 67 trips during the morning peak
hour and 80 trips during the afternoon peak hour. These data are presented in the table below, with a
further breakdown of the numbers of AM and PM trips being generated going in and out of the proposed
development. Future traffic operations in the vicinity, with the addition of trips from the proposed
townhome development, would have “a slight deterioration in operations at each study intersection.” As
with the no-build scenario, the intersections of Hudson Bridge Drive with Flippen Road and with Hudson
Bridge Drive would operate at Level of Service E during the PM peak hour if the townhomes are built.
But since the Hudson Bridge Road/Hudson Bridge Drive Intersection features a side street which would
operate poorly only for the southbound direction during the PM peak hour, the Study did not
recommend that any traffic improvements be made, especially since drivers at that intersection would
have the option of travelling to the traffic signal at the Hudson Bridge Road / Western Parallel Connector
Intersection to make turns. The addition of a westbound left-turn lane from Hudson Bridge Road to
Flippen Road was recommended, whether or not the townhomes are developed.
• Townhome Lots, Buildings, and Designs: An inset on the applicant’s site plan
shows that the proposed townhome lots would have a depth of 100 feet.
The smaller townhome lots would be 20 feet wide and would be located

Development toward the rear of the property, while the larger townhome lots would be 24
feet wide and would be located at the front of the property. The requested
MFR zoning district requires front yard setbacks of 50 feet, but the
Information townhome lots drawings show distances of only 20 feet from the fronts of
the buildings to the right-of-way lines. For this reason, the applicant has
(cont.) requested a variance to reduce the front yard setbacks to only 20 feet. The
MFR district also requires a minimum spacing of 20 feet between townhome
buildings, but the applicant has requested a variance to reduce the side yard
setbacks of the townhome lots to 10 feet. The proposed townhome
renderings from the applicant, which are shown below, indicate that the
smaller townhome buildings would have one-car garages and the larger
townhome buildings would have two-car garages.
PROPOSED
SITE PLAN
Smaller
Townhome
Buildings (20
Feet Wide)
with One-Car
Garages:
Larger
Townhome
Buildings (24
Feet Wide)
with Two-Car
Garages:
PROPOSED SITE PLAN –
TOWNHOME LOT
DETAILS

• All 140 townhome lots would be
100 feet deep. There would be
101 larger lots (71% of the total)
and 39 smaller lots (29% of the
total). The larger townhome
units would be 24 feet wide and
have two-car garages, while the
smaller townhome units would
be 20 feet wide and have one-car
garages.
Presentation
for CP-2024-
01
Applicant’s Request

The applicant requests a Comprehensive Plan
Amendment to change the subject property’s future
land use designation from Medium-Density Mixed-
Use to Medium-Density Residential to allow for the
construction of a 140-unit townhome development.
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
The current land use designation of Medium-Density
Mixed-Use is incompatible with the applicant’s
requested rezoning of the property to MFR (Multiple-
Family Residential).
2024 CITY OF
STOCKBRIDGE
FUTURE LAND
USE MAP
SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use Designation

St. Ives Apartments
Property to the North High Density Residential
St. Margrit Subdivision

Commercial uses fronting onto Hudson Bridge Road, Medium Density Mixed Use;
Property to the South
including J & J Liquor and Western Union.
High Density Residential
Hudson Bridge Townhomes

Property to the East Adjacent shopping center Medium Density Mixed Use

Oakwood Village Subdivision Medium-Density Residential
(Henry County Future Land Use Map)

Property to the West Medium-Density Residential
Oakwood Manor Subdivision (Henry County Future Land Use Map)
SURROUNDING LAND USE DENSITIES

Name of Subdivision Units Estimate Density Per Acres
St. Ives Apartments 1 unit per acre
19

St. Margrit Subdivision 3 units per acre
54

Hudson Bridge Townhomes 1 unit per acre
13

Oakwood Village Subdivision 4.5 units per acre
45

Oakwood Manor 1 unit per acre
41

Lennar Georgia, LLC. 6.87 units per acre
140
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map
shows a future land use designation for the subject property of “Medium-Density Mixed-Use”,
Staff Analysis which is intended for commercial areas or mixed-use developments containing mostly commercial
uses. But since the applicant only proposes to include residential uses, the current land use

(Section 9.2.7 of
designation of Medium-Density Mixed-Use would not be consistent with the Comprehensive Plan.
The applicant has therefore requested a Comprehensive Plan amendment, via Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential for an exclusive

The Unified
residential development, which allows densities of 4 to 7.99 units per acre. This would include the
applicant’s proposed density of 6.87 units per acre.
Development
Relation to the Zoning of the Property: Although the applicant’s requested MFR zoning would be
consistent with the property’s current Medium-Density Mixed-Use future land use designation, a
change to Medium-Density Residential would be more appropriate since the proposed

Code)
development would only contain a residential use and no commercial uses. Further, the Medium-
Density Residential specifies a density range of 4 to 7.99 units per acre, which would be appropriate
for the proposed development’s density of 6.87 units per acre.
3. Suitability of the Site’s Location: The proposed ‘Medium-Density Residential’ future land use
designation would be compatible with the adjacent Medium-Density Residential designation of the
Oakwood Manor Subdivision to the west. Furthermore, the requested MFR rezoning of the
property, which calls for multifamily uses, would be compatible with the Oakwood Manor
Subdivision’s Henry County zoning of ‘RM’ (Residential Multifamily).
4. Maintaining the Current Land Use Designation: Due to the location of the subject property
adjacent to major commercial uses along a major commercial corridor, as well as the large size of
the property, it is unlikely that the types of uses that are intended for areas having the Medium-
Density Mixed-Use designation would be developed on this property. Those uses include “two to
three story buildings, combining street-level commercial/retail/office uses with second and third
stories accommodating office or lofts/apartments/condominiums.”
Staff Recommendation
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment for Parcel #032-01026000 on the
north side of Hudson Bridge Drive, via CP-2024-01, would be
necessary and desirable for the subject property, in conjunction with
the requested rezoning of the property to MFR via RZ-2024-01, to
allow for the proposed townhome development. Therefore, the
Planning and Zoning staff recommends the APPROVAL of CP-2024-01.
Presentation for
RZ-2024-01
Applicant’s Rezone from ‘C-2’ (General
Request Commercial) to ‘MFR’ (Multiple Family
Residential) to allow for the
development of a townhome
community with 140 units.
2024 CITY OF
STOCKBRIDGE
ZONING MAP
PARKWAY
MIXED-USE
OVERLAY
DISTRICT
MAP
1. Consistency with the Comprehensive Plan: The 2024-2028 Five-Year Update to the Stockbridge
Comprehensive Plan calls for the development of additional housing in the City, and the proposed
townhome development would help to meet that need. The companion Future Land Use Map shows a
future land use designation for the subject property of “Medium-Density Mixed-Use”, to include both
residential and commercial uses. But since the applicant only proposes to include residential uses, the
applicant has requested a Comprehensive Plan amendment application, comprising Case #CP-2024-01, to
change the property’s future land use designation to Medium-Density Residential, which allows densities
of 4 to 7.99 units per acre, which includes the applicant’s proposed density of 6.87 units per acre. The
consistency of the proposed development with the Comprehensive Plan is further discussed within the

Staff Analysis 2.
staff report for CP-2024-01.
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

(Section 9.2.1 C of the City of Stockbridge Unified Development Code (UDC): The rezoning of the subject property to the
requested ‘MFR’ (Multiple Family Residential) district is necessary because the proposed townhome
development is not permissible under the property’s existing C-2 zoning. The MFR district permits
townhome development, as does the PMU (Parkway Mixed-Use Overlay District), wherein the property

The Unified lies. Although the intent of the MFR district is for new developments to be located on streets having a
classification of ‘collector’ or higher, and Hudson Bridge Drive is only a local street, the property is located
in close proximity to Hudson Bridge Road, an arterial road with a signalized intersection near the property.
Further, the subject property is part of the Walmart Master Plan area, and the property originally

Development 3.
extended to Hudson Bridge Road but was later subdivided into two tracts, thereby removing its direct
access to Hudson Bridge Road.
Potential positive effects of the rezoning amendment on the character of the proposed zoning district, a

Code) particular piece of property, neighborhood, a particular area, or community: The subject property has
remained vacant even after the Walmart Master Development Plan was prepared in 2003. A restrictive
covenant was imposed by the Baptist Retirement Communities of Georgia on the subject property to
prohibit the development of retail uses. Yet, even after its expiration in 2008, no retail development has
taken place on the site, despite its permissible C-2 zoning. This suggests that the immediate vicinity may
have already reached its saturation point for retail uses. Although the C-2 district also allows other types
of non-retail commercial uses, many of them are not permitted in the PMU district. Further, even if they
were allowed, such uses most likely would need to have direct frontage onto Hudson Bridge Road to
attract customer traffic, which the subject site does not offer. Existing commercial uses to the south and
east of the site would have access to potential new customers from the proposed townhome
development, thereby increasing their business revenues. In addition, the new townhome residents would
have convenient access to the adjacent commercial uses within the Walmart and Centre@ Stockbridge
Shopping Center.
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 eastern portion of the subject site
contains steep topography, wetlands with a 25-foot state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. The developer should take appropriate steps to protect this
environmentally-sensitive area, and to facilitate drainage.
Staff Analysis
(Section 9.2.1 5. The impacts of the proposed development upon adjacent property owners, should the
request be granted: To protect the residents of the existing Oakwood Manor Subdivision to

C of The
the west, the secondary access that is shown at the northwest corner of the site, onto
Oakwood Drive, it is recommended that the secondary access be designated for emergency
access only, with a locked gate. To meet the requirements of the Buffer Area Standards in

Unified
Section 4.6.3 of the UDC, a 25-foot-wide zoning buffer should be provided along the
western property line, plus a fence and tall trees. The proposed development is likely to be
a positive impact on the adjacent commercial businesses, whereby the new townhome

Development residents could represent new customers at those businesses, thereby bringing additional
revenues to the businesses.

Code)
6. The potential impact of the rezoning on City infrastructure, including the water and
sewage system: The applicant obtained a letter from the Henry County Water Authority,
which was dated June 21, 2024. While water service could be made available with a water
line extension, the developer would need to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, and then convey that extension to the Authority.
Further, if any zoning or site plan changes occurred within 365 days of the date of the letter,
then the specifications of the letter would be void and a re-evaluation would be required.
The developer would therefore need to meet the stated requirements upon any approval of
the rezoning of the subject property.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes: The submitted site plan shows that the proposed
development would have two accesses. The main access would be via Hudson Bridge Drive
at the southern end of the property, which is an internal, private street supporting the
Walmart and Centre@Stockbridge Shopping Center. Several easements were previously
created to facilitate the site’s access from the existing traffic signal at Hudson Bridge Road.
The Development Agreement governing Tract 1 (Walmart development) stated that the City
acknowledged that the use of the created easement along Hudson Bridge Drive for access
into the subject site could also serve as the means for access to Hudson Bridge Road. Traffic
from the site would be able to utilize two nearby traffic signals on Hudson Bridge Road. The
closest one is located at Hudson Bridge Drive, adjacent to the existing QuikTrip store and
Taco Bell restaurant; and the second one is located at the Walmart driveway entrance. The AM 24-
two traffic signals would facilitate turning movements. A paved sidewalk is present along AM Peak,
Peak, AM Peak, PM Peak, PM Peak, PM Peak, Hour
Hudson Bridge Drive, which would facilitate pedestrian travel to the surrounding retail stores. Going In
The submitted site plan also shows the provision of a secondary access to the northwest, to Going Total Going In Going Out Total 2-Way
connect with Oakwood Drive. However, to prevent any adverse traffic impacts on the Out Total
adjacent Oakwood Manor Subdivision, this should be designated as an emergency access
only, with a gate. The applicant submitted a Traffic Impact Study, which was prepared on June 17 50 67 47 33 80 1,016
20, 2024. Traffic counts were taken on May 30, 2024 at five nearby intersections, when area
schools were in recess. The findings of the Study indicated that traffic conditions are
acceptable at most of the intersections, and that they would only have a “slight
deterioration” if the proposed townhomes were constructed on the subject property.
Although the Hudson Bridge Drive/Flippen Road Intersection would operate at Level of
Service E, with or without the townhomes, this could be improved if an additional
westbound, left-turn lane were to be provided in the westbound approach to the
intersection. Extra pavement is already available for this improvement, and it only needs to
be restriped, along with modifications begin made to the signal timing at that intersection.
While southbound traffic from the proposed development would incur substantial delays on
Hudson Bridge Drive during the afternoon peak hour, drivers could lessen their delays by
instead using the traffic signal at the Hudson Bridge Drive/Western Parallel Connector. The
Study therefore did not recommend that any other traffic improvements be made.
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

Staff Analysis objective of the comprehensive plan: The Walmart Master Plan called for a multifamily
development containing at least 200 units, but the proposed development would have only 140
units. Townhomes would be an appropriate usage of the property in serving as a transition between
(Section 9.2.1 the lower-density single-family residential subdivision to the west and the adjacent retail uses to
the east. Further, the proposed MFR district would be compatible with the RM Henry County
zoning which exists on about half of the acreage of the adjacent Oakwood Village Subdivision.
C of The Adequate access is available via Hudson Bridge Drive, the existing easements, and the two traffic
signals off Hudson Bridge Road. Residents would benefit from being able to walk to many of the

Unified
stores, and the stores could benefit from the business which the townhome residents would
provide.
9. The ability of the subject land to be developed as it is presently zoned: Although the
Development subject property could be developed for commercial uses under its existing C-2 zoning due
to the presence of numerous surrounding retail businesses, this may not be realistic for the

Code)
reasons that are listed below. Conversely, this Analysis has shown that the proposed
townhomes would be a reasonable use. The intent of the restrictive covenant by the Baptist
Retirement Communities of Georgia was for the subject property to be prohibited from retail
use.

• Despite the property’s location in the midst of numerous retail businesses, it has not been
developed with additional retail uses, even after the expiration of the restrictive covenant.

• Although some type of non-retail commercial uses could be built on the property, this is
unlikely to happen since such uses would probably need direct access to Hudson Bridge
Road for visibility, which the subject property lacks.

• The presence of the steep topography, stream, and buffer areas in the eastern portion of
the site would eliminate needed land which might be needed for required parking to serve
a retail or non-retail commercial business.
Staff Recommendation
The Planning and Zoning Staff recommends that the applicant’s request to rezone the subject property from ‘C-2’ (General Commercial) to ‘MFR’
(Multiple Family Residential) via RZ-2024-01 to allow for the development of a townhome community be APPROVED WITH CONDITIONS. Such
approval should be contingent upon the developer meeting the following nine (9) zoning conditions:
1. Comprehensive Plan Amendment – This requested rezoning shall not be approved unless the applicant’s requested Comprehensive Plan
Amendment, via CP-2024-01, to change the subject property’s land use designation from Medium-Density Mixed-Use to Medium-Density
Residential, is approved before, or simultaneously with, the approval of RZ-2024-01.
2. Site Plan:
a) Revised Site Plan -- The subject property shall be developed according to a revised site plan which is similar to, but including the required variances, to the site
plan which was prepared by Moore Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson Bridge Townhomes; Stockbridge,
GA.” Any major deviations in the number of residential units, the density, or the overall site design shall require City Council approval.
b) Site Accesses—This shall be a gated community, with both site accesses having gates plus flock cameras for security purposes. In addition, the proposed
secondary access to Oakwood Drive shall be reserved for use by emergency vehicles only. All of this information shall be noted on the site plan.
c) Internal Streets – All internal streets shall be of widths that are acceptable to the Fire Marshal
d) Internal Sidewalks – All internal streets shall have sidewalks on both sides of the streets, which are at least eight (8) feet wide.
e) Amenities and Related Facilities – The revised site plan shall include a mail kiosk, an 8-foot-wide multi-use path or walking trail, and a dog park, plus
appropriate additional amenities for a community of this size, such as a grill area, a playground, a shuffleboard court, a tennis court, a pickleball court, etc.
f) Central Trash Facility -- The revised site plan shall indicate the location of one or more central trash facilities
g) Bedroom Information -- The revised site plan shall provide a breakdown of the number of units by the number of bedrooms, as well as the sizes of the
bedrooms (for parking space requirements).
h) Parking – Sufficient parking shall be provided to meet the requirements of the Unified Development Code (UDC).
i) Western Buffer, Fence, and Tall Trees – The developer shall provide the required 25-foot zoning buffer along the western side of the property, adjacent to the
Oakwood Manor Subdivision, along with the installation of a fence and tall trees
3. One-Car Garage Townhome Units:
a) Only 20 percent of the total townhome units shall have one-car garages.
b) All one-car garage units shall have full brick elevations.
4. External Sidewalk -The existing sidewalk along Hudson Bridge Drive shall be extended into the main project entrance.
5. Water and Sewer Facilities -- The developer shall comply with all requirements of the Henry County Water Authority in providing adequate
water and sewer facilities to the subject site to serve the proposed townhome development.
6. Environmental Site Preservation - The developer shall
preserve the sensitive environmental features of the site,
including the slopes, creek, stream buffer areas, and
retaining wall, along the eastern side of the site.
Staff
Recommendation Easements - The developer shall comply with the
specifications of all easement agreements pertaining to
the portion of Hudson Bridge Drive which lies within and
(cont.) adjacent to the subject property.

8. Property Maintenance - A townhome association shall be
established, or a property management company shall be
secured, for the purpose of maintaining all common areas
of the site.
Presentation for VR-
2024-03
The applicant has submitted a variance
Applicant’s application to request the reduction in
the front yard setbacks of the
Request townhome lots from the MFR District’s
required 50 feet to 20 feet, and to
reduce the side yard setbacks
(between townhome buildings) from
the required 20 feet to 10 feet.
Required Versus MFR District Proposed Meets MFR
Setback Setbacks: Requirements
Proposed Requirements: ?
Setbacks in the Front Yard Front Yard No
Requested MFR Setbacks – 50 feet Setbacks – 20
District feet
Side Yard Setbacks Side Yard No
– 20 feet Setbacks – 10
feet
Rear Yard Rear Yard Yes
Setbacks – 20 feet Setbacks – 20
feet
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question exist due its
size, shape, or topography that are not found on other properties in the same zoning district: The subject property

Staff Analysis
does have an unusual shape, and the presence of a creek, wetlands, and a steep drop-off in the southeastern corner
of the property make certain areas of the property unbuildable. This limits the remaining available land on which to
build, resulting in fewer units being built than would otherwise be the case. However, the applicant’s application has
not stated why such a large reduction in the front yard setbacks is needed for each lot—from 50 feet down to 20 feet.
(Section 10.1.3 From the “Townhouse Detail” inset drawing on the submitted site plan, it appears that there would be only about 5
feet between the proposed 20-foot driveway setback and the sidewalk. Since standard parking spaces are 20 feet
long, parked vehicles could protrude into that 5-foot area, which could be undesirable for pedestrians.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of rights
commonly enjoyed by owners of other properties located in the same zoning district: While the Stockbridge City

Development
Council has approved reductions in the front yard setbacks of the townhome lots for other properties in the MFR
district, in the past five years, the City Council has not approved any variances for a front yard setback reduction down
to just 20 feet. Reductions down to 25 feet have been granted only a few times. Further, an ordinance is currently

Code) for
pending before the Stockbridge City Council to make revisions to the MFR district regulations. Included within that
ordinance is a staff recommendation that the required front yard setbacks within the MFR district be at least 30 feet.
The applicant has not provided any justification for reducing the front yard setbacks to less than 30 feet.

Variance Request 3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to
other owners of property in the same zoning district: Since the requested front-yard variance reduction would be
down to only 20 feet, this would be a greater reduction than has been granted for other properties in MFR districts in

#1 the City. The granting of Variance Request #1 would therefore cause the applicant to enjoy a special privilege, with no
apparent urgent need being given to do so, in terms of the design of the proposed development.
4. The variance will be consistent with the purposes and intent of this unified development code, will be compatible
with uses on neighboring properties, and will serve the public welfare: There is no apparent reason for granting a
front-yard setback reduction down to 20 feet, thus its consistency with the purposes and intent of the UDC cannot be
determined. Further, such a reduction would not be compatible with the single-family neighboring properties to the
west, in the Oakwood Manor Subdivision, and any potential benefits to the public welfare are unknown.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics of the
subject property (the presence of a creek, floodplain areas, and steep topography) are not the result of any actions of
the applicant. Their presence, though, does not automatically justify a front-yard setback variance reduction down to
20 feet.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without the
granting of Variance Request #1, the land could still be used for building a smaller townhome development with
larger but fewer townhome lots.
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the same zoning
district: The applicant is not requesting the granting of Variance Request #1 to allow any types of uses on the existing
vacant land that are prohibited within the applicant’s requested MFR zoning district.
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property in question
exist due its size, shape, or topography that are not found on other properties in the same zoning district:

Staff Analysis
The subject property does have an unusual shape, and the presence of a creek, wetlands, and a steep
drop-off in the southeastern corner of the property make certain areas of the property unbuildable. This
limits the remaining available land on which to build, resulting in fewer units being built than would

(Section 10.1.3
otherwise be the case. However, the applicant’s application has not stated why the reduction in the side-
yard setbacks would be needed. Presumably, it would just be to allow more townhome units to be built on
the property.

of The Unified 2. A literal interpretation of the provisions of this unified development code would deprive the applicant of
rights commonly enjoyed by owners of other properties located in the same zoning district: Within the

Development
past five years, the Stockbridge City Council has approved reductions in the side yard setbacks of
townhome lots for other properties in the MFR district. However, the applicant has not demonstrated why
any side-yard setback reductions are needed in designing the proposed development.

Code) for 3. Granting the variance requested will not confer upon the property owner any special privileges that are
denied to other owners of property in the same zoning district: The granting of Variance Request #2 may

Variance Request
not be viewed as a special privilege, compared to owners of other properties within the MFR zoning
district, since other property owners have been granted similar variance requests.
4. The variance will be consistent with the purposes and intent of this unified development code, will be
#2 compatible with uses on neighboring properties, and will serve the public welfare: There is no apparent
reason for granting a side-yard setback reduction down to 10 feet from the required 15 feet, thus its
consistency with the purposes and intent of the UDC cannot be determined. However, this reduction of
only 5 feet would not be significant, and no potential detriments to the public welfare have been
identified.
5. The extraordinary circumstances are not the result of actions of the applicant: The physical characteristics
of the subject property (the presence of a creek, floodplain areas, and steep topography) are not the result
of any actions of the applicant. Their presence, though, does not automatically justify a side-yard setback
variance reduction down to 10 feet. However, no apparent harm in doing so has been identified.
6. The variance is the minimum relief that will allow the legal use of the land, building or structure: Without
the granting of Variance Request #2, the land could still be used for building a smaller townhome
development with larger but fewer townhome lots
7. The variance is not a request to permit a use of land, buildings or structures that is prohibited in the
same zoning district: The applicant is not requesting the granting of Variance Request #2 to allow any
types of uses on the existing vacant land that are prohibited within the applicant’s requested MFR zoning
district.
1. Variance Request #1:
a) The denial of the applicant’s request to reduce
the front yard setbacks of the townhome lots
from the required 50 feet down to only 20 feet
in the MFR zoning district.
Staff b) b. The approval of a reduction in the front
Recommendation yard setbacks of the townhome lots to 30 feet.
2. Variance Request #2: Approval of this request to
reduce the side yard setbacks from the required
15 feet to 10 feet for the proposed townhome
lots.
Proposal to allow for 140
HUDSON BRIDGE
Townhomes
DRIVE
OV E RV I E W O F R E Q U E S T S

WalMart

QT and
Taco Bell
Currently zoned C2
Other Properties
zoned MFR Nearby
Current FLU Designation
is Medium Density Mixed
Use

Nearby Properties have
High Density Residential
FLU Designations.
Variance Application
City of Stockbridge, Georgia

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

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

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

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

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

MEETING LOCATIONS-All Planning Commission meetings are held @6:30 p.m.
All meetings are held in the Council Chamber at City Hall.

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

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

No 11pnlit·at!o11 wi/1 !u;, (Jt:.Cf-ll.tcd.. l('!{ess all 1wces.m111 doc1111wllfqtio11 is comvlete am/" vre­
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The City of Stockbridge Planning Commission meets on the 4th Thursday of each month (except for holidays) to hear
requests. Please contact the Planning and Zoning Office to obtain a copy of the schedule.

