---
date: 2025-11-20
title: Planning Commission Agenda Packet
source: 2025-11/2025-11-20_Planning Commission_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Planning Commission
PLANNING COMMISSION
Meeting
BOARD MEMBERS
Agenda
Trameka Walker, Chair
Vacant, Vice-Chair
November 20, 2025 6:30 PM
Stanley Dumas
David Planchon
Anthony Mitten
Harold Thibodeaux

ADMINISTRATION
Ryan Anderson
Community Development Director

Veronica Green
Chief Planner

Linda Logan
Senior Planner, Secretary

Gordon Linton, STOCKBRIDGE CITY HALL
Senior Planner
4640 NORTH HENRY BLVD.
Brennen Reilly,
GIS Analyst / Planner II STOCKBRIDGE, GA 30281

Valerie Ross, Attorney Website: www.stockbridgega.org

Phone: 770-389-7900

Fax: 770-389-7912
AGENDA
PLANNING COMMISSION MEETING
CITY OF STOCKBRIDGE
THURSDAY, NOVEMBER 20, 2025 6:30 PM

I. CALL TO ORDER
II. INVOCATION
III. PLEDGE OF ALLEGIANCE
IV. ROLL CALL
V. ADOPTION OF THE AGENDA
VI. APPROVAL OF MINUTES
Planning Commission Summary Minutes for June 26, 2025
VII. PUBLIC HEARING
Item # 1 - SPECIAL USE PERMIT CASE #SP-2025-04. (Council District 4.)
Consideration of a request for a special use permit for a portion of the property
at 4498 North Henry Boulevard to allow the development and operation of a
quick-serve restaurant with drive-through windows and / or lanes. Property
Owner: City of Stockbridge. Applicant: Royal TH, LLC. Agent: Battle Law,
PC. Proposed Business: Tim Wharton’s, a coffee restaurant. Zoning District: C-
2 (General Commercial). The property is located in Land Lot 61 of District 12
within the Stockbridge City Limits, and it contains 1.32 +/- acres. The applicant
intends to develop only a 0.8-acre portion of the property.
Presented by: Gordon Linton

Item # 2 - ZONING MODIFICATION CASE #ZM-2025-02. (Council District 4.)
Consideration of a request for a zoning modification to Rezoning Case #RZ-
2023-02 for property at 258 and 264 Valley Hill Road, plus Parcel #S08-01020000,
for the purposes of 1) increasing the number of subdivision lots from 16 to 28,
and 2) changing the location and types of amenities to be included within the
subdivision. Zoning District: SR (Suburban Residential). Property Owners:
Claudia Perez Granados (for 258 Valley Hill Road) and Alejandro Granados
Encinales (for 264 Valley Hill Road and Parcel #S08-01020000). Applicants:
Claudia Perez Granados and Alejandro Granados Encinales. Agent: Jacqueline
Funicello. The property is located in Land Lot 92 of District 12 within the
Stockbridge City Limits, and it contains 17.062 +/- total acres within three
parcels, as are described below.

• 258 Valley Hill Road (Parcel #S09-06010000)--Contains 2.2492 +/- acres.
• 264 Valley Hill Road (Parcel #S08-01010000)--Contains 6.5254 +/- acres
• Unaddressed Parcel (Parcel #S08-01020000)--Contains 8.2874 +/- acres).
Page | 3

Presented by: Gordon Linton

Item # 3 - ANNEXATION CASE #AX-2025-02. (Property would be located in
Council District 5.)
Consideration of a request for the annexation, using the 100 percent annexation
method, of the property at 2220 Jodeco Road (off Feucht Drive), plus the
adjacent Parcel #052-01020001, from unincorporated Henry County into the
Stockbridge City Limits. Purpose: To allow for the construction of a multifamily
(apartment) development. Property Owner: Kenneth J. Butcher as representative
for Glenn D. Cook, Carol J. Cook, Julia A. Cook, Bryan Cook, and Debra C.
Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb, Attorney with
the law firm of Smith, Gambrell & Russell, LLP. The property is located in Land
Lot 51 of District 6, and it contains two parcels, as are listed below, with 24.995 +
/ - total acres.
~ 2220 Jodeco Road -- Contains 21.494 +/- acres.
~ Parcel #052-01020001 – Contains 3.501 +/- acres.
Presented by: Gordon Linton

Item # 4 - COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-03.
(Property would be located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment for property
at 2220 Jodeco Road (off Feucht Drive), plus the adjacent Parcel #052-01020001,
if and after the property is annexed into the Stockbridge City Limits. The
property currently has the Henry County future land use designation of “High-
Density Mixed-Use”, and the applicant requests that it be assigned the City of
Stockbridge’s future land use designation of “High-Density
Residential.” Purpose: To allow for the construction of a multifamily (apartment)
development. Property Owner: Kenneth J. Butcher as representative for Glenn D.
Cook, Carol J. Cook, Julia A. Cook, Bryan Cook, and Debra C.
Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb, Attorney with
the law firm of Smith, Gambrell & Russell, LLP. The property is located in Land
Lot 51 of District 6, and it contains two parcels, as are listed below, with 24.995 +
/ - total acres.
~ 2220 Jodeco Road -- Contains 21.494 +/- acres.
~ Parcel #052-01020001 – Contains 3.501 +/- acres.
Presented by: Gordon Linton

Item # 5 - REZONING CASE #RZ-2025-04. (Property would be located in Council
District 5.)
Consideration of a request for the rezoning of the property at 2220 Jodeco Road
(off Feucht Drive), plus the adjacent Parcel #052-01020001, if and after the
property is annexed into the Stockbridge City Limits. The property’s current
Henry County zoning district is ‘C-3’ (Heavy Commercial), and the applicant
requests that the property be assigned the City of Stockbridge’s zoning district
of ‘MFR’ (“Multiple Family Residential”). Purpose: To allow for the construction
of a multifamily (apartment) development. Property Owner: Kenneth J. Butcher
as representative for Glenn D. Cook, Carol J. Cook, Julia A. Cook, Bryan Cook,
November 20, 2025 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

and Debra C. Butcher. Applicant: Emory Equity, LLC. Agent: Dennis J. Webb,
Attorney with the law firm of Smith, Gambrell & Russell, LLP. The property is
located in Land Lot 51 of District 6, and it contains two parcels, as are listed
below, with 24.995 + / - total acres.
~ 2220 Jodeco Road -- Contains 21.494 +/- acres.
~ Parcel #052-01020001 – Contains 3.501 +/- acres.
Presented by: Gordon Linton

VIII. STAFF COMMENTS
IX. BOARD COMMENTS

PROJECT UPDATES

XI. ADJOURN

November 20, 2025 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900

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

SUMMARY MINUTES
PLANNING COMMISSION
THURSDAY, JUNE 26, 2025 AT 6:30 p.m.

BOARD MEMBERS: ADMINISTRATION:
Jayden Williams, Chairman Ryan Anderson, Community Dev. Director
Trameka Walker, Vice Chairman Valerie Ross, City Zoning Attorney
Stanley Dumas Veronica Green, Chief Planner
Harold Thibodeaux Linda Logan, Senior Planner / PC Secretary
David Planchon Gordon Linton, Senior Planner
Anthony Mitten

I. CALL TO ORDER – Made by Chairman Williams at 6:30 p.m.

II. INVOCATION – Given by Stanley Dumas.

III. PLEDGE OF ALLEGIANCE – Done in unison.

IV. ROLL CALL (Taken by Linda Logan): Present: Absent:

~ Jayden Williams ____X______ __________

~ Trameka Walker ____X______ __________

~ Stanley Dumas ____X______ __________

~ Harold Thibodeaux ____X_____ __________

~ David Planchon ___________ ____X_____

~ Anthony Mitten ____ X_____ __________

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

A quorum of Board members was present.

V. ADOPTION OF THE AGENDA

A motion to adopt the agenda was made by Stanley Dumas, and Harold Thibodeaux
seconded the motion. A vote was taken, and the agenda was unanimously adopted.

VI. APPROVAL OF MINUTES – May 22, 2025 Summary Minutes.

A motion to approve the May 22, 2025 Summary Minutes was made by Anthony
Mitten. Harold Thibodeaux and Trameka Walker seconded the motion. A vote
was taken, and the Minutes were unanimously approved.

VII. ANNEXATION CASE #AX-2025-01. (Property is to be located in Council
District 5.)
Consideration of a request for the annexation, using the 100 percent annexation
method, of the property at 1448 and 1468 Flippen Road from unincorporated
Henry County into the Stockbridge City Limits. Purpose: To allow for the
construction of a mixed residential development with townhomes and single-
family detached homes. Property Owners of 1448 Flippen Road: William K.
Reichert and Brenda A. Reichert. Property Owner of 1468 Flippen Road: Willard
D. Gilreath. Applicant: Land Buyers of America, LLC. Agent: Michael Kaner.
The property is located in Land Lots 11 and 12 of District 6, and it contains 21.771
+/- acres.

Staff Presentation – A joint staff presentation of AX-2025-01, CP-2025-01, and
RZ-2025-01 was made by Linda Logan. She described the existing two parcels
and gave an overview of the proposed development. The development would be
named “Hanover Park”, and it would be a mixed residential development with 31
single-family dwellings and 120 townhome units, for a total of 150 units, at a
density of 6.94 units per acre. Ms. Logan said that all units would have three
bedrooms, 2 baths, and two-car garages. The proposed homes would have
1,600 to 2,000 square feet, with brick and hardiboard facades. The proposed
amenities included a pool with a clubhouse, a golf putting green, a tot lot, tennis
or pickleball courts, and a community sports field. The applicant submitted two
site plans, including a colored site plan and a black-and-white site plan. The title
of the site plans was “Annexation & Rezoning Plan for Hanover Park”, prepared
for Land Buyers of America GA, LLC, and prepared by Elite Engineering as
Project No. 24040 on 4/30/25. The site plans would serve as the PUD Master
Plan for the proposed development. Ms. Logan gave an analysis of each case.
The Staff recommended Approval for both AX-2025-01 and CP-2025-01, and it
recommended Approval With Conditions for RZ-2025-01, with five conditions.

Board Questions:

1. Anthony Mitten—Mr. Mitten asked whether the applicant was going to submit

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

a traffic impact study. Ms. Logan said that that would be a question for the
applicant.

2. Stanley Dumas—Mr. Dumas asked whether this project could be accomplished
in Henry County, without an annexation. Ms. Logan said that she did not know
whether the applicant had applied with Henry County; and that the applicant
could comment on why he decided to apply with the City of Stockbridge. Mr.
Dumas observed the proposed development looks similar to a another mixed
residential development that has been built north of this site, still within Henry
County; so he was curious as to whether the same thing could be done on this
site, without annexation. Ms. Logan replied that that was possible, but that the
applicant had chosen to apply for annexation. Mr. Dumas said that the
annexation would further exacerbate the balance of commercial versus
residential properties in the City of Stockbridge. The burden is heavily skewed
now toward residential property owners, and to continue to add residential
properties does not help that situation, at all. Mr. Dumas said that he was not
questioning this development itself, but he wondered whether it needed to be
located in the City. Ms. Logan said that that was for the Council to decide.

3. Jayden Williams—Mr. Williams said that he echoed Mr. Dumas’ sentiments,
because he stood with that, as well.

Applicant’s Presentation—This was given by Jonathan Jones, an engineer with
Elite Engineering (from 300 W.I. Parkway in Dallas, GA, 30132). Mr. Jones said
that he was willing to prepare a traffic study. The proposed homes would be a
minimum of 1,800 square feet in size, not 1,600 square feet. There would be a
parkway-style entrance. He said that the applicant thought that Stockbridge had
a better marketing image than unincorporated Henry County. The applicant wants
a gated community. The proposed name of the development is “Hanover Park.”

Board Questions and Comments:

1. Jayden Williams—Mr. Williams asked whether a traffic impact study had been
done. The applicant said that after talking with neighbors, the applicant
decided to locate the proposed single-family homes around the perimeter.
Would the property values decrease due to the townhomes coming? The
applicant said that the neighboring single-family homes were older homes, and
that the proposed townhomes would be of significant value. There were no
plans to allow for any rentals.

2.Trameka Walker—Ms. Walker said that she loves all of the proposed amenities.
She was concerned, though, that the amenities would cause an increase in the
cost of the homes. Mr. Jones said that the single-family units would sell for
$400,000 to $500,000, and the townhomes would sell for the high $300,000s
to $400,000. The applicant tried to choose amenities that would not be
financially burdensome. The proposed pickleball courts would last about twice

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

as long as tennis courts. The proposed 151 total homes should be able to
support the cost of the proposed amenities.

3. Stanley Dumas—Mr. Dumas asked who determines whether a new traffic light
is needed. Mr. Jones said that the traffic study should determine that, based
on trip generation and trip distribution projections. He personally believed that
a traffic light was already needed. The main access would line up with St. Ives.
The Henry County DOT and the Staff would get together to decide what would
be needed. Mr. Dumas said that he would hate to recommend approval, then
find out that no traffic light was needed according to the study. Mr. Jones said
that the applicant was willing to install a traffic light, as it would be safer for the
residents, as long as DOT allows it.

4. Anthony Mitten—Mr. Mitten asked whether the developer would be willing to
put into the HOA covenant a restriction on rentals, leasing, and Airbnb? Mr.
Jones responded, “Yes; absolutely.”

5. Stanley Dumas—Mr. Dumas asked about the type of security that would be
present to deter crime in the community. Mr. Jones replied that the property
would be fully developed with a loop road, leaving no room for hiding by
criminals. Ryan Anderson stated that flock cameras would be required to be
installed at the entrances.

6.Jayden Williams—Mr. Williams asked for clarification from Mr. Anderson:
Would the flock cameras be required if the community is gated, or just in
general? Mr. Anderson replied that they are required, in general.

7. Trameka Walker—Ms. Walker stated that this community would be located in
her district, and she wondered whether there would be any stipulations
regarding subleasing. Mr. Jones said that the developer had “zero intent” to
lease any of the units, but that they would be fee simple. The townhomes
would be build-to-sell. Mr. Anderson said that there be a 10 percent cap (15
units) on rentals.

8. Harold Thibodeaux—Mr. Thibodeaux stated that homeowners are always
responsible for maintaining their properties, and that they must give
permission for renters to use the amenities.

9. Anthony Mitten—Mr. Mitten asked about the proposed timeline for the
development. Mr. Jones stated that the timeline would be as fast as the
process allowed. It would take eight to ten months to develop, with a three-
to-four-year total buildout.

Joint Public Hearing—Ms. Sonya Cook of 118 St. Margaret Circle stated that
there is a lot of traffic on Flippen Road, and it would be made worse if there were
an accident on I-75. There’s too much going on, on Flippen Road, to bring in

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

another development. There are no homes for low-income people. There needs
to be homes for single mothers and seniors. She was opposed to the
development.

Board Action for AX-2025-01—Harold Thibodeaux motioned to approve AX-
2025-01, and Anthony Mitten seconded the motion. A vote was taken, and the
motion was approved, 3-1, with Stanley Dumas opposed.

VIII. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-01. (Property
is to be located in Council District 5.)
Consideration of a request for a Comprehensive Plan Amendment for property at
1448 and 1468 Flippen Road, after the property is annexed into the Stockbridge
City Limits. The property currently has the Henry County future land use
designation of “Medium-Density Suburban”, and the applicant requests that it be
assigned the City of Stockbridge’s future land use designation of “Medium-
Density Residential.” Purpose: To allow for the construction of a mixed residential
development with townhomes and single-family detached homes. Property
Owners of 1448 Flippen Road: William K. Reichert and Brenda A. Reichert.
Property Owner of 1468 Flippen Road: Willard D. Gilreath. Applicant: Land
Buyers of America, LLC. Agent: Michael Kaner. The property is located in Land
Lots 11 and 12 of District 6, and it contains 21.771 +/- acres.

Staff Presentation – A joint staff presentation of AX-2025-01, CP-2025-01, and
RZ-2025-01 was made by Linda Logan. [See the notes for AX-2025-01 above.]

Applicant’s Presentation—A joint presentation of AX-2025-01, CP-2025-01,
and RZ-2025-01 was made by Jonathan Jones, the engineer for the applicant.
[See the notes for AX-2025-01 above.]

Board Questions and Comments—Board members’ questions and comments
were made jointly for AX-2025-01, CP-2025-01, and RZ-2025-01. [See the notes
for AX-2025-01 above.]

Public Hearing—A joint public hearing was held for AX-2025-01, CP-2025-01,
and RZ-2025-01. [See the notes for AX-2025-01 above.]

Board Action for CP-2025-01—Trameka Walker motioned to approve CP-2025-
01, and the motion was seconded by Harold Thibodeaux. A vote was taken, and
CP-2025-01 was unanimously approved.

VIX. REZONING CASE #RZ-2025-01. (Property is located in Council District 5.)
Consideration of a request for the Rezoning of the property at 1448 and 1468
Flippen Road, after the property is annexed into the Stockbridge City Limits. The
property’s current Henry County zoning district is ‘RA’ (Residential-Agricultural),

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

and the applicant requests that the property be assigned the City of Stockbridge’s
zoning district of ‘PUD’ (“Planned Unit Development”). Purpose: To allow for the
construction of a mixed residential development with townhomes and single-
family detached homes. Property Owners of 1448 Flippen Road: William K.
Reichert and Brenda A. Reichert. Property Owner of 1468 Flippen Road: Willard
D. Gilreath. Applicant: Land Buyers of America, LLC. Agent: Michael Kaner.
The property is located in Land Lots 11 and 12 of District 6, and it contains 21.771
+/- acres.

Staff Presentation – A joint staff presentation of AX-2025-01, CP-2025-01, and
RZ-2025-01 was made by Linda Logan. [See the notes for AX-2025-01 above.]

Applicant’s Presentation—A joint presentation of AX-2025-01, CP-2025-01,
and RZ-2025-01 was made by Jonathan Jones, the engineer for the applicant.
[See the notes for AX-2025-01 above.]

Board Questions and Comments—Board members’ questions and comments
were made jointly for AX-2025-01, CP-2025-01, and RZ-2025-01. [See the notes
for AX-2025-01 above.]

Public Hearing—A joint public hearing was held for AX-2025-01, CP-2025-01,
and RZ-2025-01. [See the notes for AX-2025-01 above.]

Board Action for RZ-2025-01—Anthony Mitten motioned to approve RZ-2025-
01, and the motion was seconded by Trameka Walker. Linda Logan asked
whether the approval was to adopt the Staff’s conditions, or did the Board want
to add any conditions? Chairman Williams stated that the language for the Staff’s
Condition #2 should be changed to take out, “ . . . further, if security gates are
installed, flock cameras shall also be installed”, to instead state, “Flock cameras
shall be installed (period).” Stanley Dumas said that he wanted to add a condition
that a traffic light be installed. Harold Thibodeaux added that he wanted to make
sure that the property is completely fenced in, so he wanted to add that as a
condition. Valerie Ross stated that since a motion was made and seconded, there
needed to be a motion to amend the motion, then a new motion needed to be
made. Ms. Walker motioned to amend, seconded by Mr. Thibodeaux, which was
unanimously approved. Then Anthony Mitten made a new motion to approve RZ-
2025-01, with three stipulations to approve (conditions from Staff plus the Board’s
two conditions), and Mr. Thibodeaux seconded the motion. A vote was taken,
and the new motion was unanimously approved.

XV. ZONING MODIFICATION CASE #ZM-2025-01. (Property is located in Council
District 5.)
Consideration of a request for a major zoning modification for Parcel #070-
01022001 at the southwest corner of Highway 42 North and Tunis Road to

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

provide for modifications to the zoning conditions comprising the Development
Agreement for Rezoning Case #RZ-03-45-S. Purpose: To allow the development
of a single-family detached residential subdivision. Property Owner: Henry
Highway 42, LLC. Applicant: Shaker Reddy. The property is located in Land Lots
31 and 32 of District 7, and it contains 27.72 +/- acres.

Staff Presentation—Made by Gordon Linton. Mr. Linton described the subject
property and the proposed development, then gave an analysis. He said that the
property had 27.72 acres, is vacant, and it is heavily wooded. Wolf Creek and a
floodplain cross through the center of the property, which has two accesses off
Highway 42 North. The Eagles Landing Baptist Church is located across from
the property. The Staff posted two zoning signs on the property on June 4, 2025.
The property is currently zoned ‘SR’ (Suburban Residential), and its future land
use designation is Low-Density Mixed-Use. The applicant proposes to build a
single-family detached subdivision with 59 lots, at a density of 2.12 units per acre.
Mr. Linton cited the history of the property, which received rezoning approval by
the City in 2004 for a subdivision, to be named “Gadson’s Crossing”; and a
Development Agreement was written. Although development began, it was
halted due to the global financial crisis. The property was later sold to the current
owner. Mr. Linton listed the applicant’s proposed changes to the conditions which
comprised the Development Agreement. The applicant wanted to build a
subdivision that is similar to the Winding Creek development. Mr. Linton stated
that the Staff recommended approval of ZM-2025-01, with ten proposed
conditions.

Board Questions:

1. Harold Thibodeaux—Mr. Thibodeaux asked whether any sound barriers were
planned to be installed next to the railroad tracks.

2. Jayden Williams—Mr. Williams asked whether the City had any “quiet zones”.
Ryan Anderson replied that the City has no requirements for sound barriers,
and that the applicant would have to address that. The only quiet zone is in
the downtown area.

Applicant’s Presentation—Made by Bryan Marshburn. Mr. Marshburn said that
he wanted to modify the Development Agreement from 2004. He wanted to
reduce the number of units, and some of the lots were very small, so the required
unit sizes won’t fit on them. Some of the lots are unbuildable. There would be a
slight reduction in the minimum house size of 2,500 square feet to 2,400 square
feet to fit on the lots. Right now, there is nowhere for sidewalks to connect to,
along State Route 42, which is to be widened. But Ryan Anderson said that the
Trailways Master Plan required 10-foot-wide sidewalks along SR 42, even if they
go nowhere.

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

Board Questions:

1. Harold Thibodeaux—Mr. Thibodeaux asked whether there would be any sound
barrier against the railroad tracks. Bryan Marshburn said that there is no sound
barrier at the Winding Creek Subdivision, adjacent to the railroad tracks there.

2. Anthony Mitten—Mr. Mitten asked whether there would be an HOA. Bryan
Marshburn replied that no, the units would be owned as fee simple. Mr. Mitten
then wondered about the timelines for construction. Mr. Marshburn replied that
the previous LDP permit had expired, so a new LDP submittal would be
required, and that he planned to submit one probably in March 2026.

3. Jayden Williams—Mr. Williams noted that the property contained a creek in the
middle, and he wondered whether the proposed subdivision would be split on
the two sides of the creek. Bryan Marshburn confirmed that. Further, he said
that it would be a burden if each side of the subdivision had to have its own
amenities. Mr. Williams asked why all of the proposed amenities would be
located on one side of the subdivision. Mr. Marshburn replied that he could
put another set of mailboxes on the other side, but that he prefers to keep all
of the amenities on one side.

Public Hearing—Clay Henderson of 702 Summerbrooke Court in McDonough
said that he lives immediately across from the subject property, on the other side
of the railroad tracks. He expressed concern about the security of people who are
walking across the railroad tracks. There are some industrial uses in that area.
There used to be a road crossing over the railroad tracks. He said that a buffer
wall, 13-14 feet high, was needed, so that nobody could cross the tracks. Mr.
Henderson was concerned about the back access to the subject property.
Children are playing there. It would be an easy access into his community, on the
back side of this development. He wanted rentals to be capped to 10 percent, and
he wanted to confirm that all units would be no smaller than 2,400 square feet.

Board Questions:

1. Anthony Mitten—Mr. Mitten asked whether the applicant would be willing to add
an HOA amendment that would restrict rentals to 10 percent. The applicant
affirmed that.

2. Jayden Williams—Mr. Williams asked about landscaping. Regarding the Staff’s
recommended Condition #3, he asked whether hardwood street trees currently
existed along Highway 42. He asked the Board to consider requiring hardwood
trees to be used throughout the entire development to have environmental
justice. He mentioned Condition #6, in which the applicant had agreed to add
a centralized mailbox on both sides of the subdivision since the development
was split. Also, the required ten-foot-wide sidewalk was non-negotiable, as was
discussed.

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025

3. Harold Thibodeaux—Mr. Thibodeaux wanted the property to be fenced at the
rear and sides (on three sides). The applicant, Bryan Marshburn, explained the
topography of the property. He proposed installing a fence along the back of
the property, which would come up about 50 feet into the back corners of the
property, to go across the railroad tracks and then back up. Then, the HOA or
the homeowners could fence the rest of the property on their own. This would
create a barrier, to prevent walking across the railroad tracks. Mr. Thibodeaux
asked the homeowner who lives back there, Clay Henderson, how he felt about
that. (His response could not be heard.) Mr. Marshburn said that none of the
other adjoining neighborhoods have a fence next to the railroad tracks. Ryan
Anderson said that that could be a condition. Mr. Thibodeaux agreed to add
that condition, whereby the developer would put a 50-foot fence around the
back of the property, adjacent to the railroad tracks, and allow the HOA to install
the rest of the fence around the property. Chairman Williams restated three of
the conditions. Conditions #3 and #6 were modified, and Condition #11 was
added, as are listed below. Staff’s other conditions remained unchanged.

3. “Hardwood street trees shall be located throughout the entire development,
not just along the highway.”

6. “Two centralized mailbox banks shall be installed, with one located on each
side of the development.”

11.”The developer shall install a 50-foot fence around the back, around the
railroad portion of the development, and go up 50 feet on the sides; and the
HOA shall decide the rest (for fencing). “

Board Action for ZM-2025-01—Anthony Mitten motioned to approve ZM-2025-
01, to include the Staff’s recommended conditions, including the changes to
Conditions #3 and #6, plus the addition of Condition #11 for security fencing.
Harold Thibodeaux seconded the motion. A vote was taken, and there was
unanimous approval.

XVI. PROJECT UPDATES

Ryan Anderson stated that the Staff would be preparing an RFP to update some
things in the Unified Development Code (UDC) in the next couple of weeks, and
that project will be ongoing.

XVII. STAFF COMMENTS

Ryan Anderson introduced the new Chief Planner, Veronica Green from Houston,
Texas. Chairman Williams welcomed her, and he looked forward to what she

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025
10

could do for the Board.

XVIII. BOARD COMMENTS

Chairman Jayden Williams had three comments:

1. Mr. Williams thanked the Staff for a successful half-year mark. He said that the
Commission had made a lot of progress with the help of the Staff.

2. Mr. Williams wished a happy birthday to the Vice-Chair, and he thanked her for
her willingness to serve tonight, on her birthday.

3. Mr. Williams announced that he, Mr. Anderson, and Zenovia Pearson worked
hard to get the Commission some T-shirts, and that the Board members could
pick them up after the meeting from Gordon Linton.

XIX. ADJOURNMENT

Chairman Williams said that it was now 8:13 p.m., and that he would accept a
motion to adjourn. Stanley Dumas motioned to adjourn the meeting, and Harold
Thibodeaux seconded the motion. A vote was taken, and the meeting was
unanimously adjourned.

City of Stockbridge, Ga Planning Commission Meeting Summary Minutes for June 26, 2025
Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID S26-01015000 Class Exempt Owner THE CITY OF Land $245,800
Property 4498 NORTH Acreage 1.32 Address STOCKBRIDGE Value:
Address HENRY BLVD 4640 NORTH Building $0 Last 2 Sales
District City/Stockbridge HENRY BLVD Value: Date Price Reason Qual
TAD STOCKBRIDGE, GA Misc $0 12/17/2015 $1,870,000 VH U
30281 Value: 12/30/2013 $0 VH U
Total $245,800
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: 10/29/2025
Last Data Uploaded: 10/29/2025 1:11:41 AM

Developed by
4498 NORTH HENRY A SLUP to Allow a Restaurant
BLVD. with a Drive-Through
North Lee Street Mann Blvd.

North Henry Blvd.
North Henry Blvd.

Sonic Drive-In Mrs. Winner’s
STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Zoning Ordinance
For
A Special Land Use Permit for
A Restaurant with a Drive Through

of

Royal TH, LLC
c/o Battle Law, P.C.

for

+/-1.32 Acres of Land
Being 4498 North Henry Boulevard
City of Stockbridge, Georgia and
Parcel Nos. S26-01015000

Submitted for Applicant by:

Michèle L. Battle, Esq.
Joshua S. Mahoney, 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
jsm@battlelawpc.com

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
I. LETTER OF INTENT

Royal TH, LLC (the “Applicant”) is seeking to develop on +/- 1.32 acres of land being tax parcel
number. S26-01015000 having frontage on 4498 North Henry Boulevard (the “Subject Property”)
with a restaurant with a drive through. The Applicant is seeking a special land use permit of the
Subject Property. The Subject Property is zoned C2 in the Downtown Village Overlay District.

This document serves as a statement of intent, analysis of the criteria under the City of Stockbridge
Code of Ordinances and contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. CITY OF STOCKBRIDGE SPECIAL LAND USE PERMIT CRITERIA

1. Whether the proposal is consistent and/or compatible with the city's plans, goals and objectives
reflected in the city's comprehensive plan.

The Subject Property has a future land use designation of Downtown District, is zoned C2 and is
within the Downtown Village Overlay District. The Subject Property is surrounded by other
properties with restaurants with drive throughs including Mrs. Winner’s, Sonic Drive-In, and Pizza
Hut. The proposed use is compatible with the City’s plans, goals and objectives.

2. How the proposal impacts the purposes of the overall zoning scheme, and whether the proposed
change furthers the purposes of these zoning regulations.

The Subject Property fronts a commercialized stretch of North Henry Boulevard. The properties
on the north side of North Henry Boulevard are zoned PUD, C2, SR, C1, and C3. On the south
side of North Henry Boulevard there are several C3, C2, SR, and C1 properties. This zoning
application does not seek to change the zoning designation. Rather, it seeks a special use permit to
allow for a drive through. So, the zoning application would allow another iteration of a well-
established use in the area and not disrupt the zoning scheme in the area.

3. How the proposal impacts the character of the zoning district, the particular piece of property,
neighborhoods, or the community.

The zoning proposal would allow another restaurant with a drive through in an area that has
several. So, the proposed use not disrupt the area’s character.

4. Whether the proposal creates an isolated district unrelated to adjacent properties and nearby
districts.

The zoning proposal would not create an isolated district unrelated to adjacent properties.

5. How the proposal impacts the aesthetic character of existing and future uses of the property
and the surrounding area.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The zoning proposal would not have a negative impact on the aesthetic character of existing and
future uses of property and the surrounding area. The proposal will allow a new restaurant with a
drive through.

6. Whether the proposal is consistent with adjacent development densities and the density
patterns reflected in the comprehensive plan.

The Subject Property is surrounded by other commercial uses including three restaurants with
drive throughs. The proposed building would not be much larger than the nearby restaurants. So,
the proposal is consistent with adjacent development densities.

7. How the proposal impacts the public health, safety, and general welfare.

The Subject Property is vacant and wooded. The Subject Property, as is, does not contribute to the
public health, safety, or general welfare. The zoning proposal would not detract from the public
health, safety, or general welfare and would provide a new place for citizens to visit.

8. How the proposal impacts water, sewerage, other public facilities, or public services, and how
the proposed amendment impacts expenditures of public funds.

There is water and sewer capacity to support the proposed use. The proposed restaurant would not
overburden public facilities or services nor would it impact expenditures of public funds.

9. How the proposal impacts traffic safety and congestion.

The proposed use would capture traffic already traveling along North Henry Boulevard. While
there may be a moderate increase in traffic, the Applicant does not anticipate a great change.

10. How the proposal impacts environmental conditions, including, but not limited to, drainage,
soil erosion and sedimentation, flooding, air quality, water quality and quantity.

The zoning proposal includes stormwater management to address drainage. The Applicant will
work with a civil engineer to meet all of the City of Stockbridge’s standards for soil erosion and
sedimentation, flooding, air quality, water quality and quantity.

11. How the proposal impacts the provision of adequate light and air.

The proposal will not have a negative impact on the provision of adequate light and air.

12. How the proposal impacts the value of adjacent property.

The Applicant does not anticipate a negative impact on the value of adjacent property.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing regulations.

There is no economically viable use as currently zoned.

14. Preservation of the integrity of residential neighborhoods shall carry greater weight than other
factors. Where property fronts on a major thoroughfare and also adjoins an established
residential neighborhood, the factor of preservation of the residential area shall carry greater
weight.

The zoning proposal will not will not adversely impact the integrity of a residential neighborhood.
The Subject Property is not immediately adjacent to a developed residential subdivision. The
property east of the Subject Property is zoned PUD, but is not developed residentially or otherwise.
So, the zoning proposal would not impact the character of that subdivision should it be developed
at all.

III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a special land
use permit for a restaurant with a drive through be approved. The Applicant welcomes any
questions and feedback from the planning staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONSTITUTIONAL 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.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
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 Mayor and 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 Special Land Use Permit 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 special land use permit 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 special land use permit 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
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT
LEGEND LAND
GAS
PROPOSED EXISTING PLANNING

E RIGHT-OF-WAY R/W R/W
BOUNDARY LINE
±570 SF CONCRETE
PAVING FOR DUMPSTER PROPERTY LINE

GAS CURB & GUTTER

DUMPSTER EASEMENT
ENCLOSURE
SEE ARCH. PLANS EXISTING LOT AREA = 36,944 sq.ft. (0.848 ac.) BUILDING FALCON DESIGN
SIDEWALK CONSULTANTS
20
REQ'D R/W DEDICATION = 1,137.4 sq.ft. (.032 ac.) CONCRETE PAVING
GAS E STOCKBRIDGE OFFICE

E NET NEW LOT AREA = 35,807 (0.822 ac.) FENCE
FIRE HYDRANT
X X X X 235 CORP. CTR. DR., STE 200
STOCKBRIDGE, GEORGIA 30281
Ph (770)389-8666 - Fax (770)389-8656

N86°45'17"E NEWNAN OFFICE CUMMING OFFICE
160.21' WATER VALVE 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
Ph. (770) 755-7978 Ph. (678) 807-7100
WATER METER W W
DIRECTIONAL www.fdc-llc.com
ARROWS (TYP) WEIR INLET WI WI
GAS SEE ARCH.
JUNCTION BOX JB JB
20' REAR B.S.L.

TIM HORTONS
E SITE PLAN
R5.0' R5.0' SANITARY SEWER MANHOLE S S
SINGLE WING CATCH BASIN
TFR
DOUBLE WING CATCH BASIN

LOCATED IN:
24'
10.5'
STORM PIPE

E SEWER PIPE SS SS

108.90'
WATER MAIN W W
12'
PAINTED LINES E CONTOUR (MAJOR) 000 000

S06°09'28"E
. R5.0'

10' SIDE B.S.L
SEE ARCH. PLANS
GAS CONTOUR (MINOR) 000 000
E R3.0'
R3.0'
DRAINAGE BASIN LINE

LAND LOT 61, 12TH DISTRICT
9.5'

SITE PLAN
R3.0' DIRECTIONAL SIGN
R10.0'
(TYP)
E E SEE SIGN PACKAGE
R3.0' FOR DETAILS

4498 NORTH HENRY BLVD
GAS R10.0' A

FOR
24'

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.

CITY OF STOCKBRIDGE
, GEORGIA
±2,930 SF CONCRETE 24' KEY NOTES:
PAVING IN DRIVE LANE GAS
A CONCRETE CURB AND GUTTER - (SEE DETAILS ON SHEET 15.3)
ADA RAMP
TYPE C B ACCESSIBLE RAMP - (SEE DETAILS ON SHEET 15.1)
S C 5' SIDEWALK

66.10'
D 10' SIDEWALK
R5.0'
GAS
N06°09'28
TIM
W B WQ
W HORTON'S
S01°40'02"W
DEVELOPMENT NOTES:
COFFEE
228.4 E R38.0'
ADA RAMP
1. ALL ROADWAY DIMENSIONS SHOWN ARE TO THE FACE OF CURB TO FACE OF CURB AND
1,400 SF ACCESS EASEMENT ALL RADIUS ARE BACK OF CURB UNLESS OTHERWISE NOTED.
R15.0' TYPE D
R62.0' 2. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND
DIMENSIONS OF EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT

10' SIDE B.S.L
> R15.0'
BUILDING UTILITY ENTRANCE LOCATIONS. SEE TIM HORTONS SIGN PACKAGE FOR
' DETAILED SIGN REQUIREMENTS.
24
12" PAINTED
GAS
LINE 3. ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM
GATE AND FENCE LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM
SS CROSS SLOPE OF 2.00% (1:50). THE MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA
PER ARCH. PLANS W
W R15.0' PARKING STALL OR ACCESS ISLE SHALL BE 2.00% (1:50). THE CONTRACTOR SHALL
ER ADA RAMP REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO
E T R15.0'
EN TYPE A PLACING CONCRETE OR BITUMINOUS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER
R18.0' B IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD
NO VERSUS THE DESIGN GRADIENT.
GAS

UTILITIES PROTECTION CENTER
DO 4. DRAINAGE AND UTILITY EASEMENTS SHALL BE DEDICATED TO THE CITY OF STOCKBRIDGE.

1 (800) 282-7411 THROUGHOUT GEORGIA
> 24'

REVISIONS
Call before you dig.
5' SIDEWALK
50' FRONT SB

Know what's below.
69.09'
R3.0'

OR DIAL 811
GAS W
GAS GAS SS

S06°09'28"E
GAS GAS GAS
R10.0' '
10 29 A
' R64.5'
.95
18.5'
BEGIN ±30 LF OF TURN E
UP SIDEWALK WALL R35.5' C
EX R/W
W E PROPOSED

DATE
W MONUMENT SIGN
E W
RQD R/W
E D D
E 152.76'
SS E W 1.
N87°26'50"W

SS EW
D E 7.
SS E
SS W E E EX R/W E
SS W E E
W T
SS
W E
JB E S 4' 4' E EW E
W E

IO
TOP=799.04 W
OUT=794.20 SSMH
TOP UNDER CURB
OUT=793.7+/- T DATE: 6/30/25
ID
C SCALE: 1" = 20'

N U PROJ NUMBER:
DRAWN BY:
257.006
CAM
T REVIEWED BY:
ADD ±40 LF OF CURB AND BEAUTY H
TRAFFIC SIGNAL BOX REVISED BY: -
STRIP TO MATCH EXISTING
REQUIRED R/W DEDICATION S
AREA=1,137 sf N
E O
NORTH HENRY BOULEVARD C R I
E GOI S T E G
R G RE
E AD
(US 23 - GA 42) O No. 033637

PROFESSIONAL

ES
SE
E R
N G E
A N I N E Y
P A UL HA
(N GSWCC# 0000058941
Y THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
ORIGINAL SIGNATURE OF THE REGISTRANT
ACROSS THE REGISTRANT'S SEAL.

