---
date: 2024-07-08
title: Regular Council Meetings Agenda Packet
source: 2024-07/2024-07-08_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
July 8, 2024 6:00 PM
At-Large

Mayor Pro Tem Kyle D. Berry, Sr.

Council District 3

Councilmember Elton Alexander

Council District 5

Councilmember Yolanda Barber

Council District 4

Councilmember LaKeisha Gantt

Council District 1

Councilmember Alphonso Thomas

Council District 2

CITY MANAGER
Frederick Gardiner STOCKBRIDGE CITY HALL
CITY CLERK
4640 NORTH HENRY BLVD.
Vanessa Holiday
STOCKBRIDGE, GA 30281
CITY TREASURER
Vacant Website: www.stockbridgega.org
CITY ATTORNEY Phone: 770-389-7900
Quinton G. Washington
Fax: 770-389-7912

Translation and Interpretation Services are available with (7)
days prior notice. Please contact the City’s HR Manager at
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, JULY 8, 2024 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Approval of the Amended Joint MSAB/COS/DDA Retreat Minutes 04/13/2024
2 Approval of the June 10, 2024 Council Meeting Minutes
3 Approval of the June 26, 2024 Work Session Minutes

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

CEREMONIAL
4 Mayor Ford reviewed Swearing-In Ceremonies for Kenya Cook (Downtown
Development Authority), Tarreka Powell (Youth Council Advisory Committee),
and Monica Jones, Kim Mays and Ivy Sears (Citywide Development Authority)
and Employee Recognition: Vanessa Holiday, Georgia Municipal Clerk of the
Year.

NEW BUSINESS
5 Council consideration to approve City of Stockbridge Citizens Police Advisory
Council Zone 4 Replacement Member Application. - Presented by: Frank
Trammer
Page | 3

6 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2024-02. (Council
District 4)
The City of Stockbridge Planning Commission will hold a public meeting on
Thursday, June 20, 2024 at 6:30 p.m., and the City of Stockbridge Mayor and
City Council will hold a public hearing on Monday, July 8, 2024 at 6:00 p.m.,
in the Stockbridge City Hall, located at 4640 North Henry Boulevard in
Stockbridge, Georgia, to consider a request for a Comprehensive Plan
Amendment for property at 111 Old Conyers Road to change the property’s
future land use designation of “Low-Density Residential” to “Special Purpose”
to allow for the construction of a mixed-use development, including commercial
and residential uses. The applicant is Charlie
Hightower, on behalf of First National Land Trust, LLC. The property is located
in Land Lot 68 of District 12, with 6.71 +/- acres within the Stockbridge
City Limits. - Presented by: Ryan Anderson
7 REZONING CASE #RZ-2024-02. (Council District 4)
The City of Stockbridge Planning Commission will hold a public meeting on
Thursday, June 20, 2024 at 6:30 p.m., and the City of Stockbridge Mayor and
City Council will hold a public hearing on Monday, July 8, 2024 at 6:00p.m., in
the Stockbridge City Hall, located at 4640 North Henry Boulevard in
Stockbridge, Georgia, to consider a request for the Rezoning of property at
111 Old Conyers Road, to rezone the property from ‘SR’ (Suburban
Residential) to ‘PUD’ (Planned Unit Development) to allow for the construction
of a mixed-use development, including commercial and residential uses. The
applicant is Charlie Hightower, on behalf of First National Land Trust,
LLC. The property is located in Land Lot 68 of District 12, with 6.71 +/- acres
within the Stockbridge City Limits. - Presented by: Ryan Anderson
8 VARIANCE CASE #VR-2024-01. (Council District 4) Variance to reduce the
parking requirements according to the number of bedrooms per apartment unit,
whereby studio and one-bedroom apartment units would have only 1.00
parking spaces instead of the required 1.25 parking spaces per unit, and two-
bedroom units would have only 1.25 parking spaces per unit instead of the
required 1.75 parking spaces per unit. The City of Stockbridge
Planning Commission will hold a public meeting on Thursday, June 20, 2024 at
6:30 p.m., and the City of Stockbridge Mayor and City Council will hold a public
hearing on Monday, July 8, 2024 at 6:00 p.m., in the Stockbridge City Hall,
located at 4640 North Henry Boulevard in Stockbridge, Georgia, to consider a
request for three variances, for property at 111 Old Conyers Road, to allow for
the construction of a mixed-use development, including commercial and
residential uses. The applicant is Charlie Hightower, on behalf of First National
Land Trust, LLC. The property is located in Land
Lot 68 of District 12, with 6.71 +/- acres within the Stockbridge City
Limits.
- Presented by: Ryan Anderson
9 VARIANCE CASE #VR-2024-02. (Council District 4) Variance Request VR-
2024-02 - Variance to modify the ground-floor retail square footage requirement
by changing the residential-to-retail space ratio from the required ratio of
75%/25% to a proposed ratio of 87.5%/12.5%. The City of Stockbridge
Planning Commission will hold a public meeting on Thursday, June 20, 2024
July 8, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

at 6:30 p.m., and the City of Stockbridge Mayor and City Council will hold a
public hearing on Monday, July 8, 2024 at 6:00 p.m., in the Stockbridge City
Hall, located at 4640 North Henry Boulevard in Stockbridge, Georgia, to
consider a request for three variances for property at 111 Old Conyers Road, to
allow for the construction of a mixed-use development, including commercial
and residential uses. The applicant is Charlie Hightower, on behalf of First
National Land Trust, LLC. The property is located in Land Lot 68 of District
12, with 6.71 +/- acres within the Stockbridge City Limits. - Presented by:
Ryan Anderson
10 VARIANCE CASE #VR-2024-03. (Council District 4) Variance to increase the
project density from twenty-four (24) units per acre to twenty-nine (29) units per
acre. The City of Stockbridge Planning Commission will hold a public meeting
on Thursday, June 20, 2024 at 6:30 p.m., and the City of Stockbridge Mayor
and City Council will hold a public hearing on Monday, July 8, 2024 at 6:00
p.m., in the Stockbridge City Hall, located at 4640 North Henry Boulevard in
Stockbridge, Georgia, to consider a request for three variances for property at
111 Old Conyers Road, to allow for the construction of a mixed-use
development, including commercial and residential uses. The applicant is
Charlie Hightower, on behalf of First National Land Trust, LLC. The property is
located in Land Lot 68 of District 12, with 6.71 +/- acres within the Stockbridge
City Limits. - Presented by: Ryan Anderson

ANNOUNCEMENTS OF UPCOMING MEETINGS & EVENTS
Council meetings will be held in the City Council Chamber noting some
Board/Committee meetings will continue to take place via Zoom. Meeting
dates and times are subject to change. Please visit the city’s
website www.cityofstockbridge.com for the meeting invitation link, Facebook
page or contact City Hall offices at 770-389-7900 for updates.

• Citywide Development Authority Meeting, 2nd Tuesday of each month,
6:00 p.m.- City Hall Levi Meeting Room (Jul 9)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of
each month at 6:00 p.m. at the Stockbridge Police Community
Room 4545 N. Henry Blvd. – July 11th meeting canceled.
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City
Hall Levi Meeting Room (No July Meeting due to Summer Break)
• The Main Street Advisory Board Meeting 2nd Friday of each month at
9am – Location is the Downtown Connection Center 130 M L King Sr.
Heritage Trail. (Jul 12)
• Millage Rate Public Hearing #1, Monday, July 15th at 6:30 p.m. - City
Hall Council Chamber (Jul15)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Stockbridge Downtown Center 130 M L King, Sr. Heritage Trail (Jul 16)
• Youth Council Advisory Committee Meeting, 6:30 p.m.-3rd Tuesday of
each month Levi Meeting Room - City Hall (Jul 16)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. -
City Hall Council Chamber - (Jul 18)
July 8, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

• Millage Rate Public Hearing #2, Friday, July 19th at 10:00 a.m. - City Hall
Council Chamber (Jul 19)
• Millage Rate Public Hearing #3, Monday, July 22nd at 10:00 a.m.
(Millage Set at 10:15 a.m.) - City Hall Council Chamber (Jul 22)
• City Council Work Session Meeting, Last Tuesday of each month:
Tuesday, July 30th at 6:00 p.m. - City Hall Council Chamber (Jul 30)
• Community Zoning and Information Meeting: Thursday, August 7th
from 6:00 p.m. – 7:00 p.m. at City Hall in the Council Chamber (Aug 7)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (Aug 12)

UPCOMING CITY EVENTS/INITIATIVES

• Food Truck Tast Tuesday is back! Join us at Clark Community Park at
111 Davis Rd. Stockbridge on Tuesdays from 5:30pm – 8:00 pm for live
music, great food, and a host of free games and activities for the kids.
• Join Councilwoman Yolanda Barber as she partners for the 2nd year
with Kicks4Kids to collect sneakers for kids on Saturday, July 13th at
Stockbridge First United Methodist Church and will be distributed at the
City’s Back to School Kickoff on July 20th. Please plan to donate what
you can to this life-changing initiative.
• Join the Stockbridge Youth Council in partnership with the City of
Stockbridge at Clark Park to FILL THE BUS with school supplies during
Tasty Tuesday on July 16th from 5:30pm. - 8:00 pm. Let's make sure our
students have what they need to be successful this school year!
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash
on Wednesday, July 17th from 10am - 12pm at the Merle Manders
Conference Center, 111 Davis Rd. for raffles, prizes, games, snacks and
fun!
• Join Councilwoman LaKeisha Gantt in partnership with Atlanta Food
Truck Park for Night Market at the Stockbridge Amphitheater Parking
Lot from 6pm – 9:30pm – July 18th. There will be vendors, Food Trucks,
Activities, Games, Music, and Vibes. Contact Tan Bowers at
tan@atlantafoodtruckpark.com for registration and additional
information.
• Join the City of Stockbridge for the Annual Back to School Kickoff
Event on Saturday, July 20th at the Stockbridge Amphitheater for free
school supplies from 11am – 1pm.
• Join Mayor Anthony Ford for the monthly Meet the Mayor on
Wednesday, July 22nd from 10am – noon at Stockbridge City Hall.
• Join Councilman Elton Alexander for a Community Cleanup event on
Saturday, August 10th from 9am -11am. Parking at the Costco Parking
Lot 2245 Jodeco Rd., McDonough, GA.

July 8, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 6

• Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education highlighting the causes and effects of
Littering and Illegal Dumping. More information to follow.
• Councilman Thomas is honoring Veterans with a Continuous Salute all
year long. Please send your pictures of Veterans with their name,
branch, rank, and years of service.

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

2024 Stockbridge Amphitheater Summer Concert Series

1. Saturday, July 13th and Sunday, July 14th – A Night with Kem, and
Special Guest Leela James
2. Saturday, July 20th – Ladies Night Out featuring Jodeci, Johnny Gill,
and Silk
3. Saturday, July 27th – 70’s Soul Jam featuring the Chi-Lites, the
Manhattans, The Legendary Blue Notes, Bloodstone and Peaches &
Herb
4. Saturday, August 3, 2024, Babyface and Special Guests Avery Sunshine
and 4Cast

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

July 8, 2024 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
JOINT RETREAT
MAIN STREET ADVISORY BOARD
DOWNTOWN DEVELOPMENT AUTHORITY
CITY COUNCIL RETREAT
Merle Manders Conference Center
April 13, 2024 9:00 a.m.
Summary Minutes

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

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

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

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

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

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

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

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

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

Invocation by Mayor Pro Tem Berry.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Goal 1 – Revitalize and Activate Downtown Stockbridge.

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

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

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

Goal 5 – Improving Connectivity and Quality of Life.

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

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

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

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

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

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

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

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

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

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

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

Board Member Merritt offered to connect the City with a contact from a utility company.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

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CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, JUNE 10, 2024 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Kyle Berry – Council District 3
Councilmember Elton Alexander – Council District 5
Councilmember Yolanda Barber – Council District 4
Councilmember LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
Cassandra Lester – Deputy City Clerk
Vacant – City Treasurer
Quinton Washington – City Attorney

Mission: To provide visionary leadership and superior municipal services that
enhance the quality of life for citizens while creating a welcoming business
atmosphere focused on sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:01 p.m.
Invocation by Ms. Keedra Jackson

The Pledge of Allegiance was recited by all in attendance.

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

Motion to amend the Agenda to remove Item #6 – Lottery, to be published and
announced at a future date to be determined, was made by Councilmember Alexander;
seconded by Councilmember Gantt. The motion passed unanimously 4-0.
Motion to adopt the Agenda was made by Councilmember Alexander; seconded by
Councilmember Gantt. The motion passed unanimously 4-0.
1. Approval of the Minutes for the Council Meeting May 13, 2024
2. Approval of the Minutes for the Work Session Meeting May 28, 2024

Motion to approve the Council Meeting Minutes for May 13, 2024, and
Work Session Minutes for May 28, 2024 was made by Councilmember
Alexander; seconded by Councilmember Barber. The motion passed
unanimously 4-0.
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PUBLIC COMMENTS
Mr. Luis Fonseca of Royal Sports Bar 5425 N. Henry Blvd. referenced an
occurrence at the Royal Sports Bar and stated his disappointment at the
treatment by the Stockbridge Police Department.

Ms. Suzette Wilkinson 183 Spivey Ridge Circle stated her residence was
included in the Annexation Referendum and that her taxes and sanitation
fees are much higher than anticipated.

CEREMONIAL REVIEW
3. Mayor Ford reviewed Employee Recognitions for Uneeda Smith-Sellers for
10 years of service and Stephanie Milton for excellence in customer
service; referenced the proclamations for Municipal Court Clerk Week -
presented to Municipal Court Clerk Genea Stanley, Juneteenth - presented
to Renee Wheeler, Pride Month - presented to Kaelea Lucas-Rivior, and
Father’s Day.

Mayor Pro Tem Berry joined the meeting at 6:20 p.m.