Notes

Contacts

City of Stockbridge Planning and Zoning Division City of Stockbridge Building Services
Community Development Department Municipal Court Building
4602 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
tel. (770) 389-7900 tel. (678) 833-3314

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

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

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

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

Henry County Environmental Compliance Henry County Board of Education
And Plan Review 33 North Zach Hinton Parkway
140 Henry Parkway McDonough, GA 30253
McDonough, GA 30253 tel. (770) 957-660 I
tel. (770) 288-6064

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City of Stockbridge Planning and Zoning Division
Community Development Department

VARIANCE APPLICATION CHECKLIST

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

ALL DOCUMENTS ARE REQUIRED IN ORDER TO ACCEPT APPLICATION.

REQUIRED COPIES PROCEDURE CHECK/INTIAL
ITEMS
Pre-Application 1 Must be obtained from a current planner, prior to submitting
Review Form your application. (by appointment only)
(Meeting Notes)
Application l I. Signed and notarized by owner. Original signature
Form 2. In lieu ofowner's signature, applicant has signed and
notarized a copy ofa "Contract", "Power of Attorney" or
"Lease"
Applicant 1 Required for all property owners, applicants, and agents filed
Disclosure with an application and must be notarized.
Form
Letter of 01 Letter stating that the owner is aware of the zoning request and
Ownership owns the property in question.
Letter of Intent l Must clearly state the proposed use and development intent.
Site Plans 1 Must show minimum details: Buildings, setbacks, buffers,
(24 X 36) road frontage, correct scale, north arrow, present zoning
and classification, topographic infonnation to show elevation and
(llxl7) 10 drainage, location and extent ofrequired buffers, and the
proposed lot layout.
Survey Plat l Subject Property, prepared and sealed within the lastfive years
(8 ½x l I) by a professional engineer, landscape architect, or land
Or surveyor who is registered in the State of Georgia. Said survey
(] 1 X 17) plat shall: l) indicate the complete boundaries ofthe subject
property and all buildings and structures existing therein; 2)
Include a notation as to whether or not any portion of the
subject property is within the boundaries of the 100-year
floodplain; and 3) include a notation as to the total acreage or
square footage of the subject property.
Letter from the I This letter must accompany the application at the time of
Henry County submittal. For properties that receive water and sewer
Water and service from the City of Stockbridge, please contact the
Sewerage Stockbridge Public Works Department.
Authority
Form from the I This letter must accompany the application at the time of
Health submittal (Only needed ifproperty is not on sewer).
Department

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

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

ITEM REQUIRED ITEM NUMBER OF COPIES CHECK-../
l. PRE-APPLICATION REVIEW FORM 1 Digital, 1 Hard Copy

2. APPLICATION FORM 1 Digital, 1 Hard Copy

3. LEGAL DESCRIPTIONS 1 Digital, 1 Hard Copy

4. SITE PLAN & SURVEY 1 Digital Copy - 4 hard Copies

5. DEVELOPMENT RENDERINGS AND ELEVATrONS 1 Digital Copy - 1 Hard Copy

6. LETTERS OF INTENT t Digital, t Hard Copy
7. ADJACENT PROPERTY OWNERS/NEIGHBORHOOD 1 Digital, 1 Hard Copy
ASSOCIATION LETI'ERS
8. DEPARTMENTAL SIGN-OFF LETTERS 1 Digital, 1 Hard Copy

9. DISCLOSURE FORM 1 Digital, 1 Hard Copy

STATEMENT OF INTENT

and

Other Materials Required by
The City of Stockbridge Zoning Ordinance
For
A Variance to
Reduce the Front Yard Setback from 50 Feet to 20 Feet and Reduce the Side Yard Setback
Between Buildings from 15 Feet to 10 Feet

of

Lennar Georgia LLC
c/o Battle Law, P.C.

for

+/-20.367 Acres of Land
Being Near Hudson Bridge Road and Hudson Bridge Drive
City of Stockbridge, Georgia, and
Parcel No. 032-01026000

Submitted for Applicant by:

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

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

Lennar Georgia LLC (the “Applicant”) is seeking to develop on +/- 20.367 acres of land being
Tax Parcel No. 032-01026000, having frontage on Hudson Bridge Drive (the “Subject Property”)
with townhomes. The Applicant is seeking a variance of the Subject Property to reduce the front
yard setback from fifty (50) feet to twenty (20) feet and reduce the side yard setback between
buildings from fifteen (15) feet to ten (10) feet.

This document serves as a statement of intent analysis of the criteria under the City of Stockbridge
Zoning Ordinance. It contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. CITY OF STOCKBRIDGE VARIANCE CRITERIA

Under the City of Stockbridge’s Zoning Ordinance, a variance may be granted only upon a
finding by the mayor and city council that all of the following conditions are met:

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

The Subject Property is both encumbered by a stream along the eastern side, and has an odd
shape that makes development difficult. The combination of these two extraordinary
circumstances combine to create a hardship on the Applicant. The variance requests will allow
the Applicant to enjoy rights enjoyed by others in the same zoning district by enabling the
Applicant to build outside of the stream buffer and take advantage of the available space after
considering the subject property's complex shape.

B. A literal interpretation of the provisions of this unified development code would deprive the
Applicant of rights commonly enjoyed by owners of other properties located in the same
zoning district;

A literal interpretation of the provisions of this code would deprive the Applicant of rights
commonly enjoyed by owners of properties in the same zoning district. Several other townhome
developers have requested the same variances the Applicant requests today and have received
them. Furthermore, those other developers have sought rezonings to the zoning district the
Applicant is seeking. So, those other developers enjoy rights the Applicant would not enjoy
should this variance application be denied. On the other hand, should this variance application be
approved, the Applicant would enjoy similar rights to other developers in the same zoning
district.

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

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The variance request will not confer upon the property owner any special privileges that are
denied to other property owners in the same zoning district. As discussed above, other
developers in the same zoning district have sought the same variances the Applicant is seeking
today. Those other developers enjoy the benefits of the variances. Therefore, granting this
variance request will grant the Applicant rights enjoyed by other developers rather than
conferring a special right not enjoyed by others.

D. The variance will be consistent with the purpose and intent of this unified development code,
will be compatible with uses on neighboring properties, and will serve the public welfare;

The variance will be consistent with the purpose and intent of this unified development code and
will be compatible with uses on neighboring properties.

E. The extraordinary circumstances are not the result of actions of the Applicant;

The shape of the Subject Property and the existence of the stream buffer are not the results of the
Applicant’s actions.

F. The variance is the minimum relief that will allow the legal use of the land, building or
structure; and

The variance is the minimum relief that will allow the legal use of the land.

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

The variance request is not one that would permit a use of land, buildings, or structures that is
prohibited in the zoning district. This variance request accompanies a comprehensive land use
amendment and a Rezoning application that will allow for the proposed townhomes. The
variance request does not seek to allow the use.

III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a variance to
reduce the front yard setback from fifty (50) feet to twenty (20) feet and reduce the side yard
setback between buildings from fifteen (15) feet to ten (10) feet be approved. The Applicant
welcomes any questions and feedback from the planning staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONTITUTIONAL RIGHTS

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The portions of the City of Stockbridge Zoning Ordinance, facially and as applied to the Subject
Property, which restrict or classify or may restrict or classify the Subject Property so as to prohibit
its development as proposed by the Applicant are or would be unconstitutional in that they would
destroy the Applicant’s property rights without first paying fair, adequate and just compensation
for such rights, in violation of the Fifth Amendment and Fourteenth Amendment of the
Constitution of the United States and Article I, Section I, Paragraph I of the Constitution of the
State of Georgia of 1983, Article I, Section III, Paragraph I of the Constitution of the State of
Georgia of 1983, and would be in violation of the Commerce Clause, Article I, Section 8, Clause
3 of the Constitution of the United States.

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

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

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

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

A refusal to allow the land use amendment and/or variance in question would be invalid inasmuch
as it would be denied pursuant to an ordinance which is not in compliance with the Zoning
3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
Procedures Law, O.C.G.A Section 36-66/1 et seq., due to the manner in which the Ordinance as a
whole and its map(s) have been adopted.

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

Michele L. Battle, Esq.
Attorney for the Applicant

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
20' AND 24' WIDE ATTACHED TOWNHOMES . E.O.C
E.O.

B.O.

140 UNITS E.O.

Moore Bass
Consulting, Inc.
B.O
B.O . · Civil Engineering
P. B.O. · Land Surveying
P. E.O. · Development Consulting
E.O.
· Landscape Architecture
· Environmental Permitting

T.O.B. T.O.B.
www.moorebass.com
TALLAHASSEE ATLANTA

1350 Keys Ferry Court
McDonough, GA 30253
T.O.B.
770.914.9394
DESIGNATED IMPROVEMENTS
FOR PUBLIC OPEN SPACE

T.O.
T.O.B. POND

T.O. /W5' S

HUDSON BRIDGE TOWNHOMES
FFER
REA M BU
RBE D ST 75' IMPERVIOUS S/B
ND ISTU
50' U

LENNAR
IOU S S/B
PERV
75' IM C.
E.O.

STOCKBRIDGE, GA
76 77 78
75 79 80 81
74 82 83 84 85 86 87 88
72 73 89 90 91 93 94 95 96 97 98
71 92 99 100 101 102 103 104 105 106 107 108 109 110
POND
70
69

68

PROJECT NAME
67

CLIENT NAME
66
65
64
25
63
118 117 116 111 24 23
115 114 113 112 26 22 21 20 19 18 17 16 15 14 13
119 12 11 10 9 8 7 5 4 3 1
6 2
120 27
121
122 28
62 123
124
61 29

60 30

31
59

58 32

57
129 130 131 133 134 135 136 137 138 139 140
125 126 127 128 132
56 TOWNHOUSE UNIT DETAIL
55 SCALE: 1"=20'
20 WIDE UNITS 24 WIDE UNITS
100 UNITS (71% OF TOTAL) 40 UNITS (29% OF TOTAL)

REVISIONS
54 SIDEWALK SIDEWALK

53

28' B/C TO B/C 50' PUBLIC R/W 28' B/C TO B/C 50' PUBLIC R/W
52

Q:\A3551.0010 - Hudson Bridge\Engineering\Planning\A3551.0010-SP1.dwg, 22 & 24 UNITS, smoore, Jan 18, 2024 - 11:35:32am
41 40 37 36 35 34 33 A3551.0010-SP1
51 48 47 46 45 44 43 42 39 38
DATE 12-20-2023
50
CONTRACT #
SIDEWALK SIDEWALK
49 DRAWN BY SDM
The Drawings, Specifications and other documents
2' prepared by Moore Bass Consulting, Inc. (MB) for
this Project are instruments of MB for use solely
with respect to this Project and, unless otherwise
6' 16' 6' 16' provided, MB shall be deemed the author of these
documents and shall retain all common law,
20' statutory and other reserved rights, including the
copyright.

20' FRONT S/B
1350 KEYS FERRY COURT
McDONOUGH, GA 30253
LSF #1179

EX. R/W SEAL
10' 20' 20' 20' 20' 20' 10' 10' 24' 24' 24' 24' 10'

EX. R/W

46' 46'

100' 100'

SHEET TITLE
PATIO PATIO
GRAPHIC SCALE CONCEPTUAL
20' REAR S/B 20' REAR S/B
50 0 25 50 100 200 SITE PLAN

( IN FEET ) 2022.03.10
1 inch = 50 ft. SHEET

C Moore Bass Consulting 1
BOUNDARY SURVEY FOR: VICINITY MAP (NOT TO SCALE)
MT. ZION 48, LLC SURGE
NORT L
LAND LOT 21 ~ 6TH DISTRICT STONE LN
ST IVES
C T
I-7 PARK
TR

ST MARGRIT CR
ST IVES
5E
HENRY COUNTY, GEORGIA XP
RE
N/F
XING
SS
Moore Bass
ST IVES LLC
Consulting, Inc.
WATERCRESS CT
FLIPPEN RD
D.B. 14232 PG. 75
TAX ID.

OAKWOOD MANOR
L.L. 032-01027000 INV. 739.06' SITE
IPF 1IN" 12 L.L. · Civil Engineering

OAKWOOD DR
OTP IPS 1/2" 12 · Land Surveying
RB
· Development Consulting
DR
APPROX. S89°16'38"E
PL APPROX. E RD
THIS BOX IS RESERVED FOR THE CLERK OF SUPERIOR COURT
LAND LOT LINE IPF 1/2" 627.56' PL LAND LOT LINE NB RIDG · Landscape Architecture
RECORDING INFORMATION. RB HU DSO · Environmental Permitting
L.L. 30' PLANTED BUFFER & 30' BUILDING S/B CHIP PL
L.L.

30' PLANTED BUFFER
21
N/F
21
VINCENT AV
E www.moorebass.com
C/L DITCH
IS D
TALLAHASSEE ATLANTA
ROBIN CIR
HAGY WILLIAM R JR T.O.B.
WILL
D.B. 13522 PG. 299
TREA
P.B. 12 PG. 51 T.O.B. INV. 760.00' R

ED S
TAX ID. 1350 Keys Ferry Court
TURB
032C03027000 IPF 1/2" ANDREW DR
McDonough, GA 30253
NDIS
EX. R/W RB
S/B
OAKWOOD DRIVE B.
T.O.
50' U IOUS
OFF-LINE 770.914.9394
T.O.
(60' RIGHT-OF-WAY) N/F

PERV
E 6.56'
WALMART REAL EST BUS TRUST3402-00

75' IM
IPF 1/2" D.B. 9857 PG. 159
E RB TAX ID.
01"E
EX. R/W ON-LINE
ER
032-01026001

BUFF °12'
S20 3.92'
REFERENCES N/F
GILBERT BERNARD 50
1. FINAL SUBDIVISION PLAT EASEMENTS RECORDED IN PLAT BOOK 52, PAGE 176-179 PER HENRY COUNTY D.B. 8025 PG. 87
RECORDS. P.B. 11 PG. 200

GEORGIA SURVEY CERTIFICATE
OAKWOOD MANOR

MT. ZION 48, LLC
2. LIMITED WARRANTY DEED RECORDED IN DEED BOOK 11917, PAGE 266-269 PER HENRY COUNTY RECORDS. TAX ID.
3. PERMANENT RETAINING WALL & GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 219 PER HENRY 032C03028000 APPROX.
COUNTY RECORDS. DRAINAGE EASEMENT
4. DRAINAGE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 221-222 PER HENRY COUNTY RECORDS.
PL P.B. 52 PG. 179
THIS PLAT IS A RETRACEMENT OF AN EXISTING PARCEL OR PARCELS OF LAND AND DOES NOT SUBDIVIDE OR CREATE

HUDSON BRIDGE
N01°00'44"W A NEW PARCEL OR MAKE ANY CHANGES TO ANY REAL PROPERTY BOUNDARIES. THE RECORDING INFORMATION OF

STOCKBRIDGE CITY LIMITS
D.B. 7038 PG. 221-222

P.B. 16 PG. 281
5. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 224 PER HENRY COUNTY RECORDS. THE DOCUMENTS, MAPS, PLATS, OR OTHER INSTRUMENTS WHICH CREATED THE PARCEL OR PARCELS ARE STATED
6. PERMANENT RETAINING WALL AND GRADING EASEMENT RECORDED IN DEED BOOK 7038, PAGE 220 PER HENRY 758.13' 1.95 +/- ACRES
HEREON. RECORDATION OF THIS PLAT DOES NOT IMPLY APPROVAL OF ANY LOCAL JURISDICTION, AVAILABILITY OF
N/F (84,766 +/- SQ. FT.)
COUNTY RECORDS.
HAGY WILLIAM R PL PERMITS, COMPLIANCE WITH LOCAL REGULATIONS OR REQUIREMENTS, OR SUITABILITY FOR ANY USE OR PURPOSE

30' PLANTED BUFFER
7. INGRESS / EGRESS ACCESS EASEMENT EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 & 219 PER HENRY OF THE LAND. FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH THE
D.B. 9108 PG. 143

1720 PEACHTREE STREET, SUITE 150,
COUNTY RECORDS. MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN THE RULES AND
P.B. 16 PG. 281
8. PERMANENT SLOPE EASEMENT RECORDED IN DEED BOOK 7038, PAGE 205 PER HENRY COUNTY RECORDS. REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS
TAX ID.
9. ACCESS EASEMENT RECORDED IN DEED BOOK 7038, PAGE 204 PER HENRY COUNTY RECORDS. AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
032C03047000
IPS 1/2"
AREA:

HENRY COUNTY, GEORGIA
RB
APPROX.
PL 20.37 ACRES
FLOOD NOTE IPF 1/2"
RB (887,175 SQ. FT.)
PERM. RETAINING WALL
& GRADING EASEMENT

ATLANTA, GEORGIA 30309
AS SHOWN ON FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY N/F ON-LINE TAX ID. P.B. 52 PG. 179
HAGY WILLIAM R JR D.B. 7038 PG. 220 ________________________________________________________________________________________________________
PANEL NUMBER: 13151C0088D EFFECTIVE DATE OCTOBER 6TH, 2016, THIS PROPERTY IS NOT LOCATED IN A FEMA FLOOD 032-01026000
D.B. 15501 PG. 95 0.57 +/- ACRES TIMOTHY M. WORLEY DATE:
HAZARD ZONE.
P.B. 16 PG. 281 (24,807 +/- SQ. FT.) REGISTERED LAND SURVEYOR #3360 (tworley@moorebass.com)

CONC. WALL
OAKWOOD MANOR
TAX ID.
032C03048000 IPF 1/2"
315.7
S12°5 6'
SURVEY NOTES RB

PROJECT NAME
ON-LINE
PL
8'27"W

(60' RIGHT-OF-WAY)
K C/L
ADJOINERS CHART
B.O
T.O.B.

CLIENT NAME
NO N.G.S. MONUMENT FOUND WITHIN 500 FEET OF ANY POINT ON THE SUBJECT PROPERTY.
CHAINL
N/F
HAGY WILLIAM R JR S85°26'49"W CREE
INK FEN
IPF 3/4"
T.O.B.
ALL PROPERTY CORNERS REFERENCED AS I.P.S. INDICATES A ½" REBAR PLACED W/CAP LSF 001179 UNLESS OTHERWISE D.B. 15501 PG. 95
NOTED. ROD 282.43' NUMBER OWNER D.B. & PG. P.B. & PG. TAX ID.

FFER

50' UNDISTURBED STREAM BUFFER
P.B. 16 PG. 281 30' PLANTED BU

CONC. WALL
ON-LINE IPF CTP"
TAX ID. 1IN
MOORE BASS CONSULTING AND/OR TIMOTHY M. WORLEY DO NOT GUARANTEE THAT ALL EASEMENTS AND SUB-SURFACE 032C03049000 S
1 CALLAHAN TIMOTHY J & TONDA L 15369-196 21-50 032D01070000
IPS 1/2"

75' IMPERVIOUS S/B
CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE SHOWN. IPF CAP"
IPF 1/4" RB
WOLVERTON
RB N/F 2 LEVY MILLICENT 14038-104 21-50 032D01071000
THIS DRAWING HAS BEEN GENERATED ELECTRONICALLY. THIS MEDIA SHOULD NOT CONSIDERED RLS2283
A CERTIFIED VALID DOCUMENT UNLESS IT HAS BEEN PROPERLY SEALED, SIGNED, AND DATED BY TIMOTHY M. WORLEY IN PL 11
WRS CENTERS I LLC
N/F D.B. 13433 PG. 218
CONTRASTING COLOR OF INK PER O.C.G.A. 43-15-22. 12 PL
CHRISTIAN SHANARRA PL 13 PL TAX ID. 3 WHISNANT DANNY R 13821-321 21-50 032D01072000
D.B. 17163 PG. 171 032-01026011
THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD REVEAL ENCUMBRANCES NOT .C
SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. P.B. 21 PG. 14 PL B.O C 4 BAXTER GALEN C & COLLEEN N 14104-293 21-14 032D01073000
E.O.
TAX ID. .
THIS PLAT WAS PREPARED FOR THE EXCLUSIVE USE OF THE PARTY OR ENTITY NAMED HEREON AND THE CERTIFICATION 032D01083000
DOES NOT EXTEND TO ANY OTHERS.
5 EASLEY SHARON P & ROBIN L 8215-268 21-50 032D01074000
10
THIS PLAT MAY NOT CONFORM TO THE BEARINGS AND DISTANCES RECORDED ON THE DEED AND/OR PLAT OF RECORD 6 TURNER VIRGINIA N 7838-292 21-14 032D01075000
IPF 1/2" APPROX.
DUE TO SEVERAL FACTORS INCLUDING, BUT NOT LIMITED TO, THE NATURE OF THE ADVANCES IN SURVEYING
RB DRAINAGE EASEMENT
TECHNOLOGY SUCH AS ELECTRONIC DISTANCE MEASURING DEVICES AND THE ADVENT OF SURVEY GRADE G.P.S.
MEASUREMENT EQUIPMENT. P.B. 52 PG. 179 7 AUGUSTINE MARIE E 12287-255 21-50 032D01076000

01"E
D.B. 7038 PG. 221-222
°12'
OAKWOOD VILLAGE - UN
IPF 1/2" S

S20 4.07'
THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM (N.A.D.) OF 1983(1994 ADJUSTMENT) FOR HORIZONTAL 1.95 +/- ACRES 8 BERNUY FRANCISCO 60160-96 21-50 032D01077000
RB

30' PLANTED BUFFER
DATUM AND THE NORTH AMERICAN VERTICAL DATUM (N.A.V.D.) 1988 FOR THE VERTICAL DATUM. THE USE OF G.P.S. (84,766 +/- SQ. FT.) E
38

IT 2
FENC
SURVEY MEASURING TECHNIQUES WERE USED FOR THESE DATUMS AND BASED ON THE POSITIONAL VALUES FOR THE E.O.C THE IRA CLUB FBO
VIRTUAL REFERENCE STATION NETWORK DEVELOPED BY EGPS SOLUTIONS. THE ORTHIMETRIC HEIGHTS WERE DERIVED
8 9 CHRISTOPHER ALLEN & 15610-300 21-14 032D01078000
USING THE GEOID A12. S KIMBERLY

P.B. 21 PG. 50
ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES UNLESS OTHERWISE NOTED. 10 CENTRIC LLC 13289-206 21-50 032D01079000
APPROX.
UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST ABOVE OR BELOW IPF 1IN" PERM. RETAINING WALL 11 MOTON MELBA & NATHANIEL JR 17525-293 21-14 032D01080000
GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE ACCURACY OR THOROUGHNESS OF THE UTILITIES OR OTP
N02°16'56"E & GRADING EASEMENT
STRUCTURES SHOWN HEREON. PER GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE P. IPF CAP"
773.84' P.B. 52 PG. 179 E.O. . TRICON SFR 2020-2 BORROWER
CALLED PRIOR TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. 6 D.B. 7038 PG. 219 B.O.
C WOLFERTON 12 LLC
17632-95 21-14 032D01081000
APPROX.
0.26 +/- ACRES RLS709
THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN 49,634 FEET, AND AN IPF 1/2" ACCESS EASEMENT
(11,232 +/- SQ. FT.) S/B 13 TAH 2017-1 BORROWER LLC 15420-17 21-14 032D01082000
RB NG P.B. 52 PG. 179
ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE AND WAS ADJUSTED USING THE LEAST L=50.88' ILDI
SQUARES METHOD. IPF CAP" 5 0' BU D.B. 7038 PG. 224
R=146.00' WOLVERTO
THE CLOSURE PRECISION OF THE DATA SHOWN ON THE MAP OR PLAT. "THIS MAP OR PLAT HAS BEEN CALCULATED FOR CL=50.62'

OAKWOOD CIRCLE
IPF 1/2" S
CLOSURE AND IS FOUND TO BE ACCURATE WITHIN ONE FOOT IN 1,240,152 FEET" THE CLOSURE PRECISION PLACED ON CD=S59°49'01"W IPF CAP" CL S24°47'56"W
RB P.
THE SURVEY SHALL BE BASED ON AN ACTUAL MAP CLOSURE THAT HAS BEEN INDEPENDENTLY CALCULATED BY THE WOLFERTON E.O. 35.36'
IPF CAP"