IN GRAPHIC SCALE SHEET NUMBER
IM 20 0 10 20 40

E ( IN FEET )
1 inch = 20 ft.
7.0
A:\257.006 North Henry Blvd Tim Horton\ENGINEERING\DWG\ENG00.dwg, SHayes, Mon, Jun 30, 2025 - 10:26am
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a conditional use
permit, campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more
to a member of the City of Stockbridge Planning Commis
sion or Stockbridge City Council who will consider the
application? Yes No ✓

IfYes, the applicant and the attorney representing the applicant must file the following
information with the City
of Stockbridge Planning and Zoning Division within ten (10)
days after this application is first filed:

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

2025

Royal TH, LLC
Applicant's Name - Printed Signature of Applicant/Property Owner/Agent
By: Tushar N. Patel, Owner

Michele L. Battle, ESQ.

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

Sworn to and subscribed before me this 2946 day of
August 2025.

IOANRYYB!
eSSSNI
OTA KS
070 TEH Notary Public
PUBLIC .
2028 N
/ NT
SPA!L1GD8IENOGRCGOU

* Applicant means any individual or business entity (corporation, partnership, limited partnership, firm enterprise, franchise,
association, or trust) applying for a variance.

Cilv of Stockbridoe Communitv Devalooment Department--4602 North Henrv Blvd: Stockbridae. GA 30281 770-389-7900
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT
E BRYANT ST OAKLAND BLVD LAND
N/F N/F PLANNING
CITY OF STOCKBRIDGE HUELON PERRY JR
TAX ID S25-01009000 LL LL MILLER RD

NORTH LEE ST
479 OLD CONYERS RD
DB 85, PG 129 68 67 TAX ID S48-02030000
ZONING: SR SITE

MANN BLVD
DB 16669, PG 172
ZONING: SR
1/2 REBAR 1/2 REBAR
S89°22'43"E 248.28' W/ CAP
W/ CAP E S

THE PURPOSE OF THIS PLAT NORTH HENRY
FALCON DESIGN
S LEE ST
IS TO RECONFIGURE N/F N08°46
(GA WEST ZONE)
BLVD
CHRISTOPHER PAULL '08"E LL LL CONSULTANTS
PARCEL #S26-01014000 130 BRYANT ST 61 62
ROCK QUARRY
156.15'
ROAD
PARCEL #S26-01015000 TAX ID S25-01040000
DB 17980, PG 121 N/F STOCKBRIDGE OFFICE

GRID NORTH
235 CORP. CTR. DR., STE 200
THIS BLOCK RESERVED FOR THE ZONING: SR COREY BAKER STOCKBRIDGE, GEORGIA 30281
101 OAKLAND BLVD VICINITY MAP Ph (770)389-8666 - Fax (770)389-8656
CLERK OF THE SUPERIOR COURT
1/2 REBAR SS TAX ID S32-01001000 NOT TO SCALE NEWNAN OFFICE CUMMING OFFICE
W/ CAP DB 14330, PG 174 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
ZONING: SR Ph. (770) 710-8908 Ph. (678) 807-7100
E www.fdc-llc.com

N/F S
LARRY TAYLOR & OAKLAND BLVD - 50' R/W
BRYANT STREET - 50' R/W HELEN TAYLOR
129 BRYANT ST
N00°36'08"E
TAX ID S25-01041000 N/F

248.00'

4482-4498 NORTH HENRY BLVD
DB 2409, PG 26 E JACQUES HALL
LEGEND SITE NOTES ZONING: SR TAX ID S32-01014000
DB 19225, PG 474
DB DEED BOOK OWNER: THE CITY OF STOCKBRIDGE ZONING: SR
PB PLAT BOOK 4640 NORTH HENRY BLVD SS
PG PAGE STOCKBRIDGE, GEORGIA 30281 NO SEWER EASEMENT

CITY OF STOCKBRIDGE
LL LAND LOT N/F N/F DOCUMENT FOUND
CHRISTY HAFLEY & N/F
OTP OPEN TOP PIPE NUMBER OF LOTS: 2 LINDA MCCONLEY N/F
WENDY CARBUCCIA

LOT RECONFIGURATION
RB REBAR MICHAEL HAFLEY 125 BRYANT ST BRUQUESHA PERPALL
IRON PIN FOUND 123 BRYANT ST 124 MANN BLVD
IPF TOTAL ACRES - 16.80 TAX ID 127 01042000 5/8" REBAR E
IPS 1/2" REBAR W/C FDC 000995 TAX ID S25-01044000 TAX ID S32-01015000
S25-01043000 TAX ID S25-01042000

'07"W
CTP CRIMP TOP PIPE DB 2868, PG 65 DB 15465, PG 1
DB 18772, PG 21

N09°32
DB 16087, PG 265
C&G CURB & GUTTER ZONING: SR ZONING: SR
ZONING: SR ZONING: SR
R/W RIGHT OF WAY
SS

122.30
N/F NOW OR FORMERLY ZONING: C2 - GENERAL COMMERCIAL DISTRICT N/F
-E- OVERHEAD POWER LINE ILLYA JOHNSON
sq ft SQUARE FOOT MINIMUM LOT AREA: 10,000 SQUARE FEET 122 MANN BLVD

LAND LOT 61, 12TH DISTRICT
REF REFERENCE MINIMUM LOT WIDTH: 100 FEET 1/2 REBAR S89°37'52"E 352.86'
W/ CAP TAX ID S32-01016000
TBM TEMPORARY BENCHMARK MINIMUM LOT FRONTAGE: 100% OF THE LOT WIDTH
DB 8619, PG 227
POB POINT OF BEGINNING
1" ROD
MAXIMUM LOT COVERAGE: 70% THIS AREA NOT INCLUDED ZONING: SR
POC POINT OF COMMENCEMENT
RCP REINFORCED CONCRETE PIPE
IN DESCRIPTION
SETBACKS: PER DB 14392, PG 247
DUCTILE IRON PIPE N/F

DIP
FRONT - 50 FEET

"W 244.8
PVC POLYVINYL CHLORIDE PIPE
SIDE - 10 FEET SS HOME SFR BORROWER III LLC
HDPE HIGH DENSITY POLYETHYLENE PIPE N/F 120 MANN BLVD
REAR - 20 FEET E
CMP CORRUGATED METAL PIPE TAX ID S26-01012000
WILLIAM HOLT

N06°46'00
PL PROPERTY LINE DB 18127, PG 205
CL CENTERLINE
104 CERESEA DR
ZONING: SR
CITY NOTES

HENRY COUNTY, GEORGIA
TAX ID S26-01026000
ID IDENTIFICATION

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESSION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
B.S.L. BUILDING SETBACK LINE ZONING: PUD - PLANNED UNIT DEVELOPMENT DISTRICT DB 12153, PG 213 1. THIS PROPERTY IS ON THE COUNTY WATER SYSTEM.
BOC BACK OF CURB ZONING: SR N/F

S00°55'17"W 1494.98'
C CURVE LABEL MINIMUM LOT AREA: 3 ACRES OPENDOOR PROPERTY TRUST I MILLER RD 2. THIS PROPERTY IS ON A PAVED COUNTY RIGHT OF WAY.
CI CURB INLET ALL OTHER CONDITIONS DETERMINED BY APPROVED CONCEPT PLAN 118 MANN BLVD
DE DRAINAGE EASEMENT TAX ID S26-01011000 3. THIS PROPERTY IS NOT PART OF A PLATTED SUBDIVISION.
EOP EDGE OF PAVEMENT E DB 19299, PG 1821
FH FIRE HYDRANT 3/4" REBAR ZONING: SR 4. THIS PROPERTY DOES NOT HAVE A BODY OF WATER ON THE PROPERTY.
L LINE LABEL
N06°43'05"W SS
PKS PK NAIL SET CERESEA DR - TRACT 1 N/F
5. THIS PROPERTY IS NOT LOCATED IN A FLOOD PLAIN.
SSE SANITARY SEWER EASEMENT 50' R/W 52.18'
STAR BORROWER SFR4, L.P.
UE UTILITY EASEMENT N/F 6. THERE ARE NO WETLANDS ON THE PROPERTY.
SWMF 116 MANN BLVD
STORMWATER MANAGEMENT FACILITY THE CITY OF STOCKBRIDGE
C/O S TAX ID S26-01010000
SEWER CLEAN OUT 1/2" IRON ROD 7. THIS PROPERTY IS NOT LOCATED IN A WATERSHED PROTECTION DISTRICT.
4482 NORTH HENRY BLVD DB 19372, PG 557
IRON PIN FOUND PART OF TAX ID S26-01014000 E ZONING: SR
8. PROOF OF CITY OF STOCKBRIDGE OR HENRY COUNTY APPROVAL FOR

219.85'
IRON PIN SET PART OF TAX ID S26-01015000
N/F WATER CONNECTION, SEWER CONNECTION OR SEPTIC SYSTEM SHALL BE
CALCULATED POINT N/F
POWER POLE
DONNA EDGINGTON REALTY LLC DB 14392, PG 247 PROVIDED PRIOR TO ISSUANCE OF A BUILDING PERMIT.
100 BRANNAN DR RAMOAN LEVANT
FIRE HYDRANT PB 4, PG 296 114 MANN BLVD
TAX ID S26-01027000
WATER VALVE ZONING: SR

N06°07'53"W
TAX ID S26-01009000

THIS PLAT WAS PREPARED FOR THE
W WATER METER DB 17362, PG 108
ZONING: SR DB 18987, PG 284
D JUNCTION BOX
ZONING: SR
S SANITARY SEWER MANHOLE 15.95 ACRES E
DROP INLET
694,583 sq.ft. N/F

EXCLUSIVE USE OF THE PERSON, PERSONS,
R/W MONUMENT
RICHARD ORDONEZ
SINGLE WING CATCH BASIN
& REBA ORDONEZ STATEMENT OF OWNER

APPROXIMATE LAND LOT LINE
MANN BLVD - 50' R/W
DOUBLE WING CATCH BASIN
CURB INLET
112 MANN BLVD
TAX ID S26-01008000 The undersigned is the owner of record of the property,

OR ENTITY NAMED IN THE CERTIFICATE
HEADWALL
FLARED END SECTION DB 1667, PG 188 and the entire parcel is contained within the subject plat.
1/2" REBAR
G GAS METER ZONING: SR
GAS VALVE

REVISIONS
E ELECTRIC TRANSFORMER N/F

HEREON. SAID CERTIFICATE DOES NOT
T TELEPHONE PEDESTAL MOHAMMAD ASHRAF
110 MANN BLVD Owner Date
LIGHT POST
TAX ID S26-01007000
DB 17002, PG 49 This statement must be notarized.

EXTEND TO ANY UNNAMED PERSON
ZONING: SR

N/F

461.16' E
SHERREE HUNTE

WITHOUT AN EXPRESS RECERTIFICATION
TAX ID S26-01006000
DB 19304, PG 647
ZONING: SR
MINOR (DIVISION/COMBINATION) PLAT

BY THE SURVEYOR NAMING SAID PERSON.

N06°07'15"W
N/F N/F Signature will be completed upon approval.
JHJ BRIDGE VILLAGE LLC E MARK ALLEN & MELINDA ALLEN
4518 NORTH HENRY BLVD 106 MANN BLVD CITY OF Stockbridge, GA CERTIFICATE OF ZONING DIRECTOR
TAX ID S26-01016000 PUD TAX ID S26-01005000
DB 14209, PG 218 E DO NE DC2 DB 10878, PG 288
ZONING: C2 LINE TO BE ABAN D ZONING: SR

NE

LINE TO BE ABANDO
SURVEY NOTES Community Director Date

1. THE FIELDWORK FOR THIS SURVEY WAS COMPLETED DECEMBER 2, 2024 WITH LINEAR AND Pursuant to section 11.2 of the Unified Development Code, this plat has been approved for recording
ANGULAR MEASUREMENTS OBTAINED BY B. BRAND USING A SPECTRA PRECISION FOCUS 35 by the Zoning Director of the City of Stockbridge in accordance with existing rules and regulations.
ROBOTIC TOTAL STATION & CHAMPION TKO GPS UNIT.
N/F
TRACT 2 E ROBERT THURMAN
2. THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN
220,188 FEET, AND AN ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE N/F 102 MANN BLVD
TAX ID S26-01003000
DATE: 8-13-2025
ADJUSTED USING COMPASS RULE METHOD. THE CITY OF STOCKBRIDGE IPS 1/2 REBAR
IPS 160.21' W/ CAP 155.00' E DB 2383, PG 286 SCALE: 1" = 100'
4498 NORTH HENRY BLVD 1/2 REBAR ZONING: SR
3. THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE S8 45'17"W
6° N06°09'28"W N85°31'50"W W/ CAP FILE NUMBER:257.006
WITHIN ONE FOOT IN 407,921 FEET USING THE BEARINGS AND DISTANCES SHOWN HEREON. PART OF TAX ID S26-01014000
108.90' CERTIFICATE OF SURVEYOR DRAWN BY: J. ROBERTS
PART OF TAX ID S26-01015000
4. ALL PROPERTY CORNERS REFERENCED AS "IPS" INDICATE A ½" REBAR PLACED WITH CAP

DB 14392, PG 247 REVIEWED BY:
K. BROWN

00'
It is hereby certified that this plat is true and correct and was prepared from an actual survey of the

"W 228.4
STAMPED "FDC LSF000995" UNLESS OTHERWISE NOTED. C2 N/F

S03°46'05"E 249.
PB 4, PG 296 PUD N01°40'02"E property made by me or under my supervision; that all monuments show hereon actually exist or are
ZONING: C2/PUD THE CITY OF STOCKBRIDGE marked as Future, and their locations, size, type and material are correctly shown; and that all
5. FALCON DESIGN CONSULTANTS, L.L.C. AND/OR KEVIN M. BROWN DOES NOT GUARANTEE THAT 66.10'

N06°09'28
ALL EASEMENTS AND SUB-SURFACE CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE IPS 4640 NORTH HENRY BLVD
E engineering requirements of the City of Stockbridge and all requirements of the Unified Development
SHOWN.
ACCESS EASEMENT TAX ID S26-01013000 Code of the City of Stockbridge, Georgia have been fully complied with.
0.85 ACRES FOR BOTH DB 14392, PG 247 N/F
6. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD 36,944 sq.ft. ZONING: SR SAM & LUKE INC
REVEAL ENCUMBRANCES NOT SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. TRACTS 1 & 2 4444 NORTH HENRY BLVD .
IPS TAX ID S26-01002000 KEVIN M. BROWN

36" RCP
7. THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM OF 1983, 2011 ADJUSTMENT N06°09'28"W DB 10401, PG 214
Registered Georgia Land Surveyor No.: 2960
(NAD83 (2011)) FOR THE HORIZONTAL DATUM AND THE NORTH AMERICAN VERTICAL DATUM OF 69.09' ZONING: PMU
Address: 235 CORPORATE CENTER DRIVE, STOCKBRIDGE, GA 30281
1988 PER THE VIRTUAL REFERENCE SYSTEM CORRECTIONS PROVIDED BY HxGN SMARTNET. 1/2 REBAR W
W/ CAP "X" IN R/W Phone #: 770-389-8666
S SS E W W
W IPS CONC E
SIGN
MONU
8. UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST SD E T E WT CATV
ABOVE OR BELOW GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE
ACCURACY OR THOROUGHNESS OF THE UTILITIES OR STRUCTURES SHOWN HEREON. PER N87°26'50"W T
GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE CALLED PRIOR 152.76' TRAFFIC SIGNAL BOX
N87°26'50"W
TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. S 160.50' N87°26'50"W
N. HENRY BLVD (US 23 - GA S 134.40'
42) 8/13/25
D SURVEYOR'S CERTIFICATION
COA# LSF 000995

ROCK QUARRY ROAD
AS REQUIRED BY SUBSECTION (D) OF O.C.G.A. SECTION 15-6-67, THIS PLAT HAS BEEN PREPARED THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
ORIGINAL SIGNATURE OF THE REGISTRANT
BY A LAND SURVEYOR AND APPROVED BY ALL APPLICABLE LOCAL JURISDICTIONS FOR ACROSS THE REGISTRANT'S SEAL.
RECORDING AS EVIDENCED BY APPROVAL CERTIFICATES, SIGNATURES, STAMPS, OR
LL LL STATEMENTS HEREON. SUCH APPROVALS OR AFFIRMATIONS SHOULD BE CONFIRMED WITH THE
61 62 APPROPRIATE GOVERNMENTAL BODIES BY ANY PURCHASER OR USER OF THIS PLAT AS TO
INTENDED USE OF ANY PARCEL.

GRAPHIC SCALE FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH
THE MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN
100 0 50 100 200 THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL SHEET NUMBER
ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
FLOOD NOTE

1 of 1
PER FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY PANEL NUMBER: 8/13/2025 .
13151C0086D EFFECTIVE DATE OCTOBER 6, 2016, THIS PROPERTY IS NOT LOCATED IN A SPECIAL ( IN FEET ) KEVIN M. BROWN DATE
FEMA FLOOD HAZARD AREA. 1 inch = 100 ft. REGISTERED LAND SURVEYOR #2960

P:\Projects\257.006 North Henry Blvd Tim Horton\SURVEY\dwg\4482-4498 North Henry Blvd-LOT-DIV-00.dwg, S 24X36, KBrown, Aug 13, 2025 - 4:11:56pm
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN THE CITY OF STOCKBRIDGE, LAND
LOT 61, 12TH DISTRICT, HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:

BEGINNING AT A 1/2 INCH REBAR AND CAP SET ON THE NORTHERLY RIGHT-OF-WAY LINE OF
NORTH HENRY BOULEVARD (RIGHT-OF-WAY WIDTH VARIES), NORTH 87 DEGREES 26 MINUTES
50 SECONDS WEST, 294.90 FEET FROM A CONCRETE MONUMENT AT THE INTERSECTION OF THE
EASTERLY LINE OF LAND LOT 61 AND THE NORTHERLY RIGHT-OF-WAY LINE OF NORTH HENRY
BOULEVARD;

THENCE, ALONG SAID RIGHT-OF-WAY LINE, NORTH 87 DEGREES 26 MINUTES 50 SECONDS WEST,
152.76 FEET TO A 1/2 INCH REBAR AND CAP;

THENCE, LEAVING SAID RIGHT-OF-WAY LINE, NORTH 06 DEGREES 09 MINUTES 28 SECONDS
WEST, 228.48 FEET TO A 1/2 INCH REBAR AND CAP SET;

THENCE, NORTH 86 DEGREES 45 MINUTES 17 SECONDS EAST, 160.21 FEET TO A 1/2 INCH REBAR
AND CAP SET;

THENCE, SOUTH 06 DEGREES 09 MINUTES 28 SECONDS EAST, 108.90 FEET TO A 1/2 INCH REBAR
AND CAP SET;

THENCE, SOUTH 01 DEGREES 40 MINUTES 02 SECONDS WEST, 66.10 FEET TO A 1/2 INCH REBAR
AND CAP SET;

THENCE, SOUTH 06 DEGREES 09 MINUTES 28 SECONDS EAST, 69.09 FEET TO THE POINT OF
BEGINNING.

SAID TRACT OR PARCEL CONTAINING 0.85 ACRES (36,944 SQUARE FEET).
STATEMENT OF INTENT

and

Other Material Required by
City of Stockbridge Zoning Ordinance
For
A Special Land Use Permit for
A Restaurant with a Drive Through

of

Royal TH, LLC
c/o Battle Law, P.C.

for

+/-1.32 Acres of Land
Being 4498 North Henry Boulevard
City of Stockbridge, Georgia and
Parcel Nos. S26-01015000

Submitted for Applicant by:

Michèle L. Battle, Esq.
Joshua S. Mahoney, 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
jsm@battlelawpc.com

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
I. LETTER OF INTENT

Royal TH, LLC (the “Applicant”) is seeking to develop on +/- 1.32 acres of land being tax parcel
number. S26-01015000 having frontage on 4498 North Henry Boulevard (the “Subject Property”)
with a restaurant with a drive through. The Applicant is seeking a special land use permit of the
Subject Property. The Subject Property is zoned C2 in the Downtown Village Overlay District.

This document serves as a statement of intent, analysis of the criteria under the City of Stockbridge
Code of Ordinances and contains notice of constitutional allegations as a reservation of the
Applicant’s rights.

II. CITY OF STOCKBRIDGE SPECIAL LAND USE PERMIT CRITERIA

1. Whether the proposal is consistent and/or compatible with the city's plans, goals and objectives
reflected in the city's comprehensive plan.

The Subject Property has a future land use designation of Downtown District, is zoned C2 and is
within the Downtown Village Overlay District. The Subject Property is surrounded by other
properties with restaurants with drive throughs including Mrs. Winner’s, Sonic Drive-In, and Pizza
Hut. The proposed use is compatible with the City’s plans, goals and objectives.

2. How the proposal impacts the purposes of the overall zoning scheme, and whether the proposed
change furthers the purposes of these zoning regulations.

The Subject Property fronts a commercialized stretch of North Henry Boulevard. The properties
on the north side of North Henry Boulevard are zoned PUD, C2, SR, C1, and C3. On the south
side of North Henry Boulevard there are several C3, C2, SR, and C1 properties. This zoning
application does not seek to change the zoning designation. Rather, it seeks a special use permit to
allow for a drive through. So, the zoning application would allow another iteration of a well-
established use in the area and not disrupt the zoning scheme in the area.

3. How the proposal impacts the character of the zoning district, the particular piece of property,
neighborhoods, or the community.

The zoning proposal would allow another restaurant with a drive through in an area that has
several. So, the proposed use not disrupt the area’s character.

4. Whether the proposal creates an isolated district unrelated to adjacent properties and nearby
districts.

The zoning proposal would not create an isolated district unrelated to adjacent properties.

5. How the proposal impacts the aesthetic character of existing and future uses of the property
and the surrounding area.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
The zoning proposal would not have a negative impact on the aesthetic character of existing and
future uses of property and the surrounding area. The proposal will allow a new restaurant with a
drive through.

6. Whether the proposal is consistent with adjacent development densities and the density
patterns reflected in the comprehensive plan.

The Subject Property is surrounded by other commercial uses including three restaurants with
drive throughs. The proposed building would not be much larger than the nearby restaurants. So,
the proposal is consistent with adjacent development densities.

7. How the proposal impacts the public health, safety, and general welfare.

The Subject Property is vacant and wooded. The Subject Property, as is, does not contribute to the
public health, safety, or general welfare. The zoning proposal would not detract from the public
health, safety, or general welfare and would provide a new place for citizens to visit.

8. How the proposal impacts water, sewerage, other public facilities, or public services, and how
the proposed amendment impacts expenditures of public funds.

There is water and sewer capacity to support the proposed use. The proposed restaurant would not
overburden public facilities or services nor would it impact expenditures of public funds.

9. How the proposal impacts traffic safety and congestion.

The proposed use would capture traffic already traveling along North Henry Boulevard. While
there may be a moderate increase in traffic, the Applicant does not anticipate a great change.

10. How the proposal impacts environmental conditions, including, but not limited to, drainage,
soil erosion and sedimentation, flooding, air quality, water quality and quantity.

The zoning proposal includes stormwater management to address drainage. The Applicant will
work with a civil engineer to meet all of the City of Stockbridge’s standards for soil erosion and
sedimentation, flooding, air quality, water quality and quantity.

11. How the proposal impacts the provision of adequate light and air.

The proposal will not have a negative impact on the provision of adequate light and air.

12. How the proposal impacts the value of adjacent property.

The Applicant does not anticipate a negative impact on the value of adjacent property.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing regulations.

There is no economically viable use as currently zoned.

14. Preservation of the integrity of residential neighborhoods shall carry greater weight than other
factors. Where property fronts on a major thoroughfare and also adjoins an established
residential neighborhood, the factor of preservation of the residential area shall carry greater
weight.

The zoning proposal will not will not adversely impact the integrity of a residential neighborhood.
The Subject Property is not immediately adjacent to a developed residential subdivision. The
property east of the Subject Property is zoned PUD, but is not developed residentially or otherwise.
So, the zoning proposal would not impact the character of that subdivision should it be developed
at all.

III. CONCLUSION

For the foregoing reasons, the Applicant hereby requests that the application for a special land
use permit for a restaurant with a drive through be approved. The Applicant welcomes any
questions and feedback from the planning staff.

IV. NOTICE OF CONSTITUTIONAL ALLEGATIONS AND PRESERVATION
OF CONSTITUTIONAL 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.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
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 Mayor and 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 Special Land Use Permit 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 special land use permit 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 special land use permit 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
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT
LAND
PLANNING

FALCON DESIGN
CONSULTANTS
STOCKBRIDGE OFFICE
235 CORP. CTR. DR., STE 200
STOCKBRIDGE, GEORGIA 30281
Ph (770)389-8666 - Fax (770)389-8656

NEWNAN OFFICE CUMMING OFFICE
E 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
Ph. (770) 755-7978 Ph. (678) 807-7100

www.fdc-llc.com

T E

LOCATED IN:

TIM HORTONS

CONCEPT PLAN

CITY OF STOCKBRIDGE

STOCKBRIDGE
FOR

GEORGIA

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.

X X

X X

X E

UTILITIES PROTECTION CENTER 1 (800) 282-7411 THROUGHOUT GEORGIA
REVISIONS
Call before you dig.
Know what's below.

OR DIAL 811

X DATE
E 4.

DATE: 2/27/25
E SCALE: 1" = 10'
PROJ NUMBER:
257.006
DRAWN BY: EDA
JP
REVIEWED BY:
REVISED BY: -

MAGNETIC NORTH

E E E E E E E E E E E E E E E E E E E E E

" C THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
ORIGINAL SIGNATURE OF THE REGISTRANT

ACROSS THE REGISTRANT'S SEAL.

E E
GRAPHIC SCALE
10 0 5 10 20

P 2
SHEET NUMBER

( IN FEET )
1 inch = 10 ft.
1.0
P:\Projects\257.006 North Henry Blvd Tim Horton\ENGINEERING\DWG\ENG00 - nf working.dwg, EArmstrong, Thu, Feb 27, 2025 - 3:49pm
CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT
LEGEND LAND
GAS
PROPOSED EXISTING PLANNING

E RIGHT-OF-WAY R/W R/W
BOUNDARY LINE
±570 SF CONCRETE
PAVING FOR DUMPSTER PROPERTY LINE

GAS CURB & GUTTER

DUMPSTER EASEMENT
ENCLOSURE
SEE ARCH. PLANS EXISTING LOT AREA = 36,944 sq.ft. (0.848 ac.) BUILDING FALCON DESIGN
SIDEWALK CONSULTANTS
20
REQ'D R/W DEDICATION = 1,137.4 sq.ft. (.032 ac.) CONCRETE PAVING
GAS E STOCKBRIDGE OFFICE

E NET NEW LOT AREA = 35,807 (0.822 ac.) FENCE
FIRE HYDRANT
X X X X 235 CORP. CTR. DR., STE 200
STOCKBRIDGE, GEORGIA 30281
Ph (770)389-8666 - Fax (770)389-8656

N86°45'17"E NEWNAN OFFICE CUMMING OFFICE
160.21' WATER VALVE 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
Ph. (770) 755-7978 Ph. (678) 807-7100
WATER METER W W
DIRECTIONAL www.fdc-llc.com
ARROWS (TYP) WEIR INLET WI WI
GAS SEE ARCH.
JUNCTION BOX JB JB
20' REAR B.S.L.

TIM HORTONS
E SITE PLAN
R5.0' R5.0' SANITARY SEWER MANHOLE S S
SINGLE WING CATCH BASIN
TFR
DOUBLE WING CATCH BASIN

LOCATED IN:
24'
10.5'
STORM PIPE

E SEWER PIPE SS SS

108.90'
WATER MAIN W W
12'
PAINTED LINES E CONTOUR (MAJOR) 000 000

S06°09'28"E
. R5.0'

10' SIDE B.S.L
SEE ARCH. PLANS
GAS CONTOUR (MINOR) 000 000
E R3.0'
R3.0'
DRAINAGE BASIN LINE

LAND LOT 61, 12TH DISTRICT
9.5'

SITE PLAN
R3.0' DIRECTIONAL SIGN
R10.0'
(TYP)
E E SEE SIGN PACKAGE
R3.0' FOR DETAILS

4498 NORTH HENRY BLVD
GAS R10.0' A

FOR
24'

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.

CITY OF STOCKBRIDGE
, GEORGIA
±2,930 SF CONCRETE 24' KEY NOTES:
PAVING IN DRIVE LANE GAS
A CONCRETE CURB AND GUTTER - (SEE DETAILS ON SHEET 15.3)
ADA RAMP
TYPE C B ACCESSIBLE RAMP - (SEE DETAILS ON SHEET 15.1)
S C 5' SIDEWALK

66.10'
D 10' SIDEWALK
R5.0'
GAS
N06°09'28
TIM
W B WQ
W HORTON'S
S01°40'02"W
DEVELOPMENT NOTES:
COFFEE
228.4 E R38.0'
ADA RAMP
1. ALL ROADWAY DIMENSIONS SHOWN ARE TO THE FACE OF CURB TO FACE OF CURB AND
1,400 SF ACCESS EASEMENT ALL RADIUS ARE BACK OF CURB UNLESS OTHERWISE NOTED.
R15.0' TYPE D
R62.0' 2. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND
DIMENSIONS OF EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT

10' SIDE B.S.L
> R15.0'
BUILDING UTILITY ENTRANCE LOCATIONS. SEE TIM HORTONS SIGN PACKAGE FOR
' DETAILED SIGN REQUIREMENTS.
24
12" PAINTED
GAS
LINE 3. ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM
GATE AND FENCE LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM
SS CROSS SLOPE OF 2.00% (1:50). THE MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA
PER ARCH. PLANS W
W R15.0' PARKING STALL OR ACCESS ISLE SHALL BE 2.00% (1:50). THE CONTRACTOR SHALL
ER ADA RAMP REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO
E T R15.0'
EN TYPE A PLACING CONCRETE OR BITUMINOUS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER
R18.0' B IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD
NO VERSUS THE DESIGN GRADIENT.
GAS

UTILITIES PROTECTION CENTER
DO 4. DRAINAGE AND UTILITY EASEMENTS SHALL BE DEDICATED TO THE CITY OF STOCKBRIDGE.

1 (800) 282-7411 THROUGHOUT GEORGIA
> 24'

REVISIONS
Call before you dig.
5' SIDEWALK
50' FRONT SB

Know what's below.
69.09'
R3.0'

OR DIAL 811
GAS W
GAS GAS SS

S06°09'28"E
GAS GAS GAS
R10.0' '
10 29 A
' R64.5'
.95
18.5'
BEGIN ±30 LF OF TURN E
UP SIDEWALK WALL R35.5' C
EX R/W
W E PROPOSED

DATE
W MONUMENT SIGN
E W
RQD R/W
E D D
E 152.76'
SS E W 1.
N87°26'50"W

SS EW
D E 7.
SS E
SS W E E EX R/W E
SS W E E
W T
SS
W E
JB E S 4' 4' E EW E
W E

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(US 23 - GA 42) O No. 033637

PROFESSIONAL

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(N GSWCC# 0000058941
Y THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
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A:\257.006 North Henry Blvd Tim Horton\ENGINEERING\DWG\ENG00.dwg, SHayes, Mon, Jun 30, 2025 - 10:26am
CITY OF STOCKBRIDGE
4640 NORTH HENRY BOULEVARD
STOCKBRIDGE, GEORGIA 30281
PHONE (770) 389-7900
FAX (770) 389-7912

September 5, 2025

Sarah Shirk
Executive Assistant/Permit Coordinator
Falcon Design Consultants, LLC
235 Corporate Center Drive
Suite 200
Stockbridge, GA 30281
RE: Service Availability Letter
4498 North Henry Blvd.
Parcel #: S26-01015000
Development Type: Coffee Shop

Ms. Shirk:
As requested, let this letter serve as an acknowledgement of service availability and that the City of
Stockbridge is the water and sewer provider of the subject property.

Sincerely,

Kevin Miller
Sewer Superintendent

Cc: Decius T. Aaron, Public Works Director
Scott Mask, Water Superintendent
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

Veronica Green, Chief Planner

DATE: November 20, 2025 (Planning Commission)

December 8, 2025 (Mayor and Council)

SUBJECT: #SP-2025-04 For 4498 North Henry Boulevard (To be located in Council District

Summary of Request: The applicant requests approval of a Special Use Permit to allow the
operation of a drive-through coffee shop (Tim Hortons) at 4498 North Henry Boulevard, within
the Downtown District. The property is currently zoned C-2 (General Commercial) and is located
along a key commercial corridor designated for pedestrian-oriented, mixed-use redevelopment.
The proposal includes redevelopment of a vacant parcel with a new restaurant building,
enhanced landscaping, and site improvements consistent with the Downtown Village Overlay
District standards. The request is submitted concurrently with Text Amendment TX-2025-01,
which clarifies drive-through uses within the Downtown District.

I. PURPOSE

Royal T.H., LLC. represented by Battle Law, P.C., is requesting a special use permit to allow
the development and operation of a restaurant with a drive-through (Tim Horton’s) at 4498 North
Henry Boulevard. The subject property contains 1.32 ± acres, of which the applicant intends to
develop approximately 0.8 acres for the proposed project.

II. PROJECT INFORMATION

Proposed Development Restaurant with a drive-through

Site Address 4498 North Henry Boulevard
#SP-2025-04 For 4498 North Henry Boulevard

Parcel Identification S26-01015000

1.32 ± acres, of which the applicant intends to
Parcel Acreage develop approximately 0.8 acres for the
proposed project.

Applicant Royal T.H., LLC.

Agent Battle Law, P.C.

Owner: City of Stockbridge

Current Zoning C-2 (General Commercial District)

Current Future Land Use Designation Downtown District

The subject property is currently vacant and
wooded. It was previously developed with a small
commercial building, which appears to be
Current Use of Property
demolished after 2006. It now contains remnants
of curb cuts, a paved asphalt pad, with a sidewalk
along the North Henry Boulevard frontage.

III. LAND USE ANALYSIS

The table below identifies the zoning classifications and existing land uses of adjacent properties
surrounding the subject site.

SURROUNDING ZONING PROPERTY INFORMATION

Location Current Zoning Existing Land Use

PUD (Planned Unit Development) Vacant Land
Property to the North

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Mrs. Winner's Chicken &
Biscuits-Stockbridge
Property to the South C-3 (Heavy Commercial District)
Pizza Hut

PUD (Planned Unit Development)
Property to the East Vacant Land
SR (Suburban Residential District)

Property to the West C-2 (General Commercial The Bridge Village
District) (Shopping Plaza)

The subject property is located along North Henry Boulevard (SR 138) within a developed
commercial corridor containing restaurants, retail centers, and vacant parcels designated for future
mixed-use development. Surrounding properties exhibit a mix of commercial, residential, and
planned unit development (PUD) zoning, providing a gradual transition from the corridor’s
commercial intensity to vacant land and vacant single-family residences located to the east. The
table below identifies the zoning classifications and existing land uses of properties surrounding the
subject site.

SURROUNDING FUTURE LAND USE DESIGNATIONS

Current Future Land Use
Location Existing Land Use
Designation

Downtown District Vacant Land
Property to the North

Mrs. Winner's Chicken & Biscuits-
Stockbridge
Property to the South Downtown District
Pizza Hut

Property to the East Downtown District Vacant Land

Property to the West
Downtown District The Bridge Village (Shopping Plaza)

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The Future Land Use Map designates the subject property and surrounding parcels within the
Downtown District, which encourages a mix of commercial, office, and residential uses in a
walkable, connected environment. This classification supports infill development, adaptive reuse of
vacant sites, and neighborhood-scale commercial activity that enhances the corridor’s visual
character. The properties to the north, south, east, and west share this designation, reflecting the
City’s long-term vision for coordinated redevelopment along North Henry Boulevard (SR 138). The
table below summarizes the current future land use designations and existing land uses surrounding
the subject site.

IV. FINDING OF FACTS

1. The subject property is surrounded by the following zoning districts: C-2 (General
Commercial), PUD (Planned Unit Development), C-3 (Heavy Commercial), and SR
(Suburban Residential District).

2. The subject property is surrounded by parcels designated Downtown District on the City’s
Future Land Use Map.

3. The subject property has frontage on North Henry Boulevard, which is classified by the
Georgia Department of Transportation as a principal arterial road.

4. The site is vacant but previously developed, containing remnants of a former commercial
use, including asphalt paving and curb cuts.

5. The property is located within the Downtown Village Overlay District (DTV), which
encourages mixed-use development and promotes traditional urban design consistent with
the City’s downtown character.

6. In accordance with the Unified Development Code and state law, a public notice sign was
posted on the subject property on November 5, 2025, and legal advertisements were placed
in the Henry Herald to announce the public hearing dates before the Planning Commission
and City Council.

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V. MAPS, SITE PLAN, RENDERINGS

Vicinity Map of 4498 North Henry Boulevard

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Zoning Map of 4498 North Henry Boulevard

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Future Land Use Map of 4498 North Henry Boulevard

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Location of 4498 North Henry Boulevard in the Downtown Village
Overlay District

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Acreage Map For 4498 North Henry Boulevard

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Survey of 4498 North Henry Boulevard

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Site Plan of Proposed Tim Horton’s at 4498 North Henry Boulevard

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Aerial Photo with Site Plan for Proposed Tim Horton’s at 4498
North Henry Boulevard

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Elevations of Proposed Tim Horton’s

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VI. PROJECT DESCRIPTION
The applicant, Royal T.H., LLC represented by Battle Law, P.C. proposes to construct and
operate a 1,400 square foot Tim Hortons restaurant with drive through facilities, located at 4498
North Henry Boulevard. The subject property contains 1.32 acres, of which the applicant intends
to develop approximately 0.8 acres for the proposed project. The proposed development includes
a new curb cut and access drive connecting North Henry Boulevard. The site design includes a
24-foot-wide internal circulation drive, a single-lane drive through with stacking up for eight (8)
vehicles, 24 parking spaces (including two ADA-accessible stalls), and a new access drive
connecting directly to North Henry Boulevard.