PUBLIC HEARING
4. TEXT AMENDMENT CASE #TX-2024-04 FOR HOUSING
SHELTERS (Citywide)
Consideration of a text amendment to the Stockbridge Unified
Development Code (UDC) to allow for the location of various types of
housing shelters within the C-2 (General Commercial), C-3 (Heavy
Commercial), O-I (Office-Institutional), and LI (Light Industrial) zoning
districts as Special Uses, requiring the approval of a Special Use
Permit through the public hearing process. Planning Commission
Recommendation on 05/16/24 -- Denial.
Presented by: Ryan Anderson, Community Development Director

Mr. Anderson presented an overview of Text Amendment Case No.
TX-2024-04 for Housing Shelters Citywide, noting the Planning
Commission recommended denial, and staff recommends approval; noting
the Text Amendment amends section 3.1 of the city’s Code, and that there
is no provision in the city’s Unified Development Code (UDC) that allows
for this these types of facilities; and presented a map of the proposed
locations.

Councilmember Barber asked what was driving the change for the Text
Amendment.

Mayor Ford noted that he has been approached by several individuals
regarding who have complained about the homeless crisis in the city, and
he met with the City Manager to address the need.

Councilmember Alexander asked how the locations were determined.

Mr. Anderson stated that staff compared the proposed locations with other
cities with these types of facilities.
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Councilmember Alexander noted that he and Councilmember Barber
participated on a board to address shelters and the homeless situations,
especially during the winter months and agrees the facilities are
necessary.

Mr. Anderson noted there would be three tiers: Tier 1 – 30 days, Tier 2 – 6
months, and Tier 3 – One year; and that all tiers would not have more than
40 beds, would require approval a Special Use Permit the City Council
from, and that while no locations have been determined, the facility would
be restricted from locating in a residential area.

Councilmember Barber asked if Transitional Housing was included.

Mr. Anderson’s response was no, it does not.

Councilmember Gantt agreed there is a need, and thanked Mayor Ford
and staff for taking the lead, hoping the County and other cities will follow,
and that non-profits will assist.

Public Hearing Opened.
Speakers in Favor: Ms. Paula Neely.
Speakers Opposed: Ms. Jocelyn Williams.
Public Hearing Closed.

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

5. REZONING CASE #RZ-2023-05. (City Council District 2)
Consideration of a request to rezone three parcels on Davidson
Parkway and Walter Way from ‘C-3’ (Heavy Commercial) to ‘PUD’
(Planned Unit Development) to allow for a mixed residential
development. The applicant is D. R. Horton, Atlanta East,
represented by Tiffany D. Hogan. The property contains three
parcels, as are listed below, in Land Lot 57 of District 12, with 79.16
+/- total acres. Planning Commission Recommendation on 09/28/23-
-Denial. Council Action on 12/11/23--Deferral, per applicant's
request. Deferred by applicant for the 04/18/24 and 05/13/24 Council
meetings. Community Meeting--Held on 05/01/24.
Parcel #030-01009000 – Contains 73.859 +/- acres.
Parcel #030-01009005 – Contains 3.636 +/-acres.
Parcel #030-01009006 – Contains 1.369 +/- acres.
Presented by: Ryan Anderson, Community Development Director

Mr. Anderson presented an overview of the proposed development, noting
the requests for deferrals made by the Applicant; noted the Planning
Commission recommended denial, and the staff recommended denial,
however the staff’s recommendation was based on a 12-year old LCI
Study, noting the study is only good for ten years, and noted that the City’s
Comprehensive Plan has been updated, and the Applicant’s amendment
request is no long required.
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Councilmember Thomas noted the development has been deferred a
number of times, and that he has continued to meet with residents of the
subdivision, and surrounding area, along with members of the
Homeowners Association, and the Developer, trying to work together to
bring a quality development, and to address the requests from the
commercial component as part of the development, considering the
location and proximity to major roadways; and noted the concern of the
residents who would have to live with the development, is the fear of the
unknown commercial that would come to the area.

Councilmember Alexander stated that the development presented is
unchanged, and does not have a commercial component, which is why
the project was deferred; and referenced a roadway with access to
Davidson Parkway, and bridge connecting to the adjacent Flippen Road
development.

Councilmember Gantt recalled discussions of a commercial mixed-use
component and will respect the wishes of the community.

Ms. Tiffany Hogan presented the development on behalf of D. R. Horton.
Questions were raised about the development and a commercial
component, along with making the development a quality product that the
residents of the community could agree to and live with; Ms. Hogan
referenced the development noting the development would be on 79.02
acres with 3.74 units per acre, 36.3 acres of open space, 296 units (129
Townhomes and 168 Single Family Detached Homes, with 2-car garages;
noted Northbridge would not be included in the name, noted the sub-road
promised by the Flippen Road developer would be too dangerous and
taxing, noting a 30’ drop; noted a Traffic Impact Study has been
completed along with the following Conditions:

Applicant’s Proposed Conditions for RZ-2023-05
1. The Developer will remove the fifteen homes planned for the front of the
community as reflected in in the revised conceptual site plan date –
12/7/2023.
2. Developer will select a name for the development that does not reference
Northbridge.
3. Developer will place the main entrance monument for the development at
the Davidson entrance in order to encourage usage of this entrance as the
main entrance. A secondary entrance will be located off Walter Way. Both
entrances will remain as full access.
4. No more than 5% of the homes may be used as rental property.
5. There shall be a mandatory Homeowners Association.
6. Dedicate 2 acres of the site for commercial development.
7. Applicant will work with the Community Development Staff on the final site
plan.

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Ms. Tiffany Hogan agreed with Staff’s Conditions with the exception of Condition
No. 3.
Staff’s Conditions for RZ-2023-05
1. Comprehensive Plan Amendment – The rezoning shall not be
approved unless the applicant’s requested Comprehensive Plan
Amendment, via CP-2023-04, to change the subject property’s
future land use designation from Low-Density Vertical Mixed-Use to
High-Density Residential is approved before, or simultaneously with,
the approval of RZ-2023-05.
2. Parcel Recombination -- No permits shall be issued by the City of
Stockbridge until the developer provides to the Planning and Zoning
Office a copy of the recorded plat for the recombination of
the three parcels comprising the subject property.
3. Water and Sewer Availability – The developer shall submit construction
plans to the Stockbridge Public Works Department by the six-month
point prior to August 2, 2024 in order to take advantage of that office’s
reservation of water and sewer capacity to serve the proposed
development. CONDITION REMOVED
4. Transportation and Traffic Impacts – The applicant shall submit a traffic
impact study which provides satisfactory traffic and transportation data;
and the applicant shall provide the appropriate needed transportation
and traffic improvements, in conjunction with officials from the City of
Stockbridge, Henry County DOT, and Georgia DOT.
5. Environmental Impacts – The developer shall submit an environmental
impact study or hydrology / geology study which provides satisfactory
environmental data; and the applicant shall take appropriate steps to
preserve/protect the existing natural resources on the subject property
and prevent the occurrence of any adverse environmental impacts.
6. Landscape Design -- The developer shall submit an acceptable
landscape design plan for the proposed development during the plan
review process for a land disturbance permit.
7. Preservation of the City’s Lift Station – The developer shall take
appropriate steps to preserve and protect the City’s existing lift station
on the subject property, such as providing appropriate buffering and
ensuring the clear access to the lift station facilities.
8. Architectural Design – The architectural design of the single-family
detached units which are to be located along and close to Walter Way
shall be similar to the architectural design of the existing homes along
Walter Way.
9. Homeowners’ Association – The developer shall establish a
homeowners’ association or property management company, or
separate ones for the single-family detached subdivision and the
townhome community, to maintain the subject property.
10. Easements shall be established for the trail connection.
11. The front yard setback for the single-family detached homes shall be
reduced to thirty feet.
12. The front yard setback for the townhomes shall be reduced to thirty
feet.

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13. Decorative streetlights shall be installed.
14. Flock cameras shall be installed.
15. A ten-foot multi-use path shall be installed.
16. The number of townhomes shall be reduced to 125 and the number of
single-family detached homes shall be reduced to 150.
17. A throughway shall be established to provide connectivity.

Mr. Thomas noted the original version has been revised noting fifteen (15)
homes have been removed that were directly across from the current pool
house for a proposed pocket park, and sidewalks are placed on both sides
of the street with the Townhomes placed on the west side of the property
closest to Davidson Parkway.

Ms. Hogan noted this developer uses quality materials that include cement
fiberboard that tends to last longer and is more durable, and noted D R
Horton has always been serious about remedying any issues.

Councilmember Barber noted that she is not a fan of high density and
wants to make sure the development meets the city’s UDC requirements,
and asked what the price point will be.

Ms. Hogan referenced the projected timeline for completion to be 2025,
and that the projected starting sales price will be $325,000 for the
townhomes and $350,000 for the single-family detached homes.

Councilmember Barber asked to see the conceptual plans of the
development.

Ms. Hogan noted there were no conceptual plans included in the
presentation.

Councilmember Alexander noted that this is the exact plan that was
deferred and does not include commercial; noted the DRI called for a
through road and recommended the developer revise the plan to include
commercial and to build a bridge and re-submit.

Ms. Hogan responded that the city rezoned the Reeves Creek
development, however, there is a dangerous 30’ drop, and noted that it is
unfortunate that promises were made to the city by the developer of the
Flippen Road development.

Councilmember Gantt noted that from the site plan presented, the homes
appear to be crammed in and agrees the developer needs to go back to
the drawing board.

Ms. Hogan noted that if the project is not approved, the Applicant will likely
walk away.

Councilmember Thomas noted that developments throughout the city
reflect the city as a whole, and appreciates members of Council weighing
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in, noting he is also disappointed in hearing about the stub-road, however,
his concern remains the concerns of the homeowners and their fear of the
unknown, and that he will always represent the homeowners.

Mr. Anderson noted that he has been made aware that Drive-Time could
expand if the project is not approved.

Ms. Hogan noted there are cost and safety issues.

Councilmember Thomas noted that while he appreciates the comments
from the Council, he prefers that staff continue to work with the developer
to construct a quality development with respect to the quality of life for the
current and future residents.

Ms. Hogan agreed to reduce the number of units from 296 to 275 with 125
Townhomes and 150 Single-Family Detached homes and 10’ between the
units, and would develop as a Multi-Family Residential project, and noted
if there is an approved PUD, there are not setback requirements; stated
D R Horton is under contract with the seller.

Public Hearing Opened
Speakers in Favor: Ms. Patricia Smith, Northbridge Crossing HOA
President.
Speakers Opposed: None
Public Hearing Closed.

Councilmember Thomas motioned for a 5-minute recess; seconded by
Councilmember Gantt. The motion passed unanimously 5-0.

Councilmember Gantt motioned to reconvene; seconded by
Councilmember Alexander. The motion passed unanimously 5-0.

Councilmember Thomas motioned to move Item #5 to continue to be
heard following Item #11 on the Agenda; seconded by Councilmember
Alexander. The motion passed unanimously.

Motion to approve Rezoning Case #RZ-2023-05 to include Staff
Recommendations excluding Condition #3, and the following additional
Conditions: Development shall include a Retail Component; Rezoning of
(3) three parcels to a PUD and work with city staff on new site plan,
retaining (2) two acres of the site for commercial with a preference for
vertical mixed-used; allow for an easement for a Trail Plan; Development
shall include a reduction of Townhomes to 125 and a reduction of Single
Family Detached Homes to 150, Setbacks for the Townhomes and Single
Family Detached Homes will both be 30 feet; Development will include
Decorative Streetlighting, was made by Councilmember Thomas;
seconded by Councilmember Alexander. The motion passed unanimously
5-0.

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NEW BUSINESS
6. Lottery Process to determine the awarding of two additional alcoholic
licenses and possibly two additional licenses to certain other types of
businesses in the City of Stockbridge.
Consideration of lottery applications which the City of Stockbridge
received during the 45-day public notice period, which ended on June
7, 2024, for the purpose of awarding business licenses to two
additional alcoholic beverage businesses, and possibly awarding
licenses to additional businesses of certain types.
Presented by: Ryan Anderson, Community Development Director,
Lakeisha Gaines, Interim City Treasurer and Mayor Anthony S. Ford
Item removed from the Agenda to be published and announced at a
future date to be determined.

7. Council consideration to approve the renewal of the landscape
maintenance services contract with Yellowstone Landscape in the
amount of $350,000.00. Funding source is from Government
Buildings and Amphitheater budgeted funds.
Presented by: Al Barnes, Public Works Operations Manager and
Decius Aaron, Public Works Director

Mr. Barnes requested Council approval of the renewal of the
landscape and maintenance services contract with Yellowstone
Landscape in the amount of $350,000.00.

Councilmember Barber asked what the city is currently paying for the
Yellowstone contract, and if this request is an increase.

Mr. Aaron stated that the Yellowstone contact amount is $327,216.00,
and the $350,000.00 is to amend the contract to accommodate
requests for additional services that may be requested for
maintenance, services, and supplies above the contract amount; and
that the Procurement Office prepared and uploaded the documents
that are presented to the Governing Body.

Councilmember Barber stated that a request to amend the contract
includes a change in the scope of work and compensation and is not
the same as the Agenda request to approve the renewal of the current
contract; and noted the documents uploaded are not legible and noted
that staff should bring any requests for extra services beyond the City
Manager’s spending authority of $50,000 to the Council for
consideration and approval.

Councilman Alexander motioned to approve the renewal of the
contract for landscape and maintenance services with Yellowstone
Landscape in the amount of $350,000.00. The motion died for lack of
a second.

8|Page
Councilmember Gantt asked if the $70,000 referenced in the
documents are included as part of the $350,000.00 amount, and asked
if Procurement could explain.

Mr. Aaron noted that was a separate project that was completed for
Campground Road and should not have been included in the
documents.

Councilmember Alexander noted it is important for staff to be proactive
without having to come back to Council for approval.

Councilmember Barber referenced her copy of the FY2024 Budget and
asked where she could locate the Landscaping amount for the year,
and asked if the Interim Treasurer could assist with identifying the line
item in the budget.

Mr. Aaron noted the budgeted amount for FY2024 is $330,000.00; and
that the contract expires at the end of September 2024.

Motion to approve the renewal of the Yellowstone Landscape contract
in the amount of $327,216.00 and to bring all requests exceeding the
City Manager’s authority of $50,000.00 to the Council for approval was
made by Councilmember Barber; seconded by Mayor Pro Tem Berry.
The motion passed 3-0-2 (Barber, Berry and Gantt Approved)
(Alexander and Thomas Abstained).