REVISIONS
SURVEYOR BY USING THE BEARINGS AND DISTANCES FROM THE FACE OF THE PLAT, AND SHALL NOT BE A 4 HUDSON BRIDGE DRIVE RLS2283
FENCE E.O. . (VA
GENERALIZATION. WOLFERTON

(50' RIGHT-OF-WAY)
(PRIVATE RIGHT-OF-WAY) S20°12'13"E C
B.O. S69°47'59"W RLS709
RIA
IPF 1/2" S
62.29' 5
E 7 F-WA
ALL LOTS OR PARCELS SHOWN ON.LINEAR AND ANGULAR MEASUREMENTS WERE OBTAINED USING A TRIMBLE S6 RB APPROX. 109.95'
IPF CAP"
AT
ROBOTIC TOTAL STATION & CHAMPION TKO ROVER GPS UNIT. THE FIELDWORK WAS COMPLETED MARCH 21ST, 2022 ON PERM. SLOPE EASEMENT

ST T-O
THIS PROJECT. P.B. 52 PG. 179 P.O.B. WOLVERTO EX
3 .R
ER IGH
D.B. 7038 PG. 205 IPS 1/2"
INT LE R
0.19 +/- ACRES RB
(8,155 +/- SQ. FT.) L=14.10'
1 POINT OF INTERSECTION B
S25 26.13'
2 R=86.45' A3846.0001_BND
5' S LC HUDSON BRIDGE ROAD (VARIABLE R/W)
IPF 1/2"
S/B /W °17 CL=14.08'
RB ING '06" & INTERSTATE 75 (VARIABLE R/W) DATE 3-31-2022
ILD IPS 1/2" W
IPF 3/4" CD=S29°57'05"W
50' BU
LEGEND 1
RB S

APPROX.
RB BNT
'34"
W P.O.C. CONTRACT # A3846.0001
IPF 1/2" LL INGRESS / EGRESS
67°34 1' DRAWN BY TMW, DC
.60'
D.B. DEED BOOK E.O.P. EDGE OF PAVEMENT S 19.6
WA S
S70°59'14"W
P.B. PLAT BOOK FH FIRE HYDRANT RB IPS 1/2" 244 '06"W ACCESS EASEMENT 1
7'15"W
The Drawings, Specifications and other documents
PG. PAGE L LINE LABEL RB °10 CL
P.B. 52 PG. 179
N20°13'00"W 721.24 S77°2 4'
prepared by Moore Bass Consulting, Inc. (MB) for
S66 N23°42'02"W D.B. 7038 PG. 205 & 219 LINE NOT TO SCALE this Project are instruments of MB for use solely

Q:\A3846.0001\Survey\Boundary\A3846.0001_BND.dwg, 1OF1, dcoppock, Mar 31, 2022 - 1:46:12pm
LL LAND LOT N/F NOW OR FORMERLY N/F
0.44 +/- ACRES 395.82' 94.9 with respect to this Project and, unless otherwise
OTP OPEN TOP PIPE PKS PK NAIL SET 110.22' R /W provided, MB shall be deemed the author of these
BROWN ADRIAN M & NICOLAS C S
(19,186 +/- SQ. FT.) N54°05'42"W EX. documents and shall retain all common law,
RB REBAR S.S.E. SANITARY SEWER EASEMENT D.B. 13805 PG. 77 8"W AD statutory and other reserved rights, including the
IPF IRON PIN FOUND UTILITY EASEMENT BRICK WALL 52'4 71.58' G E RO AY) copyright.
S70° .43'
U.E. IPF PK" IPF 3/4" D
P.B. 21 PG. 50 I
BR T-OF-W
FENC
IPS 1/2" REBAR W/C LSF 001179 REFERENCE
SON
REF. TAX ID. WOLVERTON E.O. RB BNT POWER BOX 84 H
CTP CRIMP TOP PIPE C/O SEWER CLEAN OUT
032D01069000 E C. S76°29'25"W L=117.55' S20°05'06"W HUD BLE RIG
C&G CURB & GUTTER SQUARE FOOT I A 1350 KEYS FERRY COURT
(VAR
SQ. FT. L=543.84 McDONOUGH, GA 30253
R/W RIGHT OF WAY FT. FEET 42.89' R=131.46' 66.42' S73°20'07"W LSF #1179
NOW OR FORMERLY IRON PIN FOUND R=5829.58
N/F CL=113.67' 19.09' SEAL
-E- OVERHEAD POWER LINE IRON PIN SET CL=544.03
CORRUGATED METAL PIPE CALCULATED POINT
CD=S50°54'03"W
CMP CD=S70°39'42"W S73°20'07"W
SWMF STORMWATER MANAGEMENT FACILITY POWER POLE (PP) O R G I
TBM TEMPORARY BENCHMARK FIRE HYDRANT (FH) 12.62' E I ST E R E
APPROX.
P.O.B. POINT OF BEGINNING WATER VALVE (WV) R/W G EG A
WATER METER (WM)
PRIVATE ACCESS EASEMENT EX. R D
P.O.C. POINT OF COMMENCEMENT
RCP REINFORCED CONCRETE PIPE D JUNCTION BOX (JB)
P.B. 52 PG. 179 LINE NOT TO SCALE
D.B. 7038 PG. 204 No. 3360
DIP DUCTILE IRON PIPE S SANITARY SEWER MANHOLE (SSMH) IPF O
PVC POLYVINYL CHLORIDE PIPE DROP INLET (DI) 3/4" RB TI M LA N RL R
HDPE HIGH DENSITY POLYETHYLENE PIPE CONCRETE R/W MONUMENT FOUND (CMF) W/ CAP D
VE
Y EY
PL PROPERTY LINE SINGLE WING CATCH BASIN (SWCB) OT HY SU R O
CL CENTERLINE DOUBLE WING CATCH BASIN (DWCB) M. W
ID IDENTIFICATION CURB INLET (CI)
B.S.L. BUILDING SETBACK LINE HEADWALL (HW)
B.O.C. BACK OF CURB FLARED END SECTION
C CURVE LABEL LIGHT POST (LP) SHEET TITLE
CI CURB INLET YARD INLET (YI)
D.E. DRAINAGE EASEMENT SEWER CLEAN OUT (CO) GRAPHIC SCALE
AREA INLET (AI)
100 0 50 100 200 400 BOUNDARY
LINE NOT TO SCALE SURVEY

( IN FEET )
1 inch = 100 ft. 2022.03.10
SHEET

C Moore Bass Consulting 1 OF 1
Engineering Division

December 2, 2022

Re: Water and Sewer Services - Availability
Proposed Development: Apartment Complex
Property Information: Hudson Bridge Road Parcel No. 032-01026000
LL 21; District 6; 20.37+/- acres
Proposed Zoning: MFR
Sewer Basin: Walnut Creek
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

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

Water service can be made available to the property described above by way of a line extension,
as illustrated on the Conceptual Site Plan at the developer’s expense. A fire flow test calculated
in the area revealed the following data:

Static: 110 psi
Residual: 95 psi
Flow 1130 gpm
Calculated Flow @ 20 psi: 2973 gpm

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

Sewage treatment and sewer line capacity are available for the property. However, installation
of a private lift-station (proposed to be located on the developer’s site), associated force main
and gravity sewer main extension will be necessary at the developer’s expense.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
The Authority provides water and sewer services where capacity is available on a first-come, first
served basis. Each customer, developer, and property owner must also comply with the rules,
regulations, and ordinances of the Authority.

The Authority will reevaluate the availability of water and sewer services to the property at the
time that the development plans are submitted. If there are any additional requirements, or if water
or sewer capacity is not available, you will be notified in writing.

This letter was prepared with information submitted to HCWA on a Conceptual Site Plan dated
08/24/2022 prepared by Moore Bass Consulting, Inc.

Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

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

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

DATE: August 15, 2024

SUBJECT: Staff Report for Variance Case #VR-2024-03--Parcel #032-01026000
on Hudson Bridge Drive, in Council District 5

I. PURPOSE

To consider a variance application (Variance Case #VR-2024-03) by Lennar Georgia,
LLC, c/o Battle Law, P.C, to request the granting of two variances for Parcel #032-
01026000 on Hudson Bridge Drive to allow for the development of a townhome
community with 140 units. Mount Zion 48, LLC is the current owner of the property, and
it contains approximately 20.367 acres. In Variance Request #1, the applicant requests
that the front yard setbacks of the townhome lots be reduced from the required 50 feet in
the MFR district to 20 feet. In Variance Request #2, the applicant requests that the side
yard setbacks of the townhome lots (between townhome buildings) be reduced from the
required 15 feet to 10 feet.

The applicant has also submitted two other applications for the subject property. For
Comprehensive Plan Amendment Case #CP-2024-01, the applicant requests that the
property’s future land use designation be changed from Medium-Density Mixed-Use to
Medium-Density Residential. For Rezoning Case #RZ-2024-01, the applicant requests
that the property be rezoned from ‘C-2’ (General Commercial) to ‘MFR’ (Multiple-Family
Residential).

An aerial photo of the subject property is shown after the Case Facts (Table 1) below.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

II. CASE FACTS (Table 1)

DESCRIPTIVE FACTOR FINDINGS
Proposed Development: Townhome community with 140 fee simple units.
Parcel Identification: 032-01026000 (no address).
Parcel Acreage: +/- 20.367 acres.
Land District and Land Lot: District 6, Land Lot 21.
Applicant: Lennar Georgia, c/o Battle Law, P.C.
Owner: Mount Zion 48, LLC.
Current City Zoning: C-2 and Parkway Mixed-Use Overlay District.
Surrounding Zoning: • North—MFR (Multiple Family Residential).
• Northwest—SR (Suburban Residential).
• East—C-2 & C-3 (General Commercial & Heavy
Commercial).
• South—C-2 (General Commercial).
• Southeast—C-2 & C-3 (General Commercial & Heavy
Commercial).
• West—Outside of the City. Zoned ‘RD’ & ‘RM’ (Residential-
Duplex & Residential-Multifamily) by Henry County.
• Southwest—Outside of the City. Zoned ‘C-2’ (General
Commercial) by Henry County.
City Land Use Designation: Medium-Density Mixed-Use.
Current Use: Vacant.
Surrounding Land Uses: • North—St. Ives Apartments.
• Northwest—St. Margrit Subdivision.
• East—Walmart and adjacent Centre @ Stockbridge
Shopping Center.
• South—Commercial uses fronting onto Hudson Bridge
Road, including J & J Liquor and Western Union.
• Southeast—Retail uses (Taco Bell and QuikTrip)
outside the City, with access from Hudson Bridge Dr.
• West—Oakwood Village Subdivision, outside City).
Property Location: To the rear of 1590 Hudson Bridge Road. Property has
no access to any public street. Access exists from
Hudson Bridge Drive, an internal street for the adjacent
Centre @ Stockbridge shopping center, which includes
Walmart. A portion of this street actually is part of the
subject property.
Property Conditions: Vacant land; mostly wooded. The eastern portion of
site contains steep topography, wetlands with a 25-foot
state buffer, a 50-foot stream buffer, and a 75-foot
impervious setback as part of a nearby stream. Site
includes a portion of Hudson Bridge Drive, which was
granted an easement.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

AERIAL PHOTO OF SUBJECT PROPERTY

III. PROPERTY AND ZONING HISTORY
A. Restrictive Covenant. The subject property was previously owned by Baptist
Retirement Communities of Georgia, who sold it in 2005. Before doing so, a restrictive
covenant, dated April 26, 2004, was prepared and filed with the Henry County Superior
Court (in Book 7028, Page 237). It prohibited the use of the subject property for retail
uses. This restriction expired, however, on March 31, 2008.

B. Walmart Master Development Plan and DRI. The subject property was originally a
part of a Master Development Plan (Centre @ Stockbridge) with a Wal-Mart Supercenter
as a mixed-used development for a total of 70.16 acres. The entire property was annexed
by the City of Stockbridge in 2002. The subject site as a part of the Master Plan was
described as “Tract 2.” Tracts 1 and 2 were annexed as C-2 (Commercial – Medium
Density) and C-3 (Heavy Commercial). Tracts 1 and 2 were further subdivided on

February 4, 2004, creating a “new” Tract 2 as a part of the Walmart Development. The
original Tract 2 would become a “stand-alone” parcel for future development. The Master

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

Development Plan initially allowed the subject site to have access from Hudson Bridge
Road, but outparcels were later created, and this removed the site’s access to Hudson
Bridge Road. A Development of Regional Impact Analysis (DRI #481) was completed on
the Master Development Plan, including the subject site, on November 21, 2003, and a
Development Agreement was also prepared. Per the DRI for the entire Plan area, “The
site shall be mixed-use and contain a minimum of 200 residential units and a maximum
of 343,500 square feet of commercial/office/retail space.” However, DRI officials have
stated that DRI conditions have no effect after ten years.

C. Previous Parcel Split and Easement Creation. Wolverton & Associates of Duluth,
Georgia created a series of drawings on February 26, 2013 as part of a Final Subdivision
Plat for Broad Street Stockbridge II, LLC. It showed that the subject property was split
into two Tracts, with Tract 1 representing the current boundaries of the site and Tract 2
being cut off from the site. This resulted the Tract 1 (the current site) losing its access
from Hudson Bridge Drive. However, ten easements were created along and adjacent to

WALMART MASTER DEVELOPMENT PLAN AREA

Hudson Bridge Drive, including an easement to allow a portion of Hudson Bridge Drive,
which is a private street, and which is actually contained within the boundaries of the
subject site, to be used by the public for access to the surrounding commercial properties.
The fact that this portion of Hudson Bridge Drive is located within the site boundaries is
confirmed today by the aerial photo of the site from the Henry County Tax Assessors’
records.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

D. Recent Zoning Activity: RZ-2019-04 and RZ-2020-01 by TPA Residential. A
rezoning of the subject property from C-2 (General Commercial) to MUND (Mixed-Use
Neighborhood Development) was sought by TPA Residential (c/o Falcon Design
Consultants, LLC) in 2019 via RZ-2019-04 to allow for a mixed-use development to
contain 118 townhomes plus small commercial uses. The Planning and Zoning Staff, as
well as the Planning Commission (at their September 14, 2019 meeting) both
recommended the approval of this case, with conditions. However, at the subsequent City
Council meeting on October 14, 2019, the applicant announced that he wanted to
withdraw his application. TPA Residential returned to the City with a revised rezoning
application via RZ-2020-01. This time, the applicant wanted to build a purely residential
development, containing 147 townhomes only. GRTA determined that an updated DRI
review was not required since the proposed density would be less than what the Walmart
Master Development Plan called for. The Staff recommended approval with conditions,
as did the Planning Commission at its June 25, 2020 meeting; but the City Council denied
the case at its meeting on July 13, 2020.

PREVIOUS PARCEL SPLIT AND EASEMENT CREATION

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

E. Recent Zoning Activity: RZ-2022-08 by Carter Acquisitions. In 2022, a new
developer, Carter Acquisitions, LLC, c/o Battle Law, PC, sought to rezone the subject
property via RZ-2022-08 from C-2 to MFR (Multiple Family Residential) to allow for the
development of a townhome community containing 330 units. The proposed density was
16.2 units per acre, which exceeded the allowable density of 16.0 units per acre for the
proposed High-Density Residential future land use designation. The applicant needed to
reduce the number of units by eliminating four units to meet the maximum allowable
density. But the applicant never returned with a new site plan having a reduced density.
After an extended period of time, the applicant withdrew their application, along with
Comprehensive Plan Amendment application #CP-2022-07.

STREET VIEW OF SOUTHWEST CORNER OF SITE

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

STREET VIEW OF SITE TOWARD SOUTHEAST CORNER

Shown below are the Zoning Map, the Future Land Use Map, and the Boundary Survey for
the subject property.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

2024 CITY OF STOCKBRIDGE ZONING MAP

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024

2024 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
10

BOUNDARY SURVEY
Hudson Bridge Drive is located at the southern end of the property.

PROPOSED DEVELOPMENT

A. Project Size. The applicant has submitted a site plan which was prepared by Moore
Bass Consulting on 02/29/24, representing Sheet #A3551.0010-SP1. Its title is “Hudson
Bridge Townhomes; Stockbridge, GA.” According to an inset box, entitled “Site Data”, on
the site plan, the applicant proposes to build 140 fee simple townhomes, including 101
smaller units and 39 larger units, at a density of 6.87 units per acre. The applicant would
be required to designate at least 15 percent of the total site area as open space, and the
applicant would substantially exceed that amount by designating about 41 percent of the
site area as open space (8.37 acres of the total site area of 20.367 acres). The impervious
area would be 10.0 acres, comprising 49 percent of the total site area. Forty-one (41) off-
street parking spaces would be provided, which would meet the requirements. However,
the required front and side yard setbacks would not be met for the requested MFR district,
as is shown in the table below. The applicant has submitted a variance application to

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
11

request the reduction in the front yard setbacks of the townhome lots from the MFR
District’s required 50 feet to 20 feet, and to reduce the side yard setbacks (between
townhome buildings) from the required 20 feet to 10 feet. The analysis of the merits of
these variance requests are presented in the Staff Report for Variance Case #VR-2024-
03.

Table 2--Required Versus Proposed Setbacks in the Requested MFR District

MFR District Setback Proposed Meets MFR
Requirements: Setbacks: Requirements?
Front Yard Setbacks – 50 feet Front Yard Setbacks – 20 feet No
Side Yard Setbacks – 20 feet Side Yard Setbacks – 10 feet No
Rear Yard Setbacks – 20 feet Rear Yard Setbacks – 20 feet Yes

B. Site Plan Design. The submitted site plan shows that the development site would
have two accesses, including the main entrance off Hudson Bridge Drive and a secondary
access at Oakwood Drive to the northwest. A swimming pool, clubhouse, and guest
parking would be provided near the main entrance, and a detention pond would be
situated near the pool. No mail kiosk has been shown. The project entrance street would
make a loop toward the rear of the property, where three other guest parking lots and an
unspecified small amenity would be provided. A second detention pond would be located
at the northeast rear of the property. Landscaped buffering would surround the property,
although there is no indication of buffer widths. The Buffer Area Standards within Section
4.6.3A of the Stockbridge UDC requires the provision of a 25-foot zoning buffer between
multifamily developments and single-family-zoned districts. Thus, this buffer should be
provided along the western boundary of the property. A 50-foot undisturbed stream buffer
would be designated along the eastern side of the property. No walking trails or dog
parks have been indicated on the site plan.

C. Utilities Facilities. The applicant received a letter from the Henry County Water
Authority, which was dated June 21, 2024, in response to the applicant’s submitted
application for a water and sewer availability letter. The findings and requirements of the
Authority’s letter are listed below, which the developer would need to comply with if RZ-
2024-01 is approved.

1. Water service could be made available to the property via a water line extension.
2. Sewage treatment and sewer line capacity are available for the property, but the
developer would be required to pay for an offsite sanitary sewer line extension,
including the acquisition of easements, to meet the Authority’s standards, and
then to convey that extension to the Authority.
3. The specifications above would be effective for 365 days from the date of the
letter (June 21, 2024), and any deviation in zoning that would increase the
project density or usage would void the letter and require a re-evaluation.

D. Traffic Impact Study. The applicant submitted a Traffic Impact Study to the Planning
& Zoning Office on June 21, 2024. It was prepared for Moore Bass Consulting, Inc. by

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
12

SEI Engineering, Inc., in collaboration with Acampora Traffic, LLC. Findings of the Study
are presented in the Staff Report for RZ-2024-01. The conclusion of the Study was that
the proposed development would only slightly increase traffic volumes within the vicinity
of the subject property, and that no additional traffic improvements would be needed.

E. Townhome Lots, Buildings, and Designs. An inset on the applicant’s site plan
shows that the proposed townhome lots would have a depth of 100 feet. The smaller
townhome lots would be 20 feet wide and would be located toward the rear of the
property, while the larger townhome lots would be 24 feet wide and would be located at
the front of the property. The requested MFR zoning district requires front yard setbacks
of 50 feet, but the townhome lots drawings show distances of only 20 feet from the fronts
of the buildings to the right-of-way lines. For this reason, the applicant has requested a
variance to reduce the front yard setbacks to only 20 feet. The MFR district also requires
a minimum spacing of 20 feet between townhome buildings, but the applicant has
requested a variance to reduce the side yard setbacks of the townhome lots to 10 feet.
The proposed townhome renderings from the applicant, which are shown below, indicate
that the smaller townhome buildings would have one-car garages and the larger
townhome buildings would have two-car garages.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
13

PROPOSED SITE PLAN -- FULL SHEET (View from the South)

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
14

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
15

PROPOSED SITE PLAN – TOWNHOME LOT DETAILS

NOTES: All 140 townhome lots would be 100 feet deep. There would be 101 larger lots
(71% of the total) and 39 smaller lots (29% of the total). The larger townhome units would be
24 feet wide and have two-car garages, while the smaller townhome units would be 20 feet
wide and have one-car garages.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
16

RENDERINGS OF PROPOSED TOWNHOME BUILDINGS

Smaller Townhome Buildings (20 Feet Wide) with One-Car Garages:

Larger Townhome Buildings (24 Feet Wide) with Two-Car Garages:

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
17

IV. ANALYSES OF VARIANCE REQUESTS

Section 10.1.3 of the Stockbridge Unified Development Code (UDE) lists the criteria which
are to be considered for deciding variances. A variance may be granted only upon a
finding by the Mayor and City Council that all of eight identified conditions would be met.
These eight conditions will be discussed in the analysis below for each of the applicant’s
two requested variances.

1. Analysis of Variance Request #1. For Variance Request #1, the applicant requests
that the front yard setbacks of the townhome lots be reduced from the required 50 feet in
the MFR district to 20 feet.

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

The subject property does have an unusual shape, and the presence of a creek, wetlands,
and a steep drop-off in the southeastern corner of the property make certain areas of the
property unbuildable. This limits the remaining available land on which to build, resulting
in fewer units being built than would otherwise be the case. However, the applicant’s
application has not stated why such a large reduction in the front yard setbacks is needed
for each lot—from 50 feet down to 20 feet. From the “Townhouse Detail” inset drawing
on the submitted site plan, it appears that there would be only about 5 feet between the
proposed 20-foot driveway setback and the sidewalk. Since standard parking spaces are
20 feet long, parked vehicles could protrude into that 5-foot area, which could be
undesirable for pedestrians.

Criterion “B”— A literal interpretation of the provisions of this unified development code
would deprive the applicant of rights commonly enjoyed by owners of other properties
located in the same zoning district.

While the Stockbridge City Council has approved reductions in the front yard setbacks of
the townhome lots for other properties in the MFR district, in the past five years, the City
Council has not approved any variances for a front yard setback reduction down to just
20 feet. Reductions down to 25 feet have been granted only a few times. Further, an
ordinance is currently pending before the Stockbridge City Council to make revisions to
the MFR district regulations. Included within that ordinance is a staff recommendation that
the required front yard setbacks within the MFR district be at least 30 feet. The applicant
has not provided any justification for reducing the front yard setbacks to less than 30 feet.

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

Since the requested front-yard variance reduction would be down to only 20 feet, this
would be a greater reduction than has been granted for other properties in MFR districts

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
18

in the City. The granting of Variance Request #1 would therefore cause the applicant to
enjoy a special privilege, with no apparent urgent need being given to do so, in terms of
the design of the proposed development.

Criterion “D”—The variance will be consistent with the purposes and intent of this unified
development code, will be compatible with uses on neighboring properties, and will serve
the public welfare.

There is no apparent reason for granting a front-yard setback reduction down to 20 feet,
thus its consistency with the purposes and intent of the UDC cannot be determined.
Further, such a reduction would not be compatible with the single-family neighboring
properties to the west, in the Oakwood Manor Subdivision, and any potential benefits to
the public welfare are unknown.

Criterion “E”—The extraordinary circumstances are not the result of actions of the
applicant.

The physical characteristics of the subject property (the presence of a creek, floodplain
areas, and steep topography) are not the result of any actions of the applicant. Their
presence, though, does not automatically justify a front-yard setback variance reduction
down to 20 feet.

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

Without the granting of Variance Request #1, the land could still be used for building a
smaller townhome development with larger but fewer townhome lots.