A monument sign is proposed along the street frontage, and a brick-screened dumpster enclosure
will be located near the northeast corner of the site. The building will be oriented toward North
Henry Boulevard with customer entry along the west façade and drive-through circulation
wrapping the southern and eastern sides. Pedestrian access will be enhanced through a five-foot
sidewalk connection and ADA-accessible ramps linking the building to the public sidewalk. In
addition, landscaping and a beauty strip will buffer the site parameter, and a new curb and gutter
improvement will tie into existing road infrastructure.

The proposed building will feature a modern one-story façade consistent with the Tim Hortons
U.S. prototype, emphasizing clean lines, warm materials, and pedestrian-scale design. The
exterior finish palette includes wood-textured aluminum siding (Lumabuilt) in a natural tone, EIFS
accent panels in neutral gray, and black anodized aluminum trim and canopies.

A Special Use Permit (SUP) is required for the proposed development pursuant to Section
2.5.3(E)(2) of the Downtown Village (DTV) Overlay District, as amended by Ordinance No. TX-
2025-01. The ordinance identifies restaurants with drive-through facilities or windows as “Special
Uses” under Section 2.5.3(C)(1) of the Stockbridge Unified Development Code (UDC), which may
be permitted within the C-2 (General Commercial) zoning district upon obtaining Special Use
Permit approval in accordance with the provisions of the UDC. Therefore, the proposed Tim
Hortons coffee shop with drive-through facilities requires approval of a Special Use Permit prior
to development.

VII. STAFF ANALYSIS

The following sections of the Stockbridge Unified Development Code (UDC) were reviewed and
analyzed in connection with the applicant’s request to establish a Tim Horton’s restaurant with
drive through facilities.

UDC Development Regulations Relevant to this Request

• Section 9.2.5 – Requirements for Special Use Permits.
• Section 9.2.6 – Use Permit Considerations.
• TX-2025-01: Section 2.5.2 (E) 2 of the Downtown Village Overlay District

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Section 2.5.3(E)(2) – Requirements for Special Uses

Requirement Staff Analysis / Findings
The subject property has frontage along North Henry Boulevard (SR
a. Location on 138 / US 23), which is classified by the Georgia Department of
Collector or Arterial Transportation (GDOT) as a principal arterial road. This meets the
Road requirement that Special Uses be located on a collector or arterial
roadway.
The property is zoned C-2 (General Commercial District), which
b. Base Zoning District allows restaurants by right and permits drive-through facilities as a
Permitting the Use Special Use under the Downtown Village (DTV) Overlay District. The
proposed Tim Hortons meets this condition.
The proposed development complies with the C-2 zoning district
c. Compliance with
standards, including building setbacks, parking, and landscaping.
Base Zoning District
The site layout and building orientation align with the SR 138
Design Standards
Corridor Design Standards and UDC Section 4.4.4(F).
The site is vacant and contains no existing structures, so there are
d. Nonconforming
no nonconforming buildings proposed to be enlarged or altered.
Structures
Requirement satisfied.
The proposed elevations originally include brick veneer with EIFS
accent panels; however, EIFS is not a permitted material under
Section 2.5.3(H)(2) of the Downtown Village (DTV) Overlay District.
e. Building Façade
The Overlay requires that all building façades be constructed of
Construction – Brick
100% brick on all sides. Therefore, staff recommends that EIFS be
on All Sides
removed and replaced with full brick construction to ensure
compliance with the architectural design standards of the Downtown
Village Overlay District.
f. Electric Charging
This requirement does not apply. The proposed restaurant does not
Stations (Applicable to
include fuel pumps or electric charging stations.
Gasoline Stations)
The site plan provides a 24-foot-wide internal circulation drive, a
g. Acceptable Means of single-lane drive-through with stacking for up to eight (8) vehicles,
Access and Internal and a driveway connection to North Henry Boulevard (SR 138).
Circulation Circulation is adequate and will be reviewed by the Fire Marshal for
compliance.
The development provides 24 parking spaces, including two ADA-
h. Required Parking
accessible stalls, meeting the UDC requirement for a restaurant of
Spaces
this size. Parking is efficiently located for convenient access.
The plan includes landscaping and perimeter buffers along the
property boundaries and frontage. These improvements satisfy the
i. Required Buffers
buffer and beautification standards of the Downtown Village Overlay
District.
No additional special conditions have been identified by the
j. Other Special Community Development Department. The project will comply with
Requirements all applicable site development, landscaping, and signage standards
during final plan review.

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The proposed development has been reviewed for compliance with Section 2.5.3(E)(2) of the
Downtown Village (DTV) Overlay District. Overall, the proposed development meets the
requirements of the Overlay District. First, the subject property fronts North Henry Boulevard, which
is classified by the Georgia Department of Transportation (GDOT) as a principal arterial road.
Second, the property is zoned C-2 (General Commercial District), which allows restaurants with
drive-through facilities and specialty food stores such as coffee shops as permitted uses with a
Special Use Permit. Since the site is currently vacant and undeveloped, the project does not
involve the enlargement of any nonconforming structures.

Third, the proposed building elevations originally included EIFS accents; however, EIFS is not
permitted within the Downtown Village Overlay District. Staff recommends that all exterior façades
be constructed of 100% brick with limited use of metal trim or canopies for architectural detailing
to fully comply with the Overlay’s design standards.

In addition, the site design provides adequate access and internal circulation, including a 24-foot-
wide internal drive, a single-lane drive-through with stacking for up to eight vehicles, and direct
access to North Henry Boulevard (SR 138). Lastly, the proposed development satisfies parking
and buffer requirements by providing 24 parking spaces, including two ADA-accessible stalls, and
landscaping enhancements along the frontage and perimeter that contribute to the aesthetic intent
of the Downtown Village Overlay District.

9.2.5 Requirements for special use permits.

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

The proposed Tim Horton coffee shop is located along North Henry Boulevard, a principal arterial
road under the jurisdiction of the Georgia Department of Transportation. This area is characterized
by high-capacity commercial traffic and accommodate multiple drive through restaurants, including
Mrs. Winner's Chicken & Biscuits-Stockbridge, Pizza Hut, and Sonic Drive-In. The development
benefits from direct frontage and visibility along North Henry Boulevard, allowing for safe ingress
and egress without direct traffic through residential streets.

The development includes a 24-foot-wide internal circulation drive and a single lane drive-through
with stacking capacity for eight vehicles, which minimizes potential stacking onto North Henry
Boulevard. As designed, the proposed use is not anticipated to cause traffic congestion or adverse
impact to surrounding properties.

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

The subject property is approximately 1.32 acres in size with 0.8 acres proposed for development.
The site is rectangular in shape and has direct frontage in North Henry Boulevard providing
convenient access for both vehicles and pedestrians. The property is generally level with only
minor elevation changes that support both efficient site grading and drainage design. Overall, the
site’s shape, size, and topography and access make it physically suitable to accommodate the
proposed Tim Horton’s restaurant with drive through facilities without adverse environmental or
design constraints.

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

Adequate public facilities are available to serve the proposed development. The City of Stockbridge
Department of Public Works issued a Service Availability Letter on September 5, 2025 confirming
that the City of Stockbridge will provide both water and sewer service to the subject property
located at 4498 North Henry Boulevard. The development will connect directly to the City’s existing
public sewer system eliminating the need for any on-septic system. The property is within the City’s
established utility service area, and sufficient capacity exists to support the proposed Tim Hortons
coffee shop. Therefore, the proposed use will be adequately served by existing public facilities
without creating additional demand beyond the current service capacity.

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

No special binding agreements have been proposed by the applicant beyond compliance with
applicable City codes and standards. Staff finds that no additional limitations are necessary to
protect the public interest at this time.

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

The proposed Tim Horton’s coffee shop with drive through facilities align with the goals and intent
of the Downtown District designation in the City of Stockbridge 2024 Comprehensive Plan. The
City of Stockbridge 2024 Comprehensive Plan envisions the Downtown area as a pedestrian
friendly, walkable environment with attractive streetscapes, landscaping, and vertical mixed-use
buildings that support restaurants and retail activity at the street level. The project revitalizes an
underutilized parcel along North Henry Boulevard, introducing a high quality commercial use that
compliments nearby destinations such as City Hall, the Stockbridge Amphitheater, and adjacent
establishments. The building’s brick and neutral-toned façade, landscaped buffers, and improved
sidewalk connectivity align with the Downtown Village Overlay District design standards. Overall,
the project advances the City’s vision for a vibrant, walkable downtown while remaining compatible
with the surrounding properties and existing infrastructure.

9.2.6 Use permit considerations

1. Whether the proposed use is consistent with the comprehensive land use
plan adopted by the city council

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Community Goals and Policies (pages 42–44)

Community Goals and Policies (pages 42–
Details
44)
To attract and retain high-quality and diverse
Economic Development Goal employers with quality of life, education, culture,
housing, healthcare, retail, and recreation facilities.

Support programs for the retention, expansion, and
creation of businesses that complement our vision
Policy for the community and local economy.

Target reinvestment opportunities for declining,
vacant, or underutilized sites or buildings.

To ensure that new developments promote a better
sense of place and preserve valued elements of
community character.
Future Land Use Goal 1,2
To establish land use designations that meet the
needs of the City and are consistent with the new
UDC.
Encourage development of a rational network of
commercial nodes to meet the service needs of
Policy
citizens while avoiding unattractive and inefficient
strip development along major roadways.

To protect and enhance the City’s unique
qualities while embracing growth and ensuring
Population Goal that all residents have access to critical services,
safe and attractive neighborhoods, and good work
opportunities.

Maintain a family friendly environment and focus
Population Policy
on attracting and retaining young adults.

The current Future Land Use designation of the subject property is Downtown District. The subject
property is surrounded by parcels that also carry the Downtown District designation, reflecting the City’s
intent to promote a cohesive pattern of pedestrian-oriented, mixed-use development along the North
Henry Boulevard corridor. The proposed Tim Hortons coffee shop with drive-through facilities is
consistent with the Downtown District designation and compatible with surrounding commercial and
service-oriented uses, including nearby restaurants, shopping centers, and vacant parcels suitable for
future infill development. The project supports the goals of the Comprehensive Plan by redeveloping a
currently vacant parcel within an established commercial corridor, enhancing the area’s visual character
with high-quality building design and landscaping, and contributing to the City’s economic development
objectives through new job opportunities and increased tax revenue. Additionally, the proposal reinforces
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the Downtown District’s function as a connected, accessible, and community-serving activity center that
provides convenient retail and dining options for residents, visitors, and employees in the heart of
Stockbridge.
2. Compatibility with land uses and zoning districts in the vicinity of the property
for which the use permit is proposed

The proposed Tim Hortons coffee shop is compatible with surrounding C-2 (General Commercial) and
Downtown Village Overlay District (DTV) uses, which encourage pedestrian-friendly, service-based
commercial activity. Adjacent uses include restaurants to the south, a shopping plaza to the west, and
vacant parcels to the north and east designated for future commercial or mixed-use infill. The building’s
architecture and materials will comply with DTV Overlay standards; EIFS is not permitted, and staff
recommends all façades be constructed of 100 percent brick to ensure continuity with the architectural
character of the Downtown District.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development.
The proposed use does not violate local, State, or Federal statutes, ordinances, or regulations governing
land development. Compliance will be required with the City’s Unified Development Code (UDC),
Georgia Department of Transportation (GDOT) access standards, and all applicable environmental and
safety regulations.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets
The proposed Tim Hortons coffee shop is located along North Henry Boulevard (SR 138 / US 23), a
principal arterial road designed to accommodate high traffic volumes and commercial activity. The
development provides a single full-access driveway with a 24-foot-wide internal circulation drive and
drive-through stacking for up to eight (8) vehicles, which will minimize vehicle delays and prevent
congestion along the public right-of-way. Internal circulation is designed for one-way movement,
ensuring safe and efficient vehicle flow. A sidewalk connection and ADA-accessible ramps are included
to enhance pedestrian access and connectivity along the corridor. As designed, the development will
not adversely affect vehicular or pedestrian movement on adjoining streets.

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

The site plan provides 24 off-street parking spaces, including two ADA-accessible stalls, which meet
the parking requirements of the Stockbridge Unified Development Code (UDC) for a restaurant of this
size. The parking spaces are strategically located along the southern and western sides of the site,
providing convenient customer access while maintaining clear separation from the drive-through lane.
The layout allows for safe ingress, egress, and circulation without disrupting pedestrian pathways or
traffic flow.

6. The amount and location of open space
The proposed site plan incorporates landscaped buffers, perimeter plantings, and foundation greenery
consistent with the Downtown Village (DTV) Overlay District standards. Green space is provided along
the North Henry Boulevard frontage and the site’s perimeter, contributing to stormwater absorption
and enhancing the visual appearance of the corridor. Landscaping will include shade trees, shrubs,
and ornamental plantings that create an attractive streetscape environment in alignment with the City’s

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overlay design requirements.

7. Protective screening

The development provides adequate screening and buffering to minimize visual and operational
impacts on surrounding properties. A brick-screened dumpster enclosure is located in the northeast
corner of the site and designed with materials matching the principal structure. Additional landscape
buffers and plantings will screen the drive-through lane and mechanical equipment from public view,
ensuring compliance with UDC Section 4.7 and the Downtown Village Overlay District design
standards.

8. Hours and manner of operation

The Tim Hortons restaurant will operate during typical business hours, generally between 5:00 a.m. and
10:00 p.m., consistent with nearby restaurant uses along the corridor. Operations will focus on drive-
through and dine-in service, with no outdoor amplified sound or late-night activity. The manner of
operation will remain consistent with similar quick-service establishments and will not generate noise,
lighting, or traffic impacts beyond normal commercial levels.

9. Outdoor lighting

All proposed exterior lighting will be downward-facing and fully shielded, designed to prevent glare or
spillover onto adjacent properties. Lighting fixtures will meet the energy-efficient and pedestrian-scale
requirements of the Downtown Village Overlay District, providing adequate illumination for safety while
preserving the corridor’s visual character during nighttime hours.

10. Ingress and egress to the property.

Access to the site will be provided via a single full-access driveway connection to North Henry
Boulevard (SR 138 / US 23), subject to GDOT approval. The internal circulation system is
designed for one-way counterclockwise movement around the building, allowing for efficient drive-
through operations and clear separation from parking areas. Adequate turning radii and directional
signage are provided to ensure safe ingress and egress for both passenger and service vehicles.

VIII. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Special Use Permit (SUP) for a Tim
Hortons coffee shop with drive-through facilities at 4498 North Henry Boulevard meets the
applicable requirements of Sections 9.2.5 and 9.2.6 of the Stockbridge Unified Development Code
(UDC) and is consistent with the goals and policies of the City of Stockbridge Comprehensive
Plan and the Downtown Village (DTV) Overlay District.

The proposed development represents a reinvestment in a vacant and underutilized commercial
parcel within the Downtown District, improving corridor aesthetics, pedestrian accessibility, and
the overall quality of development along North Henry Boulevard. The site plan demonstrates

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compliance with access, parking, and circulation requirements, while the proposed building
design—with full brick construction—meets the architectural standards of the DTV Overlay
District.

Therefore, staff recommends APPROVAL of the Special Use Permit (SUP) for the construction
and operation of a Tim Hortons coffee shop with drive-through facilities, subject to the following
conditions:

1. Site Plan Conformance: The development shall be constructed in substantial conformance
with the plan entitled “Site Plan for Tim Hortons Coffee Shop, 4498 North Henry Boulevard,”
prepared for Royal T.H., LLC by Falcon Design Consultants, LLC dated June 30, 2025, and
received by City staff on June 30, 2025. Any major deviation from the approved site plan,
including changes to the building footprint, drive-through layout, or access configuration, shall
require review and approval by the Community Development Department and, if applicable,
the City Council.
2. Building Design and Materials: All building façades shall be constructed of 100% brick,
consistent with Section 2.5.3(H)(2) of the Downtown Village (DTV) Overlay District. The use
of EIFS, corrugated metal, or other non-permitted materials shall be prohibited. Accent
features may include black anodized aluminum trim, canopies, and decorative glass
consistent with the approved elevations.
3. Access and Circulation: Vehicular access shall be provided via a single full-access driveway
connection to North Henry Boulevard (SR 138 / US 23), subject to Georgia Department of
Transportation (GDOT) approval. The internal drive shall be a minimum of 24 feet wide, and
the drive-through lane shall accommodate a minimum stacking capacity of eight (8) vehicles.
4. Pedestrian Connectivity: The applicant shall install sidewalk connections and ADA-
accessible ramps linking the building entrance to the existing public sidewalk along North
Henry Boulevard, consistent with the Downtown Village (DTV) Overlay District requirements.
5. Landscaping and Screening: The development shall provide all required perimeter buffers,
foundation plantings, and street trees in accordance with the UDC and the DTV Overlay
District. All mechanical equipment, transformers, and refuse areas shall be screened from
public view using materials consistent with the principal structure. The dumpster enclosure
shall be constructed of full brick matching the building.
6. Lighting and Signage: All exterior lighting shall be downward-facing and fully shielded to
prevent glare or light spillover. Signage shall comply with Chapter 5 (Sign Regulations) of the
UDC, and the Downtown Village Overlay District. Any monument sign shall include a brick
base matching the principal structure; pole-mounted signs shall be prohibited.
7. Maintenance: The property owner shall maintain the site in a clean, safe, and orderly
condition at all times. All landscaping, lighting, signage, and building elements shall be kept
in good repair consistent with the approved plans and City standards.

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CIVIL LAND
ENGINEERING SURVEYING
COA NO. PER 004790 COA NO. LSF 000995

CONSTRUCTION LANDSCAPE
MANAGEMENT ARCHITECT
E BRYANT ST OAKLAND BLVD LAND
N/F N/F PLANNING
CITY OF STOCKBRIDGE HUELON PERRY JR
TAX ID S25-01009000 LL LL MILLER RD

NORTH LEE ST
479 OLD CONYERS RD
DB 85, PG 129 68 67 TAX ID S48-02030000
ZONING: SR SITE

MANN BLVD
DB 16669, PG 172
ZONING: SR
1/2 REBAR 1/2 REBAR
S89°22'43"E 248.28' W/ CAP
W/ CAP E S

THE PURPOSE OF THIS PLAT NORTH HENRY
FALCON DESIGN
S LEE ST
IS TO RECONFIGURE N/F N08°46
(GA WEST ZONE)
BLVD
CHRISTOPHER PAULL '08"E LL LL CONSULTANTS
PARCEL #S26-01014000 130 BRYANT ST 61 62
ROCK QUARRY
156.15'
ROAD
PARCEL #S26-01015000 TAX ID S25-01040000
DB 17980, PG 121 N/F STOCKBRIDGE OFFICE

GRID NORTH
235 CORP. CTR. DR., STE 200
THIS BLOCK RESERVED FOR THE ZONING: SR COREY BAKER STOCKBRIDGE, GEORGIA 30281
101 OAKLAND BLVD VICINITY MAP Ph (770)389-8666 - Fax (770)389-8656
CLERK OF THE SUPERIOR COURT
1/2 REBAR SS TAX ID S32-01001000 NOT TO SCALE NEWNAN OFFICE CUMMING OFFICE
W/ CAP DB 14330, PG 174 40 GREENWAY CT., STE A 500 PIRKLE FERRY RD., STE C
NEWNAN, GEORGIA 30265 CUMMING, GEORGIA 30040
ZONING: SR Ph. (770) 710-8908 Ph. (678) 807-7100
E www.fdc-llc.com

N/F S
LARRY TAYLOR & OAKLAND BLVD - 50' R/W
BRYANT STREET - 50' R/W HELEN TAYLOR
129 BRYANT ST
N00°36'08"E
TAX ID S25-01041000 N/F

248.00'

4482-4498 NORTH HENRY BLVD
DB 2409, PG 26 E JACQUES HALL
LEGEND SITE NOTES ZONING: SR TAX ID S32-01014000
DB 19225, PG 474
DB DEED BOOK OWNER: THE CITY OF STOCKBRIDGE ZONING: SR
PB PLAT BOOK 4640 NORTH HENRY BLVD SS
PG PAGE STOCKBRIDGE, GEORGIA 30281 NO SEWER EASEMENT

CITY OF STOCKBRIDGE
LL LAND LOT N/F N/F DOCUMENT FOUND
CHRISTY HAFLEY & N/F
OTP OPEN TOP PIPE NUMBER OF LOTS: 2 LINDA MCCONLEY N/F
WENDY CARBUCCIA

LOT RECONFIGURATION
RB REBAR MICHAEL HAFLEY 125 BRYANT ST BRUQUESHA PERPALL
IRON PIN FOUND 123 BRYANT ST 124 MANN BLVD
IPF TOTAL ACRES - 16.80 TAX ID 127 01042000 5/8" REBAR E
IPS 1/2" REBAR W/C FDC 000995 TAX ID S25-01044000 TAX ID S32-01015000
S25-01043000 TAX ID S25-01042000

'07"W
CTP CRIMP TOP PIPE DB 2868, PG 65 DB 15465, PG 1
DB 18772, PG 21

N09°32
DB 16087, PG 265
C&G CURB & GUTTER ZONING: SR ZONING: SR
ZONING: SR ZONING: SR
R/W RIGHT OF WAY
SS

122.30
N/F NOW OR FORMERLY ZONING: C2 - GENERAL COMMERCIAL DISTRICT N/F
-E- OVERHEAD POWER LINE ILLYA JOHNSON
sq ft SQUARE FOOT MINIMUM LOT AREA: 10,000 SQUARE FEET 122 MANN BLVD

LAND LOT 61, 12TH DISTRICT
REF REFERENCE MINIMUM LOT WIDTH: 100 FEET 1/2 REBAR S89°37'52"E 352.86'
W/ CAP TAX ID S32-01016000
TBM TEMPORARY BENCHMARK MINIMUM LOT FRONTAGE: 100% OF THE LOT WIDTH
DB 8619, PG 227
POB POINT OF BEGINNING
1" ROD
MAXIMUM LOT COVERAGE: 70% THIS AREA NOT INCLUDED ZONING: SR
POC POINT OF COMMENCEMENT
RCP REINFORCED CONCRETE PIPE
IN DESCRIPTION
SETBACKS: PER DB 14392, PG 247
DUCTILE IRON PIPE N/F

DIP
FRONT - 50 FEET

"W 244.8
PVC POLYVINYL CHLORIDE PIPE
SIDE - 10 FEET SS HOME SFR BORROWER III LLC
HDPE HIGH DENSITY POLYETHYLENE PIPE N/F 120 MANN BLVD
REAR - 20 FEET E
CMP CORRUGATED METAL PIPE TAX ID S26-01012000
WILLIAM HOLT

N06°46'00
PL PROPERTY LINE DB 18127, PG 205
CL CENTERLINE
104 CERESEA DR
ZONING: SR
CITY NOTES

HENRY COUNTY, GEORGIA
TAX ID S26-01026000
ID IDENTIFICATION

FALCON DESIGN CONSULTANTS, LLC. ALL RIGHTS ARE RESERVED. ANY POSSESSION, REPRODUCTION OR OTHER USE OF THIS DOCUMENT WITHOUT PRIOR WRITTEN PERMISSION FROM FALCON DESIGN CONSULTANTS, LLC. IS EXPRESSLY PROHIBITED.
B.S.L. BUILDING SETBACK LINE ZONING: PUD - PLANNED UNIT DEVELOPMENT DISTRICT DB 12153, PG 213 1. THIS PROPERTY IS ON THE COUNTY WATER SYSTEM.
BOC BACK OF CURB ZONING: SR N/F

S00°55'17"W 1494.98'
C CURVE LABEL MINIMUM LOT AREA: 3 ACRES OPENDOOR PROPERTY TRUST I MILLER RD 2. THIS PROPERTY IS ON A PAVED COUNTY RIGHT OF WAY.
CI CURB INLET ALL OTHER CONDITIONS DETERMINED BY APPROVED CONCEPT PLAN 118 MANN BLVD
DE DRAINAGE EASEMENT TAX ID S26-01011000 3. THIS PROPERTY IS NOT PART OF A PLATTED SUBDIVISION.
EOP EDGE OF PAVEMENT E DB 19299, PG 1821
FH FIRE HYDRANT 3/4" REBAR ZONING: SR 4. THIS PROPERTY DOES NOT HAVE A BODY OF WATER ON THE PROPERTY.
L LINE LABEL
N06°43'05"W SS
PKS PK NAIL SET CERESEA DR - TRACT 1 N/F
5. THIS PROPERTY IS NOT LOCATED IN A FLOOD PLAIN.
SSE SANITARY SEWER EASEMENT 50' R/W 52.18'
STAR BORROWER SFR4, L.P.
UE UTILITY EASEMENT N/F 6. THERE ARE NO WETLANDS ON THE PROPERTY.
SWMF 116 MANN BLVD
STORMWATER MANAGEMENT FACILITY THE CITY OF STOCKBRIDGE
C/O S TAX ID S26-01010000
SEWER CLEAN OUT 1/2" IRON ROD 7. THIS PROPERTY IS NOT LOCATED IN A WATERSHED PROTECTION DISTRICT.
4482 NORTH HENRY BLVD DB 19372, PG 557
IRON PIN FOUND PART OF TAX ID S26-01014000 E ZONING: SR
8. PROOF OF CITY OF STOCKBRIDGE OR HENRY COUNTY APPROVAL FOR

219.85'
IRON PIN SET PART OF TAX ID S26-01015000
N/F WATER CONNECTION, SEWER CONNECTION OR SEPTIC SYSTEM SHALL BE
CALCULATED POINT N/F
POWER POLE
DONNA EDGINGTON REALTY LLC DB 14392, PG 247 PROVIDED PRIOR TO ISSUANCE OF A BUILDING PERMIT.
100 BRANNAN DR RAMOAN LEVANT
FIRE HYDRANT PB 4, PG 296 114 MANN BLVD
TAX ID S26-01027000
WATER VALVE ZONING: SR

N06°07'53"W
TAX ID S26-01009000

THIS PLAT WAS PREPARED FOR THE
W WATER METER DB 17362, PG 108
ZONING: SR DB 18987, PG 284
D JUNCTION BOX
ZONING: SR
S SANITARY SEWER MANHOLE 15.95 ACRES E
DROP INLET
694,583 sq.ft. N/F

EXCLUSIVE USE OF THE PERSON, PERSONS,
R/W MONUMENT
RICHARD ORDONEZ
SINGLE WING CATCH BASIN
& REBA ORDONEZ STATEMENT OF OWNER

APPROXIMATE LAND LOT LINE
MANN BLVD - 50' R/W
DOUBLE WING CATCH BASIN
CURB INLET
112 MANN BLVD
TAX ID S26-01008000 The undersigned is the owner of record of the property,

OR ENTITY NAMED IN THE CERTIFICATE
HEADWALL
FLARED END SECTION DB 1667, PG 188 and the entire parcel is contained within the subject plat.
1/2" REBAR
G GAS METER ZONING: SR
GAS VALVE

REVISIONS
E ELECTRIC TRANSFORMER N/F

HEREON. SAID CERTIFICATE DOES NOT
T TELEPHONE PEDESTAL MOHAMMAD ASHRAF
110 MANN BLVD Owner Date
LIGHT POST
TAX ID S26-01007000
DB 17002, PG 49 This statement must be notarized.

EXTEND TO ANY UNNAMED PERSON
ZONING: SR

N/F

461.16' E
SHERREE HUNTE

WITHOUT AN EXPRESS RECERTIFICATION
TAX ID S26-01006000
DB 19304, PG 647
ZONING: SR
MINOR (DIVISION/COMBINATION) PLAT

BY THE SURVEYOR NAMING SAID PERSON.

N06°07'15"W
N/F N/F Signature will be completed upon approval.
JHJ BRIDGE VILLAGE LLC E MARK ALLEN & MELINDA ALLEN
4518 NORTH HENRY BLVD 106 MANN BLVD CITY OF Stockbridge, GA CERTIFICATE OF ZONING DIRECTOR
TAX ID S26-01016000 PUD TAX ID S26-01005000
DB 14209, PG 218 E DO NE DC2 DB 10878, PG 288
ZONING: C2 LINE TO BE ABAN D ZONING: SR

NE

LINE TO BE ABANDO
SURVEY NOTES Community Director Date

1. THE FIELDWORK FOR THIS SURVEY WAS COMPLETED DECEMBER 2, 2024 WITH LINEAR AND Pursuant to section 11.2 of the Unified Development Code, this plat has been approved for recording
ANGULAR MEASUREMENTS OBTAINED BY B. BRAND USING A SPECTRA PRECISION FOCUS 35 by the Zoning Director of the City of Stockbridge in accordance with existing rules and regulations.
ROBOTIC TOTAL STATION & CHAMPION TKO GPS UNIT.
N/F
TRACT 2 E ROBERT THURMAN
2. THE FIELD DATA UPON WHICH THIS PLAT IS BASED HAS A CLOSURE PRECISION OF ONE FOOT IN
220,188 FEET, AND AN ANGULAR ERROR OF 01" PER ANGLE. IT WAS A CLOSED LOOP TRAVERSE N/F 102 MANN BLVD
TAX ID S26-01003000
DATE: 8-13-2025
ADJUSTED USING COMPASS RULE METHOD. THE CITY OF STOCKBRIDGE IPS 1/2 REBAR
IPS 160.21' W/ CAP 155.00' E DB 2383, PG 286 SCALE: 1" = 100'
4498 NORTH HENRY BLVD 1/2 REBAR ZONING: SR
3. THIS MAP OR PLAT HAS BEEN CALCULATED FOR CLOSURE AND IS FOUND TO BE ACCURATE S8 45'17"W
6° N06°09'28"W N85°31'50"W W/ CAP FILE NUMBER:257.006
WITHIN ONE FOOT IN 407,921 FEET USING THE BEARINGS AND DISTANCES SHOWN HEREON. PART OF TAX ID S26-01014000
108.90' CERTIFICATE OF SURVEYOR DRAWN BY: J. ROBERTS
PART OF TAX ID S26-01015000
4. ALL PROPERTY CORNERS REFERENCED AS "IPS" INDICATE A ½" REBAR PLACED WITH CAP

DB 14392, PG 247 REVIEWED BY:
K. BROWN

00'
It is hereby certified that this plat is true and correct and was prepared from an actual survey of the

"W 228.4
STAMPED "FDC LSF000995" UNLESS OTHERWISE NOTED. C2 N/F

S03°46'05"E 249.
PB 4, PG 296 PUD N01°40'02"E property made by me or under my supervision; that all monuments show hereon actually exist or are
ZONING: C2/PUD THE CITY OF STOCKBRIDGE marked as Future, and their locations, size, type and material are correctly shown; and that all
5. FALCON DESIGN CONSULTANTS, L.L.C. AND/OR KEVIN M. BROWN DOES NOT GUARANTEE THAT 66.10'

N06°09'28
ALL EASEMENTS AND SUB-SURFACE CONDITIONS WHICH MAY AFFECT THIS PROPERTY ARE IPS 4640 NORTH HENRY BLVD
E engineering requirements of the City of Stockbridge and all requirements of the Unified Development
SHOWN.
ACCESS EASEMENT TAX ID S26-01013000 Code of the City of Stockbridge, Georgia have been fully complied with.
0.85 ACRES FOR BOTH DB 14392, PG 247 N/F
6. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WHICH COULD 36,944 sq.ft. ZONING: SR SAM & LUKE INC
REVEAL ENCUMBRANCES NOT SHOWN. ALL MATTERS TO TITLE ARE EXCEPTED. TRACTS 1 & 2 4444 NORTH HENRY BLVD .
IPS TAX ID S26-01002000 KEVIN M. BROWN

36" RCP
7. THIS SURVEY IS REFERENCED TO THE NORTH AMERICAN DATUM OF 1983, 2011 ADJUSTMENT N06°09'28"W DB 10401, PG 214
Registered Georgia Land Surveyor No.: 2960
(NAD83 (2011)) FOR THE HORIZONTAL DATUM AND THE NORTH AMERICAN VERTICAL DATUM OF 69.09' ZONING: PMU
Address: 235 CORPORATE CENTER DRIVE, STOCKBRIDGE, GA 30281
1988 PER THE VIRTUAL REFERENCE SYSTEM CORRECTIONS PROVIDED BY HxGN SMARTNET. 1/2 REBAR W
W/ CAP "X" IN R/W Phone #: 770-389-8666
S SS E W W
W IPS CONC E
SIGN
MONU
8. UTILITIES SHOWN ARE BASED ON ABOVE GROUND EVIDENCE. ADDITIONAL UTILITIES MAY EXIST SD E T E WT CATV
ABOVE OR BELOW GROUND. NO CERTIFICATION OR GUARANTEE IS MADE AS TO THE
ACCURACY OR THOROUGHNESS OF THE UTILITIES OR STRUCTURES SHOWN HEREON. PER N87°26'50"W T
GEORGIA LAW THE UNDERGROUND UTILITIES PROTECTION SERVICE MUST BE CALLED PRIOR 152.76' TRAFFIC SIGNAL BOX
N87°26'50"W
TO THE COMMENCEMENT OF ANY AND ALL EARTH DISTURBING ACTIVITIES. S 160.50' N87°26'50"W
N. HENRY BLVD (US 23 - GA S 134.40'
42) 8/13/25
D SURVEYOR'S CERTIFICATION
COA# LSF 000995

ROCK QUARRY ROAD
AS REQUIRED BY SUBSECTION (D) OF O.C.G.A. SECTION 15-6-67, THIS PLAT HAS BEEN PREPARED THIS DOCUMENT IS NOT VALID UNLESS IT BEARS THE
ORIGINAL SIGNATURE OF THE REGISTRANT
BY A LAND SURVEYOR AND APPROVED BY ALL APPLICABLE LOCAL JURISDICTIONS FOR ACROSS THE REGISTRANT'S SEAL.
RECORDING AS EVIDENCED BY APPROVAL CERTIFICATES, SIGNATURES, STAMPS, OR
LL LL STATEMENTS HEREON. SUCH APPROVALS OR AFFIRMATIONS SHOULD BE CONFIRMED WITH THE
61 62 APPROPRIATE GOVERNMENTAL BODIES BY ANY PURCHASER OR USER OF THIS PLAT AS TO
INTENDED USE OF ANY PARCEL.

GRAPHIC SCALE FURTHERMORE, THE UNDERSIGNED LAND SURVEYOR CERTIFIES THAT THIS PLAT COMPLIES WITH
THE MINIMUM TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH IN
100 0 50 100 200 THE RULES AND REGULATIONS OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL SHEET NUMBER
ENGINEERS AND LAND SURVEYORS AND AS SET FORTH IN O.C.G.A. SECTION 15-6-67.
FLOOD NOTE

1 of 1
PER FLOOD INSURANCE RATE MAPS OF HENRY COUNTY, GEORGIA COMMUNITY PANEL NUMBER: 8/13/2025 .
13151C0086D EFFECTIVE DATE OCTOBER 6, 2016, THIS PROPERTY IS NOT LOCATED IN A SPECIAL ( IN FEET ) KEVIN M. BROWN DATE
FEMA FLOOD HAZARD AREA. 1 inch = 100 ft. REGISTERED LAND SURVEYOR #2960

P:\Projects\257.006 North Henry Blvd Tim Horton\SURVEY\dwg\4482-4498 North Henry Blvd-LOT-DIV-00.dwg, S 24X36, KBrown, Aug 13, 2025 - 4:11:56pm
CITY OF STOCKBRIDGE
4640 NORTH HENRY BOULEVARD
STOCKBRIDGE, GEORGIA 30281
PHONE (770) 389-7900
FAX (770) 389-7912

September 5, 2025

Sarah Shirk
Executive Assistant/Permit Coordinator
Falcon Design Consultants, LLC
235 Corporate Center Drive
Suite 200
Stockbridge, GA 30281
RE: Service Availability Letter
4498 North Henry Blvd.
Parcel #: S26-01015000
Development Type: Coffee Shop

Ms. Shirk:
As requested, let this letter serve as an acknowledgement of service availability and that the City of
Stockbridge is the water and sewer provider of the subject property.

Sincerely,

Kevin Miller
Sewer Superintendent

Cc: Decius T. Aaron, Public Works Director
Scott Mask, Water Superintendent
Henry County, GA

Overview

Legend
Parcels
Roads

572 ft

Parcel S08-01020000 Class R Owner ENCINALES ALEJANDRO G Land $107800
ID Acreage 8.29 Address & TORRES DIANA P V Value:
Last 2 Sales
Property 264 VALLEY HILL RD Building $0
Date Price Reason Qual
Address STOCKBRIDGE GA 30281 Value:
MULTI
District City/Stockbridge Misc $0 2/18/2021 $375,000 Q
PARCEL
Value:
1/1/2010 $0 CORPORATE U
Total $107800
Value:

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

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

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

143 ft

Parcel ID S09-06010000 Class R Owner GRANADOS CLAUDIA Land Value: $
Last 2 Sales
Property 258 VALLEY HILL Acreage 2.43 Address PEREZ Building
$ Date Price Reason Qual
Address RD 258 VALLEY HILL RD Value:
6/30/2022 $299,900 n/a Q
District City/Stockbridge STOCKBRIDGE GA Misc Value: $
2/3/2003 $82,900 OTHER U
30281 Total Value: $0

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

Date created: 6/16/2023
Last Data Uploaded: 6/15/2023 8:54:48 PM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

286 ft

Parcel ID S08-01010000 Class R Owner ENCINALES ALEJANDRO G & Land
Property 264 VALLEY Acreage 6.525 Address TORRES DIANA P V Value:
Last 2 Sales
Address HILL RD 264 VALLEY HILL RD Building
$ Date Price Reason Qual
District City/Stockbridge STOCKBRIDGE GA 30281 Value:
MULTI
Misc 2/18/2021 $375,000 Q
$ PARCEL
Value:
1/2/2008 $221,600 CORPORATE U
Total
Value:

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

Date created: 6/16/2023
Last Data Uploaded: 6/15/2023 8:54:48 PM

Developed by
LETTER OF INTENT

Project Description

The applicant requesting the zoning modification from what was approved by the
RZ-2023-02 rezoning, those reasons are to 1) Increase the number of lots from 16
to 28 because we had the approval from the City of Stockbridge with the Sewer
Availability; 2) Change and relocate the amenities to keep the walking trail,
playground, gazebo and BBQ area in the same location; This development on the
property located at 258 and 264 Valley Hill Road. The subject property contains
about 17.06 acres of land, and it is comprised of three parcels. 258 and 264 Valley
Hill Road, plus parcel # S08-01020000, has single family residential homes while the
parcel is mostly wooded.