8. Council consideration to approve contract renewal invitation to bid
(ITB) number 16RFP101216- DRR – American Tank Maintenance,
LLC – Full-Service Tank Maintenance Program in the amount of
$61,419.00. Funding source is from the Water Department budgeted
funds.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted this is the third renewal of the contract that was originally
approved on October 1, 2024.

Motion to approve the contract renewal for American Tank Maintenance in
the amount of $61,419.00 was made by Councilmember Gantt; seconded
by Councilmember Berry. The motion passed 3-1 (Alexander, Berry and
Gantt Approved) (Councilmember Barber Opposed, citing Exhibit B
regarding the compensation paid to the vendor was not included),
(Councilmember Thomas was not present for the vote).

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

Attorney Washington presented the vacancy on the Youth Council
Advisory Committee, noting one vacancy and one applicant.

9|Page
Motion to appoint Tarreka Powell to the Youth Council Advisory
Committee was made by Councilmember Gantt; seconded by Mayor Pro
Tem Berry. The motion passed 4-0 (Councilmember Thomas was not
present for the vote).

10. Council consideration to fill vacancies and appoint members to the
Citywide Development Authority Board.
Presented by: Quinton Washington, City Attorney

Attorney Washington presented the vacancies on the Citywide
Development Authority Board, noting three vacancies and four applicants.

Motion to appoint Monica Jones to fill an unexpired term, and to appoint
Kim Mays and Ivy Sears to fill newly added positions on the Citywide
Development Authority Board was made by Councilmember Gantt;
seconded by Councilmember Alexander. The motion passed unanimously
5-0.

11. Council consideration to fill a vacancy on the Downtown
Development Authority Board and appoint a member to serve an
unexpired term.
Presented by: Quinton Washington, City Attorney
Attorney Washington presented the vacancy on the Downtown
Development Authority Board, noting two vacancies and one applicant.

Motion to appoint Kenya Cook to fill an unexpired term on the Downtown
Development Authority Board was made by Councilmember Alexander;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 5-0.

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

• Citywide Development Authority Meeting, 2nd Tuesday of each month, 6:00
p.m. - City Hall Levi Meeting Room (Jun 11)
• The Main Street Advisory Board Meeting 2nd Friday of each month at 9am –
Location is the Downtown Connection Center 130 M L King Sr. Heritage Trail.
(Jun 14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Stockbridge Downtown Connection Center 130 M L King, Sr. Heritage Trail
(Jun 18)
• Youth Council Advisory Committee Meeting, 6:30 p.m.- 3rd Tuesday of each
month Levi Meeting Room - City Hall (Jun 18)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City
Hall Council Chamber - (Jun 20)
• Joint Henry County BOC, Stockbridge, Hampton, McDonough and Locust
Grove SPLOST VI Meeting, Tuesday, June 25th at 6:30 p.m. Henry County
Administration Bldg. 140 Henry Pkwy. McDonough, GA 30252 (Jun 25)

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• City Council Work Session Meeting, SPECIAL MEETING DATE: Wednesday,
June 26th at 6:00 p.m. - City Hall Council Chamber (Jun 26)
• Community Zoning and Information Meeting, Thursday, June 27th from 6:00
p.m. - 7:00 p.m. at Stockbridge City Hall Council Chamber (Jun 27)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N.
Henry Blvd. – July meeting canceled due to the 4th of July holiday.
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (Jul 8)
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City Hall
Levi Meeting Room (No July Meeting due to Summer Break)
• Citywide Development Authority Meeting, 2nd Tuesday of each month, 6:00
p.m. - City Hall Levi Meeting Room (Jul 9)

UPCOMING CITY EVENTS/INITIATIVES

• Food Truck Tasty Tuesday is back! Join us at Clark Community Park at
111 Davis Rd. Stockbridge on Tuesdays from 5:30pm – 8:00pm for live
music, great food, and a host of free games and activities for the kids.
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash on
Wednesday, June 12th from 10am - 12pm at the Merle Manders
Conference Center, 111 Davis Rd. for raffles, prizes, games, snacks and
fun!
• Bring the kids out for the annual Main Street Movie Night at Clark Park,
Friday, June 14th with FREE games and activities starting at 6pm and the
featured movie starting at sundown.
• Join Councilman Elton Alexander for a District 5 Town Hall Meeting on
Saturday, June 29, 2024 at 10am at Argento @ Bridges of Jodeco 300
Argento Dr. McDonough, GA 30253
• Join the City of Stockbridge for the FREE Annual Juneteenth Celebration
on Wednesday, June 19th from 5 – 9pm at the Stockbridge Amphitheater.
There will be unique food and art vendors, fun activities for the kids, a DJ,
and live performances.
• Join Councilwoman LaKeisha Gantt in partnership with Atlanta Food Truck
Park for Night Market at the Stockbridge Amphitheater Parking Lot from
6pm – 9:30pm –Special Date June 19th with Juneteenth. There will be
vendors, Food Trucks, Activities, Games, Music, and Vibes. Contact Tan
Bowers at: tan@atlantafoodtruckpark.com for registration and additional
information.
• Join Mayor Anthony Ford for the monthly Meet the Mayor on Wednesday,
June 26th from 10am – noon at Stockbridge City Hall.
• SAVE THE DATE for the City of Stockbridge FREE 4thof July
Extravaganza with fireworks and live music. Gates open at 3pm.
The concert features Soul Cartel, Algebra Blessett, Bobby V and the
Michael Jackson Live Tribute and will take place from 5pm – 9pm at the
Stockbridge Amphitheater.
• SAVE THE DATES! Councilwoman Yolanda Barber is again partnering
with Kicks4Kids to collect shoes on Saturday, July 6th, and July 13that
Stockbridge First United Methodist Church. Please plan to donate what
you can to this life-changing initiative.
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• Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education highlighting the causes and effects of Littering
and Illegal Dumping. More information to follow.
• Councilman Thomas is honoring Veterans with a Continuous Salute all
year long. Please send your pictures of Veterans with their name, branch,
rank, and years of service.

Please contact Rosalynd Rawls to schedule an appointment for Meet the Mayor and for
more information on Council Initiatives and events at 678-833-3348 or via
email: rrawls@stockbridgega.org
2024 Stockbridge Amphitheater Concert Series

1. Saturday, July 6th– Karen Briggs Contempo Orchestra featuring Phil Perry,
Oleta Adams, Regina Belle, Chieli Minucci, Jazmin Ghent, Brian
Bromberg, and Tommy Davidson
2. Sunday, July 7th – End of the 4th of July Weekend featuring Charlie Wilson
and special guest, Robin Thicke
3. Saturday, July 13th and Sunday, July 14th – A Night with Kem, and
Special Guest Leela James
4. Saturday, July 20th – Ladies Night Out featuring Jodeci, Johnny Gill, and
Silk
5. Saturday, July 27th – 70’s Soul Jam featuring the Chi-Lites, the
Manhattans, The Legendary Blue Notes, Bloodstone and Peaches &
Herb
6. Saturday, August 3, 2024, Babyface and Special Guests Avery Sunshine
and 4Cast.

MAYOR’S COMMENTS
Mayor Ford referenced an amazing concert where the group TLC was honored for the
30-year anniversary of the CrazySexyCool album at the Amphitheater over the weekend;
noted it is summertime and asked that everyone be safe in the heat, stay hydrated, and
keep yourselves protected from the virus.
EXECUTIVE SESSION
Motion to convene Executive Session for Personnel, Real Estate and Litigation was
made by Councilmember Gantt; seconded by Mayor Pro Tem Berry. The motion passed
unanimously 5-0.
Motion to adjourn Executive Session and sign and Affidavit was made by
Councilmember Alexander: seconded by Mayor Pro Tem Berry. The motion passed
unanimously 5-0.
Motion to reconvene the meeting was made by Mayor Pro Tem Berry: seconded by
Councilmember Alexander. The motion passed unanimously 5-0.
Motion to enter into an Intergovernmental Agreement with the Henry County Water
Authority was made by Mayor Pro Tem Berry; seconded by Councilmember Alexander.
The motion passed unanimously 5-0.

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Motion to adjourn the meeting at 9:43 p.m. was made by Councilmember Thomas;
seconded by Mayor Pro Tem Berry. The motion passed unanimously 5-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

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CITY COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
WEDNESDAY, JUNE 26, 2024 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem Kyle Berry – Council District 3
Councilmember Elton Alexander – Council District 5
Councilmember Yolanda Barber – Council District 4
Councilmember LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Administration
Frederick Gardiner – City Manager
Vanessa Holiday – City Clerk
Cassandra Lester – Deputy City Clerk
Vacant – City Treasurer
Quinton Washington – City Attorney

Mission: To provide visionary leadership and superior municipal services that
enhance the quality of life for citizens while creating a welcoming business
atmosphere focused on sustainability and expansion of tourism and cultural events.
The meeting was called to order by Mayor Ford at 6:07 p.m.
Invocation by Mayor Ford

The Pledge of Allegiance was recited by all in attendance.

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

Motion to adopt the Agenda was made by Councilmember Alexander; seconded by
Councilmember Barber. The motion passed unanimously 4-0.
1. Review of the Minutes for the June 10, 2024 Council Meeting
There was no action taken.

PUBLIC COMMENTS
There were no public comments.

1|Page
NEW BUSINESS
2. Council Consideration to approve the purchase of (2) Ford F-350’s with
service body and light package under Georgia statewide contract
number 99999-SPD-ES40199373-002 with Allan Vigil Ford in the
amount of $143,018.00. Funding source is from Public Works
Department budgeted funds.
Presented by: Al Barnes, Public Works Operations Manager and
Decius Aaron, Public Works Director
Mr. Barnes noted the request is to replace old fleet vehicles.

Councilmember Gantt questioned why the city has changed vendors.

Mr. Barnes noted both Alan Vigil Ford and Wade Ford have state
contracts.

Councilmember Alexander asked what the trucks usage will be and
asked what is different from the standard F-150.

Mr. Aaron noted these only vendors who have a state contract for the
F-350 trucks and can tow and transport bobcat equipment when
necessary.

Mr. Barnes noted the vehicles will be used for towing, can go off-road
for site cleanups, and transport debris from homeless encampments.

Councilmember Thomas asked if this is the direction of the city to
maintain site cleanup throughout the city.

Mr. Aaron confirmed that these vehicles can be used for those
purposes.

Councilmember Barber asked for clarification of the budgeted amounts
and the remaining balance in the account.

Mr. Aaron noted Item #3 on the Agenda is included in the numbers.

Motion to approve the purchase of (2) Ford F-350’s with service body
and light package under Georgia statewide contract number 99999-
SPD-ES40199373-002 with Allan Vigil Ford in the amount of
$143,018.00. Funding source is from Public Works Department
budgeted funds was made by Councilmember Alexander; seconded
by Councilmember Gantt. The motion passed unanimously 4-0.

3. Council Consideration to approve the purchase of (1) Transit Van
under Georgia statewide contract number 99999-SPD-ES40199373-
009S with Wade Ford in the amount of $55,130.00. Funding source is
from Public Works Department budgeted funds.
Presented by: Al Barnes, Public Works Operations Manager and
Public Works Director, Decius Aaron
Mayor Pro Tem Berry joined the meeting at 6:20 p.m.
2|Page
Mr. Barnes presented a request to purchase a Transit Van for the city’s
Facilities Maintenance Division, noting the request is to replace a 2014
vehicle that has been placed in surplus.

Councilmember Alexander recommended the city explore alternative
options, such as Electric Vehicles to replace the vehicle, noting Wade
Ford has confirmed there is an EV currently in stock, and that the
standard vehicles require more maintenance, and fuel, with the EV
having no transmission, and there are charging stations already on site
at city hall, and noted the battery capacity is 350 miles.

Mr. Aaron noted staff would contact the vendor for a cost comparison.

Motion to task staff with exploring the EV purchase option and cost
analysis for Electric Vehicles, and to also explore the Enterprise Fleet
Vehicle Program was made by Councilmember Alexander; seconded
by Councilmember Barber. The motion passed 4-0-1 (Mayor Pro Tem
Berry Abstained, noting he was not present for the entire discussion).

4. Council Consideration to approve Request for Proposal (RFP) 2024-
0001 for Civil Engineering to Whitley Engineering Services, in the
amount of $5,000 per month with option for renewable years at the City
of Stockbridge's discretion.
Presented by: Ryan Anderson, Community Development Director

Mr. Anderson noted the vendor, Whitley Engineering Services, is currently
operating under an emergency agreement with the city and is
recommending approval of the contract in the amount of $5,000 per month
with renewable years as approved by Council.

Councilmember Thomas questioned the contract expiration end date
beyond December 31, 2024.

Councilmember Alexander echoed the sentiments of Councilmember
Thomas.

Mr. Gardiner noted the terms of the contract cannot go beyond the
Council.

Ms. Shareka Hall, the Procurement Manager was asked to clarify the
contract terms and noted all city contracts are being aligned to end
December 31st, and that the request for the Whitley Engineering Services
contract is to begin August 1, 2024 and end December 31, 2024, and
requested approval ending December 31, 2025.

Motion to approve made by Councilmember Barber; seconded by
Councilmember Alexander. During the discussion, Councilmember Barber
rescinded the motion.

3|Page
Motion to approve a 16-month contract with Whitley Engineering Services
in the amount of $5,000 per month with an option for renewal beginning
August 1, 2024 through December 31, 2024 and to renew from January 1,
2025 – December 31, 2025 was made by Councilmember Barber;
seconded by Councilmember Alexander. The motion passed unanimously
5-0. Attorney Washington noted the 16-month contract would be drafted
for one year with (4) one-month renewals.

5. Council Consideration to approve Request for Proposal (RFP) 2024-
0005 for Janitorial Maintenance Services to Intercontinental
Commercial Services, Inc. in the amount of $143,100.00.
Presented by: Al Barnes, Public Works Operations Manager

Mr. Barnes noted the city was not satisfied with the current provider and
placed the services out for bid; noted the evaluation committee met and
selected (ICS) Intercontinental Commercial Services for janitorial services.