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

The applicant is not requesting the granting of Variance Request #1 to allow any types of
uses on the existing vacant land that are prohibited within the applicant’s requested MFR
zoning district.

2. Analysis of Variance Request #2. For Variance Request #2, the applicant requests
that the side yard setbacks of the townhome lots be reduced from the required 15 feet to
10 feet.

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

The subject property does have an unusual shape, and the presence of a creek, wetlands,
and a steep drop-off in the southeastern corner of the property make certain areas of the

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
19

property unbuildable. This limits the remaining available land on which to build, resulting
in fewer units being built than would otherwise be the case. However, the applicant’s
application has not stated why the reduction in the side-yard setbacks would be needed.
Presumably, it would just be to allow more townhome units to be built on the property.

Criterion “B”— A literal interpretation of the provisions of this unified development code
would deprive the applicant of rights commonly enjoyed by owners of other properties
located in the same zoning district.

Within the past five years, the Stockbridge City Council has approved reductions in the
side yard setbacks of townhome lots for other properties in the MFR district. However,
the applicant has not demonstrated why any side-yard setback reductions are needed in
designing the proposed development.

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

The granting of Variance Request #2 may not be viewed as a special privilege, compared
to owners of other properties within the MFR zoning district, since other property owners
have been granted similar variance requests.

Criterion “D”—The variance will be consistent with the purposes and intent of this unified
development code, will be compatible with uses on neighboring properties, and will serve
the public welfare.

There is no apparent reason for granting a side-yard setback reduction down to 10 feet
from the required 15 feet, thus its consistency with the purposes and intent of the UDC
cannot be determined. However, this reduction of only 5 feet would not be significant,
and no potential detriments to the public welfare have been identified.

Criterion “E”—The extraordinary circumstances are not the result of actions of the
applicant.

The physical characteristics of the subject property (the presence of a creek, floodplain
areas, and steep topography) are not the result of any actions of the applicant. Their
presence, though, does not automatically justify a side-yard setback variance reduction
down to 10 feet. However, no apparent harm in doing so has been identified.

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

Without the granting of Variance Request #2, the land could still be used for building a
smaller townhome development with larger but fewer townhome lots.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
20

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

The applicant is not requesting the granting of Variance Request #2 to allow any types of
uses on the existing vacant land that are prohibited within the applicant’s requested MFR
zoning district.

V. CONCLUSIONS

The applicant has cited a general need for setback reductions on the subject property
due to the unusual shape of the property, as well as the presence of a creek, floodplains,
and steep topography. The granting of the two requested variances would presumably
allow a greater number of townhomes to be built on the property. But the specific
justifications for the requested variances, in terms of designing the site plan, have not
been given. For Variance Request #1, the applicant is requesting a greater front-yard
setback reduction (down to only 20 feet) than has been granted to any other MFR district
applicants within the past five years. For Variance Request #2, the requested side-yard
setback reduction would not be significant, and although no specific justification has been
given by the applicant for doing so, no evident harm in granting this request has been
identified, either.

VI. RECOMMENDATIONS

1. For Variance Request #1, the Planning & Zoning Staff makes two recommendations,
as follows:

a. The denial of the applicant’s request to reduce the front yard setbacks of the
townhome lots from the required 50 feet down to only 20 feet in the MFR zoning
district.
b. The approval of a reduction in the front yard setbacks of the townhome lots to 30
feet.

2. For Variance Request #2, the Planning & Zoning Staff recommends the approval of
this request to reduce the side yard setbacks from the required 15 feet to 10 feet for
the proposed townhome lots.

City of Stockbridge, GA Community Dev. Dept. / VR-2024-03 Staff Report / August 15, 2024
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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-2024-06 for 2612 Highway 42 North & Parcel #069-01009000 to
change the property's future land use designation from“Low-Density Mixed-Use to Medium-Density Residential to
allow for the construction of a townhome development with 100 units. The applicant is LI Route 23, LLC and the agent
is George Harper of Paramount Engineering. The property contains two parcels, with 13.64 +/- total acres

BACKGROUND INFORMATION:
Companion Applications--Rezoning Case #RZ-2024-06 and Variance Case #VR-2024-02.

Staff Recommendation--Approval.
Planning Commission Recommendation on 08/15/24--Approval by a split vote, with the Vice-
Chairman casting the tie-breaking vote for approval.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-06.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Presentations for CP-2024-06,
RZ-2024-06, VR-2024-02

Mayor and Council: September 9, 2024
Case Facts
Applicant: LI Route 23, LLC.
Owner: LI Route 23, LLC.
Agent: George Harper (Paramount Engineering)
Number of Proposed Units Per Acre: 7.33 units per acre
Address of Property: 2612 Highway 42 North; 069-01009000
Number of Acres:13.64 +/- acres
Project Characteristics: The site is currently vacant and wooded with an existing deceleration lane and entrance on the
right.
Current Future Land Use Designation: Low-Density Mixed-Use
Current Zoning of Property:C-2 (General Commercial)
Sign Posting: July 16, 2024
VICINITY
MAP
Aerial Photo
with Site
Plan
Site Visit on
July 16, 2024
Existing
Deceleration
Lane to
Entrance of
Site Visit on Proposed
Townhomes
July 16, 2024
Elite Collision;
Parkside Plaza C & C Fence

Site Visit on
July 16, 2024
Site Visit on
July 16, 2024
Zoning History
of Property
The larger parcel was rezoned from RA
(Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a
larger property.

In addition, the existing deceleration lane
at the subject property was completed in
2002.
PROPOSED
DEVELOPMENT
INFORMATION
Development Information
The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units with a
density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles Landing Parkway.
The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square feet. The proposed
townhome development will include the following amenities: pool, pool pavilion with restrooms, a
playground, a community mailbox, and 2.81 acres of open space. The proposed townhome development
will also include six parking spaces for the visitors and 19 parking spaces close to the pool area. The
proposed townhome development will include a 25-foot buffer along the eastern boundary line adjacent to
the Lakeside at Eagles Landing subdivision. In addition, the proposed development will be gated, and will
include a five-foot sidewalk on both sides of the internal streets. The proposed townhome development will
utilize the existing deceleration lane located on Highway 42 North and will install an emergency access
road on Highway 42 North. In addition, the proposed townhome development will have main access from
the Parkview Place subdivision .
Development Data
Summary for
Site Plan of Highway
42 Townhomes
Presentation for
CP-2024-06
Applicant’s Request

Change the current future land use designation from Low-Density
Mixed-Use to Medium-Density Residential to allow for the
construction of a townhome development.
Currently, the two parcels have a current future land use
designation of Low-Density Mixed-Use, which is not compatible
with the requested MFR (Multiple-Family Residential) zoning district.
Therefore, the applicant has requested to change the future land
use designation from Low-Density Mixed-Use to Medium-Density
Residential. Page 49 of the 2024 Comprehensive Plan provides a
list of compatible zoning districts, which includes the requested
MFR (Multiple-Family Residential) zoning district.
CITY OF STOCKBRIDGE
COMPREHENSIVE PLAN
(2024)
Aerial Photo
with Site
Plan
Existing Future Land Use
Location Existing Land Use
Designation
C & C Fence
Elite Collision
Property to the North CVS Low Density Mixed Use
SURROUNDING Eagles Peak Shopping Center
LAND USE St Luke Lutheran Church
DESIGNATION Low Density Mixed Use
Property to the South Cannon-Cleveland Funeral
Directors
Brannan’s Walk Low-Density Mixed-Use
Property to the East
Lakeside At Eagle’s Landing High Density Residential
Parkside at Eagle’s Landing
High Density Residential
Parkside Plaza
Low-Density Mixed-Use
Property to the West Parkside Office Plaza
Low-Density Mixed-Use

Marathon Gas Station Low-Density Mixed-Use
Name of
Units Estimate Density Per Acres
Subdivision/Development

SURROUNDING Brannan’s Walk 46 4 units per acre

LAND USE
DENSITIES
(ESTIMATE) Lakeside At Eagle’s Landing 90 3 units per acre

Parkside at Eagle’s Landing 214 3 units per acre

Highway 42 Townhomes 100 7 units per acre
Staff Analysis
(Section 9.2.7 of The Unified To provide a variety of housing
Development Code) choices to suit the changing needs
and lifestyles of City residents.
(Housing Goal)
1. Consistency with the Comprehensive Plan:

Currently, the two parcels have a current future land use designation of Community
Low-Density Mixed-Use, which is not compatible with the requested MFR
(Multiple-Family Residential) zoning district. Therefore, the applicant has
requested to change the future land use designation from Low-Density
Goals and Provide a mixture of housing
Mixed-Use to Medium-Density Residential. Page 49 of the 2024
Comprehensive Plan provides a list of compatible zoning districts, which
Policies options to attract young
includes the requested MFR (Multiple-Family Residential) zoning district. professionals, singles, and small
The City of Stockbridge 2024 Comprehensive Plan states that the future families. (Housing Policy)
land use designation of Medium-Density Residential are for properties that (pg. 42-44)
have a density range of 4 to 7.99 units per acre. Since the proposed
townhome development has a density of 7.33 units per acre, it meets the
required density range of the Medium-Density Residential future land use
designation. In addition, the proposed townhome development meets the
intent of the Medium-Density Residential future land use designation, which
states on Page 49
To attract new, diverse residents
“This designation is intended for residential developments which include (Population Goal)
single-family, detached homes on lots ranging from 10,000 – 30,000 square
feet, including parcels zoned for single family attached and detached
homes, as well as duplex residential developments and mobile
home/manufactured home developments.”
Maintain a family friendly environment and focus on attracting and retaining
young adults. (Population Policy)
Community Goals
and Policies
To establish land use designations that meet the needs of the City and are
(page 42-44) consistent with the new UDC. (Future Land Use Goal)
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)
2. Relation to the Zoning of the Property: In addition to the requested future land use
designation of Medium-Density Residential, the applicant is requesting to rezone the two
parcels from C-2 (General Commercial) to MFR (Multiple-Family Residential). Page 49 of
the 2024 Comprehensive Plan provides a list of compatible zoning districts, which includes
the requested MFR (Multiple-Family Residential) zoning district.
3. Suitability of the Site’s Location: The applicant is currently proposing 100 units on 13.64
acres with a density rate of 7.33 dwelling units per acre. Regarding the surrounding
densities of the vicinity of the area, the development has a higher density than the nearby
subdivisions, which ranges from 3 to 4 units per acre. The proposed townhome meets the
required density range of the Medium-Density Residential future land use designation.
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)

4. Maintaining the Current Land Use Designation: Although the two parcels have
a current future land use designation of Low-Density Mixed Use, the proposed
future land use designation of Medium-Density Residential would be more
appropriate for the two parcels due to the surrounding future land use
designations of both High Density Residential and Low Density Residential. The
proposed Medium-Density Residential will also support a variety of housing
choices, which includes the proposed townhomes. By adopting a Medium-Density
Residential designation, the parcels would serve as a great transition between
these differing densities, fostering a more balanced community.
Staff Recommendation

This Staff Report has demonstrated that the requested Comprehensive
Plan Amendment via CP-2024-06 is consistent with the 2024
Comprehensive Plan in conjunction with the requested rezoning of RZ-
2024-06 to change the zoning district from C-2 (General Commercial) to
MFR (Multiple-Family Residential), and with the requested variances of
VR-2024-02. Therefore, the Planning and Zoning staff recommends
APPROVAL.
Presentation for
RZ-2024-06
Applicant’s
Request
Rezone from ‘C-2’ (General Commercial) to
‘MFR’ (Multiple-Family Residential) to allow for
the construction of a townhome development.
Currently, the two parcels are zoned C-2
(General Commercial). However, the C-2 zoning
district provides a list of permitted uses, which
does not include townhomes. Therefore, the
applicant has requested to rezone the two
parcels from C-2 (General Commercial) to MFR
(Multiple-Family Residential). Section 2.4.4. of
the Stockbridge Unified Development Code
provides a list of permitted uses, which includes
townhomes.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
1. Consistency with the Comprehensive Plan: The two parcels currently have a future land use designation of
Low-Density Mixed-Use, which is not compatible with the requested zoning of the MFR (Multiple-Family
Residential) zoning district. Therefore, the applicant has requested a Comprehensive Plan Amendment to change
the current future land use designation from Low-Density Mixed-Use to Medium-Density Residential. Page 49 of
the 2024 Comprehensive Plan provides a list of zoning districts that are compatible with the requested Medium
Density Residential future land use designation, which includes the proposed MFR (Multiple-Family Residential)
zoning district. Furthermore, the proposed density of 7.33 units per acre meets the required range of the requested
future land use designation of Medium-Density Residential which is 4 to 7.99 units per acre. In addition, the
proposed townhomes meet the intent of the requested future land use designation of Medium-Density Residential,
which states that it is “intended for residential developments which include single-family, detached homes on lots
ranging from 10,000 – 30,000 square feet, including parcels zoned for single family attached and detached homes,
as well as duplex residential developments and mobile home/manufactured home developments.”
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to
whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: The proposed townhome
development meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the Stockbridge Unified Development
Code provides a list of objectives to accomplish which is (I) Encourage the most appropriate and best use of land, buildings, and other structures
throughout the city. The two parcels are currently part of the Parkway Mixed-Use Overlay District. The proposed townhome development meets
the overall purpose and intent of the Parkway Mixed-Use Overlay District. Section 2.5.2 of the Stockbridge Unified Development Code provides a
list of objectives, which includes the following: (1.) To promote the general health, safety, and welfare of the community where residents and
visitors can live, work, eat, and play, and (8) To encourage innovative development projects that set standards for landscaping, open space,
community design, and public amenities. Section 2.4.4 of the Stockbridge Unified Development Code provides a list of permitted uses that are
found in the requested MFR zoning district, which includes townhomes. The requested townhome development meets the intent of the requested
MFR zoning district, which is found in Section 2.4.4 A of the Stockbridge Unified Development Code: “The intent of the Multiple Family
Residential District is to allow the development of multiple family residences served by public water and sewer systems. The provisions that
regulate this land use district provides for the development of residential neighborhoods in a high-density urban development environment with
access provided on streets that are classified as collector streets of higher.” Furthermore, the two parcels have frontage on Highway 42 North,
which is considered a minor arterial road according to the GDOT Functional Road Classification, which aligns with Section 2.4.4. A of the
Stockbridge Unified Development Code. Section 2.4.4. of the Stockbridge Unified Development Code states that “The city should promote an
average density of fourteen (14) dwelling units per acre or higher.” Since the proposed density of the proposed townhomes is 7.33 units per acre,
it would meet the allowable density of the requested MFR zoning district.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 from C-2 (General Commercial) to MFR (Multiple-Family
Residential) will have a positive effect on the vicinity of the area in various ways. The addition of the
proposed townhomes will provide an alternative type of housing for first-time homebuyers who are
interested in buying townhomes. The vicinity of the area is surrounded by subdivisions that lack
townhomes, creating an area that is dominated by single-family homes. Thus, the addition of the proposed
townhomes creates a variety of choices for homebuyers. The addition of the townhome development
would further align with the intent of the 2024 Comprehensive Plan, which recommends high-density
developments within the city limits of Stockbridge. The addition of the proposed townhomes can benefit
the surrounding businesses in the vicinity of the area. The proposed townhomes could result in the
increase of customers for the nearby shopping center.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 site appears to be suitable for
the proposed townhomes. Any issues with regard to the physical conditions of the subject property will be
addressed during the plan review process. In addition, any issues regarding the buffering, topography,
drainage, access, and the size and shape of the subject properties will be addressed during the plan
review process.
5. The impact upon adjacent property owners should the request be granted: Currently, the two parcels
are currently undeveloped, However, the addition of the proposed townhomes could result in a minimal
increase of traffic on Highway 42 North. According to the Georgia Department of Transportation Traffic
Data Counts, the average daily count on Highway 42 North was 17,200 in 2023. The proposed
townhomes will not have any access to the adjacent subdivisions. In addition, a 25-foot buffer would be
provided adjacent to the nearby Lakeside at Eagles Landing subdivision, which will ensure privacy for the
nearby homeowners.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system: A letter from the Henry County Water
Authority dated July 11, 2024, states that water and sewer service is provided at this location.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes: The
subject property has frontage on Highway 42, which is considered a minor arterial road. The townhome development will utilize the existing
deceleration lane that is located on Highway 42 North and will also have main access on Parkview Place. While the addition of townhomes might
slightly increase traffic on Highway 42 North, the increase is expected to be minimal. Given the current average daily traffic count of 17,200, the
additional traffic from the townhomes is unlikely to significantly affect congestion.
8. The merits of the requested change in zoning are 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 applicant’s request to rezone the
subject properties from C-2 (General Commercial) to MFR (Multiple-Family Residential) aligns with the overall intent of the Stockbridge Unified
Development Code. Furthermore, the proposed townhome development meets the policies and goals of the 2024 Comprehensive Plan. In
addition, the proposed townhome development meets the overall intent of both the MFR (Multiple-Family Residential) zoning district and the
Parkway Mixed-Use Overlay District.
9. The ability of the subject land to be developed as it is presently zoned: The two parcels are currently zoned C-2 (General Commercial).
Therefore, any land use that is permitted under Section 2.4.9. of the Stockbridge Unified Development Code could be developed on the subject
properties.
Staff Recommendation

Staff recommends APPROVAL with the following conditions:
1. Flock cameras will be located at the entrance of the proposed townhome development.
2. A 25-foot buffer shall be established alongside the northern and southern portion of the subject
property.
3. A mandatory HOA shall be established.
4. The units shall not exceed 100 units.
5. The rental shall not exceed 10% of the proposed townhome development.
6. A mail kiosk shall be established.
7. The renderings shown with the submitted application on July 1, 2024 shall be followed. (The brick is
shown on the front and the side is showing hardi-plank siding.)
Presentation for
VR-2024-02
Applicant’s
Request
The applicant submitted two variances (VR-2024-02)
on the subject property which are as follows:
1. Variance Request #1:reduce the front yard
setbacks of the townhome lots from the required
50 feet to 30 feet
2. Variance Request #2: reduce the side yard
setbacks of the townhome lots, between buildings,
from the required 15 feet to 10 feet.
MFR District Standards (Section 2.4.4
of the Stockbridge Unified
Development Code)

MFR Requirement Request From Applicant

Front Yard Setback: 50 feet Front Yard Setback: 30 feet

Side Yard Setback: 15 feet Side Yard Setback: 10 feet
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property exist due to its size, shape, or
topography that are not found on other properties in the same zoning district: Section 10.1.1 A of the Unified Development Code
states that “A variance may be granted where owing to special conditions, a literal enforcement of the provisions of this unified development
code will in an individual case result in unnecessary hardship.” Therefore, since the staff is currently reviewing the MFR building standards,
the staff is in support of reducing the front yard setback from 50 feet to 30 feet. Staff has reviewed the MFR building standards and therefore
is in support of the side yard reduction from the required 15 feet to 10 feet.

2. A literal interpretation of the provisions of this Unified Development Code would deprive the applicant of rights commonly
enjoyed by owners of other properties located in the same zoning district: The applicant may be deprived of the opportunity to develop
a townhome community with lot sizes comparable to those in other recently approved MFR (Multi-Family Residential) districts.

3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to other owners of
property in the same zoning district: Granting the requested variances would not confer any special privileges upon the property owner.
Furthermore, the denial of the requested variances would force the developer to unfairly comply with the same standards in the developing
the proposed site, even though the proposed characteristics of the subject property would make it very difficult to do, thus creating an
unnecessary hardship for the developer itself.
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
4. The variance will be consistent with the purposes and intent of this Unified Development Code, will be compatible with uses on
neighboring properties, and will serve the public welfare. A literal interpretation of the provisions of this Unified Development Code
would deprive the applicant of rights commonly enjoyed by owners of other properties located in the same zoning district: The
requested variance would be consistent with the overall purpose and intent of the Unified Development Code by encouraging the most
appropriate land use on the subject property.

5. The extraordinary circumstances are not the result of actions by the applicant: The physical conditions of the subject property, which were
not created by the applicant, are currently limiting the applicant’s ability to develop the property for reasonable use.

6. The variance is the minimum relief that will allow the legal use of the land, building or structure: The subject property remains
developable under the current C-2 (General Commercial District) zoning designation. However, while townhomes could be constructed under the
applicant’s requested MFR (Multi-Family Residential) zoning district, the developer would face significant constraints without the reduction of
both front and side yard setbacks. These constraints would hinder the creation of a site plan that allows for the construction of a sufficient number
of units to ensure economic feasibility.

7. The variance is not a request to permit the use of land, buildings or structures that is prohibited in the same zoning district: The MFR
zoning districts provide a list of permitted uses, which includes townhomes.
Staff Recommendation

Based on the Staff analysis above, the Planning and Zoning Staff
therefore recommends APPROVAL for the following variances:
1. Variance Request #1: reduce the front yard setback of the townhome
lots from the required 50 feet to 30 feet (APPROVAL)
2. Variance Request #2: reduce the side yard setback of the townhome
lots, between buildings, from the required 15 feet to 10 feet.
(APPROVAL)
LOW DENSITY MIXED USE

MEDIUM DENSITY RESIDENTIAL
Survey Written Description
Parcel ID #069‐01009000 & 070‐01001000
#2612 SR 23/42N

All that tract or parcel of land lying and being in Land Lots 1 and 2 of the 11th
District and Land Lot1 of the 7th District of Henry County, Georgia (City of
Stockbridge Ga.) and being more particularly described as follows:

Commencing at the existing Intersection of The Northerly R/W of Brannan Road
(80’ R/W), and The Westerly Boundary Line of Brannan’s Walk Subdivision (Plat
Book 26, Pg. 187); Thence N 23°25’46” W a distance of 616.56’ to an IPF (1/2”
rebar w/cap), this point being THE POINT OF BEGINNING (P.O.B):

FROM THE POINT OF BEGINNING (P.O.B):

Thence S 65°51’54” W a distance of 477.21’ to an IPF (1/2” rebar w/cap), this
point also being 807.81’ along existing R/W of S/R42 to Brannan Rd. (D.B. 15263,
Pgs. 150‐153) ; Thence around a curve to the right (C‐1) having a radius of
2,650.09’ a length of 290.47’ a chord bearing of N 06°36’23” W a distance of
290.31’ to an IPs (1/2” rebar); Thence N 65°46’56” E a distance of 18.44’ to a CMF
(concrete monument found); Thence N 14°03’47” W a distance of 131.92’ to a
CMF (concrete monument found); Thence N 12°46’22” W a distance of 431.05’ to
an IPS (1/2” rebar); Thence N 65°19’04”E a distance of 804.28’ an IPF (1/2”
rebar); ); Thence S 30°55’57” E a distance of 498.89’ to an IPF (1/2” rebar));
Thence S 65°50’01” W a distance of 546.17’ to an IPS (1/2” rebar); Thence S
23°25’46”E a distance of 282.09’ to a point, this point being THE POINT OF
BEGINNING (P.O.B).

Containing 13.64 acres

Together with all easements recorded or unrecorded.
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
June 17, 2024

Henry County Water Authority
Engineering Division
100 Westridge Industrial Blvd.
McDonough, GA. 30253

Re: Letter of Intent- Water & Sewer Availability for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the water and sewer availability application for the Hwy. 42
Townhomes located on Hwy. 42N in Stockbridge, Georgia. The application is requesting water
and sewer availability for the development of a 100 unit fee simple style townhome subdivision.
The application to the City of Stockbridge is to rezone the property from C2 to MFR. The
project is scheduled to begin construction within the next 8 months.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Planner I

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

DATE: August 15, 2024 (Planning Commission)

September 9, 2024 (Mayor and Council)

Subject: CP-2024-06 for 2612 Highway 42 North; #069-01009000

I. PURPOSE

Consider a Comprehensive Plan Amendment application to change the current future
land use designation of two parcels that are located on the eastern side of Highway 42
North and south of Eagles Landing Parkway from Low-Density Mixed-Use to Medium-
Density Residential to allow for the construction of a townhome development. The
applicant is LI Route 23, LLC and the agent is George Harper of Paramount Engineering.
The property contains two parcels, as are listed below, with 13.64 +/- total acres within
the Stockbridge City Limits.

• Parcel #069-01009000 – Contains 10.61 +/- acres in Land Lots 1 & 2 of Districts 7 & 11.