The current ‘SR’ zoning district for 258 - 264 Valley Hill Road and the larger parcel #
S08-01020000 does allow single family detached lots, the applicant would be able
to build the number of lots on the subject property due to the maximum allowed
density of the lot area which is 3.9. The previously approved density for the lots was
.94. The proposed density of the lots would be 1.64 which is far below the maximum
allowable density for the lots. The reason for the modification is due to the City of
Stockbridge Water Authority approving connection to the water and sewer lines. A
letter of approval has been provided. The previous density of .94 was due to the
construction of septic tanks on the lots. The connection directly to the City of
Stockbridge Water Authority allows for a higher density and therefore eliminates the
need for septic tanks. To allow for the subdivision to be built, the existing three
parcels will need to be combined. Thus, the applicant intends to request a
recombination plat to combine all three properties.

Section 2.4.2 of the Stockbridge Unified Development Code states that the purpose
of the ‘SR’ zoning district is to “provide for single-family dwellings of a low to
moderate density charter on individual lots”. Table 1 below shows the SR
requirements. The SR zoning district requires the minimum lot size of 12,000 square
feet, the minimum lot width of 75 feet, and the minimum house size of 1,500 square
feet. In addition, the yard setback requirements of the SR zoning district are as
follows: 50 feet in the front, 10 feet at the side, and 40 feet in the rear.

SR Zoning District Requirements

Minimum Lot Size 12,000 square feet
Minimum Lot Width 75 feet
Minimum Lot Frontage 100 percent of the lot width
Minimum Fron Yard Setback 50 feet
Minimum Side Yard Setback 10 feet
Minimum Rear Yard Setback 40 feet
Maximum Lot Coverage 30 percent
Minimum Heated Floor Area (House 1,500 square feet
Size)

Section 4.4.2 of the Stockbridge Unified Development Code states the requirements
for single family detached and attached homes should abide by the county’s
architectural Guidelines.

Proposed Architectural Design Materials

Fascades Stone and cement fiberboard siding
Roof Pitch 4:12
Roof Materials Asphalt Shingles
Foundation Concrete
Finished Floor Concrete
Garages 2-Car Garage
BENCHMARK (PK #794):

BEARING SHOWN HEREON ARE RELATIVE TO THE NORTH AMERICAN DATUM OF 1983, GA WEST ZONE 1002
Course Bearing Distance ELEVATIONS SHOWN HEREON RELATIVE TO THE NORTH AMERICAN VERTICAL DATUM OF 1988
L1 S 11°26'02"W 15.10'
L2 S 13°15'41"W 33.48'

TREE NOTE:
TREES ARE NOT SHOWN ON THE SURVEY

NO PUBLIC SEWER SERVICE WAS FOUND
POSSIBLE SEPTIC TANK FACILITIES

SURVEY NOTES:

FLOOD NOTE:

PROPERTY IS ZONED C-1 PROPERTY IS ZONED RA
HENRY COUNTY HENRY COUNTY

L1 * L E G E N D *

ORIGINAL
PROPERT
Y LINE

L2

ORIGINA

L PROPE

RTY LIN

LI N
TY
PE
PR
AL
IN
RI

* SYMBOLS *

* LINE INDICATORS *

OTHER REFERENCES :
Curve Radius Length Chord Chord Bearing ZONING NOTE:
C1 525.00' 72.36' 72.30' S 78°33'47"E

BEARING SHOWN HEREON ARE RELATIVE TO THE
NORTH AMERICAN DATUM OF 1983, GA WEST ZONE 1002
ELEVATIONS SHOWN HEREON RELATIVE TO THE NORTH PROPERTY IS ZONED PUD
AMERICAN VERTICAL DATUM OF 1988 CITY OF STOCKBRIDGE

TREE NOTE:
TREES ARE NOT SHOWN ON THE SURVEY

BENCHMARK (PK #794):

FLOOD NOTE:

FUTURE FLOOD DISCLAIMER:

SURVEY NOTES:
C1

* L E G E N D *
* SYMBOLS *

* LINE INDICATORS *
BEARING SHOWN HEREON ARE RELATIVE TO THE NORTH AMERICAN DATUM OF 1983, GA WEST ZONE 1002
ELEVATIONS SHOWN HEREON RELATIVE TO THE NORTH AMERICAN VERTICAL DATUM OF 1988

ALL LOTS ON SEPTIC

COMMON AREA
113,182.77 SF/ 2,598 AC

FLOOD NOTE:

FUTURE FLOOD DISCLAIMER:

LOT 8
30,169.37 SF/ 0.692 AC
SURVEY NOTES:
LOT 9
33,083.97 SF/ 0.760 AC

C9
C1

C8

LOT 7
30,101.37 SF/ 0.691 AC C1
C7

LOT 10
C6 31,669.51 SF/ 0.727 AC
C1

Course Bearing Distance
L1 S 11°26'02"W 15.10'
L2 S 13°15'41"W 33.48'

Curve Radius Length Chord Chord Bear. LOT 6
30,117.59 SF/ 0.691 AC LOT 11
C1 709.33' 218.40' 217.53' N 34°07'36"E 30,121.96 SF/ 0.692 AC

C2 709.33' 88.45' 88.40' N 21°44'02"E
C3 709.33' 99.92' 99.84' N 14°07'33"E
C4 709.33' 97.96' 97.88' N 06°08'01"E
C5 709.33' 78.68' 78.64' N 01°00'01"W
C6 28.00' 25.88' 24.97' N 20°41'44"E
C7 60.00' 33.63' 33.19' N 31°07'15"E
C8 60.00' 75.18' 70.35' N 20°49'52"W
C9 60.00' 23.01' 22.87' N 67°42'40"W
C10 60.00' 75.18' 70.35' S 65°24'32"W
C11 60.00' 92.44' 83.56' S 14°37'12"E
C12 28.00' 25.88' 24.97' S 32°16'18"E
C13 659.33' 62.20' 62.18' S 01°24'54"E LOT 5
30,160.53 SF/ 0.692 AC
C14 659.33' 122.46' 122.28' S 06°36'31"W
C15 659.33' 127.82' 127.63' S 17°29'00"W LOT 12
30,147.88 SF/ 0.692 AC
C16 659.33' 225.71' 224.61' S 32°50'41"W

ZONING NOTE:

CURRENT ZONING LOT 4
30,199.60 SF/ 0.693 AC

PROPERTY IS ZONED RR PROPERTY IS ZONED C-1 C13
(RURAL RESIDENTIAL ) (NEIGHBORHOOD LOT 13
CITY OF STOCKBRIDGE COMMERCIAL) C5
30,067.32 SF/ 0.690 AC

CITY OF STOCKBRIDGE

L1

LOT 3
30,110.64 SF/ 0.691 AC

C4
C14
LOT 14
30,190.40 SF/ 0.693 AC

PROPOSED ZONING
PROPERTY IS ZONED SR
CITY OF STOCKBRIDGE LOT 2
30,188.66 SF/ 0.693 AC
C3

LOT 15
C15 30,106.14 SF/ 0.691 AC

L2

C2

LOT 16
30,115.66 SF/ 0.691 AC
* L E G E N D * LOT 1
32,530.50 SF/ 0.747 AC

CO
NC
WA
LK

6 CLUB
C1 FOOT HOUSE
PRIN
T 500
0 SF
WA
LK
IVE CON
NC C WA
DR LK
CO
C1 NC
CO COMMON AREA
85,326.06 SF/ 1.959 AC

CON
C DR
IVE

CO K
NC AL
DR W PI CON
IV NC CK C WA
E CO LEB LK POOL
CO
UR AL
PI T L
CK
CO LEB GAZEBO
UR AL
T L
GAZEBO

* SYMBOLS *

* LINE INDICATORS *

BENCHMARK (PK #794):

BEARING SHOWN HEREON ARE RELATIVE TO THE NORTH AMERICAN DATUM OF 1983, GA WEST ZONE 1002
ELEVATIONS SHOWN HEREON RELATIVE TO THE NORTH AMERICAN VERTICAL DATUM OF 1988

TREE NOTE:
TREES ARE NOT SHOWN ON THE SURVEY

NO PUBLIC SEWER SERVICE WAS FOUND
POSSIBLE SEPTIC TANK FACILITIES

FLOOD NOTE:

FUTURE FLOOD DISCLAIMER:

SURVEY NOTES:

LOT 11 LOT 12
23,620.27 SF / 0.542 AC 23,827.39 SF / 0.547 AC

Course Bearing Distance
L1 S 11°26'02"W 15.10'
L2 S 13°15'41"W 33.48'

LOT 10
CURRENT ZONING SR 23,058.14 SF / 0.529 AC
CITY OF STOCKBRIDGE
LOT 13
33,244.11 SF / 0.763 AC

LOT 9
12,003.57 SF / 0.276 AC

LOT 14
20,467.70 SF / 0.470 AC

LOT 8
12,004.41 SF / 0.276 AC

LOT 15
19,485.01 SF / 0.447 AC

LOT 7
12,003.95 SF / 0.276 AC

LOT 16
20,229.45 SF / 0.464 AC

LOT 6
12,003.23 SF / 0.276 AC

LOT 17
26,971.52 SF / 0.619 AC

LOT 5
12,002.51 SF / 0.276 AC

LOT 18 L1
12,000.00 SF / 0.275 AC

LOT 4
12,001.79 SF / 0.276 AC

LOT 19
12,000.00 SF / 0.275 AC

LOT 21 LOT 22
LOT 23
LOT 3 19,843.78 SF / 0.456 AC 17,766.63 SF / 0.408 AC
22,992.97 SF / 0.528 AC
12,001.08 SF / 0.276 AC

LOT 20
* L E G E N D * 18400.00 SF / 0.422 AC

LOT 2 L2
12,001.99 SF / 0.276 AC

LOT 1
21,348.52 SF / 0.490 AC

LOT 27
19517.22 SF / 0.448 AC

LOT 26
16,890.11 SF / 0.388 AC LOT 25
15,830.53 SF / 0.363 AC LOT 24
17,397.72 SF / 0.399 AC

LOT 28
27,233.35 SF / 0.625 AC

* SYMBOLS *

* LINE INDICATORS *

Engineering Division

August 23, 2023

Re: Water and Sewer Services - Availability
Proposed Development: Single-Family Residential
Property Information: 264 – 258 Valley Hill Road
Parcel Numbers: S08-01010000, S08-0102000
S09-06010000
LL 92; District 12; 17.06+/- acres
Proposed Zoning: SR
Sewer Basin: Big Cotton Indian
Watershed Basin: Big Cotton Indian

TO WHOM IT MAY CONCERN:

You have requested that this Authority provide you with information concerning the present
availability of water and sewer services to the above-described property. This letter is being
provided for informational purposes only and will not act to reserve water capacity to you or the
property and will not create any liability to the Authority. The information contained in this letter
will remain in effect for a period of 365 days from the date of this letter unless subsequently
notified in writing by the Authority. The information provided herein is based upon the above-
stated zoning of the property. Any deviation in zoning that would increase density or usage above
that evaluated by the Authority will automatically void the information provided herein and will
require a separate re-evaluation by this Authority.

Water service is available to the property. A fire flow test calculated in the area revealed the
following data:

Static: 94 psi
Residual: 68 psi
Flow 1200 gpm
Calculated Flow @ 20 psi: 2110 gpm

As shown, these results are above the minimum adopted standards of 20 psi residual pressure at
750 gpm for said residential development as established by the Henry County Board of
Commissioners.

Public sewer is not available to the property.

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.

100 Westridge Industrial Boulevard • McDonough, GA 30253 • 678-583-3800 • www.hcwa.com
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 Plat dated
06/12/2023 prepared by Survey Land Express, Inc.
Date:
2023.08.23
16:22:16 -04'00'
Scott Sage, P. E.
Engineering Division Manager
Henry County Water Authority
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: November 20, 2025 (Planning Commission)

December 8, 2025 (Mayor and Council)

Subject: #ZM-2025-03 for 258 Valley Hill Road; 264 Valley Hill Road; #S08-01020000 (To be
located in Council District 4)

Summary of Request: The applicant requests approval of a major zoning modification to the
previously approved subdivision plan under Case No. RZ-2023-02 for property located at 258
and 264 Valley Hill Road. The modification would increase the number of single-family detached
lots from sixteen (16) to twenty-eight (28) and revise the site layout accordingly. The proposal
maintains the existing SR (Suburban Residential) zoning classification and remains consistent
with the Low-Density Residential future land use designation. The applicant, Alejandro
Granados Encinales, is also proposing connection to municipal sewer service and relocation of
the community amenity area for improved functionality and pedestrian accessibility.

I. PURPOSE

Consideration of a request for a major zoning modification to amend the previously approved
site plan for a subdivision approved under RZ-2023-02 to increase the number of dwelling units
from sixteen (16) to twenty-eight (28).

II. PROPERTY INFORMATION

Subdivision with 28 single family detached
Proposed Development
lots

258 Valley Hill Road; 264 Valley Hill Road;
Site Address
#S08-01020000

1|Pa ge
258 Valley Hill Road - S09-06010000
264 Valley Hill Road - S08-01010000
Parcel Identification #S08-01020000 (large parcel on Valley Hill
Road)

Parcel Acreage 17.06 acres

Applicant Alejandro Granados Encinales

Claudia Perez Granados – 258 Valley Hill
Road

Owner Alejandro Granados Encinales and Diana
P.V. Torres – 264 Valley Hill Road; #S08-
01020000

Current Zoning of Property SR (Suburban Residential)

Current Future Land Use Designation of Low-Density Residential
Property

Proposed Number of Units Per Acre 1.64 units per acre

The subject properties, located along Valley
Hill Road are presently undeveloped or
developed with single family residential
Current Use of Property dwellings on large lots. The parcels at 258
Valley Hill Road contain existing single family
homes while the northernmost parcel (S08-
01020000) remains vacant and wooded.

III. LAND USE ANALYSIS

The table below identifies the zoning classifications and existing land uses of adjacent properties
surrounding the subject site.

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SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

Pine Grove (Subdivision)
Property to the North PUD (Planned Unit
Development)

Property to the South Single Family Residences RR (Rural Residential
District)
SR (Suburban Residential
District)

Property to the East Single Family Residences SR (Suburban Residential
District)

Property to the West
Single Family Residences RR (Rural Residential District)

The Future Land Use Map (FLUM) of the City of Stockbridge identifies the subject property and
surrounding areas primarily as Low-Density Residential, supporting detached single-family housing
on large lots. This designation aligns with the established suburban development pattern along
Valley Hill Road and nearby neighborhoods. The table below summarizes the existing land uses
and corresponding future land use designations for adjacent properties.

SURROUNDING FUTURE LAND USE DESIGNATIONS

Current Future Land
Location Existing Land Use
Use Designation

Property to the North Pine Grove (Subdivision) Low-Density Residential

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Single Family Residences Low-Density Residential
Property to the South

Single Family Residences Low-Density Residential
Property to the East

Property to the West Single Family Residences Low-Density Residential

The proposed development’s residential density has been evaluated in relation to nearby
subdivisions to determine its compatibility with the surrounding built environment. The table below
provides a comparison of the total number of dwelling units and the overall density of existing
neighborhoods within the immediate area, illustrating how the proposed 28-lot subdivision aligns
with established residential patterns along Valley Hill Road.

SURROUNDING LAND USE DENSITIES (SUBDIVISION)
Estimated Density
Name of Subdivision/Development Number of Units
Per Acres

258-264 Valley Hill Road 28 units 1.64 units per acre

Pine Grove 276 units 2.55 units per acre

Pineview 78 units 4.22 units per acre

Cactus Ridge 12 units 1.27 units per acre

Springwood Valley 58 units 1.94 units per acre

Sentry Oaks 30 units 1.00 units per acre

4|Pa ge
IV. FINDING OF FACTS

1. The vicinity of the proposed use is mostly commercial and residential with the following zoning
classifications: RR (Rural Residential District), CCR (City Center Residential District), SR
(Suburban Residential District), and PUD (Planned Unit Development).

2. The subject property is surrounded by the following current future land use designations: Low
Density Residential and Medium Density Residential.

3. The subject property is surrounded by the following subdivisions: Sentry Oaks, Cactus Ridge,
Pine Grove, Pineview, and Springwood Valley.

4. In accordance with the Unified Development Code and state law, a public notice sign was
posted on the subject property on November 5, 2025, and legal advertisements were placed in
the Henry Herald to announce the public hearing dates before the Planning Commission and
City Council.

5|Pa ge
V. MAPS, SITE PLAN, AND RENDERINGS

Aerial Photo of 258 Valley Hill Road; 264 Valley Hill Road; #S08-
01020000

6|Pa ge
Zoning Map of 258 Valley Hill Road; 264 Valley Hill Road; #S08-
01020000

7|Pa ge
Acreage Map For 258 Valley Hill Road; 264 Valley Hill Road;
#S08-01020000

8|Pa ge
Surrounding Subdivision Map

9|Pa ge
Surrounding Land Use Densities Map

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Future Land Use Map of 258 Valley Hill Road; 264 Valley Hill
Road; #S08-01020000

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Site Plan of 258 Valley Hill Road; 264 Valley Hill Road; #S08-
01020000

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Aerial Photo with Site Plan for Proposed Subdivision at 258 Valley Hill
Road; 264 Valley Hill Road; #S08-01020000

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Proposed Location of Sanitary Sewer Easement on 1452 Gallup Drive

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Renderings of Proposed Subdivision

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VI. ZONING HISTORY
The subject property consists of three parcels located along Valley Hill Road – identified as 258
Valley Hill Road (#S09-060100000, 264 Valley Hill Road (#S08-01010000), and #S08-01020000
(large parcel on Valley Hill Road).
These parcels were the subject of a previous zoning case in which the applicant requested to
rezone the property from RR (Rural Residential District) and C-1 (Neighborhood Commercial
District) to SR (Suburban Residential District). The purpose of the request was to allow the
development of a single-family residential subdivision with 16 (sixteen) detached lots. The
proposed subdivision included a clubhouse, swimming pool, pickleball court, walking trail, and a
dog park.
The rezoning was approved by the City Council on October 9, 2023, under RZ-2023-02 subject
to the following conditions:

1. Amenities Location. Community amenities shall be located at the front of the development
to maximize visibility, accessibility, and integration with the subdivision entrance.
2. Home Construction. All homes shall be constructed on slab foundations; basements shall
not be permitted.
3. Multi-Use Path. A 10-foot-wide multi-use path shall be constructed along the frontage of the
development, integrated into a gated entrance design, and connected to internal pedestrian
circulation where practicable.
4. Landscaping and Screening. Evergreen trees with supplemental landscaping shall be
installed along property boundaries, together with a continuous privacy fence, to provide
effective screening from adjacent properties.
5. Insurance. A Marine Policy Liability (or equivalent coverage acceptable to the City) shall be
provided to the adjacent property owner in the event of damage to their home resulting from
development activities.
6. Site Development Compliance. The subdivision shall be developed in accordance with the
City of Stockbridge Unified Development Code and SR district site development standards,
except as otherwise conditioned herein.
7. Architectural Standards. All homes shall comply with Section 4.4.2 of the Unified
Development Code, including applicable design and façade requirements.
8. Plat Recording. No land-disturbance or building permits shall be issued until the applicant
has recorded a recombination plat and submitted a copy to the City of Stockbridge Community
Development Department.

To date, the subdivision has not been constructed, and no final plat or LDP (land disturbance
permit) has been issued. The current request constitutes a major zoning modification to the
previously approved site plan to increase the number of units from 16 (sixteen) to 28 (twenty-
eight).

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Previously Approved 16-Lot Subdivision Plan (RZ-2023-02)

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Survey Prepared on November 14, 2022

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Ordinance for RZ-2023-02 that was Approved by Mayor and Council
on October 9, 2023

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Ordinance for RZ-2023-02 that was Approved by Mayor and Council
on October 9, 2023

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Ordinance for RZ-2023-02 that was Approved by Mayor and Council on
October 9, 2023

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VII. DEVELOPMENT INFORMATION

A. Overview of Development

The applicant, Alejandros Granados Encinales, is proposing to construct a 28 lot subdivision on
approximately 17.06 acres of land located along Valley Hill Road. The development will be
accessed via a single primary entrance along Valley Hill Road and will include internal streets
with sidewalks on both sides for pedestrian connectivity.

The subdivision will incorporate a community amenity area located toward the rear of the
subdivision, adjacent to the stormwater detention pond, The planned amenities includes a
grassed open area, a picnic area with a gazebo, a playground area, and a proposed walking trail
with a pedestrian bridge. This amenity space connects directly to the internal sidewalk and the
proposed multi-use walking trail ensuring pedestrian accessibility from all lots within the
subdivision. Stormwater management for the subdivision will be provided through a detention
pond located adjacent to the amenity area at the rear of the site. The area surrounding the pond
will remain landscaped and integrated with the walking trail and pedestrian bridge, creating a
cohesive open space environment that combines recreation and drainage features.

A sanitary sewer extension and easement is proposed to serve the development, as illustrated
on the Sanitary Sewer Easement Plan prepared by Survey Land Express, Inc. The plan identifies
the extension of a new sewer line running northward through the property and connecting to the
existing main within Gallup Drive.

B. Letter of Intent.

The applicant submitted a Letter of Intent explaining the reasons to modify the previously approved
site plan associated with Case Number for RZ-2023-02. According to the applicant, the primary
reason for the modification is the connection to the City sewer system, which eliminates the need
for individual on-septic tanks and allows a density of 1.64 units per acre, remaining the well below
the required maximum 3.9 units per acre permitted under the Low-Density Residential future land
use designation. This change was made possible following the City of Stockbridge Water Authority’s
approval of sewer and water service availability for the site.
The relocation of the amenity area from the front to the rear of the proposed subdivision is also
intended to improve the accessibility, functionality and integration with the subdivision’s open space
network. Positioning the proposed amenity area at the rear of the subdivision enables direct
pedestrian connections to the walking trail and pond, creating a cohesive open space system that
enhances both aesthetics and resident safety.
The applicant’s requested changes are summarized in Table 1 below, which compares the originally
approved development standards under Case No. RZ-2023-02 with the proposed modifications
outlined in the current request.

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Table 1. Summary of Requested Modifications

Reason # From (Approved RZ-2023-02) To (Proposed Modification) Reason / Explanation
Connection to municipal
sewer system eliminates the
need for individual septic
1. 16 single-family detached lots 28 single-family detached lots tanks, allowing increased
density of 1.64 units per acre
(still below maximum of 3.9
u/ac).
Relocated to improve
accessibility, functionality,
Amenity area located near the Amenity area relocated to the and integration with open
subdivision entrance rear of the subdivision space; connects directly to
walking trail, pond, and
pedestrian bridge.
City of Stockbridge Water
Authority approved sewer
3. On-site septic systems Connection to municipal sewer service, eliminating the need
for septic and supporting
increased lot yield.
Simplified and reconfigured
Amenities: grassed open space,
Amenities: pool, clubhouse, amenity package to reflect
picnic area with gazebo,
4. pickleball court, dog park, smaller-scale neighborhood
playground, and walking trail
walking trail recreation areas and
with bridge
cohesive open-space design.

C. Site Plan Comparison

The previously approved site plan (Case No. RZ-2023-02) established a 16-lot single-family
detached subdivision on three parcels totaling approximately 17 acres, with access from Valley Hill
Road and the use of on-site septic systems. The original layout included a central amenity area
featuring a pool, clubhouse, pickleball court, dog park, and walking trail, generally located near the
subdivision entrance.
The current request proposes a revised site plan increasing the total to 28 single-family detached
lots while maintaining the same overall acreage, resulting in a gross density of 1.64 units per acre,
well below the 3.9-unit-per-acre maximum permitted under the Low-Density Residential future land
use designation. All lots meet or exceed the minimum lot size and setback requirements established
by the UDC.

24 | P a g e
Comparison of Approved vs. Proposed Site Plan

Approved Site Plan Proposed Major Zoning
Category Change / Notes
(RZ-2023-02) Modification (2025)
No change in total
Total Acreage ± 17.06 acres ± 17.06 acres
acreage
Total Dwelling + 12 lots (increase of
16 lots 28 lots
Units 75%)
Increase due to
Gross Density 0.94 units/acre 1.64 units/acre municipal sewer
connection
On-site septic Connection to municipal sewer Eliminates need for
Utility Service
systems and water individual septic tanks
One (1) entrance on One (1) entrance on Valley Hill
Access No change
Valley Hill Road Road

Amenity Front of subdivision Rear of subdivision (adjacent to Relocated for better
Location (near entrance) detention pond) connectivity and safety

Grassed open space, picnic area
Pool, clubhouse, Simplified, lower-
Amenity with gazebo, playground,
pickleball court, dog intensity recreational
Components walking trail with pedestrian
park, walking trail package
bridge

Open space redesigned
Centralized pocket Integrated rear open space and
Open Space and connected to
park and trail trail system
stormwater area

Roadway One internal loop Improved circulation
Two connected internal streets
Layout street and lot access
Smaller, uniform lots
Lot Size / Avg. ~18,000 sq ft; Avg. ~10,000 – 12,000 sq ft
consistent with SR
Configuration large septic lots lots
zoning
Repositioned for better
Stormwater Detention pond near Detention pond relocated to
drainage and visual
Management entrance rear with pedestrian bridge
buffering

25 | P a g e
VIII. STAFF ANALYSIS

1. Reasonableness of Applicant’s Request.

The applicant’s request to modify the previously approved subdivision plan is considered
reasonable, justified, and consistent with the intent of the SR (Suburban Residential) zoning district.
The increase from sixteen (16) to twenty-eight (28) single-family detached lots remains well within
the maximum density of 3.9 units per acre permitted by the district, achieving a gross density of
1.64 units per acre. This modest increase in unit count results directly from the connection to
municipal sewer service, which eliminates the spatial constraints previously imposed by individual
septic systems.
The revised layout allows for a more efficient and cohesive design without overburdening the
property or diminishing neighborhood character. The proposal maintains compliance with all
established SR development standards, including minimum lot size, width, setbacks, and
architectural design criteria outlined in Section 4.4.2 of the Unified Development Code (UDC).
Furthermore, the applicant has elected to retain the majority of the conditions from the original
rezoning (RZ-2023-02), ensuring that the overall intent and quality envisioned by City Council
remain intact.
Staff finds the applicant’s request reasonable in scope and consistent with City policies promoting
orderly residential growth, compact development patterns where infrastructure is available, and the
provision of community amenities that enhance livability.

2. Suitability for the Proposed Development
The subject property is physically suitable and appropriately located for the proposed modification.
The total tract area of approximately 17.06 acres provides adequate land area to accommodate the
proposed 28-lot subdivision with integrated open space, stormwater management facilities, and
community amenities. The topography is generally favorable for residential development, and no
environmentally sensitive features or constraints have been identified that would hinder
construction.
The site’s proximity to existing residential subdivisions—including Pine Grove, Pineview,
Springwood Valley, and Sentry Oaks—further supports its suitability for continued residential use.
These surrounding neighborhoods exhibit similar or higher densities, demonstrating that the
proposed project is compatible with existing development patterns along Valley Hill Road.
The relocation of the amenity area to the rear of the subdivision represents a functional improvement
to the overall site design. This configuration allows the walking trail, playground, and open green
space to connect seamlessly with the detention pond and internal sidewalk network, providing a
safe, attractive, and accessible recreational feature for residents. The proposed subdivision layout,
lot dimensions, and infrastructure align with the City of Stockbridge’s Comprehensive Plan and the
Low-Density Residential Future Land Use designation.

3. Effects on Surrounding Properties and Infrastructure
The proposed modification is not expected to produce adverse impacts on surrounding properties
or public infrastructure. The development remains within the capacity of existing municipal water
and sewer systems, and the City’s Engineering and Environmental Services Department has

26 | P a g e
confirmed the availability of adequate utilities. Vehicular access will continue to be provided via a
single entrance along Valley Hill Road, designed in accordance with City standards for sight
distance, spacing, and emergency access.

Traffic impacts associated with the addition of twelve (12) dwelling units are anticipated to be
minimal and well within the operational capacity of the existing roadway network. The internal street
system includes sidewalks on both sides, promoting walkability and reducing localized vehicular
circulation.
The subdivision’s design incorporates landscaping, tree preservation, and buffering along property
boundaries to maintain compatibility with adjacent uses. The relocated amenity and open-space
areas serve as a visual buffer at the rear of the property, while the architectural standards and
materials remain consistent with the surrounding residential character. Overall, the proposed
modification is expected to enhance the site’s functionality without negatively affecting neighboring
properties or overburdening city services.

IX. STAFF RECOMMENDATION

After careful review of the applicant’s request, supporting documents, and applicable provisions of
the City of Stockbridge Unified Development Code (UDC), staff finds that the proposed Major
Zoning Modification is reasonable, justified, and consistent with the intent of the SR (Suburban
Residential) zoning district and the City’s Comprehensive Plan.
The proposed modification increases the total number of dwelling units from sixteen (16) to twenty-
eight (28) based on the connection to municipal sewer service, which removes prior limitations
associated with on-site septic systems. The revised layout achieves a gross density of 1.64 units
per acre, remaining well below the maximum 3.9 units per acre permitted in the SR district. The
updated site plan maintains compliance with all zoning and design standards, preserves
architectural consistency, and enhances the subdivision’s pedestrian and recreational features.
The relocation of the community amenity area to the rear of the subdivision improves functionality,
safety, and integration with the open-space and stormwater systems. The proposed grassed open
space, picnic area with gazebo, playground, and walking trail with pedestrian bridge exceed the
minimum amenity expectations for a subdivision of this scale and contribute to neighborhood
livability.
The project remains compatible with the surrounding single-family neighborhoods, aligns with the
Low-Density Residential Future Land Use designation, and utilizes existing infrastructure efficiently
without creating adverse impacts to public services or adjacent properties.
Therefore, staff recommends APPROVAL WITH CONDITIONS of this zoning modification request,
subject to compliance with the following zoning conditions:

1. Site Plan Conformance. Development shall substantially conform to the concept plan titled
“Concept Plat for 258 & 264 Valley Hill Road,” prepared by Survey Land Express, Inc., dated
[insert latest revision date], except as may be modified by these conditions or required by the
City of Stockbridge during the engineering and permitting process. Minor adjustments to lot
configuration, dimensions, or infrastructure placement may be approved administratively by the
Community Development Director to accommodate field conditions or regulatory compliance.

2. Maximum Number of Units: The subdivision shall be limited to a maximum of twenty-eight

27 | P a g e
(28) single-family detached lots as shown on the approved concept plan. Any future increase in
the number of lots shall require an amendment to this Major Zoning Modification and City
Council approval.

3. Amenities Location: Community amenities shall be located at the rear of the subdivision,
adjacent to the stormwater detention pond, to improve accessibility, safety, and integration with
the open-space and trail system.

4. Home Construction: All homes shall be constructed on slab foundations; basements shall not
be permitted.

5. Multi-Use Path: A 10-foot-wide multi-use path shall be constructed along the Valley Hill Road
frontage and connected to the internal sidewalk and trail system. A gated entrance shall not be
required.

6. Landscaping and Screening: Evergreen trees and supplemental landscaping shall be
installed along all property boundaries, together with a continuous privacy fence, to provide
effective screening from adjacent properties.

7. Insurance: A Marine Policy Liability (or equivalent coverage acceptable to the City) shall be
provided to the adjacent property owner in the event of damage to their home as a result of
development activities.

8. Site Development Compliance: The subdivision shall be developed in accordance with the
City of Stockbridge Unified Development Code (UDC) and the SR (Suburban Residential)
district standards, except as otherwise conditioned herein.

9. Architectural Standards: All homes shall comply with Section 4.4.2 of the Unified
Development Code, including façade articulation, exterior materials, roof pitch, and garage
design requirements.

10. Recombination Plat: No land-disturbance or building permits shall be issued until the applicant
has recorded a recombination plat merging the three existing parcels and submitted a copy of
the recorded plat to the Community Development Department.

11. Open Space and Infrastructure Maintenance: All common open-space, stormwater, and
amenity areas shall be maintained by a Homeowners’ Association (HOA). All public utilities and
stormwater improvements shall be designed, permitted, and constructed in accordance with the
City of Stockbridge Engineering and Environmental Services Department requirements prior to
the issuance of any certificate of occupancy.

12. Perimeter Fencing: A wrought iron perimeter fence shall be installed around the subdivision to
provide a defined boundary and enhance neighborhood aesthetics. The fence shall be located
along the Valley Hill Road frontage and along any subdivision boundaries adjacent to existing

28 | P a g e
residential properties, as shown on the approved concept plan. The fencing shall be
supplemented with evergreen landscaping for additional screening and visual appeal. The final
fence design, height, and placement shall be reviewed and approved by the Community
Development Department prior to the issuance of a land-disturbance permit.

13. Lighting - All streetlights and entrance lighting within the subdivision shall be decorative in
design and consistent with the architectural character of the homes.

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Henry County, GA

Overview

Legend
Parcels
Roads

588 ft

Parcel ID 052- Class Commercial Owner COOK GLENN D & CAROL J Land $1,075,000
01020000 Acreage 21.5 Address & JULIA A & ET AL Value:
Property 2220 1080 RIVERSIDE DRIVE Building $0 Last 2 Sales
Address JODECO WATKINSVILLE, GA 30677 Value: Date Price Reason Qual
RD Misc $0 6/10/2022 $31,800 VL U
District Henry Value: 9/3/2002 $0 U U
County Total $1,075,000
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: 4/17/2025
Last Data Uploaded: 4/17/2025 2:34:03 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

147 ft

Parcel ID 052- Class Commercial Owner COOK BRYAN Land $175,000
01020001 Acreage 3.5 Address 64 SELLERS RD Value:
Property JODECO RD HAZELHURST, GA Building $0 Last 2 Sales
Address 31539 Value: Date Price Reason Qual
District Henry Misc $0 6/7/2006 $0 U U
County Value: n/a $ n/a n/a
Total $175,000
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: 4/17/2025
Last Data Uploaded: 4/17/2025 2:34:03 AM

Developed by
FIRST AMENDED
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the Annexation, Rezoning and
Future Land Use Map Amendment

of

EMORY EQUITY, LLC.

for

± 24.995 Acres of Land
located in
Land Lot 51
6th District, Henry County

REZONE: C-3 (Henry County) to MFR
FLUMA: HDMU (Henry County) to HDR

Submitted for Applicant by:

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

SGR/72271689.1
I. INTRODUCTION

Emory Equity, LLC (“Applicant”) seeks to annex and rezone ± 24.995 acres of land located

in Land Lot 51, 6th District of Henry County (the “Subject Property”) to allow a multifamily

development. The Subject Property is currently located within unincorporated Henry County, is

zoned Highway Commercial District (C-3) and designated as High-Density Mixed Use on the

Henry County Future Land Use Map. The Applicant files this request to (a) annex the Subject

Property into the City of Stockbridge; (b) rezone the Subject Property to the Stockbridge

designation of MFR (Multi-Family Residential); and (c) amend the Future Land Use Map

designation for the Subject Property to HDR (High Density Residential) under the City’s

Comprehensive Plan.

The Subject Property formerly contained a commercial campground and supporting

facilities but is now vacant with mostly wooded areas and a large central lake. The property

currently has access to Jodeco Road via an access easement along Feucht Drive, however the

easement will provide direct access to the I-75 Western Parallel Connector once it is completed in

2026.1 The Applicant seeks to redevelop the property for 321 multifamily units at a density of

±12.8 units per acre along with amenities and associated site improvements (“Proposed

Development”). The unit sizes and heights will meet the requirements of the MFR district and

will be a mix of 1-, 2- and 3-bedroom units. The parking for the units will be provided through

±424 surface spaces.

The Applicant envisions the Proposed Development as a residential retreat, interweaving

the design into the natural landscape, existing waterscape and providing ample amenities. The

The I-75 Parallel Connector Road is currently under construction as of the date of this application and is
anticipated to be completed by November 2026. Refer to the Georgia Department of Transportation’s website for
Project 0014482: https://www.dot.ga.gov/applications/geopi/Pages/Dashboard.aspx?ProjectID=0014482.

SGR/72271689.1
development will incorporate approximately 15.97 acres, or 63.9% of the overall property, as open

space. The open space includes the preservation of natural vegetation within the onsite stream

buffer, the existing lake and providing landscaped areas throughout the development. In particular,

the Applicant seeks to incorporate the lake as both an aesthetic attraction as well as an amenity for

the residents by incorporating extensive walking paths. The site design also provides pedestrian

connectivity throughout and a connection to future sidewalks and trails along the I-75 Western

Parallel Connector to foster walkability and connectivity to the neighborhood. Additionally, the

Proposed Development will contain other amenities spread throughout the complex including a

clubhouse, pool, dog park, additional walking trails and meditation garden.

The Subject Property is well situated for the proposed multi-family development. The

Jodeco Road corridor to the south is a primarily commercial area with many uses that are

supportive of the proposed residential including restaurant, retail, retail club warehouse, and

grocery. The introduction of modern, attractive multifamily will act to further boost this

commercial node and potentially attract newer business to the area. Examples of the adjacent

commercial uses along Jodeco Road include the Bridges at Jodeco mixed-use development, the

Emson Square Shopping Center and the Compass Self Storage, both located within unincorporated

Henry County and zoned General Commercial District (C-2) and C-3, respectively. Also to the

south is a property zoned Planned Unit District (PUD) in the City of Stockbridge, that was rezoned

in 2023 pursuant to RZ-23-06 for a proposed mixed-use development. To the east and north are

undeveloped properties, zoned C-2 within unincorporated Henry County. To the west, the Subject

Property borders a ±11.43-acre parcel developed with one single family home, which is zoned

Residential Agricultural (RA) within unincorporated Henry County. The proposed multi-family

development and the requested MFR zoning will act as a transition in intensity from the

SGR/72271689.1
commercial and high-density mixed-use zonings to the existing single-family residential to the

east.

Also to the east, is the I-75 Western Parallel Connector right-of-way which is anticipated

to be the main access point for the Proposed Development once that roadway is completed.