Councilmember Thomas asked if the scope of work includes COVID
cleaning services. Mr. Barnes confirmed COVID cleaning is in the contract
and asked for clarification on the contract terms.

Ms. Hall noted the contract has a clause to terminate if services are not up
to par, and that the contract would begin July 1, 2024 through December
31, 2024; and the first renewable option from January 1, 2025 through
December 31, 2025.

Motion to approve the contract with Intercontinental Commercial Services
in the amount of $143,100.00 from July 1, 2024 through December 31,
2024 and to renew the first-year option from January 1, 2025 – December
31, 2025 was made by Councilmember Gantt; seconded by
Councilmember Barber. The motion passed unanimously 5-0.

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

• Community Zoning and Information Meeting: Thursday, June 27th from 6:00 p.m.
– 7:00 p.m. at City Hall in the Council Chamber (Jun 27)
• Joint SPLOST VI Meeting, Thursday, Jun 27th at 6:30 p.m. at the Henry County
Administration Bldg. 140 Henry Pkwy. McDonough, GA (Jun 27)
• Stockbridge Citizens-Police Advisory Council meeting 1st Thursday of each
month at 6:00 p.m. at the Stockbridge Police Community Room 4545 N.
Henry Blvd. – July meeting canceled due to the 4th of July holiday.
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. - City Hall Council
Chamber (Jul 8)
• Youth Council Meeting 2nd Monday of each month at 6:30 p.m. - City Hall Levi
Meeting Room (No July Meeting due to Summer Break)
• Citywide Development Authority Meeting, 2nd Tuesday of each month, 6:00
p.m.- City Hall Levi Meeting Room (Jul 9)
4|Page
• The Main Street Advisory Board Meeting 2nd Friday of each month at 9am –
Location is the Downtown Connection Center 130 M L King Sr. Heritage Trail.
(Jul 12)
• Millage Rate Public Hearing #1, Monday, July 15th at 6:30 p.m. - City Hall
Council Chamber (Jul 8)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Stockbridge Downtown Center 130 M L King, Sr. Heritage Trail (Jul 16)
• Youth Council Advisory Committee Meeting, 6:30 p.m.-3rd Tuesday of each
month Levi Meeting Room - City Hall (Jul 16) (JULY MEETING CANCELED)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City Hall
Council Chamber - (Jul 18)
• Millage Rate Public Hearing #2, Friday, July 19th at 10:00 a.m. - City Hall
Council Chamber (Jul 19)
• Millage Rate Public Hearing #3, Monday, July 22nd at 10:00 a.m. (Millage Set at
10:15 a.m.) - City Hall Council Chamber (Jul 22)
• City Council Work Session Meeting, Last Tuesday of each month: Tuesday, July
30th at 6:00 p.m. - City Hall Council Chamber (Jul 30)

UPCOMING CITY EVENTS/INITIATIVES
• Food Truck Tast Tuesday is back! Join us at Clark Community Park at 111 Davis
Rd. Stockbridge on Tuesdays from 5:30pm – 8:00 pm for live music, great food,
and a host of free games and activities for the kids. (CANCELED FOR JULY 4TH)
• Join Councilman Elton Alexander for a District 5 Town Hall Meeting on Saturday,
June 29, 2024 at 10am at Argento @ the Bridges of Jodeco 300 Argento Dr.
McDonough, GA 30253.
• Join the City of Stockbridge for the annual FREE 4th of July Extravaganza with
fireworks and live music. Gates open at 5pm. The concert feature Soul Cartel,
Algebra Blessett, Bobby V and the Michael Jackson Live Tribute, and Kool Mo
Dee, and the gates will open at 5pm, and the concerts will take place from 7pm –
11pm at the Stockbridge Amphitheater.
• Join Councilwoman Yolanda Barber as she partners for the second year with
Kicks4Kids to collect sneakers for kids on Saturday, July 6th, and Saturday, July
13th at Stockbridge First United Methodist Church and will be distributed at the
City’s Back to School Kickoff on July 20th. Please plan to donate what you can to
this life changing initiative.
• Join Councilman Elton Alexander for a Community Cleanup event on Saturday,
August (Date TBD) More information to follow.
• Join Councilman Alphonso Thomas for the monthly Senior Bingo Bash on
Wednesday, July 17th from 10am - 12pm at the Merle Manders Conference
Center, 111 Davis Rd. for raffles, prizes, games, snacks and fun!
• Join Councilwoman LaKeisha Gantt in partnership with Atlanta Food Truck Park
for Night Market at the Stockbridge Amphitheater Parking Lot from 6pm – 9:30pm
– July 18th. There will be vendors, Food Trucks, Activities, Games, Music, and
Vibes. Contact Tan Bowers at tan@atlantafoodtruckpark.com for registration and
additional information. Theme: Island Flavor
• Join the City of Stockbridge for the Annual Back to School Kickoff Event on
Saturday, July 20th at the Stockbridge Amphitheater for free school supplies from
11am – 1pm.
• Join Mayor Anthony Ford for the monthly Meet the Mayor on Wednesday, July
22nd from 10am – noon at Stockbridge City Hall.
5|Page
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
• Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service.

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

Join us for the ‘I Got Away’ Tour, hosted in partnership with McDonald’s Inspiration
Celebration Gospel Tour, is taking place on this Saturday, June 29, 2024, at the
Stockbridge Amphitheater located at 4650 North Henry Boulevard in Stockbridge,
Georgia. Notable Gospel performers, Deitrick Haddon, Pastor Mike Jr, Bri Babineaux,
and Anthony Brown will be taking the stage! Doors open at 6pm and the show will start
at 7pm.

2024 STOCKBRIDGE AMPHITHEATER CONCERT SERIES
• Saturday, July 6th – Karen Briggs Contempo Orchestra featuring Phil Perry,
Oleta Adams, Regina Belle, Chieli Minucci, Jazmin Ghent, Brian Bromberg,
and Tommy Davidson
• Sunday, July 7th – End of the 4th of July Weekend featuring Charlie Wilson and
Robin Thicke
• Saturday, July 13th and Sunday, July 14th – A Night with Kem, and Special
Guest Leela James
• Saturday, July 20th – Ladies Night Out featuring Jodeci, Johnny Gill, and Silk
• Saturday, July 27th – 70’s Soul Jam featuring the Chi-Lites, the Manhattans,
The Legendary Blue Notes, Bloodstone and Peaches & Herb
• Saturday, August 3rd – Babyface and Special Guests Avery Sunshine and
4Cast

MAYOR’S COMMENTS
Mayor Ford referenced the annual Georgia Municipal Association Conference where
officials attend for training, and announced that Vanessa Holiday received the 2024
Clerk of the Year award, noting her name would be forever etched in GMA history for the
honor; and noted Councilmember Alphonso Thomas was awarded the Certificate of
Dedication for the completion of 276 training credit hours, and Councilmember Elton
Alexander was awarded the Certificate of Distinction for the completion of 204 training
credit hours. Mayor Ford reminded everyone to stay hydrated during this incredible heat,
noting summer has approached us, asking that you drink plenty of fluids and stay safe.
Motion to adjourn the meeting at 7:00 p.m. was made by Councilmember Alexander;
seconded by Councilmember Gantt. The motion passed unanimously 4-0.
Respectfully submitted by:
Vanessa Holiday, City Clerk Anthony S. Ford, Mayor
6|Page
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Planner I

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

DATE: June 20, 2024 (Planning Commission)

July 8, 2024 (Mayor and Council)

Subject: #CP-2024-02 For 111 Old Conyers Road

I. PURPOSE

Consider a Comprehensive Plan Amendment application by Charlie Hightower of First
National Land Trust to change the future land use designation from Low-Density
Residential to Special Purpose to allow for the construction of a mixed-use development,
that will include both commercial and residential uses at 111 Old Conyers Road. The
property is 6.71 +/- total acres.

II. Background

Mixed-use development with 200 residential units
Proposed Development that will include commercial spaces on the ground
floor

Site Address 111 Old Conyers Road

Parcel Identification S24-01017000

Parcel Acreage 6.71 +/- acres

Applicant Charlie Hightower

Agent Charlie Hightower

# CP-2024-02 For 111 Old Conyers Road

Owner Solutions Development, LLC.

City Land Use Designation Low-Density Residential

City Land Use Zoning ‘SR’ (Suburban Residential)

Number of Proposed Units Per Acre 29.80 units per acre

The property is vacant, undeveloped with an
Current Use intermittent stream that is located near the
southeast corner of the site.

SURROUNDING LAND USE DESIGNATIONS

Existing Future Land Use
Location Existing Land Use
Designation

Vacant; Publix Shopping Center
Property to the North Low Density Mixed Use
Stockbridge Lakes Bed &
Breakfast
Downtown Food mart
(Convenience store)

Korner Store
Low Density Residential
Property to the South (Convenience store)

Stockbridge Public Works
Department

God First Breakthrough
Public Institutional
Property to the East Ministries

Cochran Park Park/Recreation/Conservation
Property to the West

Page 2 of 14
# CP-2024-02 For 111 Old Conyers Road

SURROUNDING LAND USE DENSITIES

Estimate Density Per
Name of Subdivision/Development Units
Acres

Spanish Village Subdivision 28 1.5 units per acre

16
HH Duvall Subdivision
1 units per acre

200
Diamante Townhomes
7 units per acre

DR Horton Townhomes 165
6.62 units per acre

135 East Townhomes 27
16.36 units per acre

Pine Grove 270 4 units per acre

Pineview 77 2.49 units per acre

111 Old Conyers Road 200 29.80 units per acre

III. Findings of Fact

1. The applicant has requested to rezone the subject property from SR (Suburban Residential)
to PUD (Planned Unit Development).

2. The applicant submitted three variances (VR-2024-01) on the subject property which are
as follows:

a) Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have only

Page 3 of 14
# CP-2024-02 For 111 Old Conyers Road

1.00 parking spaces instead of the required 1.25 parking spaces per unit, and two-
bedroom units would have only 1.25 parking spaces per unit instead of the required
1.75 parking spaces per unit.

b) Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a proposed
ratio of 87.5%/12.5%.

c) Increase the project density from twenty-four (24) units per acre to twenty-nine (29)
units per acre.

3. The surrounding land use designations that are in the vicinity of the area are as follows:
LDMU (Low Density Mixed Use), PI (Public/Institutional), and PRC
(Park/Recreation/Conservation).

4. The subject property is a part of the TAD (Tax Allocation District) a district that is designed
to attract quality development to an underutilized or distressed redevelopment area.

Page 4 of 14
# CP-2024-02 For 111 Old Conyers Road

IV. Vicinity
Maps, Site Plan, and Map of 111 Old Conyers Road
Renderings

Page 5 of 14
# CP-2024-02 For 111 Old Conyers Road

Aerial Photo of 111 Old Conyers Road

Page 6 of 14
# CP-2024-02 For 111 Old Conyers Road

Future Land Use Map of 111 Old Conyers Road

Page 7 of 14
# CP-2024-02 For 111 Old Conyers Road

Proposed Future Land Use Plan Updates for LCI Study on 111
Old Conyers Road

Page 8 of 14
# CP-2024-02 For 111 Old Conyers Road

Surrounding Land Use Density Map for 111 Old Conyers Road
Page 9 of 14
# CP-2024-02 For 111 Old Conyers Road

Analysis

Page 10 of 14
# CP-2024-02 For 111 Old Conyers Road

Project Description

The applicant, Charlie Hightower of First National Land Trust, proposes to build a mixed-use
development that will consist of a five-story building with 200 apartment units and commercial
spaces that will be located on the ground floor. Of the proposed 200 apartment units, 95 units will
be studios, 95 will be one-bedroom units with one bathroom, 6 will be two-bedroom units with two
bathrooms, and 4 will be 3 bedroom-units with 2 bathrooms. There will be a total of three retail
spaces with a combined total of 15,000 square feet on the first floor of the proposed building. The
proposed mixed-use development will provide vehicular access to the site with a deceleration
lane that will be located along Old Conyers Road.
The proposed mixed-use development will include the following amenities: a four-foot sidewalk,
an arrival court pavilion, a sitting pergola, a grill, a therapy garden, a playground, an adult pool, a
10-foot sidewalk, a dog park with mulch, and an open landscape. The development will also
include a 16,800 square foot retention pond along with twelve trash bins that will be located on
the site.
Lastly, the proposed mixed-use development will provide a total of 336 parking spaces. Of the
336 parking spaces that will be provided, 257 will be residential and 79 will be provided for the
retail spaces that will be located on the ground floor of the proposed five-story building. Of the
257 residential parking spaces that will be provided, 119 parking spaces will be provided to the
residents living in the studio apartment units, 119 parking spaces will be provided to the residents
living in the one-bedroom apartment units, 11 parking spaces will be provided to the residents
living in the two-bedroom apartment units, and 8 parking spaces will be provided to the residents
living in the three-bedroom apartment units.

Currently, the subject property has a current future land use designation of Low-Density
Residential. However, due to the high proposed density of 29.80 units per acre, the applicant has
requested to change the future land use designation from Low-Density Residential to Special
Purpose.

Staff Analysis

Page 11 of 14
# CP-2024-02 For 111 Old Conyers Road

The applicant requests a Comprehensive Plan Amendment under the City of
Stockbridge Unified Development Code Section (Sec. 9.2.7):

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The City of Stockbridge 2024 Comprehensive Plan states that the future land use
designation of Special Purpose is for properties with 16.01-24 units per acre. This
proposed mixed-used development has a density of 29.80 units per acre.

Page 51 of the City of Stockbridge 2024 Comprehensive Plan states that the intent of the
Special Purpose future land use designation is intended for special, innovative projects
which could include anything from different model residential, to larger mixed use or
commercial development. In addition, the Special Purpose Future Land Use designation
is compatible with all the zoning districts including the PUD District. The proposed mixed-
used development is consistent with the policy goals of the 2024 Comprehensive Plan on
pages 42-44.