• Parcel #070-01001000 (2612 Highway 42 North) — Contains 3.03 +/- acres In Land Lot
1 of District 7.

The applicant also simultaneously submitted two other applications to the City of Stockbridge as
are listed below:

• Rezoning (RZ-2024-06) – The applicant requests to rezone the two parcels from ‘C-
2’ (General Commercial) to ‘MFR’ (Multiple-Family Residential).

• Variance (VR-2024-02) – The applicant submitted two variances on the subject
property which are as follows:

1. Variance Request #1: reduce the front yard setbacks of the townhome lots
from the required 50 feet to 30 feet

2. Variance Request #2: reduce the side yard setbacks of the townhome lots,
between buildings, from the required 15 feet to 10 feet.

#CP-2024-06 for 2612 Highway 42 North; 069-01009000

II. Background

Proposed Development Townhome development with 100 units

2612 Highway 42 North; 069-01009000
Site Address

Parcel Identification #069-01009000; #070-01001000

Parcel Acreage 13.64 +/- acres

Applicant LI Route 23, LLC

Agent George Harper of Paramount Engineering

Owner LI Route 23, LLC

Current Future Land Use Designation Low-Density Mixed-Use

Proposed Future Land Use Designation Medium-Density Residential

Number of Proposed Units Per Acre 7.33 units per acre

The site is currently vacant and wooded with an
Current Use existing deceleration lane and entrance on the
right.

SURROUNDING LAND USE DESIGNATIONS

Existing Future Land Use
Location Existing Land Use
Designation
C & C Fence

Elite Collision
Property to the North Low-Density Mixed-Use
CVS

Eagles Peak Shopping Center

Page 2 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

St Luke Lutheran Church
Low-Density Mixed-Use
Property to the South Cannon-Cleveland Funeral
Directors

Brannan’s Walk Low-Density Mixed-Use
Property to the East
Lakeside At Eagle’s Landing High Density Residential

Parkside at Eagle’s Landing High Density Residential

Parkside Plaza Low-Density Mixed-Use
Property to the West
Parkside Office Plaza Low-Density Mixed-Use
Marathon Gas Station
Low-Density Mixed-Use

SURROUNDING LAND USE DENSITIES

Estimate Density Per
Name of Subdivision/Development Units
Acres

Brannan’s Walk 46 4 units per acre

Lakeside At Eagle’s Landing 90 3 units per acre

Parkside at Eagle’s Landing 214 3 units per acre

Highway 42 Townhomes 100 7 units per acre

III. Findings of Facts

1. The applicant has requested to rezone the two parcels from C-2 (General
Commercial) to MFR (Multiple-Family Residential).

2. The applicant submitted two variances (VR-2024-02) on the subject property which
are as follows:

Page 3 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

a) Variance Request #1: reduce the front yard setbacks of the townhome lots from
the required 50 feet to 30 feet

b) Variance Request #2: reduce the side yard setbacks of the townhome lots,
between buildings, from the required 15 feet to 10 feet.

3. The surrounding land use designations that are in the vicinity of the area are as
follows: Low Density Mixed Use and High Density Residential.

4. The two parcels are part of the Parkway Mixed-Use Overlay District.

5. The existing deceleration lane at the subject property was completed in 2002.

6. The larger parcel was rezoned from RA (Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a larger property.

Page 4 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

IV. Maps, Site Plan, and Renderings

Vicinity Map of 2612 Highway 42 North; 069-01009000

Page 5 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

Aerial Photo with Site Plan

Page 6 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

Site Plan of Highway 42 Townhomes

Page 7 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

Future Land Use Map of 2612 Highway 42 North; 069-01009000

Page 8 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

Surrounding Land Use Density Map for 2612 Highway 42 North;
069-01009000

Page 9 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

V. Analysis

Project Description

The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units
with a density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles
Landing Parkway. The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square
feet. The proposed townhome development will include the following amenities: pool, pool pavilion
with restrooms, a playground, a community mailbox, and 2.81 acres of open space. The proposed
townhome development will also include six parking spaces for the visitors and 19 parking spaces
close to the pool area. The proposed townhome development will include a 25-foot buffer along
the eastern boundary line adjacent to the Lakeside at Eagles Landing subdivision. In addition, the
proposed development will be gated, and will include a five-foot sidewalk on both sides of the
internal streets. The proposed townhome development will utilize the existing deceleration lane
located on Highway 42 North and will install an emergency access road on Highway 42 North. In
addition, the proposed townhome development will have main access from the Parkview Place
subdivision.
Currently, the two parcels have a current future land use designation of Low-Density Mixed-Use,
which is not compatible with the requested MFR (Multiple-Family Residential) zoning district.
Therefore, the applicant has requested to change the future land use designation from Low-
Density Mixed-Use to Medium-Density Residential. Page 49 of the 2024 Comprehensive Plan
provides a list of compatible zoning districts, which includes the requested MFR (Multiple-Family
Residential) zoning district.

Staff Analysis

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

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

Currently, the two parcels have a current future land use designation of Low-Density
Mixed-Use, which is not compatible with the requested MFR (Multiple-Family
Residential) zoning district. Therefore, the applicant has requested to change the future
land use designation from Low-Density Mixed-Use to Medium-Density Residential.
Page 49 of the 2024 Comprehensive Plan provides a list of compatible zoning districts,
which includes the requested MFR (Multiple-Family Residential) zoning district.

The City of Stockbridge 2024 Comprehensive Plan states that the future land use
designation of Medium-Density Residential are for properties that have a density range
of 4 to 7.99 units per acre. Since the proposed townhome development has a density
of 7.33 units per acre, it meets the required density range of the Medium-Density
Residential future land use designation. In addition, the proposed townhome
development meets the intent of the Medium-Density Residential future land use
Page 10 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

designation, which states on Page 49

• “This designation is intended for residential developments which include single-
family, detached homes on lots ranging from 10,000 – 30,000 square feet, including
parcels zoned for single family attached and detached homes, as well as duplex
residential developments and mobile home/manufactured home developments.”

Lastly, the proposed townhome development is consistent with the policy goals of the
2024 Comprehensive Plan on pages 42-44 that are listed below:

To provide a variety of housing choices to suit the changing needs and
lifestyles of City residents. (Housing Goal)

Provide a mixture of housing options to attract young professionals,
singles, and small families. (Housing Policy)

Community
Goals and
To attract new, diverse residents (Population Goal)
Policies

(page 42-
44)
Maintain a family friendly environment and focus on attracting and
retaining young adults. (Population Policy)

To establish land use designations that meet the needs of the City and
are consistent with the new UDC. (Future Land Use Goal)

2. Relation to the Zoning of the Property.

In addition to the requested future land use designation of Medium-Density Residential,
the applicant is requesting to rezone the two parcels from C-2 (General Commercial)
to MFR (Multiple-Family Residential) Page 49 of the 2024 Comprehensive Plan
provides a list of compatible zoning districts, which includes the requested MFR

Page 11 of 12
#CP-2024-06 for 2612 Highway 42 North; 069-01009000

(Multiple-Family Residential) zoning district.

3. Suitability of the Site’s Location.

The applicant is currently proposing 100 units on 13.64 acres with a density rate of
7.33 dwelling units per acre. Regarding the surrounding densities of the vicinity of
the area, the development has a higher density than the nearby subdivisions, which
ranges from 3 to 4 units per acre. The proposed townhome meets the required
density range of the Medium-Density Residential future land use designation.

In addition, the development would be suitable for the vicinity of the area since the
area lacks townhomes. It would provide an alternative type of housing for first-time
homebuyers who are interested in buying townhomes

4. Maintaining the Current Land Use Designation.

Although the two parcels have a current future land use designation of Low-Density
Mixed Use, the proposed future land use designation of Medum-Density
Residential would be more appropriate for the two parcels due to the surrounding
future land use designations of both High Density Residential and Low Density
Residential. The proposed Medum-Density Residential will also support a variety
of housing choices, which includes the proposed townhomes.

By adopting a Medium-Density Residential designation, the parcels would serve as
a great transition between these differing densities, fostering a more balanced
community.

IV. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2024-06 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of RZ-2024-06 to change the
zoning district from C-2 (General Commercial) to MFR (Multiple-Family
Residential), and with the requested variances of VR-2024-02. Therefore, the
Planning and Zoning staff recommends APPROVAL.

Page 12 of 12
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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 #RZ-2024-06 to rezone property at 2612 Highway 42 North & Parcel #069-01009000 from 'C-2'
(General Commercial) to 'MFR' (Multiple-Family Residential) to allow for the construction of a townhome development
with 100 units. The applicant is LI Route 23, LLC and the agent is George Harper of Paramount Engineering. The
property contains two parcels, with 13.64 +/- total acres

BACKGROUND INFORMATION:
Companion Applications--Comprehensive Plan Amendment Case #CP-2024-06 & Variance Case
#VR-2024-02.

Staff Recommendation--Approval.
Planning Commission Recommendation on 08/15/24--Approval by a split vote, with the Vice-
Chairman casting the tie-breaking vote for approval.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-06.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Presentations for CP-2024-06,
RZ-2024-06, VR-2024-02

Mayor and Council: September 9, 2024
Case Facts
Applicant: LI Route 23, LLC.
Owner: LI Route 23, LLC.
Agent: George Harper (Paramount Engineering)
Number of Proposed Units Per Acre: 7.33 units per acre
Address of Property: 2612 Highway 42 North; 069-01009000
Number of Acres:13.64 +/- acres
Project Characteristics: The site is currently vacant and wooded with an existing deceleration lane and entrance on the
right.
Current Future Land Use Designation: Low-Density Mixed-Use
Current Zoning of Property:C-2 (General Commercial)
Sign Posting: July 16, 2024
VICINITY
MAP
Aerial Photo
with Site
Plan
Site Visit on
July 16, 2024
Existing
Deceleration
Lane to
Entrance of
Site Visit on Proposed
Townhomes
July 16, 2024
Elite Collision;
Parkside Plaza C & C Fence

Site Visit on
July 16, 2024
Site Visit on
July 16, 2024
Zoning History
of Property
The larger parcel was rezoned from RA
(Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a
larger property.

In addition, the existing deceleration lane
at the subject property was completed in
2002.
PROPOSED
DEVELOPMENT
INFORMATION
Development Information
The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units with a
density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles Landing Parkway.
The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square feet. The proposed
townhome development will include the following amenities: pool, pool pavilion with restrooms, a
playground, a community mailbox, and 2.81 acres of open space. The proposed townhome development
will also include six parking spaces for the visitors and 19 parking spaces close to the pool area. The
proposed townhome development will include a 25-foot buffer along the eastern boundary line adjacent to
the Lakeside at Eagles Landing subdivision. In addition, the proposed development will be gated, and will
include a five-foot sidewalk on both sides of the internal streets. The proposed townhome development will
utilize the existing deceleration lane located on Highway 42 North and will install an emergency access
road on Highway 42 North. In addition, the proposed townhome development will have main access from
the Parkview Place subdivision .
Development Data
Summary for
Site Plan of Highway
42 Townhomes
Presentation for
CP-2024-06
Applicant’s Request

Change the current future land use designation from Low-Density
Mixed-Use to Medium-Density Residential to allow for the
construction of a townhome development.
Currently, the two parcels have a current future land use
designation of Low-Density Mixed-Use, which is not compatible
with the requested MFR (Multiple-Family Residential) zoning district.
Therefore, the applicant has requested to change the future land
use designation from Low-Density Mixed-Use to Medium-Density
Residential. Page 49 of the 2024 Comprehensive Plan provides a
list of compatible zoning districts, which includes the requested
MFR (Multiple-Family Residential) zoning district.
CITY OF STOCKBRIDGE
COMPREHENSIVE PLAN
(2024)
Aerial Photo
with Site
Plan
Existing Future Land Use
Location Existing Land Use
Designation
C & C Fence
Elite Collision
Property to the North CVS Low Density Mixed Use
SURROUNDING Eagles Peak Shopping Center
LAND USE St Luke Lutheran Church
DESIGNATION Low Density Mixed Use
Property to the South Cannon-Cleveland Funeral
Directors
Brannan’s Walk Low-Density Mixed-Use
Property to the East
Lakeside At Eagle’s Landing High Density Residential
Parkside at Eagle’s Landing
High Density Residential
Parkside Plaza
Low-Density Mixed-Use
Property to the West Parkside Office Plaza
Low-Density Mixed-Use

Marathon Gas Station Low-Density Mixed-Use
Name of
Units Estimate Density Per Acres
Subdivision/Development

SURROUNDING Brannan’s Walk 46 4 units per acre

LAND USE
DENSITIES
(ESTIMATE) Lakeside At Eagle’s Landing 90 3 units per acre

Parkside at Eagle’s Landing 214 3 units per acre

Highway 42 Townhomes 100 7 units per acre
Staff Analysis
(Section 9.2.7 of The Unified To provide a variety of housing
Development Code) choices to suit the changing needs
and lifestyles of City residents.
(Housing Goal)
1. Consistency with the Comprehensive Plan:

Currently, the two parcels have a current future land use designation of Community
Low-Density Mixed-Use, which is not compatible with the requested MFR
(Multiple-Family Residential) zoning district. Therefore, the applicant has
requested to change the future land use designation from Low-Density
Goals and Provide a mixture of housing
Mixed-Use to Medium-Density Residential. Page 49 of the 2024
Comprehensive Plan provides a list of compatible zoning districts, which
Policies options to attract young
includes the requested MFR (Multiple-Family Residential) zoning district. professionals, singles, and small
The City of Stockbridge 2024 Comprehensive Plan states that the future families. (Housing Policy)
land use designation of Medium-Density Residential are for properties that (pg. 42-44)
have a density range of 4 to 7.99 units per acre. Since the proposed
townhome development has a density of 7.33 units per acre, it meets the
required density range of the Medium-Density Residential future land use
designation. In addition, the proposed townhome development meets the
intent of the Medium-Density Residential future land use designation, which
states on Page 49
To attract new, diverse residents
“This designation is intended for residential developments which include (Population Goal)
single-family, detached homes on lots ranging from 10,000 – 30,000 square
feet, including parcels zoned for single family attached and detached
homes, as well as duplex residential developments and mobile
home/manufactured home developments.”
Maintain a family friendly environment and focus on attracting and retaining
young adults. (Population Policy)
Community Goals
and Policies
To establish land use designations that meet the needs of the City and are
(page 42-44) consistent with the new UDC. (Future Land Use Goal)
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)
2. Relation to the Zoning of the Property: In addition to the requested future land use
designation of Medium-Density Residential, the applicant is requesting to rezone the two
parcels from C-2 (General Commercial) to MFR (Multiple-Family Residential). Page 49 of
the 2024 Comprehensive Plan provides a list of compatible zoning districts, which includes
the requested MFR (Multiple-Family Residential) zoning district.
3. Suitability of the Site’s Location: The applicant is currently proposing 100 units on 13.64
acres with a density rate of 7.33 dwelling units per acre. Regarding the surrounding
densities of the vicinity of the area, the development has a higher density than the nearby
subdivisions, which ranges from 3 to 4 units per acre. The proposed townhome meets the
required density range of the Medium-Density Residential future land use designation.
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)

4. Maintaining the Current Land Use Designation: Although the two parcels have
a current future land use designation of Low-Density Mixed Use, the proposed
future land use designation of Medium-Density Residential would be more
appropriate for the two parcels due to the surrounding future land use
designations of both High Density Residential and Low Density Residential. The
proposed Medium-Density Residential will also support a variety of housing
choices, which includes the proposed townhomes. By adopting a Medium-Density
Residential designation, the parcels would serve as a great transition between
these differing densities, fostering a more balanced community.
Staff Recommendation

This Staff Report has demonstrated that the requested Comprehensive
Plan Amendment via CP-2024-06 is consistent with the 2024
Comprehensive Plan in conjunction with the requested rezoning of RZ-
2024-06 to change the zoning district from C-2 (General Commercial) to
MFR (Multiple-Family Residential), and with the requested variances of
VR-2024-02. Therefore, the Planning and Zoning staff recommends
APPROVAL.
Presentation for
RZ-2024-06
Applicant’s
Request
Rezone from ‘C-2’ (General Commercial) to
‘MFR’ (Multiple-Family Residential) to allow for
the construction of a townhome development.
Currently, the two parcels are zoned C-2
(General Commercial). However, the C-2 zoning
district provides a list of permitted uses, which
does not include townhomes. Therefore, the
applicant has requested to rezone the two
parcels from C-2 (General Commercial) to MFR
(Multiple-Family Residential). Section 2.4.4. of
the Stockbridge Unified Development Code
provides a list of permitted uses, which includes
townhomes.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
1. Consistency with the Comprehensive Plan: The two parcels currently have a future land use designation of
Low-Density Mixed-Use, which is not compatible with the requested zoning of the MFR (Multiple-Family
Residential) zoning district. Therefore, the applicant has requested a Comprehensive Plan Amendment to change
the current future land use designation from Low-Density Mixed-Use to Medium-Density Residential. Page 49 of
the 2024 Comprehensive Plan provides a list of zoning districts that are compatible with the requested Medium
Density Residential future land use designation, which includes the proposed MFR (Multiple-Family Residential)
zoning district. Furthermore, the proposed density of 7.33 units per acre meets the required range of the requested
future land use designation of Medium-Density Residential which is 4 to 7.99 units per acre. In addition, the
proposed townhomes meet the intent of the requested future land use designation of Medium-Density Residential,
which states that it is “intended for residential developments which include single-family, detached homes on lots
ranging from 10,000 – 30,000 square feet, including parcels zoned for single family attached and detached homes,
as well as duplex residential developments and mobile home/manufactured home developments.”
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to
whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: The proposed townhome
development meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the Stockbridge Unified Development
Code provides a list of objectives to accomplish which is (I) Encourage the most appropriate and best use of land, buildings, and other structures
throughout the city. The two parcels are currently part of the Parkway Mixed-Use Overlay District. The proposed townhome development meets
the overall purpose and intent of the Parkway Mixed-Use Overlay District. Section 2.5.2 of the Stockbridge Unified Development Code provides a
list of objectives, which includes the following: (1.) To promote the general health, safety, and welfare of the community where residents and
visitors can live, work, eat, and play, and (8) To encourage innovative development projects that set standards for landscaping, open space,
community design, and public amenities. Section 2.4.4 of the Stockbridge Unified Development Code provides a list of permitted uses that are
found in the requested MFR zoning district, which includes townhomes. The requested townhome development meets the intent of the requested
MFR zoning district, which is found in Section 2.4.4 A of the Stockbridge Unified Development Code: “The intent of the Multiple Family
Residential District is to allow the development of multiple family residences served by public water and sewer systems. The provisions that
regulate this land use district provides for the development of residential neighborhoods in a high-density urban development environment with
access provided on streets that are classified as collector streets of higher.” Furthermore, the two parcels have frontage on Highway 42 North,
which is considered a minor arterial road according to the GDOT Functional Road Classification, which aligns with Section 2.4.4. A of the
Stockbridge Unified Development Code. Section 2.4.4. of the Stockbridge Unified Development Code states that “The city should promote an
average density of fourteen (14) dwelling units per acre or higher.” Since the proposed density of the proposed townhomes is 7.33 units per acre,
it would meet the allowable density of the requested MFR zoning district.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 from C-2 (General Commercial) to MFR (Multiple-Family
Residential) will have a positive effect on the vicinity of the area in various ways. The addition of the
proposed townhomes will provide an alternative type of housing for first-time homebuyers who are
interested in buying townhomes. The vicinity of the area is surrounded by subdivisions that lack
townhomes, creating an area that is dominated by single-family homes. Thus, the addition of the proposed
townhomes creates a variety of choices for homebuyers. The addition of the townhome development
would further align with the intent of the 2024 Comprehensive Plan, which recommends high-density
developments within the city limits of Stockbridge. The addition of the proposed townhomes can benefit
the surrounding businesses in the vicinity of the area. The proposed townhomes could result in the
increase of customers for the nearby shopping center.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 site appears to be suitable for
the proposed townhomes. Any issues with regard to the physical conditions of the subject property will be
addressed during the plan review process. In addition, any issues regarding the buffering, topography,
drainage, access, and the size and shape of the subject properties will be addressed during the plan
review process.
5. The impact upon adjacent property owners should the request be granted: Currently, the two parcels
are currently undeveloped, However, the addition of the proposed townhomes could result in a minimal
increase of traffic on Highway 42 North. According to the Georgia Department of Transportation Traffic
Data Counts, the average daily count on Highway 42 North was 17,200 in 2023. The proposed
townhomes will not have any access to the adjacent subdivisions. In addition, a 25-foot buffer would be
provided adjacent to the nearby Lakeside at Eagles Landing subdivision, which will ensure privacy for the
nearby homeowners.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system: A letter from the Henry County Water
Authority dated July 11, 2024, states that water and sewer service is provided at this location.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes: The
subject property has frontage on Highway 42, which is considered a minor arterial road. The townhome development will utilize the existing
deceleration lane that is located on Highway 42 North and will also have main access on Parkview Place. While the addition of townhomes might
slightly increase traffic on Highway 42 North, the increase is expected to be minimal. Given the current average daily traffic count of 17,200, the
additional traffic from the townhomes is unlikely to significantly affect congestion.
8. The merits of the requested change in zoning are 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 applicant’s request to rezone the
subject properties from C-2 (General Commercial) to MFR (Multiple-Family Residential) aligns with the overall intent of the Stockbridge Unified
Development Code. Furthermore, the proposed townhome development meets the policies and goals of the 2024 Comprehensive Plan. In
addition, the proposed townhome development meets the overall intent of both the MFR (Multiple-Family Residential) zoning district and the
Parkway Mixed-Use Overlay District.
9. The ability of the subject land to be developed as it is presently zoned: The two parcels are currently zoned C-2 (General Commercial).
Therefore, any land use that is permitted under Section 2.4.9. of the Stockbridge Unified Development Code could be developed on the subject
properties.
Staff Recommendation

Staff recommends APPROVAL with the following conditions:
1. Flock cameras will be located at the entrance of the proposed townhome development.
2. A 25-foot buffer shall be established alongside the northern and southern portion of the subject
property.
3. A mandatory HOA shall be established.
4. The units shall not exceed 100 units.
5. The rental shall not exceed 10% of the proposed townhome development.
6. A mail kiosk shall be established.
7. The renderings shown with the submitted application on July 1, 2024 shall be followed. (The brick is
shown on the front and the side is showing hardi-plank siding.)
Presentation for
VR-2024-02
Applicant’s
Request
The applicant submitted two variances (VR-2024-02)
on the subject property which are as follows:
1. Variance Request #1:reduce the front yard
setbacks of the townhome lots from the required
50 feet to 30 feet
2. Variance Request #2: reduce the side yard
setbacks of the townhome lots, between buildings,
from the required 15 feet to 10 feet.
MFR District Standards (Section 2.4.4
of the Stockbridge Unified
Development Code)

MFR Requirement Request From Applicant

Front Yard Setback: 50 feet Front Yard Setback: 30 feet

Side Yard Setback: 15 feet Side Yard Setback: 10 feet
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property exist due to its size, shape, or
topography that are not found on other properties in the same zoning district: Section 10.1.1 A of the Unified Development Code
states that “A variance may be granted where owing to special conditions, a literal enforcement of the provisions of this unified development
code will in an individual case result in unnecessary hardship.” Therefore, since the staff is currently reviewing the MFR building standards,
the staff is in support of reducing the front yard setback from 50 feet to 30 feet. Staff has reviewed the MFR building standards and therefore
is in support of the side yard reduction from the required 15 feet to 10 feet.

2. A literal interpretation of the provisions of this Unified Development Code would deprive the applicant of rights commonly
enjoyed by owners of other properties located in the same zoning district: The applicant may be deprived of the opportunity to develop
a townhome community with lot sizes comparable to those in other recently approved MFR (Multi-Family Residential) districts.

3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to other owners of
property in the same zoning district: Granting the requested variances would not confer any special privileges upon the property owner.
Furthermore, the denial of the requested variances would force the developer to unfairly comply with the same standards in the developing
the proposed site, even though the proposed characteristics of the subject property would make it very difficult to do, thus creating an
unnecessary hardship for the developer itself.
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
4. The variance will be consistent with the purposes and intent of this Unified Development Code, will be compatible with uses on
neighboring properties, and will serve the public welfare. A literal interpretation of the provisions of this Unified Development Code
would deprive the applicant of rights commonly enjoyed by owners of other properties located in the same zoning district: The
requested variance would be consistent with the overall purpose and intent of the Unified Development Code by encouraging the most
appropriate land use on the subject property.