Currently, the Subject Property does not front a right-of-way, but has access to Jodeco Road via a

50-foot wide perpetual ingress/egress easement from Feucht Drive.2 This will only be a temporary

condition during construction since GDOT’s plans indicate that the section of the I-75 Western

Parallel Connector fronting the Subject Property will be completed in 2026, prior to the

construction of the Proposed Development. Although Henry County nor GDOT have given the

roadway a classification the I-75 Western Parallel Connector, a 4-lane road connecting two

arterials, is anticipated to be at least a collector per the GDOT design manual definition.3

The proposed multifamily residences also are aligned with recent residential development

trends within the City of Stockbridge. The City of Stockbridge Comprehensive Plan 2024 (“Comp

Plan”) notes that the city’s residential development has not kept pace with the population growth

and that the city will need at least 800 new residential units within the next 5 years and 1,700 units

by 2040 to meet the current housing demand.4 The Proposed Development is meeting the Comp

Plan’s needs by adding high quality multi-family residential development into the city. In

addition, the proposed multi-family will add to the mix of housing options existing in the area.

Multi-family residences tend to attract younger professionals, empty nesters, and newer residents

to the area that are not ready to purchase a home, demographics that are not currently served by

The right-of-way of Feucht Drive terminates at the northern boundary of Parcel 053-01017005 and access to the
site is extended through the easement.
See GDOT Design Policy Manual, pg. xxxvii (“Collector – Functional classification for a street or highway that
provides a less highly developed level of service than an arterial, at a lower speed for shorter distances by
collecting traffic from local roads and connecting them with arterials.”)
See City of Stockbridge Comprehensive Plan 2024, pg 13.

SGR/72271689.1
the surrounding single-family residences. Many young professionals are choosing apartments in

locations with easy access to employment and retail. The Subject Property meets these needs by

being ideally situated in proximity to Jodeco Road, a large commercial corridor, and a short

distance from other commercial corridors along Jonesboro Road, to the south, and Hudson Bridge

Road, to the north via the proposed I-75 Western Parallel Connector. The Subject Property is in

close proximity to a number of local employers and is a short distance from the on-ramp to I-75

which provides quick access to regional employment centers. In all, the Proposed Development

is a natural and fitting use for the Subject Property and a positive step towards furthering the City’s

long-term goals for growth in the area.

In addition to the annexation and rezoning, the Applicant is requesting an amendment to

the City’s Future Land Use Map to designate the Subject Property as High Density Residential

(HDR) land use. The current Henry County land use designation is High Density Mixed Use

(“Henry County HDMU”). The Henry County HDMU land use allows a density up to 20 units

per acre.5 The Applicant’s request for HDR allows a comparable land use designation under

Stockbridge’s Comp Plan, which allows a density of 16 units per acre. The HDR land use also

is compatible with certain zoning categories, namely MFR.6 Moreover, the Comp Plan notes that

the HDR land use is appropriate transition between mixed-use and low or medium density

residential.7 As noted in the paragraphs above, the Subject Property and its proposed HDR land

use will act as a transition from the high density mixed-use land uses to the south and east and the

existing single family residential in unincorporated Henry County to the west. Thus, the proposed

See Henry County Comprehensive Plan, pg. 90.
See the City of Stockbridge Comprehensive Plan 2024, pg. 50.
Id.

SGR/72271689.1
HDR land use designation is appropriate for the area and allows a development that is aligned with

the Comp Plan’s goals for growth.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications concerning the Subject Property

have been granted.

III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE CITY’S
COMPREHENSIVE PLAN.
Yes. As noted above, concurrent with its request for annexation, the Applicant requests

that the City designate the Subject Property as HDR land use. The Proposed Development is

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

Comprehensive Plan, including:

• To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents;
• Provide a mixture of housing options to attract young professionals, singles, and small
families;
• Reduce the impact of new development through the preservation of greenspace; and
• To ensure that new developments promote a better sense of place and preserve valued
elements of community character.8

See the City of Stockbridge Comprehensive Plan 2024, pgs. 43-44.

SGR/72271689.1
In addition, the HDR designation is compatible with character area designations adjacent

and nearby properties. The existing land use designations in the area consist primarily of Henry

County HDMU (a density of up to 20 units per acre) and HDMU (City of Stockbridge) to the

southeast.

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed multiple-family development will be

compatible with exiting development in the area. In addition, it adds to the diversity of housing

stock in the city attracting a wide range of residents, including younger professionals as noted in

the Comp Plan.

C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Proposed Development will be a positive addition to the area. As noted above, the City

of Stockbridge envisions a mixture of housing options to attract young professionals, singles, and

small families. Existing development in the area, however, consists primarily of commercial and

single-family residential. The proposed multifamily residential will provide modern residential

options and add to the mix of uses in the area, thus furthering the goals of the City of Stockbridge’s

UDC and long-term planning documents.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is surrounded by properties zoned C-2 and C-3 (Henry County),

PUD (City of Stockbridge) and RA (Henry County). In addition, the Subject Property is

surrounded on three sides by properties designated as HDMU on both the Henry County and City

of Stockbridge Future Land Use Maps. The Proposed MFR zoning and HDR land use will act as

SGR/72271689.1
a transition between the HDMU land uses to the south and east and the existing single family

residential to the west. Moreover, some of the existing PUD developments currently under

construction, south of Jodeco Road, contain multi-family residential components, including the

Argento at the Bridges apartments, located approximately 1 mile south of the Subject Property on

the I-75 Western Parallel Connector.9

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed resort-style multifamily community will blend harmoniously with the

surrounding developments. The Applicant is preserving a significant amount of open space that

will buffer the RA zoned property to the west. Additionally, the Applicant will be providing onsite

amenities for the residents as well as amenitized open space in the form of trails, dog parks/runs,

and meditation gardens.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED IN
THE COMPREHENSIVE PLAN.
Yes. The 321 residential units equates to a density of ±12.8 units per acre. This is below

the Comprehensive Plan’s maximum density for the HDR land use of up to 16 units per acre. The

Applicant’s proposed density will allow a development that is fitting for the area and

commensurate with densities allowed in uses surrounding the property. Also see Paragraphs C,

D and E above.

The southern portion of the I-75 Western Parallel Connector is currently constructed from Mt. Olive Road north to
Jodeco Road.

SGR/72271689.1
G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant proposes

to bring the Subject Property into the City, creating a new, vibrant and modern development that

diversifies the housing stock available and advances a number of goals outlined in the City’s

Comprehensive Plan. See, e.g., Comp Plan at pp. 43-44.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant has requested sewer capacity and water availability letters with this application

to demonstrate that water and sewer are available and adequate to serve the Subject Property, along

with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The proposed development will not overly burden existing streets or transportation

facilities. The Applicant used the Institute of Transportation Engineers’ (ITE) Trip Generation

Manual, 9th Edition, to calculate the anticipated number of vehicular trips. The Proposed

Development (ITE Category 223 – Mid-Rise Apartments) is expected to generate ±112.35 trips

during the AM weekday peak hour, ±141.24 trips during the PM weekday peak hour.10 The

proposed number of trips is not expected to overburden the surrounding roadways, however. The

Subject Property will have direct access onto the I-75 Western Parallel Connector which is a

collector roadway and is a short distance from Jodeco Road, a minor arterial. These types of

major roadways are intended for a high volume of traffic and are anticipated to adequately

accommodate the Proposed Development’s minor amount of vehicular trips. Additionally, the

10
Note that the ITE 9th Edition does not provide a daily total trip generation rate for Mid-Rise Apartments.

SGR/72271689.1
Subject Property is approximately one mile from and U.S. Interstate 75, which can provide quick

access to regional transportation. Because the Subject Property is located in proximity to a number

of major roadways, its impact on traffic is anticipated to be minimal.

In addition, the proposed trips are expected to be significantly lower than a development

allowed under the current C-3 zoning. For example, the C-3 district would allow a 150,000 retail

shopping center (ITE Category 820) which would generate approximately 556.5 trips in the PM

peak hour. This is a 294% increase in peak hour vehicular trips over the proposed multifamily

development. Thus, the Proposed Development will have a significantly reduced impact over

what could be constructed under the current C-3 zoning district today.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, residential neighborhood that will deliver quality design and construction, all

of which should “raise-the-bar” for future development on adjacent and nearby properties and

generate renewed interest in the area.

SGR/72271689.1
M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
The property is currently zoned C-2 which restricts development to primarily commercial uses.

The property has seen no redevelopment under its current zoning, likely due to its distance from

Jodeco Road. This separation from the view corridor of major roadways inhibits its attractiveness

for commercial development. In addition, the onsite large lake, limits room for commercial

development and associated parking with little benefit to a commercial use. On the contrary, the

lake is an amenity to a residential development. As a result, the property is likely to remain

undeveloped absent a rezoning to a more fitting residential district.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL NEIGHBORHOODS
SHALL CARRY GREATER WEIGHT THAN OTHER FACTORS. WHERE
PROPERTY FRONTS ON A MAJOR THOROUGHFARE AND ALSO ADJOINS
AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD, THE FACTOR OF
PRESERVATION OF THE RESIDENTIAL AREA SHALL CARRY GREATER
WEIGHT.
The current proposal will have not have a negative impact on the integrity of nearby residential

neighborhoods. The Applicant has taken careful consideration in the proposed design and

incorporated appropriate buffers and setbacks to minimize negative impacts, if any, against the

adjacent residential.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district other than

that requested is unconstitutional and contrary to the best interest of the health and welfare of the

citizens of the City of Stockbridge, and constitutes an arbitrary and capricious act. As a result, the

City of Stockbridge Unified Development Code is in violation of Article I, Section I, Paragraphs

1 and 2 of the Constitution of the State of Georgia 1983; Article I, Section III, Paragraph 1 of the

Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of the Constitution of

10
SGR/72271689.1
the State of Georgia, 1983. Furthermore, the current zoning violates the due process clause and

equal protection clauses of the Fifth and Fourteenth Amendments to the Constitution of the United

States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

other than that requested is unconstitutional in that it renders the Subject Property unusable and

destroys its marketability. Therefore, the current zoning constitutes a taking of the Applicant’s

property without just and adequate compensation and without due process of law in violation of

the Fifth and Fourteenth Amendments to the United States Constitution and in violation of

Article I, Section I, Paragraph 1 and Article I, Section III, Paragraph 1(a) of the Constitution of

Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

11
SGR/72271689.1
V. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Annexation,

Rezoning, and Future Land Use Map Amendment Applications at issue be approved. The

Applicant also invites and welcomes any comments from Staff or other officials of the City of

Stockbridge so that such recommendations or input might be incorporated as conditions of

approval.

This 18th day of April, 2025.

Respectfully submitted,

Dennis J. Webb, Jr.
Kathryn M. Zickert
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

12
SGR/72271689.1
N/F
JODECO/1-75 ASSOCIATES LLC
TAX ID: 052-01019000
DB 10119, PG 99
N/F ZONED: C2
HARAWAY JENNIFER L & WESLEY E
TAX ID: 052-01017000 15'SIDE SETBACK

DB 11862, PG 51
N/F
ZONED: RA
COOK BRYAN
TAX ID: 052-01020001
DB 9390, PG 143
ZONED: C3

15' SIDE SETBACK

N/F
ANMOL CHHINA INC
TAX ID: 052-01018003
DB 11441, PG 280
ZONED: RA

N/F
POND JODECO/I-75 ASSOCIATES LLC C/O JEFFREY COHEN
TAX ID: 052-01021000
N/F DB 10140, PG 62
ANMOL CHHINA INC ZONED: C2
TAX ID: 052-01018000
DB 11441, PG 280
ZONED: RA

20' REAR SETBACK

ANNEXATION, REZONING & FUTURE
LAND USE MAP AMENDMENT
JODECO ROAD MULTI-FAMILY
UNICORPORATED HENRY COUNTY, GA
PREPARED FOR:
POND EMORY EQUITY, LLC.
PREPARED BY:

15'SIDE SETBACK

N/F N/F N/F 5553 Peachtree Road • Suite 175
EMSON INVESTMENT PROP LLC AMSDELL STORAGE VENTURES XXXV LLC MARKETPLACE STOREFRONTS LLC Chamblee, GA 30341 • 470.893.1700

TAX ID: 053-01022000 TAX ID: 053-01017051 TAX ID: 053-01017005 www.thomasandhutton.com
DB 12168, PG 119 DB 14093, PG 1 DB 10837, PG 95
ZONED: C1 ZONED: C3 ZONED: C2 JOB NO: J-0000 DATE: 01/15/2025
DRAWN: JHS SCALE: 1" = 60'
REVIEWED: ACW SHEET: EX
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: November 20, 2025 (Planning Commission); December 8, 2025 (Mayor/Council)

Subject: # AX-2025-02 For 0 & 2220 Jodeco Road (To be located in Council District 5)

Summary of Request: The applicant requests approval to annex approximately 24.995 acres
located at 0 and 2220 Jodeco Road from unincorporated Henry County into the City of
Stockbridge to allow for the development of a 321-unit Multi-family residential community. The
request is submitted by Arthur Lynn Emory Equity, LLC. Associated applications include a
Comprehensive Plan Amendment (CP-2025-03) to assign the High-Density Residential future
land use designation and a Rezoning (RZ-2025-04) to assign the MFR (Multi-Family Residential)
zoning district upon annexation.

I. PURPOSE

Consideration of a request for the annexation of property located at 2220 Jodeco Road from
unincorporated Henry County into the corporate limits of the City of Stockbridge. The subject
property consists of a single parcel totaling approximately 24.995 acres and is currently vacant.
The applicant, Arthur Lynn Emory Equity, LLC, proposes to annex the property to facilitate the
development of a Multi-family residential community consisting of approximately 321 apartment
units with associated amenities, open space, and pedestrian connectivity.

The property is presently zoned C-3 (Heavy Commercial District) under Henry County’s zoning
ordinance and carries a High-Density Mixed-Use designation on the County’s Future Land Use
Map. Upon annexation, the applicant seeks to assign the City’s MFR (Multi-Family Residential)
zoning district and the High-Density Residential future land use designation, consistent with the
City’s Comprehensive Plan (2024–2028 Update).

II. BACKGROUND

Proposed Use Development of multi-family development (321 units)

Site Address 2220 Jodeco Road

Parcel Identification Parcel #052-01020000

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

Parcel Acreage 24.995 +/- acres
Applicant Arthur Lynn Emory Equity, LLC

Owner Kenneth Butcher

County Land Use Designation HDMU (High-Density Mixed Use) (Henry County)

County Land Use Zoning C-3 (Highway Commercial District) (Henry County)

Current Use The property is currently vacant with mostly wooded areas and has a large
central lake.

SURROUNDING AREAS

Location Existing Zoning Existing Land Use

C-2 (General Commercial) – Henry County Vacant Land
Property to the North

C-3 (Heavy Commercial) – Henry County Compass Self-Storage
Property to the South

C-2 (General Commercial) – Henry County Emerson Village

Property to the East C-2 (General Commercial) – Henry County Vacant Land

RA (Residential-Agricultural) – Henry
Vacant Land
County

Property to the West Plantation Walk (Henry
RM (Multi-family residential) - Henry County
County)

PD (Planned Development) Walden (Henry County)

The table above identifies the existing zoning classifications and land uses of the properties
surrounding the subject site. The area features a combination of commercial and residential zoning

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

districts within unincorporated Henry County, with development intensity gradually decreasing
westward from the Jodeco Road commercial corridor. To the north, the property is bordered by land
zoned C-2 (General Commercial) in Henry County, which is currently vacant. To the south, the
adjoining parcels are zoned C-3 (Heavy Commercial) and C-2 (General Commercial) in Henry
County, occupied by Compass Self-Storage and Emerson Village, respectively. To the east, the
property is bordered by C-2 (General Commercial) land that remains undeveloped. To the west, the
property transitions into residential zoning districts, including RA (Residential-Agricultural), RM
(Multi-family Residential), and PD (Planned Development) within Henry County, which are
developed as the Plantation Walk and Walden residential communities. The mixture of surrounding
zoning and land uses demonstrates that the proposed High-Density Residential designation would
serve as an appropriate transition between the existing commercial corridor to the east and the
lower-density residential neighborhoods to the west.

SURROUNDING LAND USE DESIGNATIONS

Location Existing Land Use Existing Future Land Use
Designation
Mixed Use
Property to the North Vacant
(Henry County)

High-Density Mixed Use
Bridges of Jodeco (City of Stockbridge)
Property to the South
High-Density Mixed Use
(City of Stockbridge)
Vacant Mixed Use
Property to the East
(Henry County)
Plantation Walk Subdivision
Medium Density Suburban
(Henry County)
Property to the West (Henry County)

The table below identifies the existing land uses and future land use designations of the properties
surrounding the subject site. The immediate area represents a blend of mixed-use and residential
designations within both the City of Stockbridge and unincorporated Henry County. To the north, the
adjacent property is vacant and designated Mixed Use under Henry County’s Future Land Use Map. To
the south, the site adjoins the Bridges of Jodeco, a large-scale mixed-use development within the City of
Stockbridge that carries a High-Density Mixed-Use designation. To the east, the neighboring properties
are vacant and designated as High-Density Mixed Use in the City and Mixed Use in Henry County,
reflecting the area’s role as a transitional growth corridor along Jodeco Road. To the west, the subject
property borders the Plantation Walk Subdivision in Henry County, which is designated Medium-Density
Suburban, marking the shift toward established residential neighborhoods. Collectively, these land use
designations illustrate a compatible development pattern where mixed-use and high-density residential
areas converge, supporting the appropriateness of assigning the High-Density Residential designation to
the subject property.

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

III. FINDINGS OF FACT:

1. The subject properties are currently zoned as C-3 (Heavy Commercial) as shown on the Henry
County Official Zoning Map.

2. The applicant has also applied for Comprehensive Plan Amendment to assign the current future
land use designation of High-Density Residential once the subject properties are assigned into
the Stockbridge City Limits. The case will be heard concurrently.

3. The applicant applied for both subject properties to be annexed to the Stockbridge City Limits.
The case will be heard concurrently.

4. The vicinity of the area is mostly residential and commercial with the following surrounding
zoning districts: C-2 (General Commercial) – Henry County, C-3 (Heavy Commercial) – Henry
County, RA (Residential-Agricultural) – Henry County, and PUD (Planned Unit Development) –
Stockbridge. The subject property is adjacent to a parcel of land that was recently annexed into
the Stockbridge City Limits on December 11, 2023.

5. The subject properties have access to Jodeco Road via Feutcht Drive, which is classified as a
local road by the Georgia Department of Transportation. The easement will provide access to
the I-75 Western Parallel Connector once it is completed in 2026. The city recently approved
the abandonment of Feutcht Drive on March 25, 2025.

6. In accordance with the Unified Development Code and state law, a public notice sign was
posted on the subject property on November 5, 2025, and legal advertisements were placed in
the Henry Herald to announce the public hearing dates before the Planning Commission and
City Council.

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

IV. MAPS AND ILLUSTRATIONS

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

V. PROJECT DESCRIPTION

Description

The applicant, Arthur Lynn Emory Equity, LLC, is proposing to build a multi-family development
at 2220 Jodeco Road. The proposed development will consist of 321 units on 24.995 acres with
a density of 12.84 units per acre. The building will be a maximum height of 65 feet. The buildings
are three stories tall and are designed with a mixture of stone and siding. The front of the building
includes large windows, covered balconies, and very detailed rooflines. The proposed setbacks
that are shown in the site plan include a 60-foot front yard setback, a 20-foot rear yard setback,
and a 15-side yard setback.

The proposed development features a large central lake that is the focal point of the site plan.
The lake is surrounded by walking paths, meditation garden, a dog park, and a lakeside amenity
space that is specifically designed for residents. Several other amenities include a clubhouse and

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

a pool. A decorative bridge is also featured in the site plan that will provide both vehicle and
pedestrian access across the lake. The proposed development will incorporate approximately
15.97 acres or 63.9% of the overall property. The open space includes the preservation of natural
vegetation within the onsite stream buffer, the existing lake and providing landscaped areas
throughout the development.

The proposed Multi-family development includes 167 one-bedroom units, 138 two-bedroom units,
and 15 three-bedroom units. The mixture of the types of units results in a total of 535 parking
spaces.

The development will be accessed from the future I-75 Western Parallel Connector, which is
anticipated to be completed in 2026 and will serve as the primary entrance for the development.
Until that time, the development will temporarily have access to Jodeco Road through a 50-foot
perpetual ingress/egress via Feucht Drive. Once the I-75 Western Parallel Connector is
completed in November of 2026, the easement will provide access to the new roadway. In
addition, the proposed site plan includes connectivity throughout and a connection to the future
sidewalks and trails along the I-75 Western Parallel Connector..

VI. Staff Analysis

The applicant requests a petition for annexation under the City of Stockbridge Unified
Development Code Section (Sec. 9.8).
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.

1. Is the subject property contiguous to the existing corporate limits with at least one-
eighth of the aggregate external boundaries coinciding? Contiguous means- abuts the
municipal limits, or is separated by a street, river or railroad-type of right-of-way, or city
land, or land owned by some other political subdivision, or lands, or lands owned by the
state.

The subject property is contiguous to the existing corporate limits of the City of Stockbridge. At
least one-eighth of the parcel’s aggregate external boundaries abut land that lies within the City,
thereby satisfying the contiguity requirement outlined in Section 9.8 of the Unified Development
Code. Specifically, the site shares a boundary with parcel #053-01017005, which is located within
the corporate limits of Stockbridge. This physical connection allows the proposed annexation area
to expand the City’s jurisdiction in a compact and logical manner consistent with Georgia Code 36-
36-20 et seq., preventing irregular boundaries or “islands” of unincorporated territory.

2. Describe what method (100%, 60% or Referendum and Resolution) the applicant is
utilizing for the proposed annexation.

The applicant proposes to utilize the 100 percent method of annexation. Under this process, the
property owner(s) representing 100 percent of the land area and value have petitioned the City for
annexation, authorizing the governing body to adopt an ordinance annexing the property following
public hearing and notice requirements. Because no additional owners are involved, the 100

#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

percent method is the most efficient and direct procedure available under state law and ensures
the City receives complete consent from the affected property owner.
3. Is any part of the subject property being proposed for annexation within the
boundary of another municipal corporation or county?

The entirety of the property proposed for annexation lies within unincorporated Henry County. No
portion of the site falls within the corporate limits of another municipality. Accordingly, the
annexation would transfer the property from the jurisdiction of Henry County to the City of
Stockbridge and would not create any jurisdictional conflicts with other local governments.

4. Is any part of the subject property receiving municipal services from any entity other
than the city proposing annexation?

At present, the property receives limited municipal-type services from Henry County agencies.
Utility and emergency provisions include potable water and sanitary sewer oversight by the Henry
County Water Authority, fire protection and emergency medical response by Henry County Fire
and EMS, and electrical service provided by Georgia Power Company. Upon annexation, the City
of Stockbridge would assume jurisdiction for land-use regulation, building permitting, code
enforcement, and planning services, while coordination with the existing utility providers would
continue under intergovernmental agreements.

5. Is the subject property for the proposed annexation being developed for urban
purposes- defined as a minimum of two people per acre?

The property clearly meets the definition of being developed for urban purposes, which is
established as supporting a population density of at least two persons per acre. The proposed
development consists of 321 Multi-family dwelling units on approximately 24.995 acres, equating
to an overall density of roughly 12.8 units per acre. This level of development will easily
accommodate far more than two residents per acre and demonstrates an urban intensity
appropriate for annexation. The plan also features substantial amenities, including a large,
preserved lake, landscaped open spaces, walking trails, and a pedestrian-friendly internal
circulation system—elements that further reflect an urban development pattern rather than a rural
or suburban one.

6. Is the proposed annexation consistent with the Comprehensive Plan?

The property’s current Henry County Future Land Use designation is High-Density Mixed Use
(HDMU), which differs from the City’s future land-use framework. To ensure consistency with
Stockbridge’s Comprehensive Plan, the applicant has concurrently submitted Comprehensive Plan
Amendment CP-2025-03 to assign the City’s High-Density Residential designation. The proposed
designation aligns with the intent of the Comprehensive Plan to concentrate Multi-family housing
near major transportation corridors such as Jodeco Road, close to employment centers, shopping,
and public infrastructure. Therefore, the requested annexation, when combined with the
associated Comprehensive Plan Amendment, is consistent with the City’s long-range development
vision.

7. Does the proposed annexed property share a common zoning classification with the
adjoining City property as ascribed in Section 9.8 of the Unified Development Code?

10
#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

The subject property currently carries the Henry County zoning classification of C-3 (Heavy
Commercial), which does not correspond with adjacent City zoning districts. The applicant has
submitted a concurrent Rezoning application (RZ-2025-04) requesting assignment of the City’s
MFR (Multi-Family Residential) district upon annexation. This zoning classification is compatible
with surrounding land uses and will enable the planned Multi-family development while maintaining
appropriate transitions to nearby residential and commercial areas.
8. Potential positive effects of the proposed annexation on the character of the
proposed zoning district, a particular piece of property, neighborhood, a particular area, or
community.

The proposed annexation and subsequent Multi-family residential development will strengthen the
economic vitality of the City and surrounding corridor. The project will introduce a significant
residential population base that supports nearby retail, restaurant, and service establishments
along Jodeco Road and within the Bridges of Jodeco mixed-use center. The addition of a diverse
housing option—modern apartments with on-site amenities—will help meet the City’s housing-
choice objectives and attract young professionals, families, and seniors seeking walkable, amenity-
rich communities. The development is also expected to enhance property values and spur
additional investment in the area.

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

The physical attributes of the site make it well suited for the proposed development. The land area
totals roughly 25 acres with a generally rectangular shape that accommodates efficient site
planning. The property contains a large central lake that naturally divides the site and provides
both an aesthetic feature and a functional stormwater management basin. Topography is moderate
and drainage can be managed through existing natural contours and engineered improvements.
Primary access will be provided via Feucht Drive, with secondary connectivity to the forthcoming
Western Parallel Connector roadway. Any detailed design matters—such as grading, stormwater,
or buffering—will be evaluated during the land-disturbance and plan-review process to ensure
compliance with City engineering standards.
10. The impact upon adjacent property owners should the request be granted.

The area within the vicinity of the subject property consists of a mixture of residential and
commercial zoning districts. Thus, adjacent property owners should see an increase in vehicular
traffic on Jodeco Road if the development is approved.
11. The potential impact of the annexation on City infrastructure including water and
sewage system.

Utility coordination has been reviewed with the Henry County Water Authority, which has confirmed
that water service can be extended to the site through a 2,200-linear-foot line extension along
Feucht Drive at the developer’s expense. Sewer service is available through connection to a future
gravity line planned as part of the Western Parallel Connector Sanitary Sewer Extension Project,
currently under design. Easements may be required on the property to complete this extension.
The on-site lake provides a sustainable feature for stormwater control, reducing runoff and

11
#AX-2025-02 For 2220 Jodeco Road, Parcel #052-01020000

supporting water quality management. The City will continue to coordinate with the Water Authority
to ensure adequate capacity and service reliability as development progresses.
12. The impact of the proposed annexation on adjacent thoroughfares and pedestrian
and vehicular circulation and traffic volumes.

Although a formal traffic impact study has not been submitted, staff expects that the project will
incrementally increase traffic volumes on Jodeco Road and Feucht Drive due to the addition of
321 dwelling units. However, the anticipated completion of the I-75 Western Parallel Connector—
a new GDOT-approved arterial linking Jonesboro Road to Hudson Bridge Road—will substantially
improve connectivity and disperse traffic in the corridor. This new roadway will provide direct
access to the development and relieve congestion on Jodeco Road. In addition, the Connector will
incorporate sidewalks and multi-use paths, enhancing pedestrian safety and overall walkability.
With these planned infrastructure improvements, the annexation and ensuing development are
expected to have a net positive impact on local and regional circulation systems.

VII. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested annexation via AX-2024-03 would be
necessary and desirable for the City of Stockbridge in conjunction with the requested
Comprehensive Plan Amendment (CP-2025-03) to assign the future land use designation of High-
Density Residential and the requested rezoning of RZ-2025-04 to assign the zoning district of
‘MFR’ (Multi-family Residential). Therefore, the Planning and Zoning staff recommends
APPROVAL.

12
FOUND 6" X 6" FOUND 6" X 6"
LEGAL DESCRIPTION CONCRETE N:1268538.443
N/F
JODECO/1-75 ASSOCIATES LLC CONCRETE
82
LEGEND
TRACT 1 E:2278918.439 TAX ID: 052-01019000
MONUMENT MONUMENT 0
A = ARC LENGTH
ALL CHAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, AS SHOWN ON A PLAT OR SURVEY POB TRACT 2 DB 10119, PG 99
ZONED: C2 B/L = BUILDING SETBACK LINE
DATED APRIL 12, 1976 FOR TRAVEL CAMP, INC., BY GRIFFIN ENGINEERING COMPANY, E.C-, BEARING THE CERTIFICATE OF ROBERT S. MITCHELL, R.L.S. NO. 1580, N/F S 89°17'50" E 243.55' IPF 1/2" RB 825
RECORDED IN PLAT BOOK 6, PAGE 206, HENRY COUNTY RECORDS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOW: HARAWAY JENNIFER L & WESLEY E C/L = CENTERLINE
TAX ID: 052-01017000 S 89°18'55" E 665.23' CALC = CALCULATED POINT

S 00°52'40" W 208.65'
TO FIND THE POINT OF BEGINNING, COMMENCE AT THE INTERSECTION OF THE COMMON CORNERS OF LAND LOTS 51, 52, 77 AND 78 OF THE 6TH DISTRICT OF HENRY DB 11862, PG 51 CB = CATCH BASIN
830
COUNTY, GEORGIA, AND RUN THENCE EAST ALONG THE SOUTH LINE OF LAND LOT 51 AND THE NORTH LINE OF LAND LOT 79, 50 FEET TO THE POINT OF BEGINNING; ZONED: RA
CHB = CHORD BEARING
TRACT 2
3.501 ACRES
RUNNING THENCE SOUTH 89 DEGREES 15 MINUTES 5 SECONDS EAST ALONG THE SOUTH LINE OF LAND LOT 51 AND THE NORTH LINE OF LAND LOT 79, 908.8 FEET, TO
A CONCRETE MONUMENT; THENCE NORTH 0 DEGREES 56 MINUTES 0 SECONDS EAST 1198.29 FEET ALONG OTHER PROPERTY OF BAB H. EVANS AND CHARLES J. CHL = CHORD LENGTH
835
152,503 SQFT
WATERS TO A CONCRETE MONUMENT; THENCE NORTH 89 DEGREES 15 MINUTES 5 SECONDS WEST ALONG OTHER PROPERTY OF BOB H. EVANS AND CHARLES J. N/F CMP = CORRUGATED METAL PIPE
WATERS 908.8 FEET TO A CONCRETE MONUMENT; THENCE SOUTH 0 DEGREES 56 MINUTES 0 SECONDS WEST, ALONG OTHER PROPERTY OF BOB H. EVANS AND COOK BRYAN D = DELTA ANGLE
CHARLES J. WATERS, 1198.29 FEET TO THE DIVIDING LINE BETWEEN LAND LOT 51 AND LAND LOT 78, TO A CONCRETE MONUMENT AND THE POINT OF BEGINNING,

N 00°52'40" E 208.65'
TAX ID: 052-01020001 DB = DEED BOOK
BEING SHOWN AS 25 ACRES ON A PLAT OF SURVEY MADE FOR TRAVEL CAMP, INC. BY ROBERT S. MITCHELL, R.L.S., DATED APRIL 22, 1976.
780 790

S 00°52'07" W 480.11'
DB 9390, PG 143 FDC = FIRE DEPARTMENT CONNECTION
785 795 ZONED: C3
TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 1 AS CONTAINED IN THAT CERTAIN WARRANTY DEED FROM COLORADO PINES CAMPING RESORT, A N/F 800 810 815 FH = FIRE HYDRANT
COLORADO PARTNERSHIP COMPOSES OF VAN PALMER AND DOUGLAS GAVRICH, TO GLENN D. COOK AND CAROL J. COOK, DATED MARCH 6, 1989, FILED MARCH 8, ANMOL CHHINA INC 820 825 830
75 GDOT = GEORGIA DEPARTMENT OF TRANSPORTATION
1989 AND RECORDED IN DEED BOOK 1041, PAGE 44, AFORESAID RECORDS; TAX ID: 052-01018003 'C
OU 0 GV = GAS VALVE
DB 11441, PG 280 NT 835 84
ZONED: RA YI HW = HEADWALL
LESS AND EXCEPT ANY PORTION OF THE PROPERTY SET FORTH ABOVE CONTAINED WITHIN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL
J. COOK AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR
MP IPF 1/2" RB N 89°16'18" W 615.33' IPF 1/2" RB IE = INVERT ELEVATION
ER
VI
TABLE A ITEMS:
50
COURT OF HENRY COUNTY, GEORGIA. 'S OU S 89°16'18" E 615.33' IPF = IRON PIN FOUND
UW S
BU
805 IPP = IRON PIN PLACED
25 B
TRACT 2 775

S 00°52'56" W 270.63'
'S FF
UW ER L.L.L. = APPARENT LAND LOT LINE
780 B LL = LAND LOT
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6 DISTRICT OF HENRY COUNTY, GEORGIA, AS SHOWN ON SURVEY DATED JUNE 5,
2006 FOR BRYAN COOK & SUNTRUST BANK BY SOUTHERN SURVEYORS (WALTER F. PRINCE, RLS NO. 2808), AND BEING MORE PARTICULARLY DESCRIBED AS N/F = NOW OR FORMERLY
FOLLOWS: 25 845
' SU OHW = OVERHEAD WIRE
TO FIND THE POINT OF BEGINNING, COMMENCE AT THE INTERSECTION OF THE NORTHWESTERLYMOST CORNER OF THE TERMINUS OF FEUCHT ROAD 75 785 W
RIGHT-OF-WAY (BEING A 50 FOOT RIGHT-OF-WAY) WITH THE SOUTH LAND LOT LINE OF SAID LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA; RUN 'C 50 B OTP = OPEN TOP PIPE

N 00°52'56" E 270.63'
OU UW
THENCE NORTH 86 DEGREES 35 MINUTES 33 SECONDS WEST ALONG SAID SOUTH LAND LET LINE A DISTANCE OF 651.11 FEET TO A POINT, AND RUN THENCE NORTH NT P/L = PROPERTY LINE
Y B
03 DEGREES 35 MINUTES 29 SECONDS EAST 718.18 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR) WHICH IS THE TRUE POINT OF BEGINNING; FROM THE TRUE IM PB = PLAT BOOK
POINT OF BEGINNING THUS DETERMINED, RUN THENCE NORTH 86 DEGREES 10 MINUTES 31 SECONDS WEST 50.00 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); 79 PE PG = PAGE
0 RV
RUN THENCE NORTH 03 DEGREES 35 MINUTES 29 SECONDS EAST 270.63 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE NORTH 86 DEGREES 33 IO
MINUTES 05 SECONDS WEST 615.38 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE NORTH 03 DEGREES 35 MINUTES 29 SECONDS EAST 208.56 FEET US POB = POINT OF BEGINNING
TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE SOUTH 86 DEGREES 35 MINUTES 33 SECONDS EAST 665.38 FEET TO AN IRON PIN FOUND IN A CONCRETE BU POC = POINT OF COMMENCEMENT
795 FF
MONUMENT; RUN THENCE SOUTH 03 DEGREES 35 MINUTES 29 SECONDS WEST 479.99 FEET TO AN IRON PIN PLACED WHICH IS THE TRUE POINT OF BEGINNING. ER IPP 1/2" RB PP = POWER POLE

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 2 AS CONTAINED IN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL J. COOK
L2 R = RADIUS

L.L.L.
R/W = RIGHT OF WAY
AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR COURT
800
IPP 1/2" RB
OF HENRY COUNTY, GEORGIA.
"POINT A" L1 R/WM = RIGHT OF WAY MONUMENT
L6 RB = REBAR
RBC = REBAR & CAP
805 RCP = REINFORCED CONCRETE PIPE

LEGAL DESCRIPTION

N 00°51'53" E 1197.98'
RE = RIM ELEVATION
S 88°54'07" E SMH = SANITARY SEWER MANHOLE
50.00'

Phone 770-957-4614 / Email office@ironstonesurveying.com
TRACT 1 0 SQFT = SQUARE FEET
81 SUWB = STATE UNDISTURBED WATERS BUFFER
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS LAKE WV = WATER VALVE

96 Ernest Biles Drive, Jackson, Georgia 30233
FOLLOWS: C
COMMENCING AT A POINT FORMED BY THE INTERSECTION OF LAND LOTS 51, 52, 77, & 78; N/F 8 15
THENCE ALONG THE SOUTH LINE OF LAND LOT 51 S89°17'27"E A DISTANCE OF 50.00 FEET TO A FOUND CONCRETE MONUMENT AND THE POINT OF BEGINNING; ANMOL CHHINA INC
THENCE N00°51'53"E A DISTANCE OF 1,197.98 FEET TO A FOUND CONCRETE MONUMENT; THENCE S89°17'50"E A DISTANCE OF 243.55 FEET TO A FOUND 1/2" REBAR; TAX ID: 052-01018000 12 C
THENCE S00°52'40"W A DISTANCE OF 208.65 FEET TO A FOUND 1/2" REBAR; THENCE S89°16'18"E A DISTANCE OF 615.33 FEET TO A FOUND 1/2" REBAR; THENCE 2
DB 11441, PG 280
S00°52'56"W A DISTANCE OF 270.63 FEET TO A SET 1/2" REBAR, ALSO KNOWN AS "POINT A"; THENCE S88°54'07"E A DISTANCE OF 50.00 FEET TO A SET 1/2" REBAR;
ZONED: RA 820 11 13
THENCE S00°51'53"W A DISTANCE OF 718.18 FEET TO A SET 1/2" REBAR; THENCE N89°17'27"W A DISTANCE OF 908.75 FEET TO A FOUND CONCRETE MONUMENT WHICH
IS THE POINT OF BEGINNING.
SAID LAND HAVING AN AREA OF 936,281 SQUARE FEET, 21.494 ACRES, MORE OR LESS.