To provide a variety of housing choices to suit the changing needs and
lifestyles of City residents. (Housing Goal)

To provide additional housing in the downtown core. (Housing Goal)

Provide a mixture of housing options to attract young professionals,
Community singles, and small families. (Housing Policy)
Goals and
Policies To ensure that new developments promote a better sense of place and
preserve valued elements of community character. (Future Land Use
(page 42- Goal)
44)
To establish land use designations that meet the needs of the City and
are consistent with the new UDC. (Future Land Use Goal)

Encourage mixed-use development to promote a live, work, play concept.
(Future Land Use Policy)

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

Page 12 of 14
# CP-2024-02 For 111 Old Conyers Road

To attract and retain high-quality and diverse employers with quality of
life, education, culture, housing, healthcare, retail, and recreation
facilities. (Economic Development Goal)

2. Relation to the Zoning of the Property.

In addition to the requested future land use designation, the applicant is requesting to
rezone the subject properties from SR (Suburban Residential) to PUD (Planned Unit
Development). Page 45 of the 2024 Comprehensive Plan identifies the requested PUD
(Planned Unit Development) as being compatible with any future land use designation
including the requested Special Purpose land use designation.

Mixed-Use developments are not allowed in the SR zoning district; however, they are
allowed in the requested PUD (Planned Unit Development) zoning district.

3. Suitability of the Site’s Location.

The proposed mixed-use development seems to have a strategic location that offers
several advantages:

• Proximity to key locations: Being within 0.7 miles of both the Stockbridge
Amphitheater and the downtown area is beneficial for residents who may be
interested in cultural events, dining, and shopping.

• Accessibility: The closeness to Cochran Park and the Publix Shopping Center
supports the idea of a walkable community, which is desirable. The proposed mix-
use development would encourage residents to walk rather than drive, which can
reduce traffic congestion and promote a healthier lifestyle.

• Enhanced livability: The adjacency to recreational and shopping amenities can
significantly enhance the quality of life for the residents, providing convenience and
leisure activities within a short distance.

Overall, the site’s location appears to be well-suited for a mixed-use development, aligning
with the principles of smart growth and sustainable development.

4. Maintaining the Current Land Use Designation.

The proximity of diverse amenities such as a retail shopping center, a church, and a park
indeed supports the request for a Special Land Use Future Land Use designation for the
proposed mixed-use development.
The proximity to these amenities is beneficial for several reasons. Frist, the adjacent Publix
Shopping Center would provide convenient access to shopping and services for future
residents. In addition, the proposed mixed-use development is adjacent to Cochran Park
which would add recreational space and would promote a healthy lifestyle and providing

Page 13 of 14
# CP-2024-02 For 111 Old Conyers Road

an aesthetic benefit to the vicinity of the area.

IV. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Comprehensive Plan Amendment
via CP-2024-02 would be necessary and desirable for the subject property in conjunction
with the requested rezoning of RZ-2024-02 to change the zoning district from SR
(Suburban Residential) to PUD (Planned Unit Development), and with the requested
variance of VR-2024-01. Therefore, the Planning and Zoning staff recommends
APPROVAL.

Page 14 of 14
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: June 20, 2024 (Planning Commission)

July 8, 2024 (Mayor and Council)

Subject: #RZ-2024-02 For 111 Old Conyers Road

I. PURPOSE

Consider a rezoning request by Charlie Hightower of First National Land Trust to rezone certain
property located at 111 Old Conyers Road from ‘SR’ (Suburban Residential) to ‘PUD’ (Planned
Unit Development) to allow for the construction of a mixed-use development, that will include
both commercial and residential uses.

The applicant also simultaneously submitted two other applications to the City of Stockbridge as
are listed below:

• Comprehensive Plan Amendment (CP-2024-02) – The applicant requests to change
the future land use designation from Low-Density Residential to Special Purpose.

• Variance (VR-2024-01) – The applicant submitted three variances on the subject
property which are as follows:

1. Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have
only 1.00 parking spaces instead of the required 1.25 parking spaces per unit,
and two-bedroom units would have only 1.25 parking spaces per unit instead
of the required 1.75 parking spaces per unit.

2. Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a
proposed ratio of 87.5%/12.5%.
#RZ-2024-02 For 111 Old Conyers Road

3. Increase the project density from twenty-four (24) units per acre to twenty-nine
(29) units per acre.

II. Background

Proposed Development Mixed-use development with 200 residential units that
will include commercial spaces on the ground floor

Site Address 111 Old Conyers Road

Parcel Identification S24-01017000

Parcel Acreage 6.71 +/- acres

Applicant Charlie Hightower

Agent: Charlie Hightower

Owner: Solutions Development, LLC.

Current Zoning SR (Suburban Residential)

Current Use The property is vacant, undeveloped with an intermittent
stream that is located near the southeast corner of the
site. At least 3 acres of the property is in the Brush Creek

SURROUNDING LAND USE AND ZONING

Location Existing Land Use Existing Zoning

Property to the North Vacant; Publix Shopping Center C-2 (General Commercial District)

Stockbridge Lakes Bed & Breakfast C-3 (Heavy Commercial District)
Downtown Food mart C-2 (General Commercial District)
Property to the South (Convenience store)

Korner Store C-2 (General Commercial District)
(Convenience store)

Stockbridge Public Works C-2 (General Commercial District)
Department

2|Page
#RZ-2024-02 For 111 Old Conyers Road

Property to the East God First Breakthrough OI (Office Institutional District)
Ministries

Property to the West Cochran Park DT (Downtown District)

III. Finding of Facts

1. The applicant has requested a Comprehensive Plan Amendment (CP-2024-02) to change
the future land use designation from Low-Density Residential to Special Purpose.

2. The applicant submitted three variances (VR-2024-01) on the subject property which are
as follows:

a) Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have only
1.00 parking spaces instead of the required 1.25 parking spaces per unit, and two-
bedroom units would have only 1.25 parking spaces per unit instead of the required
1.75 parking spaces per unit.

b) Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a proposed
ratio of 87.5%/12.5%.

c) Increase the project density from twenty-four (24) units per acre to twenty-nine (29)
units per acre.

3. The vicinity of the area is mostly residential with the following zoning classifications: C-2
(General Commercial District), C-3 (Heavy Commercial District), OI (Office Institutional
District), DT (Downtown District), and SR (Suburban Residential District).

4. The surrounding land use designations that are in the vicinity of the area are as follows:
LDMU (Low Density Mixed Use), PI (Public/Institutional), and PRC
(Park/Recreation/Conservation).

5. 3.87 acres of the subject property are located inside the Parkway Mixed Use Overlay
District.

6. The subject property is a part of the TAD (Tax Allocation District) a district that is designed
to attract quality development to an underutilized or distressed redevelopment area.

3|Page
#RZ-2024-02 For 111 Old Conyers Road

IV. Maps, Site Plan, and Renderings

Vicinity Map

4|Page
#RZ-2024-02 For 111 Old Conyers Road

Aerial Photo with Site Plan

5|Page
#RZ-2024-02 For 111 Old Conyers Road

Zoning Map of 111 Old Conyers Road

6|Page
#RZ-2024-02 For 111 Old Conyers Road

Location of Part of 111 Old Conyers Road in the Parkway Mixed
Use Overlay District

7|Page
#RZ-2024-02 For 111 Old Conyers Road

Site Plan of 111 Old Conyers Road

8|Page
#RZ-2024-02 For 111 Old Conyers Road

kk Development Data Summary for
Site Plan of 111 Old Conyers Road

9|Page
#RZ-2024-02 For 111 Old Conyers Road

Exterior Elevations of Proposed Mixed Use Development

10 | P a g e
#RZ-2024-02 For 111 Old Conyers Road

First Floor Plan of Proposed Mixed-Use Development

11 | P a g e
#RZ-2024-02 For 111 Old Conyers Road

LCI Study Showing Location of Property as part of Growth Center in
Downtown Area of Stockbridge

12 | P a g e
#RZ-2024-02 For 111 Old Conyers Road

Tax Allocation District Map Showing 111 Old Conyers Road

13 | P a g e
#RZ-2024-02 For 111 Old Conyers Road

Distance from Proposed Mixed-Use Development to
Amphitheater, Clark Park, and Downtown Area of Stockbridge

14 | P a g e
#RZ-2024-02 For 111 Old Conyers Road

IV. Analysis

Project Description

The applicant, Charlie Hightower of First National Land Trust, proposes to build a mixed-use
development that will consist of a five-story building with 200 apartment units and commercial
spaces that will be located on the ground floor. Of the proposed 200 apartment units, 95 units will
be studios, 95 will be one-bedroom units with one bathroom, 6 will be two-bedroom units with two
bathrooms, and 4 will be 3 bedroom-units with 2 bathrooms. There will be a total of three retail
spaces with a combined total of 15,000 square feet on the first floor of the proposed building. The
proposed mixed-use development will provide vehicular access to the site with a deceleration
lane that will be located along Old Conyers Road.
The proposed mixed-use development will include the following amenities: a four-foot sidewalk,
an arrival court pavilion, a sitting pergola, a grill, a therapy garden, a playground, an adult pool, a
10-foot sidewalk, a dog park with mulch, and an open landscape. The development will also
include a 16,800 square foot retention pond along with twelve trash bins that will be located on
the site.
Lastly, the proposed mixed-use development will provide a total of 336 parking spaces. Of the
336 parking spaces that will be provided, 257 will be residential and 79 will be provided for the
retail spaces that will be located on the ground floor of the proposed five-story building. Of the
257 residential parking spaces that will be provided, 119 parking spaces will be provided to the
residents living in the studio apartment units, 119 parking spaces will be provided to the residents
living in the one-bedroom apartment units, 11 parking spaces will be provided to the residents
living in the two-bedroom apartment units, and 8 parking spaces will be provided to the residents
living in the three-bedroom apartment units.
Currently, the subject property is zoned SR (Suburban Residential). However, the SR zoning
district provides a list of permitted use, which does not include mixed-use developments. Thus,
the applicant has requested to rezone the subject property from SR (Suburban Residential
District) to PUD (Planned Unit Development). The PUD zoning district provides a list of permitted
uses, which does include both apartments and commercial uses.

Residential Parking Spaces (Proposed) Residential multifamily high-rise (40 + units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 119
1 bedroom 95 119
2 bedroom 6 11
3 bedroom 4 8
Total Residential Parking Spaces 200 257
(Proposed)

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#RZ-2024-02 For 111 Old Conyers Road

Residential Parking Spaces (Required) - Residential, multifamily (fewer than 40 units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 133
1 bedroom 95 133
2 bedroom 6 12
3 bedroom 4 9
Total Residential Parking Spaces 200 287
(Proposed)

Commercial Parking Spaces (Proposed)

5 parking spaces per 1,000 square feet 79 required for commercial spaces

Overall Number of Parking Spaces (Proposed)

Residential Parking Spaces (Proposed) 257
Total Commercial Parking Spaces (Proposed) 79
Overall Number of Parking Spaces 336

Overall Number of Parking Spaces (Required)

Residential Parking Spaces (Proposed) 287
Total Commercial Parking Spaces (Proposed) 79
Overall Number of Parking Spaces 366

Staff Analysis

The applicant requests a Rezoning under the City of Stockbridge Unified Development Code
Section (Sec. 9.2.1 C):

The Planning Commission and the City Council shall consider the following standards in
considering any proposal that would result in a change to the text or map of this UDC, giving due
weight or priority to those factors that are appropriate to the circumstances of each proposal.

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The City of Stockbridge 2024 Comprehensive Plan identifies on page 43 the following housing
goals: (1) “To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents” and, (2) “to provide additional housing in the downtown core.” Thus, the requested
rezoning of the subject property located at 111 Old Conyers Road to allow for the proposed mixed-

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#RZ-2024-02 For 111 Old Conyers Road

use development would meet the requirement of the housing goals that are found in the City of
Stockbridge 2024 Comprehensive Plan. In addition, the mixed-use development would meet the
following housing policy that are listed on page 43 of the City of Stockbridge 2024 Comprehensive
Plan:
• Provide a mixture of housing options to attract young professionals, singles, and small
families.

The applicant has requested a Comprehensive Plan Amendment to change the future land use
designation from the existing Low-Density Residential to Special Purpose. The purpose and intent
of the Special Purpose land use designation is to “to allow for special, innovative projects which
could include anything from different model residential to larger mixed use or commercial
development.” Since the applicant has requested a high density of 29.80 units per acre, the
requested Special Purpose land use designation would be appropriate. Page 45 of the 2024
Comprehensive Plan states the requested PUD (Planned Unit Development) is compatible with all
of the future land use designations, which includes the requested Special Purpose land use
designation.

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 development of the site as a mixed-use development with retail and residential meets the
purpose and intent of the Stockbridge Unified Development Code. Section 1.4 of the
Stockbridge Unified Development Code provides a list of objectives to accomplish which are
listed below.

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

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

The proposed mixed-use development is also consistent with the purpose and intent of the
requested PUD (Planned Unit Development) zoning district. Section 2.4.13 of the Stockbridge
Unified Development Code states that the intent and purpose of the PUD zoning district is to

• Allow the development of balanced neighborhoods containing physical, economic, and
social assets which are difficult to achieve through the traditional separation of use and
density zones.

• Provide an appropriate district for mixed-use developments; and

• Allow flexibility in design for environmentally challenged properties.

Since the applicant is preserving an open landscape and is providing both a 4 foot sidewalk and a
10 foot sidewalk, the proposed mixed-use development would meet the overall design goals of a
PUD development which is found in Section A.

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#RZ-2024-02 For 111 Old Conyers Road

• “In designing a PUD development, special attention should be focused on the
arrangement of buildings and other improvements for the orderly function and
aesthetics, the preservation of open space for the use of residents and workers
in the development, the variety of housing types and densities necessary to achieve
a balanced neighborhood, and the provision of a pedestrian environment separate
from the vehicular environment.” – Section 2.4.13 A of the Stockbridge Unified
Development Code

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

The requested rezoning from SR (Suburban Residential) to PUD (Planned Unit Development) will
have a positive effect on the vicinity of the area in various ways. While other areas in the city of
Stockbridge have seen residential growth over the past couple of years, this area lacks modern
residential growth. Currently, there are three townhome developments that have been approved
within the vicinity of the area. Diamante Townhomes, which is located 0.8 miles away from the
proposed mixed-used development, is currently building 200 units on 27.73 total acres for a density
of 7 units per acre. The recently approved D.R. Horton townhome development, located 0.5 miles
away from the proposed townhomes, is building 156 units on 24.908 total acres for a density of
6.26 units per acre. Since the area is lacking mixed-use developments, this will serve as a catalyst
for future mixed-use developments to be built in the area.