5. The extraordinary circumstances are not the result of actions by the applicant: The physical conditions of the subject property, which were
not created by the applicant, are currently limiting the applicant’s ability to develop the property for reasonable use.

6. The variance is the minimum relief that will allow the legal use of the land, building or structure: The subject property remains
developable under the current C-2 (General Commercial District) zoning designation. However, while townhomes could be constructed under the
applicant’s requested MFR (Multi-Family Residential) zoning district, the developer would face significant constraints without the reduction of
both front and side yard setbacks. These constraints would hinder the creation of a site plan that allows for the construction of a sufficient number
of units to ensure economic feasibility.

7. The variance is not a request to permit the use of land, buildings or structures that is prohibited in the same zoning district: The MFR
zoning districts provide a list of permitted uses, which includes townhomes.
Staff Recommendation

Based on the Staff analysis above, the Planning and Zoning Staff
therefore recommends APPROVAL for the following variances:
1. Variance Request #1: reduce the front yard setback of the townhome
lots from the required 50 feet to 30 feet (APPROVAL)
2. Variance Request #2: reduce the side yard setback of the townhome
lots, between buildings, from the required 15 feet to 10 feet.
(APPROVAL)
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
LI ROUTE 23, LLC. 678-796-8672 07-01-24
2680 HWY. 42N.

MCDONOUGH GA 30253

13.64 AC. &2 & 11th.
Survey Written Description
Parcel ID #069‐01009000 & 070‐01001000
#2612 SR 23/42N

All that tract or parcel of land lying and being in Land Lots 1 and 2 of the 11th
District and Land Lot1 of the 7th District of Henry County, Georgia (City of
Stockbridge Ga.) and being more particularly described as follows:

Commencing at the existing Intersection of The Northerly R/W of Brannan Road
(80’ R/W), and The Westerly Boundary Line of Brannan’s Walk Subdivision (Plat
Book 26, Pg. 187); Thence N 23°25’46” W a distance of 616.56’ to an IPF (1/2”
rebar w/cap), this point being THE POINT OF BEGINNING (P.O.B):

FROM THE POINT OF BEGINNING (P.O.B):

Thence S 65°51’54” W a distance of 477.21’ to an IPF (1/2” rebar w/cap), this
point also being 807.81’ along existing R/W of S/R42 to Brannan Rd. (D.B. 15263,
Pgs. 150‐153) ; Thence around a curve to the right (C‐1) having a radius of
2,650.09’ a length of 290.47’ a chord bearing of N 06°36’23” W a distance of
290.31’ to an IPs (1/2” rebar); Thence N 65°46’56” E a distance of 18.44’ to a CMF
(concrete monument found); Thence N 14°03’47” W a distance of 131.92’ to a
CMF (concrete monument found); Thence N 12°46’22” W a distance of 431.05’ to
an IPS (1/2” rebar); Thence N 65°19’04”E a distance of 804.28’ an IPF (1/2”
rebar); ); Thence S 30°55’57” E a distance of 498.89’ to an IPF (1/2” rebar));
Thence S 65°50’01” W a distance of 546.17’ to an IPS (1/2” rebar); Thence S
23°25’46”E a distance of 282.09’ to a point, this point being THE POINT OF
BEGINNING (P.O.B).

Containing 13.64 acres

Together with all easements recorded or unrecorded.
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
June 17, 2024

Henry County Water Authority
Engineering Division
100 Westridge Industrial Blvd.
McDonough, GA. 30253

Re: Letter of Intent- Water & Sewer Availability for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the water and sewer availability application for the Hwy. 42
Townhomes located on Hwy. 42N in Stockbridge, Georgia. The application is requesting water
and sewer availability for the development of a 100 unit fee simple style townhome subdivision.
The application to the City of Stockbridge is to rezone the property from C2 to MFR. The
project is scheduled to begin construction within the next 8 months.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: August 15, 2024 (Planning Commission)

September 9, 2024 (Mayor and Council)

Subject: #RZ-2024-06 For 2612 Highway 42 North and Parcel # 069-01009000

I. PURPOSE

To consider a rezoning request to rezone two parcels on the east side of Highway 42 North and
south of Eagles Landing Parkway, from ‘C-2’ (General Commercial) to ‘MFR’ (Multiple-Family
Residential) to allow for the construction of a townhome development. The applicant is LI Route
23, LLC and the agent is George Harper of Paramount Engineering. The property contains two
parcels, as are listed below, with 13.64 +/- total acres within the Stockbridge City Limits.

• Parcel #069-01009000 – Contains 10.61 +/- acres in Land Lots 1 & 2 of Districts 7 & 11.

• Parcel #070-01001000 (2612 Highway 42 North) — Contains 3.03 +/- acres In Land Lot
1 of District 7.

The applicant also simultaneously submitted two other applications to the City of Stockbridge as
are listed below:

• Comprehensive Plan Amendment (CP-2024-06) – The applicant requests to
change the current future land use designation from Low-Density Mixed-Use to
Medium-Density Residential.

• Variance (VR-2024-02) – The applicant submitted two variances on the subject
property which are as follows:

1. Variance Request #1: reduce the front yard setbacks of the townhome lots
from the required 50 feet to 30 feet

2. Variance Request #2: reduce the side yard setbacks of the townhome lots,
between buildings, from the required 15 feet to 10 feet.
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

II. Background

Proposed Development Townhome development with 100 units

Site Address 2612 Highway 42 North; 069-01009000

Parcel Identification #069-01009000; #070-01001000

Parcel Acreage 13.64 +/- acres

Applicant LI Route 23, LLC

Agent: George Harper of Paramount Engineering

Owner: LI Route 23, LLC

Current Zoning C-2 (General Commercial)

Current Use The site is currently vacant and wooded with an existing
deceleration lane and entrance on the right.

SURROUNDING LAND USE AND ZONING

Location Existing Zoning Existing Land Use

C & C Fence LI (Light Industrial District)

Property to the North Elite Collision LI (Light Industrial District)

CVS C-2 (General Commercial)
Eagles Peak Shopping Center
C-2 (General Commercial)

2|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Property to the South St Luke Lutheran Church OI (Office Institutional)

Cannon-Cleveland Funeral C-2 (General Commercial)
Directors

Property to the East Brannan’s Walk MFR (Multiple-Family Residential)

Lakeside At Eagle’s Landing SR (Suburban Residential)

Parkside at Eagle’s Landing MFR (Multiple-Family Residential)
Property to the West
Parkside Plaza C-2 (General Commercial)

Parkside Office Plaza C-2 (General Commercial)
Marathon Gas Station
C-2 (General Commercial)

III. Finding of Facts

1. The vicinity of the area is both commercial and residential with the following zoning districts:
LI (Light Industrial District), SR (Suburban Residential), MFR (Multiple-Family Residential),
O-I (Office Institutional), and C-2 (General Commercial).

2. The larger parcel was rezoned from RA (Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a larger property.

3. The existing deceleration lane at the subject property was completed in 2002.

4. The applicant has requested a Comprehensive Plan Amendment (CP-2024-06) to change
the future land use designation from Low-Density Mixed-Use to Medium-Density
Residential.

5. The applicant submitted two variances (VR-2024-02) on the subject property which are as
follows:

a) Variance Request #1: reduce the front yard setbacks of the townhome lots from
the required 50 feet to 30 feet

b) Variance Request #2: reduce the side yard setbacks of the townhome lots,
between buildings, from the required 15 feet to 10 feet.

6. The two parcels are part of the Parkway Mixed-Use Overlay District.

7. The subject property has frontage on Highway 42 North, which is considered a minor arterial

3|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

road.

IV. Maps, Site Plan, and Renderings

Vicinity Map

4|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Aerial Photo with Site Plan

5|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Zoning Map of 2612 Highway 42 North; 069-01009000

6|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Location of 2612 Highway 42 North and 069-01009000 in the
Parkway Mixed Use Overlay District

7|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Survey of 2612 Highway 42 North; 069-01009000

8|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Site Plan of Highway 42 Townhomes

9|Page
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Development Data Information of Highway 42 Townhomes

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#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

Renderings of Highway 42 Townhomes

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#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

V. Analysis

Project Description

The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units
with a density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles
Landing Parkway. The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square
feet. The proposed townhome development will include the following amenities: pool, pool pavilion
with restrooms, a playground, a community mailbox, and 2.81 acres of open space. The proposed
townhome development will also include six parking spaces for the visitors and 19 parking spaces
close to the pool area. The proposed townhome development will include a 25-foot buffer along
the eastern boundary line adjacent to the Lakeside at Eagles Landing subdivision. In addition, the
proposed development will be gated, and will include a five-foot sidewalk on both sides of the
internal streets. The proposed townhome development will utilize the existing deceleration lane
located on Highway 42 North and will install an emergency access road on Highway 42 North. In
addition, the proposed townhome development will have main access from the Parkview Place
subdivision.
Currently, the two parcels are zoned C-2 (General Commercial). However, the C-2 zoning district
provides a list of permitted uses, which does not include townhomes. Therefore, the applicant has
requested to rezone the two parcels from C-2 (General Commercial) to MFR (Multiple-Family
Residential). Section 2.4.4. of the Stockbridge Unified Development Code provides a list of
permitted uses, which includes townhomes.

Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The two parcels currently have a future land use designation of Low-Density Mixed-Use, which
is not compatible with the requested zoning of the MFR (Multiple-Family Residential) zoning
district. Therefore, the applicant has requested a Comprehensive Plan Amendment to change
the current future land use designation from Low-Density Mixed-Use to Medium-Density
Residential.

Page 49 of the 2024 Comprehensive Plan provides a list of zoning districts that are compatible
with the requested Medium Density Residential future land use designation, which includes the
proposed MFR (Multiple-Family Residential) zoning district. Furthermore, the proposed density
of 7.33 units per acre meets the required range of the requested future land use designation

12 | P a g e
#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

of Medium-Density Residential which is 4 to 7.99 units per acre. In addition, the proposed
townhomes meet the intent of the requested future land use designation of Medium-Density
Residential, which states that it is “intended for residential developments which include single-
family, detached homes on lots ranging from 10,000 – 30,000 square feet, including parcels
zoned for single family attached and detached homes, as well as duplex residential
developments and mobile home/manufactured home developments.”

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

The proposed townhome development meets the purpose and intent of the Stockbridge Unified
Development Code. Section 1.4 of the Stockbridge Unified Development Code provides a list
of objectives to accomplish which is listed below:

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

The two parcels are currently part of the Parkway Mixed-Use Overlay District. The proposed
townhome development meets the overall purpose and intent of the Parkway Mixed-Use
Overlay District. Section 2.5.2 of the Stockbridge Unified Development Code provides a list of
objectives, which includes the following:

1. To promote the general health, safety, and welfare of the community where
residents and visitors can live, work, eat, and play.

8. To encourage innovative development projects that set standards for landscaping,
open space, community design, and public amenities.

Section 2.4.4 of the Stockbridge Unified Development Code provides a list of permitted uses
that are found in the requested MFR zoning district, which includes townhomes. The requested
townhome development meets the intent of the requested MFR zoning district, which is found
in Section 2.4.4 A of the Stockbridge Unified Development Code:

• “The intent of the Multiple Family Residential District is to allow the development of
multiple family residences served by public water and sewer systems. The provisions
that regulate this land use district provides for the development of residential
neighborhoods in a high-density urban development environment with access provided
on streets that are classified as collector streets of higher.”

Furthermore, the two parcels have frontage on Highway 42 North, which is considered a minor
arterial road according to the GDOT Functional Road Classification, which aligns with Section
2.4.4. A of the Stockbridge Unified Development Code. Section 2.4.4. of the Stockbridge
Unified Development Code states that “The city should promote an average density of fourteen
(14) dwelling units per acre or higher.” Since the proposed density of the proposed townhomes
is 7.33 units per acre, it would meet the allowable density of the requested MFR zoning district.

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#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

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 from C-2 (General Commercial) to MFR
(Multiple-Family Residential) will have a positive effect on the vicinity of the area in various
ways. The addition of the proposed townhomes will provide an alternative type of housing for
first-time homebuyers who are interested in buying townhomes. The vicinity of the area is
surrounded by subdivisions that lack townhomes, creating an area that is dominated by single-
family homes. Thus, the addition of the proposed townhomes creates a variety of choices for
homebuyers. The addition of the townhome development would further align with the intent of
the 2024 Comprehensive Plan, which recommends high-density developments within the city
limits of Stockbridge.

The addition of the proposed townhomes can benefit the surrounding businesses in the vicinity
of the area. The proposed townhomes could result in the increase of customers for the nearby
shopping center.

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 site appears to be suitable for the proposed townhomes. Any issues with regard to the
physical conditions of the subject property will be addressed during the plan review process.
In addition, any issues regarding the buffering, topography, drainage, access, and the size and
shape of the subject properties will be addressed during the plan review process.

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

Currently, the two parcels are currently undeveloped, However, the addition of the proposed
townhomes could result in a minimal increase of traffic on Highway 42 North. According to the
Georgia Department of Transportation Traffic Data Counts, the average daily count on
Highway 42 North was 17,200 in 2023. The proposed townhomes will not have any access to
the adjacent subdivisions. In addition, a 25-foot buffer would be provided adjacent to the nearby
Lakeside at Eagles Landing subdivision, which will ensure privacy for the nearby homeowners.

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

A letter from the Henry County Water Authority dated July 11, 2024, states that water and
sewer service is provided at this location.

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

The subject property has frontage on Highway 42, which is considered a minor arterial road.
The townhome development will utilize the existing deceleration lane that is located on
Highway 42 North and will also have main access on Parkview Place. While the addition of
townhomes might slightly increase traffic on Highway 42 North, the increase is expected to be
minimal. Given the current average daily traffic count of 17,200, the additional traffic from the

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#RZ-2024-06 For 2612 Highway 42 North; 069-01009000

townhomes is unlikely to significantly affect congestion.

8. The merits of the requested change in zoning are 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 applicant’s request to rezone the subject properties from C-2 (General Commercial) to
MFR (Multiple-Family Residential) aligns with the overall intent of the Stockbridge Unified
Development Code. Furthermore, the proposed townhome development meets the policies
and goals of the 2024 Comprehensive Plan. In addition, the proposed townhome development
meets the overall intent of both the MFR (Multiple-Family Residential) zoning district and the
Parkway Mixed-Use Overlay District.

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

The two parcels are currently zoned C-2 (General Commercial). Therefore, any land use that
is permitted under Section 2.4.9. of the Stockbridge Unified Development Code could be
developed on the subject properties.

VI. STAFF RECOMMENDATION

Staff recommends approval with the following conditions:

1. Flock cameras will be located at the entrance of the proposed townhome development.

2. A 25 foot buffer shall be established alongside the northern and southern portion of the
subject property.

3. A mandatory HOA shall be established.

4. The units shall not exceed 100 units.

5. The rental shall not exceed 10% of the proposed townhome development.

6. A mail kiosk shall be established.

7. The renderings shown with the submitted application on July 1, 2024 shall be followed.
(The brick is shown on the front and the side is showing hardi-plank siding.)

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June 17, 2024

Henry County Water Authority
Engineering Division
100 Westridge Industrial Blvd.
McDonough, GA. 30253

Re: Letter of Intent- Water & Sewer Availability for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the water and sewer availability application for the Hwy. 42
Townhomes located on Hwy. 42N in Stockbridge, Georgia. The application is requesting water
and sewer availability for the development of a 100 unit fee simple style townhome subdivision.
The application to the City of Stockbridge is to rezone the property from C2 to MFR. The
project is scheduled to begin construction within the next 8 months.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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:
VARIANCE CASE #VR-2024-02: Variance Request #1 for property at 2612 Highway 42 North & Parcel
#069-01009000 to grant a variance to reduce the front yard setbacks of the proposed townhome lots from the required
50 feet to 30 feet to allow for the construction of a townhome development with 100 units. The applicant is LI Route 23,
LLC and the agent is George Harper of Paramount Engineering. The property contains two parcels, with 13.64 +/- total
acres

BACKGROUND INFORMATION:
Companion Applications--Comprehensive Plan Amendment Case #CP-2024-06, Rezoning Case #RZ-2024-02, and
Variance Case #VR-2024-02: Variance Request #2 (for the reduction of the side yard setbacks).

Staff Recommendation--Approval.
Planning Commission Recommendation on 08/15/24--Denial by a split vote, with the Vice-Chairman casting the
tie-breaking vote for denial.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
VARIANCE CASE #VR-2024-02: Variance Request #1.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Presentations for CP-2024-06,
RZ-2024-06, VR-2024-02

Mayor and Council: September 9, 2024
Case Facts
Applicant: LI Route 23, LLC.
Owner: LI Route 23, LLC.
Agent: George Harper (Paramount Engineering)
Number of Proposed Units Per Acre: 7.33 units per acre
Address of Property: 2612 Highway 42 North; 069-01009000
Number of Acres:13.64 +/- acres
Project Characteristics: The site is currently vacant and wooded with an existing deceleration lane and entrance on the
right.
Current Future Land Use Designation: Low-Density Mixed-Use
Current Zoning of Property:C-2 (General Commercial)
Sign Posting: July 16, 2024
VICINITY
MAP
Aerial Photo
with Site
Plan
Site Visit on
July 16, 2024
Existing
Deceleration
Lane to
Entrance of
Site Visit on Proposed
Townhomes
July 16, 2024
Elite Collision;
Parkside Plaza C & C Fence

Site Visit on
July 16, 2024
Site Visit on
July 16, 2024
Zoning History
of Property
The larger parcel was rezoned from RA
(Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a
larger property.

In addition, the existing deceleration lane
at the subject property was completed in
2002.
PROPOSED
DEVELOPMENT
INFORMATION
Development Information
The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units with a
density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles Landing Parkway.
The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square feet. The proposed
townhome development will include the following amenities: pool, pool pavilion with restrooms, a
playground, a community mailbox, and 2.81 acres of open space. The proposed townhome development
will also include six parking spaces for the visitors and 19 parking spaces close to the pool area. The
proposed townhome development will include a 25-foot buffer along the eastern boundary line adjacent to
the Lakeside at Eagles Landing subdivision. In addition, the proposed development will be gated, and will
include a five-foot sidewalk on both sides of the internal streets. The proposed townhome development will
utilize the existing deceleration lane located on Highway 42 North and will install an emergency access
road on Highway 42 North. In addition, the proposed townhome development will have main access from
the Parkview Place subdivision .
Development Data
Summary for
Site Plan of Highway
42 Townhomes
Presentation for
CP-2024-06
Applicant’s Request

Change the current future land use designation from Low-Density
Mixed-Use to Medium-Density Residential to allow for the
construction of a townhome development.
Currently, the two parcels have a current future land use
designation of Low-Density Mixed-Use, which is not compatible
with the requested MFR (Multiple-Family Residential) zoning district.
Therefore, the applicant has requested to change the future land
use designation from Low-Density Mixed-Use to Medium-Density
Residential. Page 49 of the 2024 Comprehensive Plan provides a
list of compatible zoning districts, which includes the requested
MFR (Multiple-Family Residential) zoning district.
CITY OF STOCKBRIDGE
COMPREHENSIVE PLAN
(2024)
Aerial Photo
with Site
Plan
Existing Future Land Use
Location Existing Land Use
Designation
C & C Fence
Elite Collision
Property to the North CVS Low Density Mixed Use
SURROUNDING Eagles Peak Shopping Center
LAND USE St Luke Lutheran Church
DESIGNATION Low Density Mixed Use
Property to the South Cannon-Cleveland Funeral
Directors
Brannan’s Walk Low-Density Mixed-Use
Property to the East
Lakeside At Eagle’s Landing High Density Residential
Parkside at Eagle’s Landing
High Density Residential
Parkside Plaza
Low-Density Mixed-Use
Property to the West Parkside Office Plaza
Low-Density Mixed-Use

Marathon Gas Station Low-Density Mixed-Use
Name of
Units Estimate Density Per Acres
Subdivision/Development

SURROUNDING Brannan’s Walk 46 4 units per acre

LAND USE
DENSITIES
(ESTIMATE) Lakeside At Eagle’s Landing 90 3 units per acre

Parkside at Eagle’s Landing 214 3 units per acre

Highway 42 Townhomes 100 7 units per acre
Staff Analysis
(Section 9.2.7 of The Unified To provide a variety of housing
Development Code) choices to suit the changing needs
and lifestyles of City residents.
(Housing Goal)
1. Consistency with the Comprehensive Plan:

Currently, the two parcels have a current future land use designation of Community
Low-Density Mixed-Use, which is not compatible with the requested MFR
(Multiple-Family Residential) zoning district. Therefore, the applicant has
requested to change the future land use designation from Low-Density
Goals and Provide a mixture of housing
Mixed-Use to Medium-Density Residential. Page 49 of the 2024
Comprehensive Plan provides a list of compatible zoning districts, which
Policies options to attract young
includes the requested MFR (Multiple-Family Residential) zoning district. professionals, singles, and small
The City of Stockbridge 2024 Comprehensive Plan states that the future families. (Housing Policy)
land use designation of Medium-Density Residential are for properties that (pg. 42-44)
have a density range of 4 to 7.99 units per acre. Since the proposed
townhome development has a density of 7.33 units per acre, it meets the
required density range of the Medium-Density Residential future land use
designation. In addition, the proposed townhome development meets the
intent of the Medium-Density Residential future land use designation, which
states on Page 49
To attract new, diverse residents
“This designation is intended for residential developments which include (Population Goal)
single-family, detached homes on lots ranging from 10,000 – 30,000 square
feet, including parcels zoned for single family attached and detached
homes, as well as duplex residential developments and mobile
home/manufactured home developments.”
Maintain a family friendly environment and focus on attracting and retaining
young adults. (Population Policy)
Community Goals
and Policies
To establish land use designations that meet the needs of the City and are
(page 42-44) consistent with the new UDC. (Future Land Use Goal)
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)
2. Relation to the Zoning of the Property: In addition to the requested future land use
designation of Medium-Density Residential, the applicant is requesting to rezone the two
parcels from C-2 (General Commercial) to MFR (Multiple-Family Residential). Page 49 of
the 2024 Comprehensive Plan provides a list of compatible zoning districts, which includes
the requested MFR (Multiple-Family Residential) zoning district.
3. Suitability of the Site’s Location: The applicant is currently proposing 100 units on 13.64
acres with a density rate of 7.33 dwelling units per acre. Regarding the surrounding
densities of the vicinity of the area, the development has a higher density than the nearby
subdivisions, which ranges from 3 to 4 units per acre. The proposed townhome meets the
required density range of the Medium-Density Residential future land use designation.
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)

4. Maintaining the Current Land Use Designation: Although the two parcels have
a current future land use designation of Low-Density Mixed Use, the proposed
future land use designation of Medium-Density Residential would be more
appropriate for the two parcels due to the surrounding future land use
designations of both High Density Residential and Low Density Residential. The
proposed Medium-Density Residential will also support a variety of housing
choices, which includes the proposed townhomes. By adopting a Medium-Density
Residential designation, the parcels would serve as a great transition between
these differing densities, fostering a more balanced community.
Staff Recommendation