TOGETHER WITH A 50-FOOT PERPETUAL NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
825 815
82

S 00°51'53" W 718.18'
BEGINNING AT THE POINT KNOWN AS "POINT A" DESCRIBED ABOVE THENCE N00°52'56"E A DISTANCE OF 50.00 FEET TO A POINT; THENCE S88°53'53"E A DISTANCE OF 5 5
82 83
90.42 FEET TO A POINT ON A CIRCULAR CURVE TO THE RIGHT; THENCE ALONG SAID CIRCULAR CURVE HAVING A RADIUS OF 657.27 AN ARC DISTANCE OF 999.24 FEET,
SAID CURVE BEING SUBTENDED BY A CHORD BEARING S45°21'06"E FOR A DISTANCE OF 905.75 FEET TO A POINT; THENCE S01°53'53"E A DISTANCE OF 139.25 FEET TO
A POINT; THENCE N89°18'55"W A DISTANCE OF 50.00 FEET TO A POINT; THENCE N01°53'53"W A DISTANCE OF 139.25 FEET TO A POINT ON A CIRCULAR CURVE TO THE 830 83 0
LEFT; THENCE ALONG SAID CIRCULAR CURVE HAVING A RADIUS OF 607.27 AN ARC DISTANCE OF 920.91 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING 84
N45°26'49"W FOR A DISTANCE OF 835.17 FEET TO A POINT; THENCE N88°53'53"W A DISTANCE OF 40.43 FEET TO A SET 1/2" REBAR; THENCE S88°54'07"E A DISTANCE OF
50.00 FEET TO THE POINT OF BEGINNING KNOWN AS "POINT A". 835
SAID LAND HAVING AN AREA OF 59,443 SQUARE FEET, 1.365 ACRES, MORE OR LESS.

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 1 AS CONTAINED IN THAT CERTAIN WARRANTY DEED FROM COLORADO PINES CAMPING RESORT, A 0
84
COLORADO PARTNERSHIP COMPOSES OF VAN PALMER AND DOUGLAS GAVRICH, TO GLENN D. COOK AND CAROL J. COOK, DATED MARCH 6, 1989, FILED MARCH 8, TRACT 1
1989 AND RECORDED IN DEED BOOK 1041, PAGE 44, AFORESAID RECORDS;
N/F 81
LESS AND EXCEPT ANY PORTION OF THE PROPERTY SET FORTH ABOVE CONTAINED WITHIN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL COOK GLENN D CAROL J & JULIA A 5
J. COOK AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR TAX ID: 052-01020000 N/F
COURT OF HENRY COUNTY, GEORGIA. DB 5307, PG 170 5 JODECO/I-75 ASSOCIATES LLC C/O JEFFREY COHEN
845 ZONED: C3
82
TAX ID: 052-01021000
83 82
TRACT 2 0 0 DB 10140, PG 62

ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS 21.494 ACRES 83
ZONED: C2

936,281 SQFT
FOLLOWS:
R/WM R/WM
84
COMMENCING AT A POINT FORMED BY THE INTERSECTION OF LAND LOTS 51, 52, 77, & 78; THENCE ALONG THE SOUTH LINE OF LAND LOT 51 S89°17'27"E A DISTANCE 84 0
OF 50.00 FEET TO A FOUND CONCRETE MONUMENT; THENCE N00°51'53"E A DISTANCE OF 1,197.98 FEET TO A FOUND CONCRETE MONUMENT; 850
THENCE S89°17'50"E A DISTANCE OF 243.55 FEET TO A FOUND 1/2" REBAR AND THE TRUE POINT OF BEGINNING; THENCE S89°18'55"E A DISTANCE OF 665.23 FEET TO A
FOUND CONCRETE MONUMENT; THENCE S00°52'07"W A DISTANCE OF 480.11 FEET TO A SET 1/2" REBAR; THENCE N88°54'07"W A DISTANCE OF 50.00 FEET TO A SET 1/2" S 89°17'27" E 85
REBAR KNOWN AS "POINT A"; THENCE N00°52'56"E A DISTANCE OF 270.63 FEET TO A FOUND 1/2" REBAR; THENCE N89°16'18"W A DISTANCE OF 615.33 FEET TO A
LL 50.00'

ALTA/NSPS LAND TITLE SURVEY
FOUND 1/2" REBAR; THENCE N00°52'40"E A DISTANCE OF 208.65 FEET TO A FOUND 1/2" REBAR AND THE TRUE POINT OF BEGINNING. 85

IPP 1/2" RB
SAID LAND HAVING AN AREA OF XX,XXX SQUARE FEET, X.XXX ACRES, MORE OR LESS. 52 5

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 2 AS CONTAINED IN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL J. COOK LAKE L5 L3
LL

IN LAND LOT 51, DISTRICT 6, HENRY COUNTY, GEORGIA
AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR COURT
OF HENRY COUNTY, GEORGIA. POC 51 860
R/WM
IPF 5/8" RB N 89°17'27" W 908.75' L.L.L. R/WM L4
LL LL POB TRACT 1
SCHEDULE B-II EXCEPTIONS 77 78
FOUND 6" X 6"
CONCRETE
860
85
830
83
R/WM
R/WM

MONUMENT

FOR EMORY EQUITY, LLC
N/F N:1267343.590
EMSON INVESTMENT PROP LLC E:2278656.826
TAX ID: 053-01022000
DB 12168, PG 119 N/F
ZONED: C1 AMSDELL STORAGE VENTURES XXXV LLC
TAX ID: 053-01017051
DB 14093, PG 1
ZONED: C3

R/WM
LINE TABLE
LINE BEARING DISTANCE N/F
L1 N 00°52'56" E 50.00' MARKETPLACE STOREFRONTS LLC
L2 S 88°53'53" E 90.42' TAX ID: 053-01017005
DB 10837, PG 95
L3 S 01°53'53" E 139.25' CURVE TABLE ZONED: C2
L4 N 89°18'55" W 50.00' CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE
L5 N 01°53'53" W 139.25' C1 657.27' 999.24' 905.75' S 45°21'06" E 087°06'21"
L6 N 88°53'53" W 40.43' C2 607.27' 920.91' 835.17' N 45°26'49" W 086°53'15"

LOCATION MAP R/WM

V E R/WM

THIS
SYMBOL LEGEND
R I
SURVEY
= CONCRETE
D R/WM R/WM

T R/WM
= ASPHALT PAVEMENT
= BUILDING OUTLINE
= APPROXIMATE WETLANDS
= IRON PIN FOUND
CH
= IRON PIN PLACED (1/2" REBAR)
= BOUNDARY POINT
EU R/WM
= IPF CONCRETE MONUMENT
= OVERHEAD WIRE
= BLUE UTILITY PAINT
NOTES: F R/WM
R/WM
ORIGINAL PLAT DATE
= YELLOW UTILITY PAINT
= UNDERGROUND SEWER LINE
R/WM N 08/25/2022
= RIGHT-OF-WAY R/WM SCALE
= CENTERLINE OF ROAD 1" = 100'
= LAND LOT LINE DRAWN BY
= C/L OF CREEK
SJL
= DIRECTION OF PIPE CHECKED BY
R/WM
JPH
ORIGINAL FIELD DATE
GRID
07/01/2022
R/WM R/WM CREW
RL/AL
FIELD BOOK
R/WM
R/WM FIELD SKETCH
R/WM R/WM R/WM
JODECO R R/WM JOB NO.

OAD
220221
DWG NO.
0' 100' 200' 300'
220221-A
SHEET
SCALE:1"=100' 1 of 1
R/WM
Henry County, GA

Overview

Legend
Parcels
Roads

588 ft

Parcel ID 052- Class Commercial Owner COOK GLENN D & CAROL J Land $1,075,000
01020000 Acreage 21.5 Address & JULIA A & ET AL Value:
Property 2220 1080 RIVERSIDE DRIVE Building $0 Last 2 Sales
Address JODECO WATKINSVILLE, GA 30677 Value: Date Price Reason Qual
RD Misc $0 6/10/2022 $31,800 VL U
District Henry Value: 9/3/2002 $0 U U
County Total $1,075,000
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: 4/17/2025
Last Data Uploaded: 4/17/2025 2:34:03 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

147 ft

Parcel ID 052- Class Commercial Owner COOK BRYAN Land $175,000
01020001 Acreage 3.5 Address 64 SELLERS RD Value:
Property JODECO RD HAZELHURST, GA Building $0 Last 2 Sales
Address 31539 Value: Date Price Reason Qual
District Henry Misc $0 6/7/2006 $0 U U
County Value: n/a $ n/a n/a
Total $175,000
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: 4/17/2025
Last Data Uploaded: 4/17/2025 2:34:03 AM

Developed by
FIRST AMENDED
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the Annexation, Rezoning and
Future Land Use Map Amendment

of

EMORY EQUITY, LLC.

for

± 24.995 Acres of Land
located in
Land Lot 51
6th District, Henry County

REZONE: C-3 (Henry County) to MFR
FLUMA: HDMU (Henry County) to HDR

Submitted for Applicant by:

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

SGR/72271689.1
I. INTRODUCTION

Emory Equity, LLC (“Applicant”) seeks to annex and rezone ± 24.995 acres of land located

in Land Lot 51, 6th District of Henry County (the “Subject Property”) to allow a multifamily

development. The Subject Property is currently located within unincorporated Henry County, is

zoned Highway Commercial District (C-3) and designated as High-Density Mixed Use on the

Henry County Future Land Use Map. The Applicant files this request to (a) annex the Subject

Property into the City of Stockbridge; (b) rezone the Subject Property to the Stockbridge

designation of MFR (Multi-Family Residential); and (c) amend the Future Land Use Map

designation for the Subject Property to HDR (High Density Residential) under the City’s

Comprehensive Plan.

The Subject Property formerly contained a commercial campground and supporting

facilities but is now vacant with mostly wooded areas and a large central lake. The property

currently has access to Jodeco Road via an access easement along Feucht Drive, however the

easement will provide direct access to the I-75 Western Parallel Connector once it is completed in

2026.1 The Applicant seeks to redevelop the property for 321 multifamily units at a density of

±12.8 units per acre along with amenities and associated site improvements (“Proposed

Development”). The unit sizes and heights will meet the requirements of the MFR district and

will be a mix of 1-, 2- and 3-bedroom units. The parking for the units will be provided through

±424 surface spaces.

The Applicant envisions the Proposed Development as a residential retreat, interweaving

the design into the natural landscape, existing waterscape and providing ample amenities. The

The I-75 Parallel Connector Road is currently under construction as of the date of this application and is
anticipated to be completed by November 2026. Refer to the Georgia Department of Transportation’s website for
Project 0014482: https://www.dot.ga.gov/applications/geopi/Pages/Dashboard.aspx?ProjectID=0014482.

SGR/72271689.1
development will incorporate approximately 15.97 acres, or 63.9% of the overall property, as open

space. The open space includes the preservation of natural vegetation within the onsite stream

buffer, the existing lake and providing landscaped areas throughout the development. In particular,

the Applicant seeks to incorporate the lake as both an aesthetic attraction as well as an amenity for

the residents by incorporating extensive walking paths. The site design also provides pedestrian

connectivity throughout and a connection to future sidewalks and trails along the I-75 Western

Parallel Connector to foster walkability and connectivity to the neighborhood. Additionally, the

Proposed Development will contain other amenities spread throughout the complex including a

clubhouse, pool, dog park, additional walking trails and meditation garden.

The Subject Property is well situated for the proposed multi-family development. The

Jodeco Road corridor to the south is a primarily commercial area with many uses that are

supportive of the proposed residential including restaurant, retail, retail club warehouse, and

grocery. The introduction of modern, attractive multifamily will act to further boost this

commercial node and potentially attract newer business to the area. Examples of the adjacent

commercial uses along Jodeco Road include the Bridges at Jodeco mixed-use development, the

Emson Square Shopping Center and the Compass Self Storage, both located within unincorporated

Henry County and zoned General Commercial District (C-2) and C-3, respectively. Also to the

south is a property zoned Planned Unit District (PUD) in the City of Stockbridge, that was rezoned

in 2023 pursuant to RZ-23-06 for a proposed mixed-use development. To the east and north are

undeveloped properties, zoned C-2 within unincorporated Henry County. To the west, the Subject

Property borders a ±11.43-acre parcel developed with one single family home, which is zoned

Residential Agricultural (RA) within unincorporated Henry County. The proposed multi-family

development and the requested MFR zoning will act as a transition in intensity from the

SGR/72271689.1
commercial and high-density mixed-use zonings to the existing single-family residential to the

east.

Also to the east, is the I-75 Western Parallel Connector right-of-way which is anticipated

to be the main access point for the Proposed Development once that roadway is completed.

Currently, the Subject Property does not front a right-of-way, but has access to Jodeco Road via a

50-foot wide perpetual ingress/egress easement from Feucht Drive.2 This will only be a temporary

condition during construction since GDOT’s plans indicate that the section of the I-75 Western

Parallel Connector fronting the Subject Property will be completed in 2026, prior to the

construction of the Proposed Development. Although Henry County nor GDOT have given the

roadway a classification the I-75 Western Parallel Connector, a 4-lane road connecting two

arterials, is anticipated to be at least a collector per the GDOT design manual definition.3

The proposed multifamily residences also are aligned with recent residential development

trends within the City of Stockbridge. The City of Stockbridge Comprehensive Plan 2024 (“Comp

Plan”) notes that the city’s residential development has not kept pace with the population growth

and that the city will need at least 800 new residential units within the next 5 years and 1,700 units

by 2040 to meet the current housing demand.4 The Proposed Development is meeting the Comp

Plan’s needs by adding high quality multi-family residential development into the city. In

addition, the proposed multi-family will add to the mix of housing options existing in the area.

Multi-family residences tend to attract younger professionals, empty nesters, and newer residents

to the area that are not ready to purchase a home, demographics that are not currently served by

The right-of-way of Feucht Drive terminates at the northern boundary of Parcel 053-01017005 and access to the
site is extended through the easement.
See GDOT Design Policy Manual, pg. xxxvii (“Collector – Functional classification for a street or highway that
provides a less highly developed level of service than an arterial, at a lower speed for shorter distances by
collecting traffic from local roads and connecting them with arterials.”)
See City of Stockbridge Comprehensive Plan 2024, pg 13.

SGR/72271689.1
the surrounding single-family residences. Many young professionals are choosing apartments in

locations with easy access to employment and retail. The Subject Property meets these needs by

being ideally situated in proximity to Jodeco Road, a large commercial corridor, and a short

distance from other commercial corridors along Jonesboro Road, to the south, and Hudson Bridge

Road, to the north via the proposed I-75 Western Parallel Connector. The Subject Property is in

close proximity to a number of local employers and is a short distance from the on-ramp to I-75

which provides quick access to regional employment centers. In all, the Proposed Development

is a natural and fitting use for the Subject Property and a positive step towards furthering the City’s

long-term goals for growth in the area.

In addition to the annexation and rezoning, the Applicant is requesting an amendment to

the City’s Future Land Use Map to designate the Subject Property as High Density Residential

(HDR) land use. The current Henry County land use designation is High Density Mixed Use

(“Henry County HDMU”). The Henry County HDMU land use allows a density up to 20 units

per acre.5 The Applicant’s request for HDR allows a comparable land use designation under

Stockbridge’s Comp Plan, which allows a density of 16 units per acre. The HDR land use also

is compatible with certain zoning categories, namely MFR.6 Moreover, the Comp Plan notes that

the HDR land use is appropriate transition between mixed-use and low or medium density

residential.7 As noted in the paragraphs above, the Subject Property and its proposed HDR land

use will act as a transition from the high density mixed-use land uses to the south and east and the

existing single family residential in unincorporated Henry County to the west. Thus, the proposed

See Henry County Comprehensive Plan, pg. 90.
See the City of Stockbridge Comprehensive Plan 2024, pg. 50.
Id.

SGR/72271689.1
HDR land use designation is appropriate for the area and allows a development that is aligned with

the Comp Plan’s goals for growth.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications concerning the Subject Property

have been granted.

III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE CITY’S
COMPREHENSIVE PLAN.
Yes. As noted above, concurrent with its request for annexation, the Applicant requests

that the City designate the Subject Property as HDR land use. The Proposed Development is

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

Comprehensive Plan, including:

• To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents;
• Provide a mixture of housing options to attract young professionals, singles, and small
families;
• Reduce the impact of new development through the preservation of greenspace; and
• To ensure that new developments promote a better sense of place and preserve valued
elements of community character.8

See the City of Stockbridge Comprehensive Plan 2024, pgs. 43-44.

SGR/72271689.1
In addition, the HDR designation is compatible with character area designations adjacent

and nearby properties. The existing land use designations in the area consist primarily of Henry

County HDMU (a density of up to 20 units per acre) and HDMU (City of Stockbridge) to the

southeast.

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed multiple-family development will be

compatible with exiting development in the area. In addition, it adds to the diversity of housing

stock in the city attracting a wide range of residents, including younger professionals as noted in

the Comp Plan.

C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Proposed Development will be a positive addition to the area. As noted above, the City

of Stockbridge envisions a mixture of housing options to attract young professionals, singles, and

small families. Existing development in the area, however, consists primarily of commercial and

single-family residential. The proposed multifamily residential will provide modern residential

options and add to the mix of uses in the area, thus furthering the goals of the City of Stockbridge’s

UDC and long-term planning documents.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is surrounded by properties zoned C-2 and C-3 (Henry County),

PUD (City of Stockbridge) and RA (Henry County). In addition, the Subject Property is

surrounded on three sides by properties designated as HDMU on both the Henry County and City

of Stockbridge Future Land Use Maps. The Proposed MFR zoning and HDR land use will act as

SGR/72271689.1
a transition between the HDMU land uses to the south and east and the existing single family

residential to the west. Moreover, some of the existing PUD developments currently under

construction, south of Jodeco Road, contain multi-family residential components, including the

Argento at the Bridges apartments, located approximately 1 mile south of the Subject Property on

the I-75 Western Parallel Connector.9

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed resort-style multifamily community will blend harmoniously with the

surrounding developments. The Applicant is preserving a significant amount of open space that

will buffer the RA zoned property to the west. Additionally, the Applicant will be providing onsite

amenities for the residents as well as amenitized open space in the form of trails, dog parks/runs,

and meditation gardens.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED IN
THE COMPREHENSIVE PLAN.
Yes. The 321 residential units equates to a density of ±12.8 units per acre. This is below

the Comprehensive Plan’s maximum density for the HDR land use of up to 16 units per acre. The

Applicant’s proposed density will allow a development that is fitting for the area and

commensurate with densities allowed in uses surrounding the property. Also see Paragraphs C,

D and E above.

The southern portion of the I-75 Western Parallel Connector is currently constructed from Mt. Olive Road north to
Jodeco Road.

SGR/72271689.1
G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant proposes

to bring the Subject Property into the City, creating a new, vibrant and modern development that

diversifies the housing stock available and advances a number of goals outlined in the City’s

Comprehensive Plan. See, e.g., Comp Plan at pp. 43-44.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant has requested sewer capacity and water availability letters with this application

to demonstrate that water and sewer are available and adequate to serve the Subject Property, along

with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The proposed development will not overly burden existing streets or transportation

facilities. The Applicant used the Institute of Transportation Engineers’ (ITE) Trip Generation

Manual, 9th Edition, to calculate the anticipated number of vehicular trips. The Proposed

Development (ITE Category 223 – Mid-Rise Apartments) is expected to generate ±112.35 trips

during the AM weekday peak hour, ±141.24 trips during the PM weekday peak hour.10 The

proposed number of trips is not expected to overburden the surrounding roadways, however. The

Subject Property will have direct access onto the I-75 Western Parallel Connector which is a

collector roadway and is a short distance from Jodeco Road, a minor arterial. These types of

major roadways are intended for a high volume of traffic and are anticipated to adequately

accommodate the Proposed Development’s minor amount of vehicular trips. Additionally, the

10
Note that the ITE 9th Edition does not provide a daily total trip generation rate for Mid-Rise Apartments.

SGR/72271689.1
Subject Property is approximately one mile from and U.S. Interstate 75, which can provide quick

access to regional transportation. Because the Subject Property is located in proximity to a number

of major roadways, its impact on traffic is anticipated to be minimal.

In addition, the proposed trips are expected to be significantly lower than a development

allowed under the current C-3 zoning. For example, the C-3 district would allow a 150,000 retail

shopping center (ITE Category 820) which would generate approximately 556.5 trips in the PM

peak hour. This is a 294% increase in peak hour vehicular trips over the proposed multifamily

development. Thus, the Proposed Development will have a significantly reduced impact over

what could be constructed under the current C-3 zoning district today.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, residential neighborhood that will deliver quality design and construction, all

of which should “raise-the-bar” for future development on adjacent and nearby properties and

generate renewed interest in the area.

SGR/72271689.1
M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
The property is currently zoned C-2 which restricts development to primarily commercial uses.

The property has seen no redevelopment under its current zoning, likely due to its distance from

Jodeco Road. This separation from the view corridor of major roadways inhibits its attractiveness

for commercial development. In addition, the onsite large lake, limits room for commercial

development and associated parking with little benefit to a commercial use. On the contrary, the

lake is an amenity to a residential development. As a result, the property is likely to remain

undeveloped absent a rezoning to a more fitting residential district.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL NEIGHBORHOODS
SHALL CARRY GREATER WEIGHT THAN OTHER FACTORS. WHERE
PROPERTY FRONTS ON A MAJOR THOROUGHFARE AND ALSO ADJOINS
AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD, THE FACTOR OF
PRESERVATION OF THE RESIDENTIAL AREA SHALL CARRY GREATER
WEIGHT.
The current proposal will have not have a negative impact on the integrity of nearby residential

neighborhoods. The Applicant has taken careful consideration in the proposed design and

incorporated appropriate buffers and setbacks to minimize negative impacts, if any, against the

adjacent residential.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district other than

that requested is unconstitutional and contrary to the best interest of the health and welfare of the

citizens of the City of Stockbridge, and constitutes an arbitrary and capricious act. As a result, the

City of Stockbridge Unified Development Code is in violation of Article I, Section I, Paragraphs

1 and 2 of the Constitution of the State of Georgia 1983; Article I, Section III, Paragraph 1 of the

Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of the Constitution of

10
SGR/72271689.1
the State of Georgia, 1983. Furthermore, the current zoning violates the due process clause and

equal protection clauses of the Fifth and Fourteenth Amendments to the Constitution of the United

States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

other than that requested is unconstitutional in that it renders the Subject Property unusable and

destroys its marketability. Therefore, the current zoning constitutes a taking of the Applicant’s

property without just and adequate compensation and without due process of law in violation of

the Fifth and Fourteenth Amendments to the United States Constitution and in violation of

Article I, Section I, Paragraph 1 and Article I, Section III, Paragraph 1(a) of the Constitution of

Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

11
SGR/72271689.1
V. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Annexation,

Rezoning, and Future Land Use Map Amendment Applications at issue be approved. The

Applicant also invites and welcomes any comments from Staff or other officials of the City of

Stockbridge so that such recommendations or input might be incorporated as conditions of

approval.

This 18th day of April, 2025.

Respectfully submitted,

Dennis J. Webb, Jr.
Kathryn M. Zickert
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

12
SGR/72271689.1
N/F
JODECO/1-75 ASSOCIATES LLC
TAX ID: 052-01019000
DB 10119, PG 99
N/F ZONED: C2
HARAWAY JENNIFER L & WESLEY E
TAX ID: 052-01017000 15'SIDE SETBACK

DB 11862, PG 51
N/F
ZONED: RA
COOK BRYAN
TAX ID: 052-01020001
DB 9390, PG 143
ZONED: C3

15' SIDE SETBACK

N/F
ANMOL CHHINA INC
TAX ID: 052-01018003
DB 11441, PG 280
ZONED: RA

N/F
POND JODECO/I-75 ASSOCIATES LLC C/O JEFFREY COHEN
TAX ID: 052-01021000
N/F DB 10140, PG 62
ANMOL CHHINA INC ZONED: C2
TAX ID: 052-01018000
DB 11441, PG 280
ZONED: RA

20' REAR SETBACK

ANNEXATION, REZONING & FUTURE
LAND USE MAP AMENDMENT
JODECO ROAD MULTI-FAMILY
UNICORPORATED HENRY COUNTY, GA
PREPARED FOR:
POND EMORY EQUITY, LLC.
PREPARED BY:

15'SIDE SETBACK

N/F N/F N/F 5553 Peachtree Road • Suite 175
EMSON INVESTMENT PROP LLC AMSDELL STORAGE VENTURES XXXV LLC MARKETPLACE STOREFRONTS LLC Chamblee, GA 30341 • 470.893.1700

TAX ID: 053-01022000 TAX ID: 053-01017051 TAX ID: 053-01017005 www.thomasandhutton.com
DB 12168, PG 119 DB 14093, PG 1 DB 10837, PG 95
ZONED: C1 ZONED: C3 ZONED: C2 JOB NO: J-0000 DATE: 01/15/2025
DRAWN: JHS SCALE: 1" = 60'
REVIEWED: ACW SHEET: EX

TO: City of Stockbridge Mayor and City Council
City of Stockbridge Planning Commission

FROM: Gordon Linton, Senior Planner

CC: Ryan Anderson, Community Development Director

DATE: November 20, 2025 (Planning Commission); December 8, 2025 (Mayor/Council)

SUBJECT: #CP-2025-03 for 0 & 2220 Jodeco Road (To be located in Council District 5)

Summary of Request: The applicant requests approval of a Comprehensive Plan Amendment
for 0 and 2220 Jodeco Road to assign the High-Density Residential future land use designation.
The property is currently designated High-Density Mixed-Use under Henry County’s Future Land
Use Map and is located in unincorporated Henry County. The amendment would support the
development of a 321-unit multifamily residential community. The applicant has also submitted
associated requests for Annexation (AX-2025-02) and Rezoning (RZ-2025-04) to bring the
property into the City and apply the MFR (Multi-Family Residential) zoning district consistent
with the proposed future land use designation.

I. PURPOSE

The applicant, Arthur Lynn Emory Equity, LLC, represented by Smith, Gambrell & Russell, LLP,
has submitted a Comprehensive Plan Amendment application (CP-2025-03) to request that the
properties located at 0 and 2220 Jodeco Road be assigned the City of Stockbridge’s future land
use designation of “High-Density Residential” to allow for the construction of a multifamily
residential development. Currently, the properties are located in unincorporated Henry County,
and they would first need to be annexed into the City of Stockbridge before CP-2025-03 could
be approved. The properties’ current Henry County Future Land Use designation is “High-
Density Mixed-Use.”

The applicant has also submitted two related applications for the subject properties to request
annexation and rezoning. For Annexation Case #AX-2025-02, the applicant requests to annex
the properties from Henry County into the City. For Rezoning Case #RZ-2025-04, the applicant
requests to rezone the properties from Henry County’s C-3 (Heavy Commercial District) to the
City of Stockbridge’s MFR (Multi-Family Residential) District.

CP-2025-03 for 0 & 2220 Jodeco Road

II. PROPERTY INFORMATION

Proposed Development Development of multi-family development (321 units)

Site Address 0 & 2220 Jodeco Road

#052-01020001 (0 Jodeco Road)
Parcel Identification
#052-01020000 (2220 Jodeco Road)

#052-01020001 (3.501 acres)
Parcel Acreage
#052-01020000 (21.494 acres)

Arthur Lynn Emory Equity, LLC
Applicant

Smith, Gambrell, & Russell, LLP
Agent:

Owner Kenneth Butcher

High-Density Mixed-Use
County Future Land Use Designation

High-Density Residential
Assigned City Future Land Use Designation

12.8 units per acre
Number of Proposed Units Per Acre

The property is currently vacant with mostly wooded
Current Use
areas and has a large central lake.

CP-2025-03 for 0 & 2220 Jodeco Road

SURROUNDING LAND USE DESIGNATIONS

Location Existing Land Use Existing Future Land Use
Designation
Mixed Use
Property to the North Vacant
(Henry County)
High-Density Mixed Use
Bridges of Jodeco
Property to the South (City of Stockbridge)
High-Density Mixed Use
(City of Stockbridge)
Vacant
Property to the East Mixed Use
(Henry County)
Plantation Walk Subdivision
Medium Density Suburban
(Henry County)
Property to the West (Henry County)

The table above identifies the existing land uses and future land use designations of properties
surrounding the subject site. The area is characterized by a mixture of vacant land, established
residential neighborhoods, and large-scale mixed-use developments within both the City of
Stockbridge and unincorporated Henry County. To the north, the property is bordered by vacant
land designated Mixed Use under Henry County’s Future Land Use Map. To the south, the site
abuts the Bridges of Jodeco development, which is designated High-Density Mixed Use under
the City’s Future Land Use Map. To the east, the adjacent properties are vacant and carry both
High-Density Mixed Use (City of Stockbridge) and Mixed Use (Henry County) designations. To
the west, the property borders the Plantation Walk Subdivision located in Henry County, which is
designated Medium-Density Suburban. Collectively, these designations indicate a transitional
area where mixed-use and higher-density residential developments are blending with established
suburban neighborhoods, supporting the suitability of the proposed High-Density Residential
designation for the subject property.

SURROUNDING LAND USE DENSITIES

Name of Subdivision/Development Number Estimated Density
of Units Per Acres

Argento at the Bridges 306 20 units per acre

Marketplace Storefronts, LLC. 320 16 units per acre

Thompson Thrift Multifamily 214 10 units per acre

Townhomes (Bridges of Jodeco) 140 9 units per acre

CP-2025-03 for 0 & 2220 Jodeco Road

Plantation Walk (Henry County) 74 3 units per acre

Walden (Henry County) 259 2 units per acre

Subject Property 321 12.8 units per acre

The table above identifies the density characteristics of existing and proposed residential
developments in the vicinity of the subject property. The surrounding area exhibits a range of
residential intensities, reflecting a gradual transition from high-density mixed-use developments
near Jodeco Road to lower-density suburban neighborhoods farther west. Developments such as
Argento at the Bridges (20 units per acre), Marketplace Storefronts, LLC. (16 units per acre), and
Thompson Thrift Multifamily (10 units per acre) represent the corridor’s emerging pattern of urban-
style, multifamily living. The nearby Townhomes at the Bridges of Jodeco (9 units per acre) provide
attached housing options, while Plantation Walk (3 units per acre) and Walden (2 units per acre)
illustrate the lower-density residential pattern typical of unincorporated Henry County. The proposed
development for the subject property, at 12.8 units per acre, falls within this established range and
appropriately balances the surrounding densities. This level of intensity supports the City’s goal of
promoting compact residential growth within proximity to employment, transportation, and retail
centers while providing a compatible transition to adjoining neighborhoods.

III. Findings of Facts

1. The applicant has also submitted a companion Rezoning application (RZ-2025-04) to assign
the MFR (Multi-Family Residential) zoning district to the property following annexation into
the City of Stockbridge. The rezoning request is intended to allow the construction of a
multifamily residential development consisting of 321 units with associated amenities and
open space.

2. The surrounding future land use designations in the vicinity of the subject properties include
High-Density Mixed-Use (City of Stockbridge) to the east and south, Mixed Use (Henry
County) to the north, and Medium-Density Suburban (Henry County) to the west. These
designations reflect a transition from commercial and mixed-use corridors along Jodeco
Road to residential neighborhoods within unincorporated Henry County.

3. The surrounding zoning classifications in the area consist of C-2 (General Commercial) and
C-3 (Heavy Commercial) in Henry County; RA (Residential-Agricultural) and PD (Planned
Development) districts for nearby subdivisions such as Plantation Walk and Walden; and
MFR (Multi-Family Residential) and PUD (Planned Unit Development) within the City of
Stockbridge. The vicinity of the area therefore exhibits a mix of residential and commercial
zoning, with the proposed MFR district providing an appropriate transition between existing
neighborhoods and the higher-intensity mixed-use developments along Jodeco Road.

4. The subject properties are located along Feucht Drive, which will connect directly to the I-
75 Western Parallel Connector, a GDOT-approved major roadway currently under design.
Once completed, the Connector will enhance mobility, provide improved access to Jodeco

CP-2025-03 for 0 & 2220 Jodeco Road

Road, and support future development within the surrounding corridor.

5. The Henry County Water Authority has confirmed that water service can be made available
to the site through a line extension, and sanitary sewer service will be accessible via a future
gravity line associated with the Western Parallel Connector project.

6. The subject site is physically suitable for development, with moderate topography and an
existing central lake that will be preserved as part of the project’s open space and
stormwater management system.

7. In accordance with the Unified Development Code and state law, a public notice sign was
posted on the subject property on November 5, 2025, and legal advertisements were placed
in the Henry Herald to announce the public hearing dates before the Planning Commission
and City Council.

CP-2025-03 for 0 & 2220 Jodeco Road

IV. MAPS AND ILLUSTRATIONS

AERIAL PHOTO OF THE SUBJECT PROPERTY

CP-2025-03 for 0 & 2220 Jodeco Road

2025 CITY OF STOCKBRIDGE ZONING MAP

CP-2025-03 for 0 & 2220 Jodeco Road

2025 CITY OF STOCKBRIDGE FUTURE LAND USE MAP

CP-2025-03 for 0 & 2220 Jodeco Road

CP-2025-03 for 0 & 2220 Jodeco Road
10

AERIAL PHOTO OF THE VICINITY, OVERLAIN BY THE SITE PLAN

V. PROPOSED DEVELOPMENT

The applicant, Arthur Lynn Emory Equity, LLC, is proposing to build a multi-family development
at 2220 Jodeco Road. The proposed development will consist of 321 units on 24.995 acres with
a density of 12.84 units per acre. The building will be a maximum height of 65 feet. The buildings
are three stories tall and are designed with a mixture of stone and siding. The front of the building
includes large windows, covered balconies, and very detailed rooflines. The proposed setbacks
that are shown in the site plan include a 60-foot front yard setback, a 20-foot rear yard setback,
and a 15-side yard setback.

The proposed development features a large central lake that is the focal point of the site plan.
The lake is surrounded by walking paths, meditation garden, a dog park, and a lakeside amenity
space designed for residents. Several other amenities include a clubhouse and a pool. A
decorative bridge is also featured in the site plan that will provide both vehicle and pedestrian
access across the lake. The proposed development will incorporate approximately 15.97 acres
or 63.9% of the overall property. The open space includes the preservation of natural vegetation
within the onsite stream buffer, the existing lake and providing landscaped areas throughout the
development.

The proposed multifamily development includes 167 one-bedroom units, 138 two-bedroom units,

CP-2025-03 for 0 & 2220 Jodeco Road
11

and 15 three-bedroom units. The mix of units types results in a total of 535 parking spaces.

The development will be accessed from the future I-75 Western Parallel Connector, which is
anticipated to be completed in 2026 and will serve as the primary entrance for the development.
Until that time, the development will temporarily have access to Jodeco Road through a 50-foot
perpetual ingress/egress via Feucht Drive. Once the I-75 Western Parallel Connector is
completed in November 2026, the easement will provide access to the new roadway. In addition,
the proposed site plan includes connectivity throughout and a connection to the future sidewalks
and trails along the I-75 Western Parallel Connector.

VI. ANALYSIS OF REQUEST

The applicant requests a Comprehensive Plan Amendment to change the subject property’s
future land use designation from Henry County’s High-Density Mixed-Use to the City of
Stockbridge’s High-Density Residential to allow for the construction of a multifamily residential
development with 321 multifamily units. Four factors were examined to analyze this request, as
discussed below.

1. Consistency with the Comprehensive Plan. The 2024–2028 Five-Year Update to the City of
Stockbridge Comprehensive Plan emphasizes the importance of expanding housing opportunities
across a range of densities and price points to meet growing demand. The plan specifically
encourages higher-density residential development in areas proximate to major transportation
corridors, employment centers, and mixed-use activity nodes.

The proposed High-Density Residential future land use designation for 0 and 2220 Jodeco Road
supports these goals by allowing for a multifamily residential community at a density of
approximately 12.8 units per acre, which falls squarely within the Comprehensive Plan’s
recommended density range of 8 to 16 dwelling units per acre for this category. The development
will introduce 321 apartment units designed with on-site amenities, a preserved lake, landscaped
open space, and pedestrian connectivity—features consistent with the Plan’s objective to promote
walkable and livable neighborhoods.

Additionally, the project aligns with the Housing Element of the Comprehensive Plan, which calls
for increased housing diversity and the creation of high-quality residential environments that
appeal to a broad demographic, including young professionals, small families, and retirees. The
proposed development’s location along the Jodeco Road corridor, near the I-75 Western Parallel
Connector, reinforces the City’s goal of situating higher-density residential uses in areas with
strong access to transportation infrastructure and nearby commercial services.

In summary, the requested Comprehensive Plan Amendment is consistent with the intent and
policies of the 2024–2028 Comprehensive Plan and will help advance the City’s housing and land-
use objectives by supporting infill growth and sustainable urban form.

Population Goals: To determine areas, appropriate for annexation.
Community
Goals and Population Policies: Maintain a family friendly environment and focus on
Policies attracting and retaining young adults.

CP-2025-03 for 0 & 2220 Jodeco Road
12

(pg. 42-44) Housing Policies: Provide a mixture of housing options to attract young
professionals, single people, and small families.

Future Land Use Goals: To establish land use designations that meet the
needs of the City and are consistent with the new UDC.

2. Relation to the Zoning of the Property. The applicant has concurrently submitted a Rezoning
request (RZ-2025-04) to assign the MFR (Multi-Family Residential) zoning district upon annexation
into the City. The requested High-Density Residential future land use designation directly supports
this zoning classification. Page 50 of the 2024 Comprehensive Plan identifies MFR as one of the
primary zoning districts consistent with the High-Density Residential category, providing a
seamless policy foundation between the City’s Future Land Use Map and its Unified Development
Code (UDC).

Surrounding land uses and zoning districts further reinforce the appropriateness of this
relationship. Adjacent areas to the north, east, and south are characterized by High-Density Mixed-
Use and Planned Unit Development (PUD) designations, while areas to the west within
unincorporated Henry County include Residential-Agricultural (RA) and Planned Development
(PD) neighborhoods such as Plantation Walk and Walden. The proposed MFR zoning will serve
as a compatible transition between these existing lower-density subdivisions and the more intense
commercial and mixed-use developments along Jodeco Road, such as The Bridges of Jodeco and
Argento at the Bridges Apartments.

By aligning the City’s High-Density Residential land use policy with the MFR zoning district, the
amendment ensures consistency across planning instruments and facilitates implementation of
the City’s vision for balanced, mixed residential environments supported by nearby amenities and
infrastructure.

3. Suitability of the Site’s Location. The subject properties are well-suited for designation as
High-Density Residential based on their physical characteristics, accessibility, and surrounding
development context. The combined acreage of approximately 24.995 acres includes gently
rolling topography and an existing central lake that provides both a scenic focal point and an
effective natural stormwater management feature. The configuration of the site allows for a
cohesive master-planned residential community with internal circulation, open space integration,
and direct pedestrian linkages.

The location benefits from excellent regional connectivity. The site fronts Feucht Drive, which will
tie directly into the Western Parallel Connector, a major GDOT roadway currently under design
that will provide a north-south route connecting Jonesboro Road to Hudson Bridge Road. Once
completed, the Connector will significantly enhance mobility, reduce congestion on Jodeco Road,
and improve access to local commercial destinations and Interstate 75.