Second, the proposed mixed-use development will be beneficial since the site is a prime location
to the downtown area, amphitheater, the parks, and the shopping center. The Stockbridge
Amphitheater is 0.2 miles away from the proposed mixed-use development, while the downtown
area of Stockbridge is 0.2 miles. In addition, the proposed mixed-use development is adjacent from
both the Publix Shopping and Cochran Park which will make it convenient for incoming residents
to walk.

Recent studies that focused on the city of Stockbridge also recommended that there is a need for
new housing in the downtown area of Stockbridge. The City of Stockbridge Livable Centers
Initiative (LCI Study) from 2012 selected a series of growth centers and the subject property is
included. The LCI study created a list of recommendations the city should follow that will impact
the residents both in the short term and long term. Among the recommendations the LCI Study
recommended was that the future land use of the property be changed from Low-Density
Residential to Mixed-Use. The Downtown Residential and Retail Market Analysis, which focused
on the retail and housing market in the downtown area of Stockbridge, stated that, “In downtown
Stockbridge, new condominiums, attached townhomes, and clustered single-family home with a
variety of price points will help satisfy a diversity of housing needs.” The Downtown Residential
and Retail Market Analysis also stated, “Downtown Stockbridge has an opportunity to transform
into a higher density, walkable town center with restored historic buildings, a variety of new housing
options, mixed-use development, and park space.” Moreover, the City of Stockbridge Livable
Centers Initiative (LCI Study) from 2012 stated on page 76 that “To position Stockbridge for
changing local, regional, and national market and demographic trends, particularly the needs of
aging residents and the so-called Millennials, the downtown must be revitalized in a way that builds
on its historic character and positions it as a walkable, mixed-use alternative to surrounding areas
– many of which will be less suitable to adapt to these changes.”

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#RZ-2024-02 For 111 Old Conyers Road

Lastly, the proposed mixed-use development will provide an alternative type of housing for young
professionals who are choosing apartments in areas that provide access to both employment and
retail. Moreover, the retail uses that will be added as part of the proposed mixed-use development
will provide additional job opportunities to the residents living in the vicinity of the area.

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

The developer is likely to encounter several hurdles while constructing the proposed mixed-use
development, due to the distinctive physical characteristics of the subject property. First, the
property’s relatively flat terrain and irregular contours have already influenced the existing site
design. Moreover, the property’s position along city water (Brush Creek), its mildly wooded areas,
and the varying elevations across the site add layers of complexity to the development process. In
addition, there is a gravel egress that is located at the entrance of the subject property.

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

Since the subject property is surrounded by a commercial shopping center, a church, and a park,
the proposed mixed-use development will not have any negative impact on any residential
properties.

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

A letter from the Stockbridge Public Works Department dated May 6, 2024, states that water
service can be made available to the subject property. However, the letter also states that all costs
associated with connecting to the water and sewer are the developer’s responsibility. The letter
also states that the developer must adhere to the City’s Minimum Development Standards. In
addition, the letter states that if plans are not submitted within one year (May 6, 2025), the
reservation of capacity will expire.

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

A Trip Generation Memorandum was prepared by Lowe Engineers on May 24, 2024, to calculate
the anticipated number of vehicular trips that the proposed mixed-use development would
generate on Old Conyers Road and Atlanta Road. The Trip Generation Memorandum concluded
that the proposed mixed-use development is expected to generate a total of 1,478 net daily trips
(739 inbound and 740 outbound). The proposed mixed-use development is expected to generate
99 AM Peak hour trips (33 inbound and 66 outbound) and 143 PM peak hour trips (80 inbound
and 63 outbound). More information about the number of trips the proposed mixed-use
development is expected to generate can be found in the table below.

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

The rezoning request for the property from SR (Suburban Residential) to PUD (Planned Unit
Development) aligns well with the Stockbridge Unified Development Code’s policies and
objectives. This transition is in harmony with the strategic vision for the area’s growth and
development.

Additionally, the proposed development adheres to the regulations of the PUD zoning district,
ensuring that the proposed mixed-use development follows the goals of the PUD zoning district.
The development’s consistency with the Future Land Use Designation of Special Purpose further
indicates that it is designed with the City of Stockbridge Comprehensive Plan. This foresight
demonstrates a commitment to the area’s long-term development goals.

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

The current zoning of the subject property as SR (Suburban Residential) permits the construction
of single-family residences, such as houses. Historical data indicates that there were three
residential structures that were previously built on the property. Despite this, the property has been
vacant since last year, and no new development proposals have been put forward for this property.

V. STAFF RECOMMENDATION

Staff recommends approval with conditions to rezone the subject property from SR (Suburban
Residential) to PUD (Planned Unit Development) with the following conditions:

1. The number of proposed units will be reduced from 200 units to 160 units (23.84 units per
acre) due to the maximum density allowed by the requested Special Purpose Future land
use designation which is 24 units per acre.

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2. Flock cameras will be located at the entrance of the mixed-use development.

3. On the eastern side of the subject property, the 25-foot land strip shall be extended past
the pool area found in the conceptual site plan.

4. The front facade of the residential building shall be comprised of not less than 50% of the
combined materials such as brick, stone, or stucco or a combination of brick and stone.
The remaining 20% may be comprised of stucco, shake, and/or cement fiberboard siding.

5. The side and rear façade of the residential building shall be comprised of any combination
of primary materials including brick, stone and secondary materials including stucco,
shake, and/or cement fiberboard but not to exceed 30% of the entire building.

6. The colors should consist of a cohesive, complimentary palette. Limited use of the accent
color is permitted as long as they are not bright or not fluorescent and compliment the
overall palette of the material.

7. The proposed mixed-used development shall not exceed four stories.

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TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: June 20, 2024 (Planning Commission)

July 8, 2024 (Mayor and Council)

Subject: #VR-2024-01 For 111 Old Conyers Road

I. PURPOSE

Consider a variance application (VR-2024-01) by Charlie Hightower of First National Land Trust
to allow for the construction of a mixed-use development, that will include both commercial and
residential uses at 111 Old Conyers Road The property is 6.71 +/- total acres.

The applicant is requesting three variances from the development regulations in the Unified
Development Code. These variances are as follows:

1. Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have
only 1.00 parking spaces instead of the required 1.25 parking spaces per unit,
and two-bedroom units would have only 1.25 parking spaces per unit instead
of the required 1.75 parking spaces per unit.

2. Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a
proposed ratio of 87.5%/12.5%.

3. Increase the project density from twenty-four (24) units per acre to twenty-
nine (29) units per acre.

The applicant also simultaneously submitted two other applications to the City of Stockbridge
which are listed below:
#VR-2024-01 For 111 Old Conyers Road

• Comprehensive Plan Amendment (CP-2024-02) – The applicant requests to change
the property’s future land use designation of Low-Density Residential to Special
Purpose.

• Rezoning (RZ-2024-02) – The applicant requests to rezone the subject property from
SR (Suburban Residential) to PUD (Planned Unit Development).

II. Background

Proposed Development Mixed-use development with 200 residential units that
will include commercial spaces on the ground floor
Site Address 111 Old Conyers Road

Parcel Identification S24-01017000

Parcel Acreage 6.71 +/- acres

Applicant Charlie Hightower

Agent: Charlie Hightower

Owner: Solutions Development, LLC.

Current Zoning SR (Suburban Residential)

Current Use The property is vacant, undeveloped with an intermittent
stream that is located near the southeast corner of the
site.

SURROUNDING LAND USE AND ZONING

Location Existing Land Use Existing Zoning

Property to the North Vacant; Publix Shopping Center C-2 (General Commercial District)

Stockbridge Lakes Bed & Breakfast C-3 (Heavy Commercial District)

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#VR-2024-01 For 111 Old Conyers Road

Property to the South Downtown Food mart C-2 (General Commercial District)
(Convenience store)

Korner Store C-2 (General Commercial District)
(Convenience store)

Stockbridge Public Works C-2 (General Commercial District)
Department

Property to the East God First Breakthrough OI (Office Institutional District)
Ministries

Property to the West Cochran Park DT (Downtown District)

III. Finding of Facts

1. The applicant requests to change the property’s future land use designation of Low-Density
Residential to Special Purpose.

2. The applicant requests to rezone the subject property from SR (Suburban Residential) to
PUD (Planned Unit Development).

3. The vicinity of the area is mostly residential with the following zoning classifications: C-2
(General Commercial District), C-3 (Heavy Commercial District), OI (Office Institutional
District), DT (Downtown District), and SR (Suburban Residential District).

4. The surrounding land use designations that are in the vicinity of the area are as follows:
LDMU (Low Density Mixed Use), PI (Public/Institutional), and PRC
(Park/Recreation/Conservation).

5. 3.87 acres of the subject property are located inside the Parkway Mixed Use Overlay
District.

6. The Henry County Tax Assessors record indicates that 111 Old Conyers Road is being
used as a “transitional use”.

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#VR-2024-01 For 111 Old Conyers Road

IV. Maps, Site Plan, and Renderings

Vicinity Map of 111 Old Conyers Road

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#VR-2024-01 For 111 Old Conyers Road

Aerial Photo with Site Plan

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Site Plan of 111 Old Conyers Road

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#VR-2024-01 For 111 Old Conyers Road

Development Data Summary for
Site Plan of 111 Old Conyers Road

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#VR-2024-01 For 111 Old Conyers Road

First Floor Plan of Proposed Mixed-Use Development

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#VR-2024-01 For 111 Old Conyers Road

V. Analysis

Project Description

The applicant, Charlie Hightower of First National Land Trust, proposes to build a mixed-use
development that will consist of a five-story building with 200 apartment units and commercial
spaces that will be located on the ground floor. Of the proposed 200 apartment units, 95 units will
be studios, 95 will be one-bedroom units with one bathroom, 6 will be two-bedroom units with two
bathrooms, and 4 will be 3 bedroom-units with 2 bathrooms. There will be a total of three retail
spaces with a combined total of 15,000 square feet on the first floor of the proposed building. The
proposed mixed-use development will provide vehicular access to the site with a deceleration
lane that will be located along Old Conyers Road.
The proposed mixed-use development will include the following amenities: a four-foot sidewalk,
an arrival court pavilion, a sitting pergola, a grill, a therapy garden, a playground, an adult pool, a
10-foot sidewalk, a dog park with mulch, and an open landscape. The development will also
include a 16,800 square foot retention pond along with twelve trash bins that will be located on
the site.
Lastly, the proposed mixed-use development will provide a total of 336 parking spaces. Of the
336 parking spaces that will be provided, 257 will be residential and 79 will be provided for the
retail spaces that will be located on the ground floor of the proposed five-story building. Of the
257 residential parking spaces that will be provided, 119 parking spaces will be provided to the
residents living in the studio apartment units, 119 parking spaces will be provided to the residents
living in the one-bedroom apartment units, 11 parking spaces will be provided to the residents
living in the two-bedroom apartment units, and 8 parking spaces will be provided to the residents
living in the three-bedroom apartment units.

The applicant is requesting three variances (VR-2024-01) found in the Unified Development
Code. These variances, are as follows:

1. Reduce the parking requirements according to the number of bedrooms per apartment
unit, whereby studio and one-bedroom apartment units would have only 1.00 parking
spaces instead of the required 1.25 parking spaces per unit, and two-bedroom units would
have only 1.25 parking spaces per unit instead of the required 1.75 parking spaces per
unit. (Section 4.85 A of the Stockbridge Unified Development Code)

2. Modify the ground-floor retail square footage requirement by changing the residential-to-
retail space ratio from the required ratio of 75%/25% to a proposed ratio of
87.5%/12.5%.

3. Increase the project density from twenty-four (24) units per acre to twenty-nine (29) units
per acre.

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#VR-2024-01 For 111 Old Conyers Road

Section 4.8.4 A of the Stockbridge Unified Development Code
Parking Requirements Request From Applicant
1 bedroom or efficiency unit: 1.25 parking 1 bedroom or efficiency unit: 1.00 parking
spaces per unit spaces per unit
2-bedroom unit: 1.75 parking spaces per unit 2-bedroom unit: 1.25 parking spaces per unit

Residential Parking Spaces (Proposed) Residential multifamily high-rise (40 + units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 119
1 bedroom 95 119
2 bedroom 6 11
3 bedroom 4 8
Total Residential Parking Spaces 200 257
(Proposed)

Residential Parking Spaces (Required) - Residential, multifamily (fewer than 40 units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 133
1 bedroom 95 133
2 bedroom 6 12
3 bedroom 4 9
Total Residential Parking Spaces 200 287
(Proposed)

Staff Analysis

The applicant requests a variance under the City of Stockbridge Unified Development Code
Section (Sec. 10.1). The Planning Commission and the City Council shall consider the
weight and merits of each of the following factors before granting variances:

Section 10.1.1.

A. A variance may be granted where owning to special conditions, a literal enforcement of
the provisions of this Unified Development Code will result in an individual case result in
unnecessary hardship.

B. A variance shall observe the spirit of this Unified Development Code, secure public safety

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#VR-2024-01 For 111 Old Conyers Road

and welfare, and deliver substantial justice.

C. The existence of a nonconforming use on adjacent or nearby property shall not constitute
a justification for granting a variance.

D. The Planning Commission shall make recommendations to the Mayor and City Council
which shall have the authority to render a decision on a variance application pursuant to
the public notice and hearing requirements set forth in Chapter 9.

E. A variance may not be granted for a use specifically prohibited by the Unified Development
Code. A variance is intended to compensate for a shortfall in a dimension of property that
would prevent the property from complying with a site design standard. Variances may
only be granted following a review of an application against the criteria listed below:

ANALYSIS OF REQUEST (Section 10.1.3)

A variance may be granted only upon a finding by the Mayor and City Council that all the following
conditions are met.

1. Extraordinary and exceptional circumstances pertaining to the particular piece of
property exist due to its size, shape, or topography that are not found on other
properties in the same zoning district.