This Staff Report has demonstrated that the requested Comprehensive
Plan Amendment via CP-2024-06 is consistent with the 2024
Comprehensive Plan in conjunction with the requested rezoning of RZ-
2024-06 to change the zoning district from C-2 (General Commercial) to
MFR (Multiple-Family Residential), and with the requested variances of
VR-2024-02. Therefore, the Planning and Zoning staff recommends
APPROVAL.
Presentation for
RZ-2024-06
Applicant’s
Request
Rezone from ‘C-2’ (General Commercial) to
‘MFR’ (Multiple-Family Residential) to allow for
the construction of a townhome development.
Currently, the two parcels are zoned C-2
(General Commercial). However, the C-2 zoning
district provides a list of permitted uses, which
does not include townhomes. Therefore, the
applicant has requested to rezone the two
parcels from C-2 (General Commercial) to MFR
(Multiple-Family Residential). Section 2.4.4. of
the Stockbridge Unified Development Code
provides a list of permitted uses, which includes
townhomes.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
1. Consistency with the Comprehensive Plan: The two parcels currently have a future land use designation of
Low-Density Mixed-Use, which is not compatible with the requested zoning of the MFR (Multiple-Family
Residential) zoning district. Therefore, the applicant has requested a Comprehensive Plan Amendment to change
the current future land use designation from Low-Density Mixed-Use to Medium-Density Residential. Page 49 of
the 2024 Comprehensive Plan provides a list of zoning districts that are compatible with the requested Medium
Density Residential future land use designation, which includes the proposed MFR (Multiple-Family Residential)
zoning district. Furthermore, the proposed density of 7.33 units per acre meets the required range of the requested
future land use designation of Medium-Density Residential which is 4 to 7.99 units per acre. In addition, the
proposed townhomes meet the intent of the requested future land use designation of Medium-Density Residential,
which states that it is “intended for residential developments which include single-family, detached homes on lots
ranging from 10,000 – 30,000 square feet, including parcels zoned for single family attached and detached homes,
as well as duplex residential developments and mobile home/manufactured home developments.”
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to
whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: The proposed townhome
development meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the Stockbridge Unified Development
Code provides a list of objectives to accomplish which is (I) Encourage the most appropriate and best use of land, buildings, and other structures
throughout the city. The two parcels are currently part of the Parkway Mixed-Use Overlay District. The proposed townhome development meets
the overall purpose and intent of the Parkway Mixed-Use Overlay District. Section 2.5.2 of the Stockbridge Unified Development Code provides a
list of objectives, which includes the following: (1.) To promote the general health, safety, and welfare of the community where residents and
visitors can live, work, eat, and play, and (8) To encourage innovative development projects that set standards for landscaping, open space,
community design, and public amenities. Section 2.4.4 of the Stockbridge Unified Development Code provides a list of permitted uses that are
found in the requested MFR zoning district, which includes townhomes. The requested townhome development meets the intent of the requested
MFR zoning district, which is found in Section 2.4.4 A of the Stockbridge Unified Development Code: “The intent of the Multiple Family
Residential District is to allow the development of multiple family residences served by public water and sewer systems. The provisions that
regulate this land use district provides for the development of residential neighborhoods in a high-density urban development environment with
access provided on streets that are classified as collector streets of higher.” Furthermore, the two parcels have frontage on Highway 42 North,
which is considered a minor arterial road according to the GDOT Functional Road Classification, which aligns with Section 2.4.4. A of the
Stockbridge Unified Development Code. Section 2.4.4. of the Stockbridge Unified Development Code states that “The city should promote an
average density of fourteen (14) dwelling units per acre or higher.” Since the proposed density of the proposed townhomes is 7.33 units per acre,
it would meet the allowable density of the requested MFR zoning district.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 from C-2 (General Commercial) to MFR (Multiple-Family
Residential) will have a positive effect on the vicinity of the area in various ways. The addition of the
proposed townhomes will provide an alternative type of housing for first-time homebuyers who are
interested in buying townhomes. The vicinity of the area is surrounded by subdivisions that lack
townhomes, creating an area that is dominated by single-family homes. Thus, the addition of the proposed
townhomes creates a variety of choices for homebuyers. The addition of the townhome development
would further align with the intent of the 2024 Comprehensive Plan, which recommends high-density
developments within the city limits of Stockbridge. The addition of the proposed townhomes can benefit
the surrounding businesses in the vicinity of the area. The proposed townhomes could result in the
increase of customers for the nearby shopping center.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 site appears to be suitable for
the proposed townhomes. Any issues with regard to the physical conditions of the subject property will be
addressed during the plan review process. In addition, any issues regarding the buffering, topography,
drainage, access, and the size and shape of the subject properties will be addressed during the plan
review process.
5. The impact upon adjacent property owners should the request be granted: Currently, the two parcels
are currently undeveloped, However, the addition of the proposed townhomes could result in a minimal
increase of traffic on Highway 42 North. According to the Georgia Department of Transportation Traffic
Data Counts, the average daily count on Highway 42 North was 17,200 in 2023. The proposed
townhomes will not have any access to the adjacent subdivisions. In addition, a 25-foot buffer would be
provided adjacent to the nearby Lakeside at Eagles Landing subdivision, which will ensure privacy for the
nearby homeowners.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system: A letter from the Henry County Water
Authority dated July 11, 2024, states that water and sewer service is provided at this location.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes: The
subject property has frontage on Highway 42, which is considered a minor arterial road. The townhome development will utilize the existing
deceleration lane that is located on Highway 42 North and will also have main access on Parkview Place. While the addition of townhomes might
slightly increase traffic on Highway 42 North, the increase is expected to be minimal. Given the current average daily traffic count of 17,200, the
additional traffic from the townhomes is unlikely to significantly affect congestion.
8. The merits of the requested change in zoning are 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 applicant’s request to rezone the
subject properties from C-2 (General Commercial) to MFR (Multiple-Family Residential) aligns with the overall intent of the Stockbridge Unified
Development Code. Furthermore, the proposed townhome development meets the policies and goals of the 2024 Comprehensive Plan. In
addition, the proposed townhome development meets the overall intent of both the MFR (Multiple-Family Residential) zoning district and the
Parkway Mixed-Use Overlay District.
9. The ability of the subject land to be developed as it is presently zoned: The two parcels are currently zoned C-2 (General Commercial).
Therefore, any land use that is permitted under Section 2.4.9. of the Stockbridge Unified Development Code could be developed on the subject
properties.
Staff Recommendation

Staff recommends APPROVAL with the following conditions:
1. Flock cameras will be located at the entrance of the proposed townhome development.
2. A 25-foot buffer shall be established alongside the northern and southern portion of the subject
property.
3. A mandatory HOA shall be established.
4. The units shall not exceed 100 units.
5. The rental shall not exceed 10% of the proposed townhome development.
6. A mail kiosk shall be established.
7. The renderings shown with the submitted application on July 1, 2024 shall be followed. (The brick is
shown on the front and the side is showing hardi-plank siding.)
Presentation for
VR-2024-02
Applicant’s
Request
The applicant submitted two variances (VR-2024-02)
on the subject property which are as follows:
1. Variance Request #1:reduce the front yard
setbacks of the townhome lots from the required
50 feet to 30 feet
2. Variance Request #2: reduce the side yard
setbacks of the townhome lots, between buildings,
from the required 15 feet to 10 feet.
MFR District Standards (Section 2.4.4
of the Stockbridge Unified
Development Code)

MFR Requirement Request From Applicant

Front Yard Setback: 50 feet Front Yard Setback: 30 feet

Side Yard Setback: 15 feet Side Yard Setback: 10 feet
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property exist due to its size, shape, or
topography that are not found on other properties in the same zoning district: Section 10.1.1 A of the Unified Development Code
states that “A variance may be granted where owing to special conditions, a literal enforcement of the provisions of this unified development
code will in an individual case result in unnecessary hardship.” Therefore, since the staff is currently reviewing the MFR building standards,
the staff is in support of reducing the front yard setback from 50 feet to 30 feet. Staff has reviewed the MFR building standards and therefore
is in support of the side yard reduction from the required 15 feet to 10 feet.

2. A literal interpretation of the provisions of this Unified Development Code would deprive the applicant of rights commonly
enjoyed by owners of other properties located in the same zoning district: The applicant may be deprived of the opportunity to develop
a townhome community with lot sizes comparable to those in other recently approved MFR (Multi-Family Residential) districts.

3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to other owners of
property in the same zoning district: Granting the requested variances would not confer any special privileges upon the property owner.
Furthermore, the denial of the requested variances would force the developer to unfairly comply with the same standards in the developing
the proposed site, even though the proposed characteristics of the subject property would make it very difficult to do, thus creating an
unnecessary hardship for the developer itself.
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
4. The variance will be consistent with the purposes and intent of this Unified Development Code, will be compatible with uses on
neighboring properties, and will serve the public welfare. A literal interpretation of the provisions of this Unified Development Code
would deprive the applicant of rights commonly enjoyed by owners of other properties located in the same zoning district: The
requested variance would be consistent with the overall purpose and intent of the Unified Development Code by encouraging the most
appropriate land use on the subject property.

5. The extraordinary circumstances are not the result of actions by the applicant: The physical conditions of the subject property, which were
not created by the applicant, are currently limiting the applicant’s ability to develop the property for reasonable use.

6. The variance is the minimum relief that will allow the legal use of the land, building or structure: The subject property remains
developable under the current C-2 (General Commercial District) zoning designation. However, while townhomes could be constructed under the
applicant’s requested MFR (Multi-Family Residential) zoning district, the developer would face significant constraints without the reduction of
both front and side yard setbacks. These constraints would hinder the creation of a site plan that allows for the construction of a sufficient number
of units to ensure economic feasibility.

7. The variance is not a request to permit the use of land, buildings or structures that is prohibited in the same zoning district: The MFR
zoning districts provide a list of permitted uses, which includes townhomes.
Staff Recommendation

Based on the Staff analysis above, the Planning and Zoning Staff
therefore recommends APPROVAL for the following variances:
1. Variance Request #1: reduce the front yard setback of the townhome
lots from the required 50 feet to 30 feet (APPROVAL)
2. Variance Request #2: reduce the side yard setback of the townhome
lots, between buildings, from the required 15 feet to 10 feet.
(APPROVAL)
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
LI ROUTE 20, LLC. 678-796-8672 07-01-24
2680 HWY. 42 N.
MCDONOUGH GA 30253

HWY. 42 N.
& Parkview Place

13.64 AC. &2 & 11th
Survey Written Description
Parcel ID #069‐01009000 & 070‐01001000
#2612 SR 23/42N

All that tract or parcel of land lying and being in Land Lots 1 and 2 of the 11th
District and Land Lot1 of the 7th District of Henry County, Georgia (City of
Stockbridge Ga.) and being more particularly described as follows:

Commencing at the existing Intersection of The Northerly R/W of Brannan Road
(80’ R/W), and The Westerly Boundary Line of Brannan’s Walk Subdivision (Plat
Book 26, Pg. 187); Thence N 23°25’46” W a distance of 616.56’ to an IPF (1/2”
rebar w/cap), this point being THE POINT OF BEGINNING (P.O.B):

FROM THE POINT OF BEGINNING (P.O.B):

Thence S 65°51’54” W a distance of 477.21’ to an IPF (1/2” rebar w/cap), this
point also being 807.81’ along existing R/W of S/R42 to Brannan Rd. (D.B. 15263,
Pgs. 150‐153) ; Thence around a curve to the right (C‐1) having a radius of
2,650.09’ a length of 290.47’ a chord bearing of N 06°36’23” W a distance of
290.31’ to an IPs (1/2” rebar); Thence N 65°46’56” E a distance of 18.44’ to a CMF
(concrete monument found); Thence N 14°03’47” W a distance of 131.92’ to a
CMF (concrete monument found); Thence N 12°46’22” W a distance of 431.05’ to
an IPS (1/2” rebar); Thence N 65°19’04”E a distance of 804.28’ an IPF (1/2”
rebar); ); Thence S 30°55’57” E a distance of 498.89’ to an IPF (1/2” rebar));
Thence S 65°50’01” W a distance of 546.17’ to an IPS (1/2” rebar); Thence S
23°25’46”E a distance of 282.09’ to a point, this point being THE POINT OF
BEGINNING (P.O.B).

Containing 13.64 acres

Together with all easements recorded or unrecorded.
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
June 17, 2024

Henry County Water Authority
Engineering Division
100 Westridge Industrial Blvd.
McDonough, GA. 30253

Re: Letter of Intent- Water & Sewer Availability for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the water and sewer availability application for the Hwy. 42
Townhomes located on Hwy. 42N in Stockbridge, Georgia. The application is requesting water
and sewer availability for the development of a 100 unit fee simple style townhome subdivision.
The application to the City of Stockbridge is to rezone the property from C2 to MFR. The
project is scheduled to begin construction within the next 8 months.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: June 20, 2024 (Planning Commission)

July 8, 2024 (Mayor and Council)

Subject: #VR-2024-02 For 2612 Highway 42 North and Parcel # 069-01009000

I. PURPOSE

To consider a variance application by LI Route 23, LLC to allow for the allow for the construction
of a townhome development with 100 units. The property is 13.64 +/- total acres within the
Stockbridge City Limits.

The applicant is requesting two variances from the MFR (Multiple-Family Residential).
development regulations found in Section 2.4.4 of the Stockbridge Unified Development Code.
These variances are as follows:

1. Variance Request #1: reduce the front yard setbacks of the townhome lots from the
required 50 feet to 30 feet

2. Variance Request #2: reduce the side yard setbacks of the townhome lots, between
buildings, from the required 15 feet to 10 feet.

The applicant also simultaneously submitted two other applications to the City of Stockbridge
which are listed below:

• Comprehensive Plan Amendment (CP-2024-06) – The applicant requests to
change the current future land use designation from Low-Density Mixed-Use to
Medium-Density Residential.

• Rezoning (RZ-2024-06) – The applicant requests to rezone the two parcels from ‘C-
2’ (General Commercial) to ‘MFR’ (Multiple-Family Residential).
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

II. Background

Proposed Development Townhome development with 100 units

Site Address 2612 Highway 42 North; 069-01009000

Parcel Identification #069-01009000; #070-01001000

Parcel Acreage 13.64 +/- acres

Applicant LI Route 23, LLC

Agent: George Harper of Paramount Engineering

Owner: LI Route 23, LLC

Current Zoning C-2 (General Commercial)

Current Use The site is currently vacant and wooded with an existing
deceleration lane and entrance on the right.

III. Finding of Facts

1. The applicant has requested to rezone the two parcels from C-2 (General
Commercial) to MFR (Multiple-Family Residential).

2. The vicinity of the area is both commercial and residential with the following zoning districts:
LI (Light Industrial District), SR (Suburban Residential), MFR (Multiple-Family Residential),
O-I (Office Institutional), and C-2 (General Commercial).

2|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

3. The surrounding land use designations that are in the vicinity of the area are as
follows: Low Density Mixed Use and High Density Residential.
4. The two parcels are part of the Parkway Mixed-Use Overlay District.

5. The existing deceleration lane at the subject property was completed in 2002.

6. The larger parcel was rezoned from RA (Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a larger property.

IV. Maps, Site Plan, and Renderings

Vicinity Map of 2612 Highway 42 North; 069-01009000

3|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Aerial Photo with Site Plan

4|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Site Plan of Highway 42 Townhomes

5|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Development Data Information of Highway 42 Townhomes

6|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Renderings of Highway 42 Townhomes

7|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Setbacks as shown on Proposed Site Plan

8|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

V. Analysis

Project Description

The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units
with a density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles
Landing Parkway. The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square
feet. The proposed townhome development will include the following amenities: pool, pool pavilion
with restrooms, a playground, a community mailbox, and 2.81 acres of open space. The proposed
townhome development will also include six parking spaces for the visitors and 19 parking spaces
close to the pool area. The proposed townhome development will include a 25-foot buffer along
the eastern boundary line adjacent to the Lakeside at Eagles Landing subdivision. In addition, the
proposed development will be gated, and will include a five-foot sidewalk on both sides of the
internal streets. The proposed townhome development will utilize the existing deceleration lane
located on Highway 42 North and will install an emergency access road on Highway 42 North. In
addition, the proposed townhome development will have main access from the Parkview Place
subdivision.
The applicant is requesting two variances (VR-2024-02) from the MFR development regulations
found in Section 2.4.4 of the Stockbridge Unified Development Code. These variances, are as
follows:

a. Variance Request #1: reduce the front yard setbacks of the townhome lots from the
required 50 feet to 30 feet

b. Variance Request #2: reduce the side yard setbacks of the townhome lots, between
buildings, from the required 15 feet to 10 feet.

MFR District Standards

MFR Requirement Request From Applicant
Front Yard Setback: 50 feet Front Yard Setback: 30 feet
Side Yard Setback: 15 feet Side Yard Setback: 10 feet

Staff Analysis

The applicant requests a variance under the City of Stockbridge Unified Development Code
Section (Sec. 10.1). The Planning Commission and the City Council shall consider the
weight and merits of each of the following factors before granting variances:

Section 10.1.1.

A. A variance may be granted where owning to special conditions, a literal enforcement of
the provisions of this Unified Development Code will result in an individual case result in
unnecessary hardship.

9|Page
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

B. A variance shall observe the spirit of this Unified Development Code, secure public safety
and welfare, and deliver substantial justice.

C. The existence of a nonconforming use on adjacent or nearby property shall not constitute
a justification for granting a variance.

D. The Planning Commission shall make recommendations to the Mayor and City Council
which shall have the authority to render a decision on a variance application pursuant to
the public notice and hearing requirements set forth in Chapter 9.

E. A variance may not be granted for a use specifically prohibited by the Unified Development
Code. A variance is intended to compensate for a shortfall in a dimension of property that
would prevent the property from complying with a site design standard. Variances may
only be granted following a review of an application against the criteria listed below:

ANALYSIS OF REQUEST (Section 10.1.3)

A variance may be granted only upon a finding by the Mayor and City Council that all the following
conditions are met.

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

Section 10.1.1 A of the Unified Development Code states that “A variance may be granted
where owing to special conditions, a literal enforcement of the provisions of this unified
development code will in an individual case result in unnecessary hardship.” Therefore,
since the staff is currently reviewing the MFR building standards, the staff is in support of
reducing the front yard setback from 50 feet to 30 feet. Staff has reviewed the MFR building
standards and therefore is in support of the side yard reduction from the required 15 feet
to 10 feet.

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

The applicant may be deprived of the opportunity to develop a townhome community with
lot sizes comparable to those in other recently approved MFR (Multi-Family Residential)
districts.

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

Granting the requested variances would not confer any special privileges upon the property
owner. Furthermore, the denial of the requested variances would force the developer to
unfairly comply with the same standards in the developing the proposed site, even though
the proposed characteristics of the subject property would make it very difficult to do, thus
creating an unnecessary hardship for the developer itself

10 | P a g e
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

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

The requested variance would be consistent with the overall purpose and intent of the
Unified Development Code by encouraging the most appropriate land use on the subject
property.

5. The extraordinary circumstances are not the result of actions by the applicant.

The physical conditions of the subject property, which were not created by the applicant,
are currently limiting the applicant’s ability to develop the property for reasonable use.

6. The variance is the minimum relief that will allow the legal use of the land, building
or structure.

The subject property remains developable under the current C-2 (General Commercial
District) zoning designation. However, while townhomes could be constructed under the
applicant’s requested MFR (Multi-Family Residential) zoning district, the developer would
face significant constraints without the reduction of both front and side yard setbacks.
These constraints would hinder the creation of a site plan that allows for the construction
of a sufficient number of units to ensure economic feasibility.

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

The MFR zoning districts provide a list of permitted uses, which includes townhomes.

VI. STAFF RECOMMENDATION

Based on the Staff analysis above, the Planning and Zoning Staff therefore recommends approval
for the following variances:

1. Variance Request #1: reduce the front yard setbacks of the townhome lots from
the required 50 feet to 30 feet (APPROVAL)

2. Variance Request #2: reduce the side yard setbacks of the townhome lots,
between buildings, from the required 15 feet to 10 feet. (APPROVAL)

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City of Stockbridge
MEETING DATE
AGENDA ITEM
SEPTEMBER 9, 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:
VARIANCE CASE #VR-2024-02: Variance Request #2 for property at 2612 Highway 42 North & Parcel
#069-01009000 to grant a variance to reduce the side yard setbacks of the proposed townhome lots from the required
15 feet to 10 feet to allow for the construction of a townhome development with 100 units. The applicant is LI Route 23,
LLC and the agent is George Harper of Paramount Engineering. The property contains two parcels, with 13.64 +/- total
acres

BACKGROUND INFORMATION:
Companion Applications--Comprehensive Plan Amendment Case #CP-2024-06, Rezoning Case
#RZ-2024-02, and Variance Case #VR-2024-02: Variance Request #1 (for the reduction of the
front yard setbacks).

Staff Recommendation--Approval.
Planning Commission Recommendation on 08/15/24--Unanimous Approval.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
VARIANCE CASE #VR-2024-02: Variance Request #2.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Presentations for CP-2024-06,
RZ-2024-06, VR-2024-02

Mayor and Council: September 9, 2024
Case Facts
Applicant: LI Route 23, LLC.
Owner: LI Route 23, LLC.
Agent: George Harper (Paramount Engineering)
Number of Proposed Units Per Acre: 7.33 units per acre
Address of Property: 2612 Highway 42 North; 069-01009000
Number of Acres:13.64 +/- acres
Project Characteristics: The site is currently vacant and wooded with an existing deceleration lane and entrance on the
right.
Current Future Land Use Designation: Low-Density Mixed-Use
Current Zoning of Property:C-2 (General Commercial)
Sign Posting: July 16, 2024
VICINITY
MAP
Aerial Photo
with Site
Plan
Site Visit on
July 16, 2024
Existing
Deceleration
Lane to
Entrance of
Site Visit on Proposed
Townhomes
July 16, 2024
Elite Collision;
Parkside Plaza C & C Fence

Site Visit on
July 16, 2024
Site Visit on
July 16, 2024
Zoning History
of Property
The larger parcel was rezoned from RA
(Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a
larger property.