From a land-use perspective, the subject properties are surrounded by compatible high-density
and mixed-use developments. The Bridges of Jodeco mixed-use development and Argento at the
Bridges Apartments are located nearby, while existing subdivisions such as Plantation Walk and
Walden provide a lower-density residential context. The proposed High-Density Residential
designation thus represents a logical extension of the City’s urban growth pattern and provides
an appropriate transition between commercial, mixed-use, and lower-density residential districts.

CP-2025-03 for 0 & 2220 Jodeco Road
13

4. Maintaining the Current Land Use Designation. The properties are currently assigned the
High-Density Mixed-Use (HDMU) designation under the Henry County Future Land Use Map,
which permits a blend of commercial and residential development typically exceeding five units
per acre. While that designation accommodates some residential activity, the proposed
multifamily community is more consistent with the City of Stockbridge’s High-Density Residential
designation, which focuses on residential use and permits densities between 8 and 16 units per
acre.

The City’s 2024 Comprehensive Plan describes the High-Density Residential category as being
“intended primarily for multi-story condominiums, apartments, and planned townhome
developments,” serving as a transitional land use between mixed-use centers and medium-
density neighborhoods. The proposed development’s planned density of 12.8 units per acre fits
squarely within this range and exemplifies the design characteristics envisioned by the Plan—
compact, walkable, and well-integrated with surrounding development.

Maintaining the existing Henry County designation would be inconsistent with the City’s land-use
strategy for this corridor, as the proposed use is strictly residential and does not include
commercial or retail components typical of the Mixed-Use category. Reassigning the property to
the High-Density Residential classification ensures policy alignment, reinforces the City’s planned
growth framework, and promotes a cohesive transition between existing developments in the
Jodeco corridor.

VII. CONCLUSION AND RECOMMENDATION

This Staff Report has demonstrated that the requested Comprehensive Plan Amendment for 2220
Jodeco Road, via CP-2025-03, would be necessary and desirable for the subject property, in
conjunction with the requested rezoning of the property to MFR via RZ-2025-04, to allow for the
proposed multifamily residential development. Therefore, the Planning and Zoning staff
recommends the APPROVAL of CP-2025-03.

CP-2025-03 for 0 & 2220 Jodeco Road
FOUND 6" X 6" FOUND 6" X 6"
LEGAL DESCRIPTION CONCRETE N:1268538.443
N/F
JODECO/1-75 ASSOCIATES LLC CONCRETE
82
LEGEND
TRACT 1 E:2278918.439 TAX ID: 052-01019000
MONUMENT MONUMENT 0
A = ARC LENGTH
ALL CHAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, AS SHOWN ON A PLAT OR SURVEY POB TRACT 2 DB 10119, PG 99
ZONED: C2 B/L = BUILDING SETBACK LINE
DATED APRIL 12, 1976 FOR TRAVEL CAMP, INC., BY GRIFFIN ENGINEERING COMPANY, E.C-, BEARING THE CERTIFICATE OF ROBERT S. MITCHELL, R.L.S. NO. 1580, N/F S 89°17'50" E 243.55' IPF 1/2" RB 825
RECORDED IN PLAT BOOK 6, PAGE 206, HENRY COUNTY RECORDS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOW: HARAWAY JENNIFER L & WESLEY E C/L = CENTERLINE
TAX ID: 052-01017000 S 89°18'55" E 665.23' CALC = CALCULATED POINT

S 00°52'40" W 208.65'
TO FIND THE POINT OF BEGINNING, COMMENCE AT THE INTERSECTION OF THE COMMON CORNERS OF LAND LOTS 51, 52, 77 AND 78 OF THE 6TH DISTRICT OF HENRY DB 11862, PG 51 CB = CATCH BASIN
830
COUNTY, GEORGIA, AND RUN THENCE EAST ALONG THE SOUTH LINE OF LAND LOT 51 AND THE NORTH LINE OF LAND LOT 79, 50 FEET TO THE POINT OF BEGINNING; ZONED: RA
CHB = CHORD BEARING
TRACT 2
3.501 ACRES
RUNNING THENCE SOUTH 89 DEGREES 15 MINUTES 5 SECONDS EAST ALONG THE SOUTH LINE OF LAND LOT 51 AND THE NORTH LINE OF LAND LOT 79, 908.8 FEET, TO
A CONCRETE MONUMENT; THENCE NORTH 0 DEGREES 56 MINUTES 0 SECONDS EAST 1198.29 FEET ALONG OTHER PROPERTY OF BAB H. EVANS AND CHARLES J. CHL = CHORD LENGTH
835
152,503 SQFT
WATERS TO A CONCRETE MONUMENT; THENCE NORTH 89 DEGREES 15 MINUTES 5 SECONDS WEST ALONG OTHER PROPERTY OF BOB H. EVANS AND CHARLES J. N/F CMP = CORRUGATED METAL PIPE
WATERS 908.8 FEET TO A CONCRETE MONUMENT; THENCE SOUTH 0 DEGREES 56 MINUTES 0 SECONDS WEST, ALONG OTHER PROPERTY OF BOB H. EVANS AND COOK BRYAN D = DELTA ANGLE
CHARLES J. WATERS, 1198.29 FEET TO THE DIVIDING LINE BETWEEN LAND LOT 51 AND LAND LOT 78, TO A CONCRETE MONUMENT AND THE POINT OF BEGINNING,

N 00°52'40" E 208.65'
TAX ID: 052-01020001 DB = DEED BOOK
BEING SHOWN AS 25 ACRES ON A PLAT OF SURVEY MADE FOR TRAVEL CAMP, INC. BY ROBERT S. MITCHELL, R.L.S., DATED APRIL 22, 1976.
780 790

S 00°52'07" W 480.11'
DB 9390, PG 143 FDC = FIRE DEPARTMENT CONNECTION
785 795 ZONED: C3
TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 1 AS CONTAINED IN THAT CERTAIN WARRANTY DEED FROM COLORADO PINES CAMPING RESORT, A N/F 800 810 815 FH = FIRE HYDRANT
COLORADO PARTNERSHIP COMPOSES OF VAN PALMER AND DOUGLAS GAVRICH, TO GLENN D. COOK AND CAROL J. COOK, DATED MARCH 6, 1989, FILED MARCH 8, ANMOL CHHINA INC 820 825 830
75 GDOT = GEORGIA DEPARTMENT OF TRANSPORTATION
1989 AND RECORDED IN DEED BOOK 1041, PAGE 44, AFORESAID RECORDS; TAX ID: 052-01018003 'C
OU 0 GV = GAS VALVE
DB 11441, PG 280 NT 835 84
ZONED: RA YI HW = HEADWALL
LESS AND EXCEPT ANY PORTION OF THE PROPERTY SET FORTH ABOVE CONTAINED WITHIN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL
J. COOK AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR
MP IPF 1/2" RB N 89°16'18" W 615.33' IPF 1/2" RB IE = INVERT ELEVATION
ER
VI
TABLE A ITEMS:
50
COURT OF HENRY COUNTY, GEORGIA. 'S OU S 89°16'18" E 615.33' IPF = IRON PIN FOUND
UW S
BU
805 IPP = IRON PIN PLACED
25 B
TRACT 2 775

S 00°52'56" W 270.63'
'S FF
UW ER L.L.L. = APPARENT LAND LOT LINE
780 B LL = LAND LOT
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6 DISTRICT OF HENRY COUNTY, GEORGIA, AS SHOWN ON SURVEY DATED JUNE 5,
2006 FOR BRYAN COOK & SUNTRUST BANK BY SOUTHERN SURVEYORS (WALTER F. PRINCE, RLS NO. 2808), AND BEING MORE PARTICULARLY DESCRIBED AS N/F = NOW OR FORMERLY
FOLLOWS: 25 845
' SU OHW = OVERHEAD WIRE
TO FIND THE POINT OF BEGINNING, COMMENCE AT THE INTERSECTION OF THE NORTHWESTERLYMOST CORNER OF THE TERMINUS OF FEUCHT ROAD 75 785 W
RIGHT-OF-WAY (BEING A 50 FOOT RIGHT-OF-WAY) WITH THE SOUTH LAND LOT LINE OF SAID LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA; RUN 'C 50 B OTP = OPEN TOP PIPE

N 00°52'56" E 270.63'
OU UW
THENCE NORTH 86 DEGREES 35 MINUTES 33 SECONDS WEST ALONG SAID SOUTH LAND LET LINE A DISTANCE OF 651.11 FEET TO A POINT, AND RUN THENCE NORTH NT P/L = PROPERTY LINE
Y B
03 DEGREES 35 MINUTES 29 SECONDS EAST 718.18 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR) WHICH IS THE TRUE POINT OF BEGINNING; FROM THE TRUE IM PB = PLAT BOOK
POINT OF BEGINNING THUS DETERMINED, RUN THENCE NORTH 86 DEGREES 10 MINUTES 31 SECONDS WEST 50.00 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); 79 PE PG = PAGE
0 RV
RUN THENCE NORTH 03 DEGREES 35 MINUTES 29 SECONDS EAST 270.63 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE NORTH 86 DEGREES 33 IO
MINUTES 05 SECONDS WEST 615.38 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE NORTH 03 DEGREES 35 MINUTES 29 SECONDS EAST 208.56 FEET US POB = POINT OF BEGINNING
TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE SOUTH 86 DEGREES 35 MINUTES 33 SECONDS EAST 665.38 FEET TO AN IRON PIN FOUND IN A CONCRETE BU POC = POINT OF COMMENCEMENT
795 FF
MONUMENT; RUN THENCE SOUTH 03 DEGREES 35 MINUTES 29 SECONDS WEST 479.99 FEET TO AN IRON PIN PLACED WHICH IS THE TRUE POINT OF BEGINNING. ER IPP 1/2" RB PP = POWER POLE

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 2 AS CONTAINED IN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL J. COOK
L2 R = RADIUS

L.L.L.
R/W = RIGHT OF WAY
AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR COURT
800
IPP 1/2" RB
OF HENRY COUNTY, GEORGIA.
"POINT A" L1 R/WM = RIGHT OF WAY MONUMENT
L6 RB = REBAR
RBC = REBAR & CAP
805 RCP = REINFORCED CONCRETE PIPE

LEGAL DESCRIPTION

N 00°51'53" E 1197.98'
RE = RIM ELEVATION
S 88°54'07" E SMH = SANITARY SEWER MANHOLE
50.00'

Phone 770-957-4614 / Email office@ironstonesurveying.com
TRACT 1 0 SQFT = SQUARE FEET
81 SUWB = STATE UNDISTURBED WATERS BUFFER
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS LAKE WV = WATER VALVE

96 Ernest Biles Drive, Jackson, Georgia 30233
FOLLOWS: C
COMMENCING AT A POINT FORMED BY THE INTERSECTION OF LAND LOTS 51, 52, 77, & 78; N/F 8 15
THENCE ALONG THE SOUTH LINE OF LAND LOT 51 S89°17'27"E A DISTANCE OF 50.00 FEET TO A FOUND CONCRETE MONUMENT AND THE POINT OF BEGINNING; ANMOL CHHINA INC
THENCE N00°51'53"E A DISTANCE OF 1,197.98 FEET TO A FOUND CONCRETE MONUMENT; THENCE S89°17'50"E A DISTANCE OF 243.55 FEET TO A FOUND 1/2" REBAR; TAX ID: 052-01018000 12 C
THENCE S00°52'40"W A DISTANCE OF 208.65 FEET TO A FOUND 1/2" REBAR; THENCE S89°16'18"E A DISTANCE OF 615.33 FEET TO A FOUND 1/2" REBAR; THENCE 2
DB 11441, PG 280
S00°52'56"W A DISTANCE OF 270.63 FEET TO A SET 1/2" REBAR, ALSO KNOWN AS "POINT A"; THENCE S88°54'07"E A DISTANCE OF 50.00 FEET TO A SET 1/2" REBAR;
ZONED: RA 820 11 13
THENCE S00°51'53"W A DISTANCE OF 718.18 FEET TO A SET 1/2" REBAR; THENCE N89°17'27"W A DISTANCE OF 908.75 FEET TO A FOUND CONCRETE MONUMENT WHICH
IS THE POINT OF BEGINNING.
SAID LAND HAVING AN AREA OF 936,281 SQUARE FEET, 21.494 ACRES, MORE OR LESS.

TOGETHER WITH A 50-FOOT PERPETUAL NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
825 815
82

S 00°51'53" W 718.18'
BEGINNING AT THE POINT KNOWN AS "POINT A" DESCRIBED ABOVE THENCE N00°52'56"E A DISTANCE OF 50.00 FEET TO A POINT; THENCE S88°53'53"E A DISTANCE OF 5 5
82 83
90.42 FEET TO A POINT ON A CIRCULAR CURVE TO THE RIGHT; THENCE ALONG SAID CIRCULAR CURVE HAVING A RADIUS OF 657.27 AN ARC DISTANCE OF 999.24 FEET,
SAID CURVE BEING SUBTENDED BY A CHORD BEARING S45°21'06"E FOR A DISTANCE OF 905.75 FEET TO A POINT; THENCE S01°53'53"E A DISTANCE OF 139.25 FEET TO
A POINT; THENCE N89°18'55"W A DISTANCE OF 50.00 FEET TO A POINT; THENCE N01°53'53"W A DISTANCE OF 139.25 FEET TO A POINT ON A CIRCULAR CURVE TO THE 830 83 0
LEFT; THENCE ALONG SAID CIRCULAR CURVE HAVING A RADIUS OF 607.27 AN ARC DISTANCE OF 920.91 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING 84
N45°26'49"W FOR A DISTANCE OF 835.17 FEET TO A POINT; THENCE N88°53'53"W A DISTANCE OF 40.43 FEET TO A SET 1/2" REBAR; THENCE S88°54'07"E A DISTANCE OF
50.00 FEET TO THE POINT OF BEGINNING KNOWN AS "POINT A". 835
SAID LAND HAVING AN AREA OF 59,443 SQUARE FEET, 1.365 ACRES, MORE OR LESS.

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 1 AS CONTAINED IN THAT CERTAIN WARRANTY DEED FROM COLORADO PINES CAMPING RESORT, A 0
84
COLORADO PARTNERSHIP COMPOSES OF VAN PALMER AND DOUGLAS GAVRICH, TO GLENN D. COOK AND CAROL J. COOK, DATED MARCH 6, 1989, FILED MARCH 8, TRACT 1
1989 AND RECORDED IN DEED BOOK 1041, PAGE 44, AFORESAID RECORDS;
N/F 81
LESS AND EXCEPT ANY PORTION OF THE PROPERTY SET FORTH ABOVE CONTAINED WITHIN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL COOK GLENN D CAROL J & JULIA A 5
J. COOK AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR TAX ID: 052-01020000 N/F
COURT OF HENRY COUNTY, GEORGIA. DB 5307, PG 170 5 JODECO/I-75 ASSOCIATES LLC C/O JEFFREY COHEN
845 ZONED: C3
82
TAX ID: 052-01021000
83 82
TRACT 2 0 0 DB 10140, PG 62

ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS 21.494 ACRES 83
ZONED: C2

936,281 SQFT
FOLLOWS:
R/WM R/WM
84
COMMENCING AT A POINT FORMED BY THE INTERSECTION OF LAND LOTS 51, 52, 77, & 78; THENCE ALONG THE SOUTH LINE OF LAND LOT 51 S89°17'27"E A DISTANCE 84 0
OF 50.00 FEET TO A FOUND CONCRETE MONUMENT; THENCE N00°51'53"E A DISTANCE OF 1,197.98 FEET TO A FOUND CONCRETE MONUMENT; 850
THENCE S89°17'50"E A DISTANCE OF 243.55 FEET TO A FOUND 1/2" REBAR AND THE TRUE POINT OF BEGINNING; THENCE S89°18'55"E A DISTANCE OF 665.23 FEET TO A
FOUND CONCRETE MONUMENT; THENCE S00°52'07"W A DISTANCE OF 480.11 FEET TO A SET 1/2" REBAR; THENCE N88°54'07"W A DISTANCE OF 50.00 FEET TO A SET 1/2" S 89°17'27" E 85
REBAR KNOWN AS "POINT A"; THENCE N00°52'56"E A DISTANCE OF 270.63 FEET TO A FOUND 1/2" REBAR; THENCE N89°16'18"W A DISTANCE OF 615.33 FEET TO A
LL 50.00'

ALTA/NSPS LAND TITLE SURVEY
FOUND 1/2" REBAR; THENCE N00°52'40"E A DISTANCE OF 208.65 FEET TO A FOUND 1/2" REBAR AND THE TRUE POINT OF BEGINNING. 85

IPP 1/2" RB
SAID LAND HAVING AN AREA OF XX,XXX SQUARE FEET, X.XXX ACRES, MORE OR LESS. 52 5

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 2 AS CONTAINED IN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL J. COOK LAKE L5 L3
LL

IN LAND LOT 51, DISTRICT 6, HENRY COUNTY, GEORGIA
AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR COURT
OF HENRY COUNTY, GEORGIA. POC 51 860
R/WM
IPF 5/8" RB N 89°17'27" W 908.75' L.L.L. R/WM L4
LL LL POB TRACT 1
SCHEDULE B-II EXCEPTIONS 77 78
FOUND 6" X 6"
CONCRETE
860
85
830
83
R/WM
R/WM

MONUMENT

FOR EMORY EQUITY, LLC
N/F N:1267343.590
EMSON INVESTMENT PROP LLC E:2278656.826
TAX ID: 053-01022000
DB 12168, PG 119 N/F
ZONED: C1 AMSDELL STORAGE VENTURES XXXV LLC
TAX ID: 053-01017051
DB 14093, PG 1
ZONED: C3

R/WM
LINE TABLE
LINE BEARING DISTANCE N/F
L1 N 00°52'56" E 50.00' MARKETPLACE STOREFRONTS LLC
L2 S 88°53'53" E 90.42' TAX ID: 053-01017005
DB 10837, PG 95
L3 S 01°53'53" E 139.25' CURVE TABLE ZONED: C2
L4 N 89°18'55" W 50.00' CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE
L5 N 01°53'53" W 139.25' C1 657.27' 999.24' 905.75' S 45°21'06" E 087°06'21"
L6 N 88°53'53" W 40.43' C2 607.27' 920.91' 835.17' N 45°26'49" W 086°53'15"

LOCATION MAP R/WM

V E R/WM

THIS
SYMBOL LEGEND
R I
SURVEY
= CONCRETE
D R/WM R/WM

T R/WM
= ASPHALT PAVEMENT
= BUILDING OUTLINE
= APPROXIMATE WETLANDS
= IRON PIN FOUND
CH
= IRON PIN PLACED (1/2" REBAR)
= BOUNDARY POINT
EU R/WM
= IPF CONCRETE MONUMENT
= OVERHEAD WIRE
= BLUE UTILITY PAINT
NOTES: F R/WM
R/WM
ORIGINAL PLAT DATE
= YELLOW UTILITY PAINT
= UNDERGROUND SEWER LINE
R/WM N 08/25/2022
= RIGHT-OF-WAY R/WM SCALE
= CENTERLINE OF ROAD 1" = 100'
= LAND LOT LINE DRAWN BY
= C/L OF CREEK
SJL
= DIRECTION OF PIPE CHECKED BY
R/WM
JPH
ORIGINAL FIELD DATE
GRID
07/01/2022
R/WM R/WM CREW
RL/AL
FIELD BOOK
R/WM
R/WM FIELD SKETCH
R/WM R/WM R/WM
JODECO R R/WM JOB NO.

OAD
220221
DWG NO.
0' 100' 200' 300'
220221-A
SHEET
SCALE:1"=100' 1 of 1
R/WM
Henry County, GA

Overview

Legend
Parcels
Roads

588 ft

Parcel ID 052- Class Commercial Owner COOK GLENN D & CAROL J Land $1,075,000
01020000 Acreage 21.5 Address & JULIA A & ET AL Value:
Property 2220 1080 RIVERSIDE DRIVE Building $0 Last 2 Sales
Address JODECO WATKINSVILLE, GA 30677 Value: Date Price Reason Qual
RD Misc $0 6/10/2022 $31,800 VL U
District Henry Value: 9/3/2002 $0 U U
County Total $1,075,000
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: 4/17/2025
Last Data Uploaded: 4/17/2025 2:34:03 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

147 ft

Parcel ID 052- Class Commercial Owner COOK BRYAN Land $175,000
01020001 Acreage 3.5 Address 64 SELLERS RD Value:
Property JODECO RD HAZELHURST, GA Building $0 Last 2 Sales
Address 31539 Value: Date Price Reason Qual
District Henry Misc $0 6/7/2006 $0 U U
County Value: n/a $ n/a n/a
Total $175,000
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: 4/17/2025
Last Data Uploaded: 4/17/2025 2:34:03 AM

Developed by
FIRST AMENDED
STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the Annexation, Rezoning and
Future Land Use Map Amendment

of

EMORY EQUITY, LLC.

for

± 24.995 Acres of Land
located in
Land Lot 51
6th District, Henry County

REZONE: C-3 (Henry County) to MFR
FLUMA: HDMU (Henry County) to HDR

Submitted for Applicant by:

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

SGR/72271689.1
I. INTRODUCTION

Emory Equity, LLC (“Applicant”) seeks to annex and rezone ± 24.995 acres of land located

in Land Lot 51, 6th District of Henry County (the “Subject Property”) to allow a multifamily

development. The Subject Property is currently located within unincorporated Henry County, is

zoned Highway Commercial District (C-3) and designated as High-Density Mixed Use on the

Henry County Future Land Use Map. The Applicant files this request to (a) annex the Subject

Property into the City of Stockbridge; (b) rezone the Subject Property to the Stockbridge

designation of MFR (Multi-Family Residential); and (c) amend the Future Land Use Map

designation for the Subject Property to HDR (High Density Residential) under the City’s

Comprehensive Plan.

The Subject Property formerly contained a commercial campground and supporting

facilities but is now vacant with mostly wooded areas and a large central lake. The property

currently has access to Jodeco Road via an access easement along Feucht Drive, however the

easement will provide direct access to the I-75 Western Parallel Connector once it is completed in

2026.1 The Applicant seeks to redevelop the property for 321 multifamily units at a density of

±12.8 units per acre along with amenities and associated site improvements (“Proposed

Development”). The unit sizes and heights will meet the requirements of the MFR district and

will be a mix of 1-, 2- and 3-bedroom units. The parking for the units will be provided through

±424 surface spaces.

The Applicant envisions the Proposed Development as a residential retreat, interweaving

the design into the natural landscape, existing waterscape and providing ample amenities. The

The I-75 Parallel Connector Road is currently under construction as of the date of this application and is
anticipated to be completed by November 2026. Refer to the Georgia Department of Transportation’s website for
Project 0014482: https://www.dot.ga.gov/applications/geopi/Pages/Dashboard.aspx?ProjectID=0014482.

SGR/72271689.1
development will incorporate approximately 15.97 acres, or 63.9% of the overall property, as open

space. The open space includes the preservation of natural vegetation within the onsite stream

buffer, the existing lake and providing landscaped areas throughout the development. In particular,

the Applicant seeks to incorporate the lake as both an aesthetic attraction as well as an amenity for

the residents by incorporating extensive walking paths. The site design also provides pedestrian

connectivity throughout and a connection to future sidewalks and trails along the I-75 Western

Parallel Connector to foster walkability and connectivity to the neighborhood. Additionally, the

Proposed Development will contain other amenities spread throughout the complex including a

clubhouse, pool, dog park, additional walking trails and meditation garden.

The Subject Property is well situated for the proposed multi-family development. The

Jodeco Road corridor to the south is a primarily commercial area with many uses that are

supportive of the proposed residential including restaurant, retail, retail club warehouse, and

grocery. The introduction of modern, attractive multifamily will act to further boost this

commercial node and potentially attract newer business to the area. Examples of the adjacent

commercial uses along Jodeco Road include the Bridges at Jodeco mixed-use development, the

Emson Square Shopping Center and the Compass Self Storage, both located within unincorporated

Henry County and zoned General Commercial District (C-2) and C-3, respectively. Also to the

south is a property zoned Planned Unit District (PUD) in the City of Stockbridge, that was rezoned

in 2023 pursuant to RZ-23-06 for a proposed mixed-use development. To the east and north are

undeveloped properties, zoned C-2 within unincorporated Henry County. To the west, the Subject

Property borders a ±11.43-acre parcel developed with one single family home, which is zoned

Residential Agricultural (RA) within unincorporated Henry County. The proposed multi-family

development and the requested MFR zoning will act as a transition in intensity from the

SGR/72271689.1
commercial and high-density mixed-use zonings to the existing single-family residential to the

east.

Also to the east, is the I-75 Western Parallel Connector right-of-way which is anticipated

to be the main access point for the Proposed Development once that roadway is completed.

Currently, the Subject Property does not front a right-of-way, but has access to Jodeco Road via a

50-foot wide perpetual ingress/egress easement from Feucht Drive.2 This will only be a temporary

condition during construction since GDOT’s plans indicate that the section of the I-75 Western

Parallel Connector fronting the Subject Property will be completed in 2026, prior to the

construction of the Proposed Development. Although Henry County nor GDOT have given the

roadway a classification the I-75 Western Parallel Connector, a 4-lane road connecting two

arterials, is anticipated to be at least a collector per the GDOT design manual definition.3

The proposed multifamily residences also are aligned with recent residential development

trends within the City of Stockbridge. The City of Stockbridge Comprehensive Plan 2024 (“Comp

Plan”) notes that the city’s residential development has not kept pace with the population growth

and that the city will need at least 800 new residential units within the next 5 years and 1,700 units

by 2040 to meet the current housing demand.4 The Proposed Development is meeting the Comp

Plan’s needs by adding high quality multi-family residential development into the city. In

addition, the proposed multi-family will add to the mix of housing options existing in the area.

Multi-family residences tend to attract younger professionals, empty nesters, and newer residents

to the area that are not ready to purchase a home, demographics that are not currently served by

The right-of-way of Feucht Drive terminates at the northern boundary of Parcel 053-01017005 and access to the
site is extended through the easement.
See GDOT Design Policy Manual, pg. xxxvii (“Collector – Functional classification for a street or highway that
provides a less highly developed level of service than an arterial, at a lower speed for shorter distances by
collecting traffic from local roads and connecting them with arterials.”)
See City of Stockbridge Comprehensive Plan 2024, pg 13.

SGR/72271689.1
the surrounding single-family residences. Many young professionals are choosing apartments in

locations with easy access to employment and retail. The Subject Property meets these needs by

being ideally situated in proximity to Jodeco Road, a large commercial corridor, and a short

distance from other commercial corridors along Jonesboro Road, to the south, and Hudson Bridge

Road, to the north via the proposed I-75 Western Parallel Connector. The Subject Property is in

close proximity to a number of local employers and is a short distance from the on-ramp to I-75

which provides quick access to regional employment centers. In all, the Proposed Development

is a natural and fitting use for the Subject Property and a positive step towards furthering the City’s

long-term goals for growth in the area.

In addition to the annexation and rezoning, the Applicant is requesting an amendment to

the City’s Future Land Use Map to designate the Subject Property as High Density Residential

(HDR) land use. The current Henry County land use designation is High Density Mixed Use

(“Henry County HDMU”). The Henry County HDMU land use allows a density up to 20 units

per acre.5 The Applicant’s request for HDR allows a comparable land use designation under

Stockbridge’s Comp Plan, which allows a density of 16 units per acre. The HDR land use also

is compatible with certain zoning categories, namely MFR.6 Moreover, the Comp Plan notes that

the HDR land use is appropriate transition between mixed-use and low or medium density

residential.7 As noted in the paragraphs above, the Subject Property and its proposed HDR land

use will act as a transition from the high density mixed-use land uses to the south and east and the

existing single family residential in unincorporated Henry County to the west. Thus, the proposed

See Henry County Comprehensive Plan, pg. 90.
See the City of Stockbridge Comprehensive Plan 2024, pg. 50.
Id.

SGR/72271689.1
HDR land use designation is appropriate for the area and allows a development that is aligned with

the Comp Plan’s goals for growth.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications concerning the Subject Property

have been granted.

III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE CITY’S
COMPREHENSIVE PLAN.
Yes. As noted above, concurrent with its request for annexation, the Applicant requests

that the City designate the Subject Property as HDR land use. The Proposed Development is

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

Comprehensive Plan, including:

• To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents;
• Provide a mixture of housing options to attract young professionals, singles, and small
families;
• Reduce the impact of new development through the preservation of greenspace; and
• To ensure that new developments promote a better sense of place and preserve valued
elements of community character.8

See the City of Stockbridge Comprehensive Plan 2024, pgs. 43-44.

SGR/72271689.1
In addition, the HDR designation is compatible with character area designations adjacent

and nearby properties. The existing land use designations in the area consist primarily of Henry

County HDMU (a density of up to 20 units per acre) and HDMU (City of Stockbridge) to the

southeast.

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed multiple-family development will be

compatible with exiting development in the area. In addition, it adds to the diversity of housing

stock in the city attracting a wide range of residents, including younger professionals as noted in

the Comp Plan.

C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Proposed Development will be a positive addition to the area. As noted above, the City

of Stockbridge envisions a mixture of housing options to attract young professionals, singles, and

small families. Existing development in the area, however, consists primarily of commercial and

single-family residential. The proposed multifamily residential will provide modern residential

options and add to the mix of uses in the area, thus furthering the goals of the City of Stockbridge’s

UDC and long-term planning documents.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is surrounded by properties zoned C-2 and C-3 (Henry County),

PUD (City of Stockbridge) and RA (Henry County). In addition, the Subject Property is

surrounded on three sides by properties designated as HDMU on both the Henry County and City

of Stockbridge Future Land Use Maps. The Proposed MFR zoning and HDR land use will act as

SGR/72271689.1
a transition between the HDMU land uses to the south and east and the existing single family

residential to the west. Moreover, some of the existing PUD developments currently under

construction, south of Jodeco Road, contain multi-family residential components, including the

Argento at the Bridges apartments, located approximately 1 mile south of the Subject Property on

the I-75 Western Parallel Connector.9

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed resort-style multifamily community will blend harmoniously with the

surrounding developments. The Applicant is preserving a significant amount of open space that

will buffer the RA zoned property to the west. Additionally, the Applicant will be providing onsite

amenities for the residents as well as amenitized open space in the form of trails, dog parks/runs,

and meditation gardens.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED IN
THE COMPREHENSIVE PLAN.
Yes. The 321 residential units equates to a density of ±12.8 units per acre. This is below

the Comprehensive Plan’s maximum density for the HDR land use of up to 16 units per acre. The

Applicant’s proposed density will allow a development that is fitting for the area and

commensurate with densities allowed in uses surrounding the property. Also see Paragraphs C,

D and E above.

The southern portion of the I-75 Western Parallel Connector is currently constructed from Mt. Olive Road north to
Jodeco Road.

SGR/72271689.1
G. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.
The proposal will benefit the public health, safety and general welfare. The Applicant proposes

to bring the Subject Property into the City, creating a new, vibrant and modern development that

diversifies the housing stock available and advances a number of goals outlined in the City’s

Comprehensive Plan. See, e.g., Comp Plan at pp. 43-44.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant has requested sewer capacity and water availability letters with this application

to demonstrate that water and sewer are available and adequate to serve the Subject Property, along

with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The proposed development will not overly burden existing streets or transportation

facilities. The Applicant used the Institute of Transportation Engineers’ (ITE) Trip Generation

Manual, 9th Edition, to calculate the anticipated number of vehicular trips. The Proposed

Development (ITE Category 223 – Mid-Rise Apartments) is expected to generate ±112.35 trips

during the AM weekday peak hour, ±141.24 trips during the PM weekday peak hour.10 The

proposed number of trips is not expected to overburden the surrounding roadways, however. The

Subject Property will have direct access onto the I-75 Western Parallel Connector which is a

collector roadway and is a short distance from Jodeco Road, a minor arterial. These types of

major roadways are intended for a high volume of traffic and are anticipated to adequately

accommodate the Proposed Development’s minor amount of vehicular trips. Additionally, the

10
Note that the ITE 9th Edition does not provide a daily total trip generation rate for Mid-Rise Apartments.

SGR/72271689.1
Subject Property is approximately one mile from and U.S. Interstate 75, which can provide quick

access to regional transportation. Because the Subject Property is located in proximity to a number

of major roadways, its impact on traffic is anticipated to be minimal.

In addition, the proposed trips are expected to be significantly lower than a development

allowed under the current C-3 zoning. For example, the C-3 district would allow a 150,000 retail

shopping center (ITE Category 820) which would generate approximately 556.5 trips in the PM

peak hour. This is a 294% increase in peak hour vehicular trips over the proposed multifamily

development. Thus, the Proposed Development will have a significantly reduced impact over

what could be constructed under the current C-3 zoning district today.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, residential neighborhood that will deliver quality design and construction, all

of which should “raise-the-bar” for future development on adjacent and nearby properties and

generate renewed interest in the area.

SGR/72271689.1
M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
The property is currently zoned C-2 which restricts development to primarily commercial uses.

The property has seen no redevelopment under its current zoning, likely due to its distance from

Jodeco Road. This separation from the view corridor of major roadways inhibits its attractiveness

for commercial development. In addition, the onsite large lake, limits room for commercial

development and associated parking with little benefit to a commercial use. On the contrary, the

lake is an amenity to a residential development. As a result, the property is likely to remain

undeveloped absent a rezoning to a more fitting residential district.

N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL NEIGHBORHOODS
SHALL CARRY GREATER WEIGHT THAN OTHER FACTORS. WHERE
PROPERTY FRONTS ON A MAJOR THOROUGHFARE AND ALSO ADJOINS
AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD, THE FACTOR OF
PRESERVATION OF THE RESIDENTIAL AREA SHALL CARRY GREATER
WEIGHT.
The current proposal will have not have a negative impact on the integrity of nearby residential

neighborhoods. The Applicant has taken careful consideration in the proposed design and

incorporated appropriate buffers and setbacks to minimize negative impacts, if any, against the

adjacent residential.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district other than

that requested is unconstitutional and contrary to the best interest of the health and welfare of the

citizens of the City of Stockbridge, and constitutes an arbitrary and capricious act. As a result, the

City of Stockbridge Unified Development Code is in violation of Article I, Section I, Paragraphs

1 and 2 of the Constitution of the State of Georgia 1983; Article I, Section III, Paragraph 1 of the

Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of the Constitution of

10
SGR/72271689.1
the State of Georgia, 1983. Furthermore, the current zoning violates the due process clause and

equal protection clauses of the Fifth and Fourteenth Amendments to the Constitution of the United

States of America.

In addition, the current zoning of the Subject Property and any intervening zoning district

other than that requested is unconstitutional in that it renders the Subject Property unusable and

destroys its marketability. Therefore, the current zoning constitutes a taking of the Applicant’s

property without just and adequate compensation and without due process of law in violation of

the Fifth and Fourteenth Amendments to the United States Constitution and in violation of

Article I, Section I, Paragraph 1 and Article I, Section III, Paragraph 1(a) of the Constitution of

Georgia.

The Zoning Ordinance of the City of Stockbridge lacks adequate standards for the City

Council to exercise its power to zone and rezone. In essence, the standards are not sufficient to

contain the discretion of the City Council and to provide the Courts with a reasonable basis for

judicial review. Because the stated standards (individually and collectively) are too vague and

uncertain to provide reasonable guidance to the Mayor and City Council, the Zoning Ordinance

violates the Fifth and Fourteenth Amendments of the Constitution of the United States in matters

of zoning. The Zoning Ordinance also violates Article I, Section III, Paragraph 1; and Article I,

Paragraphs 1 and 2 of the Constitution of State of Georgia, 1983.

Opponents to this request lack standing, have failed to exhaust administrative remedies,

and have waived their rights to appeal by failing to assert legal and constitutional objections.

11
SGR/72271689.1
V. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Annexation,

Rezoning, and Future Land Use Map Amendment Applications at issue be approved. The

Applicant also invites and welcomes any comments from Staff or other officials of the City of

Stockbridge so that such recommendations or input might be incorporated as conditions of

approval.

This 18th day of April, 2025.

Respectfully submitted,

Dennis J. Webb, Jr.
Kathryn M. Zickert
J. Alexander Brock
Attorneys For Applicant

Smith, Gambrell & Russell, LLP
1105 W. Peachtree Street, NE
Suite 1000
Atlanta, Georgia 30309
404-815-3500

12
SGR/72271689.1
N/F
JODECO/1-75 ASSOCIATES LLC
TAX ID: 052-01019000
DB 10119, PG 99
N/F ZONED: C2
HARAWAY JENNIFER L & WESLEY E
TAX ID: 052-01017000 15'SIDE SETBACK

DB 11862, PG 51
N/F
ZONED: RA
COOK BRYAN
TAX ID: 052-01020001
DB 9390, PG 143
ZONED: C3

15' SIDE SETBACK

N/F
ANMOL CHHINA INC
TAX ID: 052-01018003
DB 11441, PG 280
ZONED: RA

N/F
POND JODECO/I-75 ASSOCIATES LLC C/O JEFFREY COHEN
TAX ID: 052-01021000
N/F DB 10140, PG 62
ANMOL CHHINA INC ZONED: C2
TAX ID: 052-01018000
DB 11441, PG 280
ZONED: RA

20' REAR SETBACK

ANNEXATION, REZONING & FUTURE
LAND USE MAP AMENDMENT
JODECO ROAD MULTI-FAMILY
UNICORPORATED HENRY COUNTY, GA
PREPARED FOR:
POND EMORY EQUITY, LLC.
PREPARED BY:

15'SIDE SETBACK

N/F N/F N/F 5553 Peachtree Road • Suite 175
EMSON INVESTMENT PROP LLC AMSDELL STORAGE VENTURES XXXV LLC MARKETPLACE STOREFRONTS LLC Chamblee, GA 30341 • 470.893.1700

TAX ID: 053-01022000 TAX ID: 053-01017051 TAX ID: 053-01017005 www.thomasandhutton.com
DB 12168, PG 119 DB 14093, PG 1 DB 10837, PG 95
ZONED: C1 ZONED: C3 ZONED: C2 JOB NO: J-0000 DATE: 01/15/2025
DRAWN: JHS SCALE: 1" = 60'
REVIEWED: ACW SHEET: EX
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: November 20, 2025 (Planning Commission)

December 8, 2025 (Mayor and Council)

Subject: RZ-2025-04 For 0 & 2220 Jodeco Road (To be located in Council District 5)

Summary of Request: The applicant requests approval to assign the City of Stockbridge’s MFR
(Multi-Family Residential) zoning district to property located at 0 and 2220 Jodeco Road, currently
zoned C-3 (Heavy Commercial District – Henry County). The request would allow the
development of a 321-unit multifamily residential community featuring on-site amenities, open
space, and pedestrian connectivity. The property is in unincorporated Henry County and will
require annexation (AX-2025-02) and a Comprehensive Plan Amendment (CP-2025-03) to
designate the site as High-Density Residential prior to assigning the MFR (Multi-Family
Residential) zoning district.