At least three acres of the subject property is located in Brush Creek. Therefore, the developer is
likely to encounter several hurdles while constructing the proposed mixed-use development, due
to the distinctive physical characteristics of the subject property. First, the property’s relatively flat
terrain and irregular contours have already influenced the existing site design. Moreover, the
property’s position along city water (Brush Creek), its mildly wooded areas, and the varying
elevations across the site add layers of complexity to the development process. In addition, there
is a gravel egress that is located at the entrance of the subject property.

2. A literal interpretation of the provisions of this Unified Development Code would
deprive the applicant of rights commonly enjoyed by owners of other properties
located in the same zoning district.

Section 10.1.1 A of the Unified Development Code states that “A variance may be granted
where owing to special conditions, a literal enforcement of the provisions of this unified
development code will in an individual case result in unnecessary hardship.” The applicant
was advised of this right.

3. Granting the variance requested will not confer upon the property owner any special
privileges that are denied to other owners of property in the same zoning district.

Granting the requested variances would not confer any special privileges upon the property
owner. Furthermore, the denial of the requested variances would force the developer to
comply with the same standards in the developing the proposed site, even though the
proposed characteristics of the subject property would make it very difficult to do, thus
creating an unnecessary hardship for the developer itself.

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#VR-2024-01 For 111 Old Conyers Road

4. The variance will be consistent with the purposes and intent of this Unified
Development Code, will be compatible with uses on neighboring properties, and will
serve the public welfare.

The variance request is consistent with the purpose of the Unified Development Code. In
addition, the reduction of the proposed parking space would allow the developer to comply
with the parking regulations and will be consistent with the neighboring properties.
Furthermore, it would alleviate the number of potential cars that would be located on the
proposed mixed-use development. In addition, the reduction of the proposed parking
spaces would eliminate the impervious parking spaces that would be located on the mixed-
used development.

5. The extraordinary circumstances are not the result of actions by the applicant.

The physical conditions of the subject property were not created by the applicant. However,
it is limiting the ability of the applicant to develop the property into a reasonable use, which
is the proposed mixed-used development.

6. The variance is the minimum relief that will allow the legal use of the land, building
or structure.

The shape of the land and the acreage of state water on the subject property prevents a
desired development. However, the requested variances would allow a reasonable
development in the use of the land.

7. The variance is not a request to permit the use of land, buildings or structures that
is prohibited in the same zoning district.

The requested PUD zoning districts provide a list of permitted uses, which includes mixed-
used developments.

VI. STAFF RECOMMENDATION

Based on the Staff analysis above, the Planning and Zoning Staff therefore recommends approval
for the following variances:

• Variance #1 - Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have only 1.00
parking spaces instead of the required 1.25 parking spaces per unit, and two-bedroom
units would have only 1.25 parking spaces per unit instead of the required 1.75 parking
spaces per unit. (Section 4.85 A of the Stockbridge Unified Development Code). Staff has
discovered that that the incorrect calculation in the parking reductions were used.
Therefore, the required parking calculation resulted in 287 residential parking spaces with
79 retail parking totaling 366 parking spaces. The applicant did not provide the proposed

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#VR-2024-01 For 111 Old Conyers Road

total reduced parking spaces. Therefore, the staff is recommended to reduce the
residential by 30 parking spaces which would result in a total of 336 spaces. – APPROVAL

• Variance 2 - Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a proposed ratio of
87.5%/12.5%. – Not found in the Stockbridge Unified Development Code. Therefore, it
would be non-applicable

• Variance #3 - Increase the project density from twenty-four (24) units per acre to twenty-
nine (29) units per acre. APPROVED WITH CONDITIONS (The number of proposed units
will be reduced from 200 units to 160 units (23.84 units per acre) due to the maximum
allowed by the requested Special Purpose Future land use designation)

13 | P a g e
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: June 20, 2024 (Planning Commission)

July 8, 2024 (Mayor and Council)

Subject: #VR-2024-01 For 111 Old Conyers Road

I. PURPOSE

Consider a variance application (VR-2024-01) by Charlie Hightower of First National Land Trust
to allow for the construction of a mixed-use development, that will include both commercial and
residential uses at 111 Old Conyers Road The property is 6.71 +/- total acres.

The applicant is requesting three variances from the development regulations in the Unified
Development Code. These variances are as follows:

1. Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have
only 1.00 parking spaces instead of the required 1.25 parking spaces per unit,
and two-bedroom units would have only 1.25 parking spaces per unit instead
of the required 1.75 parking spaces per unit.

2. Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a
proposed ratio of 87.5%/12.5%.

3. Increase the project density from twenty-four (24) units per acre to twenty-
nine (29) units per acre.

The applicant also simultaneously submitted two other applications to the City of Stockbridge
which are listed below:
#VR-2024-01 For 111 Old Conyers Road

• Comprehensive Plan Amendment (CP-2024-02) – The applicant requests to change
the property’s future land use designation of Low-Density Residential to Special
Purpose.

• Rezoning (RZ-2024-02) – The applicant requests to rezone the subject property from
SR (Suburban Residential) to PUD (Planned Unit Development).

II. Background

Proposed Development Mixed-use development with 200 residential units that
will include commercial spaces on the ground floor

Site Address 111 Old Conyers Road

Parcel Identification S24-01017000

Parcel Acreage 6.71 +/- acres

Applicant Charlie Hightower

Agent: Charlie Hightower

Owner: Solutions Development, LLC.

Current Zoning SR (Suburban Residential)

Current Use The property is vacant, undeveloped with an intermittent
stream that is located near the southeast corner of the
site.

SURROUNDING LAND USE AND ZONING

Location Existing Land Use Existing Zoning

Property to the North Vacant; Publix Shopping Center C-2 (General Commercial District)

Stockbridge Lakes Bed & Breakfast C-3 (Heavy Commercial District)

2|Page
#VR-2024-01 For 111 Old Conyers Road

Property to the South Downtown Food mart C-2 (General Commercial District)
(Convenience store)

Korner Store C-2 (General Commercial District)
(Convenience store)

Stockbridge Public Works C-2 (General Commercial District)
Department

Property to the East God First Breakthrough OI (Office Institutional District)
Ministries

Property to the West Cochran Park DT (Downtown District)

III. Finding of Facts

1. The applicant requests to change the property’s future land use designation of Low-Density
Residential to Special Purpose.

2. The applicant requests to rezone the subject property from SR (Suburban Residential) to
PUD (Planned Unit Development).

3. The vicinity of the area is mostly residential with the following zoning classifications: C-2
(General Commercial District), C-3 (Heavy Commercial District), OI (Office Institutional
District), DT (Downtown District), and SR (Suburban Residential District).

4. The surrounding land use designations that are in the vicinity of the area are as follows:
LDMU (Low Density Mixed Use), PI (Public/Institutional), and PRC
(Park/Recreation/Conservation).

5. 3.87 acres of the subject property are located inside the Parkway Mixed Use Overlay
District.

6. The Henry County Tax Assessors record indicates that 111 Old Conyers Road is being
used as a “transitional use”.

3|Page
#VR-2024-01 For 111 Old Conyers Road

IV. Maps, Site Plan, and Renderings

Vicinity Map of 111 Old Conyers Road

4|Page
#VR-2024-01 For 111 Old Conyers Road

Aerial Photo with Site Plan

5|Page
#VR-2024-01 For 111 Old Conyers Road

Site Plan of 111 Old Conyers Road

6|Page
#VR-2024-01 For 111 Old Conyers Road

Development Data Summary for
Site Plan of 111 Old Conyers Road

7|Page
#VR-2024-01 For 111 Old Conyers Road

First Floor Plan of Proposed Mixed-Use Development

8|Page
#VR-2024-01 For 111 Old Conyers Road

V. Analysis

Project Description

The applicant, Charlie Hightower of First National Land Trust, proposes to build a mixed-use
development that will consist of a five-story building with 200 apartment units and commercial
spaces that will be located on the ground floor. Of the proposed 200 apartment units, 95 units will
be studios, 95 will be one-bedroom units with one bathroom, 6 will be two-bedroom units with two
bathrooms, and 4 will be 3 bedroom-units with 2 bathrooms. There will be a total of three retail
spaces with a combined total of 15,000 square feet on the first floor of the proposed building. The
proposed mixed-use development will provide vehicular access to the site with a deceleration
lane that will be located along Old Conyers Road.
The proposed mixed-use development will include the following amenities: a four-foot sidewalk,
an arrival court pavilion, a sitting pergola, a grill, a therapy garden, a playground, an adult pool, a
10-foot sidewalk, a dog park with mulch, and an open landscape. The development will also
include a 16,800 square foot retention pond along with twelve trash bins that will be located on
the site.
Lastly, the proposed mixed-use development will provide a total of 336 parking spaces. Of the
336 parking spaces that will be provided, 257 will be residential and 79 will be provided for the
retail spaces that will be located on the ground floor of the proposed five-story building. Of the
257 residential parking spaces that will be provided, 119 parking spaces will be provided to the
residents living in the studio apartment units, 119 parking spaces will be provided to the residents
living in the one-bedroom apartment units, 11 parking spaces will be provided to the residents
living in the two-bedroom apartment units, and 8 parking spaces will be provided to the residents
living in the three-bedroom apartment units.

The applicant is requesting three variances (VR-2024-01) found in the Unified Development
Code. These variances, are as follows:

1. Reduce the parking requirements according to the number of bedrooms per apartment
unit, whereby studio and one-bedroom apartment units would have only 1.00 parking
spaces instead of the required 1.25 parking spaces per unit, and two-bedroom units would
have only 1.25 parking spaces per unit instead of the required 1.75 parking spaces per
unit. (Section 4.85 A of the Stockbridge Unified Development Code)

2. Modify the ground-floor retail square footage requirement by changing the residential-to-
retail space ratio from the required ratio of 75%/25% to a proposed ratio of
87.5%/12.5%.

3. Increase the project density from twenty-four (24) units per acre to twenty-nine (29) units
per acre.

9|Page
#VR-2024-01 For 111 Old Conyers Road

Section 4.8.4 A of the Stockbridge Unified Development Code
Parking Requirements Request From Applicant
1 bedroom or efficiency unit: 1.25 parking 1 bedroom or efficiency unit: 1.00 parking
spaces per unit spaces per unit
2-bedroom unit: 1.75 parking spaces per unit 2-bedroom unit: 1.25 parking spaces per unit

Residential Parking Spaces (Proposed) Residential multifamily high-rise (40 + units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 119
1 bedroom 95 119
2 bedroom 6 11
3 bedroom 4 8
Total Residential Parking Spaces 200 257
(Proposed)

Residential Parking Spaces (Required) - Residential, multifamily (fewer than 40 units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 133
1 bedroom 95 133
2 bedroom 6 12
3 bedroom 4 9
Total Residential Parking Spaces 200 287
(Proposed)

Staff Analysis

The applicant requests a variance under the City of Stockbridge Unified Development Code
Section (Sec. 10.1). The Planning Commission and the City Council shall consider the
weight and merits of each of the following factors before granting variances:

Section 10.1.1.

A. A variance may be granted where owning to special conditions, a literal enforcement of
the provisions of this Unified Development Code will result in an individual case result in
unnecessary hardship.

B. A variance shall observe the spirit of this Unified Development Code, secure public safety

10 | P a g e
#VR-2024-01 For 111 Old Conyers Road

and welfare, and deliver substantial justice.

C. The existence of a nonconforming use on adjacent or nearby property shall not constitute
a justification for granting a variance.

D. The Planning Commission shall make recommendations to the Mayor and City Council
which shall have the authority to render a decision on a variance application pursuant to
the public notice and hearing requirements set forth in Chapter 9.

E. A variance may not be granted for a use specifically prohibited by the Unified Development
Code. A variance is intended to compensate for a shortfall in a dimension of property that
would prevent the property from complying with a site design standard. Variances may
only be granted following a review of an application against the criteria listed below:

ANALYSIS OF REQUEST (Section 10.1.3)

A variance may be granted only upon a finding by the Mayor and City Council that all the following
conditions are met.

1. Extraordinary and exceptional circumstances pertaining to the particular piece of
property exist due to its size, shape, or topography that are not found on other
properties in the same zoning district.

At least three acres of the subject property is located in Brush Creek. Therefore, the developer is
likely to encounter several hurdles while constructing the proposed mixed-use development, due
to the distinctive physical characteristics of the subject property. First, the property’s relatively flat
terrain and irregular contours have already influenced the existing site design. Moreover, the
property’s position along city water (Brush Creek), its mildly wooded areas, and the varying
elevations across the site add layers of complexity to the development process. In addition, there
is a gravel egress that is located at the entrance of the subject property.

2. A literal interpretation of the provisions of this Unified Development Code would
deprive the applicant of rights commonly enjoyed by owners of other properties
located in the same zoning district.

Section 10.1.1 A of the Unified Development Code states that “A variance may be granted
where owing to special conditions, a literal enforcement of the provisions of this unified
development code will in an individual case result in unnecessary hardship.” The applicant
was advised of this right.

3. Granting the variance requested will not confer upon the property owner any special
privileges that are denied to other owners of property in the same zoning district.

Granting the requested variances would not confer any special privileges upon the property
owner. Furthermore, the denial of the requested variances would force the developer to
comply with the same standards in the developing the proposed site, even though the
proposed characteristics of the subject property would make it very difficult to do, thus
creating an unnecessary hardship for the developer itself.

11 | P a g e
#VR-2024-01 For 111 Old Conyers Road

4. The variance will be consistent with the purposes and intent of this Unified
Development Code, will be compatible with uses on neighboring properties, and will
serve the public welfare.

The variance request is consistent with the purpose of the Unified Development Code. In
addition, the reduction of the proposed parking space would allow the developer to comply
with the parking regulations and will be consistent with the neighboring properties.
Furthermore, it would alleviate the number of potential cars that would be located on the
proposed mixed-use development. In addition, the reduction of the proposed parking
spaces would eliminate the impervious parking spaces that would be located on the mixed-
used development.

5. The extraordinary circumstances are not the result of actions by the applicant.

The physical conditions of the subject property were not created by the applicant. However,
it is limiting the ability of the applicant to develop the property into a reasonable use, which
is the proposed mixed-used development.