In addition, the existing deceleration lane
at the subject property was completed in
2002.
PROPOSED
DEVELOPMENT
INFORMATION
Development Information
The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units with a
density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles Landing Parkway.
The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square feet. The proposed
townhome development will include the following amenities: pool, pool pavilion with restrooms, a
playground, a community mailbox, and 2.81 acres of open space. The proposed townhome development
will also include six parking spaces for the visitors and 19 parking spaces close to the pool area. The
proposed townhome development will include a 25-foot buffer along the eastern boundary line adjacent to
the Lakeside at Eagles Landing subdivision. In addition, the proposed development will be gated, and will
include a five-foot sidewalk on both sides of the internal streets. The proposed townhome development will
utilize the existing deceleration lane located on Highway 42 North and will install an emergency access
road on Highway 42 North. In addition, the proposed townhome development will have main access from
the Parkview Place subdivision .
Development Data
Summary for
Site Plan of Highway
42 Townhomes
Presentation for
CP-2024-06
Applicant’s Request

Change the current future land use designation from Low-Density
Mixed-Use to Medium-Density Residential to allow for the
construction of a townhome development.
Currently, the two parcels have a current future land use
designation of Low-Density Mixed-Use, which is not compatible
with the requested MFR (Multiple-Family Residential) zoning district.
Therefore, the applicant has requested to change the future land
use designation from Low-Density Mixed-Use to Medium-Density
Residential. Page 49 of the 2024 Comprehensive Plan provides a
list of compatible zoning districts, which includes the requested
MFR (Multiple-Family Residential) zoning district.
CITY OF STOCKBRIDGE
COMPREHENSIVE PLAN
(2024)
Aerial Photo
with Site
Plan
Existing Future Land Use
Location Existing Land Use
Designation
C & C Fence
Elite Collision
Property to the North CVS Low Density Mixed Use
SURROUNDING Eagles Peak Shopping Center
LAND USE St Luke Lutheran Church
DESIGNATION Low Density Mixed Use
Property to the South Cannon-Cleveland Funeral
Directors
Brannan’s Walk Low-Density Mixed-Use
Property to the East
Lakeside At Eagle’s Landing High Density Residential
Parkside at Eagle’s Landing
High Density Residential
Parkside Plaza
Low-Density Mixed-Use
Property to the West Parkside Office Plaza
Low-Density Mixed-Use

Marathon Gas Station Low-Density Mixed-Use
Name of
Units Estimate Density Per Acres
Subdivision/Development

SURROUNDING Brannan’s Walk 46 4 units per acre

LAND USE
DENSITIES
(ESTIMATE) Lakeside At Eagle’s Landing 90 3 units per acre

Parkside at Eagle’s Landing 214 3 units per acre

Highway 42 Townhomes 100 7 units per acre
Staff Analysis
(Section 9.2.7 of The Unified To provide a variety of housing
Development Code) choices to suit the changing needs
and lifestyles of City residents.
(Housing Goal)
1. Consistency with the Comprehensive Plan:

Currently, the two parcels have a current future land use designation of Community
Low-Density Mixed-Use, which is not compatible with the requested MFR
(Multiple-Family Residential) zoning district. Therefore, the applicant has
requested to change the future land use designation from Low-Density
Goals and Provide a mixture of housing
Mixed-Use to Medium-Density Residential. Page 49 of the 2024
Comprehensive Plan provides a list of compatible zoning districts, which
Policies options to attract young
includes the requested MFR (Multiple-Family Residential) zoning district. professionals, singles, and small
The City of Stockbridge 2024 Comprehensive Plan states that the future families. (Housing Policy)
land use designation of Medium-Density Residential are for properties that (pg. 42-44)
have a density range of 4 to 7.99 units per acre. Since the proposed
townhome development has a density of 7.33 units per acre, it meets the
required density range of the Medium-Density Residential future land use
designation. In addition, the proposed townhome development meets the
intent of the Medium-Density Residential future land use designation, which
states on Page 49
To attract new, diverse residents
“This designation is intended for residential developments which include (Population Goal)
single-family, detached homes on lots ranging from 10,000 – 30,000 square
feet, including parcels zoned for single family attached and detached
homes, as well as duplex residential developments and mobile
home/manufactured home developments.”
Maintain a family friendly environment and focus on attracting and retaining
young adults. (Population Policy)
Community Goals
and Policies
To establish land use designations that meet the needs of the City and are
(page 42-44) consistent with the new UDC. (Future Land Use Goal)
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)
2. Relation to the Zoning of the Property: In addition to the requested future land use
designation of Medium-Density Residential, the applicant is requesting to rezone the two
parcels from C-2 (General Commercial) to MFR (Multiple-Family Residential). Page 49 of
the 2024 Comprehensive Plan provides a list of compatible zoning districts, which includes
the requested MFR (Multiple-Family Residential) zoning district.
3. Suitability of the Site’s Location: The applicant is currently proposing 100 units on 13.64
acres with a density rate of 7.33 dwelling units per acre. Regarding the surrounding
densities of the vicinity of the area, the development has a higher density than the nearby
subdivisions, which ranges from 3 to 4 units per acre. The proposed townhome meets the
required density range of the Medium-Density Residential future land use designation.
Staff Analysis
(Section 9.2.7 of The Unified Development
Code)

4. Maintaining the Current Land Use Designation: Although the two parcels have
a current future land use designation of Low-Density Mixed Use, the proposed
future land use designation of Medium-Density Residential would be more
appropriate for the two parcels due to the surrounding future land use
designations of both High Density Residential and Low Density Residential. The
proposed Medium-Density Residential will also support a variety of housing
choices, which includes the proposed townhomes. By adopting a Medium-Density
Residential designation, the parcels would serve as a great transition between
these differing densities, fostering a more balanced community.
Staff Recommendation

This Staff Report has demonstrated that the requested Comprehensive
Plan Amendment via CP-2024-06 is consistent with the 2024
Comprehensive Plan in conjunction with the requested rezoning of RZ-
2024-06 to change the zoning district from C-2 (General Commercial) to
MFR (Multiple-Family Residential), and with the requested variances of
VR-2024-02. Therefore, the Planning and Zoning staff recommends
APPROVAL.
Presentation for
RZ-2024-06
Applicant’s
Request
Rezone from ‘C-2’ (General Commercial) to
‘MFR’ (Multiple-Family Residential) to allow for
the construction of a townhome development.
Currently, the two parcels are zoned C-2
(General Commercial). However, the C-2 zoning
district provides a list of permitted uses, which
does not include townhomes. Therefore, the
applicant has requested to rezone the two
parcels from C-2 (General Commercial) to MFR
(Multiple-Family Residential). Section 2.4.4. of
the Stockbridge Unified Development Code
provides a list of permitted uses, which includes
townhomes.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
1. Consistency with the Comprehensive Plan: The two parcels currently have a future land use designation of
Low-Density Mixed-Use, which is not compatible with the requested zoning of the MFR (Multiple-Family
Residential) zoning district. Therefore, the applicant has requested a Comprehensive Plan Amendment to change
the current future land use designation from Low-Density Mixed-Use to Medium-Density Residential. Page 49 of
the 2024 Comprehensive Plan provides a list of zoning districts that are compatible with the requested Medium
Density Residential future land use designation, which includes the proposed MFR (Multiple-Family Residential)
zoning district. Furthermore, the proposed density of 7.33 units per acre meets the required range of the requested
future land use designation of Medium-Density Residential which is 4 to 7.99 units per acre. In addition, the
proposed townhomes meet the intent of the requested future land use designation of Medium-Density Residential,
which states that it is “intended for residential developments which include single-family, detached homes on lots
ranging from 10,000 – 30,000 square feet, including parcels zoned for single family attached and detached homes,
as well as duplex residential developments and mobile home/manufactured home developments.”
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
2. The relation that the proposed rezoning amendment bears to the purpose of the overall zoning scheme with due consideration given to
whether or not the proposed change will help carry out the purposes of the City of Stockbridge Zoning Code: The proposed townhome
development meets the purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the Stockbridge Unified Development
Code provides a list of objectives to accomplish which is (I) Encourage the most appropriate and best use of land, buildings, and other structures
throughout the city. The two parcels are currently part of the Parkway Mixed-Use Overlay District. The proposed townhome development meets
the overall purpose and intent of the Parkway Mixed-Use Overlay District. Section 2.5.2 of the Stockbridge Unified Development Code provides a
list of objectives, which includes the following: (1.) To promote the general health, safety, and welfare of the community where residents and
visitors can live, work, eat, and play, and (8) To encourage innovative development projects that set standards for landscaping, open space,
community design, and public amenities. Section 2.4.4 of the Stockbridge Unified Development Code provides a list of permitted uses that are
found in the requested MFR zoning district, which includes townhomes. The requested townhome development meets the intent of the requested
MFR zoning district, which is found in Section 2.4.4 A of the Stockbridge Unified Development Code: “The intent of the Multiple Family
Residential District is to allow the development of multiple family residences served by public water and sewer systems. The provisions that
regulate this land use district provides for the development of residential neighborhoods in a high-density urban development environment with
access provided on streets that are classified as collector streets of higher.” Furthermore, the two parcels have frontage on Highway 42 North,
which is considered a minor arterial road according to the GDOT Functional Road Classification, which aligns with Section 2.4.4. A of the
Stockbridge Unified Development Code. Section 2.4.4. of the Stockbridge Unified Development Code states that “The city should promote an
average density of fourteen (14) dwelling units per acre or higher.” Since the proposed density of the proposed townhomes is 7.33 units per acre,
it would meet the allowable density of the requested MFR zoning district.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 from C-2 (General Commercial) to MFR (Multiple-Family
Residential) will have a positive effect on the vicinity of the area in various ways. The addition of the
proposed townhomes will provide an alternative type of housing for first-time homebuyers who are
interested in buying townhomes. The vicinity of the area is surrounded by subdivisions that lack
townhomes, creating an area that is dominated by single-family homes. Thus, the addition of the proposed
townhomes creates a variety of choices for homebuyers. The addition of the townhome development
would further align with the intent of the 2024 Comprehensive Plan, which recommends high-density
developments within the city limits of Stockbridge. The addition of the proposed townhomes can benefit
the surrounding businesses in the vicinity of the area. The proposed townhomes could result in the
increase of customers for the nearby shopping center.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
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 site appears to be suitable for
the proposed townhomes. Any issues with regard to the physical conditions of the subject property will be
addressed during the plan review process. In addition, any issues regarding the buffering, topography,
drainage, access, and the size and shape of the subject properties will be addressed during the plan
review process.
5. The impact upon adjacent property owners should the request be granted: Currently, the two parcels
are currently undeveloped, However, the addition of the proposed townhomes could result in a minimal
increase of traffic on Highway 42 North. According to the Georgia Department of Transportation Traffic
Data Counts, the average daily count on Highway 42 North was 17,200 in 2023. The proposed
townhomes will not have any access to the adjacent subdivisions. In addition, a 25-foot buffer would be
provided adjacent to the nearby Lakeside at Eagles Landing subdivision, which will ensure privacy for the
nearby homeowners.
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system: A letter from the Henry County Water
Authority dated July 11, 2024, states that water and sewer service is provided at this location.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and vehicular circulation and traffic volumes: The
subject property has frontage on Highway 42, which is considered a minor arterial road. The townhome development will utilize the existing
deceleration lane that is located on Highway 42 North and will also have main access on Parkview Place. While the addition of townhomes might
slightly increase traffic on Highway 42 North, the increase is expected to be minimal. Given the current average daily traffic count of 17,200, the
additional traffic from the townhomes is unlikely to significantly affect congestion.
8. The merits of the requested change in zoning are 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 applicant’s request to rezone the
subject properties from C-2 (General Commercial) to MFR (Multiple-Family Residential) aligns with the overall intent of the Stockbridge Unified
Development Code. Furthermore, the proposed townhome development meets the policies and goals of the 2024 Comprehensive Plan. In
addition, the proposed townhome development meets the overall intent of both the MFR (Multiple-Family Residential) zoning district and the
Parkway Mixed-Use Overlay District.
9. The ability of the subject land to be developed as it is presently zoned: The two parcels are currently zoned C-2 (General Commercial).
Therefore, any land use that is permitted under Section 2.4.9. of the Stockbridge Unified Development Code could be developed on the subject
properties.
Staff Recommendation

Staff recommends APPROVAL with the following conditions:
1. Flock cameras will be located at the entrance of the proposed townhome development.
2. A 25-foot buffer shall be established alongside the northern and southern portion of the subject
property.
3. A mandatory HOA shall be established.
4. The units shall not exceed 100 units.
5. The rental shall not exceed 10% of the proposed townhome development.
6. A mail kiosk shall be established.
7. The renderings shown with the submitted application on July 1, 2024 shall be followed. (The brick is
shown on the front and the side is showing hardi-plank siding.)
Presentation for
VR-2024-02
Applicant’s
Request
The applicant submitted two variances (VR-2024-02)
on the subject property which are as follows:
1. Variance Request #1:reduce the front yard
setbacks of the townhome lots from the required
50 feet to 30 feet
2. Variance Request #2: reduce the side yard
setbacks of the townhome lots, between buildings,
from the required 15 feet to 10 feet.
MFR District Standards (Section 2.4.4
of the Stockbridge Unified
Development Code)

MFR Requirement Request From Applicant

Front Yard Setback: 50 feet Front Yard Setback: 30 feet

Side Yard Setback: 15 feet Side Yard Setback: 10 feet
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
1. Extraordinary and exceptional circumstances pertaining to the particular piece of property exist due to its size, shape, or
topography that are not found on other properties in the same zoning district: Section 10.1.1 A of the Unified Development Code
states that “A variance may be granted where owing to special conditions, a literal enforcement of the provisions of this unified development
code will in an individual case result in unnecessary hardship.” Therefore, since the staff is currently reviewing the MFR building standards,
the staff is in support of reducing the front yard setback from 50 feet to 30 feet. Staff has reviewed the MFR building standards and therefore
is in support of the side yard reduction from the required 15 feet to 10 feet.

2. A literal interpretation of the provisions of this Unified Development Code would deprive the applicant of rights commonly
enjoyed by owners of other properties located in the same zoning district: The applicant may be deprived of the opportunity to develop
a townhome community with lot sizes comparable to those in other recently approved MFR (Multi-Family Residential) districts.

3. Granting the variance requested will not confer upon the property owner any special privileges that are denied to other owners of
property in the same zoning district: Granting the requested variances would not confer any special privileges upon the property owner.
Furthermore, the denial of the requested variances would force the developer to unfairly comply with the same standards in the developing
the proposed site, even though the proposed characteristics of the subject property would make it very difficult to do, thus creating an
unnecessary hardship for the developer itself.
Staff Analysis (Section 10.1.3 of The
Unified Development Code)
4. The variance will be consistent with the purposes and intent of this Unified Development Code, will be compatible with uses on
neighboring properties, and will serve the public welfare. A literal interpretation of the provisions of this Unified Development Code
would deprive the applicant of rights commonly enjoyed by owners of other properties located in the same zoning district: The
requested variance would be consistent with the overall purpose and intent of the Unified Development Code by encouraging the most
appropriate land use on the subject property.

5. The extraordinary circumstances are not the result of actions by the applicant: The physical conditions of the subject property, which were
not created by the applicant, are currently limiting the applicant’s ability to develop the property for reasonable use.

6. The variance is the minimum relief that will allow the legal use of the land, building or structure: The subject property remains
developable under the current C-2 (General Commercial District) zoning designation. However, while townhomes could be constructed under the
applicant’s requested MFR (Multi-Family Residential) zoning district, the developer would face significant constraints without the reduction of
both front and side yard setbacks. These constraints would hinder the creation of a site plan that allows for the construction of a sufficient number
of units to ensure economic feasibility.

7. The variance is not a request to permit the use of land, buildings or structures that is prohibited in the same zoning district: The MFR
zoning districts provide a list of permitted uses, which includes townhomes.
Staff Recommendation

Based on the Staff analysis above, the Planning and Zoning Staff
therefore recommends APPROVAL for the following variances:
1. Variance Request #1: reduce the front yard setback of the townhome
lots from the required 50 feet to 30 feet (APPROVAL)
2. Variance Request #2: reduce the side yard setback of the townhome
lots, between buildings, from the required 15 feet to 10 feet.
(APPROVAL)
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
LI ROUTE 20, LLC. 678-796-8672 07-01-24
2680 HWY. 42 N.
MCDONOUGH GA 30253

HWY. 42 N.
& Parkview Place

13.64 AC. &2 & 11th
Survey Written Description
Parcel ID #069‐01009000 & 070‐01001000
#2612 SR 23/42N

All that tract or parcel of land lying and being in Land Lots 1 and 2 of the 11th
District and Land Lot1 of the 7th District of Henry County, Georgia (City of
Stockbridge Ga.) and being more particularly described as follows:

Commencing at the existing Intersection of The Northerly R/W of Brannan Road
(80’ R/W), and The Westerly Boundary Line of Brannan’s Walk Subdivision (Plat
Book 26, Pg. 187); Thence N 23°25’46” W a distance of 616.56’ to an IPF (1/2”
rebar w/cap), this point being THE POINT OF BEGINNING (P.O.B):

FROM THE POINT OF BEGINNING (P.O.B):

Thence S 65°51’54” W a distance of 477.21’ to an IPF (1/2” rebar w/cap), this
point also being 807.81’ along existing R/W of S/R42 to Brannan Rd. (D.B. 15263,
Pgs. 150‐153) ; Thence around a curve to the right (C‐1) having a radius of
2,650.09’ a length of 290.47’ a chord bearing of N 06°36’23” W a distance of
290.31’ to an IPs (1/2” rebar); Thence N 65°46’56” E a distance of 18.44’ to a CMF
(concrete monument found); Thence N 14°03’47” W a distance of 131.92’ to a
CMF (concrete monument found); Thence N 12°46’22” W a distance of 431.05’ to
an IPS (1/2” rebar); Thence N 65°19’04”E a distance of 804.28’ an IPF (1/2”
rebar); ); Thence S 30°55’57” E a distance of 498.89’ to an IPF (1/2” rebar));
Thence S 65°50’01” W a distance of 546.17’ to an IPS (1/2” rebar); Thence S
23°25’46”E a distance of 282.09’ to a point, this point being THE POINT OF
BEGINNING (P.O.B).

Containing 13.64 acres

Together with all easements recorded or unrecorded.
July 1, 2024

City of Stockbridge
Community Development Dept.
4602 North Henry Blvd.
Stockbridge, GA. 30281

Re: Letter of Intent- Rezoning for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the rezoning application for the Hwy. 42 Townhomes located on
Hwy. 42N in Stockbridge, Georgia. The application is requesting the parcels 069-01009000 &
070-01001000 located at Hwy. 42N. from C2 to MFR for the development of a 100 unit fee
simple style townhome subdivision.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
June 17, 2024

Henry County Water Authority
Engineering Division
100 Westridge Industrial Blvd.
McDonough, GA. 30253

Re: Letter of Intent- Water & Sewer Availability for Hwy. 42 Townhomes

To Whom It May Concern:
This letter is in reference to the water and sewer availability application for the Hwy. 42
Townhomes located on Hwy. 42N in Stockbridge, Georgia. The application is requesting water
and sewer availability for the development of a 100 unit fee simple style townhome subdivision.
The application to the City of Stockbridge is to rezone the property from C2 to MFR. The
project is scheduled to begin construction within the next 8 months.

If you have any questions feel free to call me at (770) 473-9576.

Sincerely,

George P. Harper III, P.E.

11 E. Broad St. ● Newnan, Georgia ● p (770) 473-9576
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: June 20, 2024 (Planning Commission)

July 8, 2024 (Mayor and Council)

Subject: #VR-2024-02 For 2612 Highway 42 North and Parcel # 069-01009000

I. PURPOSE

To consider a variance application by LI Route 23, LLC to allow for the allow for the construction
of a townhome development with 100 units. The property is 13.64 +/- total acres within the
Stockbridge City Limits.

The applicant is requesting two variances from the MFR (Multiple-Family Residential).
development regulations found in Section 2.4.4 of the Stockbridge Unified Development Code.
These variances are as follows:

1. Variance Request #1: reduce the front yard setbacks of the townhome lots from the
required 50 feet to 30 feet

2. Variance Request #2: reduce the side yard setbacks of the townhome lots, between
buildings, from the required 15 feet to 10 feet.

The applicant also simultaneously submitted two other applications to the City of Stockbridge
which are listed below:

• Comprehensive Plan Amendment (CP-2024-06) – The applicant requests to
change the current future land use designation from Low-Density Mixed-Use to
Medium-Density Residential.

• Rezoning (RZ-2024-06) – The applicant requests to rezone the two parcels from ‘C-
2’ (General Commercial) to ‘MFR’ (Multiple-Family Residential).
#VR-2024-02 For 2612 Highway 42 North; 069-01009000

II. Background

Proposed Development Townhome development with 100 units

Site Address 2612 Highway 42 North; 069-01009000

Parcel Identification #069-01009000; #070-01001000

Parcel Acreage 13.64 +/- acres

Applicant LI Route 23, LLC

Agent: George Harper of Paramount Engineering

Owner: LI Route 23, LLC

Current Zoning C-2 (General Commercial)

Current Use The site is currently vacant and wooded with an existing
deceleration lane and entrance on the right.

III. Finding of Facts

1. The applicant has requested to rezone the two parcels from C-2 (General
Commercial) to MFR (Multiple-Family Residential).

2. The vicinity of the area is both commercial and residential with the following zoning districts:
LI (Light Industrial District), SR (Suburban Residential), MFR (Multiple-Family Residential),
O-I (Office Institutional), and C-2 (General Commercial).

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

3. The surrounding land use designations that are in the vicinity of the area are as
follows: Low Density Mixed Use and High Density Residential.
4. The two parcels are part of the Parkway Mixed-Use Overlay District.

5. The existing deceleration lane at the subject property was completed in 2002.

6. The larger parcel was rezoned from RA (Residential-Agricultural) to C-2 (General
Commercial) on May 6, 1997, as part of a larger property.

IV. Maps, Site Plan, and Renderings

Vicinity Map of 2612 Highway 42 North; 069-01009000

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Aerial Photo with Site Plan

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Site Plan of Highway 42 Townhomes

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Development Data Information of Highway 42 Townhomes

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Renderings of Highway 42 Townhomes

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

Setbacks as shown on Proposed Site Plan

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

V. Analysis

Project Description

The applicant, LI Route 23, LLC., is proposing to build a townhome development with 100 units
with a density of 7 units per acre on the eastern side of Highway 42 North and south of Eagles
Landing Parkway. The size of the proposed townhomes is 24’ (H) x 110 (W), which is 2,640 square
feet. The proposed townhome development will include the following amenities: pool, pool pavilion
with restrooms, a playground, a community mailbox, and 2.81 acres of open space. The proposed
townhome development will also include six parking spaces for the visitors and 19 parking spaces
close to the pool area. The proposed townhome development will include a 25-foot buffer along
the eastern boundary line adjacent to the Lakeside at Eagles Landing subdivision. In addition, the
proposed development will be gated, and will include a five-foot sidewalk on both sides of the
internal streets. The proposed townhome development will utilize the existing deceleration lane
located on Highway 42 North and will install an emergency access road on Highway 42 North. In
addition, the proposed townhome development will have main access from the Parkview Place
subdivision.
The applicant is requesting two variances (VR-2024-02) from the MFR development regulations
found in Section 2.4.4 of the Stockbridge Unified Development Code. These variances, are as
follows:

a. Variance Request #1: reduce the front yard setbacks of the townhome lots from the
required 50 feet to 30 feet

b. Variance Request #2: reduce the side yard setbacks of the townhome lots, between
buildings, from the required 15 feet to 10 feet.

MFR District Standards

MFR Requirement Request From Applicant
Front Yard Setback: 50 feet Front Yard Setback: 30 feet
Side Yard Setback: 15 feet Side Yard Setback: 10 feet

Staff Analysis

The applicant requests a variance under the City of Stockbridge Unified Development Code
Section (Sec. 10.1). The Planning Commission and the City Council shall consider the
weight and merits of each of the following factors before granting variances:

Section 10.1.1.

A. A variance may be granted where owning to special conditions, a literal enforcement of
the provisions of this Unified Development Code will result in an individual case result in
unnecessary hardship.

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

B. A variance shall observe the spirit of this Unified Development Code, secure public safety
and welfare, and deliver substantial justice.

C. The existence of a nonconforming use on adjacent or nearby property shall not constitute
a justification for granting a variance.

D. The Planning Commission shall make recommendations to the Mayor and City Council
which shall have the authority to render a decision on a variance application pursuant to
the public notice and hearing requirements set forth in Chapter 9.

E. A variance may not be granted for a use specifically prohibited by the Unified Development
Code. A variance is intended to compensate for a shortfall in a dimension of property that
would prevent the property from complying with a site design standard. Variances may
only be granted following a review of an application against the criteria listed below:

ANALYSIS OF REQUEST (Section 10.1.3)

A variance may be granted only upon a finding by the Mayor and City Council that all the following
conditions are met.

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

Section 10.1.1 A of the Unified Development Code states that “A variance may be granted
where owing to special conditions, a literal enforcement of the provisions of this unified
development code will in an individual case result in unnecessary hardship.” Therefore,
since the staff is currently reviewing the MFR building standards, the staff is in support of
reducing the front yard setback from 50 feet to 30 feet. Staff has reviewed the MFR building
standards and therefore is in support of the side yard reduction from the required 15 feet
to 10 feet.

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

The applicant may be deprived of the opportunity to develop a townhome community with
lot sizes comparable to those in other recently approved MFR (Multi-Family Residential)
districts.

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

Granting the requested variances would not confer any special privileges upon the property
owner. Furthermore, the denial of the requested variances would force the developer to
unfairly comply with the same standards in the developing the proposed site, even though
the proposed characteristics of the subject property would make it very difficult to do, thus
creating an unnecessary hardship for the developer itself

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#VR-2024-02 For 2612 Highway 42 North; 069-01009000

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

The requested variance would be consistent with the overall purpose and intent of the
Unified Development Code by encouraging the most appropriate land use on the subject
property.

5. The extraordinary circumstances are not the result of actions by the applicant.

The physical conditions of the subject property, which were not created by the applicant,
are currently limiting the applicant’s ability to develop the property for reasonable use.

6. The variance is the minimum relief that will allow the legal use of the land, building
or structure.

The subject property remains developable under the current C-2 (General Commercial
District) zoning designation. However, while townhomes could be constructed under the
applicant’s requested MFR (Multi-Family Residential) zoning district, the developer would
face significant constraints without the reduction of both front and side yard setbacks.
These constraints would hinder the creation of a site plan that allows for the construction
of a sufficient number of units to ensure economic feasibility.

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

The MFR zoning districts provide a list of permitted uses, which includes townhomes.

VI. STAFF RECOMMENDATION

Based on the Staff analysis above, the Planning and Zoning Staff therefore recommends approval
for the following variances:

1. Variance Request #1: reduce the front yard setbacks of the townhome lots from
the required 50 feet to 30 feet (APPROVAL)

2. Variance Request #2: reduce the side yard setbacks of the townhome lots,
between buildings, from the required 15 feet to 10 feet. (APPROVAL)

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