I. PURPOSE

Consideration of a request to assign the MFR (Multi-Family Residential) zoning district to
property located at 0 and 2220 Jodeco Road to allow for the development of a multifamily
residential community. The applicant proposes to construct a 321-unit apartment development
featuring on-site amenities, open space, and pedestrian connectivity surrounding an existing
lake. The subject properties are currently located in unincorporated Henry County and zoned C-
3 (Heavy Commercial District). The applicant has submitted concurrent applications for
Annexation (AX-2025-02) and a Comprehensive Plan Amendment (CP-2025-03) to assign the
High-Density Residential future land use designation consistent with the proposed MFR zoning
district.

II. PROPERTY INFORMATION

Proposed Use Development of multi-family development (321 units)
# RZ-2025-04 For 0 & 2220 Jodeco Road

Site Address 0 & 2220 Jodeco Road

#052-01020001 (0 Jodeco Road)
Parcel Identification
#052-01020000 (2220 Jodeco Road)

#052-01020001 (3.501 acres)
Parcel Acreage
#052-01020000 (21.494 acres)

Applicant Arthur Lynn Emory Equity, LLC

Agent: Smith, Gambrell, & Russell, LLP

Kenneth Butcher
Owner:

County Zoning of Property C-3 (Heavy Commercial) – Henry County

Assigned City Zoning of Property MFR (Multi-Family Residential)

The property is currently vacant with mostly wooded
Current Use of Property:
areas and has a large central lake.

SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

C-2 (General Commercial) – Henry County Vacant Land
Property to the North

2|Pa ge
# RZ-2025-04 For 0 & 2220 Jodeco Road

C-3 (Heavy Commercial) – Henry County Compass Self-Storage
Property to the South

C-2 (General Commercial) – Henry County Emerson Village

Property to the East C-2 (General Commercial) – Henry County Vacant Land

RA (Residential-Agricultural) – Henry
Vacant Land
County

Property to the West Plantation Walk (Henry
RM (Multifamily residential) - Henry County
County)

PD (Planned Development) Walden (Henry County)

The table above identifies the existing zoning classifications and land uses of the properties
surrounding the subject site. The area features a combination of commercial and residential zoning
districts within unincorporated Henry County, with development intensity gradually decreasing
westward from the Jodeco Road commercial corridor. To the north, the property is bordered by land
zoned C-2 (General Commercial) in Henry County, which is currently vacant. To the south, the
adjoining parcels are zoned C-3 (Heavy Commercial) and C-2 (General Commercial) in Henry
County, occupied by Compass Self-Storage and Emerson Village, respectively. To the east, the
property is bordered by C-2 (General Commercial) land that remains undeveloped. To the west, the
property transitions into residential zoning districts, including RA (Residential-Agricultural), RM
(Multifamily Residential), and PD (Planned Development) within Henry County, which are
developed as the Plantation Walk and Walden residential communities. The mixture of surrounding
zoning and land uses demonstrates that the proposed High-Density Residential designation would
serve as an appropriate transition between the existing commercial corridor to the east and the
lower-density residential neighborhoods to the west.

III. FINDINGS OF FACTS

1. The subject properties are currently zoned as C-3 (Heavy Commercial) as shown on the Henry
County Official Zoning Map.

2. The applicant has also applied for Comprehensive Plan Amendment to assign the current
future land use designation of High-Density Residential once the subject properties are
assigned into the Stockbridge City Limits. The case will be heard concurrently.

3. The applicant applied for both subject properties to be annexed to the Stockbridge City Limits.
The case will be heard concurrently.

3|Pa ge
# RZ-2025-04 For 0 & 2220 Jodeco Road

4. The vicinity of the area is mostly residential and commercial with the following surrounding
zoning districts: C-2 (General Commercial) – Henry County, C-3 (Heavy Commercial) – Henry
County, RA (Residential-Agricultural) – Henry County, and PUD (Planned Unit Development)
– Stockbridge. The subject property is adjacent to a parcel of land that was recently annexed
into the Stockbridge City Limits on December 11, 2023.

5. The subject properties have access to Jodeco Road via Feutcht Drive, which is classified as
a local road by the Georgia Department of Transportation. The easement will provide access
to the I-75 Western Parallel Connector upon its completion in 2026. The city recently approved
the abandonment of Feutcht Drive on March 25, 2025.

6. In accordance with the Unified Development Code and state law, a public notice sign was
posted on the subject property on November 5, 2025, and legal advertisements were placed
in the Henry Herald to announce the public hearing dates before the Planning Commission
and City Council.

IV. ZONING HISTORY OF PROPERTY

The subject properties were rezoned from RA-2000 to C-2 on July 27,1970 by the Henry County
Board of Commissioners upon the request of R.E. Mayer and Mr. B. Bryan. The subject
properties were then rezoned from C-2 (General Commercial) to C-3 (Heavy Commercial) on
January 17, 1984 by the Henry County Board of Commissioners upon the request of Mr. Jim
Martin and Tom Shedd. The rezoning request was to develop a campground specifically
designed for retired people.

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Aerial Photo of 0 & 2220 Jodeco Road

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Aerial Photo of 0 & 2220 Jodeco Road

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Site Plan of 0 & 2220 Jodeco Road

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Colored Site Plan of 0 & 2220 Jodeco Road

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Renderings of Apartments

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# RZ-2025-04 For 0 & 2220 Jodeco Road

V. DEVELOPMENT INFORMATION

The applicant, Arthur Lynn Emory Equity, LLC, is proposing to build a multi-family development
at 2220 Jodeco Road. The proposed development will consist of 321 units on 24.995 acres with
a density of 12.84 units per acre. The building will be a maximum height of 65 feet. The buildings
are three stories tall and are designed with a mixture of stone and siding. The front of the building
includes large windows, covered balconies, and very detailed rooflines. The proposed setbacks
that are shown in the site plan include a 60-foot front yard setback, a 20-foot rear yard setback,
and a 15-side yard setback.

The proposed development features a large central lake that is the focal point of the site plan.
The lake is surrounded by walking paths, meditation garden, a dog park, and a lakeside amenity
space that is specifically designed for residents. Additional amenities include a clubhouse and a
pool. A decorative bridge is also featured in the site plan that will provide both vehicle and
pedestrian access across the lake. The proposed development will incorporate approximately
15.97 acres or 63.9% of the overall property. The open space includes the preservation of natural
vegetation within the onsite stream buffer, the existing lake and providing landscaped areas
throughout the development.

The proposed multifamily development includes 167 one-bedroom units, 138 two-bedroom units,
and 15 three-bedroom units. The mixture of the types of units results in a total of 535 parking
spaces.

The development will be accessed from the future I-75 Western Parallel Connector, which is
anticipated to be completed in 2026 and will serve as the primary entrance for the development.
Until that time, the development will temporarily have access to Jodeco Road through a 50-foot
perpetual ingress/egress via Feucht Drive. Once the I-75 Western Parallel Connector is
completed in November of 2026, the easement will provide access to the new roadway. In
addition, the proposed site plan includes connectivity throughout and a connection to the future
sidewalks and trails along the I-75 Western Parallel Connector.

VI. 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.

1. Consistency with the Comprehensive Plan.

The subject properties are currently designated by the Henry County Comprehensive Plan 2045
as High-Density Mixed Use. However, once it is annexed into the Stockbridge City Limits, it will be
assigned to the city future land use designation of High-Density Residential. The High-Density
Residential future land use designation provides a list of permitted zoning districts which includes
the requested MFR (Multi-Family Residential) zoning district. The development also aligns with the
intent of the High-Density Residential future land use designation is intended for multi-story
condominiums and planned townhome developments and serves as a transition between higher-

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density and lower-density areas. Furthermore, the proposed 12.84 density falls within the 8 to 16
units per acre range as outlined in the High-Density Residential future land use designation.

The proposed development aligns with several goals and policies outlined in the City of
Stockbridge 2024 Comprehensive Plan. First, it advances the Housing Element by offering diverse
housing options for young professionals, families, and seniors. Second, the project supports
Transportation goals by promoting walkable, connected communities, and various transit options.
The development fosters public-private partnerships in expanding amenities such as trails, parks,
and utility infrastructure.

The proposed development is consistent with the density and surrounding subdivisions and
development in the vicinity of the area. At 12.84 units per acre, the projects fits between the higher-
density developments like Argento at the Bridges (20 units per acre), the recently approved
Marketplace Storefronts (16 units per acre), and Thompson Thrift Multifamily (10 units per acre).
It has a higher density use than the traditional subdivisions such as Plantation Walk (3 units per
acre) and Walden (2 units per acre).

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 requested rezoning to assign the MFR zoning district to the subject properties is necessary
due to the incompatibility of the current C-3 (Heavy Commercial) under Henry County with the City
of Stockbridge intended land use and development vision. The properties are currently zoned C-3
(Heavy Commercial) under Henry County; however, upon annexation into the Stockbridge City
Limits, they will be assigned to the MFR zoning district. Overall, the proposed development aligns
with the purpose of the MFR zoning district, which is designed to provide a range of housing
choices that meets the needs of different household types, supports walkability, and ensures
access to services and infrastructures. With 321 multifamily units at 12.84 units per acre, the
development is appropriate for the intended residential intensity of the MFR district. Its location
along Jodeco Road further supports the MFR goal of integrating multifamily housing into well-
connected livable communities.

The proposed development also aligns with the purpose and intent of the Stockbridge Unified
Development Code as outlined in Section 1.4. First, it promotes economically sustainable and
balanced growth by introducing higher density residential development in proximity to the major
corridors and commercial areas helping to support local businesses and employment centers.
Second, the development advances the goal of providing a variety of housing types by offering
multifamily units that serve a diverse population of young professionals, families, and seniors.
Lastly, it advances the goal of promoting walkable and accessible neighborhoods by concentrating
residential density along a major corridor enhancing pedestrian connectivity and supporting future
multi-modal transportation options.

The area surrounding the subject properties includes a mixture of residential and commercial
zoning districts such as C-2 (General Commercial) and C-3 (Heavy Commercial) in Henry County,
RA (Residential-Agricultural), and a nearby PUD (Planned Unit Development). The proposed MFR
(Multi-Family Residential) zoning district offers an appropriate transition between the zoning
districts.

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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 assigned rezoning of the MFR (Multi-Family Residential) zoning district is anticipated to
positively impact the surrounding areas of the property. The proposed development will
significantly increase the local population base, which will directly benefit the existing and future
retail, dining, and service businesses within the Bridges of Jodeco mixed-use development. This
will help support the existing businesses and encourage new ones to invest in the vicinity of the
area. The location of the proposed development supports the city’s goal of compact, walkable
growth by placing higher-density housing along Jodeco Road, its proximity to I-75, major
employers, and established commercial areas such as the Bridges of Jodeco mixed-use
development. This strategic location allows the incoming residents convenient access to jobs,
services, and shopping, reducing the travel distances and encouraging more efficient land use. It
also promoted live-work play environment and strengthens the connections between the
residential uses, reinforcing the area as a key node for targeted higher-density development.

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

The physical conditions of the subject properties are suitable and supportive of development as
requested. The combined acreage of approximately 24.995 acres provides sufficient land area to
accommodate the proposed 321-unit multifamily residential development while meeting all
applicable zoning and development standards for the MFR (Multi-Family Residential) district. The
site’s rectangular configuration facilitates an efficient and cohesive layout for residential buildings,
internal circulation, and associated amenities such as parking areas, pedestrian pathways, and
open space.

The property’s topography is gently rolling, allowing for balanced grading and minimal disturbance
to the natural contours of the land. This terrain supports the placement of multi-story residential
buildings without the need for extensive earthwork or slope stabilization. The presence of a large
central lake serves as both a visual and functional amenity, providing opportunities for recreation,
open space preservation, and integrated stormwater management. The applicant proposes to
preserve and enhance this natural feature through landscaped buffers and pedestrian pathways
that promote connectivity and aesthetic value.

Vehicular access to the site is available from Feucht Drive, which will directly connect to the
forthcoming I-75 Western Parallel Connector, a GDOT-approved major roadway currently under
design. This planned connection will improve access to the site, reduce local congestion, and
ensure safe and efficient ingress and egress for residents. The property’s size, shape, and location
together create an ideal setting for the proposed development, allowing it to integrate seamlessly
into the surrounding area while taking advantage of existing and planned infrastructure
improvements.

Any additional engineering considerations, including detailed grading, drainage design, and utility
connections — will be thoroughly evaluated during the City’s plan review process to ensure
compliance with all applicable development and stormwater management standards. Overall, the
physical characteristics of the site demonstrate that it is well-suited for the proposed multifamily
residential use.

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

The proposed multi-family development is not anticipated to have a negative impact on the
adjacent property owners. Instead, it will more than likely enhance the overall value and
functionality of the surrounding area. The subject property is surrounded by commercial and vacant
properties, as well as established subdivisions. To the north of the property lies C-2 (General
Commercial) zoned land in unincorporated Henry County, currently undeveloped. To the south of
the property are Compass Self-Storage C-3 (Heavy Commercial) and Emerson Village C-2
(General Commercial), both commercial in use and compatible with the nearby residential
development. To the east, the subject property abuts C-2 (General Commercial) zoned vacant
land, which is the location of the ongoing construction of the Western Parallel Connector, which
will provide direct access to the proposed development. To the west, the site is adjacent to the
mixture of residential zoning districts in unincorporated Henry County including RA (Residential-
Agricultural) vacant land, RM (Residential Multifamily), which includes the Plantation Walk
subdivision, and the Walden subdivision, which is currently zoned PD (Planned Development).

Although the nearby neighborhoods are more traditional, the proposed development helps create
a smooth transition between the subdivision and the growing commercial and mixed-used areas
located along Jodeco Road. It fits in with new residential developments like the Argento At The
Bridges apartment, the Levi Apartment, the recently approved Marketplace Storefronts, and Tessa
Jodeco Townhomes, which are changing the overall character of the surrounding area into a more
walkable and connected district. The addition of more residents can help support local businesses,
encourage reinvestment, and can potentially lead to improvements in roads and infrastructure.

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

A letter from the Henry County Water Authority states that the water service can be made available
to the subject property via a line extension of 2,200 linear feet along Feutcht Road. Sewer service
is also available but will require connecting to a future gravity line along the Western Parallel
Connector. Currently, the project is under design and may require an easement on the subject
property to complete the sewer extension. In addition to utility infrastructure, the subject property
contains a large central lake that can serve as a natural stormwater management feature. The
preservation of the large central lake can reduce the need for large detention systems, help
manage runoff, and support water quality.

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

The proposed development is anticipated to have a manageable impact on traffic volumes and
circulation due to its planned access from the future I-75 Western Parallel Connector, a GDOT-
approved thoroughfare currently under development. Once completed in 2026, this new roadway
will serve as the primary access point, providing direct ingress and egress to the site without
overburdening the existing Jodeco Road corridor. Until that time, temporary access is available via
a 50-foot-wide perpetual ingress/egress easement along Feucht Drive, though the City has
approved the abandonment of that road, reinforcing the urgency and importance of completing the
connector.

Internally, the site plan incorporates a looped road network and multiple pedestrian pathways that
connect residents to site amenities, open space, and future sidewalks along the Western Parallel

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Connector. These features promote safe pedestrian circulation, reduce internal vehicle conflicts,
and support walkable, transit-friendly development. With the integration of these multimodal
elements, the project supports the City’s Comprehensive Plan goals of improving transportation
connectivity and reducing reliance on automobile travel.

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 requested MFR (Multi-Family Residential) zoning aligns with the intent and policies outlined
in the City of Stockbridge 2024 Comprehensive Plan. Specifically, it advances the Housing
Element by expanding the range of available housing types, supporting young professionals,
families, and seniors. It also contributes to the City’s Transportation and Land Use goals by
encouraging compact, walkable growth patterns and connecting residential uses with nearby
commercial corridors and employment centers.

The site’s proximity to the Bridges of Jodeco and other growing mixed-use areas further supports
the City’s long-term vision of infill development, economic sustainability, and urban livability.
Compared to the existing C-3 (Heavy Commercial) zoning under Henry County, the proposed MFR
zoning is better suited to the site’s location and context within Stockbridge, offering a more
balanced and intentional transition between commercial and lower-density residential uses.

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

Under its current zoning classification of C-3 (Heavy Commercial) in Henry County, the subject
property is primarily limited to high-intensity commercial uses that may not be compatible with
surrounding residential areas. While technically developable, the property’s wooded nature,
existing central lake, and proximity to established neighborhoods make it less suitable for intense
commercial activity. These characteristics are more compatible with a residential development that
preserves open space and buffers adjacent uses.

The applicant’s proposed multifamily residential use takes advantage of the site’s natural features,
including the large lake and open space, and reflects a development pattern that is more
contextually appropriate for the area. Rezoning the site to MFR allows for a cohesive, pedestrian-
friendly, and environmentally sensitive residential community that aligns with the future land use
vision and avoids potential conflicts associated with commercial development under the current
zoning.

VII. STAFF RECOMMENDATION

Staff recommends APPROVAL of the rezoning request (RZ-2025-04), along with the associated
annexation and Comprehensive Plan amendment, to assign the MFR (Multi-Family Residential)
zoning district and the High-Density Residential future land use designation to the subject
properties. Staff further recommends approval of assigning the MFR (Multi-Family Residential)
zoning district to the subject properties located at 0 and 2220 Jodeco Road under the following
conditions:

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1. Substantial Conformance. The development shall be constructed in substantial
conformance with the site plan titled “Annexation, Rezoning & Future Land Use Map
Amendment Plan” prepared by Thomas & Hutton, dated January 15, 2025.
2. Maximum Number of Units. The development shall be limited to a maximum of 321
multifamily residential units.
3. Building Height. The buildings shall not exceed 65 feet in height or three stories, whichever
is less.
4. Setbacks. The development shall maintain the following minimum setbacks: Front yard: 60
feet; Rear yard: 20 feet; Side yards: 15 feet.
5. Parking. A minimum of 535 off-street parking spaces shall be provided, consistent with a
parking ratio of 1.67 spaces per dwelling unit.
6. Architectural Design. - All buildings shall incorporate a mix of exterior materials, including
brick, stone, and fiber cement siding, with architectural details and rooflines consistent with
the submitted renderings. The primary elevation facing Jodeco Road shall include a minimum
of 30% brick coverage to maintain consistency with the corridor’s architectural standards.
Vinyl and aluminum siding are not permitted on any building façade. Metal or cementitious
composite materials may be used within eaves and soffits only. EIFS shall be prohibited on
all primary façades.
7. Amenity Features. The development shall include the following community amenities:
Central lake with walking paths, Meditation garden, Dog park, Clubhouse and pool, Decorative
vehicular/pedestrian bridge.
8. Pedestrian Connectivity. Internal sidewalks shall connect all buildings to open space and
amenity areas. The site shall also include a direct connection to future sidewalks and trails
along the I-75 Western Parallel Connector.
9. Access and Circulation. Primary access shall be from the I-75 Western Parallel Connector
once completed. Temporary access may be provided via Feucht Drive until the new connector
is open. Developer shall coordinate with GDOT and the City for any required access
improvements.
10. Stormwater and Open Space. The central lake and on-site stream buffers shall be preserved
and incorporated into the stormwater management plan. A minimum of 63.9% open space
shall be maintained across the site.
11. Landscaping and Lighting. A landscape plan shall be submitted during site development
permitting and shall include street trees, buffer planting, and decorative lighting throughout
the site, particularly along pedestrian corridors and amenity areas.
12. Utility Coordination. Developer shall coordinate with the Henry County Water Authority to
ensure that water and sewer service, including a future gravity line connection along the I-75
Western Parallel Connector, is available and extended as needed. Utility easements shall be
dedicated if required.
13. Flock Cameras. Flock Safety cameras shall be installed at the primary entrance of the
apartment development to enhance security and ensure vehicle monitoring for residents and
visitors.
14. Site Lighting. Decorative streetlights with black mast-arm poles shall be installed along
internal streets, sidewalks, and amenity areas to create a consistent and visually appealing
streetscape.

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FOUND 6" X 6" FOUND 6" X 6"
LEGAL DESCRIPTION CONCRETE N:1268538.443
N/F
JODECO/1-75 ASSOCIATES LLC CONCRETE
82
LEGEND
TRACT 1 E:2278918.439 TAX ID: 052-01019000
MONUMENT MONUMENT 0
A = ARC LENGTH
ALL CHAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, AS SHOWN ON A PLAT OR SURVEY POB TRACT 2 DB 10119, PG 99
ZONED: C2 B/L = BUILDING SETBACK LINE
DATED APRIL 12, 1976 FOR TRAVEL CAMP, INC., BY GRIFFIN ENGINEERING COMPANY, E.C-, BEARING THE CERTIFICATE OF ROBERT S. MITCHELL, R.L.S. NO. 1580, N/F S 89°17'50" E 243.55' IPF 1/2" RB 825
RECORDED IN PLAT BOOK 6, PAGE 206, HENRY COUNTY RECORDS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOW: HARAWAY JENNIFER L & WESLEY E C/L = CENTERLINE
TAX ID: 052-01017000 S 89°18'55" E 665.23' CALC = CALCULATED POINT

S 00°52'40" W 208.65'
TO FIND THE POINT OF BEGINNING, COMMENCE AT THE INTERSECTION OF THE COMMON CORNERS OF LAND LOTS 51, 52, 77 AND 78 OF THE 6TH DISTRICT OF HENRY DB 11862, PG 51 CB = CATCH BASIN
830
COUNTY, GEORGIA, AND RUN THENCE EAST ALONG THE SOUTH LINE OF LAND LOT 51 AND THE NORTH LINE OF LAND LOT 79, 50 FEET TO THE POINT OF BEGINNING; ZONED: RA
CHB = CHORD BEARING
TRACT 2
3.501 ACRES
RUNNING THENCE SOUTH 89 DEGREES 15 MINUTES 5 SECONDS EAST ALONG THE SOUTH LINE OF LAND LOT 51 AND THE NORTH LINE OF LAND LOT 79, 908.8 FEET, TO
A CONCRETE MONUMENT; THENCE NORTH 0 DEGREES 56 MINUTES 0 SECONDS EAST 1198.29 FEET ALONG OTHER PROPERTY OF BAB H. EVANS AND CHARLES J. CHL = CHORD LENGTH
835
152,503 SQFT
WATERS TO A CONCRETE MONUMENT; THENCE NORTH 89 DEGREES 15 MINUTES 5 SECONDS WEST ALONG OTHER PROPERTY OF BOB H. EVANS AND CHARLES J. N/F CMP = CORRUGATED METAL PIPE
WATERS 908.8 FEET TO A CONCRETE MONUMENT; THENCE SOUTH 0 DEGREES 56 MINUTES 0 SECONDS WEST, ALONG OTHER PROPERTY OF BOB H. EVANS AND COOK BRYAN D = DELTA ANGLE
CHARLES J. WATERS, 1198.29 FEET TO THE DIVIDING LINE BETWEEN LAND LOT 51 AND LAND LOT 78, TO A CONCRETE MONUMENT AND THE POINT OF BEGINNING,

N 00°52'40" E 208.65'
TAX ID: 052-01020001 DB = DEED BOOK
BEING SHOWN AS 25 ACRES ON A PLAT OF SURVEY MADE FOR TRAVEL CAMP, INC. BY ROBERT S. MITCHELL, R.L.S., DATED APRIL 22, 1976.
780 790

S 00°52'07" W 480.11'
DB 9390, PG 143 FDC = FIRE DEPARTMENT CONNECTION
785 795 ZONED: C3
TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 1 AS CONTAINED IN THAT CERTAIN WARRANTY DEED FROM COLORADO PINES CAMPING RESORT, A N/F 800 810 815 FH = FIRE HYDRANT
COLORADO PARTNERSHIP COMPOSES OF VAN PALMER AND DOUGLAS GAVRICH, TO GLENN D. COOK AND CAROL J. COOK, DATED MARCH 6, 1989, FILED MARCH 8, ANMOL CHHINA INC 820 825 830
75 GDOT = GEORGIA DEPARTMENT OF TRANSPORTATION
1989 AND RECORDED IN DEED BOOK 1041, PAGE 44, AFORESAID RECORDS; TAX ID: 052-01018003 'C
OU 0 GV = GAS VALVE
DB 11441, PG 280 NT 835 84
ZONED: RA YI HW = HEADWALL
LESS AND EXCEPT ANY PORTION OF THE PROPERTY SET FORTH ABOVE CONTAINED WITHIN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL
J. COOK AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR
MP IPF 1/2" RB N 89°16'18" W 615.33' IPF 1/2" RB IE = INVERT ELEVATION
ER
VI
TABLE A ITEMS:
50
COURT OF HENRY COUNTY, GEORGIA. 'S OU S 89°16'18" E 615.33' IPF = IRON PIN FOUND
UW S
BU
805 IPP = IRON PIN PLACED
25 B
TRACT 2 775

S 00°52'56" W 270.63'
'S FF
UW ER L.L.L. = APPARENT LAND LOT LINE
780 B LL = LAND LOT
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6 DISTRICT OF HENRY COUNTY, GEORGIA, AS SHOWN ON SURVEY DATED JUNE 5,
2006 FOR BRYAN COOK & SUNTRUST BANK BY SOUTHERN SURVEYORS (WALTER F. PRINCE, RLS NO. 2808), AND BEING MORE PARTICULARLY DESCRIBED AS N/F = NOW OR FORMERLY
FOLLOWS: 25 845
' SU OHW = OVERHEAD WIRE
TO FIND THE POINT OF BEGINNING, COMMENCE AT THE INTERSECTION OF THE NORTHWESTERLYMOST CORNER OF THE TERMINUS OF FEUCHT ROAD 75 785 W
RIGHT-OF-WAY (BEING A 50 FOOT RIGHT-OF-WAY) WITH THE SOUTH LAND LOT LINE OF SAID LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA; RUN 'C 50 B OTP = OPEN TOP PIPE

N 00°52'56" E 270.63'
OU UW
THENCE NORTH 86 DEGREES 35 MINUTES 33 SECONDS WEST ALONG SAID SOUTH LAND LET LINE A DISTANCE OF 651.11 FEET TO A POINT, AND RUN THENCE NORTH NT P/L = PROPERTY LINE
Y B
03 DEGREES 35 MINUTES 29 SECONDS EAST 718.18 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR) WHICH IS THE TRUE POINT OF BEGINNING; FROM THE TRUE IM PB = PLAT BOOK
POINT OF BEGINNING THUS DETERMINED, RUN THENCE NORTH 86 DEGREES 10 MINUTES 31 SECONDS WEST 50.00 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); 79 PE PG = PAGE
0 RV
RUN THENCE NORTH 03 DEGREES 35 MINUTES 29 SECONDS EAST 270.63 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE NORTH 86 DEGREES 33 IO
MINUTES 05 SECONDS WEST 615.38 FEET TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE NORTH 03 DEGREES 35 MINUTES 29 SECONDS EAST 208.56 FEET US POB = POINT OF BEGINNING
TO AN IRON PIN PLACED (1/2 INCH REBAR); RUN THENCE SOUTH 86 DEGREES 35 MINUTES 33 SECONDS EAST 665.38 FEET TO AN IRON PIN FOUND IN A CONCRETE BU POC = POINT OF COMMENCEMENT
795 FF
MONUMENT; RUN THENCE SOUTH 03 DEGREES 35 MINUTES 29 SECONDS WEST 479.99 FEET TO AN IRON PIN PLACED WHICH IS THE TRUE POINT OF BEGINNING. ER IPP 1/2" RB PP = POWER POLE

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 2 AS CONTAINED IN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL J. COOK
L2 R = RADIUS

L.L.L.
R/W = RIGHT OF WAY
AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR COURT
800
IPP 1/2" RB
OF HENRY COUNTY, GEORGIA.
"POINT A" L1 R/WM = RIGHT OF WAY MONUMENT
L6 RB = REBAR
RBC = REBAR & CAP
805 RCP = REINFORCED CONCRETE PIPE

LEGAL DESCRIPTION

N 00°51'53" E 1197.98'
RE = RIM ELEVATION
S 88°54'07" E SMH = SANITARY SEWER MANHOLE
50.00'

Phone 770-957-4614 / Email office@ironstonesurveying.com
TRACT 1 0 SQFT = SQUARE FEET
81 SUWB = STATE UNDISTURBED WATERS BUFFER
ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS LAKE WV = WATER VALVE

96 Ernest Biles Drive, Jackson, Georgia 30233
FOLLOWS: C
COMMENCING AT A POINT FORMED BY THE INTERSECTION OF LAND LOTS 51, 52, 77, & 78; N/F 8 15
THENCE ALONG THE SOUTH LINE OF LAND LOT 51 S89°17'27"E A DISTANCE OF 50.00 FEET TO A FOUND CONCRETE MONUMENT AND THE POINT OF BEGINNING; ANMOL CHHINA INC
THENCE N00°51'53"E A DISTANCE OF 1,197.98 FEET TO A FOUND CONCRETE MONUMENT; THENCE S89°17'50"E A DISTANCE OF 243.55 FEET TO A FOUND 1/2" REBAR; TAX ID: 052-01018000 12 C
THENCE S00°52'40"W A DISTANCE OF 208.65 FEET TO A FOUND 1/2" REBAR; THENCE S89°16'18"E A DISTANCE OF 615.33 FEET TO A FOUND 1/2" REBAR; THENCE 2
DB 11441, PG 280
S00°52'56"W A DISTANCE OF 270.63 FEET TO A SET 1/2" REBAR, ALSO KNOWN AS "POINT A"; THENCE S88°54'07"E A DISTANCE OF 50.00 FEET TO A SET 1/2" REBAR;
ZONED: RA 820 11 13
THENCE S00°51'53"W A DISTANCE OF 718.18 FEET TO A SET 1/2" REBAR; THENCE N89°17'27"W A DISTANCE OF 908.75 FEET TO A FOUND CONCRETE MONUMENT WHICH
IS THE POINT OF BEGINNING.
SAID LAND HAVING AN AREA OF 936,281 SQUARE FEET, 21.494 ACRES, MORE OR LESS.

TOGETHER WITH A 50-FOOT PERPETUAL NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
825 815
82

S 00°51'53" W 718.18'
BEGINNING AT THE POINT KNOWN AS "POINT A" DESCRIBED ABOVE THENCE N00°52'56"E A DISTANCE OF 50.00 FEET TO A POINT; THENCE S88°53'53"E A DISTANCE OF 5 5
82 83
90.42 FEET TO A POINT ON A CIRCULAR CURVE TO THE RIGHT; THENCE ALONG SAID CIRCULAR CURVE HAVING A RADIUS OF 657.27 AN ARC DISTANCE OF 999.24 FEET,
SAID CURVE BEING SUBTENDED BY A CHORD BEARING S45°21'06"E FOR A DISTANCE OF 905.75 FEET TO A POINT; THENCE S01°53'53"E A DISTANCE OF 139.25 FEET TO
A POINT; THENCE N89°18'55"W A DISTANCE OF 50.00 FEET TO A POINT; THENCE N01°53'53"W A DISTANCE OF 139.25 FEET TO A POINT ON A CIRCULAR CURVE TO THE 830 83 0
LEFT; THENCE ALONG SAID CIRCULAR CURVE HAVING A RADIUS OF 607.27 AN ARC DISTANCE OF 920.91 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING 84
N45°26'49"W FOR A DISTANCE OF 835.17 FEET TO A POINT; THENCE N88°53'53"W A DISTANCE OF 40.43 FEET TO A SET 1/2" REBAR; THENCE S88°54'07"E A DISTANCE OF
50.00 FEET TO THE POINT OF BEGINNING KNOWN AS "POINT A". 835
SAID LAND HAVING AN AREA OF 59,443 SQUARE FEET, 1.365 ACRES, MORE OR LESS.

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 1 AS CONTAINED IN THAT CERTAIN WARRANTY DEED FROM COLORADO PINES CAMPING RESORT, A 0
84
COLORADO PARTNERSHIP COMPOSES OF VAN PALMER AND DOUGLAS GAVRICH, TO GLENN D. COOK AND CAROL J. COOK, DATED MARCH 6, 1989, FILED MARCH 8, TRACT 1
1989 AND RECORDED IN DEED BOOK 1041, PAGE 44, AFORESAID RECORDS;
N/F 81
LESS AND EXCEPT ANY PORTION OF THE PROPERTY SET FORTH ABOVE CONTAINED WITHIN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL COOK GLENN D CAROL J & JULIA A 5
J. COOK AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR TAX ID: 052-01020000 N/F
COURT OF HENRY COUNTY, GEORGIA. DB 5307, PG 170 5 JODECO/I-75 ASSOCIATES LLC C/O JEFFREY COHEN
845 ZONED: C3
82
TAX ID: 052-01021000
83 82
TRACT 2 0 0 DB 10140, PG 62

ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 51 OF THE 6TH DISTRICT OF HENRY COUNTY, GEORGIA, MORE PARTICULARLY DESCRIBED AS 21.494 ACRES 83
ZONED: C2

936,281 SQFT
FOLLOWS:
R/WM R/WM
84
COMMENCING AT A POINT FORMED BY THE INTERSECTION OF LAND LOTS 51, 52, 77, & 78; THENCE ALONG THE SOUTH LINE OF LAND LOT 51 S89°17'27"E A DISTANCE 84 0
OF 50.00 FEET TO A FOUND CONCRETE MONUMENT; THENCE N00°51'53"E A DISTANCE OF 1,197.98 FEET TO A FOUND CONCRETE MONUMENT; 850
THENCE S89°17'50"E A DISTANCE OF 243.55 FEET TO A FOUND 1/2" REBAR AND THE TRUE POINT OF BEGINNING; THENCE S89°18'55"E A DISTANCE OF 665.23 FEET TO A
FOUND CONCRETE MONUMENT; THENCE S00°52'07"W A DISTANCE OF 480.11 FEET TO A SET 1/2" REBAR; THENCE N88°54'07"W A DISTANCE OF 50.00 FEET TO A SET 1/2" S 89°17'27" E 85
REBAR KNOWN AS "POINT A"; THENCE N00°52'56"E A DISTANCE OF 270.63 FEET TO A FOUND 1/2" REBAR; THENCE N89°16'18"W A DISTANCE OF 615.33 FEET TO A
LL 50.00'

ALTA/NSPS LAND TITLE SURVEY
FOUND 1/2" REBAR; THENCE N00°52'40"E A DISTANCE OF 208.65 FEET TO A FOUND 1/2" REBAR AND THE TRUE POINT OF BEGINNING. 85

IPP 1/2" RB
SAID LAND HAVING AN AREA OF XX,XXX SQUARE FEET, X.XXX ACRES, MORE OR LESS. 52 5

TOGETHER WITH EASEMENTS APPURTENANT TO SAID TRACT 2 AS CONTAINED IN THAT CERTAIN LIMITED WARRANTY DEED FROM GLENN D. COOK, CAROL J. COOK LAKE L5 L3
LL

IN LAND LOT 51, DISTRICT 6, HENRY COUNTY, GEORGIA
AND JULIA A. COOK TO BRYAN COOK, DATED JUNE 7, 2006, FILED JULY 20, 2006 AND RECORDED IN DEED BOOK 9390, PAGE 143, RECORDS OF THE SUPERIOR COURT
OF HENRY COUNTY, GEORGIA. POC 51 860
R/WM
IPF 5/8" RB N 89°17'27" W 908.75' L.L.L. R/WM L4
LL LL POB TRACT 1
SCHEDULE B-II EXCEPTIONS 77 78
FOUND 6" X 6"
CONCRETE
860
85
830
83
R/WM
R/WM

MONUMENT

FOR EMORY EQUITY, LLC
N/F N:1267343.590
EMSON INVESTMENT PROP LLC E:2278656.826
TAX ID: 053-01022000
DB 12168, PG 119 N/F
ZONED: C1 AMSDELL STORAGE VENTURES XXXV LLC
TAX ID: 053-01017051
DB 14093, PG 1
ZONED: C3

R/WM
LINE TABLE
LINE BEARING DISTANCE N/F
L1 N 00°52'56" E 50.00' MARKETPLACE STOREFRONTS LLC
L2 S 88°53'53" E 90.42' TAX ID: 053-01017005
DB 10837, PG 95
L3 S 01°53'53" E 139.25' CURVE TABLE ZONED: C2
L4 N 89°18'55" W 50.00' CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE
L5 N 01°53'53" W 139.25' C1 657.27' 999.24' 905.75' S 45°21'06" E 087°06'21"
L6 N 88°53'53" W 40.43' C2 607.27' 920.91' 835.17' N 45°26'49" W 086°53'15"

LOCATION MAP R/WM

V E R/WM

THIS
SYMBOL LEGEND
R I
SURVEY
= CONCRETE
D R/WM R/WM

T R/WM
= ASPHALT PAVEMENT
= BUILDING OUTLINE
= APPROXIMATE WETLANDS
= IRON PIN FOUND
CH
= IRON PIN PLACED (1/2" REBAR)
= BOUNDARY POINT
EU R/WM
= IPF CONCRETE MONUMENT
= OVERHEAD WIRE
= BLUE UTILITY PAINT
NOTES: F R/WM
R/WM
ORIGINAL PLAT DATE
= YELLOW UTILITY PAINT
= UNDERGROUND SEWER LINE
R/WM N 08/25/2022
= RIGHT-OF-WAY R/WM SCALE
= CENTERLINE OF ROAD 1" = 100'
= LAND LOT LINE DRAWN BY
= C/L OF CREEK
SJL
= DIRECTION OF PIPE CHECKED BY
R/WM
JPH
ORIGINAL FIELD DATE
GRID
07/01/2022
R/WM R/WM CREW
RL/AL
FIELD BOOK
R/WM
R/WM FIELD SKETCH
R/WM R/WM R/WM
JODECO R R/WM JOB NO.

OAD
220221
DWG NO.
0' 100' 200' 300'
220221-A
SHEET
SCALE:1"=100' 1 of 1
R/WM