6. The variance is the minimum relief that will allow the legal use of the land, building
or structure.

The shape of the land and the acreage of state water on the subject property prevents a
desired development. However, the requested variances would allow a reasonable
development in the use of the land.

7. The variance is not a request to permit the use of land, buildings or structures that
is prohibited in the same zoning district.

The requested PUD zoning districts provide a list of permitted uses, which includes mixed-
used developments.

VI. STAFF RECOMMENDATION

Based on the Staff analysis above, the Planning and Zoning Staff therefore recommends approval
for the following variances:

• Variance #1 - Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have only 1.00
parking spaces instead of the required 1.25 parking spaces per unit, and two-bedroom
units would have only 1.25 parking spaces per unit instead of the required 1.75 parking
spaces per unit. (Section 4.85 A of the Stockbridge Unified Development Code). Staff has
discovered that that the incorrect calculation in the parking reductions were used.
Therefore, the required parking calculation resulted in 287 residential parking spaces with
79 retail parking totaling 366 parking spaces. The applicant did not provide the proposed

12 | P a g e
#VR-2024-01 For 111 Old Conyers Road

total reduced parking spaces. Therefore, the staff is recommended to reduce the
residential by 30 parking spaces which would result in a total of 336 spaces. – APPROVAL

• Variance 2 - Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a proposed ratio of
87.5%/12.5%. – Not found in the Stockbridge Unified Development Code. Therefore, it
would be non-applicable

• Variance #3 - Increase the project density from twenty-four (24) units per acre to twenty-
nine (29) units per acre. APPROVED WITH CONDITIONS (The number of proposed units
will be reduced from 200 units to 160 units (23.84 units per acre) due to the maximum
allowed by the requested Special Purpose Future land use designation)

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TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

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

DATE: June 20, 2024 (Planning Commission)

July 8, 2024 (Mayor and Council)

Subject: #VR-2024-01 For 111 Old Conyers Road

I. PURPOSE

Consider a variance application (VR-2024-01) by Charlie Hightower of First National Land Trust
to allow for the construction of a mixed-use development, that will include both commercial and
residential uses at 111 Old Conyers Road The property is 6.71 +/- total acres.

The applicant is requesting three variances from the development regulations in the Unified
Development Code. These variances are as follows:

1. Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have
only 1.00 parking spaces instead of the required 1.25 parking spaces per unit,
and two-bedroom units would have only 1.25 parking spaces per unit instead
of the required 1.75 parking spaces per unit.

2. Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a
proposed ratio of 87.5%/12.5%.

3. Increase the project density from twenty-four (24) units per acre to twenty-
nine (29) units per acre.

The applicant also simultaneously submitted two other applications to the City of Stockbridge
which are listed below:
#VR-2024-01 For 111 Old Conyers Road

• Comprehensive Plan Amendment (CP-2024-02) – The applicant requests to change
the property’s future land use designation of Low-Density Residential to Special
Purpose.

• Rezoning (RZ-2024-02) – The applicant requests to rezone the subject property from
SR (Suburban Residential) to PUD (Planned Unit Development).

II. Background

Proposed Development Mixed-use development with 200 residential units that
will include commercial spaces on the ground floor

Site Address 111 Old Conyers Road

Parcel Identification S24-01017000

Parcel Acreage 6.71 +/- acres

Applicant Charlie Hightower

Agent: Charlie Hightower

Owner: Solutions Development, LLC.

Current Zoning SR (Suburban Residential)

Current Use The property is vacant, undeveloped with an intermittent
stream that is located near the southeast corner of the
site.

SURROUNDING LAND USE AND ZONING

Location Existing Land Use Existing Zoning

Property to the North Vacant; Publix Shopping Center C-2 (General Commercial District)

Stockbridge Lakes Bed & Breakfast C-3 (Heavy Commercial District)

2|Page
#VR-2024-01 For 111 Old Conyers Road

Property to the South Downtown Food mart C-2 (General Commercial District)
(Convenience store)

Korner Store C-2 (General Commercial District)
(Convenience store)

Stockbridge Public Works C-2 (General Commercial District)
Department

Property to the East God First Breakthrough OI (Office Institutional District)
Ministries

Property to the West Cochran Park DT (Downtown District)

III. Finding of Facts

1. The applicant requests to change the property’s future land use designation of Low-Density
Residential to Special Purpose.

2. The applicant requests to rezone the subject property from SR (Suburban Residential) to
PUD (Planned Unit Development).

3. The vicinity of the area is mostly residential with the following zoning classifications: C-2
(General Commercial District), C-3 (Heavy Commercial District), OI (Office Institutional
District), DT (Downtown District), and SR (Suburban Residential District).

4. The surrounding land use designations that are in the vicinity of the area are as follows:
LDMU (Low Density Mixed Use), PI (Public/Institutional), and PRC
(Park/Recreation/Conservation).

5. 3.87 acres of the subject property are located inside the Parkway Mixed Use Overlay
District.

6. The Henry County Tax Assessors record indicates that 111 Old Conyers Road is being
used as a “transitional use”.

3|Page
#VR-2024-01 For 111 Old Conyers Road

IV. Maps, Site Plan, and Renderings

Vicinity Map of 111 Old Conyers Road

4|Page
#VR-2024-01 For 111 Old Conyers Road

Aerial Photo with Site Plan

5|Page
#VR-2024-01 For 111 Old Conyers Road

Site Plan of 111 Old Conyers Road

6|Page
#VR-2024-01 For 111 Old Conyers Road

Development Data Summary for
Site Plan of 111 Old Conyers Road

7|Page
#VR-2024-01 For 111 Old Conyers Road

First Floor Plan of Proposed Mixed-Use Development

8|Page
#VR-2024-01 For 111 Old Conyers Road

V. Analysis

Project Description

The applicant, Charlie Hightower of First National Land Trust, proposes to build a mixed-use
development that will consist of a five-story building with 200 apartment units and commercial
spaces that will be located on the ground floor. Of the proposed 200 apartment units, 95 units will
be studios, 95 will be one-bedroom units with one bathroom, 6 will be two-bedroom units with two
bathrooms, and 4 will be 3 bedroom-units with 2 bathrooms. There will be a total of three retail
spaces with a combined total of 15,000 square feet on the first floor of the proposed building. The
proposed mixed-use development will provide vehicular access to the site with a deceleration
lane that will be located along Old Conyers Road.
The proposed mixed-use development will include the following amenities: a four-foot sidewalk,
an arrival court pavilion, a sitting pergola, a grill, a therapy garden, a playground, an adult pool, a
10-foot sidewalk, a dog park with mulch, and an open landscape. The development will also
include a 16,800 square foot retention pond along with twelve trash bins that will be located on
the site.
Lastly, the proposed mixed-use development will provide a total of 336 parking spaces. Of the
336 parking spaces that will be provided, 257 will be residential and 79 will be provided for the
retail spaces that will be located on the ground floor of the proposed five-story building. Of the
257 residential parking spaces that will be provided, 119 parking spaces will be provided to the
residents living in the studio apartment units, 119 parking spaces will be provided to the residents
living in the one-bedroom apartment units, 11 parking spaces will be provided to the residents
living in the two-bedroom apartment units, and 8 parking spaces will be provided to the residents
living in the three-bedroom apartment units.

The applicant is requesting three variances (VR-2024-01) found in the Unified Development
Code. These variances, are as follows:

1. Reduce the parking requirements according to the number of bedrooms per apartment
unit, whereby studio and one-bedroom apartment units would have only 1.00 parking
spaces instead of the required 1.25 parking spaces per unit, and two-bedroom units would
have only 1.25 parking spaces per unit instead of the required 1.75 parking spaces per
unit. (Section 4.85 A of the Stockbridge Unified Development Code)

2. Modify the ground-floor retail square footage requirement by changing the residential-to-
retail space ratio from the required ratio of 75%/25% to a proposed ratio of
87.5%/12.5%.

3. Increase the project density from twenty-four (24) units per acre to twenty-nine (29) units
per acre.

9|Page
#VR-2024-01 For 111 Old Conyers Road

Section 4.8.4 A of the Stockbridge Unified Development Code
Parking Requirements Request From Applicant
1 bedroom or efficiency unit: 1.25 parking 1 bedroom or efficiency unit: 1.00 parking
spaces per unit spaces per unit
2-bedroom unit: 1.75 parking spaces per unit 2-bedroom unit: 1.25 parking spaces per unit

Residential Parking Spaces (Proposed) Residential multifamily high-rise (40 + units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 119
1 bedroom 95 119
2 bedroom 6 11
3 bedroom 4 8
Total Residential Parking Spaces 200 257
(Proposed)

Residential Parking Spaces (Required) - Residential, multifamily (fewer than 40 units/acre)

Unit Type Number of Units Number of Parking Spaces
Studio 95 133
1 bedroom 95 133
2 bedroom 6 12
3 bedroom 4 9
Total Residential Parking Spaces 200 287
(Proposed)

Staff Analysis

The applicant requests a variance under the City of Stockbridge Unified Development Code
Section (Sec. 10.1). The Planning Commission and the City Council shall consider the
weight and merits of each of the following factors before granting variances:

Section 10.1.1.

A. A variance may be granted where owning to special conditions, a literal enforcement of
the provisions of this Unified Development Code will result in an individual case result in
unnecessary hardship.

B. A variance shall observe the spirit of this Unified Development Code, secure public safety

10 | P a g e
#VR-2024-01 For 111 Old Conyers Road

and welfare, and deliver substantial justice.

C. The existence of a nonconforming use on adjacent or nearby property shall not constitute
a justification for granting a variance.

D. The Planning Commission shall make recommendations to the Mayor and City Council
which shall have the authority to render a decision on a variance application pursuant to
the public notice and hearing requirements set forth in Chapter 9.

E. A variance may not be granted for a use specifically prohibited by the Unified Development
Code. A variance is intended to compensate for a shortfall in a dimension of property that
would prevent the property from complying with a site design standard. Variances may
only be granted following a review of an application against the criteria listed below:

ANALYSIS OF REQUEST (Section 10.1.3)

A variance may be granted only upon a finding by the Mayor and City Council that all the following
conditions are met.

1. Extraordinary and exceptional circumstances pertaining to the particular piece of
property exist due to its size, shape, or topography that are not found on other
properties in the same zoning district.

At least three acres of the subject property is located in Brush Creek. Therefore, the developer is
likely to encounter several hurdles while constructing the proposed mixed-use development, due
to the distinctive physical characteristics of the subject property. First, the property’s relatively flat
terrain and irregular contours have already influenced the existing site design. Moreover, the
property’s position along city water (Brush Creek), its mildly wooded areas, and the varying
elevations across the site add layers of complexity to the development process. In addition, there
is a gravel egress that is located at the entrance of the subject property.

2. A literal interpretation of the provisions of this Unified Development Code would
deprive the applicant of rights commonly enjoyed by owners of other properties
located in the same zoning district.

Section 10.1.1 A of the Unified Development Code states that “A variance may be granted
where owing to special conditions, a literal enforcement of the provisions of this unified
development code will in an individual case result in unnecessary hardship.” The applicant
was advised of this right.

3. Granting the variance requested will not confer upon the property owner any special
privileges that are denied to other owners of property in the same zoning district.

Granting the requested variances would not confer any special privileges upon the property
owner. Furthermore, the denial of the requested variances would force the developer to
comply with the same standards in the developing the proposed site, even though the
proposed characteristics of the subject property would make it very difficult to do, thus
creating an unnecessary hardship for the developer itself.

11 | P a g e
#VR-2024-01 For 111 Old Conyers Road

4. The variance will be consistent with the purposes and intent of this Unified
Development Code, will be compatible with uses on neighboring properties, and will
serve the public welfare.

The variance request is consistent with the purpose of the Unified Development Code. In
addition, the reduction of the proposed parking space would allow the developer to comply
with the parking regulations and will be consistent with the neighboring properties.
Furthermore, it would alleviate the number of potential cars that would be located on the
proposed mixed-use development. In addition, the reduction of the proposed parking
spaces would eliminate the impervious parking spaces that would be located on the mixed-
used development.

5. The extraordinary circumstances are not the result of actions by the applicant.

The physical conditions of the subject property were not created by the applicant. However,
it is limiting the ability of the applicant to develop the property into a reasonable use, which
is the proposed mixed-used development.

6. The variance is the minimum relief that will allow the legal use of the land, building
or structure.

The shape of the land and the acreage of state water on the subject property prevents a
desired development. However, the requested variances would allow a reasonable
development in the use of the land.

7. The variance is not a request to permit the use of land, buildings or structures that
is prohibited in the same zoning district.

The requested PUD zoning districts provide a list of permitted uses, which includes mixed-
used developments.

VI. STAFF RECOMMENDATION

Based on the Staff analysis above, the Planning and Zoning Staff therefore recommends approval
for the following variances:

• Variance #1 - Reduce the parking requirements according to the number of bedrooms per
apartment unit, whereby studio and one-bedroom apartment units would have only 1.00
parking spaces instead of the required 1.25 parking spaces per unit, and two-bedroom
units would have only 1.25 parking spaces per unit instead of the required 1.75 parking
spaces per unit. (Section 4.85 A of the Stockbridge Unified Development Code). Staff has
discovered that that the incorrect calculation in the parking reductions were used.
Therefore, the required parking calculation resulted in 287 residential parking spaces with
79 retail parking totaling 366 parking spaces. The applicant did not provide the proposed

12 | P a g e
#VR-2024-01 For 111 Old Conyers Road

total reduced parking spaces. Therefore, the staff is recommended to reduce the
residential by 30 parking spaces which would result in a total of 336 spaces. – APPROVAL

• Variance 2 - Modify the ground-floor retail square footage requirement by changing the
residential-to-retail space ratio from the required ratio of 75%/25% to a proposed ratio of
87.5%/12.5%. – Not found in the Stockbridge Unified Development Code. Therefore, it
would be non-applicable

• Variance #3 - Increase the project density from twenty-four (24) units per acre to twenty-
nine (29) units per acre. APPROVED WITH CONDITIONS (The number of proposed units
will be reduced from 200 units to 160 units (23.84 units per acre) due to the maximum
allowed by the requested Special Purpose Future land use designation)

13 | P a g e
